Minutes June 10, 2010
Regular Meeting
Planning Board Agenda for Thursday, June 10, 2010
6:30 20 Derby Street - Old Colony Montessori School 7:15 WSM Hingham Properties, LLC - 90 Derby Street
7:45 Hawthorne Partners Memory Care Facility
8:45 The Ward Street Turf Fields Fund
Site Plan Review in association with application for Special Permit A1
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Present: Planning Board Members, Judy Sneath, Chairman, Paul Healey, Clerk, and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
6:30 Continuation of Hearing 20 Derby Street - Old Colony Montessori School (OCM)
This was the Board’s third hearing on this project, which entails the redesign of the Old Colony Montessori School resulting from their acquisition of and expansion onto the adjacent lot at 247 Gardner Street. The existing abandoned house on Gardner Street will be demolished, and the lot will be used for a one-way in only driveway (with pedestrian walkway) leading into the site, 33 parking spaces, and a 1500 square foot multi-purpose buildings. A larger building and play area are proposed for the Gardner Street side of the lot in the future when funding permits.
At the end of the last meeting the Board developed a list of additional questions and concerns, focusing largely on impacts to the surrounding neighborhood and traffic safety. The applicant provided a letter received June 1 2010 responding to each item on this list.
The applicant provided a brief traffic report prepared by Coler and Colantonio indicating that the project as redesigned would provide sufficient queuing distance and on-site parking to ensure that all cars could be accommodated on-site. The report also indicated that the site distances proposed for the new entrance met Town and industry standards.
The site plan includes a screening fence along the North side of the property. In the course of the hearing the Applicant agreed to also install screening fencing along the site’s southern boundary to provide privacy for the residents at 225 Gardner Street.
The Board reviewed the project in accordance with the Site Plan Review Criteria set forth in Section I-I of the Zoning By-Law, with the exception of those criteria not applicable for an exempt use under MGL Chapter 40 a Section 3.
It was moved, seconded and SO VOTED to APPROVE the site plan for the Old Colony Montessori School prepared for the applicant by Coler and Colantonio and dated 12/22/09 with revisions through April 9, 2010, as further modified during this hearing.
7:15 Hearing (with ZBA) WSM Hingham Properties, LLC - 90 Derby Street
Present for the Applicant: Mike Frazier and Carolyn Kennedy, SR Wiener Associates
This application is for modification to the existing Special Permit A2 under §III-A 4.17 and §III-A 3.7 (changed to a SPA2 at this year’s Town Meeting) with Site Plan Review along with Special Permit A3 parking determination, to allow a new use (seasonal activities) at the existing detention pond at the Derby Street Shoppes, a Retail Group in the Industrial Park District.
Ms. Kennedy explained that they were proposing to use the existing detention basin on the east side of the site near the intersection of the Service Road with Keith Way to provide free, seasonal entertainment including skating during January and February, and fishing, walking, and nature activities during the summer months. This would entail the implementation of temporary landscaping including ice sculptures, benches, planting etc. intended to enhance the appearance of the area and invite visitors. Parking for the pond-related uses would take place in the 53-space employee parking lot on the east side of the Service road near the intersection of Keith Way, which does appear to be partially empty most of the time.
Planning Board members focused their questions on traffic and parking. At the last count (Pinkberry) there were eight surplus spaces remaining of the 2012 parking spaces at Derby Street Shoppes. Board members wanted to know how many parking spaces would be needed to serve these activities, and what impact they would have on parking availability in the site overall.
Ms. Kennedy explained that they are proposing to offer such activities only during non-peak times, and, as mentioned above, the lot does not appear to be overtaxed. Board members requested additional information on actual parking demand during off-peak times in order to justify a waiver.
Board members also asked how filling the site with water would impact its capability to serve its design capability as a detention basin. Ms. Kennedy said that she would follow up with the Conservation Agent.
ZBA members voted to approve the new use subject to Site Plan Review conditions from the Planning Board. The Planning Board did not have a quorum needed to allow a vote on the parking determination, so the hearing was continued to the following Monday, June 14, or a subsequent meeting if the applicant were not ready with additional information. Ms. Sneath provided a list of concerns that the applicant could address at the next hearing. These included 1) traffic impacts on the intersection of Derby Street and the Service Road, 2) impacts on internal traffic circulation, (it is unclear how they would get to and from the Pond without going back out to Derby Street.) 3) parking demand information for non-peak shopping seasons, so that they could justify the issuance of a parking waiver if needed.
7:45 Continuation of Hearing (with ZBA) Hawthorne Partners Alzheimer Facility, Beal and WB Terry
Present for the Applicant, Scott Cohen, John Kiely, Hawthorne Partners; Stantec Engineering Daniel Mills, MDM Transportation and Consultants, and Robert Devin, attorney.
The applicant is seeking a Special Permit A2 under §III-A, 3.8 along with a rear yard setback Variance to develop and operate a 64-unit healthcare and assisted living facility for early- and mid-stage Alzheimer and dementia patients at the Intersection of Beal Street and Sgt. William B. Terry Drive, in the Industrial and Limited Industrial District, along with Site Plan Review to be done by the Planning Board and a Special Permit A3 parking determination, with waivers if necessary.
This was the Planning Board’s second hearing on this application, but the first held jointly with the ZBA. At the first hearing, the applicant provided only schematic information, and was told to return with engineered plans and a traffic study. These were provided to the Boards and their peer review engineers (John Chessia, civil engineering, and Jeffrey Dirk on traffic impacts), who, in turn, provided written peer review reports , which are included in the files of both the Planning and Zoning Boards. The applicant noted that they had not had time to review and incorporate peer review recommendations for this hearing but would do so by the next hearing.
Theo Kindermann, Civil Engineer from Stantec Engineering presented an overview of the project. The site consists of roughly 4 acres of land with frontage on both Beal St. and Sgt. Wm. B. Terry Drive; the proposal calls for a one-story 40,000 sq.ft. building with 32 parking spaces. It will have 3 wings or households including 16 studio units for a total of 48 units. A fourth wing consisting of 16 units will be designs for the project but construction of this additional wing will be determined in the future. No units will have a cooking or dining area. A commercial kitchen located in the central core of the building will prepare meals for delivery to each household dining area. The residents will have 24-hour health care staff, housekeeping services, beauty/barber salon, fitness and activity areas, and outdoor gardens and walking areas.
There are no wetland resources areas noted on the plan or within 100 feet of the locus. The proposed development will increase the amount of impervious surface from 0 square feet to 81,512 square feet within the project area, though existing ground cover consists of deteriorated pavement and semi-impervious materials. When completed the stormwater management system will include a series of catch basins with deep sumps, and hoods and infiltration basins with a sediment forebay. The system is projected to remove 80% total suspended solids (TSS) with 44% removed prior to any infiltration systems.
Access to the project will be provided by way of three driveways: the North driveway will intersect the access drive serving the abutting property to the north of the project site which provides access by way of an existing driveway that intersects the east side of William B. Terry Drive; the west driveway will consist of a new driveway that will intersect the west side of William B. Terry Drive approximately 200 feet north of Beal Street; the east driveway will intersect the access drive serving the abutting property to the east side of the Project site which provides access by way of an existing driveway that intersects the north side of Beal Street.
On-site parking will be provided for 40 vehicles, including 2 handicapped accessible spaces as part of the initial phase of the project, with 10 additional spaces (including one handicapped space) proposed as part of the second phase of the project for a total of 50 spaces at the project completion. This amount of parking meets the requirement of Hingham’s Off-Street Parking Regulations for Hospitals and Nursing Homes
The applicant’s traffic engineer provided an overview of traffic impacts and proposed mitigation. Mr. Dirk responded that, in general, he had few concerns about the project, but would work with the applicant to ensure needed revisions were incorporated.
Project Architect, Kristopher Tiernan, provided an overview of the project’s architecture including building plans and elevations.
The hearing was continued to June 24.
8:45 Continuation of Hearing (with ZBA) 0 Ward Street - The Ward Street Turf Fields Fund
For the Applicant: Jeffrey Tocchio and D.J. McKinnon, Ward Street Turf Fields, and Nancy Dougherty, Tetra Tech Rizzo. Mr. Tocchio presented a schematic version of a significantly revised site plan, limited to two grass fields, upgrades to the existing parking lot, the creation of a new gravel parking lot located between the two fields, and a new site drive. Mr. Tocchio explained that there will be no lights, no bathroom or changing facilities and no grandstands or concessions. The perimeter fencing previously proposed around the two fields has been eliminated. A single 8’ high fence is now provided at the end of each field closest to the central parking area to protect pedestrians and vehicles. The existing 125’ high black coated wire fence set back from the end line at the South end of Field #2 will remain and the 125 ft. of new 42” high fencing will be provided at the north end of Field #1.
Mr. Tocchio noted that all stormwater detention basins are proposed in similar locations outside the 50’ wide “No touch” buffer zone, as previously proposed. Revised drainage calcs will be provided to John Chessia and reviewed by the Conservation Commission.
Because the site plan was merely conceptual, the Board focused their review on traffic impacts to nearby roadways and intersections. Ms. Doughterty presented a detailed traffic analysis showing impacts on trip assignment, traffic operations, level of service, and sight distances. Of particular interest were findings showing that crash rates at the Ward/High intersection far exceeded area norms, with the bulk of incidents involving cars coming from the direction of the field. Mr. Dirk concurred with most of Mr. Dougherty’s findings, and recommended a series of modifications to the site layout, as well as a series of short-term improvements for the Ward/High intersection including a 4-way stop sign. Ms. Dougherty agreed to work with Mr. Dirk to incorporate suggested revisions into the final version of the plans, which would be ready by the next hearing.
The hearing was continued to June 28.
9:30 PM Request for Minor Modification Hingham Shipyard Mixed Use Special Permit
Mike Fitzpatrick of Samuels Associates came before the Planning Board and Zoning Board of Appeals to request a minor modification to the Shipyard Special Permit to allow an 18-hole mini golf course and carousel as temporary uses at The Launch at Hingham Shipyard. The mini golf course would be located on the Residential South lot, and the carousel would be located on the Residential North lot. The remaining residential pads will be stabilized and finished for use during scheduled summer events. The purpose of the modification is to liven up the streetscape during the summer months until such time that building permits are issued and work on the buildings begins.
The Planning Board voted to approve the proposed Site Plan subject to the condition that the new uses would be eliminated prior to the issuance of building permits for the residential buildings. The request was also approved by the Zoning Board of Appeals, subject to the Planning Board condition.
The Meeting was adjourned at 10:35
Respectfully Submitted,
Katharine T. Lacy, Town Planner