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TOWN OF HINGHAM
PLANNING BOARD
IN THE MATTER OF:
Applicant: Hersey House 229, LLC (owner)
John McDowell, Kimberly McDowell, and Ali Tucker (petitioners)
60 Lincoln Street
Hingham, MA 02043
Premises: 229 North Street
Hingham, MA 02043
Map 60, Lot 143
Deed Reference: Plymouth County Registry of Deeds, Book 39940, Page 241
Date: March 25, 2013
Plan Reference: Entitled "Hersey House,” Sheet L-1 (Landscape Plan) prepared by LKDC Design & Horticulture, dated 9/26/12
Summary of Proceedings
This
matter came before the Planning Board on the application of Hersey
House 229, LLC, 60 Lincoln Street, Hingham, MA for Site Plan Review in
association of a Special Permit A2 under §V-G of the Zoning By-Law to
operate a Bed & Breakfast establishment at the property commonly
known as the Hersey House, 229 North Street, located in Residence
District A. As part of the application, the Applicants are requesting
the Board of Appeals consider the occasional use of the barn as an
accessory use for the owners, residents and their guests.
The
Planning Board heard the application at a duly advertised and noticed
hearing on February 25, 2013 at 7:00 PM in the Hingham Town Hall at 210
Central Street. Members of the Planning Board present were: Judy
Sneath, Chairman; William Ramsey, Clerk; Sarah Corey; Paul Healey; Gary
Tondorf-Dick and Alternate Jim Costello. The hearing was continued to
March 13, 2013 when the application was heard jointly with the Planning
Board and the Zoning Board of Appeals. Members of the Planning Board
present: Judy Sneath, Chairman; William Ramsey, Clerk; and Paul
Healey. Members of the Board of Appeals present: Joseph Fisher,
Chairman; Tod McGrath, Clerk; and Joseph Freeman. Hersey House 229, LLC
(Applicant) was represented by Ben Wilcox and Attorney Richard
Henderson.
Project Description and Findings
An application was
submitted to the Zoning Board of Appeals for a Special Permit A2 to
convert the Hersey House, 229 North Street, located in Residence A, to a
seven bedroom single-family dwelling and also obtain approval for the
accessory use of a three-bedroom Bed & Breakfast. In conjunction
with that, an application was made to the Planning Board for a waiver of
Site Plan Review. The application also indicated a request to use the
barn as an accessory building to the proposed accessory use of Bed &
Breakfast for events, such as weddings and reunions. The Applicant was
advised that if the barn were to be a banquet facility or reception
hall; a full site plan and a Special Permit A3 would be required.
Applicants’
representative Ben Wilcox presented the project to the Board. He
stated that the Bed & Breakfast portion of the dwelling would
consist of three-guest bedrooms, as allowed under Section V-G of the
Zoning By-Law, along with a four-car guest parking area on the east side
of the property. The guest bedrooms will be located in the original
house and the homeowners’ will occupy the new addition currently under
construction. The twelve-foot wide driveway located on the east side of
the property off of North Street will be asphalt and the parking area
for the guests will be of gravel material. This same driveway will also
service the barn. The parking area will have one post light and
evergreens will be planted for screening. There will be a new
twenty-foot wide driveway installed on the west side of the property off
of North Street that will service the single-family residence only.
The Thaxter Street driveway will be eliminated.
In a letter to
the Planning Board, received March 13, 2013, stated the Applicants’
decision was not to pursue the use of the Hersey House Barn,
specifically as an accessory use to the proposed Bed & Breakfast at
this time.
Findings
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 from drainage; fire hydrant
locations; sound and site buffers; preservation of views, light and air;
no negative impacts from artificial outdoor site lighting.
The
property is located in Residential A district, with no impacts on
surrounding residential properties. There will be no noise, light or
stormwater impacts.
b. on-site circulation; impacts on abutting roadways; safety of access and egress
Access
to the single-family dwelling will be on the left side from North
Street and access to the Bed & Breakfast and barn will be on the
right side of the dwelling from North Street.
c. adequacy of parking; compliance with the off-street parking requirements;
The
parking area will have one post light and evergreens will be planted
for screening. The twelve-foot wide driveway will be asphalt and the
parking area for the guests will be of gravel material. This same
driveway will also service the barn.
d. adequacy of open space and setbacks, landscaping
Not applicable
e. waste and refuse disposal
Not applicable
f. impacts on Town resources; water supply, wastewater facilities, energy and public works and public safety resources
Not applicable
g. compliance with Stormwater Standards
Waived
h. protection of natural and historic features
The project was approved by the Historic Districts Commission on October 27, 2011.
I.
minimizing unreasonable departure from the character and scale of
buildings in the vicinity or as previously existing on or approved for
the site.
Not applicable
Decision and Vote
It was moved, seconded and SO VOTED, to WAIVE the requirements of the Hingham Zoning By-Law, Section V-G 4(v).
It
was moved seconded and SO VOTED to APPROVE, unanimously, subject to ZBA
approval of the requested Special Permit A2, the site plan entitled
“Hersey House,” Sheet L-1 (Landscape Plan) prepared by LKDC Design &
Horticulture, dated 9/26/12 with the following conditions:
1. Driveways cannot be connected.
2. Left driveway to be used only for single-family residence.
3. Thaxter Street driveway will be eliminated.
____________________________
Judith S. Sneath
Chairman, Hingham Planning Board
March 25, 2013
NOTARIZATION
EXECUTED this _____ day of March, 2013
Commonwealth of Massachusetts
Plymouth, ss March ____, 2013
Then
personally appeared Judy Sneath, Chairman of the Hingham Planning
Board, and acknowledged the foregoing to be the free act and deed of
said Board.
_________________________ My Commission Expires: July 22, 2016
Karen M. Clancy, Notary Public
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