A zoning proposal on the ballot in Antrim could open the door for creation of more housing in the Village District.
The Antrim Planning Board has been working on Article 2, the Connected Village Overlay District, for much of the past year. After hosting three informational meetings in which they gathered information about the statewide and regional housing crisis, the board passed a motion to create a proposal for a Connected Village Overlay District on Aug. 15 to try to help alleviate Antrim’s housing shortage.
Currently, Antrim zoning requires two-acre building lots for single-family homes. The intention of the overlay district is to allow property owners to create more housing in non-conforming lots in the village, particularly on smaller lots where it was not permitted by previous ordinance. The board hopes the zoning change will spur the creation of smaller, more-affordable homes of varied price ranges and sizes for residents, with convenient access to the downtown.
The article states that “the overlay district would allow for the voluntary creation of small lots and compact neighborhood adjacent to the downtown,” and asks voters to approve “adopting a new section of zoning ordinance that would voluntarily apply to all of the Village Business District and parts of the residential district that have access to town water and sewer.”
Property owners would have the option of taking advantage of the zoning change. It would not be required on any properties.
At Thursday night’s Planning Board meeting, Antrim resident Dave Cutter presented a potential design for a cluster housing development adjacent to the Antrim Post Office. The development could potentially be approved if the new zoning ordinance is supported by voters.
“This is exactly what we’re trying to do with the overlay district; it shows just what we are trying to do,” Planning Board Chair Mark Murdaugh said of the design.
Architect Leonard Pagano presented the cluster development plan to the Planning Board. The design includes a total of 17 housing units, including four duplexes, around a common space. The development, which is only in a conceptual phase, would include housing at several different price points, and no units over 1,792 square feet. The conceptual design includes traditional Cape- and Colonial-style homes.
“Everything is modestly sized, and it offers a variety of building types for different types of buyers,” Pagano said. “My client would like to produce this at reasonable amount and proved some affordable housing for the town.”
Pagano added that “the increase in housing costs is staggering.”
“Housing is unaffordable for young people,” he said.
The Planning Board was enthusiastic about Cutter’s proposed design.
“This aligns exactly with what we are trying to accomplish with this zoning proposal,” said Planning Board member Kenneth Rubin.
Planning Board member Lynn Rosansky agreed that “it’s a good plan,”
“Having diversity in housing is great,” she said.
Planning Board Vice Chair John Anderson said the board would reach out to the town departments, including fire, police and DPW, for feedback on the proposed design.
“Given that the warrant article hopefully passes, this is the first time a project like this will be done, we want to make sure it is done right. We all have a vested interest in that,” Anderson said.
Cutter said he will bring the proposal back to the board if the Article 2 passes at the polls in March.
Land Use Administrator Darby Wilson updated the board on the progress of the town’s Transportation Alternative Program grant and on the town’s Tax Increment Financing District, which was approved at Town Meeting 2024.
Wilson said the town would start TAP training in the fall and with the goal of completing a plan for the funds by June 2026.
Towns that have received TAP funding are reimbursed for 80% of expenses, with a 20% local match, for “non-motorized transportation infrastructure.” Eligible infrastructure-related projects and systems include initiatives that will provide safe routes for non-drivers, including children, older adults and individuals with disabilities to access daily needs; conversion and use of abandoned railroad corridors for pedestrians, bicyclists or other non-motorized transportation users; and “Safe Route to School” infrastructure activities.
TIF districts earn revenue for towns by capturing tax funds from increases in property values over a 10-year period. Establishment of a TIF district reduces the town’s tax obligation to the state, county and school district, which accounts for 65% of Antrim’s tax assessment. Antrim’s TIF district includes Main Street from Goodell Park to Maplewood Cemetery, and from Great Brook School in the west to the Contoocook River in the east.
Anderson said he is working with Deputy Town Administrator Scott Lester to find a new administrator for the town’s TIF district. Anderson is also confirming the members of the TIF committee going forward, which must include property owners from the TIF district.
Bob Edwards, Select Board liaison to the Planning Board, volunteered to serve on the TIF committee.
Edwards reported that the representatives of the Franklin Pierce Lake Association requested an update on the situation with the Pierce Lake cellular tower. Homeowners on the lake have contended that the tower is “abandoned” and either should be taken down, as the cell service promised by the owner never materialized, or that the owner needs to provide cell service at the tower.
The owners of the tower, Industrial Tower and Wireless (ITW), contend that the tower is a “personal wireless facility” and is in compliance with the law. A representative from ITW stated to the Planning Board previously that tower “was operational with a 900 MHz system on the tower.”
ITW, a telecommunications company which builds and operates cell towers in New England and South Florida, received permission to construct the 150-foot wireless telecommunications cell tower, along with surrounding equipment and maintenance pad, on Pierce Lake in September 2015.
Murdaugh said that per town counsel, the matter is out of the hands of the Planning Board
“We had town counsel and attorney for the cell tower and get together on this and they corresponded, as far as I understand, the matter was resolved and it was no longer a consideration for the Planning Board. It may be a matter for the Select Board,” Murdaugh said.
Anderson said that the tower is meeting the requirements of federal law.
Rubin said he “feels bad for the people on the lake.”
“If we try to fight this, they will sue us and we will lose,” he said. “It’s just a repeater signal for a gap in service. “
Murdaugh said the board would respond to the request for information from the FPLA.
“The residents on the lake want cell service out there for safety, but unfortunately our hands are tied on this,” he said.