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 06/27/05
The Planning Board met in the Town Office Building, Monday, June 27, 2005.
Present: Amy MacNab, Chairman; George Wadsworth, Vice-Chairman; Angela Scieszka, Clerk; Robert Wilson and Aboud Al-Zaim.
Absent: John Bear and Jim Kimball; Douglas Carver and Harold Moody (associate members)
Staff: Christine Stickney, Planning Director
The meeting was called to order at 7:35 PM.
OPEN FORUM
The Planning Board suspended discussion until later in the evening
REQUEST FOR EXTENSION ON SUBDIVISION COMPLETION DATE/PRATT CIRCLE
Present: Attorney Robert E. Galvin, Sr. on behalf of the applicant – Gerald White & Brick Kiln Realty Trust
Ms. Stickney informed the Planning Board that the subdivision is due to reach the required completion dated on July15, 2005 per the approved decision. Although site work has been completed, As-Built plans and other required documentation have not been submitted and the applicant should request an extension of this deadline.
Attorney Galvin brought with him a set of As-Built plans he wished to submit. Ms. Stickney noted that the consulting engineer will need to have a set for his review. Attorney Galvin felt if given to September 1st everything should be completed by then.
MOTION: Ms. Sieszka motioned to extend the subdivision completion date to
September 1, 2005, seconded by Mr. Wilson and unanimously voted.
REQUEST FOR EXTENSION ON SUBDIVISION COMPLETION DATE/DEER RUN
Present: Brian Murphy representing JVO Corporation
Similar to the previous matter, Ms. Stickney informed the Planning Board that the subdivision is due to reach the required completion dated on July 14, 2005 per the approved decision. She reported that there still remains a substantial amount of site work to be completed including final pavement. The Planning Board retains a bond that is due to expire on October 3rd. Ms. Stickney also noted that Walter Amory has mentioned on numerous times the need for minor items to be addressed and to date they are still incomplete.
Mr. Murphy explained that they were not going to do the final paving until all house development was completed and they hoped to start the last house by this November. Mr. Murphy would like an extension until December 1, 2005. Ms. MacNab noted that the subdivision approval required that all roadway work be completed within two years and she is concerned with extending the completion date beyond the bond expiration date. She asked Mr. Murphy why this work couldn’t be completed this summer. He responded it could but that was not what they preferred to do.
Members suggested to Mr. Murphy that the subdivision reach completion shortly and that he work with staff and Mr. Amory to address those incomplete items. Staff was instructed to have an on-site meeting with Mr. Murphy, his contractor and Mr. Amory to address those items of concern to Mr. Amory.
MOTION: Mr. Wadsworth motioned to extend the subdivision completion date
to September 1, 2005, seconded by Mr. Wilson and unanimously
voted.
REVIEW & APPROVAL OF COVENANT/DELANO DRIVE
Ms. Stickney reported that Town Counsel had approved to form the Covenant – Ms. MacNab would like additional time to review. The matter was continued until the 7/11/05 meeting.
OTHER BUSINESS
ZBA Comprehensive Permit – Duxbury Farms off High/Franklin St.
Planning Board members reviewed the recent decision from the ZBA as a result of the appeal of the original decision. The Planning Board discussed the creation of undersized lots and a road through the 40B permit. Ms. MacNab commented that the state statute permits only the Planning Board to sign a recordable plan. Ms. Stickney reported that in conversations with other Planning Directors the issue of endorsement has been interpreted in different ways and there are two camps of thought on the issue. It was recommended that Attorney Troy be consulted on the issue and possibly be asked to a meeting to discuss the matter.
Endorsement of the Song Sparrow decision:
Ms. Scieszka asked the Planning Board to review the final decision as to the requested changes. She then signed the decision as the Planning Board Clerk.
Payment of Invoices:
MOTION: Mr. Wilson motion to pay Mainstream Engineering Invoice
#20585 for T-Farm Estates in the amount of $824.50, seconded by Mr. Wadsworth and unanimously voted by the Board.
OPEN FORUM: (Previously tabled from the start of the meeting)
Mr. Wilson reported on the recent visit he and a few members of the Local Housing Partnership took to Nantucket to meet with representatives of the Nantucket Housing Office.
The Nantucket Housing Office is a 501-3C private non-profit that works under contract with the Nantucket Housing Authority. Staffed as two person office they work with volunteers and the development community. He commented that the staff was exceptionally skilled in this area citing their backgrounds. He also noted it works like a CDC – Community Development Corporation outside of the municipal requirements.
Work began in 1993 as a response to a RFP (Request for Proposals) that focused on Nantucket’s Housing needs, a program to remove and recycle housing and work with housing rehabilitation. Mr. Wilson has reported 18 houses have been made affordable since 1993.
Nantucket removal and recycling program is an effort to obtain homes slated for demolition and remove them from the subject property and relocate them to a piece of town owned property. Town Meeting approved the requirement of mandating all teardowns participate in the program and they also approved funding to cover the costs of moving the structures to other lots. The majority of the houses moved are rental and the Town maintains the ownership.
He also discussed another program, the Resident Housing Need Covenant – allows property owners to have a second dwelling on their lot. The second unit is under a Covenant and capable of becoming a condo for year round residents that meet the150% median income (the median household income of Nantucket is $116,000). This effort is to help provide affordable housing for employees in the trade or service industries who are year round and not seasonal employment. Mr. Wilson will share a copy of the Covenant with the members. Mr. Wilson also noted that they submitted their housing plan to DHCD and became certified which allowed them to be eligible for other funding sources.
Ms. MacNab noted Nantucket is an island unlike Duxbury where folks can come and go more easily. Mr. Wadsworth also noted that although we have some guest houses we do not have a lot. Members discussed the issue if two dwellings on one lot and the potential fro future division of the property into undersized lots via the 81L provision. Ms. Scieszka noted the difference in Nantucket is that they are condominiums and they are not eligible for 81L subdivisions because of their ownership form and age.Mr. Wilson provided materials obtained from Nantucket for staff to copy to include in the next Planning Board packet.
Lincoln – Heck House:
Mr. Wasdworth provided members with a copy of a Lincoln newspaper article relative to historic preservation of a controversial property in Lincoln. He pointed out the issue of preserving the front façade and allowing modifications of other portions of the house. Mr. Wadsworth suggested this maybe something Duxbury would want to consider.
WORK SESSION
The Planning Board returned to their 6/20/05 discussion of the Community Development Plan in an effort to review and comment on the recommended Housing Strategies. Beginning with Strategy #7 the Planning Board discussed the following:
Strategy #7 – Identify and seek new programs and potential funding sources for targeted types and locations of economic development projects.
Actions items under Strategy (see page 4-31 of Community Development Plan):
Members discussed potential grant programs and questioned if Duxbury could be even considered for such programs. Ms. Stickney commented that some grant programs are based entirely on a community’s income level while other grant programs are more likely to go to communities that look at new and innovative initiatives that attempt to address a problem. She cited the Priority Development Fund grant the Town received for the review of a non-conforming lot provision for affordable housing.
Ms. Stickney asked now that the Board has reviewed the strategies do members want to meet with the Local Housing Partnership to have a discussion. Ms. MacNab felt that the Board needs to also review the proposed certified housing plan that Ms. Barrett is working on. Members asked the status and directed Ms. Stickney to make contact with her and when a draft could be anticipated.
ADJOURNMENT
The Planning Board meeting was adjourned at 10:00 PM. The next meeting of the Duxbury Planning Board will be held on Monday, July11, 2005 at 7:30 PM in the Duxbury Town Offices.
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