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Board explores cluster-housing incentives and alternatives to rigid subdivision rules
Summary
At the May 19 workshop members and a planning consultant (Mark) discussed incentives to make cluster housing financially viable: reduced internal setbacks, alternative fire-access solutions to the 20-unit two-entrance rule, and common-open-space requirements to preserve rural character.
Members of the Bridgton Planning Board used the May 19 workshop to examine cluster-housing provisions and possible incentives aimed at encouraging smaller-footprint, higher-density development while preserving open space.
Mark (speaker 3), who summarized feedback from a recent CDC meeting, recommended two key changes to make cluster projects viable: reduce front-yard setbacks for homes on internal private drives (he suggested about 25 feet) and allow alternate emergency-access solutions in place of the ordinance's existing two-entrance requirement that applies to developments at or above the 20-unit threshold.
"If you're going to have 20 units it's not always practical to require two full public-way connections," Mark said, and he suggested alternatives the fire chief could accept, such as loop roads, redundant cisterns or other engineered measures.
The board discussed whether cluster housing should be structured as individual reduced-frontage lots or as condominium/planned-unit developments (PPDs) with shared open space. Chair observed that condo/PPD approaches remove lot-line setbacks and can concentrate density within a smaller buildable area, while individual lots may still need frontage and setback relief.
Members discussed common-open-space minimums (one option cited was a 20,000-square-foot open-space requirement tied to a unit count, or alternatively a percentage-of-site approach), and reviewed example layouts that preserve a 75-foot front buffer to a public road while placing homes closer together on internal drives.
The board asked staff to consult the fire chief and public-safety officials about acceptable emergency-access alternatives, and instructed staff to draft clearer cluster-housing metrics (setback reductions, frontage allowances and common-open-space thresholds) for a future public hearing.
The next step is for staff to return recommended numeric thresholds and to coordinate with legal counsel where necessary.
