Loading...
HomeMy WebLinkAbout2016-02-24 PB-min PLANNING BOARD MINUTES MEETING OF FEBRUARY 24, 2016 A meeting of the Lexington Planning Board, held in the Parker Room was called to order 6:00 p.m. by Chair Nancy Corcoran-Ronchetti, with members Charles Hornig, Tim Dunn, Richard Canale, and Ginna Johnson and planning staff Aaron Henry and David Kucharsky present. ********************** STAFF REPORTS ********************** Mr. Henry announced the Annual Town Meeting Warrant has been published and requested that Planning Board members review it to determine what articles the Board expects to take a position on and therefore needs to discuss at a future meeting. Mr. Henry noted that Six Moon Hill has been listed on the National Register of Historic Places. Mr. Henry also reviewed the schedule of upcoming meetings. There are several meetings coming up and would like to ensure coverage, especially during any Board of Selectmen meetings who have requested two meetings. ***** UPCOMING MEETINGS & ANTICIPATED SCHEDULE***** The Selectmen have asked the Planning Board to attend meetings on February 29 & March 7 to review all of the Articles being brought to Town Meeting. We will need to know which Articles will be brought forward for discussion on each night. Mr. Hornig & Ms. Johnson indicated they could attend both meetings. In addition, the League of Women Voters has requested the Planning Board present an overview of the Articles being brought to Town Meeting on March 4. All of the meetings will be posted. Mr. Henry also discussed scheduling a retreat in May of all board members and staff to develop the work plan for the upcoming FY 2017. ******* 2016 ANNUAL TOWN MEETING–DELIBERATIONS ****** A41,GFA(GFA)(FR): RTICLE ROSS LOOR REA INANCIAL EPORT Ms. Johnson gave a brief overview of RPC’s efforts over the last several months. Mr. Harden & Mr. Daggett reviewed a presentation that looked at some of the financial implications associated with the proposed GFA Zoning Article. Mr. Daggett noted that modeling market dynamics is challenging and there really is not one correct answer. The intent of this exercise is to provide the Planning Board and residents with an order of magnitude. Page 2 Minutes for the Meeting of February 24, 2016 Following are Comments and Questions from the Planning Board: Mr. Hornig indicated he was comfortable with the range being proposed but there should be consideration of the tradeoffs in terms of loss of revenue and homeowner value. Ms. Johnson appreciates the work that went into the analysis. Feels that speculative analysis is still hard to pinpoint the impacts. Mr. Canale believes the intent of the Article is to consider what the values are of the community. The Planning Board heard from residents last spring that the current trajectory of the Town is not sustainable and not the vision residents we heard from want. Try to balance that with the financial impacts. Mr. Henry reviewed next steps. The presentation was to address the financial issues associated with the proposal. The public hearing on the GFA Article is closed but the Planning Board is still taking comments. It is up to the Planning Board to hear additional comments when they deliberate. GFA Article will be deliberated later in the evening at 7:30PM. Comments from the public should relate to the new information that was presented tonight. Comments can also be submitted in writing at any time. A36,NFID: RTICLE ATIONAL LOOD NSURANCE ISTRICT Noted that the report associated with this Article clarify the importance of why this article should be passed. On a motion duly made and seconded, it was voted, 5-0, to recommend that Town Meeting adopt the Article. A37,TC: RTICLE ECHNICAL ORRECTIONS On a motion duly made and seconded, it was voted, 5-0, to recommend that Town Meeting adopt the Article. A38,G-CUD: RTICLE OVERNMENTIVIC SE ISTRICT Mr. Hornig and Ms. Johnson have some minor edits: some grammar changes but nothing of substance. Mr. Dunn has a recommendation that may be substantive: it would explain what the Planning Board would have brought forward for reconsideration last year. Mr. Henry indicated this would be in the packet next Friday. There was agreement on overall language the Planning Board member positions need to be done by March 7. On a motion duly made and seconded, it was voted, 5-0, to recommend that Town Meeting adopt the Article. Minutes for the Meeting of February 24, 2016 Page 3 ************* DEVELOPMENT ADMINISTRATION ************* 435-439LS,BHD,CPH: INCOLN T ALANCED OUSE EVELOPMENT ONTINUED UBLIC EARING Ms. Corcoran-Ronchetti called the continued public hearing to order at 7:00 p.m. There were 15 people in the audience. The hearing was continued from January 20, 2016. Members of the development team in attendance were John Farrington, Ron Lopez, Jack Sullivan, Gary Larson, and Rich Kirby from LEC Environmental. All past requests have been addressed and submitted in a narrative. Developers did receive memo from engineering with comments. Additional comments from Fire were also submitted. Additional swale will be added to units 8 & 9 to avoid flooding. Have met with the Conservation Commission regarding invasive species. Developer is working with City of Cambridge on the trail and they have been supportive of project. Designing the entryway to trail on Cambridge side of the road for legal reasons. Materials for pathway need to meet ABA and ADA regulations. Trail work moving forward on a separate process from the bridge. The bridge will be placed across Hobbs Brook, which everyone agrees will work for the location. Cambridge developing the signage for the trail. Mr. Farrington noted that other communities fund their trail maintenance but Lexington does not and should consider it. No fence is currently being proposed but if trespassing becomes an issue, developer would like Condo Association to be able to address that. Grey Oaks Drive is the name of the road serving the units. Rich Kirby discussed the invasive species on the site. Currently there is many invasive species in the wooded area in the rear of site, which would be difficult to manage year after year. The Conservation Commission has indicated they would prefer to limit any encroachment into that area. The idea of establishing a conservation boundary is being considered. Mr. Hornig would like to see a limit of work line and asked if all the rubbish is to be removed. Yes, small-scale equipment will be used to remove the rubbish. Consider having two limits of work. Mr. Henry asked if that would be a phased approach so that staff can monitor the process. Mr. Hornig would defer to planning staff on their preference. Ms. Johnson noted the developer should be responsible for their property and be a better steward of the land. Ms. Johnson suggested hiring a landscape company certified in invasive species removal, which would be in their best interest. Develop indicated if it can be conducted during the construction process. Mr. Hornig asked if a buffer could be maintained for the Mill Street ROW where the trail is proposed to be placed. Page 4 Minutes for the Meeting of February 24, 2016 Regarding future maintenance of the trail, would like to have a condition that developer agrees to work with City of Cambridge, Greenways Corridor Committee or other entity to restore and maintain it. Condominium documents will identify that a spring and fall cleanup of the trail will occur but not sure of additional maintenance. Ms. Johnson asked why invasive plants were being proposed as part of the landscape plan asking that native plants be used in this location. Mr. Larson contended that none of the species identified in the plans are invasive. Ms. Johnson requested that they review the list. Ms. Johnson asked if a split rail oak fence could be installed instead of what plans indicate. Developer agreed. Closing the hearing was discussed. Mr. Henry indicated the Planning Board is required to make a decision 90 days from the closing date. On a motion duly made and seconded, it was voted, 5-0, to close the public hearing. 125G&1B,ANR: RANT ROOKWOOD PPROVAL OT EQUIRED On a motion duly made and seconded, it was voted, 5-0, to approve the ANR. On a motion duly made and seconded, it was voted, 5-0, that the Planning Director be authorized to endorse the plans on behalf of the Board. ****** 2016 ANNUAL TOWN MEETING – DELIBERATIONS ****** A29,NCD: RTICLE EIGHBORHOOD ONSERVATION ISTRICTS Mr. Hornig raised concerns with how NCDs are regulated suggesting a commission be established to serve as oversight. Mr. Canale indicated other communities have not experienced these issues. NCDs will consist of opt-ins and opt-outs, with opt outs being located in the area but will not be considered or have to participate in the District. On a motion duly made and seconded, it was voted, 5-0, to recommend Town Meeting adopt the Article. A39,MHS: RTICLE AXIMUM EIGHT OF TRUCTURES On a motion duly made and seconded, it was voted, 5-0, to recommend Town Meeting adopt the Article. A40,AA: RTICLE CCESSORY PARTMENTS Mr. Hornig would like to remove owner occupancy from the article believing it will be difficult to enforce. Staff feels owner occupancy should be identified in the article indicating there is currently Minutes for the Meeting of February 24, 2016 Page 5 a system in place associated with affordable units in Town. If owner occupancy language remains would like flexibility in definition of owner. On a motion duly made and seconded, it was voted 4-1 to recommend the article’s passage to Town Meeting, amended to retain the ownership requirement. A41RGFA: RTICLE ESIDENTIAL ROSS LOOR REA Members of the public asked if the analysis is able to quantify any anticipated loss to homeowners and if it included losses from additions that are not built or loss of building permit fees. Mr. Hornig indicated there are losses being shown in the scenarios presented and any future impacts will depend on behavior of developers. Other residents voiced concerns about the studies done based on assumptions and studies not done. Requested the Board look at the kind of people who would be impacted by this proposal. Based on presented analysis, 66 properties generated $1.4 million in taxes, losing that money will affect the Town. This loss compounds and shifts burden in tax base. Mr. Dunn reviewed the latest revisions to the article. Two major changes included the addition of a special permit as well as adjustments to the GFA calculation table. Mr. Canale liked the special permit addition but would like consensus with how that process should work. Ms. Johnson suggested the Planning Board be identified as the SPGA. Mr. Hornig is not comfortable with the Planning Board being the SPGA. Mr. Canale agreed with Mr. Hornig’s rationale about not having the Planning Board as SPGA. Ms. Corcoran-Ronchetti agreed with the idea of including a special permit, which would only apply to those who wish to go above the set limits. The Planning Board members also discussed ensuring the proposed changes to conventional projects also consider affects to Balanced Housing and Site Sensitive Developments. On a motion duly made and seconded, it was voted, 3-2, to accept the latest revisions to the article. On a motion duly made and seconded, it was voted, 5-0, to take revised article as current working copy, post on Town website and present to the Selectmen on February 29. A42,TFH: RTICLE WO AMILY OMES This article has been amended to require two-family homes by special permit instead of as of-right as initially conceived. Ms. Johnson voiced concerns with having the Zoning Board of Appeals be the SPGA given their history of granting permits. She suggested the Planning Board be the SPGA and that the article be Page 6 Minutes for the Meeting of February 24, 2016 placed on a Special Town Meeting in order to conduct more outreach. Mr. Hornig stated that the requirement of a special permit should address many of the concerns the public may have. Mr. Dunn spoke about this article in relation to Article 40, indicating it should move forward if GFA is approved. A43,BRES-UCBD: RTICLE ANK AND EAL STATE ERVICES SES IN THE ISTRICT Mr. Henry noted that Town Counsel and Howard Levin had conflicting language. Staff is working to resolve the issues on language. A44,PDD: RTICLE LANNED EVELOPMENT ISTRICT There was no significant feedback received from the public on this Article. Ms. Johnson voiced concerns about eliminating the residential section and would like some development criteria be identified in order to set some expectations. Mr. Hornig noted these rules are just a framework. Mr. Canale stated the criteria used to approve PDs should fit with the master plan and they currently do not. If this Article is approved the Planning Board is involved with proposals from beginning to end. Ms. Johnson asked that the Planning Board include criteria as part of its development regulations. On a motion duly made and seconded, it was voted, 5-0, to recommend that Town Meeting adopt the Article. ********************** ADJOURNMENT ********************** On a motion duly made and seconded, it was voted, 5-0, to adjourn at 10:49 p.m. The meeting was recorded by LexMedia. The following documents used at the meeting can be found on file with the Planning Department:  Upcoming Meeting Agenda, prepared by Planning Staff (8 pages)  Draft Zoning Bylaw Amendments, Articles 36–42, prepared by the Planning Office (40 pages).  Staff Review Memo of Lincoln St BHD (3 pages).  Staff Review Memo of Grant St ANR (2 pages). Ginna Johnson, Clerk