Bolton planners ask staff to draft broader accessory-dwelling-unit rules

The Bolton Planning & Zoning Commission on Nov. 18 asked staff to prepare a proposed accessory dwelling unit (ADU) regulation for consideration at the commission's January meeting.

Patrice Carson, AICP, Consulting Director of Community Development, presented sample ADU regulations from Hebron, Killingly, Mansfield, Old Saybrook and Tolland and said the State's model would allow ADUs in attached or detached buildings provided an owner remains on site. "The State's aim is the expansion of rental units; it is an expansion of a smaller, more affordable rental-type unit and the model is to include having the owner on site," Carson said.

Commissioner Thomas Manning said Bolton should broaden the allowable physical forms of ADUs and focus on regulating features that are straightforward to enforce, such as the size of an accessory building, number of bedrooms and septic-driven bedroom limits. "My preference is to regulate things that are physical such as measurements," Manning said.

Chairman Adam Teller questioned the relationship between owner-occupancy and housing quality, asking why the regulation should require the owner to live on the property. "I do not see the functional purpose of having these properties be owner-occupied," Teller said, noting two-family homes are regulated differently and that owner-occupancy does not clearly ensure better maintenance.

Other members discussed the original intent of Bolton's accessory-unit rules — historically aimed at allowing a small rental or space for a service worker or family member, often with an interior door connecting units — and emphasized limiting changes that would disrupt the character of single-family neighborhoods. Alternate member Rodney Fournier suggested practical, easy-to-enforce measures such as capping bedrooms or tying unit size to the primary dwelling and septic capacity.

By consensus the commission directed staff to draft a proposed ADU regulation for the January agenda and circulate the draft to members for comment before the meeting. Patrice Carson said she will email the draft and requested members return comments to staff in advance.

The discussion cited several precedent towns and emphasized that Bolton's finished regulation should be measured (size limits, percentage of main dwelling, bedroom limits) and sensitive to neighborhood character while aiming to add smaller rental units to the local housing supply. The commission did not vote on any regulatory text at the Nov. 18 meeting.

What comes next: Staff will draft proposed language for the PZC's January meeting; the commission will review and members will provide written comments in advance of that meeting.