Minutes November 18, 2010
Regular Meeting
Planning Board Agenda for Thursday, November 18, 2010
7:00 PM Hearing (with ZBA) 100 Sharp Street - T Mobile Northeast, LLC
Site Plan Review in association with a Special Permit A2 to construct a 160’ wireless telecommunications facility
7:45 PM Hearing (request to be withdrawn without prejudice)
Vasiliki Perdikouris – 31 Derby Street
Site Plan Review in Association with Special Permit A2 and Special Permit A3 for a 30 Seat, Sit-Down/Take-Out Pizzeria
Unscheduled Old/New Business
_____ _
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 Form A-Lennar, Hingham Shipyard
Jed Lowry came before with a Form A Plan showing alternations to the boundary lines between P19 and P19B. Both lots will retain their current amount of frontage on Shipyard Drive.
It was moved, seconded and SO VOTED to endorse the Form A plan entitled “Hewitts Landing at Hingham Shipyard, Shipyard Drive in Hingham, MA (Plymouth County) Approval Not Required Subdivision Plan, Lots P19-1 and P19B-1,” Assessor’s Map 36 Lots 107, 108 and 109, dated 10/29/10, prepared by BSC Group, 15 Elkins Street, Boston, MA prepared for Lennar Northeast Urban, 100 Amesbury Drive, Hingham, MA.
7:10 PM Hearing (with ZBA) 100 Sharp Street - T Mobile Northeast, LLC Site Plan Review in association with a Special Permit A2 to construct a 160’ wireless telecommunications facility.
This was a joint hearing with the Zoning Board of Appeals. The applicant was represented by Attorney Francis Parisi. The ZBA received peer review services from David Maxim, Isotrope Wireless.
This matter last came before the Board on October 18. The Applicant, T Mobile Northeast LLC, c/o Tower Resource Management, is seeking dimensional variances and Special Permit A2 with Site Plan Review to be done by the Planning Board to construct a 160' wireless telecommunications facility consisting of a monopole within a 40' x 40' fenced in compound on the rear portion of the land at 100 Sharp Street, in the Industrial Park District.
The 2.7 acre property at 100 Sharp Street is currently the site of an existing warehouse/storage building. T Mobile will be leasing the 1600 square foot area at the rear of the property from the property owners, LMB Realty Trust. The plans show a 10’ access easement leading from Sharp Street along the east side of the building, through a sliding gate, to the wireless facility. The facility will be unmanned, and will receive 1-2 vehicle trips per month for regular maintenance.
Since the initial hearing the Applicant has modified the plan to relocate the cell tower fifty feet to the west from its original placement, thus eliminating the encroachment on the site’s eastern setback. They also modified the application to include a request for a variance from the requirement for an adequate “fall zone”, in that the 160’ tower would be located less than 160’ from the property boundary. Mr. Parisi explained that this variance is that the tower will be constructed with a “break point” so as to collapse in place rather than fall straight over if am incident were to occur. They have also performed a balloon test, and photo simulations from that test have been provided. The Applicant has been asked by the Conservation Commission to apply for a Request for Determination to address the fact that, unless addressed through the “break point” construction, the fall zone includes areas of wetlands.
Planning Board Members reviewed the project for compliance with the criteria for Site Plan Approval set forth in the Zoning By-Law. Based on this analysis it was moved seconded and
SO VOTED to approve the site plan entitled “Tri-Corp RL, 100 Sharp Street, Hingham MA”, prepared for T-Mobile, Northeast by Aerial Spectrum and dated 11/05/10, subject to ZBA approval of the requested variances.
Unscheduled Old/New Business
Minutes of November 1
Hingham Fruit Center Design Review re: Exterior Remodel
Mr. Anthony Maggiore, Construction Manager, came before the Board to present proposed changes to the roof and exterior façade at the Hingham Fruit Center on Water Street. The property is not located in a historic district, but is subject to design review by the Planning Board (with optional referral to the Historical Commission or Historic Districts Commission) under the Downtown Overlay District. The building permit for the ongoing exterior work at the Fruit Center was issued in September, but due to an oversight the permit issued without design review or site plan review by the Planning Board.
The work entails replacement of the existing shingled mansard roof with a reddish-colored metal roof. Three cupolas will be added to the roof-top. New rounded mansard will be framed and stucco finish will be applied. New stucco finish will be also applied over existing exterior as the base of the building.
The Downtown Overlay By-Law states that the Planning Board may consult with the HDC or HHC. To that end, Historical Administrator Andrea Young joined the Board for the meeting.
Abutter Ben Wilcox joined the meeting to express concern about some of the lighting located on site, which is extremely bright. Mr. Maggiore said that his understanding was that the at least some of the lights on site were temporary, and would be removed when the project was finished. There is also a Hingham Light Plant light on the corner of Water Street that is very bright.
The criteria set forth in Section III-G, 5(d) states that the Planning Board “shall consider the architectural and aesthetic consistency of the proposed project with the historic character of the Overlay District, taking into account appropriate scale, massing, roof slopes, street façade, fenestration, exterior building materials and similar factors.” Planning Board members expressed concern with the application of the metal roof, and the use of stucco in this downtown location near the Harbor. That said, they acknowledged that the work was already well underway and supplied had been ordered and paid for, and that they were reluctant to hold up the project at this point.
It was moved, seconded and SO VOTED to waive the requirement for Site Plan Review, and approve the improvements to the building exterior.
Continuation of Discussion of Proposed Amendments to the Zoning By-Law
to be submitted to the Selectmen by December 1, 2010
Planning Board members briefly discussed the following proposed amendments to the Zoning By-Law:
1. To Review and Update Use Table
Article Will the Town amend the Zoning By-Law of the Town of Hingham, adopted March 10, 1941, as heretofore amended, as follows:
At Section III-A, Schedule of Uses, review and amend, as needed, all uses permitted Residence District A-E; Business A, Business B, Waterfront Business, Waterfront Recreation, Business Recreation and Official and Open Space Districts, with the goal of responding to current land use patterns and trends while protecting the long-term best interests of the Town, or act on anything related thereto?
2. To Amend Dimensional Requirements for Business B
Article Will the Town amend the Zoning By-Law of the Town of Hingham, adopted March 10, 1941, as heretofore amended, as follows:
Item 1. At Section IV-A, review and modify, as needed, the Schedule of Dimensional Requirements for Business District B, with the goal of responding to current land use patterns and trends while protecting the long-term best interests of the Town, or act on anything related thereto?
Improving the appearance and safety of properties within this district; and promoting successful business uses;
Item 2. At Section IV-B, modify, as needed, the Special Dimensional Requirements for Business District B, with the goal of responding to current land use patterns and trends while protecting the long-term best interests of the Town, or act on anything related thereto?
or act on anything related thereto?
3. Update Reference to Flood Plain Map
Article Will the Town amend the Zoning By-Law of the Town of Hingham, adopted March 10, 1941, as heretofore amended, as follows:
At Section III-C (Food Plain and Watershed Protection Overlay District ) subsection 1, update the reference to the Hingham Flood Insurance Rate Map (FIRM) to reflect the date of the most recent map.
Ms. Lacy noted that there are other proposed amendments being discussed by the ZBA, Selectmen and others that may also be submitted for consideration.
The meeting was adjourned at 9:30 PM
Respectfully Submitted,
Katharine T. Lacy, Town Planner