Scheduled:
7:00 PM Site Plan Review-New East School
8:00 PM Proposed Changes to the Subdivision Rules and Regulations to incorporate Low Impact Development Techniques
Unscheduled: Old New Business
Central Meeting Room North
Present: Planning Board Members, Paul Healey, Clerk, Sarah Corey, Judy Sneath and Gary Torndorf-Dick. Also present was Planner Katharine Lacy.
Mr. Healey opened the public meeting at 7:00 P.M. at the Hingham Town Hall.
RE: Site Plan Review-New East School
Present for the Applicant: David Killory, Hingham School Department, Mary Mahoney, Project Manager; Scott Dunlap, Architecture Involution; Richard Cutts and Aaron Alpert, John G. Crowe Associates.
Paul Healey disclosed that Esther Healey is a member of the Hingham School Committee.
Mr. Dunlap provided an overview of the project. The new school will be located on the site of the former East School off Route 228 on Collins Street. The property is approximately 12 acres in size, bounded on all sides by mature tree stands and understory plant material, to the southeast by the Weir River, and to the northeast by the residential neighborhood on Eastgate Lane. The site is under the jurisdiction of the Massachusetts Wetlands Protection Act, and the Town of Hingham Wetland By-Law. As a result, there are wetland buffer zone constraints upon the site which limit the area and shape of the buildable portion of the land on which a new school can be constructed.
The proposed site plan includes a 90,000 square foot elementary school, 150 parking spaces, and multi-purpose playing field. The school footprint is approximately 43,000 square feet. Because of the significant grade change on the site (16') the building will be two-stories on at the front (northeast) façade, and 3 stories at the rear. The ground floor at the rear will be used to house the "cafetorium" and gym, which will allow for direct access to the athletic fields to the south. The project has already been before the Zoning Board of Appeals, where it received a height variance (the rear of the building will be 42.7', and the limit is 40'), and a variance from the requirement for a 100' setback between the proposed parking area and the adjacent residential area (a planted, 50' buffer will be provided).
Aaron Alpert described site layout, grading and circulation. The school building will be located centrally on the site, with playing fields and vegetated wetland to the south. A small outdoor play area will be located at the southeast corner of the building to serve the kindergarten program. The site driveway enters the site from Collins Road, and loops counterclockwise all the way around the building. Dedicated pick-up/drop-off loops for buses and cars are provided at the front of the building. Parking areas and on-street parking spaces will be located off this loop road, with a special short-term parking area for pre-school parents adjacent to the pre-school and kindergarten classrooms on the ground floor. Within the parking areas, individual stall sizes and aisle widths comply with the off street parking requirements of the Zoning By-law. Dense landscaping will be provided along the northeast site boundary to screen the Eastgate Lane residents from the school development. Lights within the parking area and driveway will not exceed 16'.
Run-off in the proposed condition is collected by a series of catch basins and drainage inlets and conveyed to two open detention basins in the southwest and northwest corners of the site. Both basins will have 3:1 vertical side slopes, which are steeper than allowed in the Subdivision Regulations, and both are sized to handle the 10, 25 and 100 year storm. Stormwater quality will be handled by the use of deep sump catch basins and Vortechnics stormwater treatment units sized to treat a minimum of the first 1" of runoff from the stormwater drainage system. Ultimately, site drainage will be discharged to the Weir River. In total the new drainage system will remove 97% of total suspended solids, which exceeds DEP Stormwater Guidelines. Drainage from the roof will be captured for non-potable water use in the building.
Richard Cutts, architect, showed the Board proposed elevations and aerial views of the school building.
Mr. Killory, Hingham School Department, explained that the School Building Committee is trying to get as many of the approvals together as possible before applying to the Massachusetts School Building Assistance Program for construction funds, and the deadline is July 1, 2007. Site Plan Approval from the Planning Board is an important factor in determining which communities get funds. The project has already received a variance from the height and setback requirements from the Zoning Board of Appeals, and is being reviewed by the Conservation Commission and Board of Health. If they are successful in getting funding from the state, they will proceed with a Special Town Meeting in January 2008 for the remainder of the money.
Board members expressed concern about the slopes on the detention basins, and the potential to create a dangerous situation. Mr. Alpert noted that, in the worst case scenario these basins would hold no more than 4' of water. Board members asked whether the basins should be fenced. Mr. Cutts responded that they would drain out in fairly short order, and certainly in less than one day.
The Board questioned the amount of and depth of the detention basin water and requested if less centralized detention approaches could be or have been explored.
Paul Healey noted that the original school was built on a slab, and asked whether there were issues with groundwater separation with the new school building, as it was being dug into the hillside. Mr. Cutts said that there were no issues relative to proximity to groundwater.
Board members also expressed concerns about the on-site circulation, even parking, and impacts on 228 traffic.
Paul Healey stated that the hearing would be continued to June 11 at 7:30 PM. He noted that the Board would like to further discuss on-site circulation, traffic and parking.
RE: Proposed Changes to the Subdivision Rules and Regulations to incorporate Low Impact Development Techniques
Richard Claytor and Thuy Wong of Horsley and Witten came before the Board to discuss proposed changes to the Subdivision Regulations and off street parking. They have reviewed the Subdivision Regs and Zoning, and have identified a variety of proposed changes aimed at incorporating LIP techniques. A meeting is scheduled with the Land Use Boards staff on Wednesday, May 23 to get their input.
Mr. Claytor provided a 20 minute power point presentation on Low Impact Development. Ms. Wong then identified a variety of proposed changes including the following:
Require inspection of all erosion controls
Expand definition of limited residential street from 7 lots to 12-15 lots
Eliminate requirement for roadway edging to promote open drainage
Modify cul-de-sac requirement to allow smaller cu-de sacs or hammerhead turns
Utilize permeable paving surfaces
Increase minimum side slopes to reduce the area required for open drainage systems
Decrease maximum side slopes outside of the traveled way to help reduce limit of disturbance
Reduce the number of parking spaces required for certain land uses
Reduce the minimum parking space width from 9 feet to 8.5 feet
Board members were told to review these proposed changes and get back to the consultant with which changes to pursue. At that point the consultant would prepare a marked up copy showing the proposed changes.
Old/New Business
Minutes
It was moved, seconded, and SO VOTED, to accept the minutes of April 30, 2007 and May 14, 2007.
Roseland
Ms. Lacy provided the Board with a list of minor corrections and changes to the Roseland Site Plan approval, issued March 22, 2007. These corrections will not affect the substance of the decision or conditions.
It was moved, seconded, and SO VOTED, unanimously, by those present to amend and restate the Site Plan Review decision for Roseland as follows:
DECISION AND CONDITIONS
The Planning Board voted unanimously to grant Site Plan approval for the Roseland Project shown on the "Roseland Project Plans" listed in Exhibit A attached hereto and made a part hereof, including the roadway dimensions as set forth in Exhibit B attached hereto and made a part hereof (which roadway dimensional table supersedes Schedule E to the Original Permit), provided that such approval is subject to the following Site Plan Conditions which shall be included as conditions in the decision of the Board of Appeals in accordance with Section I-I of the Zoning By-law if the major modification is granted by the Board of Appeals.
A. Conditions Governing the Shipyard Project
1. Subsection (B) and subsection (C) of Condition #3 of the Original Permit shall be replaced in their entirety as follows:
"B. Minor Amendments
As a general rule, a proposed change shall be determined to be a Minor Amendment where:
The area of the relevant use or structure is increased by more than five percent (5%) but less than ten percent (10%), building locations are not changed by more than ten percent (10%) and the relative intensities of general use categories are not changed by more than ten percent (10%);
All dimensional requirements of Section IV-G of the Zoning By-Law are met;
The limits on intensity of use for the various general use categories (i.e., retail, residential, general commercial, and limited industrial) as set/forth in Section IV-G.8 of the Zoning By-Law are not exceeded;
Architectural elements, including massing, fenestration, materials and details, are substantially similar to those shown in the Approved Project Plans;
Landscape elements, including shape and size of landscaped areas, planting types, sizes and arrangements are substantially similar to those shown in the Approved Project Plans;
Parking accommodations are adjusted proportionately to reflect the proposed changes in area and/or use; and
None of the circumstances triggering a Major Amendment (as set forth below) is present.
The Board believes that, because of the more than de-minimus changes involved, consideration and approval of a proposed change as a Minor Amendment should be made by the Board of Appeals and Planning Board. Accordingly, the Zoning Administrator and Town Planner shall determine that a plan showing changes in accordance with the above standards is potentially a Minor Amendment of the Approved Project Plans. Final determination/approval shall be made administratively, at a noticed public meeting of each of the Board of Appeals and the Planning Board, but without a public hearing in accordance with MGL Chapter 40A, Section 9 or notice thereof in accordance with MGL Chapter 40A, Section 11.
Land Owners proposing changes in the Approved Project Plans which they believe constitute Minor Amendments as set forth above shall 1) first discuss such changes with the Zoning Administrator and the Town Planner and then 2) submit to the Board of Appeals and the Planning Board a request for such a determination together with appropriate supporting materials. All determinations by the Board of Appeals and the Planning Board with respect to Minor Amendments shall be made in writing, with reference to appropriate plans, and shall be filed with the Town Clerk and appropriate Town departments, with copies to the Applicant.
Major Amendments
As a general rule, a proposed change shall be determined to be a Major Amendment where:
The area of the relevant use or structure is increased by more than ten percent (10%);
The proposed change involves the introduction of a new land use(s) abutting land zoned residential;
The proposed change involves modifications that materially reduce areas of the site dedicated to the public or that materially impact access to abutting public land;
The proposed change involves subdivision of the property beyond that contemplated in the Approved Project Plans;
The proposed change involves material alterations to the geometry of the primary circulation (Connector Road, Amesbury Drive, Halstead Drive and Stayner Drive) excluding Shipyard Drive, a public way;
The proposed change involves the introduction of land uses not permitted by the Zoning By-Law for a Mixed-Use project or approved by the Board of Appeals as part of the Approved Project Plans;
The proposed change involves changes that require material reconsideration of the parking criteria established in the Approved Project Plans;
The proposed change involves significant modifications to architectural and/or landscaping elements; or
The proposed change involves other modifications that the Board, in its discretion, does not consider to be consistent with the Approved Project Plans or to be minor modifications to the Approved Project Plans.
Plans showing changes which constitute a Major Amendment, as set forth above, must be reviewed and approved by the Board in accordance with Section IV-G.12.b. of the Zoning By-Law, after a public hearing in accordance with MGL Chapter 40A, Section 9 and notice thereof in accordance with MGL Chapter 40A, Section 11 and shall be subject to Site Plan review in accordance with Section I-G of the Zoning By-Law."
2. Condition #13 of the Original Permit is replaced in its entirety as follows:
"The Land Owners shall, subject to review, revision, and approval by the Massachusetts Highway Department ("MassHighway"), design and construct all improvements along the Route 3A corridor identified in MassHighway's January 13, 2004 Section 61 Finding issued pursuant to M.G.L. Chapter 30, Section 61 to Sea Chain, LLC for the Shipyard Project, as it may be amended (the "MassHighway Work"). The MassHighway Work shall be constructed and be operational before the issuance of the any certificates of occupancy for any use within the Shipyard Project; provided, however, prior to the completion of the MassHighway Work a Land Owner may submit an application for a Minor Modification hereunder to the Board of Appeals and the Planning Board to request approval for the issuance of specific certificate(s) of occupancy. Such application shall be accompanied by (a) a traffic analysis satisfactory to the Boards and to the Boards' traffic consultant, demonstrating that the introduction of new traffic onto the roadways within the Shipyard Project shall not adversely affect or exacerbate then existing traffic conditions within the Shipyard Project or on Route 3A prior to the completion of the Mass Highway Work and (b) a written approval from MassHighway to the introduction of such traffic into the state highway." Approval of the Boards hereunder shall be in addition to satisfaction of all requirements of the Building Commissioner for the issuance of a certificate of occupancy."
3. Condition #25 of the Original Permit is replaced in its entirety as follows:
"Each of the Land Owners of the Hingham Shipyard shall establish their own credit facility in the amount of five thousand dollars ($5000) from which the Planning Board, Board of Appeals or the Building Commissioner may draw funds to pay for engineering and other professional consulting services engaged by the Town to review plans and/or construction in
progress. Each Land Owner shall deposit additional funds as necessary to maintain the balance, however, in the event that the Land Owner disputes the need for any aspect or portion of such engineering or consulting services, or the projected cost thereof, then the Land Owner may return to the Planning Board, Board of Appeals and Building Commissioner for resolution. At the conclusion of the construction period any balance remaining in the account shall be returned to the applicable Land Owner."
4. Condition # 28 of the Original Permit is replaced in its entirety as follows:
"During periods of construction the Land Owners shall ensure that dust from exposed soil surfaces (including stockpiled materials) and construction noise shall be controlled as necessary in accordance with the standards of the Hingham Board of Health and Building Commissioner. In the event that mitigation is required, the Land Owners shall cover all costs for the planning, review and implementation of mitigation efforts. Failure to comply with this condition may result in the issuance of stop work orders by the Board of Health and/or the Building Commissioner."
5. The Land Owners shall implement and maintain in perpetuity the Historical Interpretation Program throughout the entire Shipyard Project, including the park areas within all residential areas, as presented in concept to the Planning Board and Zoning Board of Appeals by consultant Whitney Perkins of Roll Barressi and Associates on January 18, 2007.
6. The Land Owners shall construct and maintain in perpetuity the Riverwalk as shown on the Approved Project Plans as part of a public waterfront access program for the Shipyard Project.
7. Prior to the issuance of a building permit, the applicant will submit final Landscape Plans for the Roseland portion of the site consistent with the conceptual plans presented to the Planning Board and Zoning Board of Appeals January 18, 2007. All landscaped areas shall be maintained in perpetuity substantially as shown on the approved landscaped plans, including without limitation the landscaped buffer area between the Shipyard Project and the Bradley Woods neighborhood.
8. Prior to the issuance of occupancy permits, each individual Land Owner (or the Land Owners collectively) shall provide a landscape maintenance plan for review by the Conservation Agent, including proposed chemical applications (fertilizers, pesticides, herbicide) and strategies for storage or removal of landscape debris (leaves, clippings, etc.)
9. Condition # 21of the Original Permit is replaced in its entirety as follows: "Access from Bradley Woods shall be provided by a five (5) foot wide walkway from the Town Park to HMS Staynor Drive as shown on the Approved Project Plans. Such access shall be maintained by the Land Owners, in perpetuity, including removal of snow and ice. Such maintenance obligations shall not extend beyond the Shipyard Premises."
10. Condition # 22 of the Original Permit is replaced in its entirety as follows: "Prior to the issuance of a certificate of occupancy for any residential building on the easterly side of the Shipyard Project, a fence shall be installed between the Shipyard Property and the Bradley Woods neighborhood. The fencing shall be maintained in perpetuity by the Land Owners. The specific type of fencing shall be determined between the Land Owners and representatives of the residents of the Bradley Woods neighborhood directly abutting the Shipyard Premises and a description of the agreed upon fencing shall be submitted in writing to the Boards and the Building Commissioner. Chain link fencing will not be permitted. If the type of fencing cannot be agreed upon the decision shall be made by the Planning Board."
11. All roadways shall be cleared of snow and ice to their full width, including on-street parking. Sidewalks on at least one side of each roadway shall be cleared of snow and ice to allow safe pedestrian passage. Snow will not be stockpiled adjacent to area roadways to a height greater than 3.5'. Snow in excess of this height shall be removed from the site, unless alternate snow storage is approved by the Boards.
B. Conditions Governing the Roseland Project
1. Prior to the issuance of a Building Permit, a "Sign and Pavement Marking Plan" for the Roseland Project must be reviewed and approved by the Planning Board's consulting traffic engineer.
2. Driveway aprons shall be visually separated from the adjacent roadway by a strip of granite or other alternate paving to be approved by the Planning Board.
3. Prior to the issuance of a building permit, Roseland shall submit in writing, with adequate graphic illustrations, a lettering and numbering system, satisfactory to the Hingham Police Chief and Hingham Fire Chief or their designees, to identify all units from the front and back of each unit, as well as curbside identification points.
4. The Roseland Project shall be subject to the provisions of Site Plan Condition #A.11, provided that, in lieu of removing snow off-site, snow from the Roseland Project may be placed in the "Proposed Snow Storage Area" shown on the Approved Project Plans. The Proposed Snow Storage Area shall be managed as follows:
1) The Proposed Snow Storage Area shall be loamed and seeded and maintained as a grassed surface.
2) An overflow structure with sediment basin shall be constructed within the Proposed Snow Storage Area with the fore-bay located at the down gradient edge thereof; final the specifications for such structure shall be approved by the Board's review engineer prior to construction.
3) No snow shall be placed beyond the limits of the Proposed Snow Storage Area and when full, excess snow shall be removed off site.
4) Access to the existing sewer pump station adjacent to the Proposed Snow Storage Area shall be maintained at all times.
5. Condition # 17 of the Original Permit is replaced in its entirety as follows: "The parking area serving the clubhouse shall be built as shown on the Approved Project Plans."
6. Regularly scheduled curbside trash pick-up will be provided to the residents of the Roseland Project. All trash shall be stored in covered containers. No dumpsters will be permitted on site. The Land Owner will be responsible for preventing litter or trash from blowing onto abutting properties.
7. Paint colors for residential units will be consistent with the approved color palette of the Hingham Historic Districts Commission (HDC) entitled "A Guide to Colors Styles and Architectural Periods developed by Historic New England", provided, however, that formal approval by the HDC is not required for any aspect of the Shipyard Project. Prior to the issuance of a building permit for the Roseland Project, Roseland shall provide the Planning Board with the actual palette selected for the project.
8. Condition # 32 of the Original Permit is replaced in its entirety as follows: "Prior to the issuance of a Certificate of Occupancy, Roseland shall provide the Boards as as-built plan showing the location of the water line loop through the property to the northeast owned by Welch Health Care Group."
The meeting was adjourned at 10:00 PM.
Respectfully submitted,
Katharine Lacy