MINUTES OF THE PLANNING BOARD PUBLIC HEARING
TO AMEND SECTION 2.9.B. OF THE ZONING BYLAWS:
INCLUDE THE INDUSTRIAL DISTRICT SOUTH OF HARTWELL STREET IN THE CCRC OVERLAY DISTRICT AND ADD SECTION E., AFFORDABILITY COMPONENT
DECEMBER 12, 2007
MEMBERS PRESENT: Chair Patricia Halpin, John Baker, Karen Paré, Lawrence Salate, Vincent Vignaly
MEMBERS ABSENT: None
OTHERS PRESENT: Jeff Nathan, Donna Truex, Edward St. Pierre, Nanette St. Pierre
Ms. Halpin opened the public hearing at 7:30 p.m. and Ms. Paré read the legal notice of public hearing that was published in the Telegram & Gazette on November 28th and December 5th. Ms. Paré then explained the aim of the proposed changes to Section 2.9 of the Zoning Bylaws. There are two separate changes, she pointed out. One is to modify Section B., Applicability and include the area within the Industrial District south of Hartwell Street in the Continuing Care Retirement Community (“CCRC”) Overlay District. This area was inadvertently left out of the previous change to the overlay district. By modifying the language, a zoning map change will be avoided.
The second part of the proposed change to the Zoning Bylaws seeks to increase the number of affordable housing units in town by requiring developers of CCRC projects to include at least 15% of ownership units as “Affordable Housing Units” and 20% of rental units as affordable. In the last few years, two-thirds of the new housing in town has come from CCRC units, putting the town further behind in its requirement to provide 10% of housing units as affordable. Of 368 new units constructed, 191 have been CCRC units. Ms. Halpin noted that the residents of CCRC units in town impact the vote at Town Meeting and do not necessarily support schools and other costly projects. Their presence is changing the town’s complexion.
Ms. Truex, representing Bowditch & Dewey, stated that she has concerns with the affordability component of these proposed changes. If a developer proposes five new units, 15% affordable is a huge deterrent, she contended. Mr. Vignaly and Ms. Paré argued the case of the town’s need for immediate solutions to the 10% affordable requirement of Chapter 40B. They noted that Angell Brook development is seeking relief from the town from permitting fees for their three proposed affordable units, which is a way to offset the costs of building affordable housing units. Ms. Nanette St. Pierre, co-owner of a parcel in the Worcester Corporate Center that has not yet sold, stated that
Minutes of the Planning Board Public Hearing -2-
December 12, 2007 – Proposed CCRC Zoning Changes
this parcel is difficult to market with steep slopes. A potential buyer who may be considering a CCRC project will see the proposed affordability component as an extra burden, which may impede any sale of the property.
Ms. Paré suggested that the Planning Board could propose these two Bylaw changes to the town as separate articles at Town Meeting, which Ms. St. Pierre and Ms. Truex found to be acceptable.
Ms. St. Pierre noted that she is still marketing the remaining lot in the Boston Real Estate Journal and elsewhere, but the real estate market is extremely slow. Mr. Vignaly noted that the neighboring Briarwood development next door might consider expanding into that area.
Upon motion of Mr. Vignaly and second of Mr. Salate, it was unanimously voted to continue the public hearing until January 9, 2008 at 7:00 p.m.
Date Accepted:____________ By:___________________________
Karen Paré, Clerk
Submitted By:_________________________
Susan Abramson
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