Minutes November 1, 2010
Regular Meeting
Planning Board Agenda for Monday, November 1, 2010
7:00 PM Continuation of Hearing 0 Ward Street - The Ward Street Turf Fields Fund
Request for Special Permit A3 (Parking Waiver) relative to application for two grass athletic fields
7:30 PM Form A - Hingham Shipyard-Lennar
7:45 PM Preliminary Discussion of Proposed Amendments to the Zoning By-Law
Unscheduled Old/New Business
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Present: Planning Board Members, Paul Healey, Sarah Corey, Susan Murphy, Judy Sneath, and Gary Tondorf-Dick. Also present was Planner Katharine Lacy.
7:00 PM Application for Special Permit A3, 0 Ward Street - The Ward Street Turf Fields Fund
Present for the Applicant: Jeffery Tocchio, Attorney, and Nate Cheal, Tetra Tech Rizzo Engineers.
Mr. Tocchio presented the revised application. This plan, like the plan reviewed previously, includes 150 parking spaces. The Applicant has explained that the number of players on each team is approximately 18, and 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 Town’s peer review engineer, Jeff Dirk, has 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 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. So, in this case, the Applicant is requesting additional parking above and beyond the minimum required, based on specifics details related to the proposed use.
The site plan has been revised to show revisions required by the Conservation Commission, ZBA and DPW, all of whom have now concluded their review of the project. Mr. Cheal provided an overview of modifications to the Plan since it was last presented to the Planning Board:
1. The crushed stone parking surface has been changed to reclaimed asphalt.
2. Sideline barriers along grass fields have been eliminated.
3. A chain gate to prevent automobile traffic (not pedestrian) has been added to prohibit cars from accessing the central parking area, which will only be open when the fields are in use.
4. “No Parking” signs have been added along the access drive to the central parking area.
5. “No Parking” signs have been added along Ward Street.
6. Signage along Ward Street is now shown to indicate the appropriate access drive to the fields.
The revisions also include several changes to the grading and drainage which have been approved by the Conservation Commission and DPW and which are outside of the scope of this review.
Board members discussed the issue of bus parking, with the goal of identifying the most logical location that would not block cars or create hazards. Ms. Sneath noted the need to stagger the schedule for games and practices, to ensure that there would be sufficient parking, by providing a break of at least 15 minutes between games.
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.”
It was moved to grant a Special Permit A3 to allow a parking waiver to allow parking in excess of the maximum amount required by the Zoning By-law with the following conditions:
1. In the event of issues relative to the sufficiency or operation of the parking lot (including entry, egress and on-site circulation), the applicant shall return to the Planning Board to identify necessary modifications.
2. There will be no parking on Ward Street or site drives.
3. There shall be no more than 148 players on both fields at any one time.
4. Buses shall be parked only on parking areas, not on landscaped areas, grass or drives.
5. Games and events shall be scheduled with a gap of at least 15 minutes between events to ensure sufficient parking.
6. Site distance clearing areas shall be maintained at site entrances at shown on Sheet C-141 of the approved plans, revised through 10/20/10.
The motion was seconded, and approved by a majority of Board members, with Mr. Tondorf-Dick voting in opposition.
7:30 PM Form A - Hingham Shipyard-Lennar
This Form A is to make alterations to the boundary lines between lots P19 and P19 A as shown on a plan dated April 12, 2010. As was the case the last time Mr. Lowry came before the Board with a similar request, this is being done in anticipation of the construction and sale of 3 buildings (18 units) in the Lennar portion of the Shipyard.
At the last meeting on this topic Board members raised questions about the lack of frontage on the proposed new lots. Board members noted that when the Lennar lots were originally created they had frontage on Shipyard Drive, but with the relocation of Shipyard Drive this frontage no longer exists. Ms. Murphy and Mr. Lowry discussed various strategies to address Lennar’s financing and development permitting laws. Mr. Lowry withdrew the plan, and agreed to resubmit it following further consultation with his attorney and when all legal issues had been resolved.
7:45 PM Preliminary Discussion of Proposed Amendments to the Zoning By-Law
Board members were joined by three Advisory Committee liaisons, Mary Powers, Tom Pyles and Greg MacCune. Ms. Murphy provided an overview of the process to amend the Zoning By-Law.
Board members discussed, informally, the following possible amendments to the Zoning By-Law for consideration at the 2011 Town Meeting:
1. Review and Revisions to Section III (A) Use Table for Residential Districts, Business A and B, Waterfront Business, Business Recreation and Official and Open Space.
2. Changes to 1.8.7 (Accessory Building) and whatever other portions of the Zoning By-Law needed to prevent the use of an accessory building as an independent dwelling.
3. Proposed Revisions to Section I-F (2) Special Permit Approval Criteria.
Unscheduled Old/New Business
• Review of October 18 minutes
• Discussion of responses to Government Study Committee Questionnaire.
The meeting was adjourned at 9:20 PM
Respectfully Submitted,
Katharine T. Lacy, Town Planner