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Commission members continue work on open-space overlay and density-bonus language; housing definitions debated
Summary
Members reviewed research from other towns on open-space overlay ordinances and density bonuses, discussed metrics for workforce/affordable units and whether to tie bonuses to lot footprint or income, and noted planning board interest and master-plan alignment.
Commission members reported continued research into an open-space overlay district and density-bonus frameworks used by other New Hampshire towns and discussed how to structure bonuses to protect important features while steering housing toward locations with infrastructure.
Commission member 2 said the commission reviewed a NHACC webinar that showed several towns using a multi-step process that includes early consultation with conservation commissions and noted that the town of Jaffrey is working with the same consultant as Milford. The conversation moved to how to measure eligibility for density bonuses: some towns calculate bonuses from the underlying zoning district and set maximums tied to open-space set-asides; others add bonus percentages for trail connectivity, protection of natural features, or provision of affordable units.
Members debated definitions for "workforce" or "affordable" housing that could qualify for additional units. Several members argued that income-based definitions tied to an affordability metric are standard, while others suggested an easier-to-administer metric such as limiting bonus units to smaller footprints (for example, 1,200–1,500 square feet) to keep homes more affordable in practice. "I am reluctant to use the phrase 'workforce housing' because it has been so convoluted," Commission member 4 said; the group discussed using a footprint measure or deed restrictions to preserve lower-priced units.
Commission members also noted the practical limits of extending municipal water and sewer: staff and commission review showed town water and sewer lines currently stop near the Art District, so larger subdivisions requesting municipal service would likely have to extend infrastructure at developer expense and may be placed in a queue for town water connection.
The commission said it will continue research and coordinate with the planning board and master-plan work, and members asked for additional sample ordinance language and red-line examples to discuss at future meetings. No ordinance language was adopted at the meeting.
