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HomeMy WebLinkAboutMaster Plan Council 04/02/1987TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL Date of meeting: April 2, 1987 Members Present MINUTES OF MEETING Kelli Spedden Steven Chapman Paul Folkman Bill Madan Stuart Sweet The meeting was called to order at 7:40 PM. Stephen Calvin Joanne Colella Larry Harrington Carl Nelson Allen Willis JUN 1 91987 A motion was made by Mrs. Colella to approve the minutes of the March 26 meeting, seconded by Mr. Madan and passed by unanimous vote. Correspondence The Council received a notification from the Environmental Lobby of Massachusetts of a hearing on Land Bank legislation on April 7 and of a "Land Day" Rally being held in Boston on April 28. The Council also received an invitation from the Division of Agricultural Development of the Commonwealth of Massachusetts to attend a field trip to the Swampscott Department of Public Works to view the sludge. Presentation by Consultants Ms. Spedden introduced Dr. Rolf Goetze and Mr. Bob Gatineau of Connery Associates to the members of the audience and explained that the purpose of this meeting was for them to introduce to the public their work to this point with the Council, including their draft housing plan for Mansfield, and to answer questions the public might have about the proposals in this draft. Through handouts to the audience and slide presentations Mr. Catineau and Dr. Goetze explained the original grant for the tri—town housing study, their preliminary work in studying changes in housing patterns and prices over the last decade, changes in population patterns, and changes in housing needs now and in the near future. They reviewed briefly housing as it exists in Mansfield now, and the present and future needs for housing in town. They then outlined for the audience their draft housing plan for Mansfield to meet these housing needs. uestions and Comments After their presentation Dr. Goetze and Mr. Catineau answered questions and responded to comments from the audience; following are some of those questions and comments: r' WHAT HAPPENS TO THE AGRICULTURAL ZONED AREAS WITH "VILLAGE CENTER" TYPE DEVELOPMENT? Mansfield's present 30,000 square foot lot is not actually an agricultural zone; if Connery suggests changes in this zone, it may be to recommend larger lot sizes within the water resource district with a recommendation that within these areas there be rural cluster development to further protect the water resource. TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING - 4/2/87 Questions and Comments (cont) WHAT PROTECTION DOES MANSFIELD HAVE FROM ANOTHER BRISTOL ARMS TYPE DEVELOPMENT? The Bristol Arms development was an allowed multi -family special permit use under the agricultural zone; Connery feels that the density it allowed was too high for a rural or agricultural area. Mansfield may want to delete this provision from the bylaw in the remaining zoning districts and instead designate certain areas in town where multi -family development could take place. HAS A MORATORIUM ON HOUSING BEEN CONSIDERED? Due to the pace of development in all of Eastern Massachusetts a moratorium on housing only serves to drive prices even higher, providing windfalls for those already in homes, but making it even more difficult for those trying to obtain housing. It is more important that towns plan for their development than try to stop it. IS CONNERY SUGGESTING ALLOWING ALLOWING 8 UNIT PER ACRE CLUSTER DEVELOPMENT IN ALL OF MANSFIELD? This was an example on one of this evening's handouts, it is not suggested as a proposed density for the entire town; it is possible that the town may want to allow this density in small numbers in appropriate areas. With a possible build out figure of 7,000 additional units in town, if all were built as single family units the impact would be severe on all town services, and would also negatively impact water resource districts and provide for no open space. With planning Mansfield could cut the actual number of new units, and by allowing for greater density in some areas and lower in others, better preserve its resources and provide for services, and through cluster development provide for open space. CLUSTER DEVELOPMENT IS BEING RECOMMENDED BY MANY SPEAKERS APPEARING BEFORE THE WATER PROTECTION ADVISORY COMMITTEE FOR ITS BENEFICIAL ENVIRONMENTAL IMPACT. With clustering more open space can be left in its natural state and there is less square footage of paved surfaces; both of these are beneficial to ground water protection. WILL AFFORDABILITY BE MANDATORY IN CLUSTER DEVELOPMENT? No, Connery is recommending an incentive system, which at first requires larger lot size for as -of -right development and through incentives for affordable units, public works, and open space returns to the current allowed density. WILL THE OUTCOME OF THE SURVEY CHANGE ANY OF CONNERY'S RECOMMENDATIONS? No, Connery's job, as outlined by the terms of the grant, is to study the housing situation and make the recommendations it feels will best fit Mansfield's needs. The Master Plan Advisory Council's job is to review these recommendations, and through studying all of the information gathered by the Council, make its recommendations to the Board of Selectmen and Planning Board and eventually to Town Meeting. In Connery's experience the results of these types of surveys are often how people react to ideas without reflection on them, and should not be the only course to follow. Being an informal survey, they also may not actually reflect the feelings of the majority of residents. There are other means of public input throughout the process and at the eventual Town Meeting where the Master Plan is presented. TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING - 4/2/87 Questions and Comments (cont) IS AFFORDABLE HOUSING A COUNCIL GOAL? The overall Master Plan must include planning for housing, and this is one facet. IN REGARD TO CLUSTER AND PROVISION FOR OPEN SPACE, WILL THE AMOUNT OF UNBUILDABLE LAND IN AN AREA BE INCLUDED IN THE SQUARE FOOTAGE REQUIREMENTS? No, the open land incentive provision should not be allowed to be met by the land in a development which is unbuildable anyway. IS CONNERY RECOMMENDING ALLOWING ACCESSORY APARTMENTS ALL OVER TOWN? Mr. Catineau and Dr. Goetze are now writing an accessory apartment bylaw in which they are trying to meet the concerns the Council had about this subject, which also appear to be the concerns of many at this meeting. HAS THE MASTER PLAN ADVISORY COUNCIL CONSIDERED CHANGING THE AGRICULTURAL ZONE? This is not addressed in the housing study, but will be in the Master Plan as part of the process. HOW IS AFFORDABLE HOUSING DEFINED? This is difficult to define, the federal government uses a figure of 28 to 30% of household income being necessary for housing. The needs of the lowest income f residents would have to be met by the Housing Authority.. SHOULD LOT SIZE BE INCREASED TO ALLOW INCENTIVE PROVISIONS WHICH CAN RETURN A DEVELOPER TO THE DENSITY NOW ALLOWABLE? An increase to 60,000 square foot lots in the agricultural zone was defeated at a recent town meeting; this could be difficult to pass. Comment was made that that provision lost by one vote. WOULD AREAS BE CHOSEN IN WHICH TO ALLOW CLUSTER HOUSING? This is usually done as an overlay provision; that is, allowed in any district but adhering to the density allowed in that district. DOES CLUSTER DEVELOPMENT PROVIDE HOUSING AS AFFORDABLE AS MODULAR MIGHT? Through incentives a percentage of cluster developments can be made affordable; modular type homes in cluster type developments could provide more affordable housing quicker because of decreased costs. WHERE DOES THE AUDIENCE FEEL MULTI -FAMILY DEVELOPMENT SHOULD BE ALLOWED? In the downtown, and/or kept in "focal points". Some general comments that seemed to be repeated during the discussion following various questions included: - There is support for developing provisions to allow single family cluster housing, but seems to be reluctance for multi -family development of this type. - Different members of the audience encouraged the Council to look further into modular and mobile housing recommendations. L TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING - 4/2/87 Following the presentation and discussion period Dr. Goetze and Mr. Gatineau informed the Council that they were in the process of completing the next draft of the housing plan for Mansfield, which will include the accessory apartment bylaw, the cluster bylaw, and the incentive zoning provision. The draft will include an overall introduction and pull together the various reports they have completed in this project. 4 When questioned about a timeframe for this draft, they felt it would be ready for mailing to the membership by the end of the following week. After some discussion, a motion was made by Mr. Chapman that the Council meet on Thursday, April 30, to review this draft with Connery Associates. The motion was seconded by Mr. Calvin and passed by unanimous vote. At 10:15 p.m, a motion was made by Mr. Harrington to adjourn the meeting, seconded by Mr. Calvin, and passed by unanimous vote. C���0(C� Respectfully submitted, Deborah Hillman, Secretary