By Dolores Sauca Lorusso

A proposal to authorize Accessory Dwelling Units in single-family zoning districts in Hull will be on Monday’s town meeting warrant, but both the planning and advisory boards say the proposed bylaw needs further study before being considered.

The ADU bylaw provides for a permitting process for 10 accessory apartments per year within owner-occupied, existing single-family homes. The ADUs will not add to the number of buildings in town or reduce the amount of open space, and cannot be used for commercial purposes.

The idea behind Article 13 is to create “housing choices for people who need help by using stock we have and not using open space,” said Patrick Finn, chair of the zoning board of appeals, which is sponsoring the article. “ADUs are also beneficial for providing multigenerational housing.”

The planning board voted to recommend that town meeting take no action, while the advisory board supports referring the article for study.

Finn said most homes are pre-existing, non-conforming uses within their zoning districts and would trigger an approval process through the board of appeals.

“As long as the board does not find what is being proposed as substantially detrimental to the character of the neighborhood, they would get it,” he said. “This creates a permitted use of accessory dwelling units and limits non-conformities.”

“This is the perfect example of the dangers of slipshod piecemeal approach to major housing,” Planning Board Chair Harry Hibbard said. “Right now there is no appetite for Airbnb in this town. What if two select boards down the road there is an appetite? We just created a bonanza for people with accessory units to use as Airbnb.”

Advisory board member Patricia Cormier agreed with the planning board’s assessment that the article is “piecemeal,” and said she would like to “see more collaboration between the entities that affect this and can effect the change.”

Planning board vice chair and zoning bylaw study committee representative Jeanne Paquin voted against it because she thinks it should be special permit with age and income restrictions. “I want the planning board to take it up and find a solution,” she said. “Zoning should be looked at holistically and thoughtfully. It deserves further study relative to the whole town.”

“This does nothing for affordability; the planning board is looking into an accessory dwelling unit bylaw that would be restricted to elderly and handicapped,” Hibbard said. “Council on aging is interested in this to help seniors age in place; this article does nothing to help that.”

Planning board member Steve White said he agreed with Hibbard regarding the need for aging in place.

“There are good pieces in here, but needs to be crafted differently,” he said.

“It is not that we don’t agree with making Hull more affordable, but [we] don’t think all the pieces are here,” advisory board member Jason Frady said. “[This] provides an income stream for the property owner and argues that makes it more affordable; I don’t think that addresses affordability in Hull.”

Town Manager Philip Lemnios said there are several zoning articles addressing affordable housing in one way or another on this year’s town meeting warrant.

“It is better to send all of these articles to a committee to look at them and develop a comprehensive housing strategy; that is what is being attempted here but runs the risk of having a bunch of unintended consequences popping up,” he said. “Zoning bylaws need to be considered very carefully because they impact the land use of a community and people’s single largest asset is their property.”

Finn concluded he can’t change the main motion without going through the entire process again; however, he would “support any substitute motion that will at least create a permitted use that does not currently exist in Single Family A, B, C. Everyone has ideas as soon as you propose an idea, so I say put your idea on top of our idea and let’s have a good idea together.”

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