Scheduled:
7:00 PM Definitive Subdivision Approval - Weathervane at Chestnut Gardens, 119 Beal Street
8:00 PM Site Plan Review for Central Fire Station
Old/New Business
Central Meeting Room South
Present: Planning Board Members, Susan Murphy, Clerk, Paul Healey, Sarah Corey, and Tod McGrath. Also present was Planner Katharine Lacy.
Ms. Murphy opened the public meeting at 7:10 P.M. at the Hingham Town Hall. Ms. Murphy announced that John Riley had announced his resignation from the Board after 21 years of service to the Town. She noted that the Board was hoping to do something to acknowledge this event in the near future.
The Board was joined by Phil Edmundsen, Hingham Selectmen, to discuss potential strategies for dealing with the fact that Department of Housing and Community Development was counting 25% of the units at Linden Ponds on the Statewide Inventory of Affordable Housing, while the applicant had stated in the hearing process that 100% of the units would count.
Mr. Edmundsen stated that he wanted to discuss potential legislative and litigation options with the Board. Ms. Murphy made a motion to go into executive session, which was seconded and SO VOTED by the entire board. Ms. Murphy then polled each members of the board individually, and each responded affirmatively. The Board went into executive session from approximately 7:10 PM to 7:45 PM.
After coming out of executive session, the Board voted to direct Ms. Lacy to sign off on the Building Permit application for Residential Building 2.2 in accordance with Section I-H (Building Permits with Site Plan Review).
RE: Weathervane at Chestnut Gardens Definitive Subdivision Approval, 119 Beal Street
Present for the Applicant: Scott Turner, Dick Cook, Mark Gabriel of BSC Engineers; Jim Bristol and Carl Erickson, Weathervane Construction.
This hearing marked the second phase of the approval process for a Flexible Residential Development as spelled out in Section IV-D (Flexible Residential Development) of the Zoning By-Law. The applicant received a Special Permit A-3 from the Planning Board on October 3, 2005, and is now before the Board for Definitive Subdivision Approval for the construction of the roadway.
Scott Turner of BSC presented an overview of the project, which will include 23 age-restricted units of housing on two dead-end roadways, 4.9 acres of land (approximately 52% of the site) will be preserved as dedicated open space that will be owned and maintained by the Homeowner's Association. The project involves the construction of approximately 900 feet of roadway (22' in width), two cul-de-sacs, a closed drainage system, and underground gas and electric. The project will be served by public gas and water service. The project is being developed as a condominium, and the roadway will remain private in perpetuity. That said, in accordance with the By-Law the roadway will be constructed in accordance with the Rules and Regulations of the Hingham Planning Board, with the exception of six waivers from said regulations.
Ms. Murphy asked Mr. Turner to go over all of the proposed waivers. Mr. Turner outlined the following: 1) a waiver from the requirement for sidewalks; 2) a waiver from the maximum length of a dead end road; 3) a waiver from the minimum radius for a cul-de-sac; 4) a waiver from the requirement for catch basins at the neck of the cul-de-sac; 5) a waiver from the maximum permitted side slopes for catch basins; 6) a waiver from the construction requirements for sidewalks (they are proposing a gravel path around the perimeter of the site.
Board discussion focused on the waiver from the requirement for sidewalks, and the size of the cul-de-sac. Tod McGrath asked if it wouldn't be possible to narrow the traveled way from 22 to 18 feet, and install a four-foot sidewalk. Mr. Cook stated that people didn't generally use sidewalks. Jim Bristol said that they did, in fact, have sidewalks at Weathervane in Weymouth. The sidewalk could also be used to provide access for emergency vehicles because it was immediately adjacent to the roadway, and separated only by a rolled asphalt berm that vehicles could easily ride up on. He did note that it was important to use a different color or type of paving to distinguish between the travel way and the sidewalk. Board members instructed Ms. Lacy to go with Dave Damstra to Weathervane and see if he felt comfortable with this kind of sidewalk. Board members also indicated that they would visit the Weymouth project to view the road construction.
In terms of the cul-de-sac, Board members instructed the applicant to work with the Fire Department to come up with a solution that they could live with, including the use of a hard-packed planted surface around the perimeter.
At the end of the meeting Mr. Bristol asked the Board if they felt comfortable with the establishment of an "exclusive use area" or yard area designated for each unit. This area would not be owned by unit owners, but could be used for their personal outdoor effects (birdbath, grill, chairs, etc.) in accordance with the rules set forth in the condo docs.
The hearing was continued to February 6 at 8:00 or 9:00 PM, depending on how the meeting schedule evolved.
RE: Site Plan Review for Expansion of Central Fire Station
The entire Fire Station Building Committee was in attendance, with Tom Carey speaking on their behalf. Also present was Chief Mark Duff and Deputy Chief Bob Olsen, and consultants Jeff Davis, architect, and Jim Devillis, engineer.
Mr. Tom Carey provided an overview of the project. He described the two-bay addition that would be added to the northern end of the building, and noted how it would facilitate current operations. Mr. Carey pointed out that the addition and renovation would NOT be accompanied by an expansion of operations or increase in staff. Currently, the firefighters work 24-hour shifts, with four in attendance at all times. During the day, up to 8-10 additional employees may be in the building, bringing the total to 12-14.
In terms of zoning relief, the Town is seeking relief from the 100' setback requirement for structures in Official and Open Space zones, and from Section IV.B 5, which requires a 20' green yard space along each lot line. They need a Special Permit A1 for their location in the Accord Pond Watershed and Hingham Aquifer Protection District. Finally, they need a Special Permit A-2 (Parking Determination), and Site Plan Review in association with the issuance of their building permit.
Mr. Carey noted that currently the facility had 4-6 paved parking spaces at the rear of the building, as well as unmarked paved parking to the rear of the building. Mr. Carey stated that they are proposing fifteen paved parking spaces including two handicapped spaces. Mr. Carey mentioned that there are a certain number of training sessions held at the station, but that trainees tend to arrive in one Fire Department vehicle. The Selectmen are also going to set aside three dedicated spaces on Main Street for public use. Board members expressed satisfaction with the proposed number of parking spaces.
Ms. Murphy asked if the current parking area to the rear of the existing station could be moved further away from the side lot line. Mr. Carey responded that the parking area was needed to give whatever vehicle would be stored in the back parking bay room to back in.
Engineer Jim Devillis provided an overview of site drainage and grading. Board members asked who would maintain drainage structures on the site, the DPW or the Fire Department. Chief Duff noted that they had not had any maintenance problems to date, and noted that if they had any the Fire Department would maintain its own facility.
Abutter Liz Comrack, 340 Main Street, expressed concern with the fact that fire engines were frequently lined up in Playground Road to the north of the station. Chief Duff explained that currently a fire hydrant was located here, and the engines used this area to fill up their tanks. He stated that after the revisions are complete another fire hydrant will be located to the rear of the station where trucks can fill up. Ms. Comrack went on to say that the increasing numbers of cars on Main Street posed increased risk of conflicts with the Fire Station use.
Discussion focused on potential conflicts between the entrance to the Fire Station and the adjacent Playground Road. Abutters Liz Comrack and Kate Bolland, 338 Main Street, said that mothers with children drive in and out of Playground Road (over the site of the future parking lot) and could easily be struck by an engine leaving the station. Ms. Corey expressed concern that the fact that the new entrance was closer to the Playground Road would cause a higher risk of conflicts between playground users and vehicles entering and exiting the Fire Station. Mr. McGrath noted that because engines leaving the site would be using a siren, park users should be well aware if a vehicle was pulling out.
Mark Duff stated that the Fire Department had managed to co-exist peacefully with the Playground Road users since the Playground was expanded, and he assumed this relationship would continue. He noted that potential conflicts were avoided through the use of traffic cones to mark temporary use of portions of the road by vehicles, and through heightened awareness on the part of the employees. He did express concern about the use of the roadway (which is very narrow) for parking for playground users.
Board members discussed the possibility of parking and/or access restrictions on Playground Road, and determined to bring these concerns to the Traffic Committee at a future date.
It was moved, seconded, and SO VOTED, unanimously, by those present to send a favorable recommendation to the Board of Appeals.
New /Old Business
RE: Newcastle Ridge 40B Permit Application
Ms. Lacy noted that the Town has received a Site Eligibility Letter from Massachusetts Housing Partnership for a proposed 40B development at 201 Ward Street. The project is a 6-story structure including 44 for sale condominiums, 11 of which would be affordable. Sixty (60) parking spaces would be located on the ground floor, with additional parking outside. The Selectmen are looking for comments by February 3. Ms. Murphy instructed Ms. Lacy to draft up a comment letter and run it by the Board.
RE: Beal/Fort Hill Corridor Study
Ms. Lacy noted that she had prepared a draft of an RFP for a "Corridor Study" for Beal/West /Fort Hill as discussed by the Selectmen and Planning Board at their joint meeting late in 2005. She noted that the plan was to put out an RFP for this as soon as the Planning Board and Selectmen had reviewed the draft. Ms. Murphy instructed her to move forward with issuance of the RFP.
The meeting was adjourned at 10:30 PM.
Respectfully submitted,
Katharine Lacy
Town Planner