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TOWN OF HINGHAM
Planning Board
Site Plan Review-Notice of Decision
Applicant: Town of Hingham Recreation Commission
210 Central Street
Hingham, MA 02043
Premises: 341 Main Street
Hingham. MA 02043
Date: August 4, 2015
Summary of Proceedings
In accordance with Section I-H of the Zoning By-law, the Hingham
Planning Board conducted Site Plan Review relative to the application of
the Town of Hingham Recreation Commission to renovate Recreation Barn
and add parking to facilitate the conversion of the building from
storage to an area for recreational programming, with associated
infrastructure and utilities.
The application for Site Plan Review was filed at the Planning Board
on July 12, 2015. The Planning Board heard this request at their
regularly scheduled meeting of July 20, 2015 and August 3, 2015 with
Planning Board members, Judith Sneath, Gary Tondorf-Dick, and Walter
Sullivan Jr. present at the meeting of July 20, 2015 and Planning Board
members Sarah Corey, Chair, Judith Sneath, Gary Tondorf-Dick, and Walter
Sullivan Jr. present at the meeting of August 3, 2015. Sarah Corey
stated for the record that she had reviewed the transcript of the July
20 hearing and completed a Mullins Affidavit for the file.
Background
The project which consists of the renovation of Recreation Barn to
facilitate the conversion of the use from storage to a area for
recreational programming, installation of parking area, improvements to
traffic and pedestrian access, new utility service and associated
improvements, properties known as 10 Playground Road, a.k.a. 341 Main
Street, 339 Main Street, and 0 off Main Street, zoned Official and Open
Space.
There will be angled parking created on a pervious surface of
millings (recycled asphalt reclaimed from road projects), there will be
widening of the driveway to facilitate circulation, pedestrian
connections from the parking lot to the building and around the building
to the handicapped accessible entrance, new handicapped parking spaces,
storm water treatment and landscape plantings. The Board discussed,
and heard from the Fire and Police Chief, that improvements to the
driveway entrance and sightline were needed for public safety. The
Applicant provided revised plans to the Board at the hearing depicting
the project design that was a result of several meetings with internal
Town Staff. There was a question from the public regarding the
suitability of the reclaimed materials for this project. The Town
Engineer spoke to the source of the material and that it was the same
material used at a number of other projects in Town. The Board
discussed whether or not a condition regarding testing of the material
was indicated. Ms. Sneath noted that the Board had never placed that
condition on a site plan during her tenure, and stated that she felt the
Board had no reason to treat this project differently.
Decision and Vote
The Board then 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: Wall packs are proposed on the building, and three lights
are proposed for the parking lot. The fixtures should be shielded to
be dark sky compliant and direct the light downward. Condition: Light
fixtures shall be dark sky compliant, shielded and with recessed lenses
as possible.
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: Improvements to the sightline exiting the driveway onto
Main Street are indicated for public safety and recommended by the
Police Department. Condition: Sightline shall be improved to the
satisfaction of the Police Chief or his designee by the removal or
trimming of vegetation as needed prior to CO. In addition, the parking
space on Main Street nearest to the driveway shall be eliminated by the
installation of green space to further improve the sightline. This
shall be done prior to CO providing the Board of Selectmen act favorably
as they have authority over the public way, and this space is in the
public way where the old fire station driveway used to be.
• Finding: The signage at the rear entrance to Playground Road
should be enhanced to be more visible in order to ensure that nobody
parks by the chain link fence because that would block the sole access
point for Fire Vehicles to enter Playground Road. The end of the
existing parking for the playground shall be marked by the installation
of a pole and woodchips to help ensure the emergency gate is not
blocked. Condition: Applicant shall, prior to CO, enhance signage at
the rear entrance to Playground Road to state "Fire Lane, No Parking" to
ensure nobody parks by the chain link fence because it is the sole
access point for Fire Vehicles to enter Playground Road. The end of the
existing parking for the playground shall be marked by the installation
of a pole and woodchips to help ensure the emergency gate is not
blocked. This shall be done prior to CO.
• Finding: The facility needs better/more signage at Main Street for
Emergency Vehicles and those unfamiliar with site. Condition:
Applicant shall coordinate with Police, DPW and the Building
Commissioner (if indicated) to install appropriate signage.
• Finding: The existing access drive has variable width and surface
treatment, and no centerline presently. With the increased use
(programming) at the Rec. Barn facility there is a need to widen the
access, paint centerlines to guide traffic and also ensure that there is
adequate width and safe passage for Emergency Vehicles to access the
facility and/or Playground Road in an emergency. The access road should
be a "right hand turn only" when exiting onto Main Street to minimize
stacking. To indicate traffic flow, two right arrows should be painted
on the lane exiting onto Main Street, and two directional "in" arrows
should be painted in the traffic lane entering the drive, to further
guide traffic and ensure that the Fire Department has the ability to
drive around the vehicles on the drive to access/use the rear of the
fire station. Condition: The access drive shall be widened to 24' and
paved from Main Street to the rear parking lot, and have centerlines and
directional arrows painted on it to guide traffic as requested by the
Police and Fire Departments in accordance with the traffic report. The
turning radii at the entrance to Main Street will be improved as part of
this effort which will help vehicles exiting the site. The access from
the rear fire station parking lot back to the new parking area for the
Rec. Barn shall be widened to 22' by the installation of shoulders
treated with gravel or reclaimed material to provide a surface for
vehicular travel. The existing pavement near the parking lot will be
cleaned and exposed. The access shall be a Right Hand turn only exiting
the site, and this shall be signed at the discretion of the Police and
Fire Department if the pavement markings are not sufficient to guide the
traffic. Improvements to the access drive shall be done prior to CO.
Applicant shall revise drainage statement to take into account the
slight increase in impervious and the plan should show where the storm
water from the driveway will drain to.
• Finding: By having all the pedestrian traffic walk to the
handicapped entrance there will or may be foot traffic in the one way
driveway that goes around the building. It would seem to make sense to
utilize the door closest to the parking lot for access to the building
at times to reduce the chance of vehicle/pedestrian conflict.
Condition: The Applicant shall allow access to the building as
practicable from the door closest to the parking lot to reduce the
number of pedestrians walking in the one way driveway. The proposed
use schedule with the gaps between classes shall be part of this
approval. Changes to the use schedule will require a modification of
the permit.
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 amount of parking provided meets the regulations.
Two trees are proposed as required in conjunction with the parking lot
construction. The regulation requires parking areas to be paved, but
allow the Planning Board to permit pervious paving materials subject to
compliance with the storm water standards and construction standards.
This design meets those standards as the storm water is collected and
allowed to infiltrate in a low area.
• The parking lot is supposed to have white parking space lines;
however, this design indicated a "proposed vertical demarcation post",
but no lines. The Planning Board needs to make a finding as to the
appropriate treatment, and if curb stops are more appropriate than the
posts. Pg 80 "g" discussed curb stops, but, the parking lot does not
abut any of the listed features. The lot is not paved so it does not
seem practicable to require striping.
• Finding: The Applicant has proposed altering the class schedule
to allow 10 minutes between classes so that the drop off and pick up
traffic has a chance to disperse, which will reduce vehicle and
pedestrian congestion.
d. adequacy of open space and setbacks, including adequacy of landscaping of such areas;
• Finding: The site is partially wooded and much of the surrounds is
undisturbed. Adequacy of screening will be reviewed at the one year
look back.
e. adequacy of the methods of disposal of refuse and other wastes resulting from the uses permitted on the site
• No Dumpster is proposed. Trash will be taken to Town Hall for disposal.
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: Adequate utilities exist. Wastewater will be septic,
unless the opportunity arises to connect into the sewer system. Test
pits have been done for septic and the proposed location has been
identified adjacent to the building.
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: The Storm water Standards have been met by the proposed
plans and submittal of narrative. The erosion controls are not shown on
the plan however. Condition: The erosion controls shall be
implemented as described in the O & M narrative provided in the
revised submittal documents., and, the paved swale shall be inspected as
part of the other maintenance and if erosion is evident it must be
addressed using best practices.
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: It is unclear the number of large trees that were
cleared, but, much of the growth was comprised of smaller caliper trees
and understory shrubs. Two trees are proposed as required in
conjunction with the parking lot construction.
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 as this is a parking lot, drainage and access drive improvements.
General Condition: One year after the CO is issued the applicant
shall return to the Planning Board for a look back to solicit input from
the neighbors and the Public Safety Officials, as well as the
applicant, and determine if the site and traffic is functioning well or
if any adjustments are indicated.
The Board then made and seconded a MOTION to APPROVE the renovation
of the Rec. Barn/Head House with associated improvements on property
known as 341 Main Street, 0 off Main Street, and 339 Main Street as
presented, with the following conditions:
1. Revised plan showing all improvements shall be provided to the
Town Planner with the updated storm water for review by the Planner and
the review engineer (for storm water).
2. One year after the CO is issued the applicant shall return to the
Planning Board for a look back to solicit input from the neighbors and
the Public Safety Officials, as well as the applicant, and determine if
the site and traffic is functioning well or if any adjustments are
indicated.
3. Light fixtures shall be dark sky compliant, shielded and with recessed lenses as possible.
4. Sightline shall be improved to the satisfaction of the Police
Chief or his designee by the removal or trimming of vegetation as needed
prior to CO. In addition, the parking space on Main Street nearest to
the driveway shall be eliminated by the installation of green space to
further improve the sightline. This shall be done prior to CO providing
the Board of Selectmen act favorably as they have authority over the
public way, and this space is in the public way where the old fire
station driveway used to be.
5. Applicant shall, prior to CO, enhance signage at the rear
entrance to Playground Road to state "Fire Lane, No Parking" to ensure
nobody parks by the chain link fence because it is the sole access point
for Fire Vehicles to enter Playground Road. The end of the existing
parking for the playground shall be marked by the installation of a pole
and woodchips to help ensure the emergency gate is not blocked. This
shall be done prior to CO.
6. Applicant shall coordinate with Police, DPW and the Building Commissioner (if indicated) to install appropriate signage.
7. The access drive shall be widened to 24' and paved from Main
Street to the rear parking lot, and have centerlines and directional
arrows painted on it to guide traffic as requested by the Police and
Fire Departments in accordance with the traffic report. The turning
radii at the entrance to Main Street will be improved as part of this
effort which will help vehicles exiting the site. The access from the
rear fire station parking lot back to the new parking area for the Rec.
Barn shall be widened to 22' by the installation of shoulders treated
with gravel or reclaimed material to provide a surface for vehicular
travel. The existing pavement near the parking lot will be cleaned and
exposed. The access shall be a Right Hand turn only exiting the site,
and this shall be signed at the discretion of the Police and Fire
Department if the pavement markings are not sufficient to guide the
traffic. Improvements to the access drive shall be done prior to CO.
Applicant shall revise drainage statement to take into account the
slight increase in impervious and the plan should show where the storm
water from the driveway will drain to.
8. The Applicant shall allow access to the building as practicable
from the door closest to the parking lot to reduce the number of
pedestrians walking in the one way driveway. The proposed use schedule
with the gaps between classes shall be part of this approval. Changes
to the use schedule will require a modification of the permit.
9. The erosion controls shall be implemented as described in the O
& M narrative provided in the revised submittal documents., and, the
paved swale shall be inspected as part of the other maintenance and if
erosion is evident it must be addressed using best practices.
The Motion to Approve passed 3-1 with Gary Tondorf-Dick opposed.
Mr. Tondorf-Dick noted for the record that he supports the project,
but, was in favor of requiring the testing of the material being used
for the parking lot.
For the Hingham Planning Board
Sarah H. Corey, Chairman
cc: M. Thorell, Building Commissioner, Town Clerk, R. Fernandes
NOTARIZATION
EXECUTED this _____ day of August, 2015
Commonwealth of Massachusetts
Plymouth, ss August ___, 2015
Then personally appeared Sarah H. Corey, 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
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