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HomeMy WebLinkAboutMaster Plan Council 03/05/1987Date of meeting: Members Present: TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING �} 9 1987 March 5, 1987 Kelli Spedden Steven Chapman Paul Folkman Bill Madan Stuart Sweet Presentation by Representative Vernon Doug Annino Joanne Colella Larry Harrington Carl Nelson Allen Willis State Representative Bill Vernon spoke to the Council about the reasons for his opposition to a real estate transfer tax, some of which are: - It is a tax on a few to pay for the good of many. - The earmarking of a separate tax for a specific purpose is bad public policy and selectmen have avoided it in the past. - It would be difficult to administer - this is not a problem in Nantucket, which currently has a transfer tax, because it is a county within itself and has its own Registry of Deeds. - The state revenue cap passed last fall limits the state's ability to increase taxes; the state may deduct from state aid to a town the equivalent or a percentage of the revenues raised locally by an additional tax. - A reduction in state aid would reduce the general fund. If the amount the town had raised was earmarked for a specific purpose it would not have been included in the general fund, and this could fall short of the town's needs. - There is currently a proposal for a state-wide transfer tax earmarked for conservation and affordable housing before the legislature; it would have a better chance of passage. Representative Vernon added that if the town does vote for this tax in the referendum vote he would follow through and file the bill. The Council discussed these points with Representative Vernon and also the effect of Mansfield's current tax rate (currently not up to the amount allowed under Proposition 2 1/2) on formulas for state aid, the quality of land the town now controls for conservation, and the town's past participation in state programs for acquiring conservation land. Also discussed was the reluctance of town meeting voters to fund purchases, since there is rarely any money left at that point in the town meetings. Ms. Spedden noted that next week's meeting (March 12) would include a presentation by Mr. Kelly McClintock, Executive Director of the Environmental Lobby of Massachusetts. Mr. McClintock is a proponent of land transfer taxes, and would represent the opposite point of view from Representative Vernon. TOWN OF MANSFIELD - V ✓� 2 MASTER PLAN ADVISORY COUNCILgD _- V MINUTES OF MEETING 3/5/87 '!q1v )��N � li�, Meeting Called to Order Ms. Spedden officially opened the meeting at 8:00 p.m., when there was a quorum present. Approval of minutes of February 5 and February 12 The minutes of the February 5 and February 12 meetings, having been mailed to members prior to this meeting for their review, were not read. Mrs. Colella made a motion that they be approved which was seconded by Mr. Chapman and passed by unanimous vote. Correspondence A copy of a letter written to John McNair, Chairman of the board of Selectmen, from Superintendent of Schools, Robert V. Barbarisi, was received, stating the School Committee's opposition to a transfer tax because of its effects on state aid. A letter was received from Brian Dolan, Associate Planner at IEP, Inc. which included a copy of IEP's contract with the town and a tentative schedule for the completion of their work. Further Discussion of Transfer Tax The Council questioned how the public could be made aware of the pros and cons involved with a transfer tax before the referendum vote. After discussing the earmarking of the proposed tax for conservation land and water protection, the Council discussed the need to identify those areas that need to be protected. Mr. Sweet updated the Council on the Conservation Commission's effort to produce an inventory of town land, a list of land available to the town, and a schedule of priority of acquisitions. The Council decided that it would be necessary to create a map to illustrate what the town has and what it should try to acquire. Mr. Madan made a motion that Mr. Nelson head a subcommittee to develop this map and Mr. Chapman seconded the motion. After discussion, the motion was amended to read: that Mr. Nelson head a subcommittee with Mrs. Colella and Mr. Sweet as members to develop a map that will be completed by March 26. The motion passed by a unanimous vote. Old Business Discussion of Connery Associates' Draft Housing Plan The Council agreed that no votes to recommend any portion of Connery's Draft Housing Plan would be taken until the Board of Selectmen and the Planning Board had the opportunity to hear Connery's presentation on March 12. TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING - 3/5/87 Discussion of Connery Associates' Draft Housing Plan (cont) However, the need to discuss each recommendation in detail was recognized, and as such, the Council discussed each section of Connery's Draft Housing Plan and commented as follows: Section 1 - "ADOPT STANDARDS PERMITTING MORE DIVERSE NEW RESIDENTIAL DEVELOPMENT, INCLUDING MULTI -FAMILY TYPES SUCH AS CONGRETATES, CO-OPS, AND OTHER SHARED LIVING UNITS, AND MANUFACTURED HOUSING SUCH AS MOBILES OR MODULARS AND FACTORY BUILT HOMES." - Add words "duplexes, tri-plexes, and quadra-plexes." - Define "shared living units." - Eliminate "mobiles". Define "modulars", "manufactured housing", and "factory built homes". 3 Section 1 - "AMEND THE ZONING BYLAW TO ALLOW A BROADER RANGE OF ZONING DISTRICTS THAN AT PRESENT. THE DISTRICTS COULD RANGE FROM 2 ACRE LOTS (1 UNIT PER 2 ACRES) IN WATER AND AGRICULTURAL RESOURCE AREAS TO GARDEN APARTMENT ZONES (UP TO 8 UNITS PER ACRE) IN AREAS SERVICED BY PUBLIC WATER, SEWER AND MAIN ROADS." - Possibly have fewer zoning districts rather than more. - More zones may make blending between zones more difficult. - Need to be careful of zoning in water shed areas; also to make sure some areas left in natural state in these areas. - Large lot sizes can be detrimental to protecting water districts. - Locking in zones could make trying to add more types of housing more difficult. - An audience member commented that cluster housing could provide conservation land at no cost to the town. - Ms. Spedden suggested deferring further discussion on this issue until areas are defined. Section 2 - "ADOPT SINGLE FAMILY AND MULTI -FAMILY CLUSTER ZONING." - It is important to ensure that the public understands this housing concept. - Many issues being studied (i.e., water protection, open space, affordability) are pointing to this being a favorable concept. - All members present are in favor of pursuing this further. Section 3 - "ADOPT INCENTIVE ZONING AS SPECIAL PERMIT PROVISION INDEPENDENT OF CLUSTER ZONING." - What market would be targetted for affordable housing created? - Should price of units be tied to market prices or incomes? - Need provision to keep units affordable. TOWN OF MANSFIELD 4 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING - 3/5/87 Discussion of Connery Associates' Draft Housing Plan (cont) Section 4 - "ALLOW ADAPTIVE REUSE OF OLDER PUBLIC AND PRIVATE BUILDINGS; EXPAND ALLOWANCE FOR CONVERSIONS." - This is an easy, inexpensive concept. - Should this be town -wide? - What criteria should be implemented? A review process for neighbors' objections? Requirements to maintain neighborhood character? Not allow floor plan change? or "foot print"? Deed restriction to ensure that an "in law" apartment for "family" use stays as such - Can this be restricted to "in-law" (i.e., "defined family unit") provision and not allow two family? - Possibly a deed restriction to ensure that an "in law" apartment for "family" use stays as such? - How can those in single family neighborhoods who don't wish to be in an area of two -families be protected? - For elderly who wish to stay in their homes, this could be a viable solution. Section 5 - "ESTABLISH LOCAL HOUSING TRUST FUND THROUGH DIRECT APPROPRIATION OR THROUGH A REAL ESTATE TRANSFER TAX IN ORDER TO PROVIDE HOMEOWNER AND RENTER ASSISTANCE." Section 6 - "ESTABLISH A NEW ENTITY OR AGENT TO ADMINISTER LOCAL HOUSING TRUST AND IMPLEMENT HOUSING PLAN" - Discussion of Sections 5 and 6 were tabled for this meeting. New Business Potential Downtown Study Ms. Spedden advised the Council that the Board of Selectmen, because of the recently appealed downtown bylaw, discussed having the Council, do a downtown district study to.determine the best use of the downtown area. She added that there was the potential of more funds appropriated for fiscal 1988 to accomplish further study on the Master Plan, and that although IEP has done some downtown work in the Master Plan Draft, Connery Associates might be able to help the Council with further study. Ms. Spedden also informed the Council that the Planning Board has considered a two year moratorium on trash to energy plants, and that referring this issue to the Master Plan Council had been discussed both by the Board of Selectmen and the Planning Board. This is a much more complex and expensive issue to study, due to the need for engineering, legal, and environmental consultants. The Council discussed whether the Board of Selectmen might establish a separate committee to study this issue and report back to the Master Plan Council. TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING - 3/5/87 March 12 Meeting Ms. Spedden advised the Council that IEP will not be present at the joint meeting with the Board of Selectmen and Planning Board, but reiterated that Mr. McClintock (mentioned earlier) and Connery Associates would be giving their presentations. April 2 Public Hearing - Residential Growth and Housing in Mansfield 5 Ms. Spedden advised the Council that the survey results should be available for this hearing, and that IEP and Connery Associates should be present and the following topics will be addressed: - Present housing in Mansfield (as it relates to housing types, growth rates, locations, zoning, affordability, etc.) - Predicted future housing needs in Mansfield (as they relate to the above) - The impact of growth as we are presently zoned - The impact of growth as we could be zoned in the future - The impact of "zero growth" - The rate of growth - what we are currently experiencing; what we will experience if we remain zoned as we are; what people feel they would like to see - The benefits and drawbacks of different housing types - particularly as it relates to objections to certain types of housing or why people would be in favor of certain types of housing - The benefits and drawbacks specifically of cluster zoning - Where different housing types could/should be located - The concept that "different housing types" does not necessarily mean "more growth" - i.e., you can control growth rates but still implement different and more affordable housing types March 26 Meeting Ms. Spedden advised the Council that a meeting on March 26 to prepare for the public hearing was probable. At 10:45 p.m. Mr. Harrington made a motion to adjourn which was seconded by Mr. Chapman and passed by unanimous vote. Respectfully submitted, /I�a/� Deborah Hillman, Secretary �"` cV