Duxbury Finalizes MBTA Communities Zoning Bylaw, Seeks Extension

Town officials prepare for public hearings, request more time for economic studies

DUXBURY, MA - October 7 - The Duxbury MBTA Communities Working Group is putting the finishing touches on a draft zoning bylaw amendment for the town's Public Transit Overlay District (PTOD) and Mixed Use Public Transit Overlay District (MUPTOD). The group expects to submit the final language to town officials by Oct. 10, with public hearings and discussions scheduled throughout October.

Steve Gandt, Chair of the MBTA Communities Working Group, presented an update to the Selectboard on Oct. 7. He outlined the group's progress and upcoming events related to the zoning changes required by the MBTA Communities law.

"We expect that we'll have final language on Wednesday of this week," Gandt said, referring to the draft bylaw.

The working group has been collaborating with town counsel to refine the bylaw's language. Gandt explained that they are "in the process right now of harmonizing those comments and getting them back into another version that town counsel will review once more before it's finalized."

The proposed zoning changes focus on two areas: the Island Creek and Bongi’s districts. The PTOD pertains to residential portions of both districts, while the MUPTOD applies to mixed-use development along the Route 3A frontage in the Island Creek site.

Public engagement on the zoning proposal is ramping up. An open house is scheduled for Oct. 17 from 7 to 9 p.m. at the Duxbury Middle/High School Presentation Hall. Gandt said the event will allow residents to "learn more about the MBTA Communities requirement and the town of Duxbury's process that led to the identification of its designated sites."

The Planning Board will hold a public hearing on the zoning bylaw on Oct. 21 at 6 p.m.

Meanwhile, Duxbury officials have requested a 12-month extension from the state to comply with the MBTA Communities law. The town cites staffing challenges in the planning office and the need for more time to conduct economic feasibility studies as reasons for the extension.

Selectboard member Brian Glennon reported on a recent meeting with the Executive Office of Housing and Livable Communities (EOHLC) regarding the extension request.

"The director confirmed for us that we can essentially have a placeholder in our bylaw to say that we are going to require the highest number, or the highest percentage of affordability above 10% that a to-follow feasibility analysis will justify," Glennon said.

However, Town Manager René Read cautioned against optimism, noting that EOHLC representatives "stated that their group has denied all of the communities extension requests so far."

The proposed bylaw includes provisions for affordable housing, aiming for up to 20% of units to be designated as affordable. The exact percentage will be determined by an economic feasibility study, which the Affordable Housing Trust has offered to fund if the zoning is approved at the special town meeting on Nov. 18.

Selectboard member Amy MacNab emphasized the importance of understanding the financial implications of the zoning changes.

"I really think a $30,000 cost for that is an error," MacNab said, referring to a reported increase in administrative costs attributed to board members' communications with town counsel. "So I would ask that we look at that, have the detail billing for those calls, and see where that's at."

The Selectboard voted to refer the draft zoning bylaw to the Planning Board for review and a public hearing. The final version is expected to be available by Oct. 23 for inclusion in the special town meeting warrant.