Developed by the Bradford Economic Opportunities Committee 11/01/99

The Town of Bradford wants you to be able to integrate into our community with ease. That is why we have developed this easy to read/understand "road map." It describes who to contact (how, when and where), what has to be done and in what order and format. We hope this guide is helpful.

WHERE TO GO FIRST.
The Selectmen's Office, Town Hall, 75 West Main Street
The Administrative Assistant can give you a copy of this guideline and other appropriate regulations described within the guide. In some cases, a Building Permit is all that is needed. For more detailed situations, you will be directed by the Building Inspector to the Planning and/or Zoning Boards.

Documentation for all building permits is currently being updated, please contact the Selectman's office for assistance   938-5900

The primary regulations used within the Town of Bradford are: Zoning, Site Plan, Subdivision, Flood Plain, Wetlands, Shore land Protection and BOCA Regulations.

What is it that you want to do? Gather some information to speed the process such as a tax card for the property. It provides useful information such as lot size, road frontage, etc. What is the zoning district? Is the property affected by state regulations? What is the class road abutting the property?

WHY A BUILDING PERMIT?
The Building Permit is issued by the Building Inspector and is the first step in the building process. A building permit serves as formal and legal permission to start a construction project. The issuance of a building permit indicates that plans for a new structure, addition, renovation, foundation, fireplace, prefabricated structure, temporary building are in compliance with building codes and zoning laws, and where necessary, have approval from the Planning Board and/or Zoning Board of Adjustment.

It is your responsibility to contact the Selectmen's Office and pick up your Building Permit after it has been filled out completely.

COMMERCIAL BUILDINGS.
All commercial buildings, new additions over 300 square feet, and multifamily dwellings (more than 2 units), are subject to a Site Plan Review and may require a special exception (from the Zoning Board).

RESIDENTIAL BUILDINGS.
All new buildings and additions must meet the set back requirements of the Zoning Ordinance and meet flood plain and lake shore protection issues.

WHAT IS A SITE PLAN?
A Site Plan is a graphic representation of the site on which the proposed building or business is to be located. Site Plan Review is a process required for all commercial, industrial, multifamily (more than two dwelling units), and business developments in the Town of Bradford including an expansion of those uses or a change in use. In recognition of the varying complexity in the different types of Site Plans, the Planning Board has 3 levels of Site Plan Review. No Building Permit will be issued prior to written approval of the Site Plan by the Planning Board.

LEVELS OF SITE PLANS.
Full Site Plan:
If there is no Site Plan on file for the proposed project, any development, change or expansion (as defined above)
will require a Full Site Plan Review for all businesses on site.

Land application of sewage sludge will require a Full Site Plan according to the application procedures and conditions set forth in Appendix A of the Town of Bradford Site Plan Review Regulations (available at the Town Hall).

Modified Site Plan:
If a Full Site Plan is on file for the location, a Modified Site Plan may be used for an additional business or expansion of use on the same site. Only those elements of the original Site Plan, which may have changed as determined by the Planning Board, must be presented.

The requirement of obtaining a special exception may still exist.

Site Plan Revision:
If an approved Site Plan exists and none of the requirements of a Full or Modified Site Plan are applicable, a Site Plan Revision may be allowed using an approved form. A hearing will not be required, but the form must be submitted to the Planning Board for approval and filing.

APPLICATION PROCESS.
Meet with the Planning Board to discuss your plan. Fill out the application. Applications may be hand delivered or mailed to the Administrative Assistant, Selectmen's Office,
75 West Main Street, Bradford, N.H. 03221.

REVIEW OF APPLICATION.
A completed application will be submitted to and accepted for consideration by the Planning Board. The Planning Board determines if application is complete. Abutters are notified by Certified Mail and a Public Hearing is scheduled.

WHAT IS A SUBDIVISION?
Any project for the use of land which will eventually result in one lot being sold out of another, or in a lot of tend being divided into two or more lots, is a Subdivision. These projects must have approval by the Planning Board before any sale of any part of the property is considered.

SUBDIVISION REGULATIONS.
These regulations are designed to protect the Town of Bradford, the subdivider, and the purchaser. They are primarily concerned with how land is divided, with road construction, surveying and planning.

Consider a preliminary visit to a regular meeting of the Planning Board to discuss your proposal in general terms. Telephone the Administrative Assistant, Selectmen's Office, to arrange a time on the agenda.
Note that public acceptance of proposed streets, or change in classification of existing streets, including upgrading of Class Vl highways to Class V, requires a vote of the town at a Town Meeting, which ordinarily cannot be anticipated unless the highway system affected by or servicing the subdivision has been upgraded to meet or exceed the standards of a Class V highway. The Planning Board has no authority to accept streets or other proposed dedications.
At least fifteen (15) days notice must be given to the Planning Board through the Selectmen's Administrative Assistant, before the meeting in which you wish to submit your application, with supporting documents. State law requires this in order that notices can be mailed to abutters ten days before that date.
Approval will be needed from the New Hampshire Water Supply and Pollution Control Commission if the lot is under 5 acres. Lots over 5 acres may require this approval if requested by the Planning Board.

REVIEW OF APPLICATION.
A completed application will be submitted to and accepted for consideration by the Planning Board. The Planning Board determines if application is complete. Abutters are notified by Certified Mail and a Public Hearing is scheduled.

BUILDING IN A FLOOD PLAIN OR NEAR WATER.
Lake shore and other river frontage must meet the Shore Land Protection Act. Activity within the flood plain requires compliance with the Flood Plain Ordinance. Copies of FEMA flood maps are available at the Selectmen's Office.

ZONING BOARD OF ADJUSTMENT

WHAT IS THE ZONING BOARD OF ADJUSTMENT?
The Zoning Board of Adjustment (ZBA) considers the differences between properties which do not conform to the Zoning Ordinance since no ordinance can be equitably applied to every parcel of land.

The ZBA deals with three main types of appeals.

Special Exception - certain sections of the Zoning Ordinance provide that a particular use of property in a particular zone will be permitted by special exception if the specified conditions are meet.

Variance - a variance is use of property in a way not permitted in the Zoning Ordinance, denial of which would cause a special hardship because of unique properties of the property in question. There are five (5) conditions required by state law to be meet for a variance to be granted.

Administrative Appeal - if you have been denied a building permit or are affected by some decision regarding the administration of the Bradford Zoning Ordinance, and you believe that the decision was made in error, you may appeal the decision to the ZBA.

State law and local regulations set out the proper procedures for preparing, submitting, reviewing and approving any applications required. Time periods are set for all procedures and must be followed in order to be legally binding. In some cases, a public hearing, with notification of abutters, must be held before a decision is made.

A preliminary discussion with the ZBA is advised to determine the appropriate appeal and clarify the application process. The Board meets at the Town Hall on the first Tuesday of each month.