For
Town of Sharon
Zoning Board of Appeals
On
Alternate Members: Walter Newman, Janis Edinburg
The hearing was called to order at 8:04 p.m.
Continuance
#1514 Elman, David 25 Sturgis Road
Applicant seek two findings and special permit relative to a proposed habitable space expansion to a structure on a nonconforming lot. Property is located at 25 Sturgis Rd. and is situated in the Rural 2 Zone within the Surface Water Protection District.
Hearing opened at 8:10 p.m.
Sitting on case: John, Richard and Dan
The Board briefly reviewed applicants plans.
Vote in Favor
John – Yes
Richard – Yes
Dan – Yes
Conditions: Standard conditions. Also, no outside doors to connecting addition or existing building that is being attached to main house.
Hearing closed at 9:13 p.m.
Continuance
#1512 Peter and Brenda Loftus 371 N. Main Street
Applicants seek two findings and a special permit relative to a proposed habitable space expansion to a structure on a nonconforming lot. Property is located at 371 North Main Street and is situated in the Single Residence A Zoning District
Sitting on case: Dan, John, Richard
Hearing opened at 9:15 p.m.
Notice read
Board of Health letter dated 11/8/04 read stating septic system is designed for 4 bedrooms and is in compliance with all state and local regulations.
Vote in Favor
John – Yes
Richard – Yes
Dan – Yes
Condition: The kitchen pantry and bedroom closet on the first floor shall be removed to allow access into the new dinning room .
Applicants final build out plans will be filed with the decision.
Hearing closed at 9:23 p.m.
New Case
#1515 Prokos, Frank and Rhonda 3 Aztec Way
Applicant seeks a special permit relative to an in-law apartment. Property is located 3 Aztec Way and is situated in the Rural 1 Zone within the Groundwater Protection District
Hearing opened at 9:25 p.m.
Notice read
Board of Heath letter dated 11/9/04 read stating septic system was not designed for a disposal and must be removed,
Conservation Commission letter dated 11/8/04 read. – No objection.
Applicant read letter into the record about themselves.
Applicants described the plans for an In-law apartment. The entrance into the in-law apartment will be through the living room into the their kitchen. French doors will separate the rooms.
Board requested new floor plans.
Hearing continued until 12/8/04
Hearing closed at 9:40 p.m.
Applicant seeks a Comprehensive Permit under MGL Chapter 40B, Section 20-23 for development of thirty-two town house condominium units, comprised of nine buildings, plus one existing home located at 9 Glenview Road. Property is located off Rob’s Lane, Town of Sharon Assessor’s Map 102-Parcels 87,88 and 92-1 and is zoned Residential B.
Hearing opened at 9:41 p.m.
Notice read
Applicant informed the Board that they have reduced the number of unit from 32 to 28 units.
Dan stated he is recusing himself from the hearing.
John read letter from Michael Tully dated 11/1/04 stating opposition to proposed project.
Marie Cushman, Glendale Rd, expressed concerns with winter snow removal and septic pump failure.
Janet Abramson, 119 Glendale Rd, stating concerns with visibility.
The Grade of the existing road at Glendale Road is 8%.
The Board will send a letter to all the other Town of Sharon Boards to comment on the new plans.
Thomas Huston spoke about the Additional Engineering Review of the Revised Comprehensive Permit Application, Date November 10, 2004. Mr. Huston gave a brief overview of the review and discussed comments contained in the report, a portion of which is summarized below.
Mr. Huston noted that there is significant danger to the health and safety of the future residents posed by isolating 75 residences and only one means of access in case of an emergency. The Review states that should the single access become blocked, residents would become isolated from emergency access.
Mr. Huston also noted that Glenview Road and Rob’s lane intersection is located some 2,300 feet inside the system of dead end streets. This extreme length increases the probability that the system of dead end streets will become blocked.
In comment 67, Mr. Houston stated that the existing Glendale Road and Glenview Road street system, as well as the new site driveway access, are characterized by poor horizontal and vertical geometry which enhances probability that access could be blocked. He also spoke that the relatively short driveways could pose problems with residents backing into the street.
In comment 69 of the Review, it notes that Town of Sharon traditionally has limited the length of dead end streets to 10 potential lots. The Applicant’s plan proposes to extend the number of lots to 750 percent of Sharon’s maximum safety standard.
Mr. Huston also spoke that there could be an issue with water pressure. He noted that if water pressure goes into the negative, there would be drinking water heath issues because water from irrigation systems could be drawn back into the drinking water system. He also mentioned that the water main will be going up a substantial hill. This raises issues with fire protection
There are also operational and safety issues regarding the sight distance of the entrance to the site and noted a lack of a leveling area. He noted that Sharon has a minimum separation between intersections based on decision sight distance of approximately 225 feet. The proposed intersections are about 10 percent short of this distance. He also discussed the on site retaining wall. Mr. Houston stated that there would be a visual impact upon abutters and future residents and would disrupt ground water flow. It may also create an attractive nuisance and a barrier for wildlife.
Hearing continued until 12/08/2004
Hearing closed at 10:30 p.m.
Next Zoning Board meeting is scheduled on November 24 at 8:00 p.m. in Town Hall.