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Bolton PZC begins work to ease zoning rules to support smaller homes and housing options
Summary
Commissioners discussed removing minimum floor area requirements, exploring two-family allowances in R-1, potential Route 44 water extension, land leases and other tools to support affordable housing; staff will draft regulatory text and pursue regional coordination with CRCOG and BLRWPCA.
The Bolton Planning & Zoning Commission on May 14 opened a multi-topic discussion on regulatory changes intended to increase housing options, directing staff to draft amendment language and pursue coordination with regional and utility stakeholders.
Patrice Carson, AICP, Consulting Director of Community Development, told the commission that case law prevents towns from enforcing a minimum floor area requirement. She suggested removing Bolton’s minimum floor area standard from the subdivision and zoning regulations and instead including a requirement to comply with applicable State Building and Public Health codes.
Carson said staff is engaged with the Capitol Region Council of Governments (CRCOG) on a regional housing plan and will collect model regulations that differ for towns on septic and well systems versus towns served by sewer and public water. Michael D’Amato, Bolton’s zoning enforcement officer, said he is organizing a panel featuring a developer and a policy advocate to discuss civil design and construction approaches that could produce more consistent, affordable outcomes across towns.
Commissioners also discussed utility and infrastructure options. Chairman Tom Manning raised interest in extending water along Route 44; Carson said the Town of Manchester would provide the water hookup and that Bolton and Coventry are coordinating with Manchester to determine available supply, whether additional wells should be reopened, and whether a pump station might be required. If towns reach agreement, staff said they would pursue funding from legislators.
Other topics included using land leases to lower housing costs (raised by Tom Crockett), allowing two-family dwellings in R-1 while keeping larger multi-family types in R-2 (Carson), revisiting rules on rear lots and shared driveways to increase flexibility, and limiting house size as a tool to lower costs while preserving scenic character (D’Amato). Carson said the PZC cannot remove Equivalent Dwelling Unit (EDU) limits controlled by the Bolton Lakes Regional Water Pollution Control Authority without consulting that authority.
The commission asked staff to assemble example regulations from other towns, research older subdivisions including lake-area neighborhoods such as Rosedale for lot-configuration precedents, and report back with draft text. No formal regulatory changes were adopted at the meeting; staff work and outreach to BLRWPCA and regional partners were the primary outcomes.
