2024-10-21: Sfaa Housing Series Session 3 Accessory Dwelling Units

Click timestamps in the text to watch that part of the meeting recording.

Swampscott Accessory Dwelling Unit (ADU) Information Session Review

Section 1: Agenda

Based on the transcript, the likely agenda for the meeting was:

  1. 0:00:06 Welcome and Introduction
    • Moderator Introduction (Ted Dooley, Planning Board Chair)
    • Overview of Swampscott’s ADU Bylaw History (Town Meeting 2022, Master Plan Goal)
    • Context of New State Legislation (Gov. Healey’s Bill)
    • Introduction of Panelists (Marissa Meaney, Mae Cadigan, Derek Thomas)
    • Audience Poll on Housing Needs/Interests
  2. 0:02:45 What is an Accessory Dwelling Unit (ADU)?
    • Definition and Types of ADUs
    • Overview of Benefits (Affordability, Aging in Place, Intergenerational Living)
  3. 0:05:04 Permitting and Regulation in Swampscott
    • Presentation by Marissa Meaney (Land Use and Development Planner, DCED)
    • Role of DCED in Assisting Residents
    • Explanation of “By-Right” Permitting under Current Bylaw
    • Comparison with Upcoming State Legislation (Occupancy, Parking, Utilities)
    • Discussion of Zoning Requirements (Size, Setbacks, Lot Coverage)
    • Tax Implications and Fees (DPW I/I Fee)
    • 0:11:36 Q&A Session for Marissa Meaney
  4. 0:24:15 Developing and Constructing an ADU
    • Presentation by Derek Thomas (Founder, Incremental Developers)
    • Role of General Contractor/Design-Build Firm
    • Importance of Architects and Plans
    • Overview of Construction Process, Costs, and Timelines
    • Types of ADUs and Use Cases (Basement conversions, Detached units, etc.)
    • Discussion of Building Codes, Setbacks, Egress Requirements
    • Prefab/Modular/Manufactured Homes Discussion
    • 0:29:45 Q&A Session for Derek Thomas (Note: Q&A continues interspersed with next presentation)
  5. 1:01:40 Living in an ADU: A Resident’s Perspective
    • Presentation by Mae Cadigan (Swampscott Resident)
    • Personal Experience Converting and Living in a Basement ADU
    • Practical Aspects (Space planning, Furniture, Kitchenette setup)
    • Benefits of Intergenerational Living Arrangement
    • 1:05:43 Q&A and Discussion on Living Experience (Includes input from Mae’s daughter and others)
  6. 1:18:16 Closing Remarks and Next Steps
    • Final Q&A Opportunities
    • Information on Next Housing Series Session (Heidi Whear)
    • Thanks to Panelists and Audience (Ted Dooley)

Section 2: Speaking Attendees

  • Ted Dooley (Planning Board Chair & Moderator): [Speaker 3]
  • Marissa Meaney (Land Use and Development Planner, DCED): [Speaker 2]
  • Derek Thomas (Founder, Incremental Developers): [Speaker 1]
  • Mae Cadigan (Resident living in an ADU): [Speaker 4]
  • Audience Member (Specific role not identifiable): [Speaker 12]
  • Audience Member (Specific role not identifiable): [Speaker 8]
  • Audience Member (Specific role not identifiable): [Speaker 13]
  • May Cadigan’s Daughter (Audience Member): [Speaker 6], [Speaker 18] (Note: These tags likely refer to the same person, May Cadigan’s daughter, based on context 1:01:40, 1:05:50, 1:11:42)
  • Audience Member (Specific role not identifiable): [Speaker 10]
  • Heidi Whear (Likely Director, Swampscott Senior Center / Swampscott for All Ages organizer): [Speaker 7] (Identified contextually by Ted Dooley 17:00 and her role in organizing/closing remarks [20:33, 1:15:58, 1:18:32])
  • Audience Member (Specific role not identifiable): [Speaker 14]
  • Audience Member (Specific role not identifiable): [Speaker 5]
  • Audience Member (Specific role not identifiable): [Speaker 15]
  • Audience Member (Likely Realtor): [Speaker 11] (Based on comment “we both sell houses” 1:07:35)
  • Audience Member (Specific role not identifiable): [Speaker 9]
  • Bob (Audience Member): [Speaker 17] (Identified by name by Ted Dooley 1:08:55)
  • Audience Member (Specific role not identifiable): [Speaker 16]

Section 3: Meeting Minutes

Meeting Start Time: (Not specified, transcript begins at 0:00:06)

1. Opening and Introduction (0:00:06) Ted Dooley, resident and Planning Board Chair, moderated the session. He introduced the topic of Accessory Dwelling Units (ADUs), noting Swampscott’s adoption of a “by-right” ADU bylaw in 2022 as an achievement aligned with the town’s Master Plan. He also referenced Governor Healey’s recent signing of a state law mandating ADUs by right statewide. Panelists Marissa Meaney (DCED Planner), Mae Cadigan (Resident in ADU), and Derek Thomas (Incremental Developers) were introduced. Dooley briefly defined ADUs and outlined benefits such as community stability, manageable living, cost sharing, and intergenerational living [~3:50].

2. Permitting and Regulation (Marissa Meaney, DCED) (0:05:04) Planner Meaney explained her role in assisting residents with ADU conceptualization and permitting through the Department of Community and Economic Development (DCED). She emphasized that Swampscott’s 2022 bylaw allows ADUs “by-right” in single-family zones, meaning ZBA special permits are often no longer required unless other zoning issues (like setbacks) are triggered [~6:30]. This was presented as a significant simplification compared to the previous process. Meaney estimated approximately five ADUs have been permitted since the bylaw passed, with perhaps 60 total existing in town (including previously non-conforming units now legalized) 8:14. She clarified current Swampscott regulations: maximum size is half the primary dwelling’s floor area or 900 sq ft, whichever is smaller 11:44; only one ADU per lot currently allowed 12:16; owner must occupy either the primary dwelling or the ADU 13:00; one additional off-street parking space required 14:08; utilities must be shared with the primary dwelling 14:08. Meaney fielded numerous detailed questions, addressing key differences anticipated under the upcoming state law (effective approx. Feb 2024): removal of owner-occupancy requirement, potential removal of parking requirement, allowance for separate utilities, and permitting ADUs on multi-family lots [12:43 - 15:19, 23:48]. She noted Swampscott would need to amend its bylaw at Town Meeting but would likely honor the state law once effective to avoid appeals [~17:23]. Other points covered included: ADUs increase property assessment but are not taxed as two-families 19:06; a $2,200 per-bedroom Infiltration & Inflow fee goes to DPW 22:25; minimum living space is governed by state building code (~200 sq ft) 23:19; ADUs cannot be condoized/sold separately under state law 40:55. She was unfamiliar with composting toilets as a town-approved option 22:25. The interaction was characterized by Meaney providing specific regulatory information based on current local rules and expected state changes.

3. Development and Construction (Derek Thomas, Incremental Developers) (0:24:15) Derek Thomas described his firm’s work in designing and building ADUs. He emphasized that even small ADUs involve the same construction trades and complexities as larger projects [~30:00]. He strongly recommended engaging an architect early in the process for design and zoning analysis [~27:30]. Thomas shared cost estimates of roughly $200 per square foot and a timeline of about one year for completion, noting these are averages and vary significantly 32:48. He specified that converting existing spaces (basements, attics) is generally less expensive (potentially around $100k) than new detached construction [~36:30]. Thomas discussed practical considerations: defining a “kitchen” (requires a range/stove) 41:40; navigating building codes (e.g., egress window requirements: 44” max sill height, 9 sq ft net clear opening) 46:49; differentiating between prefab, modular, and manufactured housing, noting current logistical and cost challenges with these approaches for ADUs 43:15; and the typical requirement for a foundation [~58:13]. He mentioned experience permitting in Swampscott, including navigating ZBA for setback relief [~30:15]. His presentation provided a realistic perspective on the building process, highlighting necessary professional involvement and adherence to codes.

4. Resident Perspective (Mae Cadigan) (1:01:40) Mae Cadigan shared her personal story of moving into a converted basement ADU (~800 sq ft) in her daughter and son-in-law’s home during the pandemic 1:01:50. She described adapting the space to her needs, creating living/bedroom/bathroom areas and a kitchenette without a full stove [~1:02:20]. She highlighted practical solutions like using modular furniture (LoveSac) for tight spaces [~1:03:40]. Cadigan spoke compellingly about the benefits of the intergenerational arrangement: mutual support, shared chores, companionship, and safety (referencing a recent need to call an ambulance) 1:11:55. Her daughter [Speaker 6 / Speaker 18] added details about the space layout 1:05:50. Cadigan’s testimony provided a strong, positive illustration of ADU living.

5. General Discussion and Closing (1:05:43 onwards) Further discussion clarified that 900 sq ft can accommodate significant living space, comparable to small homes or apartments 1:07:35. It was confirmed that ADUs require separate entrances per building code 1:08:55 and must adhere to lot coverage and setback requirements, though ZBA relief is possible for setbacks 1:10:11. An uncovered porch generally doesn’t count towards the square footage limit 1:16:39. Properties with ADUs must be sold as a single entity 1:17:48. Marissa Meaney offered a personal anecdote reinforcing the value of intergenerational living based on her own upbringing 1:13:26. Heidi Whear promoted the next housing session 1:18:32. Ted Dooley concluded by thanking the panelists and attendees 1:18:16. The session was marked by significant audience engagement and practical questions.

Meeting End Time: (Not specified, transcript ends at 1:18:50)

Section 4: Executive Summary

This informational session, part of the Swampscott for All Ages Housing Series, provided Swampscott residents with a comprehensive overview of Accessory Dwelling Units (ADUs). Moderated by Planning Board Chair Ted Dooley, the panel featured town planner Marissa Meaney, developer Derek Thomas, and resident Mae Cadigan.

Key Takeaways for Swampscott Residents:

  • What ADUs Are: ADUs are self-contained living units (with sleeping, cooking, sanitation) on the same property as a main house. They can be attached, detached, or within the existing home (basement, attic, garage) [~2:45]. In Swampscott, they are currently limited to 900 sq ft or half the size of the primary home, whichever is smaller 11:44.
  • Simplified Permitting: Swampscott’s 2022 bylaw allows ADUs “by-right” on single-family lots [~6:30]. This means homeowners often only need a building permit unless specific zoning relief (like for setbacks) is required from the ZBA, according to Planner Meaney. DCED staff can assist homeowners 5:04. Roughly 5 ADUs have been permitted since 2022, adding to an estimated existing stock of around 60 units 8:14.
  • Current Local Rules vs. Upcoming State Law: Current Swampscott rules require owner-occupancy (in either unit), one extra parking space, and shared utilities [~13:00, ~14:08]. However, a new state law (effective ~Feb 2024) is expected to remove the owner-occupancy and possibly parking requirements, allow separate utilities, and permit ADUs on multi-family lots [~14:08, ~18:40, ~23:48]. Swampscott will need to update its bylaw but expects to follow the state law once effective [~17:23]. ADUs cannot be sold separately from the main house 40:55.
  • Construction & Costs: Building an ADU involves significant planning and cost, similar to other construction projects. Developer Derek Thomas advised engaging an architect [27:30] and estimated average costs around $200/sq ft, with conversions potentially lower ($100k), and timelines around one year 32:48. Foundations are generally required 59:18.
  • Benefits and Lifestyle: Panelists emphasized ADUs’ potential to help residents stay in Swampscott affordably, accommodate changing needs (aging in place), and foster supportive intergenerational living [~3:50]. Resident Mae Cadigan shared a powerful personal story of successfully living in an ~800 sq ft basement ADU, highlighting the practical and emotional benefits of living near family [1:01:40, 1:11:55]. It was noted 900 sq ft offers considerable living space 1:07:35.

Significance for Swampscott: ADUs represent a key strategy for addressing housing needs identified in the town’s Master Plan, offering flexible housing options that can support affordability, senior living, and family structures. The upcoming state law will further expand opportunities but may also introduce changes like potentially more rental properties if owner-occupancy is no longer required locally. This session equipped residents with crucial information on regulations, costs, and benefits as they consider ADUs.

Section 5: Analysis

This session effectively delivered information on ADUs in Swampscott through a well-structured panel format, grounded in local context while anticipating statewide changes. The dynamic between the panelists offered complementary perspectives crucial for residents considering an ADU.

  • Regulatory Clarity and Transition: Marissa Meaney (DCED Planner) served as the authoritative voice on Swampscott’s regulations 5:04. Her clear explanation of the current “by-right” status [~6:30] and the specific differences from the previous ZBA-dependent process was valuable. Crucially, she effectively navigated the complexities of the impending state law, outlining expected changes (owner occupancy, parking, utilities, multi-family allowance) and the town’s likely path toward compliance [~12:43 - 18:58]. Her performance likely instilled confidence in the town’s ability to manage this transition and provided residents with actionable information about both current and future rules. Her personal anecdote 1:13:26 added emotional weight to the intergenerational living argument.
  • Construction Realism: Derek Thomas (Developer) provided a necessary dose of realism regarding the construction process 24:36. While supportive of ADUs, his emphasis on complexity, the need for architects [~27:30], adherence to codes [31:00], and significant costs ($200/sf) 32:48 countered any notion that building an ADU is trivial. His discussion distinguishing prefab/modular/manufactured housing and their current limitations 43:15 was particularly useful in managing expectations about potentially cheaper, faster alternatives often seen online. His arguments effectively framed ADU construction as a serious undertaking requiring professional planning and investment.
  • The Human Element: Mae Cadigan’s testimony 1:01:40 was arguably the most impactful element. Moving beyond regulations and costs, her lived experience demonstrated the tangible benefits of ADUs for aging in place and maintaining close family ties [~1:11:55]. Her practical approach to space limitations and needs assessment (e.g., foregoing a stove [~1:02:45]) made the concept relatable and less daunting. Her presence, along with her daughter’s contributions, powerfully illustrated the “why” that might motivate residents to navigate the complexities outlined by Meaney and Thomas.
  • Audience Focus: Audience questions consistently centered on practical concerns: cost implications [various], the specifics of the state law transition [12:36, 17:05], square footage utility [1:00:59, 1:07:35], physical requirements (foundations 58:13, entrances 1:08:55, setbacks 1:10:11), and impact on existing services (trash 16:33, sewer 21:47). This indicates a motivated audience seriously contemplating ADUs for their own properties. The session appeared successful in addressing these core concerns.
  • Overall Effectiveness: The session balanced technical information (regulations, building codes) with practical advice (costs, process) and personal narrative (lifestyle benefits). The structure allowed distinct facets of ADU development and living to be explored thoroughly. The anticipation of the state law was handled proactively, preparing residents for upcoming changes. The combined effect likely left attendees well-informed about the opportunities, requirements, and potential benefits of ADUs in Swampscott, positioning it as a viable, albeit complex, housing solution endorsed by the town. The organizers (Swampscott for All Ages, etc.) successfully facilitated a productive dialogue on a key local housing issue.