Site Plan Review & Subdivision
Regulations for subdivision and site plan review are adopted and amended by the Planning Board according to RSA 675:6. This law enables the Board to adopt such regulations after a public hearing.
Below are the different applications and processes that may pertain to a project - Full Site Plan, Minor Site Plan, Amended Site Plan, Subdivision, Lot Line Adjustment, and Boundary Line Agreement. Lot Line Adjustments (also known as Boundary Line Adjustments) and Boundary Line Agreements are similar sounding processes, but are not the same and have different end results. Please refer to the Regulations for more information on what may required and / or reviewed.
A Preliminary Conceptual Consultation (PCC) is available to provide an opportunity for a property owner or agent to discuss with the Planning Board, in very general terms, the types of uses that are suitable for the subject of the property. Although this discussion must take place at a public meeting of the Planning Board, notification of abutters and the general public is not required because the discussion is informal and no plans or specific details are presented. The primary advantage of this consultation is that ideas can be informally discussed with the Planning Board before time and money is spent on design.
To download Applications and supporting documents for the following Plan Reviews please visit the PERMITS & APPLICATIONS page.
If there are any questions relating to completing the Site Plan or Subdivision forms or if you would like to schedule a PCC you may contact the Land Use Department at (603) 744-3354 X 117.
Full Site Plan Review
Site Plan Regulations provide a vehicle for the review of all site plans. They cover any land development, re-development, or change of use, including potential subdivision and re-subdivision of an existing site. The applicant’s attention to such critical design elements within the site plan are also subject to review. Site Plan Review regulations can only be amended upon approval by the Planning Board.
Minor Site Plan Review
Any Site Plan Review which involves no expansion of the building or any changes to the site and does not involve current Zoning Board decisions shall be designated as a Minor Site Plan Review. A Minor Site Plan is one that meets the requirements established by the local ordinance for a Minor Site Plan and does not involve a planned development. Generally, a Minor Site Plan is smaller in size and scope. Any plan that does not satisfy the standards for Minor Site Plan is automatically designated as a Full Site Plan.
Amended Site Plan
No changes or alterations shall be made to a previously approved site plan without the consent of the Planning Board. The Planning Board has the authority to allow an applicant to submit an Amended Site Plan when the requirements of a Minor or Full Site Plan Review are not necessary, and the proposal meets the following criteria:
- The proposed change won’t alter the way the existing rules contained in the Site Plan Regulations or in the Bristol Zoning Ordinance are interpreted or applied to the original site plan.
- The proposed change does not have an effect on:
• any of the reasons the Board used to make their original decision
• how the Board's conditions are carried out
• the intention of the Board's conditions - The proposed change is minor enough that it wouldn't require a new site plan review under Section 8.3 of the Site Plan Regulations and;
- The change is one which the Board believes won't affect the neighbors or the public in any new way. If there are any doubts concerning such impacts, there will be a public meeting where everyone gets properly notified.
Subdivision
A Subdivision is a parcel of land divided from a larger area. Its purpose is to split a large tract of land into smaller ones that are easier to develop and can be developed independently of one another. Subdivision Regulations control the pattern of development by creating standards and rules for the way land is divided and infrastructure is provided. The Subdivision Regulations are meant to ensure that the division of the land into smaller units results in lots or parcels that are useable, and safe and reflect the physical characteristics of the site. Regulations for Subdivision are adopted and amended by the Planning Board according to RSA 675:6.
Lot Line Adjustment
A Lot Line Adjustment is the process of adjusting property lines between legally created lots. This process cannot create a new lot or reduce the size of a existing lot that is not in compliance with the Zoning Ordinance. If a Lot Line Adjustment proposes a change that is not compliant with the Zoning Ordinance, then a Variance would be required.
A Lot Line Adjustment is often sought when two (2) neighbors propose to adjust a shared boundary. Owners may wish to straighten out a "jog" in the property line or may wish to exchange acreage so that both lots are more useful in shape and/or size.
Per RSA 674:1 and 674:35, the Planning Board is authorized to regulate the subdivision of land, which also includes a Lot Line Adjustment. Lot Line Adjustments that are minor and do not create a new buildable lot can submit the following to the Land Use Office.
Boundary Line Agreements
A Boundary Line Agreement is an agreement between two (2) owners of legally created lots whereby the owners agree on the precise location of an otherwise unclear common boundary. Agreements must be reviewed and approved by the Planning Board.