January 20, 2005
The joint meeting of the Board of Selectmen and the Planning Board was held at 7:30 P.M. in the Sharon High School Library, Pond Street, with Chair Walter Joe Roach and Selectmen David I. Grasfield, William A. Heitin and Town Administrator Benjamin E. Puritz and Members of the Planning Board: Eli Hauser and Gina Maniscalco. Approximately 12 others were in attendance.
The meeting was called to order at 7:40 P.M.
Chair Roach welcomed everyone to the meeting for the purpose of bringing before the public a presentation on affordable housing. Eli Hauser and Gina Maniscalco will make a presentation and then be available for questions and answers.
Mr. Eli Hauser stated that it is time to move forward with proposals for affordable housing that Planning Board has been working on for a long time. He introduced Gina Maniscalco who discussed the following items:
Executive Order 418 process and history;
received funding to facilitate planning;
need for affordable housing (for parents, grown children and town employees);
affordable housing (not low income) would be $275,000 and rental income would be $1,700 per month;
town is penalized without 10% affordable housing stock; and,
penalties include: loss of grants and no way of fighting unfriendly 40B developments.
Mr. Hauser discussed:
based on 40b regulations, for every house built - need 6 2 affordable units;
Sharon needs 600+ affordable houses (currently have 200);
Town can reduce threat through friendly 40b development;
40b allows density of 6-10 houses per acre (Sharon zoning is one per acre);
only 40b constraint is septic/wetlands;
town plan would have precedence and hold off 40b developers; and,
town plan would preserve the character of the town and the town economics.
Mr. Hauser requested those in attendance to introduce themselves. Jane Desberg of the Sharon Housing Authority and Chair of the Sharon Housing Partnership introduced Dana from South Shore Habitat. Mr. Ray Wallace was present from the Sharon Housing Authority as well as Alan Lury from the Sharon Housing Partnership. Shirley Schofield, Historical Commission, was there as a life-long resident. Craig Edwards from the Wilber School Redevelopment Committee was present. Norma S. Fitzgerald, Director of the Council on Aging, discussed the Council of Aging=s support for diversified and affordable housing and the number of elders who would like to downsize. Others present expressing support for more affordable housing included Millie Berman from Sharon Green, and Hy Lamb and Rob Maidman from the Council on Aging.
Mr. Hauser discussed the Planning Board=s approach to satisfy the requirements for affordable housing:
use of town-owned land through a land-lease approach;
use of Conservation Commission land suitable for building through a land exchange;
First Level - 125 - 175 - homes apartments with existing town land;
Second Level - LIP Friendly 40bs;
every rental counts as affordable (Avalon Bay 150-156 units);
town center plan for 100 units (Delapa);
goal for Board of Selectmen to find another 100-200 units;
Ms. Maniscalco discussed:
accessory apartments - town would have less control;
town-sponsored land - town could determine style shape and to whom they go;
changes in zoning bylaws;
inclusionary zoning - to require every developer to include some kind of affordable housing;
tax credits, deed restrictions; town=s first right of refusal;
revitalization of areas;
need to have a production plan in place to fight unfriendly 40bs;
ASmart Growth@;
affordable homes - accessible to transportation, doctors, shops, etc., and,
need to move forward with Selectmen and Conservation Commission.
Mr. Hauser raised questions as to whether a charter and/or a Design/Build Group need to be established. He discussed the need to develop design guidelines, award bids and manage lotteries. Ms. Desberg stated that the Sharon Housing Partnership, which currently only has two members, has the authority to develop affordable housing and would like to work with the Planning Board and the Board of Selectmen. She discussed the advice and support available from the Habitat for Humanities.
There was a discussion as to what skills are needed for additional members to serve on the Housing Partnership Committee. Ms. Fitzgerald discussed a housing needs survey that she is planning to send out to residents 55+. Mr. Hauser discussed the goal of allocating a certain percentage of affordable homes to the elderly. There was a brief discussion of what would be allowed under the state requirements for elderly, Sharon residents, and town employees.
Dana from Habitat for Humanities outlined the selection process that it used by that organization, but it does not count toward the affordable housing requirements. She stated that some Towns are seeking to change the deed on Habitat houses to be applicable as affordable housing.
There was a discussion as to the use of Community Preservation Act funds for affordable housing.
In answer to the question, Ms. Maniscalco stated that the median income for affordable housing in this area is less than $82,500. A family for four is expected to spend no more than 30% of their gross income on housing.
Mr. Maidman brought up the issue of converting existing housing and use of accessory apartments to count toward affordable housing. Ms. Maniscalco discussed this as one of the goals but also as very complicated with changes needed in the law. Mr. Hauser stated that the Planning Board would be pursuing bylaw changes and that accessory apartments will count.
Ms. Maniscalco stated that it will cost money to move forward, but that there is grant money available through ASmart Growth.@ She discussed septic issues and needed development plans and studies.
Ms. Desberg stated that she believes that it is within the responsibilities and purview of the Sharon Housing Partnership to develop affordable housing plans, recommend housing proposals, identify financial resources, locate land, work with developers, review land and zoning, etc. She stated she and Alan (Lury) are very enthused and would like to get the committee back up and running. In answer to the question from Chair Roach, Ms. Desberg replied that five-six members would be idea. An ad will be placed on Cable TV to locate appropriate candidates. Ms. Desberg added that the Housing Partnership has the resources and expertise for the lottery to choose the affordable applicants.
Ms. Hauser discussed the economics of 2800 additional houses that could be built if the Town does not have its own plan for affordable housing. He mentioned an estimated five-million- dollar-tax shortfall, and additional infrastructure costs, including new schools.
Selectman Heitin endorsed the plan for town-sponsored affordable housing and suggested moving forward quickly with such a plan. Chair Roach echoed Mr. Heitin=s sentiments. He suggested further workshops to be scheduled with Planning Board and Conservation Commission and other open meetings. Selectman Grasfield also agreed and suggested that the Board start going through the maps and taking action.
Adjourn
VOTED: (Grasfield/Heitin) Voted unanimously to adjourn the meeting.
Grasfield, aye; Heitin, aye; Roach, aye.
The meeting adjourned at 9:00 P.M.
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