Minutes Monday, June 16, 2008
Regular Meeting
Planning Board Agenda for Monday, June 16, 2008
7:00 PM Future Plans for Lincoln Building--TLC Realty
Joint Meeting with the Historic Districts Commission
7:30 PM Meeting with Bruce Rabuffo, Selectmen’s Liaison to the Planning Board
Unscheduled
1. Minutes/Bills
2. Form A 36-40 Elm Street
3. Form A 85-93 Kilby Street
4. Release from Covenant for Lots 1, 2, 3, Lily Pond Lane
5. Zoning Ideas for 2009 Town Meeting
_________________________
Present: Planning Board Members, Sarah Corey, Chair, Judy Sneath, Clerk, Paul Healey,
and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
RE: Future Plans for Lincoln Building -TLC Realty
Ruven Levy, Charleen Flynn and Sevy Strekalovsky came before the Planning Board and Historical Commission in a joint session to discuss their proposed plans for the “Lincoln” building at 5 Main Street, or 53-57 South Street.
Ms. Flynn stated that the project will entail the development of a new three-story mixed use building on the site of the existing three-story building. The building footprint will be approximately 3,300 sf in area, and the total building area, including an assumed full basement, will be approximately 13,200 square feet. The building will include retail uses on the ground floor, and 6-8 apartments on the top two floors.
Charlene distributed a copy of a preliminary sketch drawn up by Mr. Strekalovsky showing what appeared to be a four-story structure with a peaked roof and six roof gables on each side, and explained that this was a preliminary concept sketch.
Historical Commission Chairman Alec MacMillan stated that this building was on the Inventory of Historic Buildings and was, thus, subject to the Demolition Delay By-Law. He also noted that it was a very significant building for the Town and that, due to its prominent location at the center of Hingham Square, plans for renovation or reconstruction would be closely scrutinized.
Gary Tondorf-Dick asked whether they had looked into preserving the existing structure rather than building a new one. He noted that he liked the size and character of the existing building, and would rather see that maintained than the introduction of a new form. Ms. Flynn responded that the 3rd floor and portions of the 2nd floor had been condemned by the Town, and that it would be prohibitively expensive to renovate the building. This was challenged by others, and a field visit was suggested by Gary Tondorf-Dick to verify. Alec MacMillan asked whether they had actually received cost estimates indicating how much it would cost to renovate rather than build a new building. Virginia Tay suggested that the applicant seek the services of a Preservation Consultant to assess the condition of the building and determine whether it could be saved.
Andrea Young distributed historical information about the structure noting that it was built in the mid-19th Century, and provided a historical photo showing that the box-like structure was originally adorned with Italianate trim. Several members of the Historical Commission noted that if the building had to be demolished, that the replacement building should be as close to a replica as possible, in order to take full advantage of existing dimensional non-conformities, and fit into the surrounding historical context.
Judy Sneath noted that she had been inside the building and it appeared to be in terrible shape.
Ms. Lacy noted that when the applicant had brought this plan before the Land Use staff at their weekly meeting that there had been a lot of enthusiasm for demolishing the building and rebuilding, as opposed to preserving and repairing. The Building Commissioner expressed concerns about handicapped access from the street and within the building, fire separation between floors, and the structural integrity of the building.
The applicant agreed to seek the services of a preservation consultant so that the Historical Commission could make an informed determination as to whether the building could be saved or not.
Ben Wilcox pointed out there were some advantages to preserving the structure. For example, the windows on the back wall could not be replaced in a new structure, because windows are not allowed on building walls on the lot-line. He also pointed out that the handicapped access issue could be addressed by creating a lobby on the ground floor in from the street, and then having ramps up to the individual retail spaces.
Paul Healey of the Planning Board pointed that the primary issue for the Planning Board would be the provision of parking. Ms. Lacy pointed out that, based on the system used by the ZBA and Planning Board in the past, that the building (which pre-dates zoning) appeared to be grandfathered with 16 spaces. Ms. Corey estimated that if the first floor and upper stories were fully developed as planned, that there could be a requirement for 19 spaces. Additionally, it was unclear whether the grandfathering would be valid if the building were completely new as opposed to renovated.
Ms. Lacy went over the provisions in the Downtown Overlay District regarding parking requirements, and urged the applicant to review them.
Mr. Healey recommended that the applicant determine that they pin down exactly how many spaces they would need based on the uses that they were proposing, and develop a plan for how that parking would be provided.
RE: Meeting with Selectman Bruce Rabuffo, Liaison to the Planning Board
Bruce Rabuffo came before the Board in his role as Selectmen’s liaison to discuss the relationship between the Selectmen and the Planning Board and to learn about the roles and activities of the Planning Board.
Mr. Rabuffo identified several particular areas of concern, including the Hingham Harbor area, parking regulations downtown, and the need to start thinking about revising the Master Plan. Mr. Rabuffo stated the position that it should be the role of the Planning Board to figure out how to move this process forward.
Paul Healey reflected on the last master planning effort, in which he played a role, and noted that the update represented a significant time commitment. Katy commented that Master Planning process had changed over the past decade, and the emphasis was no longer on comprehensive planning but on more targeted and flexible planning documents which could be updated frequently.
Judy Sneath suggested that the Board might want to identify certain sections of the Master Plan to update rather than taking on the whole thing. She also noted that the issues in the Harbor seemed especially pressing, and that it would be a good idea to bring the various groups interested in the Harbor together for further discussion.
Sarah Corey suggested that each Board member come back to the next meeting with two ideas of things on which they would like to focus in the upcoming year.
Unscheduled
1. Minutes/Bills
The Board voted to approve the Minutes of May 12 and June 2, 2008.
2. Form A 36-40 Elm Street
This form A involves the transfer of a 5’ strip of land from one property to another to accommodate an existing driveway.
It was moved, seconded, and SO VOTED to endorse the plan entitled “Plan of Land 40 Elm Street Hingham, MA 02043”, dated May 29, 2008, prepared by Cavanaro Consulting, Norwell,
MA for Leah Godfrey, 40 Elm Street, Hingham and Leon Merian, 36 Elm Street, Hingham, MA, owners and applicants.
2. Form A 85-93 Kilby Street
This form A is a land swap between neighbors to accommodate a setback for an addition currently under construction. The Building Commissioner identified the error after the foundation was poured.
It was moved, seconded, and SO VOTED to endorse the plan entitled, “Plan of Land Kilby Street in Hingham Mass.”, dated June 2, 2008, prepared by Ross Engineering, Norwell, MA for Andrew Corbin 93 Kilby Street, Hingham, MA, owner and John Lombardo, 85 Kilby Street, Hingham, MA, owner and applicant.
3. Release from Covenant for Lots 1, 2, 3, Lily Pond Lane
These lot releases were voted in 2003, but the form of the release was not acceptable to the buyer’s attorney. We still have an escrow account of $13,950. Board members signed the revised release document.
The meeting was adjourned at 9:45 PM.
Respectfully submitted,
Katharine Lacy
Town Planner