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Zoning board approves rebuild at 11 Elsbeth Road on undersized lot
Summary
The Sudbury Zoning Board of Appeals approved a special permit allowing a proposed 4,072 sq ft single-family house to replace the existing dwelling at 11 Elsbeth Road on a 32,340 sq ft nonconforming lot after questions about drainage, grading and basement finishability were addressed.
The Sudbury Zoning Board of Appeals on June 1 unanimously approved a special permit allowing 11 Elsbeth Road, LLC to demolish the existing house and build a new single‑family home on a nonconforming lot.
Joshua Fox, representing Octavian Development and Ben Maiden, described the proposed house as about 4,072 square feet on a 32,340‑square‑foot lot and said the design was styled to match prior neighborhood projects. Fox said the dwelling is angled to “reduce perceived massing” from Elsbeth Road and Bowker Drive and that the front setback would measure roughly 41 feet, exceeding the 40‑foot requirement. Engineers said the ridge line is just under 30 feet and the main ridge is lower than the peak.
The board pressed the project team on grading, stormwater and tree removal near the rear property line and along Bowker Drive. Vito Colonna of Connerstone Engineering said the first‑floor elevation must be raised by about 5 feet because septic design and a high groundwater table drive the floor elevation, and that stormwater would undergo a separate town review; he added that additional swales or a corner drain could be added if needed. Jennifer Pincus asked whether the 4,072 square feet included a finished basement; Ben Maiden said the basement is not planned to be finished but would be buildable in the future.
Pincus moved to approve the application as presented; Ian Henchy seconded. The roll‑call vote was unanimous: Frank Riepe, Alexander Dorjets, Ian Henchy, Jennifer Pincus and Sumeet Keswani all voted Aye.
The approval allows the replacement dwelling to proceed subject to any conditions or additional permits required by separate stormwater or septic reviews. The board did not add a subsurface drainage requirement on the record but discussed the feasibility of adding a corner drain or other measures if later needed.
