Minutes Monday, November 17, 2008
Regular Meeting
Planning Board Agenda for Monday, November 17, 2008
Scheduled:
7:00 PM Old/New Business
Review of Proposed CPC Open Space Acquisitions
7:30 PM Findings of Downtown Parking Study
8:30 PM Continuation of Discussion of Proposed Zoning Articles for 2009 Town Meeting
______________
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
Minutes
It was moved, seconded and SO VOTED, unanimously, by those present to accept the minutes of November 5 and 10, 2008.
Review of Proposed Community Preservation Committee Open Space Acquisitions
Susan Berry and Peter Rosen of the Open Space Acquisition Committee came before the Planning Board to discuss three properties that they are planning to present to the CPC as potential open space acquisitions for consideration at the 2009 Town Meeting. The properties discussed were the Bennett Property at 34 Charles Street, the Noonan property at 127 Rockland Street, and the Cushing Property at 210 East Street.
Based on this presentation, Planning Board members concluded that each of these properties met the criteria set forth by the Community Preservation Act for open space acquisition and concurred that, from a planning standpoint, each property would represent a valuable asset to the Town if acquired. The Board decided to write a letter to the Community Preservation Committee encouraging them to undertake whatever due diligence required to determine the suitability of using CPA funds to acquire these properties.
Proposed CVS at Cushing and Derby Streets
In response to a request for comments from the Zoning Board of Appeal the Planning Board reviewed the application for a use variance to allow for the construction of a CVS on three parcels of residentially-owned land at the corner of Cushing and Derby Street.
Planning Board members expressed concern with the potential impacts of the project on abutters, as well as traffic volume and traffic safety at this busy intersection. The Board expressed opposition to the proposed use variance on the basis that it represents a de-facto zoning change, and would be more appropriately addressed by Town Meeting.
Board members recalled that recently the Old Colony Montessori School, located at the corner of Gardner and Derby, also tried to change the zoning of their property from Residence B to Business A. Similar to the proposed CVS site, the Montessori property was located in close proximity to commercial areas, but with residential abutters to the side and rear. This article was soundly defeated by the 2007 Town Meeting.
RE: Findings of Downtown Parking Study
Jeffrey Dirk of Vanasse and Associates came before the Board to present the latest findings of the Downtown Parking study. Board members approved the study area, which includes all of the Downtown overlay district, and the three study “zones” within the district: the Square (Zone 3), North/Station Streets (Zone 2) and the area including the Fruit Center and south side of Summer Street to the Verizon building (Zone 1). In terms of on-street parking, Zone 1 has only 4 spaces; Zone 2 has 22 spaces (and also the 244-space Station Street lot) and Zone 3 has 219 spaces.
He also presented the findings from recent parking counts, taken on a Friday in late October (10:00 AM-2:00 AM) and the following Saturday evening from 5:30-10:00 PM. In the day-time peak hour (1:00-2:00) approximately 63% of all parking spaces were occupied, which includes a 64% occupancy at the Station Street parking lot. During the Saturday evening peak hour (7:30-8:30) 61% of all downtown parking spaces were occupied; with 67% of Station Street occupied.
Mr. Dirk noted that it was preferable to maintain an average occupancy level of 85%. Board members reflected that this meant that there wasn’t really that much of an excess of parking.
In terms of next steps, Mr. Dirk noted that they had also been compiling an inventory of land uses, including the type, size and location of all businesses in the Square, which would be plugged into a model to determine the potential impacts of a change of use, or new construction.
Mr. Dirk indicated that he felt that the final findings of the study, including how to use the model could be ready for a public presentation as early as December 15. The next hearing on this matter was tentatively scheduled for this date.
RE: Continuation of Discussion of Proposed Zoning Articles for 2009 Town Meeting
Board members continued to discuss potential zoning articles for inclusion on the 2009 Town Meeting warrant. The Board decided to send the three more articles to the Selectmen in addition to the four articles submitted on November 12, 2008. Two other articles were also discussed-one including changes to the off-street parking requirements downtown and the other on possible ways to prevent the removal of historic stone walls from residential properties. Both of these articles were deferred to November 24 for further discussion.
ARTICLE: Clarify FAR Requirements in South Hingham Overlay District
ARTICLE: Will the Town amend the Zoning By-Law of the Town of Hingham, adopted March 10, 1941, as heretofore amended, as follows:
At Section III-E, South Hingham Overlay District, subsection 5 (c), delete the second paragraph titled “Section IV-A” in its entirety and replace with the following:
“Section IV-A
Floor Area Ratio (FAR): For office use (as described in Section III-A 4.10) an FAR of .25 is permitted as-of-right, and up to .45 by Special Permit A2. For all other uses an FAR of 0.35 is permitted as-of-right, and up to 0.45 by Special Permit A2.
Maximum Height: forty-eight (48) feet but not more than four stories.”
Or act on anything related thereto?
Submitted by the Hingham Planning Board
ARTICLE: Regulations for Outdoor Lighting
ARTICLE: Will the Town amend the Zoning By-law of the Town of Hingham, adopted March 10, 1941, as heretofore amended, as follows:
Modifications to Sections I-I (6), V, and other sections of the Zoning By-Law necessary to protect abutting properties from the potential negative impacts of outdoor lighting (from parking lots, building mounted fixtures and other light sources) by requiring appropriate shielding from light or glare, provision of minimum yet safe lighting levels and improvements to nighttime visibility through glare reduction".
Or act on anything related thereto?
Submitted by the Hingham Planning Board
ARTICLE: Modifications to Section IV-D (Flexible Residential Developments)
Will the Town amend the Zoning By-law of the Town of Hingham, adopted March 10, 1941, as heretofore amended, as follows:
Modifications to Section IV-D of the Hingham Zoning By-Law addressing Flexible Residential Developments (FRD) aimed at 1) reducing or eliminating the required minimum acreage for an FRD and 2) by removing provisions for the construction of Townhouses within an FRD.
Or act on anything related thereto?
Submitted by the Hingham Planning Board.
The meeting adjourned at 10:10 PM.
Respectfully submitted,
Katharine Lacy
Town Planner