7:00 PM 119 Beal Street-Weathervane at Chestnut Gardens
7:30 PM 405 Lincoln Street, CVS @ Weber Dodge Parcel
8:15 PM 405 Lincoln Street, Weber Dodge Parcel
_____________
Present: Planning Board Members, Chair, Judy Sneath, Clerk, Paul Healey,
Susan Murphy, and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
7:00 PM 119 Beal Street-Weathervane at Chestnut Gardens
Carl Erickson came before the Board to discuss proposed modifications to the Beal Street/Weathervane Project including 1) a change in the form of ownership from a condo to individual lots, and 2) the creation of an irrigation pond as a “water feature.”
Jim Bristol reported that they are faced with challenges relative to the terms of financing required by banks for individual condominiums. Banks are requiring that unless 70% of the units are already pre-sold, buyers must put 20% of the cost of the unit down. To that end, the Bristol’s are proposing the following modifications that would allow them to create individual lots while maintaining the minimum dimensional requirements as outlined in Section IV-D (9) b of the Zoning By-Law.
1. Establish individual lots by extending lot lines to the rear of the property.
2. Maintain the 100 foot open space buffer by placing a no-build/landscape-only improvement district on the rear of the property.
Board members expressed concern that to include the buffer within the individual lots would require a waiver from IV (D) 9(d), which states that “No portion of the Open Space buffer shall be within the boundaries of any lot.” Further, it would be very difficult to enforce, especially in the lots not facing onto Beal Street, where it would be easy to place grills and swing sets without anyone else seeing them.
Jim Bristol reminded the Board that earlier in the year they attempted to change the ownership status by creating very small lots yet maintaining the full open-space buffer. This approach would be permitted per section IV-D 9 (a), which states that “Where two or more lots are created, the minimum lot size will be determined through the Special Permit process.” This approach, however, would have required setback variances from the ZBA, and Board members did not think that the project would meet the criteria for a variance.
Board members asked whether it would be possible to relocate some of the homes, or reduce them in size in order to keep them a sufficient distance from the open space buffer. They also presented the possibility of reducing the size of the open space buffer in selected areas, as long as the overall percentage of open space were maintained. Specifically, Board members suggested that they would be willing to consider an average reduction of 10’ at each lot line, with a maximum reduction of 15’ associated with any one lot.
In terms of the irrigation pond, Mr. Bristol explained that it would be a lined pond, 30’ wide and 150’ long, and would be located behind lots 8 and 9. The depth at the center would 3-4 feet. The pond would be fed by an existing irrigation well approved by the Board of Health in September 2008.
Board members advised the applicant to return on September 28th for further discussion of both requests.
7:30 PM 405 Lincoln Street, CVS @ Weber Dodge Parcel
Present for the Applicant:
Frank A. Marinelli
Attorney for Gershman Brown Crowley, Inc.
Paul Beck
Vice President
Gershman Brown Crowley, Inc. ("GBC")
Contract Developer for CVS
A.J. Barbato
Asst Vice President
GBC
Jason Plourde
Traffic Engineer
Greenman Pedersen, Inc. ("GPI")
Matt Wozniak
Civil Engineer (site plan)
RJ O'Connell, Civil Engineers and Land Planners
Kevin Paton
Architect
BKA Architects
Attorney Frank Marinelli came before the Planning Board and Board of Appeals on behalf of the applicant, G.B. New England 2, LLC, to request Site Plan Review and a Modification to the Mixed Use Special Permit for Hingham Shipyard to demolish the 21, 000 square foot Weber Dodge building and construct a 13000 square foot, one-story CVS Pharmacy with drive thru facilities and 84 parking spaces. This parcel is included within, and subject to the requirements and conditions of the Hingham Shipyard Mixed Use Redevelopment project. The applicant brought the project before the Conservation Commission, and Cliff Prentiss is anticipating that they will be voting on a final Order of Conditions soon.
Mr. Marinelli noted that the proposed redevelopment generally complies with all use and intensity regulations, and will have no adverse impacts on water demand, stormwater management and wastewater (it is on an MRWA sewer connection). When complete, the project will reduce building square footage by 38%, reduce impervious surface, and increase the amount of open space on site. Mr. Marinelli noted that, in response to comments from the Town Planner and consulting Traffic Engineer, that they would modify the plan to include a full sidewalk on Essington Drive from where it currently ended behind Building A, to its intersection with Route 3A. Project signage will be approved by the ZBA in a separate hearing.
The Applicant submitted a traffic report indicating that the project will have relatively minor impacts on traffic conditions at area intersections and roadways when compared to the Weber Dodge. Jeffrey Dirk, consulting Traffic Engineer for the Town generally concurred with the applicant’s conclusions, but requested the following modifications to the plans, and additional information, before issuing a final letter of approval for the project:
1. Update on the State permitting process for the project (requirements) and the Shipyard (status of permits and roadway/intersection improvements).
2. Responses to traffic study comments (minor items).
3. Assessment of pedestrian and bicycle connections in relation to the Shipyard master plan.
4. Development of alternative configurations for the drive-up prescription facility, loading dock area and dumpster locations to eliminate conflicts and maintain the regulated traffic circulation within the site.
5. Development of a loading area for vendor vehicles (i.e., Coke, Pepsi, UPS/FedEx, newspapers, etc.)
6. Preparation of a truck turning analysis for the site for anticipated delivery vehicles (tractor-semitrailer combination, single-unit truck (SU-30 and SU-40) and Town of Hingham Fire Department Design vehicle) based on the refined design.
7. Correspondence from CVS indicating the type and size of the delivery vehicles that will service the site and the expected frequency of deliveries.
8. Elimination of parking adjacent to the drive-up prescription facility (angled parking) if a raised island or alternative traffic flow configuration cannot be developed.
9. Development of a pedestrian connection between the sidewalk along the south side of Essington Drive and the CVS/Pharmacy building.
10. Channelizing island areas around the loading dock and proximate to the drive-up prescription facility should be raised. In locations where the island cannot be raised due to truck maneuvering requirements, etc., an appropriate pavement treatment should be provided consisting of scored concrete or inlayed/stamped thermoplastic resin.
11. An updated sign and pavement marking plan should be developed for the project.
Board members expressed concern that the amount of parking provided seemed excessive, and also questioned why two drive-through aisles were needed. They also reiterated Mr. Dirk’s concerns about potential conflicts between the loading area and the drive-through window closest to the building.
Kevin Patton, project architect, described the thought process that went into the design of the building. In terms of the architecture, some Board members felt that the solid brick facing exterior of the building should be softened through the introduction of clapboard or other alternate materials. Additionally, the windows did not appear large enough, and the east elevation was too blank. Board members recommended that the Applicant’s architect meet with Gary Tondorf-Dick for further suggestions on how to improve the building’s appearance. Paul Healey noted that, as with the rest of the areas within the mixed-use development, some sort of contribution to the historical interpretation of the Shipyard would be required. He encouraged the developers to contact Whitney Perkins, and the rest of the team who developed interpretive material for the rest of the project.
The hearing was continued to Thursday, October 8th at 7:00 PM.
8:15 PM 405 Lincoln Street, TD Bank @ Weber Dodge Parcel
Present for the Applicant: Josh Swerling, Bohler Engineering; Joe Nevin from Bergmeyer Architects; DJ MacKinnon, Atlantic Development. Attorney Jeffery Tocchio, on behalf of Atlantic Development, and Attorney Robert Devin on behalf of TD Bank.
Attorney Jeff Tocchio came before the Board on behalf of TD Bank, for a preliminary discussion of a proposed modification to Mixed-Use Special Permit for Hingham Shipyard for a new bank use on the westerly portion of Weber Dodge Parcel.
The applicant is proposing a 3,800 s.f. building on the 1.5 acre site, along with associated parking and drive-through banking facilities. The bank, along with the CVS proposed for the adjacent lot, will replace the Weber Dodge dealership and automobile inventory area. Mr. Tocchio noted that the project will have to go before the Conservation Commission for approval because they are in the riverfront protection zone.
Josh Swerling showed the Board two alternative elevations for the building. The project will result in an increase in impervious surface, but a reduction of 2000 square feet of asphalt on the ground. Board members offered a variety of comments on the site plan and architectural style of the building. In terms of the site plan, Board members expressed concern that there seemed to be more parking that necessary, and also that the on-site circulation seemed confusing and unsafe. Of particular concern was the fact that the proposed site drive did not line up with the site drive into the CVS, and the great distance of the remote drive-through tellers from the actual bank building. Board members noted that applicant would need to have the site plan reviewed by the Town’s consulting traffic engineer, Jeff Dirk of VAI. Finally, Board members noted that the building’s appearance from Route 3A was important, and encouraged the applicant to consider moving the building closer to the road and reducing views of parking from the roadway.
In terms of the architectural style of the building, Board members offered distinct individual opinions about specific materials. Mr. Nevin noted that TD Bank facilities are all LEED certified. Overall, however, there was a concern that the building architecture incorporate elements from the style and design of the other buildings in the Shipyard. Paul Healey described the historical interpretive program in the rest of the Shipyard, and informed the applicant that they would also be required to incorporate interpretive elements in their design.
Mr. Tocchio thanked the Board for their comments and stated that they would be submitted a formal application in the near future.
Old/New Business
Form A-Pinecrest Road
It was moved, seconded and SO VOTED to endorse the Form A Plan entitled “Plan of Land, Pinecrest Road, Hingham, MA” dated 9/14/09, prepared by Cavanaro Consulting, 687 Main Street, Norwell, MA for Lawrence & Jean Gilbert, 27294 Jolly Roger Lane, Bonita Springs, FL.
Preliminary Discussion of 2010 Zoning Amendments—postponed to October 8, 2009.