Bristol Council adopts state-mandated zoning updates, restores limited inclusionary zoning

The Bristol Town Council on May 28 adopted Ordinance 2025‑7, a comprehensive set of changes to Chapter 28 of the town zoning code required by state law and intended to update local procedures for accessory dwelling units, inclusionary zoning and nonconforming lots.

The changes, presented by Community Development Director Diane Williamson, revise rules to allow accessory dwelling units (ADUs) by right in specific circumstances and add dimensional limits; reintroduce an inclusionary zoning requirement for new developments with a 15% affordable set‑aside plus a density bonus on‑site; and modify how nonconforming lots and development plan reviews are handled to align local processes with the revised state statute. Williamson told the council the planning board reviewed the draft and recommended adoption, finding it consistent with the comprehensive plan.

The ordinance requires a property to meet one of several conditions to qualify for an ADU by right — for example, a lot of at least 20,000 square feet, occupancy in an existing building on the lot, or an owner‑occupied unit housing a family member with a disability — and limits ADUs to no more than two bedrooms with one off‑street parking space required per bedroom. Williamson said the changes also update the floor‑area‑ratio definition and clarify which projects will be treated as minor or major land development rather than through an older development plan review process.

On inclusionary zoning, the adopted text implements the state’s minimum of 15% affordable units on new applicable projects of five units or more, provides developers an on‑site density bonus when they build the units on the project site, and allows the planning board discretion to approve on‑site or off‑site compliance. The planning board asked that the inclusionary section include a two‑year sunset to let the town test the approach before deciding whether to retain or revise it; the council adopted that sunset.

Councilors debated the changes before the vote. Councilor Aaron said he is “somewhat in support of what’s happening at the state level” and noted the state shortfall in affordable units, and he described the inclusionary changes as an improvement over the earlier version the council had rescinded. Councilor Mary said she would abstain, calling the new state mandates a “cookie cutter” approach that failed to account for Bristol’s varied neighborhoods; she described her abstention as a protest of what she said had been inadequate municipal consultation. Councilor Tim raised stormwater and flooding concerns tied to increased density; Council Chair Nathan and other members said the town must adopt the changes to remain in compliance with state law.

The council approved the ordinance by voice vote: four in favor, one abstention. The council also recorded that adoption will allow the town to move closer to the 10% threshold that can be used as a defense against comprehensive permit applications under state law.

The new rules take effect as provided in the ordinance; the council directed planning and community development staff to monitor implementation and recommended further outreach to affected neighborhoods and stakeholders.