Scheduled:
7:00 PM Hingham Shipyard Continued Preliminary Discussion with Samuels & Associates
8:00 PM 36 Talbot Road Continuation of Definitive Subdivision Hearing
9:00 PM Ridgewood Crossing-Update on Construction Phase Erosion Control and Discussion of Guest Parking
Unscheduled: Old/New Business
Minutes/Bills
Form A-Selectmen's Parcel on Beal Street
Gardner Terrace-Request for Lot Release (Tentative)
Central Meeting Room South
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Present: Planning Board Members, Susan Murphy, Chair, Paul Healey, Clerk, Tod McGrath, and Judy Sneath. Also present was Planner Katharine Lacy.
Ms. Murphy opened the public meeting at 7:00 P.M. at the Hingham Town Hall.
RE: Hingham Shipyard Continued Preliminary Discussion with Samuels Associates
Present for the Applicant: Joel Sklar and Leslie Cohen, Samuels Associates; David Manfredi, Architect; Richard Cook, BSC Engineers. Approximately 60-70 residents and abutters were also in attendance.
Representative from Samuels and Associates came before the Board continued discussions about their proposed changes to the approved plans. Joel Sklar reviewed the major changes from the previously approved plans, including the addition of a 1200 seat multiplex and the relocation of the 5-story residential building to a location right on the water adjacent to the Ferry terminal.
Mr. Sklar continued with an overview of the "mixed use development" concept and a slide show showing what they felt were comparable developments which also included movie theatres.
The owner of Patriot Cinemas, Phil Scott, stated that it was economically infeasible for them to build a theatre with less than 6 screens at this location. He described how the distribution companies worked, and noted that the 1 and 2-screen theatres that they already operated in Weymouth, Scituate, etc. operated at a loss. Ms. Murphy noted that this was not an appropriate location for a theatre, and that she did not feel that it would be necessary to include this to lure people into the development. This comment drew applause from the audience.
David Manfredi reviewed the revised plans, describing site circulation, building heights, and views. He noted that the residential building along the waterfront would be 62 feet in height and 350' in length. Ms. Murphy responded by saying that the location, size and bulk of this building was not acceptable.
Public comment, which lasted over an hour, focused on opposition to the multiplex, concern about view corridors, and great concern about the bulk, massing and location of the 5-story residential building. A few residents spoke in favor of the multiplex, saying that it would be a benefit to local kids and teenagers. Brian Curtis, owner of Lincoln Plaza, spoke in favor of the project, as did Gail Bell, Realtor for Home Center Real Estate.
Judy Sneath requested that the developer add more "green" development into the project, including Low Impact Development strategies for the roadways and parking areas. She noted that Smart Growth principles relative to public transportation, bike and pedestrian access were not addressed in the plan. She pointed out that the plans did not appear to respond directly to the surrounding context, but instead looked like similar developments all over the country.
Tod McGrath presented a view shed study showing how the proposed 5-story building would block water views from the site. He also noted that the views from Route 3A would be greatly enhanced if buildings were wrapped around, and enclosing the perimeter of the massive parking area. Paul Healey expressed concern that the history of the Shipyard was not reflected in the plans or details in any meaningful way. He asked about the museum structure that had originally been a part of the plan.
Steve Heikin of Icon Architecture asked the developer to put together a map showing the view sheds in a larger context-in other words, showing where the view corridors lead. He also requested an analysis of views into the site.
Ms. Murphy noted that the Board received a letter from Deputy Police Chief Steve Carlson expressing concern about the Shipyard Drive/Essington intersection and proposing an alternate roadway layout. She pointed out that the Police Department had made this comment numerous times, and that the developer should not return without significant modifications to this intersection.
The developer concluded by saying that they would be submitting formal applications to the ZBA and Planning Board in September.
RE: 36 Talbot Road Continuation of Definitive Subdivision Hearing
Present for the Applicant: Attorney Robert Devin. Numerous abutters, including Peter and Jackie Fee, were present.
Ms. Murphy reported that they had not received any follow-up information since the last meeting, and that the review fee has not been paid to the Board of Health, so they have not even started the clock on their review process. She noted that the Board has also received a letter from abutter Rowland Bates.
Mr. Devin reported that he was requesting a continuation of the hearing so that the applicant could explore other development options for the site. Ms. Lacy reported that the decision deadline for this hearing is August 31, so, at the least, if the continuance is granted the Board should request a 30-60 extension on the hearing period.
Mr. Devin prepared a letter granting the Board an extension to the decision period to November 30, 2006. It was moved, seconded and SO VOTED, unanimously, by all present to continue the hearing and resume discussions on September 25, 2006.
Abutters expressed frustration that the continuation represented a stalling technique intended to wear them down. Ms. Murphy expressed empathy with this viewpoint, but stated that she felt that it would be in the best interest of the abutters and the Town to permit the continuance so that the developer could fully explore alternative proposals for the use of the land which would have less of an impact on the neighborhood. She further noted that, if the developer did not provide the Board with the information that they had requested, or a meaningful alternative proposal by the next meeting on September 25, that the hearing would be closed at that time.
RE: Ridgewood Crossing- Discussion of Guest Parking and Update on Construction Phase Erosion Control
Present for the Applicant: Larry Corbeil and Alan Perrault, Horizon Partners, and Sue Pace, Coler and Colantonio.
Larry Corbeil explained that Ms. Lacy had spoken with him about identifying areas that could be used for guest/visitor parking on the site. Sue Pace presented a plan of the project showing approximately 15-17 visitor parking spaces. Board members approved the location and number of parking spaces. Ms. Murphy asked Mr. Corbeil for some sort of letter for the file indicating a commitment to construct these parking spaces.
Ms. Lacy explained to the Board that during the heavy rain in May and June there were numerous problems at Ridgewood Crossing relative to erosion control. In response, prior to signing occupancy permits for the first two homes on the site, she requested that the developer prepare an erosion control plan to address construction-phase stormwater management. The developer complied, though the plan submitted did not include timeframes and deadlines. At this point the applicant is seeking occupancy permits even though many of the erosion control methods had not been completed. In particular, all of the basins need to be cleaned and reconstructed, and all raw areas need to be shot with seed or wood chips to reduce run-off.
Alan Perrault acknowledged that even the prospective buyers were commenting on the appearance of the detention basins. Larry Corbeil stated that Sue Pace was going to work with Nick Lanney, Paul Brogna, and Katy Lacy to develop a revised erosion control plan with dates and benchmarks for completing the work. This plan would be provided to Ms. Lacy prior to any further requests for occupancy permits.
Old/New Business
1. Minutes/Bills
It was moved, seconded and SO VOTED, unanimously, by those present to approve the minutes of July 10, 2006.
2. Form A-Selectmen's Parcel on Beal Street
Ms. Lacy reported that Town Counsel James Toomey had provided a legal opinion on the legitimacy of creating the Housing Partnership parcel on Beal Street. The Planning Board and Selectmen had expressed concern that the remaining DPW parcel would not have legal frontage. The legal opinion from Town counsel stated that that because all of the adjacent property in Bare Cove Park and School Tract I (which has frontage on Fort Hill Street) is jointly owned, that they could be merged for the purposes of complying with zoning.
It was moved, seconded, and SO VOTED, unanimously, by those present to endorse the Form A Plan entitled, "Plan of Land Beal Street in Hingham, MA", dated April 28, 2006 with revisions on May 18, 2006, June 10, 2006 and July 18, 2006, prepared by Aarberg Associates Inc., Norwell, MA for the Town of Hingham Board of Selectmen, 210 Central Street, Hingham, MA, owner and applicant.
3. Gardner Terrace-Request for Lot Release
Ms. Lacy reported that the applicant had initially requested the release of Lots 1 and 2 at the subdivision. After Paul Brogna prepared a "cost to complete" indicating that the value of the bond would be $73,000, however, the developer opted to proceed with completion of the roadway rather than posting such a large bond. If the paving is completed in the next week or so the developer will return to the Board to proceed with the lot releases.
4. Zoning Study Committee
Susan reported that the first meeting is on August 2, and that the meetings are open to the public. Board members reviewed the supplemental warrant and discussed the role of the committee.
6. Summer Schedule
A quorum of the Board will be available to meet on August 7, August 28, and September 11, 2006.
The meeting adjourned at 10:50 PM.
Respectfully submitted,
Katharine Lacy
Town Planner