The primary focus of the meeting was a public hearing on zoning articles regarding accessory dwelling units (ADUs) ahead of the upcoming town meeting. With new state laws mandating that ADUs be allowed by right in areas permitting single-family housing, the town’s existing bylaws were deemed invalid, necessitating updates. The proposed bylaw defines an ADU as “a self-contained housing unit inclusive of sleeping, cooking, and sanitary facilities on the same lot as a principal dwelling,” with size limited to no more than half the gross floor area of the principal dwelling or 900 square feet, whichever is smaller. This size limit was explained to accommodate homes exceeding 1,800 square feet in gross floor area.

Notable regulations in the proposal include prohibiting short-term rentals of ADUs, requiring a minimum rental period of six months, and ensuring ADUs cannot be owned separately from the primary dwelling. Public water and sewer services must be shared, and parking limitations apply, especially for properties near train stations. The board received public input on these proposals, with residents raising concerns about potential legal misinterpretations and the implications for multifamily homes under the new law.

Sandy Rogers, a participant in the public hearing, called for clearer regulations to prevent misunderstandings, particularly emphasizing the need for explicit language that limits lots to one ADU, regardless of its type. There were also questions about whether multifamily homes could add ADUs, given that the state law allows ADUs in districts permitting single-family homes without specifically restricting them to single-family dwellings. This ambiguity raised concerns about multifamily scenarios complicating zoning regulations.

Further discussion explored the prohibition of converting ADUs into condominiums, with speakers expressing concern that this restriction could hinder affordable housing opportunities. One participant argued that allowing condominium conversions could provide affordable, market-rate units. Gary Gilbert commented that prohibiting condominiums could represent a missed opportunity to address affordable housing needs, advocating for property owners to have the freedom to convert ADUs into condominiums to promote mixed-income housing.

The board also considered the implications of larger ADUs, proposing an amendment that would allow ADUs up to 1,200 square feet or half the size of the primary residence, whichever is smaller, through a special permit. This proposal was driven by concerns that the existing 900 square foot limit might not meet the needs of residents with disabilities or other personal circumstances. However, this amendment would exclude certain zoning districts to mitigate density concerns, a compromise influenced by resident feedback.

During public comments, concerns were raised about the impact of these size restrictions on existing structures like barns, with one resident expressing frustration that they might have to demolish a barn due to zoning limitations. The board acknowledged these concerns, recognizing the need to balance community density with housing flexibility.

In addition to ADU discussions, the board addressed other zoning bylaw amendments, including a proposal to establish associate members for the planning board to ensure quorums during special permit hearings. This proposal was made in response to past challenges when absences disrupted proceedings.

The meeting also included discussions on a proposed zoning change related to floodplain regulations. The board emphasized the importance of making floodplain maps accessible to residents for transparency.

The meeting concluded with discussions on upcoming community engagement efforts, including a forum to increase public participation in planning processes, and a site walk for a project on Sea Street. The board also looked forward to collaborating with consultant Kathy McCabe on a vision for downtown planning, which would involve discussions about grant applications for future projects.