West Stockbridge — Residents will have the opportunity to put into place new zoning measures during the October 20 Town Meeting set for 6 p.m. in Town Hall. The last day to register to vote for the session is October 10, and the Town Warrant was signed on August 20.
Accessory dwelling units (ADUs) and short-term rental units (STRs) take center stage
Article 1 of the Town Warrant proposes regulations governing an ADU; that is, a home rental on the same lot as the main house—single-family, two-family, or multifamily—but with its own entrance. The proposal allows ADUs as a matter of right, in accordance with new state provisions, and must be sized not larger than half the floor area of the main home but not more than 900 square feet and must be “appropriate to the neighborhood.”
Although no minimum size for an ADU is listed, larger ADUs are allowed by special permit.
Only one ADU is allowed per lot, and it cannot be owned by someone other than the owner of the main home. Recreational vehicles (RVs) may not be used as an ADU, and an ADU can be rented as an STR in certain circumstances.
Articles 2 and 3 cover an STR, or a rental for a maximum of 31 days to an individual or individuals. The proposal limits those rentals to 80 days cumulatively per year and up to 120 days maximum by special permit and requires all STRs to be registered with the town administrator for a $400 fee, renewable every three years at the rate of $300 for that period.
The proposed regulations require an STR proprietor to have a local manager or someone who can respond within two hours to an issue or 30 minutes in an emergency. Parking requirements are also listed in the provisions. What is not allowed by the regulations? STRs are prohibited from posting signs, sponsoring events or commercial uses such as meetings or weddings, having dumpsters on site, or allowing hourly rentals.
Owner-occupiers with an STR are defined as residing in town for at least 183 days annually. If a full-time West Stockbridge resident does not live on the same property as their STR, they are required to have been a full-time resident for at least five years. A West Stockbridge resident who has moved away can also register an STR if they had lived in town for 10 years or have an immediate family member who has lived in town for 15 years.
If an STR registrant accumulates three or more registration violations within a year, they may be denied a renewal of their STR registration. Should an owner or a tenant violate the town’s STR provisions, fines of $150 to $300 per offense can be imposed, with those sums multiplying as time goes on since each day the violation continues constitutes a separate offense. Should three or more violations of the STR bylaw occur within a year, that site’s registration may be revoked.
A 90-day grace period is provided for in the article before the fines are imposed.
The text of the regulations offers the reasoning behind the provisions, including protecting the residential character of the town’s existing neighborhoods, preventing units transitioning from long-term rentals to STRs, deterring commercial entities from buying up homes to be used as STR businesses, and enabling residents to earn a bit more money.
Zoning Board of Appeals seeks to grow its dais; perfunctory changes to sewer/water budget
Article 4 asks voters to increase the number of associate members on the Zoning Board of Appeals from two members to three members in addition to its five-member board.
Articles 5 and 6 indicate a $46,850 increase and offset in the town’s water and sewer budget that is covered by user fees.
Special elections set for November
A special election on the school question to fund a new educational facility is set for November 4, and a special town election for voters to approve a third member of the West Stockbridge Select Board is scheduled for November 17. A caucus is calendared for October 8.
