A significant portion of the meeting was dedicated to discussing the special town meeting warrant article aimed at amending Chelmsford’s ADU zoning bylaws. The proposed amendments are an urgent response to the Massachusetts ADU law, signed on August 6, 2024, which will supersede local regulations starting February 2, 2025. The state law mandates that ADUs must be permitted by right in zones allowing single-family dwellings, effectively nullifying the town’s existing limited accessory apartment bylaw unless local adjustments are made.

Chris Laali from the Planning Board provided a detailed overview of the state law and its implications. He emphasized that the new law forces municipalities to accommodate ADUs without imposing restrictive local regulations, such as special permits or owner occupancy requirements. This has raised concerns among committee members about potential increases in housing density and the absence of occupancy controls.

The committee engaged in thorough discussions about the bylaw’s implications for local infrastructure, particularly the sewer and septic systems. The Department of Public Works (DPW) is expected to address these issues separately, but concerns about capacity were raised. The committee questioned whether a cap on the number of ADUs could be imposed, but Laali confirmed this is not feasible under current regulations. He assured members that most ADUs would not exceed the sewer system’s capacity limits.

Public sentiment regarding the new regulations was a recurring theme. Some community members are enthusiastic about the potential for ADUs to diversify housing options, while others worry about losing local control. The committee noted that, without adopting the proposed regulations, Chelmsford would default to state law, resulting in a lack of local governance over housing developments.

The conversation also touched on zoning compliance, with particular concern for properties that may become nonconforming if ADUs are added. The need for zoning relief from the Zoning Board of Appeals (ZBA) was acknowledged, although the standards for granting such relief might become less under the new state guidelines.

Trash collection logistics were also a topic of concern. The committee discussed how curb cut regulations aimed at preserving neighborhood aesthetics might complicate waste management for properties housing multiple ADUs. The potential for significant complications in trash collection logistics was noted, particularly if curb cuts cannot be added for additional addresses.

Financial implications of the ADU regulations were speculated upon, with potential increases in permit requests and tax assessments discussed. While there is uncertainty about the demand for ADU construction permits, the state’s goal of adding thousands of ADUs over the next few years was acknowledged as ambitious.

The valuation of properties with ADUs led to further discussion, particularly concerning how these units would be assessed and the impact on property taxes. The committee recognized the lack of clarity in the valuation process and its potential effects on property owners.

The meeting concluded with the committee addressing the logistics of producing the warrant book for the special town meeting. The urgency of finalizing the document was emphasized, with discussions on whether to print in-house or outsource the task to save costs.