Zoning Board of Adjustment — June 2, 2026
The meeting featured spirited debate regarding the legal interpretation of 'hardship' and serious discussions about systemic flaws in the town's zoning glossary.
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Public impact
Densification and Multi-family Definitions
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The board discussed how current definitions for single-family and multifamily dwellings are causing confusion and unnecessary variance requests. They noted that state-level housing pressures are making these definitions even more critical.
The board recommended that the Planning Board clarify these definitions in the ordinance.
The Planning Board is expected to wrap up amendments by December for a March warrant vote.
Decisions logged
Topics discussed
▶ 02:54 Approval of Minutes
The board reviewed and voted on the minutes from previous meetings.
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a speaker noted that their name is frequently misspelled in the minutes and requested editorial corrections.
The motion to approve the minutes with editorial corrections passed, with one abstention from Bruce Buttrick.
▶ 03:37 Variance Application: 521 Mountain Road (Accessory Dwelling Unit)
The applicants requested a variance to build an accessory dwelling unit (ADU) and a one-stall garage addition on a lot that does not meet the minimum 5-acre requirement.
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The applicants argued the lot is a 'lot of record' and non-conforming due to historical zoning. The board debated whether the 'hardship' was the applicants' actions or the restrictive nature of the ordinance itself, specifically regarding state laws (HB 577) intended to ease ADU requirements. They also discussed septic capacity and building coverage.
The variance was approved, with the understanding that the ADU must still comply with all other dimensional and ADU-specific requirements (e.g., not exceeding 950 sq ft).
▶ 37:34 Discussion: Zoning Definitions and Multifamily Housing
The board discussed the need for clearer definitions regarding single-family, duplex, and multifamily dwellings to prevent 'glossary variances.'
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Bruce Buttrick presented a document proposing clearer definitions for dwelling units and density to address confusion caused by state-level housing pressures. The board expressed concern that poorly defined terms lead to enforcement difficulties and unnecessary variance requests.
The board agreed that these definitions should be clarified through the Planning Board.
A joint discussion with the Planning Board is anticipated to alleviate definition conflicts; the Planning Board is expected to wrap up ordinance amendments by December for a March warrant vote.
▶ 55:06 Discussion: Voter Information and Ordinance Amendments
Board members discussed how to better inform voters when zoning ordinance changes are presented as warrant articles.
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Members raised concerns that voters cannot easily compare old language versus new language on a ballot. Suggestions included providing side-by-side comparisons in the Voter's Guide and including links to online zoning regulations.
The board discussed the limitations of what they can control but emphasized the importance of civic engagement and clear documentation.
Controversy & dissent
Potentially controversial issues
Variance Application: 521 Mountain Road (ADU)
Zoning Definitions and Multifamily Housing
Split votes
Community vs. board tension
Action items
Notable statements
The hardship is the ordinance... It's an existing non-conforming lot of record. And that hardship is this ordinance. — Unidentified speaker · Debating whether the applicants' request met the criteria for an 'unnecessary hardship' for a variance. ▶ 23:47
We should never ever see a glossary variance. — Unidentified speaker · Discussing the issue of applicants having to seek variances based on ambiguous or poorly defined glossary terms rather than physical lot conditions. ▶ 1:14:06
Public comment
Accountability flags
Topics discussed — not on agenda
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grok-4.3, gemma-4-26b, grok-4.20-0309-reasoning · analyzed 2026-06-08.