Minutes June 1, 2009
Regular Meeting
Planning Board Agenda for Monday, June 1, 2009
7:00 PM Hingham Shipyard-Hewitts Cove Marina
Request for Minor Modification to Special Permits A2 and A3
8:00 PM South Shore Baptist Church
Continuation of Site Plan Review Hearing
Unscheduled: Old/New Business
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Present: Planning Board Members, Judy Sneath, Chair, Paul Healey, Clerk
Susan Murphy and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
7:00 PM Hingham Shipyard-Hewitts Cove Marina
Request for Minor Modification to Special Permits A2 and A3
Present for the Applicant: Dr. Marc Hirsch and Jay Hirsch, Owners; Dr. Brennan, prospective Tenant.
The Applicant is requesting a modification to the Special Permit for the Hingham Shipyard relative to a proposed change of use within the Marina Building located at 24 Shipyard Drive. The Applicant proposes to lease 835 square feet of the 8660 square feet building (9.6%) to a prosthodontist, Dr. Brennan. Per the terms of the Shipyard Special Permit, because this change affects between 5-10% of the total building, it requires a Minor Modification from the Board of Appeals, with Site Plan Review from the Planning Board. Additionally, because the parking requirement for Medical and Dental Offices is greater than that for General Business Office, this change would require a waiver from the standard off-street parking requirements (Special Permit A3).
Per a 2006 modification to the Special Permit for the Hingham Shipyard, the 13 parking spaces associated with “Marina Office” on the plan were specifically provided to account for 1,730 s.f. of office space and 1,670 of retail space (3400 total) deemed to be an addition to the overall square footage originally envisioned in the 2003 permit for marina buildings. The remainder of the Marina building square footage was covered by the 230 parking spaces designated for “Marina Parking” per the 2003 permit. This was probably not such a stretch because the original Marina building was located immediately adjacent to the slips and slip parking area. So, in summary, the introduction of the medical office use would require a waiver in the off-street parking requirements from 15 to 13 (a reduction of 2 spaces) formally designated for 3400 of the Marina Building.
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. Appointments are done on-line, and there are no book-keepers because she does not take insurance. She explained, therefore, that the 4.7 parking spaces that would be required per the Town’s off-street parking regulations (1 space per 175) was excessive.
The ZBA voted to approve the request for a minor modification to the Special Permit A2 for the Hingham Shipyard by permitting a change in the use of 835 square feet of the Marina Building at 24 Shipyard Drive from general office use to medical/office use, subject to the condition that the practice be limited to one full-time dental professional and one assistant, and with no more than two scheduled patients at any time.
It was moved, seconded and SO VOTED by all Planning Board members present to permit a Modification to the Special Permit A3 (Parking Permit) for the Hingham Shipyard to allow for a reduction in the requirements two spaces (from 15 to 13 spaces) for 3400 s.f. of the Marina Building. This waiver is subject to the condition that the use of the 835 sf space approved by the ZBA for medical/office use be limited to a practice limited to one full-time prosthodontist and one assistant, and with no more than two scheduled patients at any time.
8:00 PM South Shore Baptist Church Continuation of Site Plan Review Hearing
This was a continuation of a hearing initiated on May 11, 2009.
Present for the Applicant: Rod Gaskell, and Al Trakimas, SITEC Environmental; Vcevold Strekalovsky, Maureen Shelbeck, Traffic Engineer, McMann Associates; Jeff Georges, Landscape Architect; members of the South Shore Baptist Church Board of Elders and Building Committee.
At the last hearing, Mr. Gaskell provided a detailed overview of the project. 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 a 15,000 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. 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 spaces). The 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.
At the start of the hearing two abutters complained that they had not been personally notified. Ms. Sneath responded that there is no formal public notice requirement for Site Plan Review in association with a building permit, and that the Board had placed a notice in the paper as a courtesy for those interested in attending.
Ms. Chelbeck, Traffic Engineer for McMann Associates, provided an overview of traffic impacts. In summary, the church expansion will result in 21 new trips (12 in and 9 out) during the weekday peak hour (4-6 pm) and 176 new trips (88 in and 88 out) during the Sunday Peak hour (11:00 AM-12:00 PM). The Sunday peak hour increase represents a 7% increase over existing conditions. In terms of impacts on area intersections, the Level of Service (LOS) during the peak Sunday hour will be reduced from a B to a C at the signalized intersection of Free and Main Streets. The intersection of the site drive onto Main Street will improve from an F to C at both peak hours due to the fact that the driveway will be limited to right-turn out only. A new, second entry will be located on Free Street to serve cars heading east on Free Street.
Landscape Jeff Georges presented an overview of the Landscape and Street Buffering Plan. The goal of this plan was to screen views into the parking lot adjacent streets and abutting properties to the fullest extent possible though the maintenance of existing vegetation, and the introduction of new vegetation as well as fencing in selected areas. To that end, the plan includes broad planting areas along the site perimeter including layered screening. The parking lot will be broken up the existing linear drainage swale and planting area currently located at the back of the front parking lot, over a drainage swale, which will be supplemented with additional planting.
Board members expressed concern that there may be insufficient screening along the site’s boundary with the abutting residences on Free Street, which would allow headlights to shine in. Ms. Murphy asked about the possibility of installing a fence. Mr. Tondorf-Dick questioned whether the screening planned for the northwest corner of the site would be dense enough to properly screen views into the site. Pat MacAllen, an abutter with a portion of her property abutting northeast corner of the site, requested additional vegetative screening along that portion of the site perimeter. She expressed concern that people walking in the woods did not know when they were leaving church property and entering her property, and asked that the church place a fence or clear markings indicating this. Board members suggested that she might want to post her property as private property. Mr. Gaskell explained that they had intentionally not developed that portion of the site as to leave a thick vegetative buffer between the parking lot and her property. Michelle Bogan, an abutter immediately to the North on Main Street expressed concern that kids from the church wandered onto her property, and requested that a fence and screening be put in place along that boundary. Paul Healey noted that for the fencing planned to supplement portions of the landscape buffer he would prefer a wooden fence. Rod Gaskell showed a slide of a very attractive plastic fence,
Rod Gaskell indicated that he had followed up with Gary Tondorf-Dick’s request to preserve the existing row of evergreen trees running parallel to Free Street in the new parking lot layout. He acknowledged that they were handsome trees, but noted that preserving them would require a significant reduction in the amount of parking spaces.
Mr. Tondorf-Dick expressed concern that there was excessive parking and paved area provided in this plan. He asked whether the church had considered stacked parking. He noted that the expanse of paving would get very hot in the summer months, and asked whether planted islands or alternative paving could be incorporated. Mr. Gaskell agreed to look into this for the next hearing.
The hearing was continued to Monday June 8 at 8:00 PM. Remaining items to be discussed are 1) Site Lighting; 2) On-Site Circulation; 3) Potential methods for reducing impervious surface including the reduction in the size of selected parking spaces and 4) Church plans for the building currently located at 12 Free Street, which will have to be demolished or relocated to develop the site as planned, and 5) the overall massing and appearance of the church building.
Old/New Business
Update on status of 2009 amendments to the Zoning By-Law
Ms. Lacy reported that all eight articles have been submitted to the Attorney General for review. Karen Clancy did a great job putting together the submittal. We should hear back sometime this summer.
Request to Continue Time of Completion -Fresh River Landing
Carl Erickson of Bristol Brothers Construction came before the Board to request an extension to the permitted time of completion for Fresh River Landing, aka Stephen’s Way. Of the eight homes in this subdivision five have been built; one lot is under agreement and agreement, and Lots 7 and 8 have not yet sold. The applicant is requesting another year to complete the roadway, and has provided evidence that the surety bond has been extended to June 15, 2010.
It was moved, seconded and SO VOTED by all present to extend the time of completion for the Fresh River Landing Subdivision Roadway to June 15, 2010.
Ridgewood Crossing-Age Restriction
The Board received a letter from Ridgewood Crossing resident Bill Salisbury expressing concern that the age-restricted status of the development be maintained to the fullest extent possible. Ms. Lacy noted that she had been working with Susan Murphy to draft a letter to Horizon Partners (the developer) that it is their understanding that as currently written the Special Permit and Subdivision Approval for the project effectively prohibit the occupancy of units by individuals over 55 years of age, or married couples where one spouse is at least 55 years of age. If Ridgewood Partners wishes to allow the sale of units within the development to individual under the age of 55 subject to the provisions of HOPA, they may apply for a major modification of the Subdivision Approval and Special Permit A3 at a properly noticed public hearing for consideration by the Planning Board.