Scheduled:
7:00 PM Site Plan Review Hearing for renovation of existing building at 10 Downer Avenue for new location of Hingham Federal Credit Union
8:00 PM 350 Lincoln Street -Continuation of Site Plan Review Hearing and Parking Determination (SP A3) for construction of new bank on the "Flatley Property"
8:45 PM Christina Estates--19 Hilltop Road Request for Minor Modification to Subdivision Plan
Unscheduled Old/New Business
Central Meeting Room North
_________________________
Present: Planning Board Members, Susan Murphy, Chair, Paul Healey, Clerk, 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 Hearing for renovation of existing building at 10 Downer Avenue for new location of Hingham Federal Credit Union
Present for the Applicant; Joe Bean, Hingham Federal Credit Union, and Don Lonergan, Architect.
Both Paul Healey and Sarah Corey indicated for the record that they were members of the Hingham Federal Credit Union.
The applicant, the Hingham Federal Credit Union, came before the Board for Site Plan Review in association with the renovation of the existing structure at 10 Downer Ave (formerly the Visiting Nurses) for the location of their new facility. The Applicant is seeking a Building Permit to initiate the work, and will be coming in a few weeks to the ZBA to request a variance and Special Permit A-2 under Section III (A) 4.11A of the Zoning By-Law. The application is being filed jointly by the Credit Union and the Hingham Light Company, in that the development plans for the property involve leasing the adjacent parcel owned by the Light Company to accommodate setbacks and the outermost drive-thru aisle.
Mr. Lonergan explained that the applicant proposed to leave much of the building exterior the same, with the major exception of an addition of a drive-through canopy and two 10' drive thru aisles on the north side of the building. Two-way travel to and from the site is proposed from an existing curb cut on Downer Avenue on the western side of the site, and another existing drive into the site from Crow Point Lane on the east.
There is an existing gravel parking lot on the south side of the property which is currently not striped. The plans show a paved lot with 23 striped parking spaces (20 are required). Sixteen are arranged perpendicular to the southern site boundary, three along the site boundary with Crow Point Lane, and four up against the western side of the building (including two handicapped spaces).
Ms. Murphy read a letter received from Deputy Chief Charles Souther requesting the removal of the strip of evergreen trees along Crow Point Lane (partially in the Town right-of-way). He also noted that the parking spaces along the eastern side of the site adjacent to Crow Point Lane are blocking visibility out of the site and need to be relocated.
Ms. Murphy also noted that the Conservation Agent had reviewed the plans and indicated that the applicant will need to file with the Conservation Commission for an Order of Conditions, as much of the Hingham Light Parcel is in wetlands.
Ms. Lacy reported that Attorney George Ford had offered the comment that, should the Dunkin Donuts emerge from the ongoing appeal, the driveway in from Downer Ave. would be located 125 feet from the property line with the Credit Union, and about 145 feet from the driveway into the Credit Union. Board members responded that because the implementation of the plans for the Dunkin Donuts was conjectural, it had no bearing on the site plan review.
Ms. Lacy noted that the 20-foot wide parking aisle width does not meet the 24' required by the By-Law for 90 degree parking. Mr. Lonergan acknowledged this deficiency, but noted that because the aisle was not "double loaded" with cars on both side that he felt that 24' would be sufficient. Ms. Lacy noted that the parking could be angled to reduce the width requirement, but board members felt that the spaces were more manageable laid out perpendicular to the site boundary. The Board concurred. Ms. Lacy also noted that the parking spots were only 17-18 feet in length with no overhang, instead of the 20' (or 18' with overhang) required by the By-Law. Finally, it was pointed out that with the removal of the parking spaces per Deputy Souther's comment, that it was possible that the use would not have sufficient parking. Ms. Murphy concluded that the Applicant will have to return to the Board for a Special Permit A-3 for relief from parking regulations prior to the issuance of an occupancy permit.
Judy Sneath pointed out that the access in and out from Crow Point Lane was in an awkward location, causing cars to navigate a sharp right-hand-turn heading in, and providing poor visibility looking out to the south (towards 3A). Tod McGrath asked if it would be possible to relocate the entrance to the middle of the western boundary, since the parking spaces along Crow Point had to be removed. Mr. Lonergan noted that there were two utility poles on either side of the existing "island" that were going to be consolidated into one. The Board asked if the consolidated pole could be moved back a few feet to the site boundary. Mr. Lonergan noted that this would require approval from Hingham Light, but that it might be possible. He added, however, that it could add to the safety of site circulation to require a turn and stop rather than a straight shot out of the drive through aisle. Board members concluded that they would like the entrance to be moved to a location immediately to the south of where it was shown on the plan, and the pole to be relocated closer to the site boundary if possible.
It was moved, seconded, and SO VOTED, unanimously, by those present to approve the request for Site Plan Approval in Association with the issuance of a Building Permit for 10 Downer Avenue prepared by Ross Engineering Company Norwell Massachusetts, dated September 21, 2006, with the following conditions:
Prior to the issuance of an occupancy permit
1) The applicant shall revise the Site Plan (and implement such revisions) as follows:
. The three parking spaces shown along the site's western boundary will be removed per comments from the Hingham Police dated 10/2/06
. The vegetation along the northwestern corner of the site shall be trimmed and/or removed to the satisfaction of the Hingham Department of Public Works.
. The applicant shall make every effort to work with the appropriate utility to move the proposed location of the new utility pole to the current location of easterly pole or as close to the site boundary as possible.
. The "island" extending into Crow Point Lane shall be removed, and the entrance to the site shall be relocated to a point starting immediately south of the final location of the utility pole.
. A curb shall be placed on either side of the driveway along the site's boundary with Crow Point Lane.
2) The applicant shall obtain a Special Permit A-3 for all necessary waivers from the requirements set forth in Section V-A of the Zoning By-Law (Off Street Parking Requirements).
RE: 350 Lincoln Street - Continuation of Site Plan Review Hearing and Parking Determination (SP A3) for construction of new bank on the "Flatley Property"
Present for the Applicant; Attorney Robert Devin, John Diaz, Greenman Pedersen Traffic Engineer, Al Trakimas, SITEC & Bernie Campbell, Flately Co.
The Board met with the applicant on September 11 to review the plans for the construction of a new bank with drive-through on a portion of the "Flatley Property" at the corner of W.B. Terry Drive and Route 3A. At that meeting the Board reviewed drainage, parking, on-site site circulation and off-site traffic impacts. The primary issue that emerged in the course of the hearing was the location of the site driveway from W.B. Terry Drive, which was originally proposed at a location offset location from the driveway leading into the Rockland Trust on the other side of William B. Terry Drive. The applicant agreed to explore the possibility of lining up the two bank driveways to create a "T" intersection, and subsequently submitted a new set of plans showing this revision. As a result of this reconfiguration of the site, however, the applicant was required to reduce the number of parking spaces by 14, which requires a Parking Waiver (Special Permit A-3).
Mr. Devin explained that the applicant was coming before the Board tonight to conclude the Site Plan Review Hearing and take up the issue of the parking waiver. He noted that the Applicant met with the ZBA on Thursday 9/28, and they approved the plan in concept, but continued the hearing until Planning Board review is done.
Paul Healey asked what bank would be occupying the building, and Mr. Devin responded that it would be Bank of America.
Board members reviewed the plan and agreed that the applicant had modified it according to their requests.
It was moved, seconded and SO VOTED, unanimously, by those present to approve the Site Plan for the bank proposed for the corner of Lincoln Street and William B. Terry Drive as shown on the plans entitled "Lincoln Street/Sgt. William B. Terry Drive" consisting of sheets 1-3 prepared by SITEC Environmental, June 9, 2006 and revised September 12, 2006".
In terms of the Parking Waiver, Mr. Devin explained that with the relocation of the entrance to the Site from William B. Terry Drive, the applicant was required to reduce the overall number of spaces on the Flately Property (Assessors Map Parcel 7) by 9 spaces, from 509 to 500. This overall number of parking spaces meets the parking requirements for the all of the uses on the property, including the existing office buildings at 350 Lincoln Street and 55 William B. Terry Drive.
The Board considered the criteria set forth for relief from the Off Street Parking Requirements, which states that "the Planning Board may grant a Special Permit A-3 which provides for relief from portions of these regulations if it finds that it is impractical to meet these standards and that a waiver of these regulations will not result in or worsen parking or traffic problems on the surrounding streets or adversely affect the value of abutting lands or buildings." The Board determined that no adverse affect would result from granting such relief. Based on this determination it was moved, seconded and SO VOTED, unanimously, by those present to approve the request for a Special Permit A-3 for a waiver from the off-street parking requirements, reducing the number of parking spaces by nine from 509 to 500 for all of the combined uses on Assessor's Parcel.
RE: Christina Estates - 19 Hilltop Road Request for Minor Modification to Subdivision Plan
The developer, on behalf of the Semjens, are requesting a modification to the Subdivision to stop the sidewalk at the Semjens driveway. On the approved definitive subdivision plans the sidewalk is shown looping around to 3:00 o'clock on the cul-de-sac and then just stopping in front of a cul-de-sac located partially on the Semjens property, and partially on the King's property (it does not run down both sides of Hilltop Road). This would result in the sidewalk stopping at 12:00 o'clock. Ms. Lacy reported that she had discussed the proposed change with Alice King (abutter) and Harry Sylvester (DPW) and that they had no concerns with the proposed modification.
It was moved, seconded, and SO VOTED, unanimously, by those present to approve a minor modification to the definitive subdivision plans for Baker Hill by ending the sidewalk in the cul-de-sac at Hilltop Road at the edge of the driveway leading to Lot 19 Hilltop Road.
RE: Unscheduled: Old/New Business
1. It was moved, seconded, and SO VOTED, unanimously, by those present to approve the minutes of September 25, 2006.
2. Susan Murphy provided an update on Shipyard Meeting on Friday with Samuels.
3. Susan Murphy provided an update on the activities of the Zoning Study Committee.
The meeting adjourned at 9:45 PM.
Respectfully submitted,
Katharine Lacy
Town Planner