Town
of Sharon
Planning Board
Meeting
Minutes for November 8th,
2006
Amended and
Approved on December 20th,
2006
Planning Board
Attendees
Arnold Cohen – Vice Chair
|
Wayne Bradley
|
Amanda Sloan –
Clerk
|
Paul Lauenstein
|
Guests
Ira Miller, Chair
Finance Committee
|
Norm McInnis -
CFRLU
|
Norma Fitzgerald -
COA
|
Beth Cohen – Briggs Pond Way
|
Arnold Kublin - COA
|
David Cohen
|
Elliot Feldman -
COA
|
Kathy Farila
|
John Prendergast
|
Ellen Davey -
Fleming - Briggs
Pond Way
|
A Glicken
|
Richard Mandell
|
Ann Bingham
|
Arlyne Mandell
|
Elizabeth Essex -
CFRLU
|
Leo Waters – High
Street
|
Meeting Initiation
Meeting was called to
order at 7:35
pm by Vice Chair Arnold
Cohen.
Meeting Discussion
Chair’s Report
Meeting Minutes of 10/25/06
- Board reviewed draft meeting
minutes of 10/25/06. Mr. Cohen made a motion to
approve meeting minutes of 10/25/06 as amended and Mr. Lauenstein
seconded the motion. The board voted 4-0-0 in favor.
Sharon Council on Aging
Norma Fitzgerald, Executive Director, Sharon Council on Aging and Arnold
Kublin, member of the Council on Aging, provided the Board with an overview of
the Senior Housing needs within Sharon. Mrs.
Fitzgerald reported that at present there are 2818 seniors in Sharon. She
stated that there is a need for various types of affordable housing in Town and
provided the Board with the Housing Needs Survey performed in the spring of
2005 as well as an Executive Summary of the results. In summary, there is
little housing stock in Sharon for
seniors to downsize to. Downsizing is
more advantageous as there is less of a tax burden. For those that cannot
afford luxury living, there is Stonybrook
Court and Hixson Farms. However, there is
a need for more of these types of units.
It is important for seniors to have peer groups for socialization and to
share common issues.
The Council on Aging is looking to the Board to help think of creative
solutions for those constituencies. Mr. Kublin pointed out that a lot of home
care is needed within Sharon and that
Hessco delivers approximately 1200 meals each month within the Town. Mr. Bradley commented that providing dwelling
units for the elderly is a desirable goal, however, the demand that exists
today may not be the same in 20 years as the baby boom generation spike
disappears. The challenge is to provide housing alternatives that address the
preferences of the elderly but which may also satisfy a broader demand. Ideally we don’t want to be left with deed
restricted properties for a specific age group in a climate of changing
demographics.
Brickstone – Rattlesnake Hill discussion
Marty
Spagat, representing Brickstone Properties, came to speak to the Board
regarding the current status of their plan for Rattle Snake Hill. Mr. Cohen
asked Mr. Spagat to present in general terms from the standpoint of zoning and
affordable housing water and traffic. Mr. Spagat stated that a small group of people who make up
Brickstone have been together for 30 years. They have built properties in Atlanta, Philadelphia, and Boston to name a few areas. They bought
textile mills and renovated them north of Boston and also have corporate tenants all
under the name of Brickstone Properties. They built the Mills in Boston in 1995 and Minute Man Park in Andover which consists of high end offices.
Approximately a year ago they realized the need for more senior living and
began to look for properties. They want
to create large scale projects like they did in Peabody. The notion is to build high end
apartment living; not hospital or institutional feeling, and surround the
property with a golf course.
The plan
for this property is to build off of Bay Road. The project would take over 10
years to complete with 180 units built per year. Area one would consist of 6
buildings; an amenity building with restaurants, pool and convenience store.
The buildings would be 8-12 stories high. He stated that Brickstone has the
statistics that indicate the demand for this type of housing is incredible and
they would build based on need. He pledged an affordable housing commitment to
provide at least 180 units as affordable. Mr. Cohen stated that the Planning
Board wants specifics on the affordable housing concept; would Brickstone build
1620 units and 180 affordable units or would they build 1800 units with 198
being affordable. Mr. Spagat replied that they are working on how to deal with
affordable housing. Mr. Bradley stated
that Brickstone has expressed interest in providing the affordable units but
not on site. Mr. Bradley said it would be difficult to find a place to build
that number of units elsewhere in town. Mr. Cohen suggested that as far as
affordable housing Brickstone would need to present something to the Planning
Board. Mr. Bradley questioned how the number of 1800 units was derived and
wondered if a smaller scale project might be possible. Mr. Spagat stated that they want the site to
be large enough so that it works financially and they can build all of the
amenities. He stated that they will provide a simulation demonstration which will
show that the development will not be viewable to the neighbors even when the
leaves have fallen. Their other option is to build a conventional subdivision
on the property which is not what they want to do.
Mr. Cohen
stated that he attended a previous meeting at the library where it was presented
that there is a certain number of excess water capacity now in the town, and
this project would use half of it. He stated that the tax benefit for the town
is tremendous; however the water issue needs to be addressed. Mr. Spagat
replied that they would put in a water treatment plant. They are also putting
together a water report and would talk to Stoughton for a back up plan. Mr. Lauenstein
stated that Rattlesnake Hill may need a leaching field because there are
private wells downhill from the property. With a population of 2000-3000 people
in the area, they may use pharmaceuticals and human waste going into the ground
through the granite to private wells may be a problem. In relation to the first
presentation made by Brickstone, Mr. Lauenstein commented that they are
proposing to develop a high pressure service district which was something
broached in the past. HPSD would only affect 10% of the residents of Sharon. If the town built it, it would
cost 5-6 million dollars. He questioned why it would be appropriate for
Brickstone to give this to the town when there is only a 10% benefit. Why not
do something to benefit the entire town? Mr. Spagat replied that the HPSD is
needed for Brickstone and he is having Daylor Engineering evaluate this.
Mr. Spagat
stated that Brickstone uses architects Bunt Hill out of Pittsburgh for all Brickstone properties. Mr.
Spagat discussed his visit to Erickson properties, an existing similar type of
development and Ms. Sloan asked what he thought about Erickson. Mr. Spagat replied
he didn’t like the institutional feel. He wants a more upscale elegant property
with gardens, benches and walks to make it feel more like a home. Two levels of
parking would be underground so that concrete would not be seen. He suggests
three holes of golf around each building all being green and environmentally
friendly. Mr. Cohen stated that a public
hearing would need to be held before the Planning Board to discuss the needed
zoning changes. Going in front of the Finance Committee would be the next step.
Mr. Cohen stated that before the Spring Town Meeting, a document needs to be
presented which incorporates the material on affordable housing that is
comprehensive, discuss water and traffic issues.
Mr. Cohen
said that only the people most directly concerned will attend Town Meeting.
They need to communicate to the entire town; with the abutters most naturally
concerned. Mr. Spagat said the message
they are trying to get across at the May Town Meeting is they can demonstrate
that the property is not seen and traffic will be unaffected; and it is approximately
10 million dollars in annual tax revenue for the Town. Mr. Bradley stated that
Brickstone will be located far from traffic links and commuter links and
therefore people would necessarily have to drive through long stretches of town
to reach their destinations. Mr. Spagat replied that the development is unusual
in that it is self contained. He stated most people in this type of development
do not drive and most drive off peak. Mr. Cohen stated that they need to do a
traffic study as does the Town and then a rational decision regarding traffic
can be made. Mr. Bradley replied that it is one thing to look at traffic on Bay Road but it is another to look at the
links at Cobbs Corner and other possible traffic bottlenecks. Both the Town and
Brickstone will be performing independent traffic studies. Mr. Spagat said he
does not have the answer right now and is relying on his experts.
Mr. Cohen
opened up the meeting to questions from the attendees but asked that they be
orderly.
Mr. Leo
Waters questioned what the Planning Board’s role is. Mr. Cohen suggested that
affordable housing needs to be discussed with the Planning Board. Ms. Sloan
stated that it is not the Planning Boards role to assist the developer but
rather the Planning Board serves as the gatekeeper. Mr. Bradley suggested if a
zoning change is needed, the Planning Board would be the sponsor to make the
zoning change. Mr. Cohen interjected that if it is a Planning Board article, it
is up to the Planning Board if it moves forward. If it is someone else’s
article, the Planning Board still holds a public hearing and makes a
recommendation to Town Meeting either in support or opposition to the article.
Anne Bingham of 9 Sherwood Circle was concerned with
blasting and questioned if there would be any seismic hydrological studies
performed. She asked, what is the potential to blast bedrock? Mr. Spagat stated
that they would do the blasting all at once and would look into this issue. Mr.
Cohen stated that blasting is heavily regulated.
Richard
Mandell stated it is his assumption that the Planning Board would speak with
the DPW, Water Management, BOH etc., using their expertise before making any
recommendations and Mr. Cohen agreed. Mr. Mandell also said that Bob Daylor had
said that maps and contra lines would be put on the website as well as the view
shed analysis. In looking at the website, he cannot see the elevation footprint
and can’t determine the buildings height compared to the Rattlesnake Hill
height. He also asked when the text of the zoning changes to be made will be
available on the website as well. Mr. Spagat replied that this is all bouncing
between Attorney Gelerman’s office and the Brickstone attorneys.
Norm
McInnis of Bay Road stated that Bay Road was an Indian lane going from bay
to bay. The section being looked out by Brickstone is a scenic road which is
protected under MA law and it cannot be made wider. Mr. Cohen said that theoretically, the
Planning Board would need to approve changes. This may be another issue not yet
brought to the surface. Mr. McInnis said the traffic would be ridiculous to add
additional lanes. Mr. Cohen said we need to look at the traffic studies rather
than subjective thoughts.
Beth Cohen
of Briggs Pond Way is concerned with fire engines and
ambulances being able to access the area through a winding road; it seems
hazardous.
Ira Miller,
Chair of the Finance Committee suggested Brickstone present an article for Town
Meeting that is clear with no changes needed to propose Brickstone. He
explained that the Finance Committee makes a motion and the article is printed
in April in the town warrant. It has to be finished by the end of February or
March. He wants to suggest a realistic
timeframe for such a huge project. Mr. Cohen said that as far as the Public
Hearing with the Planning Board, the earlier the better. Brickstone needs to be
ready. Mr. Bradley said the more detail available the better.
Other Business
Mr. Lauenstein
asked the Board to discuss Article 20. In order to qualify for affordable
housing in Sharon you need to pass the means test
which is very strict. You cannot have more than $200,000 in total. The article
wants to raise the limits from 150K to 400K which would open the pool of
eligible applicants. Mr. Cohen suggested the Planning Board support the
article. Mr. Bradley said he was in favor of the article as it makes it
possible for more elderly to stay in Sharon. The Board voted 4-0-0 to support
the article.
Next Meeting
The next
meeting of the Planning Board will be held on December 6th at 7:30 pm, Town Hall.
Meeting
Adjournment
Mr. Bradley
moved to adjourn meeting at 10:20PM; Ms. Sloan seconded the motion;
passed unanimously.
Respectfully
submitted,
Rachelle F. Levitts
Administrative
Assistant