7:00 PM Scenic Road Hearing-Vote to continue to October 8th
7:05 PM Preliminary Discussion of New Residential Development off
Oakwood Circle
7:30 PM 137 Beal Street LLC-Weathervane at Chestnut Gardens
8:00 PM Preliminary Meeting with representatives from
Ward Street Turf Fields Fund
Present: Planning Board Members, Chair, Judy Sneath, Clerk, Paul Healey, Sarah Corey,
Susan Murphy, and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
7:00 PM Scenic Road Hearing-Vote to continue to October 19
This hearing was postponed because Mr. Zane could not be there, and wanted the opportunity to speak in the face of potential objections by abutters.
7:05 PM Preliminary Discussion of New Residential Development off Oakwood Circle
At a previous Planning Board meeting on August 31, 2009, Planning Board members discussed a letter sent on behalf of the Sewer Commission seeking input from all land use boards on a proposal put forth by Chris Dubois (resident of Oakwood Circle) and his consultant Tyler Langlois for the development of five Form A lots on the land formerly owned by David Chase on Route 3A (roughly across from Brewer Meadows).The project can only proceed with access to sewer. At this point, however, all of the capacity with the Hull Treatment Plant purchased at the time of the Intermunicipal Agreement (IMA) between Hingham and Hull has been allocated. Therefore, any further additions to the district will require that the developer purchase adequate additional capacity from Hull and that the Selectmen agree to amend the existing IMA or create a new one.
In summary, Board members voted to respond to the Sewer Commission’s request for input with a recommendation that the Sewer Commission and Selectmen NOT support the proposed sewer expansion, based on the following reasons.
1. The Board does not support the incremental expansion of Town sewer.
2. The fact that this development would be done as individual Form A lots rather than as a Subdivision would preclude the Town’s right to place appropriate conditions on the development to ameliorate its effects on abutting properties and roadways. Conditions such as screening or traffic safety measures cannot be imposed on individual lots. The Applicant seems very responsible, but
3. Future residents of these lots have every right to seek direct access to and from their lots over their frontage on 3A, which could result in 4-5 new curb cuts on a busy state highway; the Town has no way to prevent this.
4. The construction of a long common driveway represents the de-facto extension of a dead-end roadway, which is not permitted by the Town’s Subdivision Regulations.
5. The soil here is characterized by ledge and rock, and would probably require significant blasting and disruption to develop.
Christian Dubois and consultant Tyler Langlois came before the Board to ask for additional input on the proposed development proposal. Board members noted that the ultimate decision about whether to expand the sewer system was up to the Sewer Commission and the Selectmen. Board members reiterated that, at this point, they did not see fit to make a positive recommendation to the Sewer Commission and Selectmen that they support the extension of the sewer in this area. That said, should the developer manage to get an alternative wastewater treatment system approved, that it would be their right to divide the land through the Form A process, and develop individual house lots. The Board stated further they would be happy to work with the developer to make it the best possible layout for that particular site.
7:30 PM 137 Beal Street LLC-Weathervane at Chestnut Gardens
This is a continuation of the discussion initiated at the last Planning Board meeting on September 17. The applicant was told to come back with a plan showing a reduction in the size of the open space buffer by an average of 10’ (and no more than 15’) for each lot. Jim Bristol and Carl Erickson came back to the Board with a plan showing a modified open space boundary complying with the Board’s request. As modified, this plan resulted in a reduction in the overall amount of open space from 50.6% of the total property to 45.8 percent of the total property, which was still in compliance with the requirement for 40% open space.
Board members asked how individual lot lines would be demarcated, and Jim Bristol indicated that granite bounds would be put in place at the corners of each lot.
Board members reviewed the proposed plan, and asked whether some of the houses couldn’t be moved yet closer towards the center of the development, thus increasing the width of the open space boundary. The applicant agreed to shift building foot print on Lots 20, 21, 22, 7, 8 and 9 so that the lot line would encroach less into the required open space buffer while still complying with the setback requirements.
In accordance with Section IV-D (9) d of the Hingham Zoning By-law, it was moved, seconded and SO VOTED to allow for a reduction in the width of the open space buffer around the perimeter of the property by an average of 10’ all around, and no more than 15’ at any one point as needed to create individual lots with dimensional requirements in compliance with those set forth in Section IV-D 9(b).
In terms of a request to install an irrigation pond, Board members continued to express concern about safety hazards, and asked that the applicant return with photographs of other examples of such ponds at similar developments.
8:00 PM Preliminary Meeting with representatives from Ward Street Turf Fields Fund
Present for the Applicant; D.J. McKinnon, Jeff Tocchio (for the Sports Partnership) and Rick Alfonso, consulting engineer for the applicant. Several other members of the Sports Partnership and Hingham Recreation Commission were in the audience, as well as members of the public.
D.J. McKinnon provided an overview of the project background, explaining that a Town resident was donating 1.5 million dollars for an upgrade to the existing Margetts Field on Ward Street to create two turf fields. The remaining cost of the projects (approximately 1.5 million more) would be raised through donations to the Sports Partnership. Ultimately the plans may include outdoor lighting for nighttime use, as well as an enclosed bubble that could be erected during the winter months for indoor use. The Sports Partnership believes that they can raise sufficient funds through fees for the use of the field to cover the cost of ongoing maintenance and replacement as needed. They are hoping that ultimately maintenance, scheduling and management will be done by the Hingham Recreation Commission, who is currently engaged in the development of a Town-wide field management process.
Rick Alfonso provided an overview of the plans. The proposed turf fields will be available for soccer, football, field hockey or lacrosse, though Lacrosse will have a preference in scheduling during the spring season. The project will require a Special Permit A1 from the ZBA for the field use in Official and Open Space; a Variance for the height of the lights, and a Special Permit A3-Parking determination from the Planning Board. All of the storm water management aspects of the projects will be reviewed by the Conservation Commission, as the projects falls within their jurisdiction. There will be a paved drop off loop with 18 paved parking spaces for daily practice-type use, and then two moderate sized parking lots. Their initial thought was to have overflow parking at PRS via a one-way drive from the fields to the back of the PRS lot. They are also showing some vegetative screening to block the visual impact of the parking lot from Ward Street. They are working on a traffic report to assess off-site traffic impacts and circulation, which will be submitted with their formal application.
Board members all expressed thanks for the generous donation. They went on to provide specific concerns that they hoped would be addressed in the formal hearing process. Sarah Corey expressed a concern that the fields provide equal access and playtime for boys and girls. Gary Tondorf-Dick made note of the pristine condition of the area, and encouraged the applicant to look into the possibility of perhaps creating one turf field, and leaving the second field in grass to reduce neighborhood impacts. Gary Tondorf-Dick noted that all of the surrounding trees were deciduous, and expressed concern about the visual and light impacts on surrounding areas. Ms. Sneath suggested that the field layout be supplemented with a walking or cross country path as an added benefit to the neighborhood.
The Board also indicated that they had received a letter from a Town resident expressing concerns about the environmental impacts of the turf in terms of contamination of ground water, and the elevation of air temperatures due to the heat absorption by turf product.
Paul Healey suggested that the applicant hold a neighborhood meeting to provide information on the project to anyone who might be interested.
Tom Patch expressed concern about the potential negative impacts on traffic and, in particular on area intersections, which are already very dangerous. The applicant responded that they would submit a Traffic Study clarifying the actual traffic impacts and specifying traffic management strategies to ameliorate such impacts.
The applicant agreed to address all issues prior to formally submitting their permitting application.
Old/New Business
Form A, 38 Jones Street
It was moved, seconded and SO VOTED to endorse the Approval Not Required Plan entitled “ Plan of Land, 32 & 38 Jones Street in Hingham, MA”, dated May 18, 2009, prepared by Ross Engineering Company Inc., Norwell, MA, for owners, Michael J. and Jennifer B. Haggerty and applicants, Paul J. and Caryl E. Flavey.
Minutes
The Board voted to approve the Minutes of August 31, 2009 and September 17, 2009.
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Request for Release of Surety for Hilltop Road
Hilltop Road was accepted at Town Meeting in 2007. At that time the Town returned all but 10% of the surety as specified by the Subdivision Rules and Regulations. The Board received a letter from Attorney Robert Shelmerdine requesting that, now that more than a year had elapsed since the roadway was completed, the Town return the final 10% ($12,720) to the developer.
Pursuant to Section 3 (13) of the Subdivision Rules and regulations, it was moved, seconded, and SO VOTED to return 10% of the original surety for Hilltop Road ($12,720) to Intoccia Builder’s Corporation.
Question about serpentine sidewalk at CVS
Ms. Lacy reported that she had an inquiry from the group proposing the new CVS at the Weber Dodge site. The site engineer was unclear whether the Board wanted to leave the serpentine walk leading from the Samuels parking lot to the back of the CVS, or whether they preferred a walkway perpendicular to the sidewalk on Essington Drive. The issue was that it might be unsafe to have people crossing through the parking to get to the CVS rather than walking up to the sidewalk and around to the back of the building. In an effort to provide as many options for pedestrians as possible, the Board members recommended that the site plan show both options.
Respectfully Submitted,
Katharine Lacy, Town Planner