DRAFT

TOWN OF SHARON

PLANNING BOARD

 

Minutes of a Meeting of the Planning Board held on November 30, 2005, at 7:30 p.m., in the Town Offices.

 

                             PRESENT:   REGINA MANISCALCO, CHAIR

                                                WAYNE BRADLEY, CLERK

                                                ARNOLD COHEN

                                                PAUL LAUENSTEIN

                                                PETER O’CAIN, ASST. TOWN ENGINEER

 

Business Transacted:

 

I.                Meeting called to order.  The Minutes of the September 28, 2005, and November 9, 2005, meetings were reviewed and accepted with corrections.

 

FORM A PLANS

78A and 70 Cedar Street, H. Glaser applicant.  This Form A had come before the Board previously, but there was a legal question that needed a response from Town Counsel, which had been received.  The applicant was taking a piece out of one to and adding to another lot to be able to install a septic system.  The question the board needed to answer was whether this is a subdivision under the legal description of a subdivision.  If it does not meet zoning requirements, then the board should be referring it to the ZBA.

 

Mr. Glaser explained that the reason they were seeking this change was to improve the environment and correct existing septic problems. 

 

Mr.  Cohen said that if there was a problem with a lot, the Board could require that it be labeled as unbuildable on the plans.  He further said that if Town Counsel opined that the Board should endorse the plan, than he thought the Board should do so. 

 

Mr. Cohen then moved to approve the Form as for Cedar Street as presented at tonight’s meeting.  Seconded by Mr. Bradley and unanimously voted.

 

                                                                   ________________________________

                                                                                    Administrative Assistant

Planning Board Minutes                                    Page Two                                       November 30, 2005

 

II.            GUTTIERIZ PROPERTY – OLD POST ROAD

 

Messrs. Welton and Caulder were in on behalf of the Simpson Company to present this subdivision to the Board.  They first explained that the company is 50 years old and all they deal with is apartments.  They do not build single family homes.  They consist of a wide spectrum of rentals – from condominium, to low income and to luxury.  They are all multifamily units. 

 

As regards the current proposal on Old Post Road:

  • The lot consists of approximately 19 acres.
  • There are some constraints on the site – heavily wooded; near the entrance of Foxboro Stadium; a stream runs through it, limiting the buildable area because of the setbacks.
  • It is in the light industrial district.
  • They are proposing 168 units in three grouped buildings with a fourth building further out on the site, as a first configuration.
  • The second configuration would be 157 units in three buildings set more into the hillside.  It allows for more green space and the buildings are more clustered.  While both of these configurations are still in the planning stages, they are leaning more towards this second proposal.
  • Regarding sewerage – they are required to handle everything on site with a leeching field. 
  • Their intent is to propose this as a friendly 40B which would be mutually beneficial to the Town’s 25% affordable requirement with 1005 of the units counting towards the 10% threshold.
  • They build for the long term, holding the properties for at least 10-15 years.  They do not build and sell but also manage the properties. 

 

Mr. Bradley asked if they had other developments in the Boston area.  Mr. Caulder answered that they did not, and were just moving into the Boston area.  They are presently working on a development in Stoneham.  Mr. Bradley then asked who the abutters were to the Sharon propeprty and Mr. Caulder answered that the Walpole County Club and the neighborhood along Old Post Road were abutters.

Planning Board Minutes                                       Page Three                         November 30, 2005

 

Mr. Cohen asked if they would need to obtain any approvals from Walpole, and Mr. Caulder said that they would not as they would not need any services or access from Walpole.  They had, however, met with representative of the Walpole Country Club who didn’t seem to have a problem with what was being proposed.  They have not as yet met with the other abutters.

 

The applicant and the Board went over Mr. O’Cain’s memorandum reviewing the proposal.

#1.  Some type of pumping station will probably be required to get the water to the site as the nearest connection was at the intersection at Bickford’s Restaurant, which was about 3000’ feet away.  Mr. O’Cain added that they would probably have to put in a larger pipe than normally required.  The new Lexus dealership next door was looking at bringing in water also so they may also be involved in bringing the water up.

 

#2.  The leaching field would probably have to be the size of one of the buildings and the have to treat all septic on site with some type of separate field and treatment tanks.  They are confident that this can be done and would not be cost prohibitive.

 

#3.  Access to the parcel would be from Route 1 and is allowable by deed.  They have already spoken with the Mass. Highway Department.  It appears from his preliminary research that they do have access, but he said don’t hold him to this until the project is reviewed.

 

#4.  The applicant has not as yet met with Conservation Commission, but are planning to do so.  Greg Meister, the CC’s agent, was at the preliminary Selectmen’s meeting.  Mr. Meister was glad to see that the subdivision would not be encroaching on the wetlands.

 

#5.  The subdivision will include a mixture of 1, 2 and 3 bedrooms units.  They are limited on what they can put in because of the parking situation.  Mr. Bradley asked them if they had considered building a garage structure?  They had not.  He then asked if they were able to find adequate parking, would they consider expanding the scope of the project?  Mr. Welton answered that parking the is major problem.  The cost of building an underground garage is prohibitive, so they would have to explore other options.  They are looking to have some overflow parking further down on the site or behind the buildings.  Mr. O’Cain added that they did need to consider additional parking, as there was no parking on Route 1 and since parking is already tight, there would be no where for guests to park.

 

Planning Board Minutes                                Page Four                                  November 30, 2005

 

Mr. Bradley then asked what issues the applicant would face of they were to increase the number of stories in the buildings.  Mr. Caulder answered that it was cost issue.  Up to four stories, they use one type of framing, after that you are required by law to use a different type which is much more expensive.  You also have different fire codes which you need to adhere to.  However, Mr. Caulder said that if the Board wanted them to revisit increasing the density for the project, they would be happy to do so.

 

Mr. Cohen explained that because this project is strictly rental, the Town would get 100% towards its goal of affordable housing.  Therefore, it would be beneficial both to the applicant and to the Town if the applicant could increase the number of units.

 

Since water in Sharon is a sensitive issue, Mr. Lauenstein asked the applicant what they were planning to do to conserve water on this site.  Mr. Caulder answered that they were looking into an energy saving set of standards.  They were also looking into applying a charge back to the tenants on water usage, which in itself usually tends to conserve water since the tenant has to pay for what they use.  Mr. Lauenstein further asked what type of stormwater management system they were planning?  Mr. Caulter answered that they had not looked into any of this as yet, as they were just at the preliminary planning stage, with nothing being decided on as yet.

 

Mr. Cohen asked what the applicant’s schedule was.  Mr. Welton answered that they were had some homework to do, and wanted to go back and revisit the subdivision with all the input they’ve received.  However, they hope to get their eligibility letter filed by the end of this year.  They still need to meet with other Board’s in the Town, and hope to be able to meet with the Board of Selectmen with a formal presentation some time in late January.

 

Mr. Puritz of the Selectmen’s office asked if the applicant was going to have any additional use of the property.  Mr. Caulder answered that there were limitations to the premises, because of the slopes, trees, water, etc.  They were hoping to keep the site as natural looking as possible, with maybe adding some walking trails and some benches placed to enjoy the wooded areas.  If they can find where to put it, they would consider a pool or grill area, and maybe a clubhouse.  He also noted that the Guttierez family was going to retain ownership of the back lot and maybe do something with it at a later time.

 

Planning Board Minutes                                     Page Five                              November 30, 2005

 

Ms. Maniscalco thanked Messrs. Caulder and Welton for coming in to present this information and said the Board would look forward to hearing from them again.

 

III.       OTHER BUSINESS

 

Sureties:   Townsman IV – Aspen Road.  Mr. Cohen moved, per Mr. O’Cain’s memorandum to the Board dated 11/29/05, to reduce the surety held in this subidivision, currently in the amount of $230,852.00, by $117,252.00, leaving a surety of $113,600.00.  Seconded by Mr. Lauenstein and unanimously voted.

 

---Ms. Maniscalco reminded the Board that place marks for any zoning changes to be brought to spring town meeting had to be in by the second week in January.

 

---The Meeting Schedule will be as follows:  December 14, 28 (discussing CSD amendments and rezoning across from Shaw’); January 11 (waterbanking by-law; wastewater problems in Town Center).

 

---The Board was asked to review the Rules and Regulations and make note of any changes that should be made.  The R&R’s will be updated in the spring.

 

---Mr. Cohen then moved to go into Executive Session to review pending litigation.  Seconded by Mr. Lauenstein and unanimously voted.

 

IV.   There being no further business before the Board, the meeting was adjourned at 10 p.m.