Conservation Commission
Meeting
March 8, 2007
Peg Arguimbau Chairman, Stephan Glicken, Christine Turnbull, Janet Dunlap, Katherine Roth,
Hank Langstroth and Stephen Cremer were the members present.
Representatives from Brickstone appeared before the Board of Selectmen/Conservation Commission.
Town Administrator, Benjamin E. Puritz; Town Counsel, Dick Gelerman; John Twohig, Attorney for Goulston
& Storrs; Bob Daylor from Daylor Consultants; Various Town Boards/Committees; Town Residents; and
Abutters/Interested persons were also present.
7:30 p.m. Joint Meeting with the Board of Selectmen. The public meeting was held at the
High School Library to discuss the current status of Brickstone’s Development Proposal:
Mr. Bill Heitin, Chairman for the Selectmen, opened the meeting.
-Bill Heitin stated that the details of the proponent’s revised development proposal are based
on the feedback received from previous public meetings held with various Town Boards/Committees.
It is his understanding that the developer’s new development proposal is in the process of going forward.
He stated that the developer is in the process of scheduling meetings with all Town Boards/Committees to
discuss any potential issues concerning the substantial proposed by-law change for his development proposal.
- Joe Roach explained that it might be necessary for the Board of Selectmen to negotiate further with the
developer concerning his new development proposal.
-Peg Arguimbau stated that the members of the Commission are looking forward to viewing this presentation
and formulating some comments. The Commission is also looking forward to arranging a future meeting with
the proponent concerning his new development proposal.
Marty Spagat from Brickstone expressed his appreciation to everyone involved during this planning process.
He believes that a number of people are in favor of a quality senior housing development project in Sharon.
Brickstone proposes to scale down their initial plan of 18 buildings/1,800 residential units. The new proposal
is to construct 627 units within six, eight story buildings. The developer proposes to disturb approximately
27 acres of the 337-acre parcel for his new development proposal. (8% of the total parcel.)
John Twohig stated that the feedback from the previous public meetings held with all Town Boards/Committees
resulted in a compromise made by the developer. The new development project is a scaled down version from
the initial proposal.
Brickstone’s new development proposal is as follows:
-The construction of eight story buildings. (Scaled down from the initial 12 story buildings.)
-To preserve as much land as possible, and buffering abutting properties, from the proposed new development
project.
(The proponent plans to protect the 4 existing houses located in the middle of the site from his proposed project.
-To deed 250 acres outside of the development restricted area to the Town for conservation purposes.
-A Conservation Restriction comprised of 30 ± acres proposed on the 90-acre parcel in the middle of the site.
-Approximately 3.8 million dollars is anticipated in the annual tax revenue for the Town at build-out from
this development proposal with an estimated $800,000 in public safety costs to the Town.
-The developer proposes to create natural buffers for the abutting properties as part of his proposed project.
-The developer is willing to provide the bulk of his parcel to the Town at no cost.
Page 2 SCC 3/8/07 Meeting Minutes
-An affordable housing component is being offered to the Town in partnership with an outside developer.
(Approximately 69 units are being proposed as affordable from the 627-unit development project. Brickstone
has been working in unison with Simpson Builders. Simpson Builders proposes to add 36 units to their Sharon
project in exchange for Brickstone’s assistance with their Walpole sewer connection. Brickstone is proposing
to contribute one million dollars in cash for the housing partnership to fund the development of thirty-three
homes somewhere in Sharon.)
-A wetland crossing is being proposed for the Bay Road access route. This involves an intermittent stream
along the edge of Bay Road and area wetlands. The size of this wetland alteration is approximately
2,500 sq. ft., including 45’ of altered Riverbank. The size of the wetland crossing proposed to access the
facilities area is approximately 831 sq. ft. A broad arch culvert or bridge is being proposed to mitigate the
impact on the wetlands in these areas.
-The proponent is offering to provide the Town with a six million-dollar high-pressure service district as part
of this project. He anticipates that this would result in providing 600 homes in the neighborhood with
adequate water supply and fire protection coverage.
-The proponent is offering a one-time gift to the Town of the following vehicles:
Ambulance/ Police Cruiser/Fire Apparatus.
-The parking for the development project will be provided primarily in an underground garage structure.
-The onsite 150-bed skilled nursing facility proposed for the development project would include an
Alzheimer unit.
-The proposed construction of three hole par 3 golf links inside the open space area adjacent to the buildings
of the development project.
-The advanced waste treatment plant that is being proposed for the entire development project will be installed
in accordance to the State’s rules/regulations.
-Natural treatment systems are proposed for the stormwater management system. The installation of
swales/bioretention basins are proposed to treat any excess water runoff from the proposed development
project/roadway.
Some of the abutters/interested persons in attendance inquired if a traffic survey is being proposed as part of the
proponent’s development project.
Brickstone’s representatives explained that a traffic study is currently being performed for the proposed project.
An abutter inquired as to why two entrance roadways were not considered for the proposed development due to
the project’s close proximity to Mountain Street.
Brickstone’s representatives explained that Bay Road was chosen for the main entrance for the development
project because it is a fully developed commercial roadway whereas Mountain Street is more rural.
Alice Cheyer inquired as to where the 33 Town sponsored affordable homes being proposed would be located.
Brickstone’s representatives replied that the affordable housing plans are not yet completed.
Jane Desberg stated that the Sharon Housing Partnership prefers land; however, Brickstone has been amenable
to do this. More research is needed on where/how.
Richard Mandell inquired as to the following: a.) When will the rezoning proposal be available to the public?
b.) How much of the 337-acre parcel is planned for rezoning? c.) Are the proposed restricted 30± acres included
in the rezoning? d.) Where on the project site is the high-pressure service district being proposed?
Brickstone’s representatives explained that the rezoning proposal would be available sometime next week.
87 acres are included in the rezoning proposal. Brickstone proposes to meet with the Conservation Commission
concerning the placement of a possible Conservation Restriction on the 30± acres.
The connecting lines for the high-pressure service district would involve a section of Massapoag Ave.,
Mountain Street, and possibly some of the proposed restricted land to the Town/ConCom.
Page 3 SCC 3/8/07 Meeting Minutes
8:30 p.m. The joint meeting with the Board of Selectmen ended. The Commission and the Selectmen returned
to the Town Hall and continued with their regular scheduled meetings.
The Commission reviewed the proposed Warrant Article 5 of the upcoming Town Meeting scheduled for
March 12, concerning Mr. Intoccia’s land gift to the Town for a potential well site.
The Commission’s overall position was in support of the proposed Warrant Article 5.
The members of the Commission reviewed with Attorney Bob Shelmerdine, the MOU for Mr. Intoccia’s
South Main Street commercial development proposal.
The members of the Commission agreed with Janet’s opinion that too much language in the proposed
MOU is permissive, rather than binding. Janet clarified that she is not questioning the intention of all the
parties involved in preparing the MOU. It is Janet’s opinion that the MOU would not be binding if the
property were to change hands in the future.
Attorney Bob Shelmerdine does not feel that the language in the document is as loose as suggested.
They reviewed some of the language referenced in paragraph 2 of the MOU. (“The Developer shall contribute
(or cause to be contributed) to the Conservation Commission for the Town of Sharon (i) all of the Cranberry Bogs,
which are identified by the Developer, as not necessary for development of the Commercial Project or
Residential Project, and (ii) all of those Bordering Vegetated Wetlands located within Business District D
also identified by the Developer as not necessary for development of the Commercial Project or
Residential Project.”)
Attorney Bob Shelmerdine stated that: “This document is intended to be recorded at the Registry of Deeds
and “binds” the land. The language in the by-law change for the commercial rezoning states that anyone requesting
to file an application with the ZBA must have 53 contiguous acres. None of the proposed parcels separately
are comprised of 53 acres. All of the parcels need to be combined in order to submit an application to the ZBA.”
Stephan Glicken left the meeting at this point
Attorney Bob Shelmerdine stated that: “Exhibit C is the amendment to the by-law that is apt to be recorded at
the Registry of Deeds. Exhibit D is the guideline for sustainable design criteria to obtain some green space in the
development proposal.”
Peg called for a motion for the Commission to support the Zoning By-law change as proposed with the
amendments and believe that, on balance, our concerns have been addressed.
Hank Langstroth moved. Katherine Roth seconded. Voted. 4-0-2.
10:30 p.m. Signatures:
The Commission signed bills.
10:35 p.m. Adjournment:
Peg called for a motion to adjourn.
Hank Langstroth moved. Stephen Cremer seconded. Voted. Unanimous.
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