The mission of the Town of Duxbury is to deliver excellent services to the community in the most fiscally responsible and innovative manner while endeavoring to broaden our sense of community and preserve the unique character of our town.
Town of Duxbury
Massachusetts
Planning Board
Minutes 12/05/05
Approved 12/12/05
The Planning Board met in the Town Office Building, Monday, December 05, 2005.
Present: Amy MacNab, Chair; George Wadsworth, Vice-Chairman; Angela Scieszka, Clerk; Aboud Al-Zaim, John Bear, and Jim Kimball. Also present were Associate Members Douglas Carver and Harold Moody.
Absent: No one was absent.
Staff: Christine Stickney, Planning Director; and Diane Grant, Administrative Assistant.
The meeting was called to order at 7:32 PM.
OPEN FORUM
No new business was introduced at Open Forum.
AS-BUILT APPROVAL / DEER RUN (Deadline 01/01/06)
Mr. Brian Murphy from JVO Corporation was present as the developer to review remaining items toward street acceptance. Ms. Stickney reported that the basin had been taken care of, and that the shoulders and slopes had been loamed and seeded more than once. Ms. MacNab noted that Town consulting engineer Mr. Walter Amory had reported that more work needs to be done to satisfy completion. Mr. Murphy said that after loaming and seeding several times, he had seen significant improvement during the growing season. He also confirmed that the grass had been mowed several times during the fall, and that a significant downpour in October had not resulted in any erosion.
Ms. MacNab advised that aesthetically the grass looked patchy and clumpy. Mr. Murphy objected to the term “patchy” because in his opinion there are no bare spots. Ms. Scieszka questioned if there was a better solution than grass for the steep slope. Ms. Stickney replied that it needs more time to grow in, and that it was the Board’s discretion to judge whether the grass would grow in fully. Ms. MacNab expressed that although there are bare spots, it was not enough of a factor to withhold street acceptance. Mr. Bear stated that slope erosion is an important factor. Ms. Scieszka asked if Ms. Stickney was concerned about potential erosion and Ms. Stickney responded that her main concern was grass growing in the shoulders between the sidewalk and pavement.
Mr. Al-Zaim noted that there is one outstanding lot and asked if the Board had ever accepted a street with an outstanding lot, and several members replied that they had. Mr. Wadsworth suggested approving the street acceptance and deferring the return of funds.
MOTION: Mr. Wadsworth made a motion, and Ms. Scieszka provided a second, to place an article on Annual Town Meeting warrant for street acceptance of Deer Run.
VOTE: The motion carried, 5:0:1, with Mr. Bear abstaining.
ZBA REFERRAL / 353 WASHINGTON STREET (Pratt)
The Board reviewed this special permit to add a 6’ x 8’ (48 sq. ft.) covered porch to an existing dwelling on a non-confoming lot. Ms. MacNab noted that they had reviewed another ZBA referral regarding this lot on March 7, 2005 and had deferred judgment on the application to the ZBA. Mr. Al-Zaim noted that it appears that the project has been scaled down from the earlier application. The Board commented that the plans were difficult to review because the proposed addition was not depicted on the submitted plans.
MOTION: Mr. Bear made a motion, and Mr. Al-Zaim provided a second, to defer judgment on the special permit referral regarding 353 Washington Street/Pratt to the Zoning Board of Appeals, pointing out that the proposal increases lot coverage over the required 15 percent.
DISCUSSION: Ms. Scieska suggested that language should be added to the motion that the plans are incomplete and that the applicant should note on the site plan where the proposed addition is located. Mr. Bear responded that in this case the Board has sufficient information, and Ms. MacNab added that in this case she believes that it had been overlooked.
VOTE: The motion carried 6:0.
WORK SESSION
Preparation of discussion points for Local Housing Partnership meeting on December 12, 2005: Ms. MacNab noted that Mr. Bill Campbell had submitted a personal letter to the Board with an accompanying article from the December 1, 2005 Boston Globe entitled, “When Selling Your House Means You Have to Leave Town: Rising Values Put ‘Affordable’ Units Off-Limits to Many Longtime Residents.” She advised that the Local Housing Partnership has requested funds from the Community Preservation Committee for a Housing Coordinator. Part of the Housing Coordinator’s job could be to create an affordable housing plan. She said that the Board needs to consider its approach to creating an affordable housing plan and how to get the most out of its future discussion with the LHP. Mr. Wadsworth
pointed out that currently the LHP is requesting $30,000.00 of CPC funds for a Housing Coordinator, and the Board is proposing $20,000.00 of Town funds for a housing plan.
Ms. Scieszka reported that at the LHP’s meeting last week, it became apparent that the LHP members were increasingly uncomfortable with the Board’s proposed “back-up plan” to request funds for a consultant to create an affordable housing plan because with a lower cost, it may undermine the LHP’s funding proposal for a Housing Coordinator. Mr. Wadsworth expressed that the CPC is also concerned about voter confusion that might result from two overlapping proposals. Ms. Scieszka noted that the LHP is fine with the concept of the Board overseeing a housing plan. She and Mr. Wadsworth both expressed that it makes sense for both Boards to work together in their proposed approach.
Ms. MacNab noted that the Board’s primary concern is having a housing plan, but it would be just one duty of a Housing Coordinator. She stated her preference to separate the creation of a housing plan from a Housing Coordinator job description. Mr. Al-Zaim agreed, stating that the housing plan should not justify the creation of a Housing Coordinator. Mr. Wadsworth noted that the skill set is similar for a Housing coordinator and a housing plan contractor. Ms. MacNab noted that there may be some confusion over who is guiding the housing plan if it was a task of a Housing Coordinator. Ms. Stickney advised the Board that the LHP is not interested in overseeing production of a housing plan so there would be no concern if the Board wanted to manage it; however, it should be a joint effort.
Discussion was suspended so that the Board could recess to meet with the Board of Selectmen.
MOTION: Mr. Wadsworth made a motion, and Mr. Kimball provided a second, to recess in order to meet with the Board of Selectmen. There was no discussion.
VOTE: The motion carried unanimously (6:0).
The Board meeting went into recess at 8:20 PM.
JOINT MEETING WITH BOARD OF SELECTMEN
Present for the appointment of an interim Planning Board member to fill Mr. Rob Wilson’s term until Annual Town Elections were members of the Board of Selectmen: Mr.John Tuffy, Ms. Elizabeth Sullivan and Mr. Andre Martecchini; members of the Planning Board; and staff. Also present were the applicants for the position, Mr. Douglas Carver and Mr. Harold Moody. Each applicant presented a brief outline of his background and interest in the Board position, followed by a question and answer period. Mr. Tuffy suggested that the Planning Board provide a motion.
MOTION: Ms. MacNab made a motion to appoint Mr. Harold Moody to the Planning Board as an interim member until the March 2006 election. Board of Selectmen chairman Mr. Tuffy provided a second.
VOTE: A roll call vote was taken. Mr. Martecchini, Ms. MacNab, Mr. Wadsworth, Ms. Scieszka, Mr.Bear, and Mr. Kimball voted in the affirmative. Ms. Sullivan, Mr. Tuffy, Mr. Al-Zaim voted against. The motion carried 6:3.
The Planning Board members and staff departed from the Mural Room and returned to the small conference room.
MOTION: Ms. Scieszka made a motion, and Mr. Wadsworth provided a second, to re-convene the Planning Board meeting. There was no discussion.
VOTE: The motion carried unanimously (6:0), and the meeting was re-convened at 8:59 PM.
Ms. MacNab congratulated Mr. Moody at his temporary appointment to the Board, and thanked both candidates for their willingness to serve. She advised Mr. Moody to contact the Town Clerk for swearing in so that he can serve at next week’s meeting.
WORK SESSION (continued)
Preparation of discussion points for Local Housing Partnership meeting on December 12, 2005 (continued): Mr. Bear suggested that the LHP and Board request a combined article to ensure that an affordable housing plan is the primary focus of Housing Coordinator funds requested through an ATM warrant. Mr. Wadsworth agreed. Ms. Scieszka noted that funding needs to be clearly delineated. Mr. Al-Zaim stated that he would prefer to see two separate articles rather than one joint article.
Ms. MacNab stated that the Board needs more information about the merits of the proposed Housing Coordinator. Mr. Al-Zaim and Mr. Kimball agreed. Ms. Stickney offered to provide to the Board with the Housing Coordinator proposal that was submitted to the CPC. Mr. Al-Zaim suggested that the position be termed “Housing Consultant” rather than “Housing Coordinator.” Mr. Kimball pointed out that voters could be put off by the prospect of the Housing Coordinator position potentially becoming a full-time Town-funded position, and stated that if the work was crucial, perhaps it should be. Mr. Wadsworth pointed out that the proposed CPC funds would be considered seed funds and that the LHP could apply for grants to continue subsidizing the position, as is the case in Nantucket, for example. Ms. Scieszka
noted that it is possible that the Housing Coordinator could become a full-time Town position.
MOTION: Mr. Bear made a motion, and Mr. Wadsworth provided a second, for the Planning Board to meet with the Local Housing Partnership on Monday, December 12, 2005 with the intent to support the proposed warrant to create a Housing Coordinator position with a primary duty of creating a housing plan.
DISCUSSION: Ms. MacNab and Ms. Scieszka stated that it is premature to support the position without more information.
VOTE: The motion was defeated, 2:3:1, with Mr. Wadsworth and Mr. Bear voting yes; Ms. MacNab, Ms. Scieszka and Mr. Al-Zaim voting no; and Mr. Kimball abstaining.
Review of Draft Warrant Articles: The Board reviewed and made minor revisions to the following draft articles:
§ Corrections to the Town Zoning Map dated March 2004.
§ Geographic Information System (GIS) Revolving Fund authorization – It was suggested that staff request that the Board of Selectmen co-sponsor this article.
A draft article to fund a traffic planning improvement and mitigation plan for the Snug Harbor corridor was rejected. A draft article requesting funds for creation of a certified Housing Plan was deferred until next week’s discussion with the LHP. Ms. Stickney reminded the Board that final ATM warrant articles are due by December 19, 2005.
Review of Draft Historical Commission Articles: As requested by the Board, the Historical Commission submitted two draft warrant articles for Board review. Ms. Stickney noted that the Board would be sponsoring these articles on behalf of the Historical Commission. One draft article addressed revisions to Duxbury Zoning Bylaws, Section 609.3 Procedures, requesting a revision of demolition delay on historically significant buildings or structures from six months to twelve months. Ms. MacNab offered to contact Building Inspector Mr. Richard MacDonald regarding language that would tie a building permit into the demolition delay. Another draft article provided an amendment to Duxbury Zoning Bylaws, Section 609.2 Definitions, defining the term “demolition.” One minor revision was recommended by the Board. Ms.
Stickney will provide the Board’s suggested revisions to the Historical Commission.
Review of ZBA 3% Rule and Other Towns’ Zoning Bylaws (Floor Area Ratio) Research: It was agreed that discussion would be deferred until a later date to allow time for a fuller discussion.
OTHER BUSINESS
Subdivision Review: Ms. MacNab requested that the Board hold a January discussion regarding recent subdivisions. She asked Ms. Stickney to provide a list of subdivisions to the Board so they can drive by and review them.
Meeting Minutes of November 28, 2005: Mr. Wadsworth withdrew a motion to approve, and Ms. Scieszka withdrew a second, to allow the Board more time to review.
ADJOURNMENT
MOTION: Mr. Wadsworth made a motion to adjourn. Mr. Kimball provided a second, and the motion passed unanimously (6:0).
The Planning Board meeting was adjourned at 10:15 PM. The next meeting of the Duxbury Planning Board will be held on Monday, December 12, 2005 at 7:30 PM in the Duxbury Town Offices.
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