Town of Sharon Planning Board

Meeting Minutes of 11/05/08

Amended and Approved on November 17th, 2008

 

 

Planning Board Attendees

Arnold Cohen, Chair 

Susan Price

Paul Lauenstein, Vice Chair

Amanda Sloan  

Eli Hauser, Clerk  - absent

 

 

Peter O’Cain, Town Engineer, Consultant

 

Attendees

Phillip Macchi, Attorney for High Plain Overlay

Paul Cesary, 301 Moosehill Road, E. Walpole

Richard Merrikin, Engineer for High Plain Overlay

Deborah Robertson, 241 Moosehill Road Walpole

Scott Curran, 261 Moosehill Road, Walpole

Dante Ferrara, 275 Moosehill Road E. Walpole

Alfred Cabral Jr., 329 Moosehill Road, E. Walpole

 

 

 

Meeting Initiation

The meeting began at 7:30 PM.

 

Johnson Drive

Mr. Cohen began the meeting with the topic of Johnson Drive. Mr. O’Cain said that it is good to do the layout for the southern portion of the road and do the abandonment as provided for in Article 6. He recommends Article 6, declaring the land surplus.

 

Attorney Macchi was in attendance representing the proponent. He said that selling the land is written in the article but the Selectmen do not have to proceed if there is any question on the surplus. An appraisal would be needed. Selling the land has nothing to do with the overlay. He continued by stating that State law says the land has to be offered to the Town first. The Selectmen will let all town boards know about the land. If no one wants the land, the Town can get an appraisal at fair market value for prospective use and determine conditions. It does not mean they must sell it. He said the land will have value because Article 6 will get rid of old layouts.

 

Mr. Lauenstein moved that the Planning Board recommend approval of Article 6 to Town Meeting. Ms. Price seconded the motion. The Board voted 4-0-0 to recommend approval of Article 6 to Town Meeting.

 

Attorney Macchi asked if the Planning Board thinks that the Zoning Board of Appeals is a more appropriate reviewing authority under Article 7. If that was the Board’s position, then he would withdraw the article from this Town Meeting. 

 

Mr. Cohen said Ms. Price has further suggested revisions to the proposed article might not be appropriate to go forward with the article at the November special town meeting.

 

 Mr. Cohen said that his opinion as to the merits of the article in general is that, although some Walpole residents oppose commercial use, he feels that the land is not suitable for housing and thinks the Town needs commercial development and tax benefits. Further down the street is residential. This proposed commercial use is tiny compared to being near Route 95 and Wal-Mart. He does not think it would affect property values. For this reason Mr. Cohen said he is inclined to support the article but cannot vote until all questions are resolved.

 

Mr. Merrikin provided the Board with a resketch of the property.

 

Ms. Sloan said a discussion needs to ensue as to whether the ZBA should be the permit granting authority.

 

Mr. Cohen said from his experience, it is easier to vote on an article as it appears in the warrant rather than presenting additional changed handouts on the night of the town meeting.

 

Mr. Macchi asked that Article 7 be withdrawn so that the document can be made more concise. He wants it to work and if the Board does not feel comfortable with the language, he wants to withdraw.

 

Ms. Sloan commented that she would prefer to consider the article and hear everyone’s input and be sure as a planner, regional views will be considered.

 

Mr. O’Cain commented that he has questions as to what sign rules and parking rules will be followed.

 

Mr. Cohen said with reference to the ZBA, he will communicate with them to determine who the permit granting authority should be. Because of changes suggested by Ms. Price and concerns expressed by Mr. O’Cain, it seems to make sense to put the articles on hold until Spring Town Meeting. Mr. Lauenstein agrees with Mr. Cohen on holding off on this article. Mr. Cohen recommended that Mr. Lauenstein speak to the Town Attorney to determine if the language is correct.

 

Mr. Lauenstein moved that Articles 7 and 8 be withdrawn without prejudice from the Town Warrant. Ms. Price seconded the motion. The Board voted 4-0-0 in favor of this motion.

 

Mr. Lauenstein thanked the neighbors who participated and said the Planning Board would keep them in the loop regarding further meetings. The contact for Johnson Drive is Paul Cesary, 301 Moosehill Road, East Walpole, MA, pc301comcast.net, (508) 668-3807. He is to be notified of any Planning Board meetings regarding Johnson Drive.

 

In addition Mr., O’Cain presented an invoice for $2,500 for services of Mr. Houston.

 

Sharon Commons

Articles 4 and 5 as relates to Sharon Commons were discussed by the Board. Mr. O’Cain commented that the abutters are opposed to Subzone C. Mr. Cohen commented that the language in the article comes in large measure directly from chapter 40B. Mr. Lauenstein said it was represented that 40R would have the same percentage of affordable housing as 40 B but the language does not say 25%. Additional typos and misspellings within the article were discussed as well.

 

Mr. O’Cain commented that 40R is good, because Town rules and regulations need to be followed.

 

Mr. Lauenstein moved to recommend approval of Articles 4 and 5 subject to the understanding that there will be 25% affordable housing units. Also section 4909.1 and 4909.4 will be clarified and typos and grammatical errors will be fixed. Ms. Sloan seconded the motion. The Board voted 4-0-0 to recommend approval of Articles 4 and 5 to the special town meeting. Mr. Cohen will draft the appropriate language for the Board’s report on these articles.

 

Lakeview Street Easements

Ms. Price moved to recommend approval of Article 13 to Town Meeting. The Board voted 4-0-0 in favor of this motion.

 

Sidewalk Project for Lakeview

Mr. Cohen commented that he has certain beliefs about scenic roads. His idea is that it is not appropriate to have a sidewalk with granite curbing on a scenic road. Sidewalks on scenic roads should be separated from the road by grass strips if at all possible. He dislikes granite curbing. The Board will continue discussion at the next meeting.

 

Mr. O’Cain commented that he likes the idea of putting the sidewalks 5 feet off of the street. It would save on the granite curbing. Mr. Lauenstein is supportive of Mr. Cohen’s concern for scenic roads and does not want to compromise the scenic nature of the road.

 

Chair’s Report

Chair Cohen read the Chair’s Report.

 

Sign/Bond Approval

Mr. O’Cain presented that Mr. Mirrione of Hunter’s Ridge wants to swap lots as collateral for bond money. The Board discussed the proposal and concluded they did not approve of the idea. Mr. O’Cain will discuss with Mr. Mirrione.

 

Meeting Minutes

Ms. Price moved to approve the minutes of 10/15/08. Mr. Lauenstein seconded the motion. The Board voted 4-0-0 in favor of approval.

 

Next meeting dates

11/19.12/3, 12/17

 

Meeting Adjournment

Meeting adjourned at 10:15 PM. Mr. Lauenstein moved to close the meeting and Ms. Price seconded the motion. The Board voted 4-0-0 in favor.