TOWN OF SHARON

PLANNING BOARD

 

Minutes of a Meeting of the Planning Board held on March 22, 2006, at 7:30 p.m., in the Town Offices.

 

                             PRESENT:   REGINA MANISCALCO, CHAIR

                                                ELI HAUSER, VICE CHAIR

                                                WAYNE BRADLEY, CLERK

                                                PAUL LAUENSTEIN

 

Business Transacted:

 

I.                Meeting called to order.  The Minutes of the March 8, 2006, meeting were reviewed and accepted with corrections.

 

FORM A PLANS

None.

 

SIGN REVIEW

None.

 

II.            PUBLIC HEARING – SIGN BY-LAW CHANGES

 

Mr. Lauenstein moved to open the public hearing, seconded by Mr. Hauser and unanimously voted.  Mr. Bradley read the legal notice.

 

Ms. Maniscalco first informed the Board that Town Counsel, Atty. Gelerman, after reviewing the language in this proposed change, sent a memorandum to Ms. Maniscalco indicating that he was unclear as to what the size of the primary sign was to be.   It was not clear as to whether the Board meant to allow 50% of the size of the primary sign for the secondary sign.  Ms. Maniscalco told Atty. Gelerman that that was the intent of the Board and was awaiting Atty.  Gelerman’s response.

 

 

 

                                                                   ________________________________

                                                                                     Administrative Assistant

 

Planning Board Minutes                             Page Two                                           March 22, 2006

 

However, she raised another issue.  If there was no primary sign over the entrance to the premises, what, if any, restrictions would be placed on what would be considered a secondary sign on the side of the building that would now be the primary sign.

 

Mr. Lauenstein pointed out that this by-law change gives the Planning Board the authority to regulate the side signs.  Both Ms. Maniscalco and Mr. Lauenstein did not see a problem with the language the Board was now proposing.

 

There being no townspeople present for the hearing, and therefore no further comments, Mr. Lauenstein moved to close the public hearing, seconded by Mr. Bradley and unanimously voted.

 

III.       DISCUSSION RE: DUNKIN DONUTS REQUIREMENTS

 

Mr. Hauser said there were two issues that needed to be discussed with the Dunkin Donuts (“DD”) people, parking and the façade.

 

Mr. O’Cain said that the parking requirements are set out in the zoning by-laws and are based on the number of seats in the establishment.  Also, in speaking with the Mass. Highway Department, they indicated that they would like to see the exit from the lot pulled back for safety reasons from where it is now currently shown on the plans.  Mr. Hauser said that he would like to see them get rid of the parking except for the handicapped spot.  Mr. Bradley suggested that if you get rid of the parking you will likely lose the tenant and you will be left with what you have there now.  He felt this was a significant improvement to the premises.

 

IV.           DUNKIN DONUTS (“DD”)

 

Ms. Maniscalco first welcomed the representatives of DD and stated that the Town is anxious to see something here that is well thought out.  The Town wants to see more economic development in the Post Office Square area but at the same time wants to make sure that whatever is done is consistent with the Post Office Square standards. 

 

 

 

Planning Board Minutes                                  Page Three                                March 22, 2006

 

Present on behalf of the DD crew were:  Carlos Andrade, applicant; Al Mansino, architect; Randy Rianhard, DD representative. There were also members from the Post Office Square committee – Phil Kopel, Bill Coteau and Michael Baskin. 

 

Mr. Mansino first indicated that what they had tonight were still preliminary plans and several of the items were to be discussed at tonight’s meeting.

 

Ms. Maniscalco asked if any work had been started within the building and Mr. Mansino answered that it had not.  Mr. Mansino further explained that the premises are already under contract and the applicant is paying rent, but his going any further is contingent upon his receiving Town approvals.  If Mr. Andrade is not successful in obtaining permits with the Town, he will walk away from the deal.

 

Mr. Mansino further informed the Board that he had just received the plans for the Town’s reconstruction of Main Street but has not had the opportunity to review them and address issues relative to this property.  He will be doing so shortly.  Mr. Mansino further added that the applicant was not planning to use the typical DD signage and there will also be clock tower.  This entire building will not be a typical DD type of store – it will be more upscale, with a federal image type building, geared more to serving sandwiches and having people sit around rather than the donut type of in-and-out service. 

 

The federal image that they are trying to portray will include wainscotted paneling around the perimeter of the store, ceramic tiles, granite counters and tables, diffused lighting, leather couches, a gas fireplace. 

 

Mr. Andrade then came in and added more information.  First of all he said he wants to make this a nice place for people to gather and hopes it to be more upscale than Starbucks.  He and his family live in Sharon and want to make a positive contribution to the Town.  He said this DD would have more of a café atmosphere with a European flair.  Mr. Mansino added that since this is a downtown location, their intent is to attract more of a pedestrian traffic than automobile traffic. 

 

 

 

 

Planning Board Minutes                                      Page Four                                  March 22, 2006

 

Ms. Maniscalco asked why Mr. Andrade was interested in doing this in Sharon.  Mr. Andrade answered that this was not your typical DD store and it will not have a high volume of customers.  He is looking forward to doing something nice in Sharon, as he is a resident here.  If he doesn’t take this opportunity, someone else will, maybe someone from Walpole or Stoughton, and he doesn’t think they would care as much as he does to do something pleasing.

 

Comments from Post Office Square committee:

---it has been demonstrated that this will work, based on visibility and traffic;

---DD contributes a lot to any Town in the way of contributions both monetarily and in Town Support;

---DD corporation has already approved this site – they would not approve a site that they didn’t think would make it;

---the applicant and DD are willing to and have been working with the P.O. Square Committee and the Committee feels this would be a good feature for the Town;

---DD is a large corporation that is more willing to spend money than a smaller investor;

---this will add to the revitalization of the Center as did Starbucks and Coriander;

---it will increase the pedestrian flow even more;

---there is plenty of parking in the area;

---it adds a focal point to the center of more than just one restaurant style business;

---it will have more than just a storefront feeling, with a clock tower over the entrance;

---there will also be a canopy across the front of the building that leads to the walkway beside the Church to lead pedestrians to the parking lot there;

---in good weather there will be seating outside which will also add to the vitality of the Square;

---the proposed changes to the outside of the building also fit within the Square guidelines.

 

Ms. Maniscalco said that the Board and the Town are definitely pleased to have this project in the works and especially to have the applicant and his team come in at this early stage to work with the Board.  She stated that the Board is definitely in favor of more pedestrian traffic in the Square and appreciated the information being provided. 

 

 

 

Planning Board Minutes                                      Page Five                                 March 22, 2006

 

Mr. Bradley asked if the P.O. Square Committee was advocating for this establishment and they answered that they were.  There were a few more items that needed to be addressed, but the Post Office Square committee was getting most of what they requested.  Mr. Bradley said that he didn’t want to see the regular DD sign colors, that the colors should be consistent with our guidelines.  He agreed with Mr. Coteau that the traffic flow would be self regulated and resolve itself.    He thinks this proposal will be an asset to the Town.  The current building is an ugly eyesore and this will be a great improvement.

 

Mr. Hauser said that there will be economic revenue generated from this business.  He did add that traffic will be a problem as you can’t underestimate the complexity of this corner.  He would like to see the parking lot eliminated completely.  He also asked if a second story couldn’t be added to this building?  Mr. Andrade answered that the owner of the building was not interested in making improvements.  Mr. Hauser also asked that there be more windows in the façade of the building, but Mr. Rainhard answered that that is where the kitchen and its equipment would be and you don’t want that visible to the street. 

 

Other suggestions that Mr. Hauser would like to see addressed were:  perhaps make the awning wooden; add an additional window on the Billings Street side; would like to see a statement of design intent – to show how this building will fit in with the architecture of the Square. 

 

Mr. Lauenstein said that his main concern was with traffic – there will be a DD and a Post Office pretty much across the street from each other.  He feels there will be a significant disruption of traffic on Main Street.  He asked if the applicant was planning to do a traffic study.  Ms. Maniscalco answered that they would have to do one.  Mr. Lauenstein asked Mr. Andrade if he knew how much water per day would be used by DD and Mr. Andrade said he did not but could get that information if Mr. Lauenstein wanted it. 

 

Ms. Maniscalco repeated that the Board is very much in favor of seeing this project go through and is pleased to have the applicant come in and discuss these issues in the planning stage. 

 

 

 

 

Planning Board Minutes                                     Page Six                             March 22, 2006

 

V.               OTHER BUSINESS

 

---Mr. Lauenstein suggested the Board already start working on zoning by law changes it might want to bring to Fall Town Meeting.

 

---Mr. Hauser reported that he had met with Janet Dunlop, a local resident and abutter to the South Main Street property, about the rezoning of South Main Street near the Shaw’s Plaza.  She brought up a number of salient points – have more involvement with the area residents by holding more group meetings; pay more attention to traffic impacts; revisit all the principle issues brought up during the last go-round.

 

---Mr. Bradley said that he was working on putting the CSD changes together.  He expects to have the first meeting with the group some time in April.  He is shooting to have this ready for Fall town meeting.

 

---Mr. Lauenstein informed the Board that he would be attending a conference on Saturday regarding CSD’s and 40B’s.  He would report back on this conference.

 

---Ms. Maniscalco announced that she would be running for re-election to the Board.

 

VI.           There being no further business before the Board, the meeting was adjourned at 10:30 p.m.