Town of Sharon Planning Board

Meeting Minutes for September 27^th, 2006

Amended and Approved October 25^th, 2006

Planning Board Attendees

Eli Hauser - Chair	Wayne Bradley
Arnold Cohen – Vice Chair	Paul Lauenstein
Amanda Sloan - Clerk

Peter O’Cain – Asst. Town Engineer

Guests

Bruce Pilling

Jane Desberg

Meeting Initiation

Meeting was called to order at 7:30 pm by Chair Eli Hauser.

Meeting Discussion

Chair’s Report

• Performed by Mr. Hauser.

Form A

• Mr. O’Cain introduced Bruce Pilling of Pilling Engineering who is representing a client who wishes to divide a lot on 229 N. Main Street. Mr. O’Cain stated he told Mr. Pilling he needed to survey 150 feet of the property line for wetlands. Mr. Pilling presented the plan of the land. Mr. O’Cain stated the Zone 2 line needs to be modified to match GIS system and told Mr. Pilling he would give conditional approval. There is a septic easement on Lot 1 and the BOH verbally gave Mr. Pilling the go ahead. His client has a buyer for the house,. In addition, Mr. Pilling had approached the BOH to provide a combined septic system on Lots 1 and 2. Mr. O’Cain stated that the DEP looks favorably on shared septic systems. Mr. Cohen moved to approve the plan as not requiring approval under the subdivision control by law, subject to the changes and moved that Mr. O’Cain sign off subject to the required changes as the Planning Boards agent. Ms. Sloan seconded the motion. The Board voted unanimously in favor.

Sign Review

• None to report.

Meeting Minutes of 9/13/06

• Board reviewed and amended draft meeting minutes of 9/13/06.
• Mr. Hauser moved to accept the minutes of 9/13/06 as amended and Mr. Bradley seconded the motion. The Board voted unanimously in favor.

Sharon Housing Authority

• Jane Desberg, Director of the Sharon Housing Authority came to speak to the Board regarding the current housing situation in Sharon. She began with an historical overview by stating in 1974, the first group housing was developed for elderly and handicapped on Hixson Farm Road. In 1986, the old Pleasant Street School was converted to family housing. Currently 2601 Bay Road is a group home for autistic children as well. The Housing Authority is a separate authority with 100 residences under its jurisdiction. It has a five member board, 4 of who are elected every five years and 1 is a State appointee.
• The Housing Authority provides low income housing and serves a population that probably could not afford market rent; all rent is different based on tenant’s income. They had to recently close the waiting list because there are 130 people on it with a several year backlog. She has seen a change in the population where 13.5 percent of residents under the Housing Authority’s rule are disabled but not elderly. People on the list come from Sharon as well as other places. The HA is not sanctioned as a Section 8 housing authority. Section 8 units are administered through non-profit or other housing authorities. In Section 8, the tenant pays a certain amount and the government pays the balance to a private landlord.
• When there is a 40B or other project with units set aside for affordable housing, Ms. Desberg prefers to enter a partnership by working with developers from the beginning of the project on the price of the rent and the number of units to be available. This way she can have assurance that affordable housing is set aside and properly priced. Recently she received a priority development grant to work on the 11 acre site adjacent to Hixson Farm to help determine what could be developed. Mr. Bradley questioned if any exploration has been done from a standpoint of redeveloping the entire site and Ms. Desberg said no. The DHCD gave money to originally build Hixson Farms in the 70’s. The newest apartment is 20 years old. They are looking for 30 additional apartments.  Ms. Desberg pointed out that in addition to the 100 residences under the Housing Authority; there are 120 affordable homes in the Town of Sharon.
• Ms. Desberg discussed the pending warrant article which will allow an increase in the maximum assets amount from the sale of real estate, from 150K to 400K. The limit for these assets previously was 400K but was reduced to 150K. The Housing Partnership spoke to Rep Kafka’s office and Rep. Kafka recommended petitioning the legislature if Town Meeting approves increasing asset limits to 400K. The Town Meeting warrant article proposes to increase the asset limit from 150-400K in assets then go to the State for approval as an exception.
• Ms. Desberg stated she works with the State to certify annually, the number of affordable housing units within the Town. The DHCD comes to the SHA for address certification.
• Mr. Cohen questioned how affordable housing can be counted if a developer builds less than 10 units. He discussed perhaps having the developer give money to the Housing Trust. The Partnership would go to the Trust to make recommendations. Ms. Desberg believes that affordable housing should be built within new construction. Ms. Sloan questioned if there is the capacity to monitor the lottery for who should get housing and Ms. Desberg stated that they are developing a fee schedule to bring someone in to perform the lottery.

Other Business

• Mr. Bradley discussed the CSD Bylaw. He stated that some members of ConCom are interested in resurrecting the Mirrione deal for Rattle Snake Hill. Mr. Bradley is in continual discussion in this regard.  He suggested at this point we might want to back off the Inclusionary Zoning component.
• Mr. Lauenstein questioned whether changing the 1.8 density bonus to 1.5 would affect the disposition of Rattlesnake Hill if Brickstone backs out and the former 89-unit arrangement with Mr. Mirrione is resurrected. Mr. Bradley replied that he did not believe so.
• The Board discussed preparing a qualitative description of the Lot Shape article to include 3-5 questions and responses that may be helpful. At the end of the presentation various shapes can be displayed.
• Mr. Lauenstein asked Mr. O’Cain to check on the 20 ft buffer open space at Hunter’s Ridge, and he offered to speak to the Building Inspector regarding safety of the fence. Mr. Hauser suggested that it is not a PB issue, but rather one for the DPW.  Mr. O’Cain said the Building Inspector is responsible for the fence being safe.
• The group discussed the role of the Planning Board and how to ensure compliance with CSD and subdivision approvals. Mr. Hauser suggested that the Planning Board require a bond or other type of security.

• Mr. Hauser provided the following list of items to be addressed regarding Inclusionary Zoning:

1. Should it be 10%, 12% or 15%?

2. Listing of comparable town regulations

3. What is the future build out in Sharon?

4. Legality of buy-out.

5. Cash payment on percentage of under 6-8 units.

6. Buying out other homes in Sharon or deed restrictions or not.

7. How do you redirect cash from the developer who is building?

8. Preference for onsite development or split what’s on site.       

Next Meeting

The next meeting of the Planning Board will be held on October 11th at 7:30 pm, Town Hall.

Meeting Adjournment

Mr. Lauenstein moved to adjourn meeting at 9:45PM; Mr. Cohen seconded the motion; passed unanimously.

Respectfully submitted,

Rachelle F. Levitts

Administrative Assistant