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HomeMy WebLinkAbout2022-02-09-SPRD-min RECEIVED 2022 24 lP4 Ib, Z40 R ui n Special Permit Residential Development (SPRD) I OWN CLERK Meeting Minutes of February 9, 2022 LEXINGTON MA Special Permit Residential Development (SPRD) Ad-hoc Committee Members present for the Public Meeting:Jill Hai, Chair; Scott Cooper,Joyce Murphy, Charles Hornig, Richard Perry, Heather Hartshorn,Wendy Manz, Betsey Weiss. Lexington Staff present for the Public Meeting: Carol Kowalski, Assistant Town Manager for Development; Kiruthika Ramakrishnan, Administrative Assistant. Other Attendees: David Trietsch. Ms. Hai conducted a roll call to ensure all the members of the SPRD ad-hoc committee and members of staff present could hear and be heard. Ms. Hai, chaired the meeting and called the meeting to order at 8:04 am. The meeting was recorded by LexMedia for future on-demand viewing. 1. Approval of SPRD Meeting Minutes of 08/18/2020, 09/15/2020, 09/29/2020, 10/20/2020, 11/17/2020, 12/08/2020, 09/23/2021 The SPRD committee reviewed the draft minutes of meetings held on 08/18/2020, 09/15/2020, 09/29/2020, 10/20/2020, 11/17/2020, 12/08/2020 and, 09/23/2021. Mr. Perry moved that the SPRD committee vote to approve the minutes of 08/18/2020, 09/15/2020,09/29/2020, 10/20/2020, 11/17/2020, 12/08/2020,09/23/2021,as presented. Mr. Cooper seconded the motion.The SPRD committee voted in favor of the motion 8-0-0 Roll Call Vote: MOTION PASSED UNANIMOUSLY. 2. Discussion of open questions Ms. Hai shared a document showing the committee's progress so far, in terms of decisions made and the issues remaining to be resolved. Ms. Hai asked the committee if there should be an independent minimum or maximum size guideline for individual units. Ms. Hai said that the Building Commissioner and the Zoning Administrator urged the committee to not create a new 'living Area' standard, and to keep the existing gross floor area standard.The Zoning Administrator suggested a formula to use, to calculate living area as a ratio to gross floor area. An example was presented in the case of a Townhouse/condo with indoor garage or parking, eighty percent of gross floor area would be the desired livable space. For Townhouse/condo with outdoor parking, ninety percent of gross floor area would be desired livable space. Ms. Hai asked for reactions. Ms. Hartshorn, liked the formula but what happens when garages are converted to livable spaces. Mr. Hornig agreed with the Building Commissioner's idea of not adding a new nomenclature; the formulas can be used as guides to arrive at a reasonable gross floor area to be imposed as limits. Mr. Hornig advocated for the committee to come up with a specific number for the average or maximum gross floor area. Mr. Cooper agreed with Mr. Hornig 's approach and wanted the committee to come up with a specific number for gross floor area, and felt that a maximum number is required. Ms. Weiss wanted the opinion of Mr. Perry, from a builder's perspective, to see if 2600 or 2700 square feet of gross floor area would translate to 2100 of livable space. Mr. Perry reminded the committee that gross floor area also includes basements, attics, covered porches. Mr. Perry generally agrees with Mr. Hornig about coming up with a specific number and reminded the committee about the Citizen's article which will be presented at the Town Meeting this year,which will reduce the gross floor area by fifty percent. Ms. Hai summarized that the committee is leaning towards a figure for living space and the corresponding gross floor area would then be calculated for inclusion in the bylaw. The second question to the committee was,the basis on which the number of permitted units should be calculated. Since the goal is to provide an attractive alternative to a conventional subdivision, the allowances will be higher. Should they be calculated off total allowable gross floor area (GFA) or total units? Mr. Hornig said that based on the past approaches, the number of units should not be a constraint and GFA should be the driving force; he may support a minimum but not a maximum number of units concerned. There was general agreement. Ms. Hai moved that the SPRD Committee use gross floor area calculation rather than the number of units calculation,for the purpose of the maximums allowances for the by law.The motion was seconded by Ms. Murphy.The SPRD Committee voted in favor of the motion 8-0-0 Roll Call Vote: MOTION PASSED UNANIMOUSLY. Ms. Hai's third question was regarding preserved Historic Buildings, and whether the committee wants to create an additional incentive which would potentially exempt some amount of square footage within the preserved structure from the permissible square footage calculation. Mr. Cooper said he believed that it was agreed by the committee earlier, that historic structures should be totally exempted when calculating the maximum square footage. Mr. Hornig agreed. Ms. Hai's next question to the committee was whether to include design guidelines or pattern books with pre-approved designs. Mr. Hornig said that he would encourage the committee to not put a lot of detail in the pattern book, especially related to zoning. Mr. Cooper did not want to put anything in the bylaw that will impose an architectural standard; but felt that the committee can provide a catalogue of good examples to developers. Mr. Cooper wants to make sure that the affordable units are indistinguishable architecturally from the market rate units, from an exterior perspective. Ms. Hai summarized the discussion; the consensus is some guidelines available through the regulations to provide typically acceptable features and styles. Ms. Hai asked the committee if there should be any adjustments with setback rules for the increased amount of gross floor area. Mr. Hornig said that in Open Space Residential Development they had the same rules as in Conventional sub-division and for simplicity sake it should be the same. Mr. Perry said that the committee has to stick to the current set back rules. Mr. Cooper agreed with both. Ms. Kowalski asked if the committee wanted to extend some waivers under certain conditions. Discussion ensued. Ms. Hai moved that the SPRD Committee retain setback limitations to be the same under Special Permit Residential Development as they would be under Conventional Sub Division. The motion was seconded by Mr. Cooper.The SPRD Committee voted in favor of the motion 8-0-0 Roll Call Vote: MOTION PASSED UNANIMOUSLY. Ms. Hai said that determining the inclusionary element of the bylaw was a key element of the committee task. Ms. Hai reviewed existing law and provisions regarding the State Housing Index and Area Median Income. "Workforce housing"would be housing produced above 80%AMI but below some other threshold (previously discussed at 150%or 200%AMI). Ms. Hai asked whether the committee felt that a calculation requiring the creation of greater number of units be included if they are targeted at greater than 80%AMI. Mr. Perry said that there has to be incentives for developing houses that are below the market rate.The committee agreed to table the calculation of the appropriate incentive for inclusion for the time being. Ms. Hai reminded the committee that several different incentives had been discussed through the committees work and then asked if a maximum allowance for gross floor area should be set considering all available incentives a)the inclusion of affordable units, b)the creation of smaller units and, c)the creation of sustainable buildings. Mr. Cooper agrees that all three incentives have to be provided and that a maximum allowance for gross floor area has to be set. 3. Review and discuss report to Town Meeting Ms. Manz's outline report to Annual Town Meeting was shared.The report detailed how the committee was created, its charges, values and goals and an overview of the existing residential zoning and the review and approval process in Lexington. Ms. Manz then listed the parameters that are considered to be changed based on the types of housing, siting of the houses, creation of larger number of affordable housing units, proposed zoning alternatives, and proposed streamlined process for review and approval of subdivisions. 4. Adjourn Ms. Hai moved that the committee adjourn the meeting of February 9, 2022. The meeting was adjourned at 9:45 am.