SHARON ZONING BOARD OF APPEALS MINUTES OF FEBRUARY 13, 2008

A regular meeting of the Sharon Zoning Board of Appeals was held on Wednesday, February 13, 2008 at 8:00 P.M. in the lower level of the Town Office Building.  The following members were present:  John Lee, Chairman; Kevin McCarville, Secretary; Lee Wenick; Larry Okstein, Alternate Member; Seth Ruskin, Alternate Member.

Appointments:

8:00 P.M. New Hearing - Case No. 1607 

Marilyn and Anthony Arrott , 11 Manomet Road

Mr. Lee read the public hearing notice and also correspondence received from Health Agent, Jim Andrews dated February 13, 2008 and Conservation Administrator, Greg Meister dated February 11, 2008, both whom had no issue with the proposed addition.

Bill Bolton, owner of Bill’s Home Improvement stated that they are proposing to build a single floor sunroom with a slider off the back of the existing house as per drawings and a certified plot plan dated December 11, 2001 by Sharon Survey Service, 10 e. Chestnut Street, Sharon, which were submitted with the application.  Mr. Bolton stated that the plot plan was originally used for a deck permit and that is going to be replaced by the new sunroom.   The 12’x16’ deck will be removed and replaced with a sunroom.

Mr. Wernick reminded Mr. Bolton that they must meet the building code and Mr. Bolton acknowledged that.  Mr. Lee stated the deck is pre-existing and the new sunroom will not be any closer to the side line than 31.2”.  Mr. Bolton stated that was correct.  He further stated that the size of the bump out will be 6’10” x 13’.

Mr. Bolton stated the foundation will be 6’x13’ and the proposed sunroom will be 16’x12’6”.

There were no public comments.

Mr. McCarville moved to approve a sunroom expansion, the structure to be 16’x12’6” in the space of an existing deck with basement access on a 6’x13’ foundation with standard conditions.  Motion seconded by Mr. Ruskin and voted 3-0-0 (McCarville, Ruskin, Wernick).

8:45 P.M.             New Hearing – Case No. 1606

                                Beacon Communities – Wilbur School, 75 S. Main Street

Mr. Lee read the public hearing notice and also correspondence from Jim Andrews, Health Agent, dated February 13, 2008 and a letter dated February 13, 2008 from Charles and Lisa Aspinwall, 15 Station Street, in opposition to this project. Mr. Ruskin asked if the Aspinwall’s letter could be an issue for the board and Mr. Lee stated it possibly could. 

Marcia Lieberman, Old Pine Road stated she was not noticed.  Mr. Lee stated that only abutters within three hundred feet of the proposed project would receive notice and she was not listed on the abutters’ list.

The applicant was represented by Jason Korb, Beacon Communities; Mark Brody, Site Engineer; Ruth Silmen, Peabody & Nixon; Kerry Ann  Richard, geologist; Joe Timilty.

SHARON ZONING BOARD OF APPEALS MINUTES OF FEBRUARY 13, 2008   (2)

Mr. Timilty stated that when they had originally prepared this application it was for an over 55 complex, but there have been changes since they started.  He stated they have contacted all the town boards and also spoke with the lady who previously spoke, Marcia Lieberman.

The site engineer, Mark Brody, stated that the proposed project involves the rehab of the existing school building and also an addition to be built onto the back of the existing school building.  The total number of units would be 75-79 in number, with more than half being two bedrooms.  They tried to keep as much green space as possible and they will be providing 136 parking spaces.   There will be 3.9 acres in total  - 1 acre to be retained by the town; 2.9 remaining for the project.  The town retained land will remain vacant.  There will be one parking area access onto Chestnut Street and the other one will access South Pleasant Street.   The parking spaces are of standard size, 9x18, but there are some smaller ones, 9x16.  Also, one of the aisles is 22’ instead of 24’.

Mr. Lee stated they have put together a list of waivers and questioned why they didn’t make it a full sized curb cut.  He also stated that fewer waivers make it easier on the board. 

Mr. Brody stated that the project will be serviced by underground electrical and municipal water for both domestic and fire services.  There will be two irrigation systems to capture some of the run-off.  The project is proposed to be lead certifiable.  They would also like an on-site well as back up to the cistern.  Sewer is not available at this time, so there will be an on-site treatment plant with a disposal fee.  This will also be subject to a groundwater permit.  They have received a groundwater report from the State, a draft permit from DEP, and they have minimized the nitrate load from what is required.

Mr. Brody stated they have allowed for eight single homes to connect to the sewer system.  Mr. Timilty stated they originally wanted to tie in all the neighbors, but cannot do it.

Mr. Brody stated there is also a 42’ maple tree they don’t want to take down.  There is a high level of interest to make this an attractive site.  Their intention at this time is to keep the sidewalk configuration the same as it is now.  Lighting will be low level and hope to give people a sense of comfort and safety.  It will not be obtrusive to the neighbors.  Mr. Lee asked for a lighting plan and there was none available yet.  Mr. Lee questioned if there will be lighting on the building and Mr. Brody stated it will be 42” high with low lights.  Mr. Lee stated he would like the neighbors to check the lighting plan closely.

Mr. Brody stated there is a lot of pavement on site now without a catch basin on the property.  They are proposing to have a total of three catch basins.  They are not increasing the peak flow rate and must meet DEP standards.  Further, they are not increasing the storm water volumes.  They are in compliance with the State standards and local storm water management requirements.

Mr. Lee stated that a condition of approval would be they will be required to come back to the town for review purposes.  Mr. Brody stated they want a plan that the contractor can live with

Mr. Wernick stated he thought that there was going to be some commercial use of the building.  Mr. McCarville agreed and stated the town was told that the first floor would be shops and the second floor would be for 55 and over.  Mr. Timilty stated they never contemplated that.  Seventy-six units are what are being proposed.

SHARON ZONING BOARD OF APPEALS MINUTES OF FEBRUARY 13, 2008   (3)

Mr. Lee asked what other projects Beacon Communities has done and Mr. Korb stated people in town will be proud of this building.  They have done extensive work and it will be in compliance with Mass Housing who is reviewing every aspect of the project.  They own and manage more than 900 units of housing from Virginia to Pittsburgh, PA.  They are committed to staying in the community.

Mr. Lee stated that Sharon has accepted the EPA “Green Challenge”.  Mr. Ruskin asked what they expected for rents and Mr. Timilty stated the market rate for a two bedroom will be $2200; $1600 for a one bedroom.  Affordable two bedroom units will be $750 and $612 for a one bedroom.  They are planning that fifteen units out of the total will be affordable.  All units in the entire building will be either one or two bedroom only and every unit will have its own laundry room.  Mr. Ruskin asked if there will be a security system and Mr. Korb stated yes – cameras and a key system.  Mr. Ruskin asked if they are planning on children living there and Mr. Korb stated yes.  They are also planning to have a small business center on site and a gym.

Mr. Lee questioned the town retained land and asked why the town would want an entire acre.  Mr. Timilty stated that was in the RFP.

Mr. Lee asked for questions from the public.

Marcia Lieberman, Old Pine Road:  the library has outgrown its place and the only place it could go would be this area or Sacred Heart School.  Monies generated could possibly go toward that.

Gregg Warr, 8 Walnut Street:  he is concerned with the traffic impact.  He asked if there have been studies or traffic counts done.  He asked what could be done to mitigate the impact on the neighborhood.  Mr. Lee asked if there were traffic studies and Mr. Brody stated yes.  Mr. Lee stated the board will need to look at the traffic impact to the neighborhood.  Mr. Warr stated he cannot get out of his driveway now.

Chris Fairweather, 20 Chestnut Street:  the pictures that he was shown at the Selectmen’s meeting were very sterile.  Mr. Korb stated they are working on that now.

Mr. Lee stated the board needs to address traffic, HVAC, sidewalks, building heights and elevations.  He would like to discuss this in detail at a later meeting.

Dave Martin, Sharon Historical Commission:  they fully support this and have written a positive letter to the State.  The Commission feels this is about as good as it will get.  Further, it is located in the historical district #3.  Mr. Timilty stated they have gone to every subsidized agency for support, but nothing has been received back yet.  Mr. Martin stated that letters from boards or townspeople would help.

Mr. Brody explained what would be planted. 

Mr. Lee stated a set of drawings will be available for the townspeople at the library.

There were no further questions.  Mr. Lee continued this hearing to March 12, 2008 at 8:00 P.M.

Mr. Wernick left at 10:20 P.M.

10:25 P.M.           Simpson Housing and Guttierez, Old Post Road and Carriage Lane Discussion.  The board asked no questions and did not make any comment at this time.

SHARON ZONING BOARD OF APPEALS MINUTES OF FEBRUARY 13, 2008   (4)

Other Business:

Sharon Housing Partnership:  Mary Tobin, instead of Jane Desberg, was present to speak about the  Sharon Housing Partnership.  She stated they would like to be more involved and also noticed of the 40B applications that are received.   Their primary concern is that the senior citizens and town employees can live within the Sharon community.  Policemen and firemen are given preference now.

Ms. Tobin stated that Affordable Housing does not mean low income housing.  For an individual to qualify for Affordable Housing, they can’t make more than 80% of the area median, which is $82,400 for a family of four in Sharon.  Right now, 19% of the people in Sharon make less than that median income.  There is only one existing home in Sharon at this time that qualifies as “Affordable Housing” and that is a Habitat for Humanity home.    Most of what is considered “Affordable Housing” are rental units.  They would like to ensure that the units that are now coming up are truly affordable.

Mr. Lee questioned Avalon B ay.  Ms. Tobin stated that a one bedroom affordable housing unit rents for $1,008/month with a utility allowance; a two bedroom with a utility allowance is $1198/month.  She stated that it all makes sense mathematically, but the piece missing is that according to what is on the internet, these rates are high.  Mr. Lee stated he thought it would be a smaller amount, like less than $900.  He asked if the partnership is work with foreclosed homes in town and Ms. Tobin stated they have no money at this time.  He asked the response for seeking applicants for Avalon Bay and Ms. Tobin stated there are presently thirty responses, but only one person actually showed up.  To date, no one from Sharon has applied.

Ms. Tobin stated they hope to work with the town in the future.

Marcia Lieberman, Old Pine Road:  feels that the rates are too high for the units in Sharon, so people are probably going to other towns.

It was moved, seconded and voted to adjourn.  The meeting adjourned at 10:55 P.M.

                                                                Respectfully submitted,