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Certified Mail #7017 1000 0000 1993 7751
NOTICE OF DECISION
Special Permit A3
Applicant: Lawrence J. Russo
12 Beacon Street #3
Stoneham, MA 02180
Project Site: 335 Lincoln Street
Plan References: “SITE PLAN SET RUSSO MARINE 335 LINCOLN STREET HINGHAM, MA” prepared for 291 MYSTIC LLC 10 HUTCHINSON DRIVE DANVERS, MA 01923, prepared by Cavanaro Consulting, dated 12/12/17, revised to 2/5/18, 3 sheets.
On December 13, 2017, Lawrence J. Russo (the “Applicant”) filed an application (“Application”) for a Site Plan Review under §I-G and §I-I in conjunction with a Special Permit A2 under Section IV-A as well as a Special Permit A3 Parking Determination and/or waivers under §V-A of the Zoning By-Law and such other relief as necessary to allow the construction of a building for boat sales, repair and storage over an existing foundation, at Russo Marine, 335 Lincoln Street, zoned Industrial. A public hearing of the Planning Board was duly noticed and held on January 16, 2018, continued to January 30, 2018, and further continued to February 12, 2018. The Applicant was represented by John Cavanaro, Cavanaro Consulting, and Lawrence Russo. The Planning Board hearings were conducted by Gordon Carr, Sarah Corey, Jennifer M. Gay Smith and William Ramsey. The peer review engineer was Suzanne King, PE, BL Companies.
BACKGROUND AND DISCUSSION
Mr. Cavanaro presented the proposal to for the construction of a new building over an existing foundation on the existing 3.1 acre site for boat sales, repair and storage. This building complements the existing use on the site and is intended to allow the activities that are currently taking place in the open, namely, boat sales, storage and repair to occur inside, protected from the elements. A rigging area is proposed behind the new storage building over the existing footings proposed to be removed. The existing paved driveways that access the east and west sides of the existing foundation will be widened to serve the doors proposed along the east and west sides of the new detached building. The existing wooden boardwalk is proposed to be replaced in kind and in place and extended to encompass the entire front (south) side of the new detached building. The front parking lot will be connected to the driveway that accesses the west doors of the new detached building. There will be 11 parking spaces in the parking area closed to Lincoln Street, and, within the fenced in portion of the site adjacent to Essington Drive and additional 11 parking spaces will be added. The spaces within the fenced area are intended for employees, while the 11 spaces at the front of the parcel are primarily intended to serve the public and any visitors to the site. Sales are primarily done by appointment. The Board discussed the large size of the building at length and asked the applicant to consider how the visually break up the massing of the building. Ultimately the applicant proposed adding landscaping along Lincoln Street, and photographic murals on the face of the building. There will also be boat display along the front of the building, further breaking up the massing. The Board discussed the limited amount of parking being provided, as well as the potential for cut through traffic. The Board did not want to require additional parking at this time, but, felt that a lookback provision may be appropriate so that if additional parking was indicated it could be reviewed and permitted in the future.
a) The parking is sufficient in quantity to meet the needs of the proposed Project;
The Board found that The Applicant has proposed 11 employee spaces and 11 public spaces and that the applicant has noted that sales related visits are by appointment only for the most part. The Board then found that the quantity of parking proposed seems reasonable for the business as described and presented.
b) Pedestrian access and circulation has been provided for;
The Board found sidewalks exist on site.
c) New driveways have been designed to maximize sightline distances to the greatest extent possible;
The Board found that no new driveways have been designed, but the existing parking area has been slightly modified. If cut through traffic becomes a problem in the opinion of the applicant or the Police Chief a modification of the permit is required.
d) It is impractical to meet these standards and that a waiver of these regulations will not result in or worsen parking and traffic problems on-site or on the surrounding streets, or adversely affect the value of abutting lands and buildings; and
The Board found that this is a large building that is not proposed to generate a great deal of traffic. If the use changes a modification of the permit is required.
e) The granting of relief is consistent with the intent of this By-Law and will not increase the likelihood of accident or impair access and circulation.
VOTE AND CONDITIONS
Upon a motion made by Jennifer M. Gay Smith and seconded by Gordon Carr, the Board voted 4-0 to APPROVE the Special Permit A3 with 22 parking spaces as presented at the hearing and shown on the plans titled as shown on plans titled “SITE PLAN SET RUSSO MARINE 335 LINCOLN STREET HINGHAM, MA” prepared for 291 MYSTIC LLC 10 HUTCHINSON DRIVE DANVERS, MA 01923, prepared by Cavanaro Consulting, dated 12/12/17, revised to 2/5/18, 3 sheets, based on the findings included in the Board’s deliberations and subject to the following conditions:
1. 12 months post occupancy the Applicant shall provide the planner with new data to support that the parking is sufficient to meet the needs of the project. If the parking is determined to be insufficient in quantity the applicant must revise the plan to meet the project needs.
2. Frequent parking of cars outside of designated parking spaces would indicate additional parking is needed, and a modification of the permits would be required.
3. 22 spaces are shown. If additional spaces are needed the applicant must modify the site plan and special permit.
4. If the use changes a modification of the permit is required.
5. If cut through traffic from Lincoln Street to the shipyard becomes a problem in the opinion of the applicant or the Police Chief a modification of the permit is required.
Jennifer M. Gay Smith
Chairman, Hingham Planning Board
EXECUTED this ____ day of February, 2018
In favor: Corey, Carr, Gay Smith, Ramsey
Cc: Clerk, Fire, Police, Assessor, ZBA, BOH, Building, S. King
EXECUTED this ______ day of February, 2018
COMMONWEALTH OF MASSACHUSETTS
Plymouth, ss February _____, 2018
Then personally appeared Jennifer M. Gay Smith, Chairman of the Hingham Planning Board, and acknowledged the foregoing to be the free act and deed of said Board.
Mary F. Savage-Dunham, Notary Public
My Commission Expires: October 29, 2021