Town of Sharon Planning Board
Meeting Minutes of 2/4/09
Amended and Approved on 3/4/09
Planning Board Attendees
|
Arnold Cohen, Chair |
Susan Price |
|
Paul Lauenstein, Vice Chair |
Amanda Sloan |
|
Eli Hauser, Clerk |
|
Peter O’Cain, Town Engineer, Consultant
Attendees
|
Jim Carlson –Sharon Credit Union |
Tim Sullivan – Barlo Sign |
|
Paul Martin – Barlo Sign |
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Meeting Initiation
Chair Cohen began the meeting began at 7:30 PM.
Form A
None
Sign Reviews
Sharon Credit Union
Tim Sullivan and Paul Martin of the Barlo Sign Company representing Sharon Credit Union came before the Board, along with bank president Jim Carlson to explain the changes they had made to the sign application submitted at the 1/21 Planning Board meeting. Mr. Carlson stated that the bank is changing their branding to expand to new areas and in order to get full market value they need consistency across all channels with their new image. He said that Barlo Sign went back to the drawing board and determined they do not want to change the black color and they want to keep their sign internally illuminated, which will only illuminate the words and logo. They do not want to illuminate the entire area of the sign and stated that they do not want to be overpowered by the Mobil station signs and feel that black will not wash out. Mr. Carlson stated that the radius edges, as previously shown, have been eliminated as requested by the Planning Board. They have reduced the pole pedestal to 18 inches in width as well. After a lengthy discussion by the Board, Mr. Lauenstein moved to approve the sign for Sharon Credit Union as per Barlo Sign Plan 2309. Mr. Hauser seconded the motion. The Board voted 3-1-1 to approve the sign request. Ms. Price voted no and Ms. Sloan abstained from the vote.
43D
Mr. Hauser provided the Board with an overview of the Phase 1 study results of the 43D Study for Post Office Square. Mr. Hauser began by stating that the Economic Development Committee was formed in 2006 with the goals of shifting the residential component of the Town budget from 94% to 88%, increase the quality, value and viability of commercial properties, and identify enabling infrastructure and investment recommendations.
Mr. Hauser provided an overview of P.O. Square from the report which said there are approximately 45 owners, 63 parcels, low vacancy, yet high turnover. The area is centrally located to the commuter rail, post office, library, Town Hall and fire station. He described the existing streetscape conditions as older and stated that, for example, the DeLapa properties were built to a 1962 standard. P.O. Square generates 450K in tax revenue, representing approx. 15% of Sharon's commercial tax revenue, but at the same time represents only 7% of commercial land in Sharon; hence P.O. Square is very important from a tax contribution perspective. The Square needs to be reinvigorated to maintain the tax contribution health, as well as the vitality of the area. The report suggests an increase in pedestrian and consumer focus in the area, improved traffic flows, increased landscaping and signage; all towards improving the community atmosphere.
The report describes the current parking zoning requirements in the Zoning Bylaws as “suburban” in nature, and that it needs to be adjusted to address the needs of a compact central Town area, along the lines of smart growth usage. The report provides several sketches and recommendations for improvement.
Mr. O’Cain commented that the morning traffic on Billings Street is extremely heavy and Mr. Hauser replied that a traffic study would need to be done. Mr. Hauser said that this would need to be a public/private partnership with Smart Growth goals, affordable housing objectives and waste water management improvements.
A change to the waste water treatment would also help the surrounding homes. He also suggested there are a number of options for location of the treatment facilities.
In summary, Mr. Hauser said three general scenarios emerge for P.O. Square improvements: a baseline improvement which would improve visual and pedestrian access, a moderate change which would enable smart growth and housing and includes refurbishing by Mr. DeLapa of his current apartment complex or a more extensive change which would create a more dynamic P.O. Square. He said the next phase, if the Town wants to proceed, is to set up working groups to discuss the various aspects of this research to transform the Town center to be a destination.
The goal of the Economic Development Committee was chartered with creating choices and recommending them to the Town.
Paul Lauenstein objected to the vision of Post Office Square presented in the 43D report. He questioned how shoehorning more development into an already congested area in the center of Town could improve traffic flow and parking. He said we should wait to see the combined traffic impacts of the Wilber School redevelopment, Hunter's Ridge, Sharon Commons, and Brickstone before building up the center of Town. He added that urbanization of Sharon's center is not compatible with Sharon's character as a semi-rural New England bedroom community, and could create more problems that it solves.
Chair’s Report
Mr. Cohen began the Chair’s report at 9:00 PM. He stated that the Hunter’s Ridge property is being advertised for foreclosure on 2/24/09. He stated that Attorney Gelerman told him that one potential way that the developer would be allowed to obtain extra units under the CSD would be for the Town to amend the CSD Bylaw so that a developer would be entitled to additional units if land were given to the Town by the developer for Town purposes.
Mr. Hauser said it is in the public interest for the Town to own portion of the property with a potential to put a septic plant in the center of Town. The homeowners in the Brook Road neighborhood have experienced septic failures in the past. He suggested that the Temple Israel property would be a better alternative although potentially more costly.
Mr. O’Cain will invite Mr. Sadek to the next Planning Board meeting.
Town Meeting
With reference to Town Articles – the Planning Board is only proceeding with Article 6 from last Town Meeting. Mr. O’Cain will check with Mr. Murphy regarding the light industrial issue and will contact Tom Houston to see if he is working on this.
With reference to the Sign Bylaws – Mr. Cohen said he would call Attorney Gelerman to see if the copy of the sign bylaws can be removed from the copies of the zoning bylaws.
Meeting Minutes
The approval of the 1/21/09 meeting minutes was postponed until next meeting.
Meeting dates
2/25/09, 3/11/09
Meeting adjourned at 10:00 PM. Mr. Lauenstein moved to close the meeting and Ms. Sloan seconded the motion. The Board voted 5-0-0 in favor.