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Work session explores expanding priority preservation area, TDRs and commercial zoning as master plan moves forward
Summary
During a master-plan work session following the regular meeting, staff presented land-use recommendations including a potential expansion of the Priority Preservation Area, study of transfer-of-development-rights (TDR) programs, and a comprehensive review of zoning maps to identify commercial and industrial designations; commissioners asked for studies and alignment with economic-development priorities.
After adjourning the regular meeting on March 17, the commission convened a master plan work session to review land-use recommendations from agriculture, economy and housing work groups.
Staff outlined a recommendation to consider extending the Priority Preservation Area (PPA) eastward toward Manchester and south in the Route 27 corridor to focus agricultural-preservation easement efforts; staff said roughly 13,000 acres may remain to meet an 80% PPA preservation goal. Commissioners asked that any extension be balanced with mapped economic-development opportunities and that contiguous acreage receive priority.
The session also recommended exploring a transfer-of-development-rights (TDR) program to shift residential lot rights from preservation to receiving areas. Commissioners recalled prior studies and skepticism about the economics and complexity of TDRs; staff said the idea should remain on the table for future study. Finally, staff urged a comprehensive review of zoning maps to identify candidate areas for commercial and industrial uses, and to consider mixed-use options in coordination with master-plan land-use designations.
Commissioners asked staff to refine maps, include economic-development corridor analysis and return the recommendations for additional discussion at the April 1 meeting.
