At its upcoming 10 October 2019 meeting, the Planning Board will discuss proposed Senior Housing language. The draft language was distributed to Board members yesterday, and is appended below. I plan to make the following comments at Thursday’s meeting.
First some general comments:
- The Planning Board agrees that the Lyme Zoning Ordinance must be changed to permit any sort of Senior Housing development. However, it is important to note that neither the Ordinance nor the Planning Board will actually create Senior Housing – only a builder or developer can do this. Consequently, the ordinance should focus on making it possible to do so.
- This proposal seems to be a complex, overly prescriptive set of rules that constrain the choices for anyone who might want to develop senior housing. There is no provision for flexibility: even if a good idea were proposed, there is no mechanism whereby a developer could get a special exception or other relief from these strict rules.
- The wording of the proposal seems to say that the Planning Board is responsible for making decisions regarding design, size, adequacy of soils, and traffic safety. It is not clear how the board could obtain the technical or financial expertise to make these decisions.
- In this proposal, the Board retains the power to deny a project based on its suitability to “the character of the land and neighborhood” and “present character of the village,” even if it meets all other standards. The likely effect of those subjective judgements will be to inhibit, rather than to promote senior housing developments.
- It is my belief that no developer would consider a Senior Housing development in Lyme under these rules because of the uncertainties described above.
Questions regarding the specific wording of the proposal (original language in italics):
- Senior Housing shall be allowed in the Lyme Common Zoning District. Why is it important to confine this kind of development to the Common District? Are there concerns about bad outcomes that might result from allowing Senior Housing elsewhere in town?
- Furthermore, the Planning Board’s own unfinished build-out analysis casts great uncertainty on the capacity of the Lyme Common District (for example, acreage, water, septic) to support new development.
- … to provide housing that is suitable for the needs of an aging population that will provide independent living with an emphasis on safety, accessibility, adaptability, and to provide the opportunity for a network of support from other residents. This is laudable. Does it provide any legally enforceable guidance to developers who might want to develop a senior housing project? More importantly, could this language ever be used to deny a Senior Housing development that met some, but not every one of these goals?
- Senior housing should be consistent with the present character of the village. Per the Master Plan, the character of Lyme seems to be “Single family homes on separate parcels.” Is there some other definition of the “present character”? How and where would these characteristics be defined? Does Lyme have a history of these kinds of decisions that a developer could look to?
- All residential units will be limited to two residents where one resident must be age 62 or older. This needs further explanation:
- Why reject the Federal HOPA (Housing for Older Persons Act, 1995) guidance that says that housing can have age restrictions if “…at least 80 percent of the occupied units must be occupied by at least one person 55 years of age or older per unit…”?
- What bad outcome would occur from using the younger Federal standard?
- What happens if a qualified couple needs to take care of a parent? Do these people need to move out?
- How will the limitation on the number of people in a unit be enforced?
- Residential units may be no larger than 1,200 square feet. How was this size determined? What evidence exists that this size is in any way attractive or economically feasible, either for potential developers or for residents?
- Dimensional Controls… shall be established by the Planning Board… based on the character of the land and neighborhood… How would a developer know what might or might not be permitted? What legally-binding guidance could be provided regarding “character of the land and neighborhood”? Are there any precedents or decisions to look to?
- …the adequacy of the soils to support on-site wastewater disposal and wells; safety of access and traffic circulation… As noted above, how shall the Board obtain the expertise to assess the property’s support for wastewater and wells or for traffic safety?
- … and other issues relating to the future use and enjoyment of the property. What subjects might this language include? What bad outcome(s) is this language intended to preclude? Are there other ways to solve those problems?
- The maximum number of units (mixed use) shall be established by the Planning Board through Site Plan Review. In no instance shall the maximum number of residential units exceed 10. Although this number was offered as a placeholder, what objective criteria would be used to set the value? Is this number large enough be financially feasible for a developer? What bad outcomes would occur from a development with more units?
- All residential units shall be located on the ground floor. What is the justification? There are plenty of senior housing developments on two, three, or more floors.
- Ownership: All units shall be owned by a single owner. What is the motivation behind this restriction? What bad outcome would result from independent ownership of the units (say, as condominiums?) Is this even an appropriate planning and zoning restriction?
- The subdivision of the lot to separate the residences is prohibited through the grant of a zoning easement to the Town of Lyme. What is the motivation behind this? Why is it ever necessary to grant the Town an interest in private property? Is the plain language of the ordinance not a strong enough guarantee?
If you have thoughts on the above, I hope you can come to the Planning Board meeting on Thursday, 10 October 2019 at 7:00pm in the Town Offices. If you have opinions, but can’t make it, please send a note to the Planning and Zoning Administrator (firstname.lastname@example.org) and please cc: me – email@example.com
Feel free to share this post on Facebook, LinkedIn, Twitter, or email by clicking one of the icons below. Any opinions expressed here are solely my own, and not those of any public bodies, such as the Lyme Planning Board, to which I may belong. I would be very interested to hear your thoughts – you can reach me at firstname.lastname@example.org.
(Can’t read the PDF above? Download it at https://RandomNeuronsFiring.com/wp-content/uploads/2019/10/Senior-Housing-Proposal-DAR-8Oct2019.pdf)