HomeMy WebLinkAbout2021-04-20-SPRD-min Special Permit Residential Development(SPRD)
Meeting Minutes of April 20,2021
Special Permit Residential Development(SPRD)Ad-hoc Committee Members present for the Public
Meeting:Jill Hai, Chair;Joyce Murphy;Wendy Manz; Scott Cooper;Taylor Carroll Singh; Richard Perry;
Matt Daggett; Heather Hartshorn
Lexington Staff present for the Public Meeting: Carol Kowalski,Assistant Town Manager for
Development; and Amanda Loomis, Planning Director
Jill Hai, Chair of the Special Permit Residential Development(SPRD)Ad-hoc Committee, called the
meeting to order and read the Executive Order of March 12, 2020, allowing the meeting to meet
remotely.
1. Discussion of"driveby" comparisons
Jill Hai, Chair, provided a brief overview of the recent site visits to various new residential
development projects within the area. Wendy Manz provided a brief overview of her travels to
several residential projects and provided feedback relative to the site layouts and features.
2. Alternative Development Examples, Discussion of Goals of SPRD, Discussion of SPRD next
steps
Jill Hai, Chair, requested an overview of findings from a build-out analysis, a comparison of the
Ted Brovitz and Charles Hornig drafts, examples of small Newton projects, and
recommendations to move forward. Amanda Loomis presented a PowerPoint Slide with slides
entitled
• Alternative Development Example, included a review of Grove Street—Liberty Ridge, 53
Hancock, 15-17 Fairland Street—Fairland Commons, 376 Lincoln Street-73 Middle Street
(Pony Brook)
• Clusters, Ms. Loomis discussed features of clusters,which included increased sustainability
options, preservation of open space/farms, establishing neighborhoods, and increased
design flexibility.
• General Review,which includes a review of the proposed purpose & Intent, Compliance,
and Review
• Minimum Requirements, a comparison of the Brovitz and Hornig draft bylaws
• Redevelopment—Preservation, Ms. Loomis presented a series of small projects in Newton
that allowed for multifamily, historic preservation, etc. (addresses: 336 Newtonville Ave,
Newton; Corner of Newtonville Ave and Harvard Street(355 Newtonville Ave and 32
Harvard Street);416-418 Newtonville Ave, Newton; 886 Watertown Street, Newton; 888-
898 Watertown Street, Newton; 902-904 Watertown Street, Newton; 1110 Chestnut Street,
Newton; and Clarks Hill, Framingham). Ms. Loomis highlighted good design features that
should be considered for Lexington's bylaw.
• Review of main points for consideration by the SPRD Ad-hoc Committee to provide direction
for a merged bylaw.Topics for discussion
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o Affordable and Workforce Housing, Ms. Loomis provided a review of several
communities (Brookline, Needham,Arlington, Bedford, and Natick), in addition to the
Area Median Income (AMI) scale.
o Open Space, Natural Resources, Historic Structures, Historical Resource Preservation
o Diversity of Housing- Ms. Loomis discussed the options for a common lot and individual
lot, calculation vs. proof plan, unit size, affordable and workforce size, and quality
o Permitting Process (by-right vs. special permit)—Ms. Loomis discussed an alternative to
a conventional subdivision, setting clear expectations for developers, a consistent
review process by the Planning Board, and a diversity of options.
o Definitions—a discussion relative to the addition of new definitions for the bylaw.
Ms. Loomis requested that the members of the SPRD Ad-hoc Committee provided guidance,
input, etc., on five (5) main points identified above. Comments were included in the PowerPoint
on a whiteboard.The five (5)topics include:
1. Affordable and Workforce Housing
2. Open Space, Natural Resources, Historic Structures, Historical Resource Preservation
3. Diversity of Housing
4. Guidance for Permitting
5. Permitting Process (by-right vs. special permit)
6. All Other Topics for Discussion
Ms. Hai moderated the discussion to allow for input to be provided by the SPRD Ad-hoc
Committee members. Ms. Hai requested comments from the SPRD Ad-hoc Committee.The
SPRD Ad-hoc Committee provided the following input.
• Matt Daggett requested clarification regarding 6.9 vs. 6.12,the charge of the SPRD Ad-
hoc Committee, and a request for the review of the 2017 and 2018 bylaw drafts
presented to the Town Meeting.
• Scott Cooper provided input regarding lot size,which is dependent on a by-right vs. a
special permit option.
• Mr. Daggett provided feedback regarding the use of the proof plan for the
determination of project density. In addition, Mr. Daggett provided a recommendation
for the development of a calculation to determine a project density.
• Ms. Hai provided input relative to set a minimum for affordable and workforce housing,
break out the different levels of AMI,workforce units included, and is there a cap for the
workforce.
• Taylor Singh requested clarification regarding affordability in Wellesley. In addition, Ms.
Singh provided feedback on what she would like to see relative to affordable
requirements in Lexington.
• The SPRD has a brief discussion regarding a sliding scale for increased affordable
requirements as a density bonus—affordable—workforce housing options.
• Joyce Murphy requested clarification as to Town real estate taxes adjusted for
affordable housing.
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• Richard Perry provided a developer's perspective relative to affordable housing units.
Mr. Perry noted that twenty(20) percent is challenging to achieve and recommends
starting at ten (10) percent.
• Heather Hartshorn requested that the SPRD Ad-hoc Committee focuses on precise
details (density, design, opens pace, historic preservation, etc.) of the bylaw rather than
affordable housing. Once such details were determined,then determine the affordable
housing component of the bylaw.
Ms. Hai provided a summary of what was heard and the next steps forward relative to the
affordable component of the discussion.
Ms. Hai moved on to the Open Space, Natural Resource, Historic Structures, Historical Resource
Preservation topic. Ms. Hai noted the exemption of historic structures and open space have the
non-buildable area for the calculation. Mr. Daggett provided feedback on this topic and the
SPRD Ad-hoc Committee's Value Statements, including universal design and downsizing in
Lexington.
Ms. Hai noted the limited time left in the meeting, and briefly covered the topics of density and
permitting process (neighborhood input). Ms. Loomis provided a brief review of neighborhood
input on projects and getting information out to people.
Ms. Hai provided a review of the meeting and the next steps moving forward.
Mr. Perry stated that a full discussion on by-right vs. special permit was not discussed. Mr. Perry
stated that he favored the by-right option but wanted to know what other communities do. Ms.
Loomis provided a review of other communities.
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