Changes to R1 zoning were on the Ballot in March and was voted down by the residents of Enfield.
Summary
This poll explores whether Enfield should allow more than one principal residential building on a single lot.
Today, Enfield allows Accessory Dwelling Units (ADUs), but ADUs are subject to limitations on size and quantity. Allowing more than one principal building on a lot would remove those restrictions and permit multiple detached homes on the same parcel.
Actual Change
Relevant zoning language includes:
- Section 401.1(U): “No lot shall have more than one principal building.”
- Residential and mixed-use district regulations (including R1, R3, R5, and CB districts) that permit certain uses only “on individual lots.”
- Section 405.1(B): “Any proposed development of ten (10) or more dwelling units…”, classifying large developments of single-family homes as a Cluster Development.
Poll Results
| Option | # Votes |
|---|---|
| Allow in R1. | 1 |
| Allow in R5. | 2 |
| Allow in all zones. | 2 |
| Allow in some specific combination of zones you haven't listed here. (Comment below) | 0 |
| Do not allow but modify existing cluster development rules. (Comment below) | 0 |
| Do not allow. | 3 |
Additional Details
What Is a Principal Building?
A principal building is the primary structure associated with the principal use of a property.
For example:
- On a typical residential lot, the principal use is residential occupancy.
- The house serving that residential use is the principal building.
- A garage, shed, or other accessory structure is not considered a principal building.
- An Accessory Dwelling Unit (ADU) is treated differently under the zoning ordinance and is subject to its own regulations.
Under the current ordinance, a property owner generally cannot construct a second independent single-family home that exceeds ADU limitations on the same lot because that second home would also be considered a principal building.
Cluster Development (Already Allowed)
Enfield already allows cluster development in some situations when the number of single-family units to be built is ten or more. A cluster development can group multiple homes together on part of a larger parcel while preserving the remaining land as open space.
That can produce a similar visual result to allowing multiple principal buildings on one lot: several homes located near each other, with shared open space around them. The difference is that cluster development requires a portion of the parcel to remain open space, while allowing multiple principal buildings would not necessarily impose that requirement.
In other words, cluster development already allows one form of grouped housing, but allowing multiple principal buildings would create additional options for achieving similar results.
What Would Change?
If the restriction limiting lots to a single principal building were removed or modified, property owners could potentially:
- Construct multiple detached homes on a single parcel.
- Create small residential clusters while maintaining shared open space.
- Develop additional condominium-style ownership arrangements where residents own their homes while land ownership is shared.
- Design housing configurations that are not currently practical under existing zoning rules.
The exact impacts would depend on how any future zoning amendment is written.
Summary of Potential Benefits
More Housing Options
Allowing more than one principal building on a lot would create additional housing options. Property owners could choose between a single large building, multiple smaller buildings, or combinations of housing types that are not currently allowed.
More Shared Outdoor Space
Multiple smaller buildings can create courtyards, yards, pedestrian pathways, and other outdoor spaces between structures. A single large building with the same number of dwelling units may provide less usable outdoor space within the developed portion of the property.
Shared Land Ownership Can Reduce Costs
Multiple families can share the cost of land, roads, utilities, and other common infrastructure while still owning individual homes. This may reduce the cost of home ownership compared with each family purchasing a separate lot.
Summary of Potential Drawbacks
Open Space Would Not Be Required
Cluster developments are generally required to preserve a portion of the parcel as open space. Allowing multiple principal buildings on a lot would not necessarily impose the same requirement. While existing density limits would still restrict how many dwelling units could be built, density limits and open-space requirements address different concerns and do not always produce the same result.
Lower Housing Density Than Large Multi-Family Buildings
When the goal is maximizing the number of housing units within a given area, large apartment or multi-family buildings can often accommodate more residents than multiple detached buildings.
Site Layout Concerns
Buildings located on the same lot are generally not separated by traditional zoning setbacks that apply to property lines.
Discussion
“This poll explores whether Enfield should allow more than one principal residential building on a single lot.”
Enfield’s Cluster Development is a form of sub-division. Each principal building (housing units only) is required to be on a separate lot, but is allowed a 55% reduction to the lot lines and road frontage requirements that apply to the rest of that zoning district.
“What Is a Principal Building? A principal building is the primary structure associated with the principal use of a property.”
A “principal residential building”, is not the same as a “principal building.” Any zoning change should be clear as to what type of building would be permitted.
Allowing more than one “principal building” of any type, on a single lot is typically defined and zoned as a “planned Unit Development” (PUD’s). PUD’s are a type of Site Plan Regulation that defines what is allowed and what is required for approval.
Enfield’s Cluster Development is a form of sub-division. Each principal building (housing units only) is required to be on a separate lot, but is allowed a 55% reduction to the lot lines and road frontage requirements that apply to the rest of that zoning district.
“What Is a Principal Building? A principal building is the primary structure associated with the principal use of a property.”
A “principal residential building”, is not the same as a “principal building.” Any zoning change should be clear as to what type of building would be permitted.
Allowing more than one “principal building” of any type, on a single lot is typically defined and zoned as a “planned Unit Development” (PUD’s). PUD’s are a type of Site Plan Regulation that defines what is allowed and what is required for approval.
In keeping with the Enfield Master Plan’s section on development and town culture, this proposal provides for additional options and ease in community members’ ability to create small communities within our larger Enfield community (ie, pocket neighborhoods) that enhances both individual lifestyles as well as supporting the common good of defined populations that are currently struggling with the economics of housing, loneliness, aging in place, purpose and productivity.