Minutes March 1, 2010
Regular Meeting
Planning Board Agenda for Monday, March 1, 2010
6:15 Continuation of Hearing (with ZBA) 2 Pond Park Road – South Shore Bone and Muscle Center
Site Plan Review in Association with Application for Special Permit A-2 to construct a 73,839 sq.ft. medical office building
8:15 Continuation of Zoning Hearings
• Article 5-Changes to SHDOD
• Article 8-Revisions to Table of Uses for Industrial, Limited Industrial, Industrial Park and Office Park Districts
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Present: Planning Board Members, Judy Sneath, Chairman, Paul Healey, Clerk, Sarah Corey, Susan Murphy, and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
6:15 Continuation of Hearing, 2 Pond Park Road – South Shore Bone and Muscle Center
Representatives of A.W. Perry came before the Planning Board and Board of Appeals for the continuation of their hearing relative to a request for a Special Permit A2 under the South Hingham Development Overlay District to allow a floor area ratio of .27 (.25 is allowed by right) along with Site Plan Review to be done by the Planning Board for a 73,839 sq.ft, 3-story medical office building (Bone and Muscle Center) with 399 parking spaces at 2 Pond Park Road, in the Industrial Park District. South Shore Hospital plans to relocate and expand their orthopedic services to this building.
The Board started the hearing with a discussion of the retaining wall proposed for the north and west side of the site. Because the property is visible from Derby Street, an important entry point into Hingham, Planning Board members expressed concern about the appearance of the 6’ gravity retaining wall proposed for much of the northwest corner of the site around the parking lot. The proposed retaining wall is intended to hold up the extensive on-site septic system proposed for this area of the site. The Board of Health Approval for the project, dated February 11, 2010, requires Board of Health review of the final design of the wall prior to construction.
Scott Turner, BSC Construction, provided the Board with example of some alternative materials that could be used, and the Board selected a more rustic looking limestone material. Because the property is visible from Derby Street, an important entry point into Hingham, Planning Board members expressed concern about the appearance of the 6’ retaining wall proposed for much of the northwest corner of the site around the parking lot. The proposed retaining wall is intended to hold up the extensive on-site septic system proposed for this area of the site. The Board of Health Approval for the project, dated February 11, 2010, requires Board of Health review of the final design of the wall prior to construction.
Buzz Constable told the Board that the Applicant would agree to a condition that the Certificate of Occupancy for the office building would be subject to the implementation of a traffic signal at the intersection of Pond Park Road and Derby Street. Vinod Kalikiri, Traffic Engineer for the Applicant described the other improvements associated with the light, and explained the lengthy Mass DOT approval process that would be required before the light could be installed.
For the remainder of the hearing, the Planning Board walked through the Site Plan review Criteria set forth in Section I-I, and identified conditions needed to ensure compliance with the review standards.
It was moved, seconded and SO VOTED to approve the application for a Special Permit A-3, Parking Waiver, for a reduction in the number of parking spaces required by the Zoning By-Law from 422 to 399.
It was moved, seconded, and SO VOTED, to approve the Site Plan for the Bone and Muscle Center, subject to the following conditions:
1. Prior to the issuance of a Building Permit:
A. The Applicant will submit a revised site lighting plan reflecting PB comments at the hearing of 3/1/10 for review and approval by the Town Planner.
B. The Applicant will provide a revised Landscape Plan showing a cobblestone retaining wall and increased landscaping in front of the retaining wall site’s northern and western boundary.
C. The Site Plans shall be revised to address the comments raised in the February 3, 2010 review letter from Vanasse & Associates, Inc. with respect to the elimination of the two southernmost parking spaces along the easterly property line of the Project and proximate to the Pond Park Road driveway in this location; addition of on-site directional signs to the bicycle racks; and provision of a crosswalk across Pond Park Road to link the Project site to the sidewalk along the west side of Pond Park Road, with associated wheelchair ramps, signs and sidewalk extensions/modifications.
D. The Applicant will work with the Hingham Police to identify and provide appropriate space for radio communications.
E. Prior to the submittal of the final wall design to the Board of Health, the Applicant shall submit the design of the final retaining wall design to the Planning Board for review. The Planning Board will provide comments to the Board of Health, who shall provide final approval.
2. Subject to review and approval by the Massachusetts Department of Transportation (MassDOT) and receipt of all necessary rights and approvals, a fully actuated traffic signal shall be installed at the intersection of Derby Street at Pond Park Road to include pedestrian and bicycle accommodations and the installation of an emergency vehicle pre-emption system (OPTICOM™). The design of said improvements (up to and including MassDOT 100 Percent Design/Project Specifications and Estimate (PS&E) design level) shall be completed prior to the issuance of a Certificate of Occupancy for the Project, with construction to be completed within one-year thereafter. During the interim period prior to the construction of the traffic signal system, the Applicant shall at their sole expense provide a police detail officer at the intersection during the weekday morning and evening peak commuter periods as defined by the Chief of Police. The Applicant shall provide copies of all design plans and correspondence with MassDOT concerning the subject improvements to the Planning Department.
3. The Applicant shall implement the Transportation Demand Management (TDM) measures outlined in the January 28, 2010 memorandum from VHB, including expanding the South Shore Hospital Courtesy Coach service to serve the Project and coordinating with the Councils on Aging in both Hingham and Weymouth.
5. All signs and pavement markings to be installed as a part of the Project shall conform to the latest edition of the Manual on Uniform Traffic Control Devices (MUTCD) as approved by MassDOT.
6. Snow storage within the Project site shall be limited to the designated snow storage areas as defined on the approved Site Plans. Snow shall not be stockpiled within the parking field or so located as to inhibit pedestrian circulation or site lines for motorists
8:30 Continuation of Zoning Hearings
The Board was joined for this discussion by representatives from the Bristol Brothers, the Campanelli Company, and Greg McCune, Advisory Committee Liaison.
The Board continued their discussion of proposed changes to the Table of Uses for Industrial, Limited Industrial, Industrial Park and Office Park Districts. Discussion focused on adding a new use category for ambulatory care and medical lab facilities as opposed to hospitals, and finding a new term for and definition the use described III-A, 4.17, “Retail Group.”
In terms of proposed changes to the South Hingham Development Overlay District, Board members discussed the possibility of streamlining the existing article, which is redundant. They also discussed possibly increasing the amount of accessory retail use permitted in the portions of the Overlay District whose underlying District was Office Park.
Old/New Business
The Planning Board minutes for February 18 were approved.
Discussion of Site Plan Approval Document, 26 Summer Street
Applicants Dana Baxter and John Kenny, of B and K Enterprises, came before Board with their attorney, Joseph Phalen with a request to further modify the Site Plan Approval voted at the Planning Board’s last meeting on February 22. The Applicant was instructed to ask the ZBA to propose further modification per Section I-I 2 (c).
The meeting was adjourned at 9:45 PM.
Respectfully Submitted,
Katharine T. Lacy, Town Planner