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HomeMy WebLinkAbout2008-01-08-DAC-MINLEXINGTON DESIGN ADVISORY COMMITTEE Meetin Minutes: g January 8, 2008 Present: Colin Smith (Chair), Alenka Slezak, Timothy Lee, Ginna Johnson Scribe: Colin Smith Call to Order: The Meeting was called to Order at 7:30PM. Approvals: December 4, 2007 Minutes Presentations/Review: 125 Spring Street: Patriot Partners/Shire Lexington Technology Park The DAC reviewed modifications to the PSDUP (approved by Town Meeting in 2004) for 125 Spring Street, by Patriot Partners I Shire. It should be noted that the DAC is largely concerned about the proposed design as it relates to Building 200 and adjacent parking facilities. Building 400: 1. The siting and building design layout was reviewed and found to be acceptable. 2. The height of the proposed mechanical penthouse was reviewed and found to be acceptable and there were no significant concerns with respect to the height of equipment ventilation stacks. 3. It was presented to the DAC that the future expansion space will not require additional mechanical penthouse, an element that would become overbearing on the site if it were to expand; the current design takes into account this additional lab area. 4. The proposed parking lotto the north of the building requires significant site grading. The applicant is strongly encouraged to consider structure parking in this location to reduce the impervious area, to centralize parking nearer the main entry, and to reinforce the notion of a common courtyard space for all buildings which was expressed to be of concern. This parking area should be considered as it relates to the concerns with Building 200 expressed below. Site Issues & Building 200: 1. The DAC is very concerned about the impact the proposed parking lot for Building 200 has on the site. While a large parking lot was approved at Town Meeting in the PSDUP, there have been a series modifications made to the site plan that create an additional burden on the front lawn facing Route 2. a. The Gross Floor Area of the development has grown by an additional 60,000 SF since the PSDUP was filed. While the net floor area may be the same as the PSDUP, there is a great site impact. b. Building 400 with it's expansion space has required more parking spaces be moved out of the wooded area and into the front lawn. c. Building 200 has rotated on the site in a way that doesn't allow for the same parking spaces at the front of the building. This has increased the parking requirement on the front lawn. d. A "ring road" has been introduced around the development that increases the impervious area and visual impact along the front lawn. 2. A parking structure in the "piano lot" would greatly reduce the impervious area of the site, centralize parking, screen from public view and create a common entrance courtyard space the applicant expressed an interest in creating for the building fronts. 3. Consideration needs to be given to the location of Building 200 and whether or not it should be flipped with the proposed parking lotto help screen and centralize the parking. 4. The Town needs to work very closely with the applicant to determine the exact number of parking spaces required, in an effort not to overbuild the site 5. The office parks along Route 2 & 128 in Lexington are screened well and sensitively located within their context. There are very few examples of large parking lots along the highway in Lexington and the DAC feels this is a very dangerous precedent to set for future development and specifically protect Route 2 as a gateway to and from the National Park/ Walden Pond, this project is a good place to start. Signage: 1. There were no issues with the sign package as presented, except to say that internal illumination is discouraged and if the signs are to be lit, light fixture cut sheets should be provided for review. The Design Advisory Committee recommends Building 400 be approved with the above-mentioned comments. As the next phase of development (Building 200 & parking lot) gets underway, the applicant is strongly encouraged to work with the DAC, well in advance of upcoming Board of Appeal Hearings, on developing a site design strategy that is more sensitive to Lexington's context. 1 Cranberry Hill- Sprint Wireless Antennae Installation The DAC reviewed the proposal and there were no issues. 2 Morgan Road- Sprint Wireless Antennae Installation- The DAC reviewed the proposal and there were no issues. 440 Bedford Road The DAC found the placement of the new restaurant and related site modifications and additions to be suitable as there is no further encroachment towards the wetland along the south property line and, for the most part, the project is working within the existing footprint. The committee would prefer that the green space along Bedford Street not be reduced by new parking but understand the existing site conditions and that parking requirements need to be met. If there is a way to reduce the impact the applicant should explore those options. The committee would like to see an upgrade from concrete and bituminous curbing to granite curbing. Because the front doors open out the committee suggests that the sidewalk along the building and at the entrance be increased in depth by 1'-0" to 2'-0". This will create a landing at the front door and allow for better pedestrian circulation along the building. The committee would like the trees over 4" in caliper size being removed to bereplaced ortransplanted on-site as part of the new planting installation. We encourage the applicant to use native plant material wherever possible especially within wetland buffer zones. The committee would like to see an increase in the amount and size of the proposed planting, especially trees. We suggest resubmitting the final planting plan for review. The committee would like to see additional information for all proposed exterior lighting fixtures and signage. The proposed freestanding sign should be located in the same location or no closer to Bedford Street then the existing sign. The sign should not exceed the existing sign height and the width and depth be reduced proportionally. The center "99" logo on the building mounted sign exceeds the 3'-0" height limitation for mounted signs and should be reduced to conform. Both signs should be illuminated externally. Because this submittal was at a reduced size it was difficult to review the proposal in detail. We would like the applicant to resubmit an updated full size set for further committee review at the appropriate time. The Design Advisory Committee recommends this project be approved with the comments outlined above. 675 Lowell Street- Wall Sign The DAC reviewed the proposal and there were no issues. 24 Hartwell Avenue- Freestanding Sign The DAC reviewed a proposal for a new freestanding sign at 24 Hartwell Avenue. The overall size of the sign (not including the existing brick base),10'-6" long x 22" wide x 5'-0" high is very large and a smaller scaled down version closer to the size of the existing sign is strongly recommended (in the order of 20%, proportionally, 8'-6" long x 18" wide x 4'-0" high). To meet these size recommendations we strongly suggest eliminating the tenant lines on the lower portion of the sign and limit the sign information to the primary tenant and the street address. We also suggest limiting the sign fonts to two, primary tenant and general information such as the street address. Existing brick base is acceptable in size and material and can be kept or replaced in kind. The sign is proposed to be illuminated with existing in-ground fixtures, which is acceptable. Final material and color selections should be submitted along with a revised drawing to the DAC for review and approval. The Design Advisory Committee recommends this project be approved with the above-mentioned comments. Other Business: None Adjournment: The meeting was adjourned at approximately 10:00PM. Next Meeting: Scheduled for Tuesday March 4, 2008 @ 7:30PM. Cc: Board of Selectmen Wendy Manz, Planning Board Liaison LEXINGTON DESIGN ADVISORY COMMITTEE January 9, 2008 To: Board of Appeals Re: 1 Cranberry Hill & 2 Morgan Road- Sprint Wireless Antennae Facilities At its regular meeting on January 8, 2008, the DAC reviewed a submittal for two new wireless antennae facilities located at 1 Cranberry Hill and 2 Morgan Road. There were no issues or concerns with the proposal. The new equipment shall be painted to match the existing installations. The Design Advisory Committee recommends these projects be approved. Respectfully submitted, Colin P. Smith AIA, Chairman Lexington Design Advisory Committee Cc: Board of Selectmen LEXINGTON DESIGN ADVISORY COMMITTEE January 9, 2008 To: Board of Appeals Re: 24 Hartwell Avenue- Freestanding Sign The DAC reviewed a proposal for a new freestanding sign at 24 Hartwell Avenue. The overall size of the sign (not including the existing brick base),10'-6" long x 22" wide x 5'-0" high is very large and a smaller scaled down version closer to the size of the existing sign is strongly recommended (in the order of 20%, proportionally, 8'-6" long x 18" wide x 4'-0" high). To meet these size recommendations we strongly suggest eliminating the tenant lines on the lower portion of the sign and limit the sign information to the primary tenant and the street address. We also suggest limiting the sign fonts to two, primary tenant and general information such as the street address. Existing brick base is acceptable in size and material and can be kept or replaced in kind. The sign is proposed to be illuminated with existing in-ground fixtures, which is acceptable. Final material and color selections should be submitted along with a revised drawing to the DAC for review and approval. The Design Advisory Committee recommends this project be approved with the above-mentioned comments. Respectfully submitted, Timothy D. Lee ASLA, Committee member Lexington Design Advisory Committee Cc: Board of Selectmen LEXINGTON DESIGN ADVISORY COMMITTEE January 9, 2008 To: Board of Appeals Re: 440 Bedford Street -Proposed Ninety-Nine Restaurant At its regular meeting on January 8, 2008, the DAC reviewed a submittal for the project referenced above. The committee found the placement of the new restaurant and related site modifications and additions to be suitable as there is no further encroachment towards the wetland along the south property line and, for the most part, the project is working within the existing footprint. The committee would prefer that the green space along Bedford Street not be reduced by new parking but understand the existing site conditions and that parking requirements need to be met. If there is a way to reduce the impact the applicant should explore those options. The committee would like to see an upgrade from concrete and bituminous curbing to granite curbing. Because the front doors open out the committee suggests that the sidewalk along the building and at the entrance be increased in depth by 1'-0" to 2'-0". This will create a landing at the front door and allow for better pedestrian circulation along the building. The committee would like the trees over 4" in caliper size being removed to be replaced or transplanted on- site as part of the new planting installation. We encourage the applicant to use native plant material wherever possible especially within wetland buffer zones. The committee would like to see an increase in the amount and size of the proposed planting, especially trees. We suggest resubmitting the final planting plan for review. The committee would like to see additional information for all proposed exterior lighting fixtures and signage. The proposed freestanding sign should be located in the same location or no closer to Bedford Street then the existing sign. The sign should not exceed the existing sign height and the width and depth be reduced proportionally. The center "99" logo on the building mounted sign exceeds the 3'-0" height limitation for mounted signs and should be reduced to conform. Both signs should be illuminated externally. Because this submittal was at a reduced size it was difficult to review the proposal in detail. We would like the applicant to resubmit an updated full size set for further committee review at the appropriate time. The Design Advisory Committee recommends this project be approved with the comments outlined above. Respectfully submitted, f Timothy D. Lee ASLA, Committee member Lexington Design Advisory Committee Cc: Board of Selectmen LEXINGTON DESIGN ADVISORY COMMITTEE January 9, 2008 To: Board of Appeals Re: 675 Lowell Street- Dollar Tree Wall Sign At its regular meeting on January 8, 2008, the DAC reviewed a submittal for an internally illuminated wall sign. The overall size of the sign is acceptable and while internally illuminated signs are not permitted, it is consistent with other signs in the shopping center... all of which fall across the town line in Burlington. The Design Advisory Committee recommends this project be approved. Respectfully submitted, Colin P. Smith AIA, Chairman Lexington Design Advisory Committee Cc: Board of Selectmen LEXINGTON DESIGN ADVISORY COMMITTEE January 9, 2008 To: Board of Appeals Re: 130 Pleasant Street- Lexington Montessori School Freestanding Sign At its regular meeting on December 4, 2007, the DAC reviewed a submittal for a new freestanding sign at 130 Pleasant Street for the Lexington Montessori School. The location of the sign on the site was found to be acceptable and while there was much discussion centered around the shape and orientation of the sign, it was found to be acceptable. The applicant is encouraged to reduce the amount of content on the sign, perhaps eliminate "Toddler~Middle School" and increase the size of the address text for clearer identification. Signs should be clear and concise; too much information on a sign panel can be confusing to individuals reading the sign while they're driving. By removing this content, the sign can be reduced in height 4"-6". If the sign is to be illuminated, specifications shall be submitted for review & approval. The Design Advisory Committee recommends this project be approved with the above-mentioned comments. Respectfully submitted, Colin P. Smith AIA, Chairman Lexington Design Advisory Committee Cc: Board of Selectmen