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HomeMy WebLinkAbout2014-11-05-PB-min PLANNING BOARD MINUTES MEETING OF NOVEMBER 5, 2014 A regular meeting of the Lexington Planning Board, held in the Selectmen’s Meeting Room, was called to order at 7:01 p.m. by Chairman Charles Hornig, with members Nancy Corcoran- Ronchetti, Richard Canale, Timothy Dunn, and Ginna Johnson, and planning staff Maryann McCall-Taylor, Aaron Henry and Lori Kaufman present. The meeting was recorded by Lexmedia. DEVELOPMENT ADMINISTRATION ********************************************** PUBLIC HEARING 11 Suzanne Road, Special Permit Modification : Mr. Hornig called the public hearing to order at 7:01 p.m. Present were Mike Novak, senior project manager from Meridian Associates, Ben and Anna Solky, applicants, and Mark Hirshman project architect. Mr. Novak explained that the request was for a modification of a special permit granted in 2007. The request was to increase the Gross Floor Area from the existing 7,399 to 8,249 square feet. The application proposed the construction of a detached garage, a covered walkway connecting the garage to the existing house, and the addition of turnaround to the driveway. Mr. Solky explained that the proposal would create space to meet the family’s needs. The proposed garage would fall outside of the permit’s 2007 building envelope. The existing subsurface infiltration system would be updated to mitigate the runoff from the proposed improvements. Mr. Solky reached out to the neighbors, several of which were present to show support. Board Comments:  What currently exists? A small two car garage.  Would the existing garage continue to be used only as a garage? Yes, and that could be put in writing.  What would be the surface area with the new garage? 3,450 square feet.  The landscape easement was to be modified for lot 2 to allow vehicle access as it was to provide frontage on Suzanne Road. That potential zoning violation would have to be addressed. Audience Comments:  The abutting neighbor said when the property was purchased from Mr. Butler it was only to be a three foot pedestrian access and they did not want a drive there. Page 2 Minutes for the Meeting of November 5, 2014  The neighbors have lived there 45 years and the applicant made substantial improvements to the property and were great neighbors and they supported the applicant’s proposal. Board Comments:  The Board encourages builders to not build to the maximum to allow for future expansion. This proposed plan would be a problem but maybe a one–car garage would be ok.  There was concern that there was a very clear building envelope in the approval and now a short time later the applicant was requesting a change. The preference would be to make the changes within the building envelope.  Had another location been considered? Yes, but it would be too tight to make a turn and a one-car garage would look funny.  This change would make this a very large house. Board Members had an issue with the proposal because of the scale of the neighborhood. A motion was made to approve the modification to the special permit as requested and was voted, 3-2, (Mr. Canale and Ms. Johnson opposed). The motion failed as it required four votes for approval. The Board recommended the applicant work with staff to find a workable solution. The public hearing was closed at 7:30 p.m. 16 Kimball Road, Street Determination: Mr. Russell Busa of Sterling Homes Development Corporation was present for the applicant Mr. Jonathan Lonczak who was present in the audience. The Board discussed the condition of Kimball Road in the vicinity of 16 Kimball Road, based on the applicant’s proposed improvements, staff’s recommendations, and photos taken on a visit to the site. , On a motion duly made and seconded, it was voted5-0, the portion of Kimball Road in the vicinity of 16 Kimball Road, was not presently of adequate grade and construction but would be when the conditions in the staff memo plus the following waivers and conditions were met and completed: Minutes for the Meeting of November 5, 2014 Page3  Allow a waiver of timing so if a CO would be needed before the work was completed the applicant could come back before the Board and provide surety for the completion of the project.  The Cape Cod berm would not skip the bricks. 495 Lowell Street, Landscape changes: Mr. Todd Cataldo, the applicant and Jeff Thoma, landscape architect were present and submitted a proposed change to the landscape plan. The change would was to swap out plantings and appeared to be a minor change. On a motion duly made and seconded, it was voted, 5-0, the changes to the landscape plan were minor changes. On a motion duly made and seconded, it was voted, 5-0, to approve the new landscape plan with a required substitution of merserve holly for some deciduous shrubs for a total of twelve (three per house). Pine Meadow Farm, Lot 1 ISR to 20%: Mike Novak from Meridian Associates was representing the applicant who could not be present. The owner of Lot 1 (3 Martingale Road) would like to add an in-ground pool and pool house, a permeable paver patio and infiltration trench behind the pool on their property. This would increase the impervious surface on the lot from 17.9% to 20.9%. Board Concerns:  Where would the excess water from the pool go? It would go into the permeable pavers or an alternative system could be proposed.  The limit of work (LOW) line would need to be modified.  Was there any discussions with abutters? None yet, that would be would be done through the Notice of intent (NOI) with the Conservation Commission where abutters would be notified and was scheduled for December 1.  There was concern with the LOW line and if this was determined to be a minor change abutters would not be able to weigh in.  The abutting properties seem very close right now and this could change the quality of the spaces and life. Put the foot prints of abutter’s living spaces on the plans to show how close to the abutter’s outdoor living spaces this addition would be. Page 4 Minutes for the Meeting of November 5, 2014  Encroachment into the LOW area was a concern unless there was full support of the neighbors and extra screening provided. Should the Board determine if this was a major or minor modification now or would you prefer to speak with your applicant first? December 1 would be the Conservation meeting and then you could come back to the Board on December 3 to move forward as either a public hearing in January or try for a minor modification. Mr. Novak said he would speak with his client and advise staff as to how the applicant would like to proceed. Pine Meadow Farm, Completion Request: There was $10,500 remaining in the performance guarantee for Pine Meadow Farm. Engineering was satisfied with the road construction and the all change orders have been completed. It was noticed that a fair number of trees that were slotted to be preserved were not there on the ground, the Lot 12 yard looked like it was extending into the LOW line, but couldn’t be confirmed because the corner stakes were not visible, and the pathway started in the grass surface and transferred into a mulch surface which could be dangerous and a tripping hazard. The Town was looking into utilization of that easement and it would then be modified. The applicant had requested the release of the remaining $10,500 securing the infrastructure work for the Pine Meadow Farm development. On a motion duly made and seconded, it was voted, 4-0-1 (Mr. Hornig abstained), to release the Town’s interest in the performance guarantee for the development at Pine Meadow Farm as the project was complete per the plans. Cornerstone Way, Completion Request: The applicant had completed the development and was in substantial compliance with the approved special permit decision and accompanying plans. The Town inspected the work and was satisfied with the development and recommended closing it out. There was one issue regarding the size of the sign announcing the path was a private way and may not be in compliance with the zoning bylaw. That matter should be forwarded to the Zoning Administrator. Minutes for the Meeting of November 5, 2014 Page5 On a motion duly made and seconded, it was voted, 4-0-1 (Mr. Dunn abstained), the issue regarding the sign for the private path would be forwarded to the Zoning Administrator. On a motion duly made and seconded it was voted, 5-0, that the development be considered complete and the remaining surety to secure the completion of the project be released. ZONING CHANGES ************************************************************** CD-9, 45-65 Hayden Avenue – Changes to Cubist Expansion: Mr. Robert Buckley, attorney, Mr. Brian Piekos, Senior Director, Corporate Finance of Cubist Pharmaceuticals, Inc., Mr. Doug Harnett, Highpoint Engineering, Inc., Mr. John Sullivan, AIA Director of Architecture, Mr. John Connery, and Robert Michaud of MDM Traffic Consultants were present and did various presentations regarding the material on file in the Planning office. Mr. Piekos presented the draft PSDUP dated October 30, 2014 for the CD-9 proposed expansion to the Planning Board. The applicant will file a PSDUP on November 20, 2014 in preparation for the 2015 Town Meeting, but wanted input from the Planning Board prior to that filing. Board Comments and concerns:  More information was needed on why the applicant was seeking a phase 2 increase now;  Mostly laboratory space now what would be in the new building envelope;  What uses would be proposed?  The number of intersections studied would need to be increased to include the impact to the Town and not just the immediate area by your site.  How would the structure impact the shading of Hayden Woods and there was concern with the tree canopy in the area in comparison to the proposed height of the buildings.  One entrance to the garage may lead to idling and air pollution and could cause some safety issues.  Use only native species of plants since it was near conservation land.  There was no common open space on the campus for employees to congregate it just looked like a group of office buildings.  The Use Table needed a lot of clean up and consider future uses that would be complementary to office space.  The left turn onto Hayden Avenue from the campus drive was disastrous consider some traffic mitigations that do not include detail officers. Page 6 Minutes for the Meeting of November 5, 2014  Do not discuss phasing.  Parking should be included in the gross floor area.  Why were the amenities excluded from the net floor area? Amenities should be included in the development and included in the net floor area.  Be clear on what would be on the side yard adjacent to the residential area.  The height limit was listed as 87 feet leave some wiggle room for the height and the floor area ratio.  Conservation measures should be moved to the MOU.  Be clear that if the lots were to be subdivided what the process would be if there were separate owners. Audience Comments:  Are these buildings biotech or office space? This would be a hybrid of research development and administrative office space.  Spaces for 1000 was for the current space and the additional space would allow how many more people at this location? Phase one would be a maximum of 1500 people and Phase 2 would be another 1000 people for a maximum of 2500 people. The Board will see you again after the PSDUP is filed. Tracer Lane: Staff has reached out to the Tracer Lane property owner and will be meeting with him next week to discuss a proposal they have for their property. LAND USE ********************************************************************** 430 & 432 Concord Avenue-Decline option to purchase upon removal from 61 A: On a motion duly made and seconded, it was voted, 5-0, to recommend to the Board of Selectmen to not exercise its right to purchase the property. BOARD SCHEDULING *********************************************************** The next meeting will be November 19 at 201 Bedford Street at 7:00 p.m. to discuss the Commercial Zoning District Line Adjustments. Minutes for the Meeting of November 5, 2014 Page7 STAFF REPORTS **************************************************************** There will be a public meeting on November 18 to discuss the South Lexington Traffic Report. Staff will notify the applicants of the CD-9 rezoning proposal of this meeting. BOARD REPORTS **************************************************************** There is a new working group the Transportation Safety Group and TSAC has been dissolved. MINUTES ********************************************************************** On a motion duly made and seconded, it was voted, 5-0, to approve the revised minutes of October 1, 2014. On a motion duly made and seconded, it was voted, 5-0, to approve the executive session minutes of October 1, 2014, and not release them. On a motion duly made and seconded, it was voted, 5-0, to adjourn at 10:23 p.m. The following documents used at the meeting can be found on file with the Planning Department:  Agenda item Summary and Staff recommendations regarding 16 Kimball Street and pictures from site visit (4 pages).  Letter from SH Sterling Homes, dated October 8, 2014, regarding 16 Kimball Street (2 pages).  Memorandum from staff dated October 27, 2014 regarding 495 Lowell Street (1 page).  Landscape plan for 495 Lowell Street, dated 10/21/14 (1 page).  Agenda item Summary and Staff recommendations regarding Pine Meadows Farm determination of major/minor change, dated October 10, 2014 (1 page).  Site plan of land for Pine Meadows Farm and information on pervious pavers submitted by the applicant (7 pages).  Agenda item Summary and Staff recommendations regarding Pine Meadows Farm project Completion and release of Performance guarantee, dated October 14, 2014 (1 page).  Street Acceptance Plan of land for Pine Meadows Farm dated October 14 (1 page).  Agenda item Summary and Staff recommendations regarding Cornerstone Way project Completion and release of Surety, dated October 14, 2014 (1 page). Page 8 Minutes for the Meeting of November 5, 2014  Application for Completion of Cornerstone Way, dated October 8, 2014 (8 pages).  Letter from Alan Wrigley regarding the sale of 430 and 432 Concord Avenue, dated October 17, 2014 (1 page).  Agenda item Summary and Staff recommendations regarding 11 Suzanne Road special permit amendment, dated October 10, 2014 (1 page).  Letter from Michael Novak of Meridian Associates regarding 11 Suzanne road amendment to special permit dated September 12, 2014 (8 pages).  Draft PSDUP for Cubist Campus expansion, dated October 14, 2014 (63 pages). Timothy Dunn, Clerk