Select Board schedules joint hearings on package of ordinance amendments for June ballot

The Wells Select Board voted March 3 to schedule joint public hearings with the Planning Board to consider a package of ordinance amendments that would appear on the June 9 town meeting warrant.

The proposed package bundles several items the Planning Board recommended after workshop review: updates to the flood-plain and substantial-improvement language; deletion of a limiting “minor subdivisions” reference in setback rules; revisions to street-standards thresholds to count dwelling units as well as lots; a new staff-review approval process for private streets; a boundary-survey requirement for construction within 25 feet of a property line (with a 400-square-foot threshold); an expansion of Route 1 architectural standards to apply to certain residential rebuilds; timber-harvesting rule updates to align with statewide guidance; the LD 427–required residential parking changes for designated growth areas; and a proposed land-use ballot-question format.

Staff told the board the flood-ordinance edits were intended to accelerate floodproofing consistent with FEMA guidance and the town’s comprehensive plan, but several members warned that shifting from a “life of structure” standard to a FEMA-allowed five‑year reset could allow staged renovations to sidestep the trigger for mandatory floodproofing. Planning staff also emphasized that insurance claim practices and federal subsidy incentives affect homeowner choices and that some changes reflect compliance with state law (for example, items tied to LD 1829 and LD 427).

The boundary-survey proposal drew concern because of the added cost to homeowners; staff estimated a typical survey at about $5,000 and noted state land-surveyor rules now under discussion regarding monument replacement and recording. On street standards, staff said the change to measure thresholds by dwelling units (not just lots) responds to LD 1829 and is intended to protect emergency access and ensure appropriate road widths when multiple dwelling units share a private street. The code office will also propose an approval process for new private streets so future buyers know who is responsible for upgrades.

Select Board members approved a motion to hold joint public hearings with the Planning Board on March 24 at 6 p.m. at 208 Sanford Road, and to place the ordinance questions on the June 9 ballot if the public hearings and any required legal steps are completed. Staff committed to produce clear materials and legal analysis on whether certain ballot-format language belongs in the charter or may be adopted by ordinance.

Next steps: staff will finalize language for each ordinance change, publish materials for the March 24 hearing, and return with any recommendations about charter vs. ordinance mechanisms before final placement on the June warrant.