Scheduled:
7:00 PM Discussion of Proposed Extension of Local Historic District
with Andrea Young and Scott Ford
Review of Elevations for Residential Buildings pursuant to Special Permit Condition
8:15 PM 1150 Main Street-Carousel Academy Deliberate and Vote on application for Special Permit A3 and Site Plan Approval
Mr. Healey opened the public meeting at
RE: Discussion of Proposed Extension of Local Historic District with Andrea Young and Scott Ford
Andrea Young, Administrator for the Historic Districts Commission, and Scott Ford, Chairman of the Historic Districts Commission, came before the Board to describe their ongoing efforts to extend the Hingham Centre Local Historic District. Planning for the expansion of the existing district was recommended in the 2001 Hingham Master Plan, and active planning for the project was initiated more than five years ago. The HDC has prepared a study report, which was reviewed by the Selectmen. The Massachusetts Historical Commission has also reviewed the application, and endorsed the project. At this point the HDC is planning to submit an article to the Town Meeting warrant to expand the Hingham Centre District. To that end, they will be holding two neighborhood meetings in the near future, as well as a formal public hearing in Town Hall on November 13.
The proposed extension includes portions of Spring, School, Pleasant and Leavitt Streets, including the Hingham Town Common.
Board members asked questions about the jurisdiction of the HDC, and what restrictions it would place on structures included in the District.
Judy Sneath joined the hearing at this time.
RE: Samuels and Associates
Present for the Applicant: Leslie Cohen, John Weigel, and Mike Fitzpatrick, Samuels and Associates; Ed Hodges and Jason Hart, Dimella Schafer Architects.
In accordance with Condition B (10) of the
Ed Hodges presented elevations and models of the revised exterior design for Residential Buildings North, South and Middle. He outlined the evolution of he design, and explained how
It was moved, seconded, and SO VOTED, unanimously, by all present to approve the proposed elevations, for the Residential North, Middle and South Buildings at the Hingham Shipyard as shown on the elevations and models presented by the Applicant on November 1, 2007. Copies of
the approved elevations, (including photographs of the models) will be on file with the Hingham Planning Board.
RE: 1150 Main Street-Carousel Academy Deliberate and Vote on application for Special Permit A3 and Site Plan Approval
The public hearing on the application of the owners of
At the close of the hearing the Board made the following vote:
A. Special Permit A-3 (Parking Determination)
It was moved, seconded, and SO VOTED, unanimously, by those present to GRANT the Applicant a Special Permit A-3 under Section V-A on the determination that the proposed number of parking spaces (21) (the "Designated Parking") shown on the plan entitled "Comprehensive Site Plan for the Carousel Academy at 1150 Main Street, dated May 14, 2007 with revisions to September 26, 2007" (the "Site Plan") [confirm this is most recent revision date] is sufficient for the proposed use, subject to the following conditions:
1. As represented by the Applicant, activities on the Horse Farm shall be limited to boarding, training, and breeding horses and ponies, and riding instruction. In order to insure safe vehicular, equine and pedestrian circulation, and adequate parking, on the site, riding instruction (mounted or unmounted) at any given time shall not exceed a total of four (4) students (whether in group or individual lessons or any combination thereof). No horse shows, events, group tours or camps (which shall be deemed for the purposes of this condition to include any riding or other (mounted or unmounted) instruction of any kind intended for more than four (4) individuals) shall be permitted. For the purposes of granting this Special Permit A3 (Parking Determination), the Board's review was based on the assumption that the uses of the Horse Farm would be as described herein and as represented by the Applicant in its permit application and during the public hearing process. This use includes the maintenance of no more than twenty-six stalls and no more than thirty horses, ponies and foals ("Equine Animals") in the aggregate at any given time on the Horse Farm. No expansion of the Horse Farm operations, including any increase in the number of stalls and/or Equine Animals, or the conversion of single-family residential structures on the site to Horse Farm use is permitted hereunder and any such proposed modifications to the Horse Farm operations shall require an application for a modification of this Special Permit.
2. The seven-space, paved parking area east of the arena must be posted for employee and handicapped parking only, and parking spaces shall be clearly striped.
3. The existing gravel parking areas providing 7 and 9, respectively, parking spaces east of the culvert shall be clearly delineated with curb-stops.
4. The Farm Road east of the culvert must be clearly marked "STOP: Vehicular Access for Employees and Handicapped Parking ONLY".
5. Trailer Parking shall be limited to three trailer spots as shown on the Site Plan, which shall be clearly marked for trailers only.
6. The Farm Road shall be clearly marked "No Parking".
7. Resident passenger vehicles shall not park in Designated Parking areas during the hours of
8. The Farm Road, Designated Parking and emergency access turnaround shall remain accessible and cleared of snow at all times.
9. Prior to the issuance of a Certificate of Occupancy, all signage and parking delineation must be installed to the satisfaction of the Town Planner.
10. In the event that any final permits and/or approvals issued by any Town or State governmental board(s) or agency(ies) having jurisdiction over the operations on this site
(each a "Permitting Authority") modify the Designated Parking areas shown on the Site Plan in any way, then, prior to the issuance of a Building Permit or Certificate of Occupancy, as applicable, the Applicant must seek a modification to this Special Permit.
B. Site Plan Approval
It was moved, seconded and SO VOTED, unanimously by those present to APPROVE the Site Plan, subject to the following conditions which shall be included as conditions to the Building Permit.
3. In the event that any of the permits and/or approvals issued by other Permitting Authorities modify the improvements shown on the Site Plan in any way, then, prior to the issuance of a Building Permit or Certificate of Occupancy, as applicable, the Applicant shall seek a modification of this Site Plan Approval.
4. The Applicant shall deposit into an escrow account with the Town the amount of $2500 ("Initial Escrow Funds") to cover the cost of an inspecting engineer to monitor and enforce the erosion and control plan approved by the Town during construction of the improvements. If the balance in such escrow accounts reaches below $500, work on the project shall be stopped until the balance is returned to an amount reasonably determined by the Building Commissioner to cover such costs, but in no event greater than the amount of the Initial Escrow Funds.
5. The Applicant shall provide the Building Commissioner and the
6. Non-resident use of the indoor and outdoor riding facilities shall be limited to the hours of
7. The Farm Road shall include pedestrian safety lighting to be shown on a plan to be submitted to the
8. The Site Plan shows a composting site west of the indoor arena. Prior to installation, a modified Site Plan shall be submitted to the
9. All manure produced on the Horse Farm shall be managed as required or permitted by the Permitting Authorities having jurisdiction thereover. Copies of any permits and/or manure management plan(s) approved by any Permitting Authority shall be promptly delivered to the
10. All truck traffic to and from the Horse Farm, either for pick-up or delivery, including trucking of manure off-site in accordance with Condition B.9 above, shall only occur Monday through Saturday during the hours of 8:00am to 8:00pm.
Old/New Business
Form A-Hingham Shipyard
Mike Fitzpatrick came before the Board with a Form A showing two minor lot line changes within the Shipyard. These changes reflect changes in the demising lines for the proposed retail buildings as the leasing process evolved.
It was moved, seconded, and SO VOTED, unanimously, by those present to endorse the From A entitled "Hingham Shipyard Lincoln Street and Shipyard Drive in Hingham Massachusetts (Plymouth County) Approval Not Required Subdivision Plan Lots P11, P12, P15, P17", dated October 31, 2007 prepared by BSC Group, Norwell MA For Samuels & Associates Inc., 333 Newbury Street, Boston, MA, owner and applicant.
Minor
Barry Gunderson of Lot 42 Baker Hill Drive is proposing to build a decorative retaining wall inside the "island" in the cul-de-sac at the end of common driveway B (private). Ms. Lacy reported that she had reviewed the Certificate of Action for the Baker Hill Subdivision, and Condition V (14) states that "Common driveway limitations shall not exceed the dimension shown on the plan and shall conform to all of the construction standards for materials and methods of a limited residential roadway, with the exception of width." Board members determined that since this would represent a change to the approved subdivision, the request for a modification would have to come from the Developer, and not the individual resident, and that they therefore could not act on this request.
Comment on Proposed Amendments to Chapter 91 License-Sea Chain
Ms. Lacy reported that she received notice of a Request to Amend the Ch. 91 Waterways License for the Hingham Shipyard. The proposed amendment simply reflects the changes that were outlined in the modifications that the Planning and Zoning Boards reviewed and approved last spring. Specifically, the marina building originally proposed for the existing perpendicular pier north of the boatlift will be constructed on an existing parallel pier on the west side of the Shipyard. Two fisherman's storage shed's will be relocated on the parallel pier; both fishermen have approved this change. Finally, the travel lift will remain in its current location and will not be relocated. The comment period runs from November 9 to December 10.
The Board requested that Ms. Lacy write a letter to DEP commenting on the proposal and reserving the Board's standing to intervene if the actual license is in any way different from what was proposed in the application.
The meeting adjourned at 10:00 PM.
Respectfully submitted,
Katharine Lacy
Town Planner