1 September 15, 2005
The Regular meeting of the Board of Selectmen was held at 7:00 p.m. in the Sharon Town Offices with Chair David I. Grasfield and Selectmen William A. Heitin, Walter Joe Roach and Town Administrator Benjamin E. Puritz.
Others Present: Michael Intoccia and Attorney Robert A. Shelmerdine representing Michael T. Intoccia and Intoccia Companies.
The meeting was called to order at 7:10 p.m.
High Efficiency Toilet Regulation
VOTED: (Heitin/Roach) Voted unanimously to accept the Water Management Advisory Committee’s recommendation to require that all new residential construction have high efficiency toilets installed.
Pending Intoccia Developments
Attorney Shelmerdine, representing Michael T. Intoccia and Intoccia Companies. presented the following information re the two parcels of land to be developed in Sharon:
1. Norwood Street
104 units multi-housing (duplexes) waiting for an eligibility letter from the State and then by the Board of Appeals.
2. Across from Shaw’s (Gobbi property) - approximately 250 units
first phase would be single units and duplexes townhouses;
second phase could be apartments and possibly commercial;
Attorney Shelmerdine discussed was the following:
deal with Town’s concerns and get input from the Town;
units on Norwood Street would be duplexes with master bedroom on 1st and 2nd floors, 2 bedrooms second floor with a loft plus a 2 car garage - 2,200 to 3,000 sq. feet (higher price range) and units of 15 to 1700 sq. ft.(lower price range);
master bedrooms on first floor to push 55 and over to market 55+ but also for others;
willing to work with Town;
100+ acres on other side of Sharon;
do not need to build all units right away;
build over a period of 5 to 10 years;
goal to get the Town up to 10%
doing a friendly 40-B
work jointly with the Town and see what the Town really wants;
2
Roach - brought up the point of the six-inch pipe we now have and looking to go to a
twelve-inch pipe;
Intoccia - 6-inch to a 12-inch pipe would not be a problem;
Roach - concerned about entrance and exit coming out of Everett Street;
Intoccia - we will do a traffic study - not a problem - willing to do any modification necessary;
Heitin - Affordable? - price range seems to be $480,000 to $500,000 - is that really affordable; making affordable for seniors;
Intoccia - Afford ability has nothing to do with age, you still cannot have more than $200,000 in assets;
Grasfield - Affordable units must serve households with incomes no greater than 80% of the area median income for which the unit is located. Units must be subject to use restrictions or re-sale controls to preserve their Afford ability.
Meister - Conservation Commissioner - what would be the total units at Norwood Street and Shaw’s;
Intoccia - Shaw’s - one side 90 units - 25 affordable 35 100%
Norwood Street - phase I would have 250 units (30-50) acres - other side of Route 95 (125-130) - can modify with Zoning Board of Appeals - all 3 pieces of property acres of land 500-600 units (friendly 40-B)
Meister - what is the ballpark figure of number of apartments and units you would have to build;
Intoccia - all depends on what the Town wants - right now 104 units - do not have to build right away - growth plan over next 7 - 10 years - 26 acres Gobbi property - 130 acres Old Post Road and 130 acres at Shaw’s;
Desberg - Member of the Housing Partnership - vision of the apartments (2 bedroom) and will the rent be affordable and not down the road become condominiums;
Intoccia - we want the apartments to look good;
Bradley (resident) - across Route 95, is it possibility in bringing in Town sewer? - having Foxboro on that side, they do not have sewer;
Intoccia - there will be a sewer treatment area;
Nebenzahl -member of School Committee - sense of scope with numbers of the 3 large parcels - Norwood 104 units - Gobbi 250 acres 1st phase - other side (Route 95) 130 acres, 600 to 700 units could go there - point is we are going to increase in population - where is a new school going to go - no more land to develop in this Town; Rattlesnake Hill 90 units - Avalon Bay 156 units;
Intoccia - I am not going to build these 600-700 units all at once;
Nebenzahl - absorbing 1000 units - no place for that adsorption;
Intoccia - helping to work with the Town to get the 10% - 55 and over - not trying to hurt any part of the school system, other programs such as the 40-R program where you get money back;
Grasfield - Lots of developments mentioned Avalon Bay with 156 units (30 to 50 children) that we could manage- Rattlesnake Hill (no children) - Hunter’s Ridge - hard to tell from the map what you own and control;
Attorney explained the map;
Intoccia - Shaw’s would have condos, duplexes, apartments and single homes;
Nebenzahl - then could phase 2 be commercial?;
Intoccia - yes phase 2 could be commercial;
Arguimbau - Member of Conservation Commission - how are you going to access?;
Intoccia - I have property in Foxboro - use South Walpole Street plus a connecting road in Foxboro;
McCarville - Member of the Zoning Board of Appeals - concerned about the resources;
police and fire;
Intoccia - do not see a problem here;
Shelmerdine - 40-R attempted to create denser housing at transportation centers, existing town centers, bringing everything back - localize it - allowing for denser units;
Lee - Member of Zoning Board of Appeals - my concerns are traffic through local road and quantity of water;
Intoccia - willing to donate property for Town to put in a well;
Newman - Zoning Board of Appeals - impact analysis done to access what is needed to support this kind of development especially the school systems - what is the cost - how we maintain and provide for these developments - maintain quality of our school system;
Grasfield - concom and Bof H concerns for the above it’s the Town’s impact we need to be concerned about;
Newman - monies from the state is peanuts - make provision - to not want to look at this as long term - make provisions for it right up at front;
Michael Intoccia left the meeting at 8:10 p.m.;
Flynn (resident) - Norwood Street looks to be overdeveloped and maxed out - developer seems to be in control, not the Town - have distrust - development does not look attractive;
Zoning Board of Appeals will try to have developer do less;
Nebenzahl - I have concerns about the secret meeting in another town - in the 5 to 7 years I have been here, I have never seen 700 homes built here in Sharon - we need to rethink or get a consultant - this kind of a development is not acceptable;
If Zoning Board of Appeals deny building, then the State could come in;
Shelmerdine - 40-B will allow 6 to 8 units an acre - the developer is not trying to max out - we have spent two years making proposals - when we file with the Town, they the Town can hire any consultant they want - nothing has been decided yet - two years talking with the Town - we make nothing secret - we are here tonight, this is not a secret meeting - we are here tonight to solicit comments - receive comments from the Town.
Executive Session
VOTED: (Heitin/Roach) Voted unanimously to enter into Executive Session for the purpose of discussing matter of pending litigation, collective bargaining, personnel issue and real property acquisition, and at the conclusion thereof to adjourn for the evening.
The Board adjourned to Executive Session at 8:45 p.m. Q:\Word Perfect\MINUTES\91505.wpd
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