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TOWN OF HINGHAM

PLANNING BOARD

NOTICE OF DECISION


Site Plan Approval in Connection with Modification to the
Amended Mixed-Use Special Permit for the Hingham Shipyard dated May 12, 2003 and further amended through November 20, 2012 and
Special Permit A3 (Parking Determination)


Applicant:    Samuels & Associates Hingham LLC
                     Hingham Moorings LLC

Shipyard
Premises:     Approximately 129.5 acres of land within the Hingham Shipyard on Lincoln Street in Hingham shown on the Hingham Assessors Map as Map 35, Lot 2; Map 35, Lot 9; Map 35, Lot 5, Map 35, Lot 8, Map 35, Lot 10, Map 35, Lot 4, Map 36, Lot 102, Map 36, Lot 108, Map 35, Lot 11, Map 36, Lot 107, Map 36, and Lot 109.

Project:    Middle Residential Building
    Hingham Assessor’s Map 35, Lot 54

Plan Reference:  Entitled “The Moorings at Hingham Shipyard Hingham, MA, Parking and Traffic Control Plan,” dated October 16, 2013 as presented at the November 4, 2013 hearing, prepared by RJO’Connell & Associates, Inc., and “The Moorings at Hingham Shipyard Hingham, MA, Existing Conditions Plan,” dated October 16, 2013 as presented at the November 4, 2013 hearing, prepared by RJO’Connell & Associates, Inc.
Proceedings
On September 27, 2013, Samuels & Associates Hingham LLC (Applicant) filed an application for a modification of an existing Mixed-Use Special Permit dated May 12, 2003, as amended, under §IV-G with Site Plan Review to be done by the Planning Board under §I-G and §I-I along with Special Permit A3 parking determination under §V-A of the Zoning By-Law and such other relief as necessary to allow the addition of another floor, transition to a flat roof, adjustments to the exterior materials, and changes in the size and number of units approved for the Middle Residential (MR) building in the Hingham Shipyard at 349 Lincoln Street, located in the Industrial Park District. A proposed reduction in the approved gross floor area (GFA) of the South Residential building would offset any increase in the GFA of the MR building.
A formal public hearing of the Planning Board was duly noticed and held on October 21, 2013 and subsequently on November 4, 2013.  The Applicant was represented by Project Manager Mike Fitzpatrick, along with Clay Smook, Smook Architecture, Inc.

The Planning Board hearing on October 21, 2013 was conducted by Regular Members, William Ramsey, Gary Tondorf-Dick, Sarah Corey and Judy Sneath.  The subsequent hearing held on November 4, 2013 was conducted by Regular Members, William Ramsey, Gary Tondorf-Dick and Judy Sneath.

The Zoning Board of Appeals hearings were conducted by Regular Members, Joseph Freeman, Joseph Fisher and Alternate Member Alan Kearny.

The Board also consulted with John Chessia of Chessia Consulting LLC who acted as a consultant to the Planning Board pursuant to Section I-J (2) of the Zoning By-Law.

Project Description and Findings
The Applicant is seeking a Special Permit A3 parking determination, with waivers if necessary, along with Site Plan Review in association of a modification to the Special Permit A2 of the existing mixed-use permit to allow the addition of another floor, transition to a flat roof, adjustments to the exterior materials, and changes in the size and number of units approved for the MR building in the Hingham Shipyard at 349 Lincoln Street, located in the Industrial Park District.  A proposed reduction in the approved gross floor area (GFA) of the South Residential building would offset any increase in the GFA of the MR building.

At the October 21, 2013 hearing, the Applicant summarized the approval in place for this portion of the site and explained the requested changes to the number of units and that the footprint of the proposed building was smaller than the approved plans.
The architect for the project gave a presentation of the proposed building after which the Board members opined over the design of the building and made several design change requests.   
At the November 4, 2013 hearing the Applicant reported to the Board the action items addressed since the last hearing, which were 1) building footprint on site plan, 2) FAR – sewer impact analysis, 3) Parking Plan color-coded and 4) architectural changes to the building as discussed.
The architectural changes made to the building plans were adding windows, changing the exterior to be more similar to the existing buildings and pushing the top four floors back 10’, which will result in less shadow effect on Shipyard Drive.  The retail spaces along the street will remain as originally proposed.  The proposed MR building is 56’ wide instead of the usual 68’ wide standard.  In addition, the Applicant agreed that they would add mast and cable stays on the building by “The Moorings” entrance. 
Board members reviewed the project in accordance with the Site Plan Criteria contained in Section I-I (6) as follows:
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;

No Change
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;

Parking spaces of the residential middle building are protected during construction of the residential south building.

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;
Parking for the site addressed with the Special Permit A3 application.
d.    adequacy of open space and setbacks, including adequacy of landscaping of such areas;

Proposed landscaping is consistent with the existing and detailed with submittal of Building Permit application.

e.    adequacy of the methods of disposal of refuse and other wastes resulting from the uses permitted on the site;
No Change
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;
No Change
g. assurance of positive stormwater 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 stormwater 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 Stormwater Management Policy and Standards, and Massachusetts Erosion and Sediment Control Guidelines.
No Change

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;
The east elevation mast and cable stays detail be developed and submitted with Building Permit application.

i.    minimizing unreasonable departure from the character and scale of buildings in the vicinity or as previously existing on or approved for the site.
No Change
DECISION AND VOTE

Site Plan Approval
It was moved, seconded and SO VOTED to grant site plan approval for the application and plans entitled “The Moorings at Hingham Shipyard Hingham, MA, Existing Conditions Plan,” dated October 16, 2013 as presented at the November 4, 2013 hearing, prepared by RJO’Connell & Associates, Inc. and Architectural drawings, elevations and floor plans, prepared by Smook Architecture and Urban Design, Inc., 186 South Street, Boston, MA, undated, as revised and presented during the November 4, 2013 hearing, subject to the following conditions:

1.    Parking spaces of the residential middle building shall be protected during construction of the residential south building.
2.    Proposed landscaping is consistent with the existing and detailed with submittal of Building Permit application.
3.    The east elevation mast and cable stays detail be developed and submitted with Building Permit application.

Walter Sullivan abstained.
Special Permit A3
It was moved, seconded and SO VOTED to act favorably on the Special Permit A3 parking determination as shown on plans entitled “The Moorings at Hingham Shipyard Hingham, MA, Parking and Traffic Control Plan,” dated October 16, 2013 as presented at the November 4, 2013 hearing, prepared by RJO’Connell & Associates, Inc.
Walter Sullivan abstained.





_____________________________
William Ramsey
Chairman, Hingham Planning Board