LEBANON — City voters will be asked to consider proposed revisions to municipal zoning requirements, changes aimed at encouraging development of affordable residential housing, including manufactured homes, cluster homes and accessory-dwelling units, or ADUs.

At a public hearing on Wednesday, the City Council voted unanimously to put four proposed zoning amendments related to residential housing regulations on the March 14 ballot.

Collectively, these zoning changes are intended to allow a greater variety of smaller, more-compact housing types within neighborhoods of single-family homes. Officials also hope they would make the permitting process less cumbersome and time-consuming for interested developers.

While new housing continues to be built in Lebanon, a majority of the pending or recently completed projects are apartments — primarily market-rate one-bedroom or studios units — as opposed to homes designed for a family of three or more members.

In addition, city officials and stakeholders have long noted a critical lack of affordable housing options to meet the region’s demand.

“Over my 18 years on the council, housing has been a consistent problem, and it has only gotten worse over time,” City Councilor Karen Liot Hill said Wednesday. “And what I hear from local businesses is that the lack of housing at all socioeconomic levels is causing a headwind in our ability for businesses to grow and for our communities to remain vital.”

Clay Adams, CEO of Mascoma Bank in Lebanon, spoke to the council of behalf of the Vital Communities Corporate Council, a collective of Upper Valley business leaders who meet monthly to discuss challenges affecting the region, such as housing, workforce development and child care availability.

The lack of affordable housing “is often cited as the primary reason people can’t relocate here (and) people having to travel great distances to be here.” Adams said. “It is not helping the vibrancy and inclusivity of all of our combined communities.”

The first zoning proposal would permit “cottage developments,” a cluster of small, detached homes built on a single lot and connected by a shared courtyard or similar common space.

The Lebanon amendment would allow clusters composed of three to 16 houses on a lot size of at least one-half acre, with a permitted density of 2,500 square feet per unit.

Commercial developers typically seek projects that can maximize their number of residential units to increase the overall profit, according to city planning officials. Cottage or cluster housing, which is predicated on using space efficiently and compactly, enables a developer to increase the number of units built.

Under the ordinance, cottage development projects would require a conditional use permit, which would involve the applicant completing a formal planning and zoning process for approval.

“So there would be heightened review in terms of development standards and making sure these (homes) are designed to be compatible with the surrounding neighborhood,” said Assistant City Manager David Brooks.

A second amendment would update the current regulations for manufactured housing developments to align with the standards in the city’s existing manufactured housing parks.

According to Planning Director Nathan Reichert, none of Lebanon’s three existing trailer parks are in full compliance with the city’s zoning regulations. For example, the existing communities provide a housing space of 5,000 square feet per unit. The city code requires manufactured housing parks to provide a minimum of 10,000 square feet per unit.

The proposed revisions would make the zoning ordinance align with existing conditions, Reichert said.

The updates would also enable the expansion of manufactured homes in other parts of the city, according to city officials.

A third amendment would change the categorization of residential additions — such as a swimming pool or a garage — to remove the need for an additional zoning permit at certain properties.

This change applies specifically to single-family homes that were built in rural zones, which would have received a Special Exception permit from the Zoning Board of Adjusters when the home was built.

“Once you have your Special Exception, you shouldn’t have to go back if you want to build an additional accessory use on that property (such as) a simple addition to the house or a pool or a minor change to the driveway,” Reichert said.

A fourth amendment pertains to accessory dwelling units, or an additional living unit on an owner-occupied residential property, such as a basement apartment in a single-family house.

This amendment would allow an ADU on an owner-occupied two-family dwelling, such as a duplex. The existing ordinance restricts ADUs to single-family dwellings.

Planning Board Chairperson Matt Hall said the board, though receptive as a whole with the proposed changes, did not agree with a requirement that cottage homes have a front porch, which the board felt “was unnecessary.”

City Councilors defended their decision to keep that requirement, saying that front porches create an environment of “conviviality” and provide opportunities for social interaction.

The City Council requires a referendum to approve any ordinance changes that pertain to residential properties.

In addition to these zoning proposals, the ballot will also ask city voters whether to change gender-specific language in the city charter to gender-neutral alternatives, which proponents believe will set a more inclusive tone and better reflect modern expression.

The City Council approved a number of other zoning amendments on Wednesday, including revisions to sign regulations and requirements for electric vehicle parking spaces. But these amendments did not require a voter referendum for adoption.

Patrick Adrian may be reached at padrian@vnews.com or at 603-727-3216.

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