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NOTICE OF DECISION
Site Plan Review in Association with a Special Permit A2
and Special Permit A3
IN THE MATTER OF: Certified #7014 2120 0003 3809 9942
Applicant: BOXYGEN – RECREATION PARK DRIVE LLC
Premises: 150 Recreation Park Drive, Suite 2
Hingham, MA 02043
Date: June 6, 2017
Summary of Proceedings:
This matter came before the Planning Board on the application of BOXYGEN – RECREATION PARK DRIVE LLC, for Site Plan Review under § I-G and § I-I in Association with a Special Permit A2 and a Special Permit A3 Parking Determination, and/or Parking Waivers under § V-A and such other relief as necessary to locate a health club within an existing 5,000 SF space in the Industrial Park and South Hingham Development Overlay Districts.
The Planning Board heard the application at a duly noticed public hearing on June 5, 2017 in the Hingham Town Hall at 210 Central Street. Members of the Planning Board present were: William Ramsey, Acting Chairman; Sarah Corey, Jennifer Gay Smith, Gary Tondorf-Dick, and Gordon Carr.
The Applicant team included Scott Golding, DTM; Gabe Crocker and Dani Hazim, CHA; and representatives of Boxygen. The proposal is for a boxing based health club facility within unit 2 at 150 Recreation Park Drive. Approximately 3,700 sf for exercise and 1,300 sf for office space and restrooms. A Title V analysis was submitted and supported by Bruce Capman noting adequacy of the system. No change to the site. Parking was originally approved at 78 spaces, but only 73 were constructed and striped. The striping does not still exist, but the applicant will have the parking lot re-striped. The Exhibit in the materials shows 74 parking spaces and in blue indicates where Boxygen feels their clients will most likely park. There will be employee parking in the rear, as the loading dock will not be utilized for this business. Boxygen offers one hour classes and anticipates 3-5 classes a day. Their largest class will be 30 people and two instructors, and that is typically a Saturday morning class. Their largest classes are off peak times, meaning early morning, late evening and weekends, when the other tenants are not open. This use complements the other uses on site, as their busy times are not when other business are busy. This business is a group exercise program and most people tend to come in pairs or groups. The other tenants on site are DTM packing occupying Suites 3-7 for 25,000 sf of warehousing with 20 employees, and Suite 1 has Rocket Medical and they utilize 3 parking spaces. So, of 74 spots there are typically many unused spaces.
Findings and Decisions:
The Applicant requested a limited waiver or partial waiver of Site Plan to waive the requirement for submittal of full site plans as typically associated with new construction. The Board found that the request for partial waiver of site plan was reasonable as there is no physical construction work proposed and this is a tenant fit up at a developed site. Full design plans as typically required for site plan review are not necessary to review this project. The Board then Moved, Seconded and SO VOTED to Approve the request for partial waiver of site plan to relieve the requirement for submittal of full design plans.
Board members then reviewed the project in accordance with the Site Plan Review Criteria contained in Section I-I (6) as follows, making findings and identifying conditions:
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;
The Board found that the site is fully developed and no outside work is proposed beyond striping the parking spaces.
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;
The Board found that the site is developed and the project entails interior tenant fit-up only. No changes to the existing circulation or access is proposed with this project.
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;
The Board found that the parking lot will be re-striped in accordance with the existing site plan approval. The site was originally approved for office & industrial use; tenants are now Rocket Medical and DTM packaging which combined utilize 23 spaces maximum. Seventy-eight parking spaces are approved for this site. An existing Boxygen facility in Newton has 10,000 square feet and is served by 15-20 parking spaces. This is because this is a group sport and the customers carpool at times. Boxygen proposes to hold 3-5 classes a day that are one hour in duration during weekday business hours and on the weekend.
d. adequacy of open space and setbacks, including adequacy of landscaping of such areas;
The Board found that the site is developed in accordance with previously approved site plan. No exterior work is proposed.
e. adequacy of the methods of disposal of refuse and other wastes resulting from the uses permitted on the site;
The Board found this was not applicable.
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;
The Board found that the May 17, 2017 email from Bruce Capman indicates the adequacy of the septic system.
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.
The Board found that this is not applicable as it is a developed site. There is no exterior construction work proposed.
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 Board found that this is not applicable.
i. minimizing unreasonable departure from the character and scale of buildings in the vicinity or as previously existing on or approved for the site.
The Board found that this is not applicable.
DECISION AND VOTE:
It was Moved, Seconded and SO VOTED to Approve Site Plan Review for Boxygen at 150 Recreation Park Drive, Suite 2, as presented at the hearing and within the application materials, with the partial waiver, based on the findings and subject to the following conditions:
1. Parking Lot must be re-striped prior to the issuance of the Certificate of Occupancy for Boxygen.
William C. Ramsey
Acting Chairman, Hingham Planning Board