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Jackson Planning Board
MINUTES –October 8, 2015 – REGULAR MEETING & PUBLIC HEARING
UNOFFICIAL UNTIL APPROVED
Call to Order: The meeting was called to order at 7:03 PM by Dick Bennett, Chair. Attending were: Members Dick Bennett, Scott Badger, Sarah Kimball, Larry Siebert, John Allen, and Betsey Harding, and Alternates Bea Davis and Kathleen Dougherty. Dick determined that Kathleen would be the voting Alternate. In the audience were Jerry Dougherty III, Bob Davis, Stephen Weeder, Joan Aubrey, Roger Aubrey, Jette Glazer, and videographer Hank Benesh, who was filming the proceedings.
Minutes of September 10: Larry moved, and Sarah seconded, acceptance of the minutes; Kathleen commented that the minutes did not reflect ideas about volume issues discussed at that meeting. The minutes were tabled upon agreement that Betsey would review the video tape of the last meeting to make corrections and distribute revised minutes.
Public comment concerning items not on the agenda: Bob Davis stated that there have been secretary’s errors three times recently, twice when a Boundary Line Adjustment was listed as a Subdivision, and once when the names were incorrectly spelled. He suggested that the Secretary of the Board not be a Member of the Board; Jerry Dougherty agreed. Dick said that the Planning Board had tried earlier, unsuccessfully, to get a person to take minutes, but indicated that we can try again. Kathleen mentioned that new people have moved to town and might be interested. Dick affirmed that there are sufficient funds.
Checking paperwork, Dick stated that an application from Shippee will come in when the engineering work is completed.
Dick mentioned that there is a Voluntary Merger application which may be reviewed later in the meeting. In fact, at about 7:25 PM, while the audience reviewed proposed changes to the Subdivision Regulations as indicated below, Dick inquired if the Board would like to review the Voluntary Merger application from Yurkovetskiy and Yurkovetskaya. The soils for the lot where the residence is located would not permit more than two bedrooms, so they want to locate the septic area on the adjacent lot. A letter from Burr Phillips recommends the merger. No action was taken at this meeting.
Betsey distributed invitations for Selectmen, Planning Board members, and others to attend the October 23rd groundbreaking at the Conway Pines Senior complex.
Dick referenced an EPS notice provided concerning a proposed diversion of Great Brook by a timbered spillway. This application was submitted by Black Mountain and Whitney’s Inn LLC to divert water for snowmaking, as needed.
PUBLIC HEARING: Proposed Changes to Subdivision Regulations: Copies of the Regulations with proposed changes highlighted were distributed to all present. Dick began the review by inquiring if there was general agreement among Planning Board members on the proposed changes. Larry affirmed that fact. The Hearing was opened to public participation. Joan Aubrey asked why the fees would be omitted. Sarah replied that, to a large extent, fees are set by the State and County, and that having the fee schedule available through the Selectmen’s Office means that the Subdivision Regulations would not need to be changed just because the fees change.
Jette Glazer asked for the reasoning behind the proposed new regulations. Sarah commented that suggestions for changes have been made over the years; Larry stated that many changes are minor; Betsey added that Dick and she had met with Jay Henry about changes to address Highway and Fire Department concerns. Stephen Weeder asked why the definition for Dry Hydrants was added, and Betsey replied that Dry Hydrants and Fire Ponds are referenced on page 8, (7)(w), so definitions are in order.
Hearing no further questions, Dick inquired about the Board’s wishes. Sarah moved acceptance of the revised Subdivision Regulations; Larry seconded the motion, and all approved.
Listening Post on the Master Plan: Dick introduced the reasons behind this portion of the meeting: the Board seeks proposals and ideas for a Master Plan update; we are reviewing the future, looking at viewsheds, water supplies, and more. Jerry Dougherty III asked why the Board originally made 50 feet the setback requirement. Dick stated his understanding that it was a balance of aesthetics and road maintenance. Jerry said that in 1974, the Board had wanted space for snow removal and adequate off-street parking, as a way to create open space. The then-Town attorney stated that probably open space would not be legally supported. At that time the Zoning Board of Adjustment could address times when a 50 foot setback was not desirable, but now such action is not an option, as the ZBA needs to use only five strict criteria. Jerry
also inquired about the reasoning behind the Zoning Ordinance change made for a lot’s setback on the side where there is no access, commenting that it would make more sense to allow a 25 foot setback uniformly from the right-of-way (ROW). Dick indicated that discussion had addressed unfairness to owners of corner lots. Jerry asked the Board to consider that a 25 foot setback is appropriate everywhere. Dick asked about having, instead, a setback that is measured at 50 feet from the center line of the road, since typically that would involve a 25 foot ROW and a 25 foot setback. Jerry stated that such a change would solve problems, especially where roads are not located as shown. Roger inquired if the road itself, a State road or a local road, might make a difference on the question. Stephen suggested seeing what other towns do about that issue.
Jerry stated that another concern is the need to reexamine the volume-increase restrictions for non-conforming lots, created as a reaction to development of the Snowflake Inn; current regulations prevent expansion of older homes in many ways that could make sense. He inquired if those restrictions benefit the town, and if there are down-sides to changing that requirement, adding that a change may make more of a difference for workforce housing than our own regulations. Stephen commented that, while he had voted for the restriction at the time, he does not feel that it provides any benefit to the town. Joan stated that there may be issues with close neighbors. Larry, citing a report indicating that 253 housing units have prices under $200,000, asked if there is a way to provide the leeway we want without permitting excessively huge
housing. Joan stated that a house with a walk-out basement and two stories may reach a height of 35 feet. Can a suitable compromise be found? Dick indicated that crafting the wording for 50 foot setbacks from the center line is not complicated, and could happen in time for next Spring’s warrant, but that determining concise and appropriate wording for changes to volume may require more time. Joan mentioned that septic is still an issue affecting size of a house. Kathleen commented that she hears of young families unable to make minor changes such as adding a dormer. Jerry mentioned that changing setbacks may allow some changes in volume. Larry asked if Peter Malia might have suggestions on wording used in other towns.
Jette Glazer asked about a draft of the Master Plan; Sarah replied that it exists, but needs updating. Jette also inquired about how we can more actively encourage affordable housing for young families. As a homeowner with young children she wants to ensure that the school will stay open; young families who want to stay in town. Dick explained that our current workforce housing ordinance permits a density increase when including workforce housing. Scott referred to the newly completed and circulated PDI report (commissioned by the Regional Roundtable Advisory Council) which offers ideas on increasing affordable housing and economic development in the Valley, with specific comments about Jackson. Betsey said that some in town advocate for workforce housing units to be built on Gray’s Inn lands; she also stated that Tara Bamford, in the
town’s Build-Out Analysis, indicated that some parts of town could be developed at greater density, and suggested that we consider more than just two zoning districts. Jerry commented that Habitat for Humanity offers an excellent model: with private funding of lot purchases, low-cost homes may be constructed. Betsey told of a program called Island Housing Trust in which donors help a qualified buyer purchase a market-rate unit, recovering costs at the subsequent sale. Larry commented that Tara Bamford recommended that adequate lands be reserved for future municipal growth.
Kathleen offered an idea about an incentive to help school population: permit town and school employees to be given free, or reduced rate, tuition. Scott inquired about having a reciprocal agreement with Bartlett, such that children wanting a larger or smaller class could attend a different school, depending on space limitations, and with no increase in overhead, services, etc. Having the School Board discuss such ideas may be helpful.
Joan asked about whether the Master Plan will address parking problems in the town center. Larry agreed about the need, commenting that it seems to require convincing the Selectmen that additional parking is needed. Also, improving lighting, paving and lining of spaces would make a difference in creating more spaces. Parking and roadway problems will always be an issue, especially during heavy-tourist seasons; Joan stated that improved signage might help.
John moved to adjourn the meeting, and Kathleen seconded the motion; all approved; Dick adjourned the meeting at 8:30 PM.
Respectfully submitted,
Betsey Harding
(Note: an audio-visual record of the meeting may be found on Jacksonflicks.com)
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