CLAREMONT – On Tuesday, the Zoning Board of Adjustment will decide on a variance for Southwestern Community Services (SWCS) to allow construction of 172 units of affordable housing on a vacant parcel off Washington Street that is accessible through residential areas.
The 75-acre wooded property is located primarily in the agricultural residential zoning district, with some land in the R-1 residential and B-2 business districts.
Current zoning regulations limit the agricultural residential (AR) zoning district to a maximum density of one unit per five acres, which, if enforced, would allow for only 15 units on the property. Southwestern is requesting a variance of one unit per 19,000 square feet.
“(SWCS) seeks to acquire the property for a Planned Residential Development containing 140 apartments and 32 duplex units (for a total of 172 housing units),” wrote John Arnold with the firm Orr and Reno representing SWCS.
A rendering of the development shows the project would be clustered in the southeastern corner of the property to avoid a steep slope. Access would be from two locations. The closest access is First Street, a dead-end street that begins off Washington Street.
“The project would create a connection from the end of First Street, through the property, likely to Dartmouth Street (also a dead end),” the application states.
Hannaford supermarket sits between the two access points, though the supermarket building is not near a wooded section abutting the project property.
Under state law, five criteria must be met to grant a variance. These include whether it is “contrary to public interest,” which means whether the variance would violate the objectives of the basic zoning ordinance regarding density and whether the variance threatens public health and safety.
Arnold addresses each criterion in the application.
The application claims that the variance does not violate basic zoning objectives because it does not alter the essential character of the locality, which is next to existing commercial and residential areas, or threaten public health and safety.
The development abuts the R-1, R-2, and B-2 Zoning Districts, and Arnold notes that in each of those districts, the permissible density is much higher (10,000 square feet per unit) than that proposed by SWCS.
And while there will be increased traffic as a result of the development, its close proximity to Washington Street will minimize local neighborhood impacts, Arnold states.
Regarding the “spirit of the ordinance” criterion, the application states the variance is consistent with the overall development and growth objectives of the city “without causing undue negative impacts to the surrounding area.” It will also help alleviate the housing shortage and bring more support to businesses in the city.
The “substantial justice” criterion requires that the variance not “cause harm to the public that outweighs the benefit to the applicant.”
The application acknowledges increased traffic but states that the two access points to Washington Street will “mitigate those impacts” and that eliminating a dead end on First Street is also a public benefit.
Arnold further argues that the affordable housing units will not diminish surrounding property values, another criterion for a variance.
“As noted above, the proposed density is similar to what already exists in the area, and new construction is likely to make the area more desirable from a housing perspective,” the application states.
The fifth criterion states that denying the variance would be an “unnecessary hardship” because of the property’s unique assets, including being a large, undeveloped lot with direct access from one city street, access to public water and sewer and abutting three other zoning districts with more restrictive density requirements than what is being requested by SWCS.
“The project would develop only a relatively small portion of the Property, leaving much of it open space directly abutting other high-density residential and commercial development,” Arnold wrote. “This is an ideal location to further the city’s objective to provide more meaningful housing opportunities.
“The proposed use is reasonable,” Arnold concludes. “The project is a reasonable use of the Property given its location, the surrounding uses, availability of utilities, and access points. The proposed density would be allowed by right in any of the abutting zoning districts, and will significantly reduce the housing shortage in the area.”
If the variance is granted, SWCS would still need to obtain a special exception and site plan approval from the Planning Board.
According to its website, SWCS manages 448 affordable housing units for both families and seniors in 10 communities in Cheshire and Sullivan counties.
The Claremont property is currently in use, which, under state law, reduces the owner’s tax rate. Removing a property from current use requires a one-time Land Use Change Tax equal to 10% of the property’s full market value.
The city assessing records list the owner of the landlocked property as Daniels LR 1998 Inter Vivos Trust of Springfield, Vt. It is appraised at $159,500.
Messages seeking comment on the proposal from SWCS Chief Development Officer Keith Thibault were not returned.
The Zoning Board of Adjustment meeting begins Tuesday, Sept. 8, at 7 p.m. in city council chambers.
Patrick O’Grady can be reached at pogclmt@gmail.com
