| Joanne Cole |
About 25 residents turned up for a presentation and public hearing on Tuesday evening about proposed zoning ordinance changes to comply with Maine housing law LD 2003. The session was convened by the Planning Board. In all, about a dozen members of various town committees attended, along with members of the public, at the Amvets Hall.
Land Management Planning Committee Chair Brian Shedlarski opened the March 19 session with an overview presentation on the requirements of LD 2003. The law requires Maine towns and cities to loosen restrictions against Accessory Dwelling Units (ADUs) and to allow denser residential development, including for affordable housing.
Town Planner Kathy Tombarelli then shared what she sees as the law’s most significant effects, mainly affecting ADUs (e.g., ‘in-law apartments,’ converted garages, additions, tiny houses):
- ADUs are allowed in almost every New Gloucester zoning district, provided that setbacks, septic and water requirements are met.
- ADUs are allowed on non-conforming lots. In other words, an ADU would be permitted on a .75-acre lot in a zoning district that requires 1-acre lots. Setbacks and other requirements would still need to be met.
- ADUs will no longer be required to be occupied only by members of the property owner’s family.
- The property owner need not occupy either the primary dwelling or the ADU.
- The maximum allowable size of an ADU in New Gloucester would increase from 540 s.f. of living space to 750 s.f.
Another takeaway was that the law’s increased flexibility regarding density doesn’t portend alarmingly rapid development. Tombarelli said the law does not mandate ‘double density,’ as many municipalities initially thought. What it does is allow an owner to add a second principal dwelling on the property without dividing the lot, as long as the parcel has twice the required acreage and twice the required frontage, she said. Setback, septic and water requirements must also be met for the second dwelling.
As a result, a 2-acre parcel in a 1-acre zone could have two primary dwellings, Tombarelli said, assuming double frontage and other requirements are met. But a five-acre parcel in a five-acre district still means only one house.
Residents had questions. Rachel Lyn Rumson asked whether those working on this issue were “aware of a felt need for more housing in our community” and whether anyone estimated how many people would actually be able to do an ADU here.
No ADU feasibility estimate has been done, Tombarelli said. As for the need for housing in New Gloucester, Tombarelli noted recent applications at the Planning Board from families wanting to create lots or subdivisions so that relatives can remain in town or return.
Rumson also asked whether LD 2003 imposes restrictions on short-term rentals – Airbnb-type arrangements. No, said Tombarelli. New Gloucester doesn’t currently have an ordinance on short-term rentals, but depending on how ADU development plays out, that might be something the Town considers.
Colleen Strickler, a member of the Select Board, wanted to know what forms of ownership the ADUs and additional dwelling units can take and the implications for taxation. Tombarelli said that LD 2003 doesn’t address that issue, so they can be bought and sold, treated as condos, be rented – and be taxed accordingly.
Some residents came with specific questions; others simply wanted to learn more. Matt Ray, whose Five Maples multiplex project is under way in the Upper Village, said he wanted to hear the town’s take on how this would affect New Gloucester. Rick Browning, a home inspector locally, also wanted an overview and to be able to answer clients’ questions.
Two other proposed ordinance changes prompted no audience questions: a streamlined process for changes to already-approved site plans, and a new floodplain management ordinance. They and the LD 2003-prompted amendments will go to voters at Town Meeting on May 6 and a June 11 referendum ballot thereafter.
The ever-dedicated team from the NG Cable TV Committee and NGTV set up at the Amvets and recorded the March 19, 2024, meeting and public hearing for later viewing. The video will be posted on the town website at this link.
