Planning Board
Wednesday, February 11, 2026
Minutes of Joint Meeting and Regular Meeting

Planning Board: Ryan Stone Co-Chair, Courtney Cox Co-Chair, Jon Miner Secretary, Andrew Maneval Select Board Representative, Sarah Kendall Alternate, Don Scott Alternate, and Lisa Anderson (via zoom)
Select Board: Andrea Hodson, Kathy Scott, Andrew Maneval
Attendees:  Guy Pettis, Jenny Pettis, Charles Sorenson, Paul Clark, Don Scott, Cathy Sorenson, Carol Ogilvie by zoom, and Sarah Bollinger of Southwest Region Planning Commission
Recording Secretary: Mary Ann Noyer

The Planning Board held a Joint Meeting with the Select Board (SB) and members of the Ordinance Review Committee (ORC), the Affordable Housing Team (AHT) and a representative of Southwest Region Planning Commission (SWRPC) to discuss a proposed roadmap for housing and zoning ordinance work in 2026.

Voting members – Ryan Stone noted the PB voting members for the evening would include himself, Courtney Cox, Jon Miner, Andrew Maneval, and Sarah Kendall.

PB Agenda and Minutes of 1/14/26– The PB unanimously approved the agenda and the minutes of their January 14 meeting.

At 7:12 pm, Mr. Maneval and Mr. Stone opened the Joint Meeting, noting the Joint Meeting Minutes would be found under the Planning Board Minutes on the town website.

Joint Meeting – Sarah Bollinger of SWRPC stated the goal of the joint meeting was to establishment alignment and support among boards and committees for a plan to move forward on the housing initiative, work that began in 2024 and even before that. SWRPC began working with the Affordable Housing Team in the fall of 2025 to help make changes to the town’s ADU ordinances, including proposing the option of converting existing structures to duplexes. Some amendments are moving forward for the upcoming town meeting; other amendments – such as those related to multi-family housing or a pocket neighborhood – would need more time. She acknowledged the challenge of balancing the ecology of the community, while providing opportunities for people of all ages.

SWRPC shared a proposed roadmap, or work plan, for 2026. The plan lays out 9 focus areas and includes the key tasks within each area, who would lead, and a target timeline for the tasks. Much of the work is geared to ordinance drafting, and creating test sites in order to apply the proposed housing concepts, ordinances and designs to realistic local conditions.  SWRPC believes that consensus on moving forward can lead to clear direction for the Ordinance Review Committee.  In late fall of this year, the boards and committees would ascertain the potential for readiness to bring recommendations forward for 2027 Town Meeting.

Much of the proposed ordinance language not brought forward for 2026 was drafted and can be revised; however, the ORC hasn’t been tasked with anything specific yet for 2026 nor has the ORC set its priorities for future amendment work. The ORC and PB will continue to work together on this, as part of the housing initiative and to address other zoning amendment needs that arise.

There was some discussion of the issue of affordability, with the boards’ noting they cannot control market pricing or who buys property in town, and how much property owners charge to rent or buy. They can only control the planning and zoning regulations.  Meeting participants also noted the difficulty of predicting any positive or negative impact on existing property values from increased housing options. And while the goal is to create ordinances that allow options, this doesn’t guarantee or necessarily mean the housing will be built.

It was agreed that this Town Meeting would provide important feedback on voter interest in expanded housing opportunities.

Following discussion, the PB, SB, and ORC generally agreed on the roadmap as a framework for the coming year, and welcomed new information, even if the timetable for the workplan could be ambitious. (The Affordable Housing Team was already on board.)  Continual communication was highly recommended to ensure progress.  The idea of hiring a planning consultant also was raised.

Andrew Maneval then moved that, in recognition of the schedule proposed and the resolution proposed by SWRPC, the PB endorse the resolution affirming support for the housing work plan for 2026. Courtney Cox seconded. Members of both boards emphasized that the resolution states the framework may be refined through continued discussions and that it does not pre-determine the substance of any future ordinance amendments.  Both the SB and PB members voted unanimously in favor of the motion.

Following the vote on the motion, Ryan Stone noted the Joint Meeting was adjourned. Mr. Maneval noted the SB meeting also was adjourned.  The PB continued with additional business as follows:  

PB 2026 Budget – PB members expressed frustration that the original budget they approved and put forward to the Select Board was amended by the SB without further discussion with the PB. In light of potential budget needs for Ordinance Review work, the SB had added $2K to the PB’s professional services line. Mr. Maneval explained it was never the SB’s intent to take jurisdiction over spending away from the PB on how this money would be spent; it was put there on an as need basis, and the SB could move it to a different professional services line if the PB desired.

Ryan Stone then moved that the $2K be moved out of the PB budget. Andrew Maneval seconded. During discussion, Don Scott noted the money could stay in this line. Courtney Cox agreed it could stay given the PB’s ability to decide if or whether it is needed. Ryan Stone reiterated the board’s earlier decision to keep that budget line at $1K.  Following discussion, the PB voted unanimously in favor to return the funds.

New Business – Mr. Maneval reminded the PB that, if the board wants to be involved in the town’s Capital Improvement Program (CIP), they should plan for that as soon as possible after town meeting.

Next month, the PB will devote 30 minutes to clarify and continue discussion relative to the Transportation Committee’s request to the SB for funds in the 2026 budget for the walkability project. (The next Transportation Committee meeting is March 5 at 8:30 am in the Granite Mill.) Other agenda items for the next PB meeting include boundary line adjustment application review, task list for the ORC/PB, and John Knight’s request for reimbursement to Historic Harrisville for mylar and recording costs for the Community Center site plan review application.

The meeting adjourned at 9:17 pm.