Minutes September 13, 2010
Regular Meeting
Planning Board Agenda for Monday, September 13, 2010
:00 PM Baker Hill-Update Request for Extension of Time to Complete Subdivision 7:45 PM Continuation of Hearing: The Ward Street Turf Fields Fund
Old/New Business
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Present: Planning Board Members, Paul Healey, Judy Sneath, Susan Murphy, and Gary Tondorf-Dick.
Also present was Planner Katharine Lacy.
7:00 Baker Hill-Update Request for Extension of Time to Complete Subdivision
Present for the Applicant: Richard Andrukonis, Intoccia Company.
The Board last met with the Developer on August 9, 2010. At that time the Board granted a
5-week time extension subject to a commitment to the developer to a variety of items, the most pressing of which was to make the street lights fully operational. The Town’s review engineer, John Chessia, reported that, based on a visit to the site on the afternoon of the hearing, none of the outstanding work items had been fully completed, though progress had been made on many of the items.
Ms. Lacy reported that Hingham’s Electrical Inspector, Bill Nickerson, inspected the lights today, and required some minor corrections to the work. He is anticipating that this work will be completed tomorrow, at which time Bill will contact Hingham Lights to install the meter and turn the lights on.
Mr. Andrukonis explained that the gate proposed for the emergency access drive has been constructed, but had not yet been delivered to the site. Aside from that, none of the other items on the list have been completed with the exception of ongoing roadway maintenance.
Board Members expressed complete frustration with the pace of work at the Subdivision. Ms. Murphy noted that the Building Official had the right to withhold Building Permits for any matter affecting the condition of the lot. She recommended that the Board write a letter to Mark Grylls recommending that he hold off on issuing building permits until the following issues identified by Mr. Chessia were addressed:
1. Remove all old silt fences
2. Provide $5,000 additional fund to the escrow account to cover the cost of continuing field inspections by John Chessia
3. Street lights must be fully operational
4. Pay all outstanding bills to Aquarion Water Company to ensure that hydrants remain activated
5. Re-seed swale on the up side of Lot 6.
Ms. Murphy also recommended that Ms. Lacy prepare a letter to Conservation Agent Cliff Prentiss urging the Conservation Commission to follow through on enforcing items of site development required by the Order of Conditions. The Board concurred with these recommendations.
7:45 PM Continuation of Hearing: The Ward Street Turf Fields Fund
Present for the Applicant: Jeff Tocchio, D.J. McKinnon, and Brian Hildeck
This was the continuation of a hearing relative to a request for a Special Permit A3 (Parking Waiver for a project consisting of two grass athletic fields (one field is already existing on the site) and associated parking. Since the last meeting on June 10, 2010 the Applicant has met with the Conservation Commission and revised the plan in response to their requirements relative setbacks from wetlands and a vernal pool on the site. This revision resulted in a reduction in the number of parking spaces from 190 to 150. Additionally, the north egress drive was relocated approximately 85 feet to the north in order to reduce the grade of the driveway. The revised plans were reviewed by the Town’s consulting traffic engineer, Jeffrey Dirk of VAI, who found the driveway reconfiguration to be acceptable. Mr. Dirk suggested two conditions relative to the driveway, to both of which the Applicant has agreed 1) before the fields become operational, the Applicant should provide a certification that the site lines are sufficient, and 2) a vegetation management plan should be integrated into the maintenance plan for the site.
The Applicant explained that the number of players on each team is approximately 18, and the Applicant has estimated that there will be up to four adult teams or 8 youth teams practicing on site, for a maximum of 148 players at any one time. The Off-Street Parking By-Law requires one parking space per 3 users at capacity for the broad category of recreation, which ranges from private gyms to athletic fields such as this one. Based on the projected number of players, this would result in a requirement of 50 spaces, which everyone agreed would be insufficient for the youth sports program planned for this site. Mr. Dirk estimated that each team will require 16 parking spaces, which would result in a need for 128 parking space; 150 spaces are shown on the plan.
The finding required for a Special Permit A3 is that waivers may be granted if the Board “find that it is impractical to meet these regulations and that a waiver of these regulations will not result in or worsen parking or traffic problems on-site or on the surrounding streets or adversely affect the value of abutting land or property.”
Mr. Tondorf-Dick expressed his general unease with and opposition towards this project at this location.
Chairman Paul Healey noted that it seemed prudent to wait until the Conservation Commission had truly finished their review (next hearing scheduled for September 27) and the Applicant could ensure that the size and location of the parking area would not change. The hearing was continued to October 4, 2010.
Old/New Business
1. DJ McKinnon, Atlantic Development, came before the Board to follow up on three items relative to Special Permit Conditions for the TD Bank currently under construction on Lincoln Street.
A. Mr. McKinnon provided the Board with a revised Site Plan showing the 70’ flagpole shifted towards the intersection of Essington and Lincoln Streets. The Board approved the new location.
B. Mr. McKinnon provided the Board with the historical image selected by the Bank for a wall-mounted photo. Mr. Healey, who had been reviewing other images, preferred another image. Mr. Healey will follow up with the Bank.
C. Mr. McKinnon provided a mock-up of the proposed exterior interpretive panel for the Board’s review.
2. Informational Meeting with Joe Kennedy re: 29 Gardner Street
Mr. Kennedy spoke informally with the Board about plans to subdivide the property at 29 Gardner Street, which he has recently purchased. The property consists of an existing house on slightly more than 3 acres of land with existing frontage on Gardner Street. Mr. Kennedy showed a plan prepared by Keefe Associates showing the site divided into three lots (one including the existing home) served by a 350’ roadway. Based on Board of Health regulations requiring 12,500 square feet of land area per bedroom, it appears that the site could handle nine bedrooms, which would include the existing three bedroom house. Mr. Kennedy noted that his other option would be to subdivide the property into two lots, and build two larger homes. Board members suggested that he pursue the three-lot option. Mr. Tondorf-Dick expressed concern that the wooded streetscape along Gardner Street be preserved to the fullest extent possible. He also provided photographs of existing homes in the area
The Meeting was adjourned at 9:30.
Respectfully Submitted,
Katharine T. Lacy, Town Planner