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Planning Board - September 16, 2026 Agenda (minutes)

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
 
 
 
 
 
DRAFT: 
 
Sharon Mullen, Chair 
 
 
 
Ward Galanis, Vice Chair 
 
 
 
Ryan Pope, Clerk 
 
 
 
Richard Snetsky 
 
 
 
Keith Lessard 
 
 
 
John Tirrell 
 
 
 
Jeff Grip, Select Board Representative 
 
 
 
Jason Bachand, Town Planner 
 
 
 
Andrea Novotney, Planning Office 
 
ABSENT: 
 
 
 
 
 
 
 
 
 
I. CALL TO ORDER 
Ms. Mullen commenced the meeting at 7:00 p.m. and led the Pledge of Allegiance. The Planning 
Board introduced themselves.  
 
II. ATTENDING TO BE HEARD 
 
 
• Public Information Session: Housing Opportunity Planning (HOP) Regulatory Work 
Jenn Rowden, Rockingham Planning Commission (RPC) appeared before the Board to conduct the 
HOP Grant Phase II public information session. The focus of this work is a combination of Site 
Plan / Subdivision regulatory amendments, which can be acted upon by the Planning Board 
throughout the year, and Zoning Amendments to be drafted before September 30th (when the Grant 
ends) and handled procedurally by Hampton Town staff. This public information session was 
noticed on the Town website, at Town Hall, on Channel 22, and on the Town Facebook page.  
 
Adding Workforce and Affordable Housing Income Criteria to Site Plan and Subdivision 
Regulations: 
Proposed New Language 
A requirement for any application proposing Workforce Housing units defined under Section 1.5 of 
the Zoning Ordinance is compliance with the following: 
 
1. Dwelling Units for Purchase: Dwelling units identified as workforce housing units shall have a 
final sales price that does not exceed the income-based estimated affordable purchase price 
referenced in the New Hampshire Housing Finance Authority’s Workforce Housing Purchase 
And Rent Limits. Documentation on the final purchase price shall be submitted to the Planning 
Board as a condition of approval. 
 
 Additionally, the following provisions shall apply: 
 
 • In the event of re-sale, the home’s value would be fixed to the corresponding estimated 
Affordable Purchase Price as published in the most recently published NHHFA Workforce Housing 
Purchase and Rent Limits.  
 

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
• In the event the workforce housing unit is to be available for rent after purchase, the owner of the 
property shall have rental agreements that do not exceed the income-based estimated rental 
amounts referenced in the New Hampshire Housing Finance Authority’s Workforce Housing 
Purchase And Rent Limits. Documentation of rental agreements shall be submitted to the Planning  
 
2. Dwelling Units for Rent: Dwelling units identified as workforce housing units for rent shall 
have rental agreements that do not exceed the income-based estimated rental amounts 
referenced in the New Hampshire Housing Finance Authority’s Workforce Housing Purchase 
And Rent Limits. Documentation of rental agreements shall be submitted to the Planning Board 
as a condition of approval by June 30 annually for a period of 25 years from the issuance of a 
Certificate of Occupancy. 
 
Additionally, the following provisions shall apply: 
 
 • In the event the workforce housing unit is to become available for purchase, the unit shall have 
a final sales price that does not exceed the income-based estimated affordable purchase price 
referenced in the New Hampshire Housing Finance Authority’s Workforce Housing Purchase And 
Rent Limits. Documentation on the final purchase price shall be submitted to the Planning Board 
as a condition of 6 approval. 
 
• To ensure compliance with the Workforce Housing requirements, prior to the unit’s sale the 
applicant shall execute a restrictive covenant, which shall be recorded in the Rockingham County 
Registry of Deeds and a copy of which shall be provided to the Hampton Planning Department 
prior to the issuance of a Certificate of Occupancy. The covenants shall include language that 
restrictions shall remain in effect for a period of 25 years from the issuance of a Certificate of 
Occupancy and is in conformance with the applicable sections above concerning re-sale of the 
home or rental of the home. 
 
3. Compliance: To ensure compliance with the Workforce Housing requirements, the applicant 
shall execute a restrictive covenant, which shall be recorded in the Rockingham County 
Registry of Deeds and a copy of which shall be provided to the Hampton Planning Department 
prior to the issuance of a Certificate of Occupancy. The covenants shall include language that 
restrictions shall remain in effect for a period not exceeding 25 years from the issuance of a 
Certificate of Occupancy and is in conformance with the applicable sections above concerning 
re-sale of the home or rental of the home. 
  
If no documentation of final purchase price is submitted or no rental agreement report is filed 
by June 30 of the reporting year, it shall be considered a violation of approval. Any violation of 
this Regulation shall be subject to a civil fine or criminal penalty as provided in RSA 676:17, as 
amended. The Select Board, or the Building Inspector, is hereby designated as the proper local 
authorities of the Town to institute appropriate action under the provisions of RSA 676:17. 
 
Ms. Rowden noted this regulation work is only about including the income criteria, there is no 
incentivization such as a density bonus, for example.  
 
Ms. Mullen opened up the public engagement session for public comment. 

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
There was no public comment.  
 
Ms. Rowden noted that during the Town Center Charrette there was a great deal of interest in the 
revitalization of the Downtown and the utilization and connection to the rail-trail.  
 
Draft Language for Town Center Subdivision and Site Plan Regulations: 
 
Town Center Subdivision Regulation Modifications 
Section VII.A.2 – Street Design & Construction Standards  
• Add the following language subsection: All new streets found within the Town Center 
District or within a half mile of the NH Seacoast Greenway Rail-Trail shall include 
sidewalk, bike lanes, or other public access way allowing bicycle and pedestrian access that 
meet the following criteria:  
o Public access way shall be located along the street or immediately accessible to the 
street. 
o The access way shall be a minimum of 6 feet wide, but may be required to be up to 
10 feet wide to accommodate two-way bicycle and pedestrian traffic. 
o Access ways shall be paved, unless approved to be an alternative design by the 
Planning Board. 
 
New Section 10 -Street Landscaping: New streets constructed as part of a subdivision shall include 
street trees on both sides of the street to provide shade, enhance safety, improve stormwater 
management, and contribute to community character. All new streets shall include street trees 
planted within the public right-of-way or approved planting strip. Trees shall be installed at 
intervals not exceeding 40 feet on center, unless modified by the Planning Board due to site 
constraints. 
 
Town Center Site Plan Modifications  
Section VII.B.2 – Access & Roadway Design  
• New Section 8: Pedestrian Access: All new developments and existing development that 
increase gross floor area by more than 25 percent found within the Town Center District or 
within a half mile of the NH Seacoast Greenway Rail-Trail shall provide bicycle and 
pedestrian access from the nearest sidewalks, bike lanes, or other public access way 
allowing bicycle and pedestrian access to the Rail-Trail that meet the following criteria:  
o The access way shall be a minimum of 6 feet wide, but may be required to be up to 
10 feet wide to accommodate two-way bicycle and pedestrian traffic. 
o Accessways shall be paved, unless approved to be an alternative design by the 
Planning Board. 
• New Section 9: Bike Parking:  
A. Bicycle parking shall be provided for all new development, substantial redevelopment, and 
building expansions subject to site plan review. 
B. Existing developments that increase gross floor area by more than 25 percent or intensify 
use shall provide bicycle parking consistent with this section. 
C. Bicycle parking facilities shall be provided to meet the following standards, unless the 
Planning Board determines an alternative amount is necessary to accommodate demand or 
site constraints. 
 

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
Bicycle parking facilities may include, but are not limited to, bicycle racks, bicycle lockers, 
bicycle shelters, or secure bike rooms or cages. 
 
Land Use 
Required Bicycle Parking 
Retail, commercial, office, personal services 
2 spaces or 1 space per 10,000 sq. ft., whichever 
is greater  
Restaurants, cafes 
4 spaces or 1 space per 25 seats, whichever is 
greater 
Multifamily residential 
0.5 spaces per dwelling 
Educational facilities 
1 space per 20 vehicle parking spaces 
Parks, recreational facilities, and community 
centers 
4 spaces per 20 vehicle parking spaces 
Transit stations and park-and-ride facilities 
1 space per 20 vehicle parking spaces 
Industrial and manufacturing uses 
2 spaces minimum plus 1space per 25 employees 
Mixed-use developments 
Sum of requirements for each use  
 
• New Section 10: Public Transit: 
All new developments adjacent to existing public transit routes or located along major roadways 
listed below shall provide safe pedestrian access to transit stops and dedicate area to accommodate 
transit stop facilities in accordance with the standards of the local transit provider. In lieu of 
specific standards, a minimum 5 feet by 8 feet area shall be reserved on the site. Applicable major 
roadways include: 
o Lafayette Road (NH Route 1)  
o Ocean Boulevard (NH Route 1A)  
o Winnacunnet Road  
o Exeter Road (NH Route 27) 
 
The Board discussed DPW Director Hale’s feedback concerning New Section 10 - Street 
Landscaping and maintenance and ownership, HOA covenants and bylaws, and private versus 
public streets. Mr. Bachand and Ms. Rowden also discussed the waiver process with the Board.  
 
Ms. Mullen opened the public engagement session to public comment.  
 
There was no public comment.  
 
Draft Language for Flexible Sizing Dwelling Units Ordinance 
2.3 Flexible Sizing Dwelling Units 
 
2.3.1 Purpose: Flexible Sizing Dwelling Units are intended encourage diversity in housing types 
and sizes as identified as a community goal within the Hampton Master Plan. This diversity is 
encouraged by allowing flexibility in residential development design that encourages smaller, more 
compact units, without increasing the size of developments. The encouragement of smaller units 
also increase housing overall with limited increase on municipal services and cost. 
 

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
2.3.2 Applicability: Flexible Sizing Dwelling Units are dwelling units permitted to count as a 
proportion of a dwelling unit (as defined in Section 1.5) for the purposes of calculating minimum lot 
area per dwelling unit per Section 2.2.1.1 and maximum number of dwelling units per structure per 
Section 2.2.7. 
 
Flexible Sizing Dwelling Units may be used in the following districts: 
RB 
RCS 
B 
BS 
BS1 
POR 
TC-H, TC-
N, TC-S 
G 
 
• Flexible Sizing Dwelling Units may be used in combination with the Liberty Lane Overlay 
District provision under Section 4.4., a Multi-family Dwelling proposal under Section 6.6, 
with a Manufactured Home Park under section 6.9 or Elderly Housing Standards proposal 
under Section 6.10. 
• Flexible Sizing Dwelling Units may not be used in combination with any parcel also using 
the Cottage Court provision under Section 4.5, or with an Accessory Dwelling Units Section 
6.1. 
2.3.3 Flexible Sizing Dwelling Units Calculations: The number of permitted dwelling units on a 
parcel may include Flexible Sizing Dwelling Units so long as the combined value of all dwelling 
units does not exceed the maximum number of dwelling units allowed on a lot. The calculation for 
determining the value of dwelling units is as follows: 
• A dwelling unit with not more than one (1) bedroom and not more than seven hundred and 
fifty (750) square feet shall be counted as 0.5 dwelling unit for the purpose of the dwelling 
unit calculation.  
• A dwelling unit with not more than two (2) bedrooms and not more than one thousand two 
hundred fifty (1,250) square feet shall be counted as 0.75 dwelling unit for the purpose of 
the dwelling unit calculation.  
• A dwelling unit with three (3) or more bedrooms or more than one thousand two hundred 
fifty (1,250) square feet shall be counted as 1.0 dwelling unit for the purpose of dwelling 
unit calculation. 
2.3.4 Dwelling Unit Requirements: All dwelling units developed under this ordinance shall be 
required to meet all parking, health and safety requirements, and any other applicable requirements 
for residential uses as the underlying zoning district.  
 
Ms. Rowden reviewed with the Board the Flexible Sizing Dwelling Units handout she prepared.  
 
Ms. Mullen opened the public engagement session to public comment.  
 
Christine Heestand, 47 Langdale Drive, appeared before the Board. Ms. Heestand expressed her 
concern that the Flexible Sizing Dwelling Units would increase parking demand and more traffic.  
 
Ms. Rowden noted that Site Plans and Subdivision Plans will still trigger Planning Board review, 
which will include traffic review. On a case-by-case basis some projects will require a full-blown 
traffic study.  
 
Mr. Lessard stated that it is State law that only one parking space per dwelling unit can be required 
and this is something the Town must comply with. He also noted with the aim of getting more 
residential above business in the downtown the goal is to create a more walkable / bikeable 
downtown.  

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
 
Ms. Rowden reminded the Board that the HOP Grant runs through the end of the month.  
 
 
 
III. CONTINUED PUBLIC HEARINGS  
 
 
IV. NEW PUBLIC HEARINGS 
 
 
   Adoption of the 2027-2032 Capital Improvements Plan (CIP) 
   The following contents are included in the Plan:  
 
Acknowledgements, Purpose and Authorization, Capital Expenditure Criteria, Prioritization 
Scale, Funding Methods Process, Review and Adoption. 
 
Capital Improvements Plan - Financials Spreadsheet. 
 
Town of Hampton CIP Requests: Fire Department, Police Department, Parks & Recreation & 
Library, Department of Public Works, SAU90, and SAU 21. 
 
BOARD 
Mr. Bachand reviewed and discussed the updated CIP program with the Board, noting it is an 
advisory document only. He noted that the CIP Committee held three meetings this year, 
including one with Department heads and representatives from the SAUs. Mr. Bachand reviewed 
the CIP webpage and draft report and an example of the CIP Request Form with the Board.   
 
Mr. Tirrell, Chair of the CIP Committee, reviewed the Committee meetings and how the CIP 
projects relate to the Master Plan.  
 
The Board discussed the municipal parking lot project that is in the CIP and making sure this does 
not conflict with any future work that could be proposed there. It was the consensus of the Board 
to have Mr. Grip discuss this with the Select Board.  
 
Mr. Grip discussed the review process and discussions with the Department heads and SAU 
representatives and the goal of evening out the tax impact.  
 
PUBLIC  
Ms. Mullen opened the hearing for public comment.  
 
There was no public comment.  
 
BOARD 
Mr. Bachand recommended the Board vote to adopt the 2027-2032 Capital Improvements Plan 
and send it to the Select Board and Budget Committee for consideration as part of the annual 
budget process. 
 
MOVED by Mr. Galanis. 
SECOND by Mr. Snetsky. 
VOTE: 7-0-0  
 
 
 
 
 
 
MOTION PASSED. 
 

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
V. 
CONSIDERATION OF MINUTES of September 2, 2026 
MOVED by Mr. Galanis. 
SECOND by Mr. Grip. 
VOTE: 6-0-1(Pope)  
 
 
 
 
 
MOTION PASSED. 
 
VI. 
CORRESPONDENCE 
 
 
VII. 
OTHER BUSINESS 
 
 
• 98 Ashworth Avenue - Request for one-year extension of Planning Board conditional site 
plan approval 
 
BOARD 
Mr. Bachand noted the applicant is currently working to address the conditions of approval and 
recommends granting the extension request through October 1, 2027.  
 
MOTION by Mr. Galanis to grant the request for a one-year extension of the Planning Board 
conditional site plan approval through October 1, 2027   
SECOND by Mr. Lessard.  
VOTE: 7-0-0  
 
 
 
 
 
 
MOTION PASSED. 
 
 
• Anticipated 2027 Zoning Amendments 
▪ Zoning Ordinance Audit: Phase III Amendment for 2027 (combined as one amendment) 
o Definitions, including moving standards out of them and harmonizing definitions 
for uses across use tables.  
o Harmonizing the list of uses across use tables. 
o Restructuring Section 5.2 alphabetically by topic.  
▪ General Amendments 
o Flexible Sized Dwelling Units 
o Compensatory Flood Storage (Higher Floodplain Management Standard) 
o Tiny Homes/Tiny Homes on Wheels (new RSA codifies theses) 
o Impervious Surface (potential Conservation Commission amendment) 
o WCD clarification of the Replacement and Repair of Existing Structures, and 
possibly changing the Town Wetland Perming timeframe from 2 to 5 years 
(potential Conservation Commission amendment) 
o Town Center – Limiting / Prohibiting Auto-Oriented Uses (Planning Board to 
discuss) 
▪ Housekeeping 
o Measuring Frontage on Corner Lots (clarify interpretation)  
▪ Changes Required to Align with New State Laws 
o HB1010 and HB1588: Multi-family Dwellings in Commercial Districts 
o HB1195: Commercial Childcare 
o HB1093: Charter Schools (gov. land use; same rights as public schools) 
o HB 1079: ADUs (likely updates to definitions and some standards) 
o HB244: Updating and Recodifying the Municipal Enforcement of the Building 
and Fire Codes (potential reference changes – need to discuss with the Building 
Inspector) 

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HAMPTON PLANNING BOARD 
DRAFT MINUTES 
September 16, 2026 – 7:00 p.m. 
 
o Updates to Town Center District 
o Discussion of “Zoning Planner” Spreadsheet 
The Board reviewed Ms. Mullen’s Zoning Planner spreadsheet. The Board discussed the proposed 
build-out analysis and form-based code and how they could work together. The Board also 
reviewed and discussed permitted uses in the Town Center. Further discussion will continue at the 
next meeting. 
 
• Form-Based Code  
 
• Planning Board Member Reports (re: Select Board, Conservation Commission, Coastal 
Hazards Adaptation Team) 
 
General Updates from the Planning Board 
 
VIII. 
ADJOURNMENT 
MOVED by Mr. Lessard.  
SECOND by Mr. Pope.  
VOTE: 7-0-0  
 
 
 
 
 
 
 
MOTION PASSED. 
 
ADJOURNED: 10:09 pm 
 
Respectfully submitted,  
Andrea Novotney, Planning Office Manager  
 
 
**PLEASE NOTE** 
ITEMS NOT CALLED OR IN PROGRESS BY 10:00 P.M. 
MAY BE CONTINUED TO THE NEXT SCHEDULED MEETING 
Please note that Active Applications to the Planning Board can be viewed at hamptonnh.gov/720/Active-
Applications-to-the-Planning-Boar