HomeMy WebLinkAbout2018-7-14NAPlTUCK
ADVISORY COMMITTEE OF NONVOTING TAXPAYERS T a 1?V N C L E R
Minutes of meeting 10 A.M., SATURDAY, July 14, 2018, at 2018 Alio 27 AM 9: 2
4 Fairgrounds Road
1. Attending: Gary Beller, Don Green, Peter Halle, Peter Kahn and
Bill Sherman; and guest Town Housing Specialist Tucker Holland.
Members absent: Lou Bassano, Howard Blitman, Sue Matloff, Jay
Strauss and Tony Walsh.
2. Absent our Chair Jay Strauss, Vice -Chair Don Green called the
meeting to order at 10:03 a.m. and declared a quorum not present.
The proposed minutes of June 23, 2018 were held for later
approval.
3. Our guest Town Housing Specialist Tucker Holland distributed a
ToN GIS Mapsheet titled "Nantucket Income -Restricted Housing —
February 2018." On a map of mid -island are displayed the location
of existing and planned affordable housing units, both rentals and
owner -under -covenant types. These are, or will be, provided
variously by the Housing Authority, Housing Nantucket, Habitat
for Humanity, the Town, Landmark House, Academy Hill, NET,
Richmond Development Group, and three 40Bs.
4. Tucker noted that he also served on the Town Government Study
Committee undertaking a 5 -year critique of the Town's Charter.
Committee members have interviewed Town officials, reviewed
how other towns are organized, and will, after analyzing findings,
make recommendations of Charter changes, if any are thought to be
needed. In this Tucker is mindful of seasonal resident interests and
their desire to have a voice in Town decisions affecting them,
perhaps a representative on Town staff.
5. Given the shortfall of affordable housing on island, at least 45 units
(actually 121 of needed total 490 = 10% of year-round housing
units) short of the State's "safe harbor," the Town is open to so-
called 40B projects, such as Surfside Crossing proposed on South
Shore Road.
6. The State's reckoning of minimum 10% is based on decennial
census, so update of 490 is anticipated by 2020 — 2022. The number
of year-round units is diminished when property is converted to
seasonal ownership. Currently, 34% of Nantucket homes are year-
round.
7. Safe harbor for the island can be achieved by showing a good -faith
effort to add affordable housing, notably, by 24 units per year. Such
good faith could be asserted in opposition to Surfside Crossing but
for the appeal from Planning Board approval taken by three
Ticcoma neighbors in opposition to the Town's 6 Fairgrounds
affordable -housing project. The appeal is before the MA Land
Court with a hearing expected this fall. Question was raised
whether the Town could get the Land Court to require appellants to
a post a bond indemnifying the Town in case their appeal fails.
8. Surfside Crossing is projected to have 156 units on —13 acres: 96
condominium units and the rest single-family, only 25% of the total
under deed covenant. Neighbors seek, inter alia, less density, e.g.,
—4 units/acre as at Town -sponsored Sachems Path.
9. The 40B Sachems Path was developed through the Housing
Authority, comprising 37 units occupied by island families.
Construction was contracted out to the Housing Assistance
Corporation of Hyannis. To achieve affordability in the face of high
island construction costs, some kind of subsidy is needed.
10. Another `good' 40B is Abrams Quarry with 7 of 28 units restricted
to be affordable. Richmond Development with 56 of 225 rental
units restricted and 23 of 91 ownership units is under construction
along Old South Road.
11.Under State law, 40B projects are under the jurisdiction of the
Zoning Board of Appeals, not the Planning Board. Island land use
regulations are generally overridden. Given the strong State interest
in provision of adequate affordable housing in each locality, only
the most serious local concerns such as public safety can justify
denial of a 40B. A denial without sufficient legal basis will be
overturned on appeal to the State. Many localities have sought
change in 40B zoning, rejected by MA legislature.
12.Tucker offered to send ACNVT a short film from the island
Housing Trust that gets to the heart of the issues. Affordable units
end up occupied by people living on island, typically coming from
substandard housing conditions.
13.The island's initiative through a home rule petition to impose a 1/2%
charge on property transfers, like the Land Bank's 2% fee, has
strong island support including by the Land Bank, but not yet
enacted into law.
14. Shifting from affordable housing, Gary Beller said that he was very
concerned that seasonal residents had no vote at Town Meeting
(notably in financial matters) nor voice in Land Bank deliberations,
despite being the disproportionate source of funding both. Gary
offered Tucker the results of research on the extent other states
allow non-residents a vote in local matters.
15.Concern was expressed generally that Nantucket not reach a level
of traffic dysfunction that affluent summer residents get fed up and
leave the island as Newport was left after its peak. The 5 -year
moratorium on new housing, dating from the 1980s, was recalled as
a way to hold excessive growth in check. [Results were mixed.]
16.The meeting was adjourned at 11:34 a.m., the next meeting being
set for Saturday July 28, 2018 at 10 a.m. in the PSF Training Room,
with guest invitation left to the Secretary. [FinCom Chair David
Worth has accepted.].
17.Respectfully submitted,
Bill Sherman, Secretary
Draft minutes e -distributed 7/19/18. Minutes adopted 8/18/18,
posted 8/27/18 and hard copy submitted to Town Clerk 8/27/18