TOWN OF SHARON
PLANNING BOARD
Minutes of a Meeting of the Planning Board held on June 30, 2004, at 7:30 p.m., in the Town Offices.
PRESENT: SAMUEL SOLOMON, CHAIR
REGINA MANISCALCO, VICE CHAIR
ARNOLD COHEN, CLERK
ELI HAUSER
PETER O’CAIN, ASST. TOWN ENGINEER
Business transacted:
I. Meeting called to order. The Minutes of the June 16, 2004, meeting were reviewed and accepted with corrections.
II. TIOT STREET DISCUSSION
A resident of Tiot Street was requesting that their land be added to the overlay district for cell tower siting. They own land that abuts the Boston Edison strip. Mr. Solomon asked if this property had a house on it, and Mr. O’Cain answered that the house is on a separate lot from the ten acres that are proposed for placement of a cell tower.
Mr. O’Cain said that the zoning by-laws would also have to be amended to reflect this, but that there would not be enough time to get this on the fall Town Meeting – it would have to wait until the spring.
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Administrative AssistantMinutes of Meeting Page Two June 30, 2004
Mr. Solomon asked how the Board felt about this in general. Mr. Cohen answered that if you needed a cell tower in this area, this looks like it might be a good place to put it. He also suggested that maybe the applicant could have their lawyer draw up the required language to make this change. Mr. O’Cain said that he would relay this message to the applicant.
III. SOUTH MAIN STREET ZONING CHANGE DISCUSSION
Mr. Solomon explained that the Board had learned that a significant amount of property between South Main Street and Old Post Road had been purchased, or was under agreement, by a developer, Mr. Intoccia. Two members of the Planning Board and the Board of Selectmen had met with Mr. Intoccia to find out exactly what Mr. Intoccia’s intentions are. The Board had learned that this developer was planning a very large 40B development on the property, possibly between 400-500 homes. The Board wanted to bring this information to the abutters and determine what, if anything, could be done to get what would be best for the Town and the abutters instead of a straight 40B.
Mr. Cohen explained that he, Mr. Hauser, Ben Puritz and David Grasfield met with Mr. Gobbi, Mr. Intoccia and their attorney. They already have plans drawn and this is something that is going to happen very soon. Mr. Intoccia is anticipating 500 units over two phases. Mr. Cohen said that he didn’t know if this would play out, but that is what they quoted. They are willing to do this in a friendly way working with the Town. They did seem to be open to some type of commercial development as opposed to all residential. They seemed to be open to building less housing if they could put in some commercial development. The bottom line is that they want to maximize their earning potential. They are not interested in office buildings, because there is no market for
offices. They might be open to attracting small shops with some kind of magnet store, e.g., a supermarket. They had no plans for building a
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conventional subdivision on this property. Mr. Cohen said that in a nutshell this is what transpired at that meeting. They did seem to be anxious to try and work with the neighbors, but they already have their plans drawn and are planning to file next month.
Mr. Hauser added that the developers definintely seem to be open for a dialogue with the Town as well as the neighbors. From their perspective, as long as they make the same profit, they will be happy. The Board would like to look at the entire 130 acres and put together a concept of what the Town would like to see on this property – it could be a mix of retail, elderly housing, etc., and also generate some revenue for the Town which would ameliorate taxes from going up. The Board has invited the community to begin that dialogue. We can create a cooperative approach, or have them proceed with their current plans, up to 300, 400 or 500 units.
The way he sees it, Mr. Hauser said there are two options: either accept what they want to do and endorse it, or engage in a dialogue with the developers, which they are willing to do, and design a village and get the kind of housing the Town needs and the kind of buffer and access that the neighborhood wants to see.
In answer to a question from one of the abutters, Mr. Solomon explained what a 40B was.
Mr. Solomon explained that the Board was seeking input from the residents of the area, how do you want this Board to proceed? We can do nothing and just have them file with the ZBA. If you think the best thing would be to have a discussion with Intoccia and Gobbi, than the Board will go ahead and arrange this. The Board wants to move in a coordinated fashion in dealing with the landowner.
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Some of the issues raised by the neighbors were:
· Has anyone raised the issue of senior housing on this site?
· Where would access to the subdivision be?
· Water restrictions in the Town already – how will this affect the Town’s water supply and where will they be getting their water from?
· How will this affect the Town’s plan to possibly place a water tower here?
· Could the Town acquire the land?
All issues were addressed by the Board. Mr. Hauser then indicated that the Board at this point needs a consensus from the neighborhood as to how to proceed and to find out what we are trying to achieve. If the developers get the sense that we are not in agreement, they will just walk away and do what they want. He suggested that the neighborhood draft up what they would like to see. Mr. Hauser said that we have a chance here to create an all encompassing plan for this space. If we can balance the needs of the Town and the community, we can avoid an urban sprawl, and encourage the developers to create a “village” for us.
Mr. Solomon suggested that the neighbors, as a group, go back and pick two or three people to work with the Board and the developers, to act as agents for the group. The Board will set up a meeting with all parties to discuss this property.
IV. HUNTER’S RIDGE
This was the first opportunity for the Board to see the plans and discuss the filing.
Mr. O’Cain went over the plans and offered the following comments:
· The applicant had decided against a sewage treatment plant; instead they would have a pressured, closed septic field.
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· A parking area is being shown over the septic field. The applicant will need a variance from the Board of Health regarding Title V to do this.
· The wall on the north side that is holding all the water needs to be analyzed by a structural engineer.
· The second basin is deeper than allowed by Town Regulations. He recommends a guard rail be placed around it, or fencing.
· He was also concerned about the piping and pumps the applicant was planning to use to get the sewage from each home to the septic field.
Mr. Solomon asked about tree removal and requested a blow up plan of trees to be removed, as it was hard to determine from the plans provided.
Another issue raised by Mr. Solomon was the open space. He asked how much open space was going to be deeded to the Town in a permanent capacity. Mr. Solomon reminded Mr. Merrione that open space is permeable surfaces and not paved. Mr. Merrione thought the community building could be considered community land as all the residents of that community would be using it. Mr. Solomon explained that the idea of open space is not to have it paved, but to be open for public use and have it in a natural state. The density bonus is given to achieve this goal. Also, the ability to traverse the open space is important. A heavily sloped rip rap is not something that is easy to walk on.
Mr. O’Cain asked that the applicant provide him with a plan that would show at least the outline of the houses and the property driveways so that he could calculate the impervious surfaces. Mr. Hauser asked for a better sense of trees being removed and retained after construction.
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Mr. Merrione agreed to provide a couple of affordable units, as requested earlier by the Board. He asked how the Board was going to determine how these units would be given out. Ms. Maniscalco answered that the Board did not have an answer to this question at this time. Perhaps it would be up to the Housing Partnership in Town.
V. OTHER BUSINESS
· Ms. Maniscalco informed the Board that she had received further comments on the EO418. She also informed the Board that it is still able to amend the EO418 plan, and that she thought the Board should continue to amend it over the next year. She also informed the Board that an extension would be requested on the housing certification.
Mr. Hauser wanted to commend Ms. Maniscalco on the great job she did on the EO418. Mr. Cohen agreed and said that she deserves a great deal of credit for getting this done.
· Mr. O’Cain informed the Board that Washington Place would not be going forward as they did not receive Board of Health approval.
VI. There being no further business before the Board, the meeting was adjourned at 11:15 p.m.
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