7:00 PM Old/New Business
7:15 PM 987 Main Street Application for Definitive Subdivision Approval
8:00 PM 19 and 19 R Gardner Street Application for Definitive Subdivision Approval
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Present: Planning Board Members, Paul Healey, Sarah Corey, Judy Sneath, Gary Tondorf-Dick
and William Ramsey. Also present was Planner Katharine Lacy.
7:00 Old/New Business
1. The Board voted to approve the minutes of February 7, 2011
2. The Board voted to waive the requirement for Site Plan Review for a tenant fit-up at Anchor Plaza for a Planet Fitness to occupy the former site of Talbots. The requirements were waived due to the fact that the proposed work was limited to interior modifications and would have impact on the surrounding site. Board members also looked at the amount of parking required for the new use; there are 243 parking spaces available, and the gym use would require 60, so no relief was required.
3. Next Meeting Monday February 28, 2011
7:15 PM 987 Main Street Application for Definitive Subdivision Approval
Present for the Applicant: Gary James, James Engineering
Present for the Board: John Chessia, Chessia Engineering
(An earlier application for the same project was heard by the Board during the summer and fall of 2010, but did not receive final approval. The Board issued a denial dated October 20, 2010 stating the specific reasons for denial.)
Mr. James presented this application for the creation of a two-lot subdivision on a two-acre parcel of land located at 987 Main Street. The site is currently developed with an existing historic dwelling; it is proposed to create a new subdivision roadway into the site from Main Street and develop an additional house lot on the parcel. The front portion of the property, including the existing house, is located in a Local Historic District.
The proposed “by-right” subdivision roadway would extend approximately 200’ in length to a large cul-de-sac.
This plan has been approved by the Board of Health, who reviewed the preferred alternative that the Applicant would like to build, but would require some waivers from the Subdivision Rules and Regulations. Per the BOH regulations (12,500 s.f. lot area/bedroom), it appears that this alternative plan would allow them to build two, three-bedroom houses. Ultimately, however, the number of bedrooms will be determined, and enforced, by the Board of Health upon issuance of a building permit for the two residences. If the Planning Board decided NOT to grant any waivers, the applicant would be required to bring the “by-right” plan back to the Board of Health for another review.
Ms. Lacy reported that the Hingham Conservation Commission has signed off on the proposed subdivision. David Damstra, the Fire Safety Officer, is satisfied with proximity of hydrant, and roadway design. DPW also reviewed the plan for the roadway, which is intended to remain private but does exist out on the Main Street right-of-way. No input was received from the Police Department; Paul Healey indicated that he would follow up with Traffic Safety Officer Dearth.
Mr. James explained that, at the request of the Board, the Applicant has submitted two sets of plans this time around: a “by-right” plan that would require no waivers from the Subdivision Rules and Regulations, and a preferred alternative that would require several waivers aimed at reducing the impact of the roadway on the surrounding historic district. The Board indicated that a review of the “waiver” plan would occur only if the applicant can demonstrate that the project can be built in full compliance with the regulations.
The Board’s peer review engineer, John Chessia, provided a detailed review of the project, focusing on its compliance with the individual sections of the Subdivision Rules and Regulations as well as the DEP Stormwater Management Standards. Mr. Chessia’s comments focus on the following issues related to the drainage system as well as some other minor revisions that will be required.
Issues with Submittals
Completed “Form C” needed
Plan needs to show width of Main Street, and name of Main Street
Utility plan needed
Profile plan needs to be modified to include drain and utilities
Cross section needs to show shoulder dimensions and depth of topsoil
Drainage Issues
Drainage design needs to be revised to include potential roof-run-off
Groundwater separation at bottom of catch basin is only 3 feet; 4 is required by DEP
Stone bottom of basin is a concern; basin also needs overflow spillway
Space is too tight; insufficient access has been provided around the basin for maintenance.
Erosion and Sediment Control Plan required
Operations and Maintenance plan required
Other
Cul-de-sac design has insufficient radius at gutter line; also Cape Cod berm is shown instead of granite.
Centerline needs to be staked.
Applicant needs to verify that roadway will remain private, and will never be put up for acceptance by the Town.
Homeowner’s Agreement and Declaration of Restrictive Covenants must be submitted for review by Town Counsel, and recorded with the deed for each property.
The Van Striens, abutters to the property on Grenadier Road, expressed concern about negative impacts from run-off coming on to their property, and a general loss of privacy that would result from the construction of a new house at this location.
The Board instructed Mr. James to work with Mr. Chessia to review all outstanding issues prior to the next hearing. If the plans can be modified to comply thoroughly with the Subdivision Rules and Regulations the Board will consider waivers intended to ameliorate the impacts of the roadway on the surrounding Historic District. The next hearing was scheduled for March 7, 2011.
8:00 PM 19 and 19 R Gardner Street (Definitive Subdivision Approval)
Present for the Applicant: Joe Kennedy, owner; Ferd Lucas; Realtor, and John Keefe, Engineer. Mr. Keefe spoke on behalf of the applicant.
Present for the Board: John Chessia, Chessia Engineering
John Keefe, Keefe Engineering, described the project for the Board. The 2.9-acre site is located on the north side of Gardner Street between Gardner Street and Blaisdell Road. An area of wetlands is located along the site’s western boundary, leaving much of this side of the site within the 50-foot “no-touch” buffer zone. Additionally, a portion of the site is located within the Town of Hingham Floodplain, which is at El. 138’ as shown on the plan. The Applicant proposes to demolish the existing home at 303 Gardner Street and construct a 325’ long subdivision roadway into the site from Gardner Street, providing frontage for a total of three house lots, each of which would be the developed with a three-bedroom, 2,500 s.f. home.
Ms Lacy reported that the Conservation Agent has reviewed the plans, but the Conservation Commission has yet to vote on the Wetland demarcation as shown. Board of Health review of the plan is scheduled for March 2, 2011. The Fire Safety Officer reviewed the plan, and is satisfied with proximity of an existing hydrant on Gardner Street, and proposed roadway layout. DPW has reviewed the plans, and has concerns about the location of the proposed stormwater infiltration system in the center of the cul-de-sac within the roadway right-of-way, should the roadway ever be put up for acceptance by the Town.
Mr. Keefe noted that it was their plan to not actually build the full cul-de-sac, but to request waivers that would allow them to put in a hammer-head turn-around. This would leave the infiltration system outside of the cul-de-sac. The Board indicated that consideration of requested waivers would occur only if the applicant could demonstrate that the project can be built in full compliance with the regulations.
The Board’s peer review engineer, John Chessia, provided a detailed review of the project, focusing on its compliance with the individual sections of the Subdivision Rules and Regulations as well as the DEP Stormwater Management Standards. Mr. Chessia’s review focused on the following issues:
Submittal
Discrepancies in estimates of the property’s size-resolved at meeting
Engineer’s certification is missing
Utility Plan needed
Flood Plain not shown on plan
Drainage
Questionable calculation of pre and post construction discharge rates
DPW does not want drainage system located in the cul-de-sac if there is any chance that roadway will be accepted.
Proposed infiltration system has insufficient TSS removal rates
Three-foot sumps provided; four-foot sumps required
Open drainage system needs several revisions
Erosion control plan needed
Operations and maintenance plan needed
Need specific details for catch basin grates and manhole covers
Other
Granite bounds required-not concrete
Roadway side slopes?
Applicant needs to verify that roadway will remain private, and will never be put up for acceptance by the Town.
Homeowner’s Agreement and Declaration of Restrictive Covenants must be submitted for review by Town Counsel, and recorded with the deed for each property
Ms. MacNeal, whose property at 15 Gardner Street abuts the proposed development site to the side and to the rear, expressed concerns about potential negative impacts to her property, including run-off and changes to the water table. Another neighborhood resident expressed concern that the creation of a new intersection along Gardner Street would create traffic safety issues for passing cars.
The Applicant was instructed to resolve the issues identified by Mr. Chessia, and provide him with plans revised accordingly prior to the next meeting with the Board. Additionally, the Board agreed that they would like to conduct a site visit as soon as the snow melted. The next hearing was tentatively scheduled for March 21, 2011.
The meeting was adjourned at 10:00 PM.
Respectfully Submitted,
Katharine T. Lacy, Town Planner