Minutes May 11, 2009
Regular Meeting
Planning Board Agenda for Monday, May 11, 2009
7:00 PM Discussion with Jim O’Brien, Hingham Housing Trust (HAHT)
7:30 PM Site Plan Review South Shore Baptist Church Expansion
8:30 PM 24 Shipyard Drive Hewitts Cove Marina
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Present: Planning Board Members, Judy Sneath, Clerk, Paul Healey,
Susan Murphy, and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
Re: Meeting with Jim O’Brien of the Housing Trust
Jim O’Brien came before the Board to discuss the Trust’s plans to move forward with the development of the Selectmen’s parcel on Beal Street for mixed income/affordable housing. Prior to the meeting Board members had been provided with a draft memorandum of agreement between the HAHT and Housing Authority outlining how the two organizations plan to collaborate on the development of the two adjacent sites. Mr. O’Brien proposed that, ideally, the Town and the Trust should design and permit the site before putting out an RFP for its development as mixed-income housing.
Board members concurred with the concept of approaching the two parcels with a unified development proposal. Ms. Murphy pointed out, however, that the role of the Housing Trust (which was created at a vote of Town meeting in 2008) was unclear in all of this since the Selectmen’s parcel was under the auspices of the Selectmen, and the Housing Authority owned their parcel. Mr. O’Brien stated that the Trust had basically assumed all duties of the former Housing Partnership, which was appointed by and served the Selectmen. He also noted that their plan was to meet first with the Planning Board and other land use boards, and then bring their findings to the Selectmen.
Re: Site Plan Approval, South Shore Baptist Church
Present for the Applicant: Rod Gaskell, and Al Trakimas, SITEC Environmental; Vcevold Strekalovsky, on behalf of the South Shore Baptist Church Board of Elders (many of whom were also present).
At the start of the project, Planning Board member Paul Healey disclosed that he had, in the past, hired SITEC to assist him with a variance application for a garage at his private residence. Gary Tondorf-Dick disclosed that he had, in the past year, visited the house at 12 Free Street on behalf of a potential interested party to assess the viability of purchasing and relocating the structure.
The applicant came before the Board for Site Plan Approval in association with the issuance of a building permit for a major expansion including the construction of a15,000 s.f, 741-seat sanctuary (an addition of 371 seats), as well as the conversion of existing space to accommodate classrooms, offices, and activity areas.
The applicant initiated the hearing with a comprehensive Power Point presentation outlining the project background, and proposed changes to the site. In 2002 the Church applied for and received a Special Permit for a similar expansion to the existing 350-seat church including a new 700-seat auditorium/gymnasium, expanded office space and a total of 265 parking spaces. This permit was never acted upon and has now expired.
In 2004 the church purchased the adjacent .45 acre residential property at 20 Free Street, and in September, 2006, the Planning Board issued a Special Permit A3 (Parking Determination) relative to its transformation for use as church offices. None of the conditions included in this permit appear to be compromised by the proposed expansion, though a significant portion of the back yard would be removed. In 2007 the church purchased the 1.4-acre property at 12 Free Street, bringing the total acreage of the site to 9.07 acres. They plan to move or demolish the house at 12 Free Street to provide room for the parking lot expansion. The proposed septic system for the church, which has been approve by the Board of Health, will be located under this portion of the parking lot.
Proposed changes to the site include the expansion of the existing parking to the north and east, for an addition of 199 new parking spaces (for a total of 370 spacesThe site drive into the site from Main Street will be expanded, with two-way traffic into the site, but limited to right-hand turns out of the site only. There will be two site drives from the parking lot to Free Street, located approximately 130 feet apart, providing egress for cars heading East on Free Street, and those heading west to the light at Main Street. The project will also entail the preservation of 4.92 acres of White Pine forest in the northeast corner of the property through a permanent conservation easement to be granted to the Conservation Commission. This land is located in close proximity to the Free Street water supply wells.
Architect Vcevy Strekalovski provided an overview of the proposed addition to the building, including a description of building elevations and floor plans.
Mr. Gaskell reported that this site plan has been approved by the Conservation Commission. There is currently no formal stormwater management system for this site. The revised site plan, which has been approved by the Conservation Commission, will include a state-of-the-art stormwater management system including proper grading, rain-gardens and subsurface leaching galley intended to recharge drainage directly on-site.
At the end of the presentation there was very little time for questions from the Board.
Lt. David Horte, Hingham Safety Officer, noted that he felt that the amount of parking was sufficient, and would not result into overflow on-street parking on Free Street. He approved of the proposal to limit cars leaving the site to a right-hand turn out. He expressed concern about corner clearance and visibility at the two Free Street exits due to the proposed landscaping. Mr. Gaskell responded that the landscaping could be adjusted so that the taller material was located so as not to block views. He also noted that the applicant’s traffic engineer would be make a brief presentation at the next hearing.
Ms. Murphy asked whether there would be sufficient landscape screening to protect the abutting residence at 22 Free Street from views of the new parking area. She also requested additional information about site lighting and its potential impact on the surrounding residences. Mr. Gaskell noted that the Landscape Architect would be present at the next hearing to describe the proposed site landscaping and lighting.
Paul Healey asked about the purpose of having two steeples-the existing steeple and a new on at the building’s east end. Mr. Strekalovski responded that this would allow them to have a steeple over the sanctuary, as was traditional, while maintaining the iconic steeple right on Main Street.
Gary Tondorf-Dick expressed concern that the amount of parking proposed for the site was excessive. He asked a variety of questions regarding the proposed use patterns, and how that would result in the need for 371 parking spaces. Mr. Gaskell responded that they had studied parking patterns at the church over a period of 16 weeks, and had concluded that they needed, at a minimum, one parking space per two attendees. Gary also asked whether it would be possible to relocate the 12 Free Street house to the site’s southeast corner where it would serve as an effective buffer to block views into the site from Free and Main. Mr. Gaskell noted that they had looked into it, but that it did not appear that they could get a residential septic system approved for this site, plus they really needed the additional parking. Mr. Gaskell did did commit to doing what he could to preserve the row of Hemlocks currently flanking the east side of the rear portion of the parking lot.
Judy Sneath asked whether they had considered imposing a one-way traffic pattern in the parking lot which would allow them, among other things, to narrow the exits out onto Free Street and thus reduce the impact on the streetscape.
The hearing was continued to June 1, time to be determined.
8:30 PM 24 Shipyard Drive Hewitts Cove Marina
The owners of Hewitt’s Cove Marine (Dr. Mark Hirsh, Jane Hirsh, and Howard Hirsh) came before the Board for an informal discussion of a proposed change of use in parts of the Marina building. They are seeking to change a portion of the upstairs office from general business office to a specialized cosmetic dentist; they are also exploring the possibility of putting in a café on the ground floor (a retail use with take-out food was originally proposed). The major constraint here is the insufficient parking—there are only 19 spaces allocated for the marina building, and with the two proposed changes they are estimating that 58 spaces would be needed.
The Hirsh’s were accompanied by their potential tenant, Dr. Brennan, a prosthodontist. Dr. Brennan explained that because the type of dental work that she does tends to entail very lengthy appointments, she typically only sees one or two patients per day, and she has only one assistant. She explained, therefore, that the nine parking spaces that would be required per the Town’s off-street parking regulations (1 space per 175 sf for a 1600 sf space) was excessive. In terms of the proposed restaurant, Dr. Hirsh explained that they had been approached by a restaurant operator seeking to open a 120-seat café. Mr. Hirsh’s request for a modification outlines how he plans to accommodate this shortage by providing off-site parking in the area designated for marina parking on the western side of the site.
Board members explained that both of these changes would represent more than a 10% change in the use of the building which, per the Mixed Use Special Permit for the Shipyard, would trigger the need for a Major Modification and a joint hearing with the ZBA. Board members also advised the applicant to split the application into two separate supplications, as the proposed restaurant use seemed much more complex and less likely to be approved. Dr. Hirsh indicated that they would submit a revised application for a modification to allow Dr. Brennan to occupy the second floor office space as soon as possible.
Old/New Business
Minutes
The Board voted to approve the minutes of March 30 and April 16, 2009
Preliminary Proposal for a CVS at the Weber Dodge site
The Board reviewed preliminary plans for a CVS proposed for the Weber Dodge site in the Shipyard. Because the Weber Dodge site is included within the overall Shipyard property, this would require a major modification to the Special Permit for the entire Shipyard project. A meeting of the Working Group (comprised of two Planning Board members and one ZBA member) was scheduled for May 22, 2009 to meet with the developer for further discussions before they submitted a formal application.
Request for one year extension at Baker Hill Drive
Ms. Lacy reported that she had received a request from Ed Gill of Intoccia Companies to approve an extension to the time of completion for the Baker Hill Subdivision, as the current Certificate of Action expires June 1. Board members requested that a representative from Intoccia companies come before the Board to provide them with an update on the project. At that time they would consider the request for a time extension.
Appointment of New Officers
Board members voted to appoint Sukey Berry for another three-year term as the Planning Board representative to the Open Space Committee.
Paul Healey agreed to serve another year as the Planning Board representative to the Traffic Committee.
Gary Tondorf-Dick agreed to replace Judy Sneath as the Planning Board representative to the Community Preservation Committee.
Comprehensive Wastewater Management Committee (Gary is designee, but committee has been dormant. Gary will continue to serve if the committee is reactivated. )
Susan Murphy agreed to serve as the Planning Board representative to the joint PB/Harbor Development planning subcommittee.
Board members agreed to elect Judy Sneath as Planning Board Chairman and Paul Healey as Clerk.