Scheduled:
7:00 PM Site Plan Review--Earth Removal Permit (SP A2)
7, 9, 11 Cranberry Lane, R.D. Matthews Construction Company
7:45 PM Site Plan Review-Construction of Bank (SP A-2) 350 Lincoln Street, 0, 55 Sgt. B. Terry Dr. The Flatley Company
8:30 PM 309 Whiting Street Request for Bond Reduction for Subdivision Roadway
8:45 PM Christina Estates - Request for Bond Reduction for Subdivision Roadway - CANCELLED
Unscheduled: Old/New Business
1. Boston Golf Club Minor modification to Special Permit A2
2. Derby Street Shoppes Minor modification to Special Permit A2
Central Meeting Room South
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Present: Planning Board Members, Susan Murphy, Chair, Sarah Corey, Tod McGrath, and Judy Sneath. Also present was Planner Katharine Lacy.
Ms. Murphy opened the public meeting at 7:10 P.M. at the Hingham Town Hall.
RE: Site Plan Review--Earth Removal Permit (SP A2) 7, 9, 11 Cranberry Lane, R.D. Matthews Construction Company
Developer Richard Mathews of R.D. Mathews came before the Board for Site Plan review relative to a request for an earth removal permit per Section V-C of the Zoning By-Law at three lots within the Cranberry Lane Subdivision. The purpose of the grading and earth removal is to create more level lots on which to build houses.
Planning Board members pointed out that the subdivision was approved more than a decade ago, and inquired as to why it had taken so long to develop the lots. Mr. Mathews responded that as originally created, these lots were shaped and graded in such a way that would be very difficult to develop. In recent years, however, he had been able to acquire some abutting land from the developer of Ridgewood Crossing, which enabled him to re-grade them so that they would be easier on which to build houses. The applicant initiated earth removal operations last spring, and actually submitted a building permit application at that time, but was requested to obtain the earth removal permit by the Building Commissioner before proceeding.
Two abutters from Cranberry Lane (Martin O'Neal and James Mannion) spoke in support of the application, stating that they would like to see the lots developed and the site cleaned up. They also expressed concern that the land clearing at the adjacent Ridgewood Crossing development had resulted in increased groundwater elevations at Cranberry lane and associated basement flooding. James Mannion of 14 Cranberry Lane asked whether the removal of fill on these lots, and subsequent digging of foundations would further exacerbate flooding in the area by increasing the amount of drainage coming off the hill. Mr. Mathews responded that the area was primarily gravel, and very little run-off would occur.
Board members reviewed the proposed grading plan submitted by the applicant. Susan Murphy asked the applicant exactly how much fill had been removed from the site, and Mr. Mathews was unable to answer. She asked if any more fill was to be removed, and he responded that, aside from minor clean up the earth removal was complete.
Ms. Lacy noted that she had not had an engineer look at the plans. Mr. Mannion stated that he would like an engineer to assess the impacts of the fill removal in question along with the development of foundations. Ms. Murphy agreed that before the Board could make a decision they would like input from Consulting Engineer Nick Lanney on the following issues:
. The exact quantity of fill being removed;
. The potential impact of such earth removal in terms of run-off and elevated groundwater on Cranberry Lane and Ridgewood Crossing, and
. What short and long-term erosion controls are necessary to prevent unwanted run-off.
The hearing was continued to 9:00 PM Tuesday September 19, 2006.
RE: Site Plan Review-Construction of Bank (SP A-2) 350 Lincoln Street, 0, 55 Sgt. B. Terry Dr. The Flatley Company
Present for the Applicant: Mr. Flately, owner, Al Trakimas SITEC, Attorney Robert Devin, and John Diaz, Traffic Engineer
Mr. Devin explained that Applicant is proposing to construct a 4,821 square foot bank with drive-thru access at a location on the corner of WB Terry and Lincoln Street (pretty much exactly from Rockland Trust). They are requesting a Special Permit A2 with Site Plan Review for the drive thru bank use, and Site Plan Review in association with the issuance of the Building Permit. He noted that the property at 350 Lincoln Street is subject to a variety of conditions from Special Permit issued in 2005, but that none of these are in conflict with the proposed development. Ms. Lacy confirmed this, stating that she too had reviewed the previous permits.
Al Trakimas described the proposed Site Plan. The bank itself would be located partially on the property at 350 Lincoln Street, and partially on 55 and "0" WB Terry Drive, both of which are owned by the Flately Company. The applicant has calculated lot coverage and parking requirements based on the combined acreage and building footprints from all three parcels, and this way it complies with parking and lot coverage requirements. The proposal new will require the relocation of three parking spaces from their current location adjacent to 350 Lincoln to a location nearer to the new bank. Taken together, however, there are 509 parking spaces in the proposed design, which is sufficient in terms of the requirements set forth in the Zoning By-Law. Board members responded that there appeared to be plenty of parking for the proposed uses.
Mr. Trakimas explained that drainage from the new structure will flow into a large existing detention basing located in the eastern corner of the site. Mr. Trakimas stated that the basin was currently quite oversized and had more than sufficient capacity to handle the additional volume that would come from the new structure and increased parking area. Ms. Lacy confirmed that she had heard from other land use officials at Town Hall that the basin has historically shown excess capacity.
John Diaz, Traffic Engineer, summarized on and off-site potential traffic impacts from the new facility. Ingress and egress from the site will be from a new curb cut into William B. Terry Drive, though the site drives will also lead into the existing parking lots at 350 Lincoln Street and 55 WB Terry Drive. Access to the bank structure will be provided by three site drives-one leading to a teller, one to a "tube" and the third to an ATM machine. A fourth driveway would provide for through traffic heading towards 350 Lincoln Street or out to Route 3A.
Mr. Diaz summarized current and projected traffic volumes, accident history, trip generation and distribution, and Level of Service (LOS) analysis on nearby intersections. (Full traffic information is included in a report entitled "Technical Memorandum-Proposed Bank Development Project, Hingham, Massachusetts," prepared by Greenman Pederman, Inc. in June 2006, which is located in the Planning Board files.)
Board members did not express great concern about proposed traffic volumes and impacts on the Level of Service of nearby intersections. Instead, conversation focused on the location of the new curb cut on WB Terry Drive.
Sarah Corey expressed concern about the proximity of the new curb cut to Lincoln Street. Mr. Diaz responded that it did meet the required sight distances and safe distance from nearby intersections. Ms. Murphy noted that the location would cause cars to back up on WB Terry while waiting to make the left turn into the parking lot. She noted that this route would actually get more volume than projected in that it also provided the shortest distance to the Bright Horizons Day Care Center, and other uses at 55 WB Terry Drive.
Ms. Murphy asked why the intersection did not create a 4-way intersection with the entrance to Rockland Savings Bank. Al Trakimas responded that this would result in a loss of several parking spaces. Board members responded that they would prefer to see a loss of parking than the creation of a dangerous intersection. Ms. Lacy pointed out that this would require a Special Permit A-3 for a waiver from the required amount of parking. Susan Murphy asked Mr. Diaz if the 4-way intersection would not be safer and he confirmed that it would be.
Board members asked Mr. Devin to consult with the bank to see if they would be willing to relocate the entry drive to the bank so that it created a 4-way intersection with WB Terry rather than two staggered intersections.
The hearing was continued to October 2, 2006 at 7:00 PM.
RE: 309 Whiting Street Request for Bond Reduction for Subdivision Roadway
Ms. Lacy explained that David Bowering posted a bond for $3300 to secure the completion of his small subdivision roadway off Whiting Street. At this point he has completed some of the outstanding work, and is looking for a reduction. In particular, the grass has been planted and the street sign has been installed. Paul Brogna has recommended a reduction of approximately $800 to $2500.
It was moved, seconded, and SO VOTED, unanimously, those present, to reduce the bond for the Subdivision at 309 Whiting Street by $800.00.
RE: Unscheduled: Old/New Business
1. Boston Golf Club
Present for the Applicant: Jeffrey Tocchio, Attorney.
The Board conducted Site Plan Review in accordance with Section I-I of the Zoning By-Law, relative to the request for a modification to the Special Permit for the property known as the "Boston Golf Club" to build a Single Family Detached House (the "House"), as defined in the Zoning By-Law, on a "Form A" lot within the golf course boundary (the "Form A Lot") to be used as an accessory structure to the Golf Club to provide temporary accommodations for the Boston Golf Club owners (the "Intended Use").The House would be located approximately 150' north of the main clubhouse, be approximately 1,400 square feet and would be served by its own Title V septic system.
The original Special Permit A2, dated February 13, 2003 allowed for the creation of an 18-hole golf course on a 300-acre parcel bounded by Cushing Street, Gardiner Street, Whiting Street and Old County Road, along with an accessory clubhouse, parking areas, and maintenance building. The written request for the minor modification was submitted to the Zoning Board of Appeals on May 4, 2006.
On June 26, 2006, the applicant obtained endorsement from the Planning Board of the Form A Lot with frontage on Cushing Street which is located within the golf club premises subject to the existing Special Permit.
Having determined, Section I-I (6) of the Zoning By-Law, that the proposed change constituted a minor modification to the approved Site Plan Per and would have no impact on parking or drainage on the site, it was moved, seconded and SO VOTED by all present to waive the submittal requirements for Site Plan Approval, including the requirement for a public hearing.
It was moved, seconded and SO VOTED, unanimously, by those present to APPROVE the proposed minor modification to the original Special Permit, with the following conditions:
1. The lot and Single-Family Detached House shall meet all dimensional requirements of Residence District B in which it is located with regard to dimensions, setbacks and height limitations.
2. The Single-Family Detached House will be no larger than 1400 square feet
3. No further subdivision of the larger golf course property as described in the original Special Permit, inclusive of the Form A Lot on which the Single-Family Detached House will be located, may occur without a hearing before the Board of Appeals for a major modification to the original Special Permit with site plan review by the Planning Board.
4. There shall be no change in the intended use of the Single-Family Detached House as temporary accommodations for the golf club owners and their guests as an accessory use to the golf club operation without modification to the Special Permit.
5. Derby Street Shoppes
Ms. Lacy informed the Board that she had received two written for modifications to the Site Plan for the Derby Street Shoppes. The first modification requested was to place two 10' by 12' wooden storage sheds at the southeast and southwest corners of the site as shown on a sketch plan provided by the applicant. The second modification requested was to construct an 8' by 12' community booth in the landscaped median area midway back in the main parking lot.
Prior to considering the issue, the Board determined that both of these requests represented minor modifications to the approved Site Plan, and voted to waive the submittal requirements for Site Plan Review, including the requirement for a public hearing.
Board members had no comment regarding the two proposed storage sheds. In terms of the Community Booth, Board members expressed concern that the proposed location did not provide safe or convenient access for pedestrians or passing vehicles. They recommended that the ZBA only approve such a structure if sited at an alternative location approved by the Building Commissioner.
The Board instructed Ms. Lacy to send a letter to the ZBA informing them of their findings.
The meeting adjourned at 10:45 PM.
Respectfully submitted,
Katharine Lacy
Town Planner