Conservation Commission
Meeting
March 29, 2007
Peg Arguimbau Chairman, Stephen Cremer, Stephan Glicken, and Janet Dunlap were
the members present. Laura Nelson, Finance Committee liaison, was present in the audience.
7:45 p.m. Brickstone’s revised development proposal – “Sharon Hills”:
Present: John Kusmiersky, Marty Spagat, Brickstone; John Twohig, Goulston & Storrs;
Bob Daylor, Daylor Consulting Group; Selectman, Richard Powell;
Abutters/Interested Persons. (See attached List.)
John Twohig presented the following revised development proposal to the Commission:
· 624 units, age-restricted residents, within six eight-story buildings.
· 250 acres donated to the Town.
· A restriction placed on the 36 acres of land retained by Brickstone.
· Approximately 24 acres of green space. (From the undeveloped area of the proposed golf course.)
· Four par 3 golf links adjacent to the buildings.
· An underground parking garage structure.
· One amenities building.
· 150- bed nursing facility.
· One utilities building.
· One wastewater treatment facility.
John Twohig explained that the design of the proposed site plan for this development project minimizes
the impacts to the wetland resource areas of the property, including the Rattlesnake Hill area.
Bob Daylor identified two wetland crossings proposed for this development project:
· The size of the wetland crossing proposed for the Bay Road access is approximately 2,558 sq. ft.
The size of the wetland crossing proposed for access to the maintenance building is
approximately 831 sq. ft. (The installation of a broad arch culvert or bridge is being proposed to
mitigate the impact on these wetland areas.)
John Twohig identified the total land use area for the proposed development project:
· 250 acres from the 337-acre parcel is proposed to be deeded to the Town.
(221 acres adjacent to the Rattlesnake Hill area and 29 acres adjacent to Mountain Street.)
· 30± acres are proposed to be restricted from the 87 acres located in the middle of the site.
· 27 acres of proposed developed roadways, parking, and building facilities. (8% of the 337-acre parcel.)
· 24 acres of proposed green space, lawn area, and golf links.
(Approximately 85% of the total site will remain undisturbed from the proposed project.)
John Twohig explained the Traffic Impact and Access Study, prepared by Vanasse & Associates, for the
proposed project.
· The proposed access to the development site is through a gated entry located off Bay Road.
· An emergency access is being proposed from Mountain Street.
· A shuttle service for residents is being proposed to reduce traffic to/from the development.
· A Valet parking service is being proposed for residents of the development.
· The increase in the volume of traffic generated from the proposed development is not
expected to be significant on the adjacent roadways.
· The intersections that were studied for the proposed project did not exceed the State’s criteria for safety.
· Peak hour traffic volumes are estimated at 111 vehicles per day during the morning peak hour and
126 vehicles per day during the evening peak hour. (The estimated traffic volume is two cars per minute.)
Page 2 SCC 3/29/07 Meeting Minutes
The proposed wastewater/stormwater design:
· The construction of a wastewater treatment plant is proposed for the development.
· One of the leaching fields for the septic system is proposed adjacent to the wastewater treatment plant.
· The stormwater management system for the proposed project would be designed to maintain/decrease
the rate of runoff to Briggs Pond and also maintain the hydrology of the area vernal pools.
Vegetated swales are proposed to be installed as part of the development’s stormwater
management System.
The proposed water system design:
· To construct and donate to the Town, a booster pumping station at the Massapoag Avenue Water Tank.
· To tap into the water main in Massapoag Ave., Morse Street and Mountain Street for connection to
the proposed high-pressure service district.
· Approximately 200’ of excavation work is proposed for the installation of a 750,000 gallon capacity
underground tank proposed on the 29-acre parcel.
· To recharge stormwater for the proposed irrigation system.
· The proposed installation of water-efficient plumbing fixtures.
The proposed affordable housing component:
· 69 affordable units are proposed from the 624-unit development. (36-units with Simpson Development.)
· The donation of $1,000,000 to the Sharon Housing Partnership to fund the construction of 33 homes.
A list of some of the proposed community benefits:
· The proponent’s donation of $690,000 for public safety vehicles to the Town. (The possibility of a
Fire Department Substation exists.)
· They estimate a net annual revenue to the Town of $3,080,000 from the proposed development project.
· 250 acres of land deeded to the Town with 36 restricted acres.
· The proponent’s donation of a $6,000,00 high-pressure service district to the Town.
Peg expressed her appreciation to Brickstone for their presentation to the Commission.
Peg requested that the proponent submit more information concerning the replication work proposed
along the roadway areas.
Peg explained that since the amount of filled wetlands is under 5,000-sq. ft. for the proposed development,
the project will remain under the jurisdiction of the Conservation Commission.
Peg stated that the pending groundwater issues for the proposed wastewater treatment plant is a concern
of the Commission.
Peg requested that the developer create a separate lot from the 221-acre parcel for the proposed storage tank.
The Conservation Administrator commented that the wastewater treatment plant is proposed in a more
environmentally sensitive area of the development site than the initial plan. He also reminded
the developer to contact Natural Heritage concerning his new development proposal.
John Twohig agreed to arrange another meeting with Natural Heritage.
Laura Nelson inquired if the DPW included all of the proposed developments in the Town of Sharon
when they estimated that the Town’s excess water capacity would remain at 78% upon completion of
this project.
John Twohig stated that he believes one other proposed development project was included by the DPW.
Laura Nelson also inquired if all of the units in this development proposal would accommodate
washers/dryers.
John Twohig replied that the information is unavailable at this time.
Some residents from Sharon/Stoughton that were present in the audience expressed their concern for
potential impacts to their neighborhood relating to traffic issues from the proposed development.
John Twohig explained that the traffic report, fiscal report, and site evaluation report are available in the
Selectmen’s Office.
The abutters in the audience requested a meeting with Brickstone to discuss some of their concerns
relating to the proposed development. The effect on neighboring private wells from the development
proposal is also a concern for the abutters.
Page 3 SCC 3/29/07 Meeting Minutes
Abutter, Richard Mandell, inquired if the 250 acres deeded to the Town would be under the protection of
the Conservation Commission.
Peg explained that the potential Conservation Restriction would be discussed when the Applicant files
a Notice of Intent Application with the Commission. She anticipates that the 250 acres would be deeded
to the Town and acted upon by its Conservation Commission, and would be maintained by the
Commission in perpetuity according to Massachusetts General Laws, Ch.131 § 40.
Selectman Powell intimated that the Board of Selectmen would be amenable to including a Fire
Department Substation in the development agreement.
The Commission proposes to release a statement in reference to their position on this development
proposal before the upcoming Town Meeting.
9:00 p.m. Septic Easement, 145 Beach Street - Discussion:
Attorney, Ray Watstein, appeared before the Commission to represent Janet and Jason Kessel,
145 Beach Street. He explained to the Commission that the Kessel’s purchased lot 24 in 1976.
(The lot has since been subdivided into two lots, 24 and 24-A.) The land is registered and cannot
be subdivided. The cesspool servicing the house was built in the 1950s. The Kessel’s discovered that
the septic system was on Conservation Land when they were proposing to sell their property some time
ago. The Town Engineer approved a 1,000 gallon- septic system in 1981. The tank was connected to the
existing overflow pit. The entire septic system and driveway is on lot 25. The Conservation Commission
purchased lot numbers 25, 26, 27, 28, 29, 51 and 52 in 1979.
The Kessel’s are proposing a 3,500-sq. ft., easement from the Commission for the repair and
maintenance of the existing driveway and septic system. The easement would encroach 35’ onto Lot 25.
The Commission agreed with Janet Dunlap’s position to not allow an easement agreement if there are any
future plans to increase the size of the existing septic system and/or number of bedrooms.
The Commission discussed the possibility of granting a restricted easement agreement to the Kessel’s.
Attorney, Ray Watstein, agreed to draft a proposed easement agreement.
Peg requested that the language contained in the agreement shall state that any repair, replacement, or
excavation of the existing septic system would require notification to the Conservation Commission.
The Kessel’s would first need to utilize their lot for any proposed plans to replace/repair the septic system.
9:30 p.m. Old/New Business:
Stephen Cremer explained to the members of the Commission that he recently attended a Water
Resources Committee meeting concerning the Avalon Bay Communities’ request for an Inter-Basin
Transfer Permit for their proposed Norwood Street Project.
The members of the Commission agreed to draft a letter to the Water Resources Commission
regarding their review of Avalon Bay Communities’ request.
Peg informed the Commission of a resident’s request to participate in the Town’s tax relief program by
installing bat houses at various locations, designated by the Commission, within the Town of Sharon.
It was the consensus of the Commission to approve the resident’s request.
Peg stated that she would notify the resident of the Commission’s decision.
10:10 p.m. Signatures:
The Commission signed bills. Extension Permit for Orders of Conditions, DEP File #SE-280-0425.
10:15 p.m. Adjournment:
Peg called for a motion to adjourn. Stephan Glicken moved. Stephen Cremer seconded. Voted. Unanimous.
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