BOARD OF SELECTMEN AND
ECONOMIC DEVELOPMENT COMMITTEE
JOINT MEETING
JANUARY 22, 2007
The Board of Selectmen and Economic Development Committee met jointly on January 22, 2007 at 8:00 p.m. at the Sharon High School Library with developer Michael Intoccia and interested citizens, board/committee members re rezoning proposal. The proposal seeks an allowance for commercial uses in an area, presently limited to residential uses. Approximately bound by Route 95, Old Post Road, South Walpole Street and South Main Street. This meeting is in follow-up to January 18th’s meeting with various Town Boards/Commissions during which the proponent presented the concept of locating a major “Lifestyle” type commercial development with a separate residential component on the subject property.
Eli Hauser, Chair of the Economic Development Committee (EDC) introduced the EDC and the representatives from the Conservation Commission, Board of Health, Water Management Advisory Committee, School Committee, Finance Committee and the Planning Board. Mr. Hauser stated that there will more meetings such as this in the near future with various Boards/Commissions.
Peg Arguimbau, Chair of the Conservation Commission met with the Water Management Advisory Committee on Thursday, January 18, 2007 the following are thoughts and concerns from their meeting:
they are not opposed to the concept of “Lifestyle” type commercial development - will benefit Town;
financial benefits;
protected open space;
look for water supply and protect;
concerned with what the overall plan for all property that would be owned or controlled by Intoccia;
impact for protection of the underlying aquifer;
water impact - waste water treatment - water usage level - use of flow appliances;
density re South Main Street and the cranberry bog -future maintenance, condition and management of bog;
traffic increase and air quality;
ability allowed to control the type of commercial use water protection i.e., chemicals;
strong support of by-law;
feels that this project will be of benefit to the Town.
Mr. Hauser stated that the Town has hired an outside consultant. The developer will pay the consultant’s fee. The consultant firm is Professional Services Corporation, PC of Foxboro, Massachusetts. Mr. Thomas C. Houston was in attendance at this meeting to explain what the firm will be doing. The scope of services is to:
review the Scope of the Traffic Impact Sensitivity Analysis as proposed by Intoccia Development and recommend any changes in the Scope that are necessary to adequately respond to issues and concerns likely to arise at Town Meeting;
review the methodology and approach including traffic counting program, intersections selected for inclusion in the Traffic Study Area, analysis cases including the weekday PM peak hour and Saturday peak hour, the analysis year selected (Build plus 5 years), the appropriateness of the crash rate analysis, and the modeling used to evaluate intersection operations;
review the proponent’s preliminary concepts for traffic mitigation including plans for roadway and traffic signal control improvements for the segment of South Main Street between the project site and Shaws;
meet with the proponent’s traffic engineer to review recommended revisions to their report and recommended supplemental analysis;
prepare a peer review memorandum summarizing our findings; and,
meet with the Board of Selectmen to review the peer review memorandum and respond to issues and concerns raised by the Board.
Mr. Hauser then introduced the developer, Mr. Michael Intoccia.. Mr. Intoccia gave the following update on the project:
how this “Lifestyle” type commercial development would benefit the Town of Sharon;
one and a half years ago started planning on what I was going to do with the property;
own over 100 acres of land;
will donate Well site to the Town;
donate portion of land for open space;
will be residential in front of Shaw’s Plaza;
cut down on noise;
will put in sidewalks;
end of Old Post Road will be a dead-end;
re wetland will not touch trees - will keep natural;
five feet higher than Route 95;
will do site review plan;
will present everything to all boards and committees;
units in front of the bog;
will do traffic study;
30-foot buffer - specific requirements all developers have to work with boards and committees;
project has to have environmental impact review;
anything done with this project will be subject to State regulations;
will not be using Old Post Road - there will be dead ends;
upscale stores and restaurants;
tax revenue for the Town;
economic benefit to the Town;
high quality designs - net revenues - environmental control - dynamic process;
all concerns will be addressed;
project will generate 3 million dollars;
“Lifestyle” will have no Home Depot or other large box store;
limit types of commercial/retail stores - restriction on kinds of businesses;
proposal commercial overlay - drafting new business district;
last chance to be able to bring in tax dollars needed for Sharon schools;
will increase everyone’s property value;
having economic studies done now to determine revenue impact;
developer willing to meet with all boards and committees.
The following are questions and comments posed by the citizens in attendance:
will this “Lifestyle” project affect the water pressure;
how much will be negotiable down the road;
will houses with private Wells be hooked up to Town water;
how deep is the road going to be;
concerned about traffic - will there be a traffic study re traffic flow, lighting, calculation;
create safeguards for neighborhood;
limit lighting, size of stores, restrict height and how many buildings;
local safe guards, buffers and house style;
roads are fifty years old;
with the Mall what occupational jobs will be available to Sharon people;
concerned about over time for Police and Fire Departments - increase for Police and Fire would be approximately $500,000 across the board;
what about making a service road off Route 95 - would need State approval;
Board of Health will be looking at limiting type of stores;
wetland concern - do water analysis;
effect of on property values;
expressed view opposing changing the life style for people who move to Sharon - they do not want commercialization;
will this project overload schools or DPW;
The Board of Selectmen and Economic Development Committee joint meeting adjourned at 9:50 p.m.
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