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HomeMy WebLinkAbout2012-10-10-PB-min PLANNING BOARD MINUTES MEETING OF OCTOBER 10, 2012 A regular meeting of the Lexington Planning Board, held in the Selectmen’s Meeting Room, Town Office Building, was called to order at 7:32 p.m. by Chairman Richard Canale with members Wendy Manz, Greg Zurlo, Charles Hornig and Michelle Ciccolo and planning staff Maryann McCall-Taylor and Aaron Henry present. ************************DEVELOPMENT ADMINISTRATION********************* Journey’s End, project completion and release of performance guarantee: The applicant has requested the release of the remaining $7,000 securing the pavement work for the north side of the Journey’s End development. On a motion duly made and seconded, it was voted, 5-0, to release the town’s interest in the performance guarantee for the development at Journey’s End as the project is complete per the plans. On a motion duly made and seconded, it was voted, 5-0, to release the remaining $7,000 cash deposit as the pavement work associated with the deposit has been completed. Cornerstone Way, Performance Guarantee modification: The applicant has requested the release of $39,524 from the remaining $106,341 held under the tripartite agreement leaving a balance of $66,907 covering the essential infrastructure within the development. On a motion duly made and seconded it was voted, 5-0, to accept the reduction of the bond from $106,341 to $66,907 for Cornerstone Way. 376 Lincoln Street/73 Middle Street, sketch plan: This is a continued discussion from August 29 with a revised plan. The Board has made a site visit. Letters were received from Joe Lind, dated October 10, 2012, and Michelle Mello, dated October 5, 2012. John Farrington, attorney, Gary Larson, landscape architect, Mark Barons, applicant/developer, and Jim DeCelle, engineer were present. Page 2 Minutes for the Meeting of October 10, 2012 Mr. Farrington said this sketch plan shows modifications.. The proof plan is not what they want to build. The one year demolition delay has been triggered on the Franklin School Building. They do not want to demolish it, but want to relocate it while preserving the vista. Porous pavement will be used for driveways which the Home Owners Association will maintain. Mr. Larson gave a review of the previous plans for this 2.25 acre site. The site analysis shows sight lines on Lincoln Street limited, trees towards Lincoln Street to be retained. The proof plan shows three lots on a cul-de-sac and two on Lincoln Street. It would require much grading and tree removal. Initial site plan from July 29, 2012 showed ten residential units with the existing house moved back. The August 15, 2012 revised plan showed ten units in eight structures while the September 23, 2012 plan had ten units in nine structures. Impervious surface is 26,371 square feet, not counting the 4,773 square feet of porous pavement. Together they total 31,154 square feet. With the public benefit development (PBD) 20% bonus, the maximum impervious surface allowed is 31,285 square feet. It would be 26,071 square feet without the 20% bonus of 5,124 square feet. Mr. DeCelle spoke about site drainage. There are low spots near Middle Street that naturally collect runoff. There will be underground detention in the cul-de-sac; sheet flow will be collected and recharged on site. Mr. Barons said the scale of the proposed houses is 1 to 15 feet lower than conventional, in the range of 28 to 30 feet maximum height. Mr. Canale asked if the developer had met with the neighbors to discuss the sketch plan. He explained that after tonight the applicant can do a preliminary, another sketch or a definitive plan. Board Comments:  Impervious surface? Ms. McCall-Taylor said that the bylaw requires porous pavement to be included in impervious surface. Mr. Farrington disagreed saying it was excluded in a previous development and that Engineering approved of it.  This plan is right at the maximum limit for impervious surface ratio. In the last plan there was an additional unit attached; why was it eliminated? Mr. Barons said there were concerns from the neighbor. Minutes for the Meeting of October 10, 2012 Page 3  The affordable unit is in the existing structure, don’t want it distinguished; type and quality of reconstruction important. Mr. Farrington said it is not off the table that it be put in a new structure. Another reason to attach some of the other units is to avoid distinguishing the affordable unit.  Overall strategy? Access? Do not turn back to community. The Congress for New Urbanism would recommend a through road to enhance connectivity. Mr. Larson said that would be difficult due to the sight distances and topography that does not allow an offset of the intersection with the street coming in on the other side of Lincoln.  The applicant’s response to comments from neighbors and the Board is appreciated. Is it a roadway or common driveway? Mr. Larson said a common driveway. Would they lot out the dwellings? Mr. Farrington said they were looking at it both ways. Preserve the historic house and smaller units- will write in as a condition. Still more work on the common open space.  Ms. McCall-Taylor suggested the applicant submit three names for the project. There is already a School House Lane in town.  If the street is not a through street at least add a walking path, perhaps following the existing drive. Mr. Larson said a pathway is being considered.  What is the size of the units? Mr. Barons said they are proposing approximately 2,600 square foot of living space with a smaller footprint.  Cap the building height to less than 40 feet and specify the square footage of the units. Mr. Canale read parts of the letters received by the Board. Audience Comments:  Mark Barons has engaged neighbors from the start and responded to some concerns, curb appeal very important. Ten houses is too dense, seven or eight houses may work. Runoff is an issue as well as ground water as was demonstrated when three geo-thermal wells and one irrigation well were dug. Don’t make all units the same ( do not like Journey’s End),  Impressed with process and like the way the plan is evolving, drainage issues lead to the turnover of neighbors. In March and April there are water problems- two to three inches in the barn; do not want to see surface retention - cover it; do not want second attached dwelling; keep school house unique; agree the Lincoln Street access is extremely steep and has bad sight lines. Maximum square footage for five units versus these. 5 x 7,200 Page 4 Minutes for the Meeting of October 10, 2012 square foot + 20% (no limit on conventional unit size) 36,000+ 7,200= 43,200 square feet.  Traffic and parking issues raised last time and still believe, favor fewer units between five to ten units, drainage an issue on site.  Plan may show drives for 74 and 76 Middle Street across from the project in wrong place or missing, more variety of architecture within development, density issue- a lot of impervious surface and structures, snow removal.  Affordable unit- will it be handicapped accessible? Board and Staff Comments:  Have you looked at headlights? Mr. Larson said not yet; the drive was conceptual 18 -20 feet.  There is more detail than usual on a sketch, general approach is a PBD, go to preliminary; focus on water, drainage, stormwater; units smaller in this type of development; continue the dialogue with neighbors.  Skeptical of overall density, in favor of affordable housing, but not here as too dense, uncomfortable fit into neighborhood, out of scale.  It is very dense, pleased to see smaller units, bow to neighbors regarding duplexes, this is a development of the future and need to accept more density, consider combining, discuss with neighbors whether should shield from street or face street, the greater the diversity or appearance the better.  Density too high and traffic impacts if it is ten units and want two affordable units, units are very close together, five large homes with three barns that are smaller units, more play space. Mr. Larson said there are many comments about density and will continue to look at it. The curved driveway and, house not parallel to the road make density less visible to Middle Street.  What about two affordable units? Too much stuff now will have to improve to get vote. Preservation of historic, less imposing, see affordable unit, do not want conventional. 10% affordable is fine. Address integrity of historic house. Allow nine units with one affordable unit. Minutes for the Meeting of October 10, 2012 Page 5 **************************ZONING BYLAWS REWRITE************************** Sections 1-4: The Board generally favors the changes made for sections 1 to 4 and went through the draft page by page. They will still need to decide how to handle the RM district. ***********************************MINUTES********************************** On a motion duly made and seconded, it was voted, 5-0, to approve the minutes as amended for September 12, 2012. ******************************** BOARD REPORTS***************************** Mr. Zurlo said that Vision 20/20 is taking the initiative to do a town-wide survey and would like to include the Planning Board in preamble as an interested part. On a motion duly made and seconded, it was voted, 5-0, to support the paragraph for the survey. Mr. Canale has been asked to serve on the town’s team to discuss a TIF for Vistaprint and its expansion to 3 Ledgemont. MAPC fall council meeting on October 24, 2012 at 8:30 a.m, in Boston. On a motion duly made and seconded, it was voted to adjourn the meeting at 10:58 p.m. The meeting was recorded by Lexmedia. The following documents used at the meeting can be found on file with the Planning Department:  Agenda Item Summary and Staff recommendation for Lincoln and Middle Street Development sketch plan for Public benefit Development Plan (1 page).  Agenda Item Summary and Staff recommendation for 186-192 Woburn Street (2 pages).  Plan of Land for Lincoln/Middle Street., dated September 23, 2012 (1 page).  Agenda Item Summary and Staff recommendation for Journey’s End (2 pages).  Mr. Hornig’s proposed changes to sections 1-4 of the zoning bylaws (9 pages).  Memorandum regarding 292 Massachusetts Avenue to David George from Maryann McCall-Taylor (1 page). Michelle Ciccolo, Clerk