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Planning board outlines ordinance work for November ballot; floodplain, ADUs, sidewalks and short-term rentals on agenda
Summary
Planning staff told the Wells Planning Board that accessory dwelling units, sidewalk standards, chicken regulations, timber-harvest language and floodplain revisions are among the ordinance items being prepared for the November ballot.
Planning staff updated the Wells Planning Board on a schedule for proposed ordinance changes that the board and selectmen want considered for the November ballot.
Staff said time is tight to prepare language for the ballot and noted the need for a joint public hearing close to the ballot deadline to place items on the November ballot. Among the priorities the board identified were accessory dwelling units (ADUs) and affordable-housing standards; the selectmen directed that ADU and affordable-housing measures be split into two separate ballot questions so voters can decide on each independently. Staff said the town is also reviewing sidewalk construction standards to allow alternatives such as stamped concrete that mimic pavers while addressing maintenance concerns.
Other items staff and the board discussed included a state-driven change to the local chicken ordinance (the state limits the number of hens permitted on residential lots), an update to the town’s timber-harvest ordinance to align with forestry agency guidance, and consideration of short-term rental regulation. Staff noted that short-term rentals likely cannot be finalized for the November ballot because of time constraints.
Floodplain ordinance revisions also were discussed at length. Staff briefs outlined current practice and FEMA guidance and said the town could consider clearer definitions for market value and allowable repair/maintenance actions so owners can make typical safety upgrades without accidentally triggering substantial-improvement calculations. Staff noted an appeal related to flood zoning is pending and recommended waiting on outcomes of the appeals process and state review before finalizing major flood-ordinance changes.
Staff said the board of selectmen will receive a presentation July 15 by an outside firm that specializes in drafting local ordinances. The planning office will prepare working memos on the priority items, consult the town attorney and state floodplain management staff as needed, and schedule workshops and public hearings ahead of the ballot timetable.
