Harpswell boards weigh ADU rules, setbacks, lot sizes in joint workshop

The Harpswell Planning Board and Housing Committee met in a joint workshop on Sept. 23 to review draft ordinance amendments prepared by consultant North Star Planning, covering state-mandated changes on accessory dwelling units and optional changes aimed at encouraging attainable housing. Members discussed septic and water standards for ADUs in the shoreland zone, a possible increase in accessory structure setbacks to 100 feet, and a proposal to cut subdivision lot sizes from 80,000 to 40,000 square feet. No votes were taken; the committee will take feedback back to its consultant, with a revised draft expected Oct. 5.

Key points

• Required changes under state laws including LD 1829, LD 2173, LD 997 and LD 427 include matching the state definition of ADUs, allowing ADUs on multi-unit residential structures, and removing the owner-occupancy requirement for the principal structure.
• ADUs must now be allowed in the shoreland zone, though the draft disallows them in the Commercial Fisheries 1 and Mitchell Field Marine Business Districts; members noted the change is a significant density shift.
• Members discussed guardrails for shoreland ADUs, including requiring first-time septic system criteria and proof of adequate water, with one member raising cisterns and another suggesting a water adequacy standard.
• A suggestion to increase setbacks for new accessory structures in the shoreland zone to 100 feet drew support, along with talk of a sunrise or grandfathering provision for owners of existing buildable lots.
• Members objected to changing the subdivision traffic assumption from two cars to one car per dwelling unit, calling it unrealistic for a community without bus or commuter service.
• Members raised concerns about applying a 40,000 square foot minimum lot size to new lots in existing subdivisions, with some saying that would increase density beyond what was originally approved; the idea of requiring all subdivision owners to sign off was floated.

Next steps

• Housing Committee will take Planning Board feedback back to consultant North Star Planning.
• A first revision of the draft ordinance amendments is expected Oct. 5, with another round of revisions anticipated in November.
• The subdivision lot size question is expected to be discussed further at the next Housing Committee meeting.
• The goal is to bring the amendments to the spring town meeting.

Read the full transcript