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 06/20/05
The Planning Board met in the Town Office Building, Monday, June 20, 2005.
Present: Amy MacNab, Chairman; George Wadsworth, Vice-Chairman; Angela Scieszka, Clerk; Robert Wilson, Aboud Al-Zaim, John Bear and Jim Kimball.
Absent: Harold Moody (associate member)
Staff: Christine Stickney, Planning Director
The meeting was called to order at 7:35 PM.
OPEN FORUM
Economic Advisory Committee (6/14/05): Ms. Scieszka reported on the recent EAC meeting with Mellon Bank representatives and residents. Members discussed the situation with possible tenants and Ms. MacNab suggested members may want to visit the Village Marketplace in Scituate, a potential tenant under consideration.
OTHER BUSINESS
Payment of Invoices:
MOTION: Mr. Wadsworth made a motion to approve payment of the following Amory Invoices – Invoice # 10809A ($30.00) for Deer Run, Invoice # 10809B ($688.46) for Cedar Tree Farm and Engineering Invoice # 10809C ($615.00) for Hillside Lane, Mr. Wilson provided a seconded to the motion which carried unanimously (7:0).
MOTION: Mr. Wadsworth made a motion to approve payment of the following Mainstream Engineering Invoices – Invoice # 20584 ($195.00) for Pratt Circle, Invoice # 20586 ($226.50) for Bayside Marine and Invoice # 20587 ($601.50) for Song Sparrow, Mr. Wilson provided a seconded to the motion which carried unanimously (7:0).
Minutes:
MOTION: Mr. Al-Zaim made a motion to accept the minutes of 6/13/05 as written. Ms. Scieszka provided a second for the motion, which carried unanimously (7:0).
MAPC REPRESENTATIVES: DISCUSSION ON HALL’S CORNER SMART GROWTH STUDY
Bill Clark and Mark Racicot, planners from the Metropolitan Area Planning Commission were present for the discussion. Mr. Clark explained the funding source of the study comes from the Vision 2020 program but with caveat the study has to be completed by June 30, 2005. He provided members with copies of a draft spreadsheet and notes as to the work product to date. Mr. Racicot reviewed the original charge given to them from meeting with the Planning Board back on June 6, 2005. They intend to look at the existing Zoning regulations to determine a potential build out scenario in the area. Alternative scenarios will be considered for an increased mixed use with a residential component. Residential units above the first floor are allowed now under the bylaw but it is by special permit from
the ZBA. They will also be looking at the Title V statute for what is possible now and if the zoning were to be changed. The final aspect will be a cursory look at traffic components of the area with consideration to more mixed uses.
Mr. Racicot referring to the spreadsheet handout explained how they have begun reviewing the existing uses and existing finish space with the help of the Town’s Assessors’ records. Based on the current zoning, 1-4 units is permissible an acre in the Neighborhood Business District. He pointed out that 4 unit limit is more restrictive than the parking regulations and the 50% impervious cover requirement. Mr. Racicot asked about the site coverage requirement in relation to gravel parking areas. Members explained the perspectives of the three major land use boards, Planning, Zoning Board of Appeals and Conservation. For purposes of this discussion, gravel will be considered the same as pavement to determine calculations. Making certain assumptions, Mr. Racicot demonstrated
to the Planning Board the potential for 8 units per acre with some modifications with regards to Floor Area Ratio (FAR) with additional stories.
Mr. Wadsworth questioned the handicap accessibility issue. Alternatives available include placing residential units on the ground floor behind commercial uses. Ms. MacNab asked how does the calculation change with smaller lots which are common in this area? Mr. Racicot explained that the FAR is independent of the lot size. Ms. Scieszka questioned if they would be able to determine lot coverage? Mr. Clark responded that with the limited information they could not. He demonstrated some mapping done utilizing the MAPC GIS data and the state’s aerial photography. The lot lines are a little off however the Town’s new GIS base layer will be provided to MAPC to help improve the lot line situation.
At the suggestion of Mr. Bear, Mr. Racicot chose a sample on the spread sheet and walked the Planning Board through it to understand how the data collected will be formatted for discussion purposes.
Members expressed their interest in the final draft and found the information useful. Ms. MacNab & Mr. Al-Zaim noted their conclusion that Hall’s Corner appears to be well balance in the area with the exception of the A&P/Grand Union site. Mr. Bear pointed out a possible scenario in the future where one owner could potentially buy a number of adjoining lots and consider a tear down situation. The data from MAPC will be helpful for consideration of alternatives.
Mr. Kimball pointed out that all commercial uses are by Special Permit and unless a change by to the bylaw is proposed for something by right it is a negotiation process with the Zoning Board of Appeals.
Members also discussed the septic issue of the area. Consideration in the future of some type of shared system etc. will have to be included in any long rang planning. There are very few substantial size open areas left in the general vicinity for such a large system.
In closing, MAPC will continue their work and return to the Planning Board in late July early August with their final findings and make a presentation at that time. Members thank Mr. Racicot and Mr. Clark for their work to date.
WORK SESSION
The Planning Board returned to their 5/9/05 discussion of the Community Development Plan in an effort to review and comment on the recommended Housing Strategies. Beginning with Strategy #6 the Planning Board discussed the following:
Strategy #6 – Revise Zoning, subdivision and building regulations to ensure overall residential quality, desired design and character, and affordable housing opportunities for all income groups.
Actions items under Strategy (see page 4-17 thru 4-20 of Community Development Plan):
· Accessory Apartments: The Planning Board felt there has been enough discussion on this matter at the last Town Meeting.
· Conversion of larger homes for multifamily use: Mr. Wadsworth expressed his support of this type of proposal; other members questioned how it would be accomplished and the issue of absentee landlords. Discussion as to who manage this and oversee compliance with income levels and the issue of homes in the Aquifer Protection District were also discussed in detail. Mr. Kimball added that he thinks there should be certain areas allowed in town for multi-family housing and let the market direct itself.
· Encourage residential construction …while providing open space … The Planning Board felt this was the Open Space Cluster Design that already exists in the Zoning Bylaw.
· Modify the Demolition Delay Bylaw – The Planning Board could see no benefit in either extending the time or age of the structure. Reuse of the structure to be demolished was favored more and exploring alternatives to move the houses to other lots for affordable units seems to be the area to be explored in the Planning Board’s opinion.
· Inclusionary Zoning – We have this in the existing bylaw.
· Affordable Housing on Substandard Lots: Ms. Stickney reported on the project under way with the Priority Development Fund. Duxbury received a small monetary grant of $6,700 to hire a consultant to assist in the development of a zoning bylaw that would allow only affordable housing on undersized lots if minimal standards were established. It would be permissible by Special Permit. To date, data is being collected as to how many lots we have in Town that may be eligible for such a bylaw. Ms. Stickney suggested waiting to see what comes from the Consultant as to the proposal.
· Limited Developments – members were unsure from the narrative what was actually being proposed.
· Home-sharing, cooperatives, co-housing etc… Rob Wilson report on successful developments down on the islands for this type of housing to help keep service workers on the island. Others discussed the number of people allowed to co-habitat together in accordance with the bylaw – under definitions. More review is needed on this action item –
· Comprehensive Permits (40B) – Ms. MacNab pointed out this action item goes a against the grain of the Planning Board.
Members agreed to begin again next week with strategy #7 given the late hour.
CONTINUE – OTHER BUSINESS
Ms. Stickney reported she had a long meeting with Town Counsel on a variety of items but one of particular interest is the “standardizing” of a format for use in future Protective Covenants. She will work with his office to possibly create a template for use in the future.
Ms. MacNab questioned the use of Town funds for Town Counsel’s review of developers Covenants. Is there a way we can re-coop these costs through the subdivision rules and regulations? Mr. Al-Zaim expressed his opinion he believes these are “professional services” already eligible for payment out of the escrow accounts.
Dingley Dell subdivision – At the request of Planning Board members, Ms. Stickney asked Town Counsel about the status of the court case. It is due to return to court 6/30 and to date no application has been submitted to the Zoning Appeals Board. Ms. MacNab asked that staff re-contact Town Counsel and urge him to get the case dismissed – the Planning Board gave their approval to the subdivision and that was what the case was about not the applicant’s ability to build a house in Duxbury.
Wright Building – Ms. Stickney asked members to approve a letter of support for the Massachusetts Preservation Project Fund (MPPF) grant she will be filing over the next week. Members agreed and recommended the Chairperson sign.
ADJOURNMENT
The Planning Board meeting was adjourned at 10:10 PM. The next meeting of the Duxbury Planning Board will be held on Monday, June 27, 2005 at 7:30 PM in the Duxbury Town Offices.
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