Bolton planning commission amends zoning to allow small senior housing in Neighborhood Business zone

Chairman Tom Manning and the Bolton Planning & Zoning Commission voted 7–0 on July 12 to amend Bolton’s zoning regulations to permit "traditional multiple dwelling complexes for seniors" by Special Permit in the Neighborhood Business (NB) zone, effective Aug. 1, 2023.

The amendments, presented by applicant Michael Bugnacki and read into the record by Chairman Manning, allow one-level, one-bedroom units of roughly 1,000 square feet or less, require direct exterior access to each unit, make full-cellar requirements optional, and require at least one outdoor amenity such as a patio, gazebo or walking path. The text sets a minimum parcel area of 40,000 square feet for the first six units, plus 10,000 square feet for each additional unit up to a 60-unit maximum, and specifies that onsite septic systems must be designed in accordance with the Public Health Code. Any development under the new use will require a Special Permit and the associated site-plan and public-notice process.

The vote followed a public hearing in which neighbors and commissioners raised concerns about density and process. Sydney Shifrin, a resident of 56 West Street, read a prepared statement opposing the change, arguing the NB zone is intended to "support shopping and services in a village atmosphere" and not higher-density multi-dwelling uses; she asked the commission to deny the application and to require public hearings for special permits in the NB zone. Residents raised specific objections to reducing a referenced minimum parcel size to 40,000 square feet, saying the change could increase density and alter neighborhood character.

Applicant Michael Bugnacki said the amendment is intended to meet a local need for smaller senior housing and that he would not want to change the proposal. Patrice Carson, the town’s consulting director of community development, noted the application was referred to the Capital Region Council of Governments (CRCOG), which found no apparent conflict with regional plans and commended the amendment as promoting public health for all ages. Carson also explained that any future project under the amended regulation would need a Special Permit and public notice, and that public-health requirements for septic systems could require larger parcel sizes than the minimum stated in the amendment.

Commissioner Jeffrey Scala expressed reservations about age-restricted housing and whether the same design should instead be opened to all small households; other commissioners said they wanted additional visual materials and public input before acting. Chairman Manning said he was sympathetic to the need for senior housing and indicated his intent to support the amendment. Following discussion, Manning moved to adopt the changes; the motion was seconded by Commissioner Jeffrey Scala and passed by roll call vote 7–0–0.

The amendment text amends Sections 6A.14 and 6A.15, adds clarifying language to 8B.1 about the NB zone purpose to include additional housing choices in southern Bolton, and inserts a new special-permit use under 8B.2.b. The commission set the amendment’s effective date as Aug. 1, 2023. The commission and staff emphasized that specific development proposals under the new standard will be subject to the Special Permit review process and public notice.

Next steps: any applicant seeking to develop under the new regulation must file a Special Permit application, which will trigger site plan review, public notice and a public hearing where neighbors can review project-specific plans, layouts, parking, refuse handling and septic proposals.