Planning Board ADU Hearing- November 15, 2022 - OBSERVER REPORT

Planning Board ADU Hearing- November 15, 2022

LWVM Observer – Cathy Marie Michael

Present: Chairman Robert Schaeffner, Ed Nilsson, Rossanna Ferrante, Steve Leverone, Andrew Christensen. Barton Hyte. Guest: Rebecca Curran Cutting, Town Planner

Agenda: Listen to public testimony and concerns with Accessory Dwelling Units, ADUs

Purpose of ADUs: To address shortage of housing in Marblehead

Recap, Power Point of previous meetings given by R Schaeffner of Planning Board:

Benefits of ADUs:

• Allow for family to live on same property
• Provide rental income, especially for retirees
• Allow seniors with large houses to age in place
• ADUs tend to be lower priced, so “naturally” affordable
• Converting illegal apartments to legal ADUs can improve safety
• Distribute new housing within existing buildings rather than new larger buildings

Draft Rules - open for discussion/comment

• One ADU per property
• Either ADU or primary residence must be owner occupied
• One parking space for each ADU must be provided
• The units cannot be sold independently of each other
• Short term rentals (AIRBNBs) are prohibited
• Process — by right in certain circumstances and by special permit in others

Items still up in the air

• Size limitation-  Limit to 2 bedroom or a maximum of 1000sqft?
• How to ensure rules are followed — affidavits, certifications, annual inspections
• Limit rent to 70% or area rents as determined by HUD (greater affordability) or no restriction (more likely to be built)

Public Comments:

• Kurt James - In favor of affordability. Salem has used 70% of going rate can use not more than 30% of income
• Probably necessary to implement state or town incentives to make it worthwhile for homeowners such as
  • Subsidize the lower rent
  • A grant through the Affordable Housing Trust
  • Property tax exemption
• Will current in-law apartments qualify? Yes, can be brought up to code - complete an application to make sure it meets all requirements.
• Will there be a limit on number of occupants in an ADU?
• Erin Noonan - There is NO flood of applications in other towns. Seems they are being stifled. Her question was parked for future discussion.
• Lou Meyi - Town could offer loans at an affordable rate. Most banks do not offer loans for this. 

Next Steps:

Warrant article for Town Meeting 2023 must be drafted by January 28, 2022. PB will draft with enough time to elicit more comments.

For more info: Research Paper: Pioneer Institute:  https://masmartgrowth.wpengine.com/wp-content/uploads/2019/01/ADU-MSGA-Pioneer-paper-2018.pd