Minutes Monday, October 6, 2008
Regular Meeting
Planning Board Agenda for Monday, October 6, 2008
Minutes October 6, 2008
Regular Meeting
Planning Board Agenda for Monday, October 6, 2008
Scheduled:
7:30 PM Old/New Business
8:00 PM Joint Meeting with Zoning Board of Appeals
6 Station Street - Site Plan Review and Special Permit A2 for proposed sit-down/take-out restaurant
Old/New Business
Present: Planning Board Members, Sarah Corey, Chair, Judy Sneath, Clerk, Paul Healey, Susan
Murphy, and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
RE: Old/New Business
Hilltop Road Update
Ms. Lacy informed the Board that she had received a letter from Robert Shelmerdine, Attorney for Michael Intoccia, expressing concern about the Board’s recent vote not to release the bond for Hilltop Road until such time that all issues related to the emergency access roadway were resolved. As noted by Attorney Gill, the access roadway and bridge were included in the performance bond for Baker Hill Drive, not Hilltop Road, and thus the Board did not have the right to hold back these funds. Ms. Lacy went on the explain that while Intoccia was prepared to go ahead and stone-facet the bridge and install a simple metal gate, the bridge abutters couldn’t agree on a course of action, and, in fact, had different opinions about the importance of the stone-facing and whether they wanted a gate or not. While both abutters agreed that a more attractive gate would be preferable, Intoccia was unwilling to pay for a fancier gate without reductions of other costs. The Board instructed Ms. Lacy to get back to them with a few options for addressing this situation, and indicated that they would vote to instruct Intoccia to proceed with one or the other.
Discussion of Proposed Town Purchase of Lincoln School Apartments
Board members discussed the upcoming Special Meeting on the proposed purchase of the Lincoln School Apartments by the Town of Hingham. The property is currently owned by the Glastonbury Abbey, who plans to sell it. The Town has the right of first refusal, and the Town Meeting is intended to address whether the Town should exercise that option, or let the property be sold to another party. The Lincoln School includes 60 units of affordable housing for elderly and handicapped individuals.
It was moved, seconded, and SO VOTED, unanimously, by all present to support the Town’s purchase of the Lincoln School Apartments, subject to the satisfaction of the Advisory Committee with the financial aspects of the sale, and subject to the retention of the maximum amount of affordability possible.
Minutes
It was moved, seconded, and SO VOTED, unanimously, by those present to accept the minutes of September 29, 2008.
RE: Joint Meeting with Zoning Board of Appeals - 6 Station Street - Site Plan Review and Special Permit A2 for proposed sit-down/take-out restaurant
Hans and Christine Dietrich and Margaret Walker, owners; Tom Pozerski, Merrill Associates; Tom Fuller, Landscape Architect; M.J. Shultz, Zoning Consultant .
Planning Board Member Judy Sneath disclosed that she was the Executive Director of the Hingham Downtown Association, of which Hans’ company had been a member, and that she also lived nearby on North Street. Joe Fisher, ZBA member, disclosed that his law offices were also located in the vicinity, though he was not a direct abutter.
M.J. Shultz introduced the development team.
Hans Dietrich and Margaret described their proposed restaurant as family friendly but high quality, with a casual environment for diners seeking good food and drink. Hans described the
various “zones’ within the restaurant including a main dining room, private dining room, bar,
indoor/outdoor “Winter Garten”, outdoor “Biergarten” and “Ratskeller” pub. They also described their preliminary menu ideas. He indicated that the restaurant would serve breakfast lunch and dinner. All of these areas would include an estimated 235 seats, though no more than 200 seats would be filled at any one time based on time of day, and season of the year. The Biergarten would close at 10:00 PM, and the dining room and Rathskeller would close at 1:00 AM.
Landscape Architect Tom Fuller described the site design, and building architecture. The lot is 10,649 square feet, with 280 feet of frontage. The building will have a basement level facing out towards Station Street and two stories above, and will include a total of approximately 8,000 gross floor area. The building flanks the northern side of the site, with the main entrance and a large pick up/drop off area facing out towards Station Street. The 1,440 square foot Biergarten is located to the south of the building, and will be enclosed by a 5’10” masonry wall. Below the Biergarten in the southeast corner of the site and separated from the rest of the site by a retaining wall will be a parking/service area, with 6 pull-in spaces, and an additional 6 stacked valet parking spaces. A trash storage area, delivery area, service entrance, and the door to the lower level Ratskeller will all face out onto this parking area.
In terms of landscaping, the pick up area will be distinguished from the surrounding roadway through the use of brick pavers. A public walkway will wind its way around the front of the building on Station Street. The Biergarten area is proposed to be surfaced with stamped pavers created through a monumental pour in compliance with Board of Health Regulations. Large potted trees will be located inside the Biergarten wall, and the retaining wall facing the parking area will be planted with creeping ivy.
Civil Engineer Tom Pozerski described the proposed site engineering. The site will be served by municipal utilities, and water will be provided by Aquarion. Mr. Pozerski noted that under existing conditions the site is completely paved, with run-off shedding from the site predominantly into the municipal system with no pre-treatment, peak attenuation, or stormwater management. The proposed design, in contrast, provides an extensive Stormwater Management System designed to address a 100-year floor situation, which should improve upon existing conditions but not contain stormwater run-off within site boundaries. The overall stormwater design divides the site into four sub-watersheds, each of which will be treated with Stormceptor traps, deep sump catch basins, bio-retention basins and underground recharge-infiltration systems. The applicant is also proposing an underground rainwater collection system to assist in water conservation. During construction, appropriate erosion and sedimentation controls will be installed, and provisions will be made for dust control, and overall construction management.
M. J. Shultz presented her arguments for how the applicant satisfied the criteria set forth in the Zoning By-law to justify the requested zoning relief.
Consulting engineer John Chessia provided his peer review comments, also included in his letter to the Board dated September 29, 2008. He identified several outstanding items that he would like to get from the applicant to complete his review.
1.Construction sequencing plan including provisions for stockpiling materials, storage of construction related equipment, etc.
2. Erosion and Sedimentation Plan
3. Additional grading information-more spot grades.
4. Letter from Aquarion re: water supply
5. TSS sizing calculations for specific BMP’s
6. Information on proposed signage
Members of the Planning Board and ZBA commented on the project. Susan Murphy stated that she did not like the proposed drop-off and pick area at the front of the building, noting that it conflicted with stated Town design objectives to tighten up this intersection, and provide safe and uninterrupted pedestrian access around this corner. She noted that while it was her impression that the Town had agreed to sell a portion of the North Street right-of-way to the applicant was to give them more space for on-site parking, whereas in stead they had expanded the size of the building and outdoor eating area.
She also expressed concerns about the high retaining wall separating the parking area from the Biergarten, noting that it would present an unattractive view to the businesses across the Street.
Paul Healey expressed concern that the whole project seemed too big for the site, and somehow out of scale with surrounding projects. He noted that it looked like the cars coming in and out of the drop off area would be dangerous for cars and pedestrians on Station Street. He also asked for additional information on the adequacy of the wall surrounding the outdoor eating area in terms of deflecting errant automobiles.
Gary Tondorf Dick asked for additional information on site lighting, and a confirmation of the total number of seats in each area. He expressed concern about how the service and delivery area would work, and noted potential conflicts with the proposed use of this area for parking as well. Also noted was the safety risk inherent in the drop off design. A separation of vehicular and pedestrian traffic was suggested.
Judy Sneath expressed support for the project concept, noting that it would be a positive addition to the mix of businesses downtown. She reiterated Paul Healey’s concern that the pick up and drop area looked as if would create direct conflicts with cars making a U-Turn on North Street at the intersection with Station Street. She noted that the restaurant seemed too big, and suggested getting rid of the Rathskeller as the least appropriate use for this site.
Sarah Corey expressed support for the “green” aspects of the project, and noted that, in terms of scale and massing, the building looked compatible with the surrounding streetscape. She noted, however, that the use of gables and recessed doorways seemed out of context.
Joe Freeman asked for information on site lighting, including the type of lighting, lighting levels, timing, and potential impacts on abutters.
Joe Fisher asked whether outdoor music would be permitted, and, if so how loud, and during what hours.
Several abutters spoke in support of the project, some of them noting with displeasure their feeling that the Town permitting boards have a very “anti-business” attitude. This opinion was refuted with specific examples of cooperative board effort with the Shipyard, Derby Street Shoppes, A.W. Perry, etc.
Ms. Corey and Mr. McGrath continued the joint hearing to November 3 at 7:00 PM.
The meeting adjourned at 10:15 PM.
Respectfully submitted,
Katharine Lacy
Town Planner