Planning board debates renaming, incentives for cluster subdivision ahead of housing forum

The Brentwood Planning Board examined potential updates to the town's cluster subdivision rules and discussed renaming the provision to "conservation subdivision" as part of preparation for a community housing forum.

Planner (consultant) presented an overview of a cluster/conservation subdivision analysis and noted the proposal would combine housing development with deliberate open-space preservation. The consultant said the change would align the regulations with the 2024 Master Plan housing chapter and best practices from the New Hampshire Housing Toolbox.

Becky Dunham, chair of the Conservation Commission, said, "This is the first time that I've heard that terminology," and urged that the conservation commission be included in the drafting and public discussion before any formal regulatory change. The planning staff confirmed the intent is to bring conservation commission feedback into the process and to include the commission in the event on the 15th.

Board members debated whether to label the provision "conservation subdivision," "cluster with conservation" or retain "cluster subdivision." One planning board member said the term "conservation subdivision" could imply permanent protection of open space; another countered that the existing cluster ordinance has worked for years and cautioned against adding changes that might confuse voters. The consultant noted that some towns require conservation subdivision where feasible, others offer incentives (bonuses) or make it optional and rely on developer buy-in.

Panel members discussed two policy paths: require conservation-style design in specific zones or incentivize it through density bonuses or other development incentives. A board member suggested splitting questions in the forum materials so residents can indicate whether they support incentivizing conservation subdivisions, requiring them, or neither.

The planning staff said posters and worksheets prepared for the housing forum will show potential changes, examples, and choices for public feedback. The board agreed to include the Conservation Commission in future working meetings and the forum so commission members can provide early feedback.

Ending: The board did not advance a formal regulatory change at the meeting. Staff will refine posters and questions for the forum, solicit the Conservation Commission's input, and bring any draft regulatory language back for public hearings if the board chooses to pursue an amendment.