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HomeMy WebLinkAboutMaster Plan Council 02/12/1987Date of meeting: Members Present: TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING February 12, 1987 Kelli Spedden Doug Annino Joanne Colella Carl Nelson Allen Willis E MAR 1 21987 !� .f Richard Callinan Stephen Calvin Willam Madan Stuart Sweet The meeting was called to order at 7:38 p.m. with the above members present. Ms. Spedden noted that there was not a quorum at this time. She also noted that there was not an agenda for this meeting, the purpose of which was a presentation by Connery Associates. Presentation by Connery Associates Dr. Goetze introduced the presentation with a brief review of the responses they had received on the "Ranking of Affordable Housing Initiatives" (see enclosed copy) they had distributed at the Council's January 8th meeting. He noted that there were 18 responses, 2 of which had been from audience members, that they had totaled the number of the response to each item, and those receiving the lowest number were ranked as being the higher priority in the opinion of the respondants. The first priority in these results was item B - Adopt cluster and smaller lot zoning, with this and allow manufactured housing receiving the most checkmarks. Item D - Adopt Incentive Zoning - was ranked second. Item M, N - Allow conversion of existing housing and other buildings where appropriate was the third choice. Dr. Goetze then reviewed the distribution of housing stock in Mansfield. There are 51 family assisted housing units, while there is 25 times as much need for these. There are 134 assisted elderly units, while there is 3 times as'much need for this type of unit. At 7:46 Ms. Spedden noted the arrival of members Edward Broderick and Paul Folkman and informed members that there was now a quorum. Mr. Catineau began the presentation of Connery Associates' Draft Housing Plan for Mansfield as an initial sketch for the Council's approval. If the Council agrees, their next step will be to draft the details involved in each proposal. He noted that there were two main parts to this plan, the first being to provide a greater variety of housing units, and second being to provide housing affordability. To provide a greater variety of units Mr. Catineau stated there is a need to allow a wider range of density, from low density where resources require, to higher density downtown and/or in other areas where services can support this. He added that part of the Master Plan process should be to identify these areas. TOWN OF MANSFIELD 2 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING - 2/12/87 Presentation by Connery Associates (cont) Mr. Catineau stated that allowing modular home parks would provide the town with another variety of housing units, and outlined many criteria which could keep this type of development an asset to the town. Mr. Catineau continued by outlining the benefits and methods of implementing and developing single and multi -family cluster zoning. He also proposed a rural cluster zoning district to be created in areas of critical water and agricultural resources. In addressing the second part of this draft, "Proposed Actions by Town to Increase Housing Affordability," Mr. Catineau explained that encouraging a variety of housing types did not guarantee their affordability, that actions were necessary to accomplish this. He outlined their first proposal which is to adopt incentive zoning to encourage private construction of affordable housing, needed public works, and preserve open space. This would be accomplished by adding a percent to the as -of -right number of units allowed in districts as a bonus to developers who meet criteria outlined. The second proposal to increase affordability is to allow conversion of residential structures to one additional unit in all zones. The Council discussed whether this actually increases the number of residents in each structure, since population patterns have changed. Also proposed is a special permit provision for re -use of buildings for residential units. Mr. Catineau also addressed the subject of establishing a local housing fund to provide housing assistance. This could be done through a transfer tax or through direct appropriation. In discussion the Council felt that direct appropriation was unlikely due to the number of capital appropriations the town will be facing in the near future. Since a real estate transfer tax is already being proposed for a different purpose, the Council felt it could not pursue this for housing. Mr. Catineau explained that the State Legislature is currently reviewing legislation which would require a portion of such a tax be directed to affordable housing. Such a fund, if developed, should be implemented and administered by a Housing Coordinator (or Town Manager) acting as agent for the Board of Selectmen. This coordinator should act as liaison with the Planning Board, private developers and the Housing Authority regarding disposition of affordable units made available through the density bonus system. The Housing Authority Director could administer the homeowner and renter assistance programs under contract with the Selectmen and combine federal, state, and local assistance funds. TOWN OF MANSFIELD 3 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING - 2/12/87 Presentation by Connery Associates (cont General discussion by the Council, Mr. Catineau, and Dr. Goetze followed. In regard to cluster developments, specifically discussed was how affordable units produced would be sold, how costs of building would be affected by new zoning and site costs, and why a builder would choose this type of development. Some of the reasons given were the challenge of building a new type of development and the public demand for these types of units. There was concern that the preliminary preparation for developments of this type must not become twice that of standard developments. The Council discussed the need for the tabulated results of the survey to know whether the Council is proceeding according to wishes of Town residents. Also discussed was local opposition to multi -family developments that have been built in recent years to try to determine some of the reasons for this opposition; specifically mentioned in this regard were set -back and landscaping. The need for a public hearing to address these issues was discussed. Connery Associates stressed the importance of the first proposal, the amending of zoning bylaws to allow a variety of types of development, as implementation of the remaining proposals depends on it. Also discussed by the Council was the particular appropriateness of modular homes to the housing needs of an increasing elderly population. Members also discussed the affordability of prebuilt homes, and the possible affects to neighborhoods of allowing an additional unit in single family residences. Council members discussed the need for an additional meeting of the Council alone to further discuss these issues. A motion was made by Mrs. Colella that a meeting be held on February 19 for this purpose. The motion was seconded by Mr. Calvin, with Mr. Willis stating his objection. The motion passed 5 ayes to 3 nays. At 10:40 PM a motion was made by Mr. Calvin to adjourn the meeting, seconded by Mr. Annino, and passed by unanimous vote. Respectfully/ submitted, Deborah Hillman, Secretary 1 Neighborhood Change 6 Housing Analysis Rolf Goetze, Ph.D. 129 Leonard Street. Belmont, MA 02178 (617) 489-2739 THE TAUNTON -NORTON -MANSFIELD HOUSING STUDY MANSFIELD Ranking o:f A:rYordable Housing Ir-Litiatives Rank the following initiatives in order of priority, starting with a i in the brackets opposite the highest. Within the initiatives, simply check (✓) those aspects that apply In your opinion. Feel free to comment on each, if you wish. [ j A. Adopt standards permitting more diverse new development and allowing some new multi -family structure types including congregate housing ( ), mutual and limited equity coops ( ), or other shared living alternatives ( ). ( ] B. Adopt cluster and smaller lot zoning ( ); allow manufactured housing ( ); streamline the development review process ( ). [ i D. Adopt Incentive Zoning to encourage the private sector to build units specifically for those in need. [ j M,N. Allow conversion of existing housing and other buildings where appropriate for accessory apartments and group living residences. [ i F,G. Impose a real estate transfer tax in order to discourage speculation () and create a housing fund for subsidy and/or direct assistance to consumers ( ). [ 1 H. Provide Homeowner Assistance to needy households, using whatever public resources can be obtained: ( ) in new development ( ) within the existing stock [ J J,K. Subsidize private development of new housing alternatives such as congregate housing ( ), mutual and limited equity coops ( ), or other shared living concepts ( ). [ j I. Provide Rental Assistance to needy households, using whatever public resources can be obtained: ( ) in new development ( ) within the existing stock [ ] E. Control rents ( ) and prevent condominium conversions ( ). [ ] O. Establish appropriate new development and service entities such as a community-based non-profit housing development organization ( ), or a community housing repair enterprise ( )• [ ] L. Promote land banking ( ), community land trusts ( ), or linked sales ( ).