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PLANNING BOARD MINUTES
MEETING OF FEBRUARY 12, 2014
A regular meeting of the Lexington Planning Board, held in the Selectmen’s Meeting Room, was
called to order at 7:00 p.m. by Chairman Charles Hornig, with members Richard Canale, Greg
Zurlo, and Michelle Ciccolo and planning staff Maryann McCall-Taylor, Aaron Henry, and Lori
Kaufman present. Nancy Corcoran-Ronchetti was absent.
************************DEVELOPMENT ADMINISTRATION*********************
111 and 119 Laconia Street, sketch plan 2:
Bill Eycleshymer and Michael Walsh, applicants, Rick Waitt, Mike Novak, project manager and
Jeff Thoma, landscape architect, were present at the meeting. Michael Novak said that some
options that could be considered for this site could be either two tear downs and rebuilds or a
conventional subdivision plan. Both proposals would create two large houses that would not fit in
with the character of the neighborhood.
Mr. Novak explained based on suggestions from the Planning Board at the last meeting the team
concentrated on moving forward with four dwellings and new layouts that would fit in with the
neighborhood. The current Laconia Street setbacks were 34.5 from the street and an average of
37.5 feet from dwelling to dwelling. Two options were presented tonight were as follows; Option
A would have 65 foot setback from the property line to the dwelling; Option B would be 35 foot
setback from the property line to the dwelling; and both options would have 35 foot setbacks
from the street.
Mr. Toma said a balanced Housing Development (BHD) would be the best option for this site.
Option A would have four dwellings with the driveways outside the units relocating units three
and four further from the abutters and 65 feet away from property lines, reduced the curb cuts
from three to two, and move all units to create more useable open space. Option B would have
four units with shared driveways in between the dwellings and the 4100 square foot units would
be moved to the back with the garages included within the footprints. The smaller units would be
35 feet from the property line and also created more useable open space.
Page 2 Minutes for the Meeting of February 12, 2014
Board Comments:
This proposal would not fit with the character of the neighborhood it created the
appearance of two houses being stuck in someone’s backyard.
The challenge of making a duplex would be trying to make it fit into the character of
Laconia Street.
These proposals would be too much density for the site, consider the Associate Members
submittal. Mr. Novak said after briefly looking at the submittal it did not consider the
BHD ratios, the existing vegetation, and the grading shown would remove more of the
vegetation. Mr. Novak said the goal was trying to reduce the amount of grading needed.
Four houses would be too many units on this site and two 4100 were still very large
houses. It would be better with three of the four homes being modest.
Like the common open space.
If the applicant proceeded with four units there would need to a strong rationale presented
on the benefits of this proposal as opposed to two teardowns.
Could this be done with one curb cut a single shared driveway? “Mike Novak said it
would be going back to conventional subdivision plan.”
Do not believe two large units would work on this project.
Audience Comments:
The developer was cramming a lot on to this site and it would be unlikely that the large
units would work at this location.
The Laconia Street and Ridge Road intersection was already dangerous and this would
increase street traffic and put more stress on the bad intersection and create safety issues.
The decks on the sides of the units would take away all the privacy.
Disappointed with the four structures why not make three structures with 100 foot
frontage on each lot to try to save the character of Laconia Street.
This plan would create the appearance of backyard houses and duplexes not consistent
with what already exists. This increased density on this site would not be consistent with
what currently exists in the neighborhood.
Would like to see two new houses that would be 2,000 square feet each for empty nesters
but this plan would be too much density for this site.
Mr. Waitt asked the Board for more guidance regarding the number of buildings/units, curb cuts
and access requirements and would work with staff on those options for a potential new proposal.
Minutes for the Meeting of February 12, 2014 Page 3
Mr. Hornig said the applicant could build two buildings by right without coming back to the
Planning Board. There would be notification if the applicant returned to the Planning Board.
**************ZONING BYLAW AMENDMENTS DRAFT MOTIONS *****************
Citizens Petition, update:
The Board discussed the citizen’s petition for three articles to amend the Zoning Bylaws to be
brought before 2014 Annual Town Meeting. Staff was working with the petitioner to prepare for
the public hearing on February 26, 2014. There were questions regarding the parking
requirements that would need to be addressed.
Planning Board Articles:
Article 30: Medical Marijuana Treatment Centers:
The Board reviewed the draft motion and discussed the buffer zone and wanted to hear from the
community on the preference of locations for this use. The Board of Health was in charge of
creating the regulations and would be using the Boston regulations as their model and would take
up the matter in April. The motion for the public hearing should be as expansive and
controversial as possible to bring a response from the community and determine what would be
appropriate based on public response.
Article 31: Site Plan Review for Projects over 10,000 square feet:
The Board discussed the draft motion and would present as submitted, which would bring some
special permits before the Planning Board for site plan review.
Article 32: Technical Corrections:
The Board approved the technical corrections submitted by staff in the draft motion.
On a motion duly made and seconded, it was voted, 4-0, to bring forth the three draft motions as
discussed to the Public Hearing in two weeks.
************************DEVELOPMENT REGUALTIONS ************************
Progress Update:
The subdivision section of the development regulations was very close to being finished. Staff
met with Engineering to discuss the street standards, and the Engineering Department would be
looking at revising the street standards to come closer to what was being proposed in the draft
regulations.
Page 4 Minutes for the Meeting of February 12, 2014
The Board would have a discussion of the draft development regulations on February 26 and a
public hearing on March 12.
**********************************MINUTES***********************************
On a motion duly made and seconded, it was voted, 4-0, to approve the minutes of January 8,
2014, as submitted.
********************************STAFF REPORTS******************************
The Board will be meeting on February 26 and have the public hearings on the Zoning Bylaw
changes, there was an ANR for the Busa land purchase regarding the affordable housing lot to
come before the Board and on March 12 the Economic Development Officer will provide updates
on Parking Management and Economic Development.
The Board will be meeting at 6:00 p.m. before Town Meeting starting March 24.
********************************BOARD REPORTS******************************
Mr. Hornig said the Board of Appeals approved the variance for Moreland Avenue and the Board
maybe hearing from the developer for Edna Street soon. The applicant would have to file a
subdivision plan and Mr. Henry would be speaking with the applicant regarding that matter.
Ms. Ciccolo said the active streets legislation made its way into the Transportation Bond Bill and
the name was changed to Complete Streets and was currently being reviewed by the Senate as
released and approved by the House.
On a motion duly made and seconded, it was voted, 4-0, to adjourn at 9:02 p.m.
The meeting was recorded by Lexmedia.
The following documents used at the meeting can be found on file with the Planning Department:
Memorandum from staff regarding 111-119 Laconia Street, dated February 7, 2014 (1
page).
Sketch plan set for 111-119 Laconia Street, dated December 11, 2013 (3 pages).
Cover letter regarding and application for 111-119 Laconia Street, dated January 31,
2014 (8 pages).
Minutes for the Meeting of February 12, 2014 Page 5
Letter from Ginna Johnson regarding 111-119 Laconia Street, dated February 10, 2014 (3
pages).
Sketch plans A & B for 111-119 Laconia Street, dated January 31, 2014 (3 pages).
Massachusetts Medical Use of Marijuana Program (8 pages).
Draft articles 30, 31 and 32 for the 2014 Annual Town Meeting (7 pages).
Richard Canale, Acting Clerk