HomeMy WebLinkAbout2021-07-14-SPRD-min Special Permit Residential Development (SPRD)Joint Meeting with the Planning Board
Meeting Minutes of July 14, 2021
Special Permit Residential Development (SPRD) Ad-hoc Committee Members present for the
Public Meeting:Jill Hai, Chair;Joyce Murphy; Scott Cooper; Taylor Singh (Clerk); Betsey Weiss,
Charles Hornig, Richard Perry, Wendy Manz
Planning Board Members present for the Public Meeting: Charles Hornig (Chair), Bob Creech,
Bob Peters, Melanie Thompson, Micheal Schanbacher and Micheal Leon (Associate)
Lexington Staff present for the Public Meeting: Amanda Loomis, Planning Director
Jill Hai, Chair of the Special Permit Residential Development (SPRD) Ad-hoc Committee, called
the meeting to order at 8:15pm
Jill Hai announces the Select Board has appointed Wendy Manz, previous liaison to SPRD
Committee from the Capital Expenditures Committee, as new voting member of SPRD
committee, replacing Matt Daggett.
1. Joint Review and Discussion with the Planning Board
Charles Hornig provides overview of current draft of OSRD bylaw.
Charles Hornig notes that same as the SPRD bylaw, one needs two lots in a proof plan.
Micheal Leon asks about public water and sewer and Charles Hornig responds that Lexington has never
seen an SPRD proposal with a septic tank.
Bob Creech wants the OSRD bylaw to require use of sustainable development techniques.
Charles Hornig noted the average GFA of all dwelling units shall not exceed 2,625 SQ FT which is
essentially equivalent to net floor area of 2,100 SQ FT or less.
Melaine Thompson aksed why the change from 2,100 to 2,625 SQ FT and Charles Hornig responded that
larger units were previously suggested and our bylaw assumes net floor area is 80%of GFA.
Melanie Thompson asked how the larger GFA will affect pricing and Charles Hornig responded that the
Manor House units are gross 2,100 SQ FT and those sell for$700/$800k; the smallest units in Lexington's
BHDs are 2,700 SQ FT and are selling for$900k, but notes that he does not follow the market as
carefully as others.
Joyce Murphy added roughly$450/SQ FT for new construction is the going rate.
Jill Hai asserted that the SPRD Committee is seeking smaller units developed.
Bob Creech added the Builders building small units are skimping on storage space. Our planning needs
to allow for sufficient storage space.
Betsey Weiss inquired about what happens to the livable area when a unit has a basement and a garage
and Charles Hornig responded that every house is different.
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Scott Cooper inquired if it would make sense to have a maximum unit size and Charles Horning noted
that the SPRD offered that flexibility to Builders to have different sized units.
Bob Creech noted that one additional parking space for every 4 dwelling units may not be enough.The
Massachusetts OSRD model is looking for large amounts of Open Space; at least 50%;the draft of
Lexington's OSRD bylaw only reuires 35%.
Scott Cooper asked why wetlands cannot be included in the 35% open space and Charles Hornig
responded that wetlands being excluded came from SPRD provisions as wetlands are not useful/usable.
Micheal Leon added that he feels there are going to be a lot of topographically challenged sites and a lot
of steep slopes and there are not effectively useable open space on those sites. Lexington could end up
with unusable spaces working towards a project's 35% open space credit; kind of defeating the purpose
of an open space development.The developments could end up with a lot of units on a lot more small
lots.
Bob Creech noted that this proposal allows for quite a bit of density and he thinks we should include a
lot of open space.
Taylor Singh asserted that the OSRD proposal is a misnomer and would love to see the percentage go
above 35%.
Wendy Manz agreed with Creech, Singh and Leon. Noted that the focus is supposed to be open space.
She said there is opportunity for developers to count unusable land (steep slopes, etc) and that's not a
loophole we want to give them.
Charles Hornig noted that the Inclusionary Housing section is new as of this evening. He said they are
trying to simplify it. At least 10%of the dwelling units in an OSRD shall be eligible for inclusion on the
DHCD Subsidized Housing Inventory.
Charles Hornig noted that they wanted to provide incentives to preserve historic houses by offering GFA
bonus.
Scott Cooper inquired if there is a minimum number of units that have to be developed before the
affordability requirements kick in and Charles Hornig responded that all OSRDs would be subject to the
requirement as we won't see OSRD used for less than 6 units.
Melanie Thompson asked if Town Meeting will require 51%or 2/3rds for approval of this bylaw and
Charles Hornig said 51%.
Melanie Thompson asserted Town Meeting will need visualization of these developments.
Jill Hai asserted that OSRD needs to be more clear for public outreach and that the SPRD Committee has
not yet voted that OSRD is the way to go.
Taylor Singh asked if Planning Board members are aware that this bylaw is by-right and not special
permit and Charles Hornig confirmed that PB members are aware.
Betsey Weiss asked if Richard Perry had weighed in and Richard Perry asserted that we have to have
something that is buildable and economically feasible for developers.
Amanda Loomis noted that it is difficult to get feedback from developers on a bylaw draft that keeps
changing.
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Bob Creech also noted that visuals were needed and wanted an example of height limitations.
Planning Board will put OSRD on the agenda for their 7/28/21 meeting. SPRD members may
attend as individuals. Jill Hai will send poll to set next SPRD mtg.
Richard Perry moved to adjourn the meeting. Jill Hai adjourned the meeting with a roll call vote.
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