Henniker planning board moves workforce‑housing amendment to town warrant

The Henniker Planning Board voted unanimously to place an amended workforce‑housing zoning article on the town warrant after a public hearing and board discussion.

Mark, who presented the proposed amendments, told the board the state workforce‑housing statute (adopted in 2010) requires local measures to provide opportunities for housing affordable to local workers. He said the town’s median home sale price this past summer was cited at about $575,000 while the ordinance’s owner‑occupied price point would be $369,000. For rentals, the state maximum income cited for the region is $66,910, which the presenter said poses a challenge for local developers.

The amendment would allow two back lots in rural districts (with a 100‑foot setback and minimum lot area set by New Hampshire DES standards) and provide density incentives: a 20% bonus in subdivisions of 10 or more lots if the new units are workforce units, and in commercial zones a 35% density increase provided 10% of units are designated workforce for sale and 5% for rental. Enforcement of affordability would be through a recorded covenant typically lasting 30 years.

During board questions, Bill pressed inconsistent phrasing in the draft (the difference between language that ‘‘may’’ be issued and language that ‘‘shall’’ be issued). Mark said the planning board still retains review authority and that conditional‑use criteria must be met; approvals could be denied for public‑health, safety or environmental reasons.

Members also discussed administrative monitoring. Mark said applicants would be required to administer monitoring programs — for rentals by an annual certification letter and for owner‑occupied units potentially through third‑party verification — and that the board would set administrative rules after adoption.

Resident Dave Wolpert, of Western Cody Hill Road, asked how the state income limits are set and whether the local workforce need would be met; board members and Mark said the ordinance creates opportunities but that building the units will require developer interest and access to financing.

The board voted to forward the amended Article XV, with the handout language presented at the hearing, to the town warrant. The article will appear on the warrant for a future vote by residents.