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NOTICE OF DECISION
Site Plan Review
Applicant: SLQ LLC. Certified Mail #7014 2120 0003 3809 8877
Premises: 170 Otis Street
Hingham, MA 02043
Date: July 13, 2016
"SINGLE FAMILY DWELLING 170 OTIS STREET HINGHAM MA 02043", prepared by SITEC Environmental, dated April 26, 2016, revised to 6/22/2016, 2 sheets; “PLAN OF LAND IN HINGHAM, MASSACHUSETTS 170 OTIS STREET”, prepared by CS Kelley Land Surveyors Pembroke MA, signed 7-6-16; Building plans prepared by bf architects, 34 Main Street, Plymouth, Ma. 02360, dated May 12, 2016, revised to June 23, 2016; and “Dry Fieldstone Retaining Wall Detail” prepared by Design Concepts of New England, sheet s-1, dated May 26, 2016.
Summary of Proceedings
At the regular meeting of July 11, 2016 Planning Board members Sarah H. Corey, Gary Tondorf-Dick, Jennifer Gay Smith, and Judith Sneath, Chair, heard the request for Site Plan Review in accordance with Section IV-6.b required for land disturbance >2,500 s.f where slopes are > 10%, with request for partial waiver of submittal requirements, for the construction of new single family residence at 170 Otis Street, property zoned Residence A. The Applicant is asking for the Board to waive the requirement for submittal of additional information beyond what has been provided (in particular I-I.4.a, c, e, f, g, h, i, and j).
Bart Foley, builder, and Shaun Quilty, property owner, were in attendance to explain the project. Mr. Foley said the intent is to improve the property by demolishing the existing house and building a new single family residence. There will be extensive re-grading of the property and tree removal, but, not much material will be coming off site as the developer will work to create plateaus to build on. Dry wells are proposed, as is a stone swale along the frontage to retain storm water. The comments from the Police Chief, Building Commissioner, and Fire Prevention Officer were reviewed and discussed in depth. The applicant stated that he would investigate installing sprinklers so as to get a waiver from the fire requirements. Otherwise they would not be able to satisfy the concerns of the fire prevention officer. The Board then discussed the changes in grade and drainage to the site and noted that it was a difficult site to develop. There was an in depth discussion about the drainage, and, if the proposed dry wells and drainage swales would be sufficient to manage the volume of water during storm events. Mr. Tondorf-Dick noted that he saw the intent to manage the water, but, that there wasn’t sufficient engineering done to verify that it would work and there would not be water impacting the roadway. He said the Board needed to be sure that the storm water would be managed on site. The Applicant said that the stone in the swales will be 2-4” in size and will not wash away. The driveway will be pavers, and, there will be drywells for the roof drainage. The Board asked if there would be water in the roadway, and the applicant said that there were no drainage issues there currently. The Board asked if any test pits had been done, and noted that the shoreline drumlins are typically high in clay content, which doesn’t drain well. The applicant said no test pits were done, and they didn’t know what the substrate was comprised of. The Board looked at photographs of the existing site, and the plan showing proposed landscaping.
Findings and Decision
After discussion, the Board reviewed the Site Plan Review Criteria, and made the following findings:
a. protection of abutting properties against detrimental uses by provision for surface water drainage, fire hydrant locations, sound and site buffers, and preservation of views, light and air, and protection of abutting properties from negative impacts from artificial outdoor site lighting.
Finding: The Board found that the site would be cleared but then some planting would be done. Drywells are proposed, as well as stone lined swales at the low section of the property. There would be no lighting beyond incidental residential lighting, and, no photometric plan was provided which indicated no lights at the end of the driveway. The Board found that requiring a full drainage analysis might be too much for a single family house, but, that they needed to be sure the water was managed on site.
The Board found that the following conditions would apply:
• Drainage plan to be reviewed by the Board’s peer review engineer, in consultation with the Applicant’s Engineer and the Town Planner to ensure that all storm water is managed on site. The analysis should include test pit data. The Erosion and Sediment Control Plan is to be reviewed including for the Construction Phase.
• Any substantial changes to the design as presented shall require a Site Plan Modification.
b. convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets; the location of driveway openings in relation to traffic or to adjacent streets, taking account of grades, sight distances and distances between such driveway entrances, exits and the nearest existing street or highway intersections; sufficiency of access for service, utility and emergency vehicles;
Finding: The Board found that the new layout would be an improvement over the existing conditions. The Board noted the comments from the Building Commissioner dated July 8, 2016, the Police Chief comments of July 7, 2016 and the Fire Prevention Officer dated July 9, 2016 raised concerns that needed to be addressed.
The Board found that the following conditions would apply:
• The house is to have sprinklers installed per the discussions with Officer Damstra. If sprinklers are not installed the site design must be modified to address all concerns identified in the Fire Prevention Officer’s memo of 7/9/2016.
• All construction parking shall be on the site, or shall be located at another location and the workers will be shuttled in.
• There shall be no trucks parked on the street.
• Police details are required during all site construction activity (demolition, tree removal and other construction phases) at the direction of Police Chief Olsson.
• The sidewalk shall remain accessible at all times during construction.
• Applicant must satisfy the Building Commissioner’s comments in the memo of July 8, 2016.
c. adequacy of the arrangement of parking, loading spaces and traffic patterns in relation to the proposed uses of the premises; compliance with the off-street parking requirements of this By-Law;
Finding: The design will provide adequate parking. Snow removal has been considered.
d. adequacy of open space and setbacks, including adequacy of landscaping of such areas;
Finding: Proposed landscaping is shown on the plans.
e. adequacy of the methods of disposal of refuse and other wastes resulting from the uses permitted on the site
Finding: No change to use is proposed. This is a single family home.
f. prevention or mitigation of adverse impacts on the Town’s resources, including, without limitation, water supply, wastewater facilities, energy and public works and public safety resources;
Finding: Town sewer is available. This is an existing single family home and utilities are available.
g. assurance of positive storm water drainage and snow-melt run-off from buildings, driveways and from all parking and loading areas on the site, and prevention of erosion, sedimentation and storm water pollution and management problems through site design and erosion controls in accordance with the most current versions of the Massachusetts Department of Environmental Protection’s Storm Water Management Policy and Standards, and Massachusetts Erosion and Sediment Control Guidelines.
Finding: Applicant must submit an Operations and Management Plan for the construction phase.
h. protection of natural and historic features including minimizing: the volume of cut and fill, the number of removed trees of 6 inches caliper or larger, the removal of stone walls, and the obstruction of scenic views from publicly accessible locations;
Finding: Most of the material will not be removed from the site; it will simply be spread out per the grading plan. Only some material from the excavation of the foundation might be removed from the site.
i. minimizing unreasonable departure from the character and scale of buildings in the vicinity or as previously existing on or approved for the site.
Finding: Not applicable. It is a proposed single family house in a single family residential neighborhood.
The Board then Moved, Seconded and So Voted to grant the partial waivers of Site Plan Review Submittal Criteria for subsections a,c,e,f,g,h,i, and j, except as discussed regarding drainage, storm water management and erosion control.
The Board then Moved, Seconded and So Voted to Approve Site Plan Review for in accordance with Section IV-6.b required for land disturbance >2,500 s.f where slopes are > 10%, as described at the hearing and as shown on the plans titled “SINGLE FAMILY DWELLING, prepared by SITEC, for SLQ LLC, 350 Lincoln Street, Suite 2400, Hingham, MA 02043, dated April 26, 2016, revised to June 22, 2016, with the following conditions:
1. Drainage plan to be reviewed by the Board’s peer review engineer, in consultation with the Applicant’s Engineer and the Town Planner to ensure that all storm water is managed on site. The analysis should include test pit data. The Erosion and Sediment Control Plan is to be reviewed including for the Construction Phase.
2. Any substantial changes to the design as presented shall require a Site Plan Modification.
3. The house is to have sprinklers installed per the discussions with Officer Damstra. If sprinklers are not installed the site design must be modified to address all concerns identified in the Fire Prevention Officer’s memo of 7/9/2016.
4. All construction parking shall be on the site, or shall be located at another location and the workers will be shuttled in.
5. There shall be no trucks parked on the street.
6. Police details are required during all site construction activity (demolition, tree removal and other construction phases) at the direction of Police Chief Olsson.
7. The sidewalk shall remain accessible at all times during construction.
8. Applicant must satisfy the Building Commissioner’s comments in the memo of July 8, 2016.
Town of Hingham Planning Board
Judith S. Sneath, Chairman Date
Cc: Town Clerk; Building Dept.; DPW; Fire Prevention; Fire Chief; Police Chief; Officer. D. Horte, HPD; Sewer Dept.; Assessors; Steve Girardi, HMLP; R. Goldstein, Aquarion.
EXECUTED this _____ day of July, 2016
Commonwealth of Massachusetts
Plymouth, ss July __, 2016
Then personally appeared Judith S. Sneath, Chairman of the Hingham Planning Board, and acknowledged the foregoing to be the free act and deed of said Board.
Dolores A. DeLisle, Notary Public My Commission Expires March 4, 2022