***** UNAPPROVED MINUTES *****
PLANNING COMMISSION MINUTES
The meeting was called to order at and the following members were present:
Gary Girard Victor Calabretta
Jean MacGregor Brown Andrew Kallfelz
Lisa Bryer, AICP – Town Planner
Cinthia Reppe – Recording Clerk
Brigid Ryan – Church Community Housing
Bruce Bartlett – Church Community Housing
I. Approval of
Commissioner Calabretta made a motion to accept the minutes and Commissioner Kallfelz seconded it. After a discussion the clerk recommended that she will listen to the tape and amend the minutes for review at the next meeting. This issue will be tabled until the next meeting.
II. Correspondence – nothing at this time
III. Citizen’s Non Agenda Item
Valerie Malloy asked a question about the presentation last week when Ms. Sokoloff spoke of increased density. Commissioner Girard asked if she could hold the thought until the agenda item.
1. Town Planner’s Report – nothing at this time
2. Town Committees
The Fort Getty Committee is putting together a master plan and survey and has established goals. Commissioner Girard asked when this should be put on the agenda for review. The charge is to report back to Town Council if the Town Council asks for Planning Commission review it will be sent here. The Committee is sending a flyer for school children to bring home next week with the children regarding summer camp needs.
c. Buildings and Facilities
3. Sub Committees
Commissioner Kelly made a motion to move Old Business before New Business, Commissioner Calabretta seconded the motion. So unanimously voted.
V. Old Business
Commissioner Kelly stated that he feels this plan could be
summarized to no more than 3 pages, to include a definition of affordable
housing; it should also include the 2004 figures. Look at the housing cost and make a footnote
excluding 5-6 million dollar homes.
Focus more on work force housing, especially Town employee housing,
develop employee assisted housing and lets define it as who we are trying to
provide housing for. Commissioner Kelly
stated that the definition does not belong on page 11 of the document; it needs
to be in the beginning. An executive
summary is an excellent idea for people that do not have time to read the whole
document. Brigid Ryan stated, we do not
need to reinforce the stigma that people have of affordable housing. Commissioner Kelly shared with the board
conversations with members of community.
He was taken back by their negative reaction to affordable housing and
that he thought they would be more open to something that is so necessary in
the community. Promoting the idea of
affordable housing is going to be a difficult sell. Town Planner Lisa Bryer stated educating the
community on what affordable housing is here in
Commissioner Hubbard is excited to make this work. Commissioner Hubbard stated earlier that if
we had a real estate transfer tax like
Commissioner Kallfelz stated the bottom line is that the state says we need to achieve the 10%.
asked what the turnover rate is here
with the affordable units we have now?
Ms. Ryan stated there has been 7-8 resales with all their land trust
Lisa Bryer stated that there are 1 or 2 funding sources that could generate a significant amount of money, impact fees vs. real estate transfer tax. Impact fees are generally assessed on building permits, single family starts, looking into additions too, if there is a sliding scale etc. Commissioner Calabretta asked what kind of money are we talking about? We need to provide gap funding for 8 homes a year Commissioner Kelly answered, Brigid stated that for implementation, funding is key. The biggest problem in this town is opportunities. If we didn’t have to worry about land cost we would have great opportunities. Lisa Bryer feels we have enough comments now to work with.
Councilor DiGiando is trying to come to grips with the next budget as far as what is the financial need with regards to affordable housing. When this is submitted to the Town Council it should have a monetary value on it. The Planning Commission must finish review of this by the beginning of October so the Town Council may have time to review it and hold a hearing and approve by the end of December. If we do not have a plan approved by January 1, then the State will not support us if we want to deny or amend a proposal.
Update this and put this on the next agenda. After the next meeting a sub committee may be formed to review this and forward to the Town Council so that we can meet the deadline. This issue will be tabled until the next meeting.
VI. New Business
1. Presentation by Randall Arendt of Greener Prospects – Review of Comprehensive Plan and Zoning Ordinance
Randall Arendt made a presentation to the Planning
Commission. He has published many
documents and books. Mr. Arendt was
asked to review 10 or 12 communities in the state and look at them to approach
development with conservation in mind.
This is a 4 step design process.
a. Site Walk
b. Sketch Plan with tracing paper
c. Site analysis map
d. Prioritized list
Keep zoning as flexible as possible in terms of lot size and frontage.
The abutters should have a site walk too.
Commissioner Kallfelz asked if towns were having success with flexible zoning and does he see a risk involved in that. There could be a problem in any town with this but a solicitor should be able to give proper advice. By nature if it is flexible than it should not have go to board of appeals. They have to show that the zoning board has made an error in interpreting the law.
Commissioner Holland asked Mr. Arendt, from his experience in cluster zoning, what is the difference in the value of the lots? What can you sell them for compared to a 1 acre lot. Lots in a cluster development sold for more to begin with and appreciated faster. At the least it would be a fairly even trade off.
Lisa Bryer asked if he has had success in clustering in areas where the soils are bad and there are issues with reducing the size of the lots significantly? In new England there are all difficult soils and they have not had problems. Mr. Arendt told the Planning Commissioner if they have questions about the memos that were included in the packet to please call him.
2. Jamestown Land Bank and Affordable Housing Trust Act – review and comment-continued
A motion to adjourn at was made by Commissioner Kelly and seconded by Commissioner Holland. So unanimously voted.
Cinthia L Reppe
Recording Clerk This meeting was recorded on 1-micro-cassette