Minutes July 12, 2010
Regular Meeting
Planning Board Agenda for Monday, July 12, 2010
7:00 987 Main Street - Sprague Court 8:00 Fort Hill Housing, Inc., 111 Fort Hill Street
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Present: Planning Board Members, Sarah Corey, Clerk, Judy Sneath, Susan Murphy and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
Present for the Applicant: Gary James, James Engineering, and Michael Grehan, owner.
Gary James spoke on behalf of the Applicant. The Applicant seeks Definitive Subdivision Approval for the construction of a residential subdivision consisting of two (2) lots on a total of 1.98 acres on the west side of Main Street across from Longmeadow Road. Lot 1 (where an existing dwelling is to be located) will be 31,342 acres in size; Lot 2 will be 44, 822 square feet in size.
The proposed roadway would be 230’ long, with a 40’ wide right-of-way and 18” of pavement. The Applicant is seeking a waiver from the size of the cul-de-sac radius from 60’ to 47.5’. Once the roadway is laid out, the applicant would like to not build the cul-de-sac, and instead provide two hammer-head turn areas. The applicant is also seeking waivers to reduce the minimum centerline radius from 150’ to 80’; to allow for the use of paved swales for run-off in lieu of catch basins and to allow for side slopes greater than 6H:1V at the detention basin.
An open drainage system is proposed. The pavement would run through paved swales to forebays and then to a retention basin located at the end of the roadway on Lot 2. Non-roadway run-off would drain to new roof drywells, and existing depressions that are partially located in the Main Street right-of-way. A culvert will be located under the roadway to allow for continued flow from an adjacent parcel into the retention basin.
The new roadway will cross over approximately 40’ of the grassed portion of the Main Street right-of way so the Applicant will also need a street opening permit and Street Tree Hearing if they plan to remove any of the trees in the right-of-way. They will also be responsible for re-grading, loaming and seeding the portion of the right-of-way where the existing driveway is located. The Applicant will need to submit a Declaration of Covenants, Restrictions and Easements regulating the ownership and maintenance of the roadway and drainage system.
The plan shows a new 1” water service to the new dwelling. Electrical utilities would come in from Main Street to a pole near the property line, and then proceed underground.
Sarah Corey noted that they had received a letter from the Board of Health noting that the proposed number of bedrooms proposed for the two houses (7 total) exceeded what would be allowed per Board of Health Regulations relative to the size of the lots.
Susan Murphy asked why the Applicant did not consider simply using the existing driveway configuration from the paved edge of Main Street to the property line, and then continuing the roadway in from that point. This would result in less disturbance to the streetscape.
Gary Tondorf-Dick pointed out that the first 200’ of the roadway would be located within the Historic District, and was thus under the jurisdiction of the Historic Districts Commission, who needed to review the design to ensure the preservation of the historic streetscape on main Street.
John Chessia pointed out a number of deficiencies in the information provided on the plans in and the application, as well as a number of additional waivers from the Subdivision Rules and regulations that would be needed in order to construct the subdivision. He noted that it was not clear that the project could, in fact be built if strict compliance with all of the Rules and Regulations were enforced.
The Applicant was instructed to return with a plan that did not require any waivers, and then the Board would consider granting additional waivers. The hearing was continued to
August 9.
8:00 Fort Hill Housing, Inc., 111 Fort Hill Street
Present for the Applicant:
John Yazwinski, CEO - Fort Hill Housing, Inc.
Emily Rothschild - Rothschild & Associates
Bruce Hampton AIA - Elton + Hampton Architects
Anthony L. Matera, Esq. - Matera, Vopat, Matera & Johnson, P.C.
Mr. Matera opened the hearing by introducing the project team. He noted that Hingham Town Counsel had issued a letter confirming that this use would come under the educational exemption of MGL Chapter 40A Section 3 (The Dover Amendment) and thus would be exempt from zoning. Section III
B-8 of the Hingham Zoning By-Law, however, requires Site Plan Review by the Planning Board relative to bulk, height, yard size, lot area, setback, open space, parking and building coverage. This application had been subject to significant scrutiny by the Community Preservation Committee and Advisory Committee in the course of the Application for Community Preservation Funds. Various non-site-related details regarding the proposed use of the building are included in the Advisory Committee comment included in the 2010 supplemental Town Meeting warrant supporting the use of CPC funds towards this purchase
The Applicant, Fort Hill Housing Inc. is proposing to demolish the existing house at 11 Fort Hill Street and replace it with a new 2,800 square foot, 6-bedroom house with 3 bathrooms, and a combined eat-in kitchen and living area. Whereas the existing house is located partially in the front setback, this new structure meets the 20’ front setback. The Applicant has been working with the Historical Commission on the exterior appearance of the building to ensure that it fits in with the surrounding residential neighborhood. The existing driveway will be removed and replaced with a gravel driveway and parking area with six parking spaces, which will be located on top of the new septic system. There will be 6 parking spaces for residents and presumably some staff and/or visitors. The landscape plan includes a front lawn area, paved side-yard patio, foundation planting around the house, and the preservation of larger existing trees. The southern side yard will be enclosed by a cedar fence with lattice top, with further screening provided by a row of flowering viburnums. The southern, western and northern yard area will be surrounded by a combination of new and existing cedar stockade fence. Andrea Young asked if the Applicant would put the lattice top fence along the visible part of northern property boundary, and the Applicant agreed.
The Applicant has gone before the Historical Commission for a demolition delay hearing, and agreed to various changes to the building design intended to improve the appearance of the building.
Board members asked whether six parking spaces would be sufficient for the occupants, visitors and staff. Mr. Yazwinski responded that based on their experience with other project, that most of the residents do not own cars. Mr. Hampton further reassured the Board that, should the need for additional parking arise, they could enlarge the parking area towards the side setback. Board members also expressed concern that the hammerhead turn was not large enough to accommodate a turning car. Mr. Hampton agreed to enlarge the turn-around area.
Gary Tondorf-Dick expressed concern about how close the building was to the busy Fort Hill Street roadway. Mr. Hampton explained that due to the presence of ledge in the rear of the lot that there was not sufficient room to move the house back any further and still accommodate 6 bedrooms.
Trash will be located in a small rolling dumpster that will be located to the rear of the building, and can be wheeled out to the street for commercial pick-up.
It was moved, seconded and SO VOTED to approve the Site Plan for 111 Fort Hill Street as shown on the plans for Father Bill’s Place and revised through 3/16/2010 and prepared by Elton Hampton Architects, subject to the following conditions:
1. There will be no parking on Ward Street or on the landscaped yard areas
2. The dumpster will be located behind the house and will not be visible from the street with the exception of trash collection days.
3. The Site Plan will be modified to ensure sufficient clearance in the turn-around to safely accommodate a turning car.
4. The same white, flat-rail, lattice top fence proposed to enclose the southern patio area shall be used to delineate that portion of the site’s northern property boundary visible from Fort Hill Street.
Old/New Business
Board approved minutes June 24
The Meeting was adjourned at 9:40
Respectfully Submitted,
Katharine T. Lacy, Town Planner