Special Meeting, Monday, June 9, 2025, 6:00 p.m.
https://us06web.zoom.us/j/82923623115? pwd=Y8mwXFBz1EXkv5iWbOROTgAAO3PJ6z.1
Zoom Meeting ID: 829 2362 3115 Passcode: 974520
BOARD MEMBERS: Marion Dowling (Vice-Chair), Katy Johnson-Aplin, Chris Cleverly, Mike Fitzpatrick.
OTHER’S PRESENT: Jane Douglas (Planning Commission), Nolan Edgar (Planning Commission), Melissa Brown (Treasurer), Kate Gehring (Planning Commission), Janis Chaillou (BCTV).
CALL TO ORDER: The meeting was called to order at 6:00 p.m. by Vice-Chair Marion Dowling.
CONFIRM PROPERLY WARNED: Confirmed by Katy Johnson-Aplin.
ADDITIONS/AMENDMENTS TO THE AGENDA: Johnson-Aplin requested the board to sign the updated version of the Administrative Assistant job description so the official file can be updated. Selectboard signed the new job description.
NEW BUSINESS: Public Hearing: Public review of the Amendments to the Newfane Zoning Bylaw pursuant to Title 24, Chapter 117.
Discussion ensued:
Cleverly asked Gehring to bring the public up to date on the changes to Title 24, Chapter 117. Gehring explained that Newfane was awarded a Bylaw Modernization Grant in which the goal was to make amendments to the Zoning Bylaw to increase housing access. The Town asked the Planning Commission to work with Windham Regional commission on bylaw amendments that would do that.
Key proposed changes include:
- Village districts now permit 1–4 unit dwellings (previously 1–2 units). (See Sections 211, 322, 332)
- 5+ unit dwellings are now allowed as a conditional use with Development Review Board (DRB) approval in both village and rural districts.
- Reduced setback requirements in the village district.
- Childcare facilities added to Section 324; permitted in village and rural districts with DRB site plan review. (See Section 332)
- Elimination of the “1 acre per unit” requirement for additional dwellings in village and rural districts. (See Sections 324 and 334)
- Setback requirements reduced for non-conforming lots.
- Revisions to parking requirements.
- Updates to Accessory Dwelling Units (ADUs):
- Maximum size increased to 40% of the primary residence or 1,000 sq ft (up from 30%).
- Allows for detached structures or larger attached units.
Gehring also noted that two prior bylaw amendments—Green Burials (2021) and Flood Hazards & Road Erosion (2023)—were adopted but never incorporated into the full bylaw document. These are now consolidated into the current version. No changes were made to zoning maps, but they are now included in the updated document.
Clarifications and Comments:
- Dowling asked whether “Newfane Village” includes South Newfane and Williamsville.
Gehring clarified that “village district” encompasses Newfane, Williamsville, and South Newfane, as outlined in the Land Use section of the bylaw. - Fitzpatrick inquired about unit limits.
Gehring explained that conditional approval allows for increased units without requiring additional acreage, though public utilities (e.g., water/septic) remain a limiting factor for large developments. - Douglas emphasized that these changes promote affordable housing, such as allowing a large home to be converted into multiple smaller apartments.
- Dowling asked whether adding bedrooms would require septic expansion.
Gehring confirmed that state septic regulations still apply, and any changes may require DRB approval or a variance. - Johnson-Aplin asked how these amendments affect fluvial zones in rural districts existing and new structures.
Gehring explained that restrictions still apply to new development, but existing structures will not be required to be removed. Building in flood zones is still not allowed.
- Cleverly stated that the board will vote at the next meeting on the Bylaw amendments.
- Douglas explained that the Town Plan and the Zoning Bylaw amendments are separate documents.
CORRESPONDENCE:
Letter from Billy Morse
Johnson-Aplin read Morse’s letter aloud. Full correspondence is available upon request.
Discussion Ensued.
ADJOURN: Cleverly made a motion to adjourn, and Fitzpatrick seconded.
The meeting was adjourned at 6:48 p.m.
Respectfully submitted,
Melissa Brown
Treasurer