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HomeMy WebLinkAboutPlanning Board minutes 08-07-1996 PLANNING BOARD MINUTES MEETING OF AUGUST 7, 1996 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order at 7.40 p.m. by newly elected Chairman Canale, with members, Davies, Davison, Merrill, and Planning Director Bowyer present. Mr Colman and Mr Marino were absent. Mr Canale, on behalf of the rest of the Board, thanked Mrs. Davison for her leadership of the Board during her term as Chair ******************************* PUBLIC PARTICIPATION ******************************* 151 94 Adams Street Proposed Subdivision: Peter Kelley, of Woodhaven Realty, asked the Board to talk more with him about his proposed development at 94 Adams Street. Mr Canale answered that he believes the Board has enough information to make its decision on the preliminary plan that Mr Kelley presented to the Board on July 10 He said the Board does not entertain additional oral input after the presentation and said Mr Kelley could submit further comments to the Board in writing. The Board agreed that the rules for public participation should be stated at each public hearing so that both applicants and residents understand when input from the public is appropriate. **************************** COMPREHENSIVE PLANNING **************************** 152. Characteristics of Lexington Seniors: Mr Bowyer gave a status report on the current study of Lexington's senior population. He showed some charts that Heather Goss, a summer intern in the Planning Department, has made that illustrate and compare the town's population under the age of 65 with seniors. Those tables showed the distribution of seniors in various sizes of dwellings, the value and condition of the dwellings, age groups and forms of ownership. This information is aimed at public policy makers and builders interested in the senior housing market. A report on the characteristics of Lexington's senior population incorporating these and other illustrative materials will be produced by the staff. 153 Land Use Element: Build-out Analysis: Mr Bowyer also reported that Mr Marino has done more work on the build-out analysis. The analysis identifies parcels that could be eligible for cluster and other types of development, whether they are vacant or underdeveloped, their type of ownership and zoning district. The presence of easements, wetlands, dimensions (frontage, lot width) and other site factors will also be identified. As the Board progresses in its work on the Land Use Element of the Comprehensive Plan, qualitative criteria can be applied to the sites and their suitability for cluster development assessed. *************************** REGIONAL, INTERTOWN ISSUES ************************** 154 Hanscom Area Planning Study: Mr Canale and Mrs. Davison reported on the meeting held the previous evening by Stephen Tocco, Executive Director of MassPort. The meeting was an update of the scope of the Hanscom Field Generic Environmental Impact Report. Both members were uneasy that MassPort was pressing for starting a land development process as soon as the GEIR is finished. That should be within six months. Members felt land development should not be considered until after the Hanscom General Plan is completed. One encouraging signal sent was that MassPort does not seem to see Hanscom Field as a satellite to Logan Airport because it is so close to Logan. Green Airport in Rhode Island and the Manchester, NH airport, and possibly Worcester Airport are more likely candidates to be satellites to Logan. Mr Bowyer noted that MassPort seems to be more interested in Hanscom as a real estate asset. It needs the revenue that Hanscom generates from general aviation to offset its other expenses. Mr Canale noted that corporate jets could be significant in the future. 2 Minutes for the Meeting of August 7, 1996 There was some question about the applicability of local zoning laws to private development on land within Hanscom. MassPort claims it is exempt from local zoning. Mr Bowyer commented their exemption applies to their public use - the airport - and not to non-airport related private development. Mr Canale reported the HATS communities have pledged$80,000 for a planning study to determine what the land use around Hanscom should be. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* SUBDIVISION OF LAND 155 Reauest for Extension of Time: Mr Bowyer informed the Board that Robert Phelan has requested an extension of the time for the Planning Board to act on the Denver Street definitive subdivision plan of an additional forty-five days, from August 20 to October 4, 1996. On the motion of Mrs. Davison, seconded by Mr Davies, the Board voted unanimously to grant the extension. 156 22 Revere Street. Sketch Subdivision Plan Whitney Realty Trust: The Board discussed the sketch plan to give direction to staff to prepare a draft decision for a subdivision under Section 7 4.5 of the Zoning By-Law for land at 22 Revere Street. The applicant's compliance plan, required by Section 7 4.5 , seems to assume the demolition of the existing house on the site. The Board agreed that this is contrary to the policy it adopted at the July 24 meeting and is generally not acceptable for a subdivision under Section 7 4.5, Reduced Frontage. John Davies thought that an exception might be made in the case of a house with historic or architectural merit without conflicting severely with the Board's objective to discourage fictitious compliance plans. Mr Canale suggested that the Board ought to be willing to explore a situation with more than the usual public benefit. Those benefits should fall above the upper side of the 1/2 to 2/3 savings from not constructing a roadway Those benefits might include an extraordinary easement or donation of protected land along the Minute-man Bikepath, some guarantees against the demolition of the historic house, perhaps some restoration of the building so that more of the character of the historic house is retained, and a limit on the size, and hence the price, of the second house to be constructed. Mr Canale commented there would need to be a demonstration that the public benefit clearly outweighs the objective of the Board's policy to discourage development that might not occur through a conventional subdivision. DETERMINATION OF GRADE AND CONSTRUCTION OF UNACCEPTED STREETS 157 Valley Road Myrtle Street. Preliminary Street Improvement Plan. Mark Barons: The Board indicated to the staff the main points in their approval, with conditions, of the Valley Road/Myrtle Street preliminary street improvement plan. They asked the staff to prepare a letter that urges the applicant to next submit a plan that addresses the Engineering Division's comments, and that shows improvements to Myrtle Street, with a 20 foot width, extending to the end of the road. 158. 94 Adams Street. Sketch Subdivision Plan. Woodhaven Realty Decision: The Board reviewed and revised a draft decision dated August 7, 1996. The pros and cons of three options for access to the site, from Adams Street or Brent Road or both, were considered. The applicant has offered, as a public benefit, money to be used to study and address the current water table problems in the neighborhood. Mrs. Davison supported the study of the water problem. A link with the bike path was also suggested. The Board agreed that there should be only two structures on the site. After some discussion, on the motion of Mrs. Davison, seconded by Mr Davies, the Board voted unanimously, 4-0, to approve the wording of the decision, as amended. Minutes for the Meeting of August 7, 1996 3 **************************************** MINUTES ************************************** 159 Review of Minutes: The Board reviewed and corrected the minutes for the meeting of June 24, 1996. On the motion of Mrs. Davison, seconded by Mr Canale, it was voted unanimously to approve the minutes, as amended. The Board reviewed the minutes for the meeting of July 10, 1996 On the motion of Mr Davies, seconded by Mrs. Davison, it was voted 3-0-1, to approve the minutes, as written. Mr Merrill abstained from voting as he was not present for that meeting. The Board reviewed and corrected the minutes for the meeting of July 24, 1996. On the motion of Mrs. Davison, seconded by Mr. Davies, it was voted unanimously, 3-0-1, to approve the minutes, as amended. Mr Merrill abstained from voting as he was not present for that meeting. *************************** REGIONAL, INTERTOWN ISSUES ************************** 160. Middlesex County Hospital Land Reuse: Mr. Canale and Mrs. Davison reported on a meeting held recently concerning the site of the Middlesex County Hospital. The County wants to sell the property and is pursuing bids from developers without having followed the processes prescribed by State law Mrs. Davison reported she had talked with Jacquie Weinstock, administrative assistant to Representative Kaufman. Ms. Weinstock researched the issue and found the County must first offer the surplus property to the Commonwealth and then to the towns where the land is located. € 1 Mr Canale cautioned against responding to the two remaining proposals. That would draw the Board and the Town into a flawed process. He thought the Board should insist that the process be done correctly with an evaluation of the site's capabilities and limitations, consideration of uses that would meet Lexington's objectives. The Board agreed to contact the Selectmen about forming a committee representative of all Town boards and committees that have an interest in what happens to the site with the aim of instituting a process similar to that followed by the Metropolitan State Hospital Task Force. RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS 161 Applications To Be Heard on August 8. 1996 Mr Canale gave an oral review of the following application: Lot abutting 67 Bridge Street, Appeal of a decision of the Zoning Enforcement Officer. The Planning Board agreed to support the decision of the Zoning Enforcement Officer that Lot#38B on Assessor Map 33 has been combined with the abutting lot at 67 Bridge Street and is not a buildable lot. The Planning Board has reviewed the Zoning Officer's reasoning and agrees that there are two reasons - combination by deed and combination by usef that these lots have been combined. The meeting was adjourned at 11:03 p.m. i/ / i John L. Davies, Clerk