Town of Sharon Planning Board

Meeting Minutes of 2/13/08

Amended and Approved on 2/27/08

 

Planning Board Attendees

Eli Hauser – Chair

Paul Lauenstein 

Arnold Cohen – Vice Chair

Amanda Sloan  

Susan Price – Clerk

 

 

Peter O’Cain, Town Engineer, Consultant

 

Attendees

Paul Keene - Brickstone

Aram Elovic, DMD

John Twohig - Brickstone

Richard Mandell

Arlyne Mandell

 

 

Meeting Initiation

The meeting was called to order at 7:35 PM by Chair Eli Hauser who reviewed the Chair’s report.

 

Meeting Minutes

Mr. Cohen moved to accept the minutes of 1/30/08 as amended. Ms. Price seconded the motion. The Board voted 5-0-0 in favor.

 

Form A’s

Mr. O’Cain discussed the Form A for 1481 Bay Road that was reviewed at the previous meeting and asked if he could sign it contingent upon the Board allowing him to. The Board determined it was okay to wait until the 2/27 meeting since the application needed to be resubmitted by the property owner.

 

Definitive Subdivision Plan

Mr. John Twohig, Attorney for Brickstone, LLC came before the Board to present the Sharon Hills Definitive Subdivision Plan. He stated that as per Planning Board rules the Plan is being filed at an actual Planning Board meeting. He provided letters, materials and plans along with a check for $2,434.20 for the filing fee. He suggested April 9th or April 23rd for a Public Hearing to discuss the Plan. The Board decided to hold the hearing on April 9th.

 

Signs

Mr. O’Cain presented a sign application for Elovic Dental Care located at 6 Washington Place which is off of South Main Street. Dr. Elovic was informed that he need to use Benjamin Moore or California Paints Historical colors. The sign is 4.7 square feet and will be illuminated.

 

Mr. Cohen, moved to approve the application by Aram Elovic for a tooth shaped sign as set forth in the application of Elovic Dental for 6 Washington Place provided the color of the sign is chosen from the Benjamin Moore or California paints historical color palette, the dimensions of the black metal pole is to be located on an area as shown on the plan dated 10/23/07 so that it does not overhang the sidewalk and any illumination of the sign should be by downward pointed lighting. The approval is all contingent upon Elovic Dental paying the filing fee. Ms. Price seconded the motion and the Board voted 5-0-0 in favor of the motion.

 

 

 

Inclusionary Housing

Mr. Lauenstein discussed Inclusionary Housing and the current problems involved with the draft by-law. He stated he wants to get FinCom behind the idea and he is concerned that Brickstone will say they want to be exempted. Mr. Hauser commented that it can be stated that from this day forward, this applies to any new development. Mr. Cohen commented that he thinks if the project remained unfinished beyond eight years, they would be subject to the by-law. Extensions cannot be given after eight years which could be an issue.

 

Mr. O’Cain commented that by filing a Definitive Plan, the filing locks in the zoning district for the Senior Overlay District.  The Plan is being filed so that they are not subject to the by-law change for eight years.

 

Mr. Hauser said that if we wanted to, rather than include an exemption, we could ask Attorney Gelerman to write the Inclusionary Housing by-law such that it only applies to developments for subdivisions going forward from the date of the by-law approval, and as such would apply uniformly to all parcels in Town.

 

Mr. Lauenstein provided a summary sheet with comments from each of the FinCom members that he had captured at the FinCom meeting and the Board discussed them. Mr. Cohen commented that several towns do have Inclusionary Housing and suggested someone speak to those town administrators to understand how their processes work.

 

Ms. Price asked how “affordable” is defined and Mr. Hauser commented that there is a formula in the regulations. In 2006, there were 6026 houses in Sharon. An affordable unit is defined as something that represents about 30% of 80% of the monthly median income in SE Massachusetts. He said there is an absolute formula for rental pricing and sale prices of homes.

 

Mr. Lauenstein indicated that some FinCom members are concerned that there may be too many affordable units. 

 

Mr. Hauser suggested we think about whether we consider IH as insurance against large developments, or as a “production” formula for producing affordable units. This will help us present the by-law, as well as determine the threshold level of six units or twenty units. We have to think about the goal of IH and have that reflected in the language and requirements.

 

Mr. Cohen again commented that he would like to see what other towns have done to determine if there have been any adverse consequences. This would be relevant to others considering the by-law and suggested calling four-five other towns.

 

Ms. Price said the FinCom had suggested raising the number to ten but Mr. Cohen commented that Mansfield and Norton having a trigger of six units.

 

Ms. Sloan asked if anyone had Tom Houston’s draft of the by-law and agreed to work with Mr. Lauenstein on the language. She also suggested including the Crescent Ridge property in his examples.  Mr. Hauser suggested placing an article in the Sharon Advocate to clarify the Planning Board’s position at some point.

 

Other Business

Ms. Sloan suggested that proactive communication works. As there is a sensitivity to open meeting issues, and clear communication, we should be open and accessible. She requested that more detail be included on the agendas and that the agendas be forwarded to various other Town Boards and Committees.  In addition, telephone numbers of the Planning Board members should be added to the website.

 

Ms. Price commented that she looked at the Sharon Commons binder and did not see a copy of the Planning Board letter to the ZBA.

 

Next meeting dates through the end of May

2/27 - Public Hearing regarding the Zoning Map

3/12, 3/26 - Mr. Hauser will be out of town.

4/9 - Tentative date for Brickstone Public Hearing regarding the Definitive Subdivision Plan and Inclusionary Housing as well

4/30, 5/14 and 5/28  - additional meetings

 

Meeting Adjournment

Mr. Cohen moved to adjourn the meeting at 10:04 PM and Ms. Price seconded the motion. The Board voted 5-0-0 in favor.