7:00 PM Salsa's Of Hingham, 211 Lincoln Street (Anchor Plaza) Site Plan Review Hearing relative to a proposal to create an outdoor seating patio for 50 additional seats
7:45 PM Hingham School Department - Continuation of Site Plan Review Hearing, New East School-Postponed
Old/New Business
1. Preliminary Informational Meeting with Affirmative Investments on proposed housing development at the Selectmen's Parcel, Beal Street
2. Minutes/Bills
Central Meeting Room North
Present: Planning Board Members: Paul Healey, Chair, Judy Sneath and Gary Tondorf-Dick.
Also present was Planner Katharine Lacy.
Mr. Healey opened the public meeting at 7:05 P.M. at the Hingham Town Hall.
RE: Salsa's Restaurant, Site Plan Review
Present for the Applicant: David Littlefield, owner; Greg Sullivan, Attorney; and Mary Jean Shultz, consultant.
Mr. Healey opened the hearing with an explanation that this is a Site Plan Review Hearing in accordance with Section I-G of the Hingham Zoning By-Law in association with a proposed modification to a Special Permit A-2 to allow for the creation of a seasonal outdoor seating patio with approximately 50 additional seats. Specifically, the applicant is requesting the removal of condition # 7 on a Special Permit issued in 1995 at the time that Bruegger's was built, which stated that "Seating at Abadessa's Restaurant shall not exceed 81."
Before the hearing got underway, Judy Sneath disclosed for the record that she is the director of the Hingham Downtown Association, and that Salsa's is a member of the HDA.
Mr. Sullivan spoke on behalf of the applicant to provide an overview of the project. He explained that the outdoor seating area would be located in the outdoor area to the east of the restaurant building, enclosed by the building wall and the stockade fence. Approximately 10 tables and requisite chairs would be provided. There is an existing security light shining down on the area from a utility/streetlight pole in the southeast corner of the site; additional lighting would be provided by low level directional lights mounted to the building. Customers would go inside the restaurant to request a table, and be led back out to the patio area by a hostess to be seated if a table was available. Wait staff, in contrast, would enter and exit the patio area with food and dishes from an exit to the rear of the patio area, and enter the restaurant through the kitchen in the back of the building. A wrought iron fence with entry gate and landscaping would be provided on the 3A side of the patio area to screen customers from views of the roadway, and buffer noise coming in or out of the site.
Gary Tondorf Dick asked who owned the stockade perimeter fence, and pointed out that it did not appear to be in good condition, and might not provide sufficient protection to the abutting areas. He pointed out that portions of the fence were 6' high, but others were only 5' high. He also asked how the trash would be collected. Mr. Littlefield responded that the fence was in fairly good shape, and that the vegetation growing on it was attractive, and provided additional sound buffering. In terms of trash, it would be collected from the rear of the building by a trash removal service twice a week just as is done now. No trash would be left out on the patio area.
Mr. Tondorf Dick also asked what kind of flooring would be provided, and whether the site would require re-grading to ensure a level surface. M. J. Shultz responded that a patio surface of some kind yet to be determined would be installed flush to the ground to create a smooth, level, handicapped accessible surface that would be acceptable to the Board of Health. Whatever grading was needed would be done. M.J. noted that they were not planning on constructing a deck because that would be considered a structure, and there is not enough room to accommodate the required setbacks for a structure.
Judith Sneath asked whether the applicant had received any feedback from the abutting property owners. Mr. Littlefield explained that there is really only one immediate abutter, Mr. Argiro, who has expressed support for the project. Mr. Argiro's property is zoned commercial, and he runs a landscaping company out of the property. In terms of the neighbors across Route 3A on Bulow Road they have had no feedback, but would make every effort to screen them from light and sound.
Paul Healey asked if the applicant was planning to have music playing outside, and Mr. Littlefield answered that he was hoping to. Mr. Healey reiterated Mr. Tondorf-Dick's question about the flooring surface, and M.J. said that they had not yet determined what kind of surface, but would be working with the Board of Health and the Building Commissioner to figure this out.
Mr. Healey stated that his greatest concern was the safety of pedestrians who might be waiting in line or standing out side of the restaurant, as there was an incident where a child was killed in that spot by a car that drove off of Route 3A. Sgt. Olsson interjected his concern about this issue as well. Mr. Littlefield said that he had been considering building a stone wall along the front of the property. Thus ensued a discussion about what kind of fence or material would ensure the highest level of protection in the event that a car were to drive off of the road again in this location. At the end of the discussion the applicant agreed to return to the Board after speaking with the Building Commissioner and developing plans for such a protective barrier.
Board members asked about proposed hours of operation, a concern echoed by Sgt. Olsson of the Hingham Police Department. Mr. Sullivan explained that this would be determined by the Selectmen in the process of issuing an expanded liquor license for the patio, but that they were thinking that it would operate until 11:00 PM.
Gary Tondorf-Dick returned to the issue of the condition of the stockade fence on the eastern perimeter of the site, saying that it really looked as if the fence was in bad condition. He also expressed concern that because portions of the fence were not fully 6' high, that it wouldn't provide significant visual screening for the patrons or abutters. He asked who owned the fence, and suggested that it be replaced. M.J. Shultz stated that the fence was owned by Anchor Plaza. She suggested that the applicant use 6' vegetation for screening to enforce the areas where the fence itself was only 5' high. Gary suggested that they use an evergreen such as Arborvitae. Mr. Littlefield agreed with this suggestion.
It was moved, seconded and SO VOTED
1) to Waive Site Plan Review Submittal Requirements e, f, g, h, and I and 2) Conduct Site Plan Review in accordance with the standards set forth in Section I-I (J) of the Zoning By-Law. All conditions identified though the review process will be included in the ZBA's modification to the Special Permit.
2) to APPROVE the proposed site plan for the outdoor seating patio at Salsa's restaurant, and recommend that the Zoning Board of Appeals remove Condition #7 from the Special Permit for 207-225 Lincoln Street dated April 19, 1995 which limits restaurant seating at this site to 81 seats. This approval issued subject to the following condition
1. Prior to the issuance of a Building Permit, the applicant shall provide to the Planning Board for review and approval, a site and landscape plan showing the following elements:
a. a protective barrier (wall, bollards or berm) along the 3A side of the property strong enough to prevent a car from driving onto the site
b. a 6' high, opaque fence or screen, made up of new fencing, existing fencing, evergreen vegetation or a combination of all three, along the entire eastern and northern sides of the patio
c. A lighting plan showing the type, location, direction and strength of all proposed outdoor lights
This plan shall be implemented prior to the issuance of an Occupancy Permit.
Old/New Business
RE: Preliminary Informational Meeting with Affirmative Investments on proposed housing development at the Selectmen's Parcel, Beal Street
Jim O'Brien, Chairman of the Housing Partnership came before the Board to discuss plans to develop affordable Housing on the Selectmen's parcel. He explained that the 2005 Town Meeting voted to dispose of the approximately 12-acre parcel in the Ammo Depot for Affordable Housing. The Housing Partnership issued an RFP, and with the Selectmen's approval they have selected a team headed by Affirmative Investments to develop the parcel. The next step is for the developer to enter into a Development Agreement with the Town which outlines all of the terms and conditions of the sale, and then apply for a 40B Comprehensive Permit from the ZBA.
David Ennis, President of Affirmative Investments provided an overview of the project, which will include 38 residences in 19 duplex structures located along a loop road network off Beal Street. Homes would provide 18 two bedroom, 18 three bedroom, and 2 4-bedroom units for a density of 2.83 units per acre. 25 of the units will be priced for buyers at or below 65%, 80%, 100% and 120% of the median income, with two units handicapped accessible. 15 of the units will be market rate. The site would be divided into individual lots, with common areas owned by a Condominium Association. Site frontage will be provided by a "floating" 50' frontage strip.
Three of the units will be built by Habitat for Humanity. George McGoldrick, representing Habitat, noted that these units would be located on the far western side of the site, separated by the rest of the development by a wetland. This was not to segregate the Habitat units, but more in response to the fact that the Habitat units would be built by volunteers, and construction would probably proceed at a very different pace than the rest of the project.
Board members asked a variety of questions about the project. The Project Architect, Alfred Wojchiechowski of CBT Architects, described the site layout and architectural design of the individual houses, which will be designed to fit into the context of the surrounding Beal Street neighborhood. Duplexes will be 2.5 stories in height and will look like many traditional older homes in Hingham, with clapboard siding, porches, and traditional roof pitches.76 parking spaces will be provided, with two driveway spaces per unit, and many units with garages.
The site plan will include 56,000 s.f. of public open space, including a 21,000 s.f. playground and tot-lot. Homes will be clustered around a central "green" area. Privacy will be provided through screening and individual porches. The overall concept is to create a traditional family neighborhood.
The project is to be linked to the adjacent Housing Authority parcel to the west, and the School Depot to the east, but a connector road, thought the details on how this road will built, who would build it, whether it would be accepted, etc. are still not resolved.
Mr. Ennis stated that this project will be a LIP 40B approved by the Selectmen and ZBA, but that they would like to work closely with the Planning Board throughout the process, and particularly in the creation of the development agreement. The developer will also be looking for a variety of subsidies for the project, with the goal of increasing affordability.
2. Vote to waive Site Plan Review for interior work at Saint Paul's Church
Saint Paul's Church has submitted a building permit application for interior work and renovations in the Lower Church. Because this is a non-residential property and the work Ms. Lacy explained that she reviewed the permit application and determined that it will have no impact on the Site Plan. The Board voted to waive the requirement for site plan review.
3. Minutes
It was moved, seconded, and SO VOTED, unanimously, by those present to accept the minutes of May 7, 2007, June 4, 2007 and June 11, 2007.
4. Update on Avalon Affordable Units
Ms. Lacy noted that she and the Zoning Administrator had met with representatives from Avalon to discuss the 91-unit apartment building planned to be a part of the overall Avalon rental project. Mike Roberts of Avalon, and Steven Swartz, Attorney from Goulston and Storrs, explained that rather than developing this as a 40B LIP project, they wanted to develop the 23 affordable units as LIP Local Action Units, which, according to DHCD regulations, would still allow the Town to count all 91 units as affordable on the Subsidized Housing Inventory. Ms. Lacy noted that the ZBA will need to formally modify the condition in the Special Permit for the Shipyard Development which spells this 91-unit building out as a 40B, and may want to explore the potential impacts of setting this precedent as there are a few other LIP 40B projects in the works in Town right now.
5. Selectmen's Meeting on all Town Projects on Beal Street, Tuesday June 26, 6:30 PM
Ms. Lacy noted that this meeting was called by Selectmen Laura Burns to ensure improved communication between the various stakeholders at Bare Cove Park, including the School Department, Housing Partnership, Housing Authority, DPW, Bare Cove Park Committee.
6. Proposed Changes to Off-Street Parking Regulations proposed by Horsley Witten
Horsley and Witten provided a first draft of proposed changes to the Off Street Parking Regulations of the Zoning By-law. Ms. Lacy provided copies to the Board members present to review.
The meeting adjourned 10:00 PM.
Respectfully submitted,
Katharine Lacy
Town Planner