HomeMy WebLinkAboutPlanning Board minutes 11-18-1996 PLANNING BOARD MINUTES
MEETING OF NOVEMBER 18, 1996
The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order
at 7 43 p.m. by Chairman Canale with members Colman, Davies, Davison, Planning Director Bowyer, and
Assistant Planner Marino present. Mr. Merrill was absent.
***************************** COMPREHENSIVE PLAN ***********************************
216. Continuation of Discussion of Issues in West Lexington: The Board continued its discussion of "West
Lexington" using the questionnaire/outline dated September 27 and 30. Mr. Bowyer observed that the Planning
Board will be in a good position going into the Four Town(HATS) Planning Study because they will have a
position paper based on their discussions of issues in West Lexington at this and other meetings.
Itek Property Using the Itek property on Hartwell Avenue as a starting point, the Board discussed ways to
approach improvements to the Hartwell Avenue commercial corridor. The Board agreed that it would like to
be proactive, to encourage businesses in the area, and to widen the number of service related businesses to
serve the employees of those firms. This would reduce traffic in and out or the buildings along Hartwell Avenue
and make the lives of the employees easier Child care, restaurants, automotive repair, nursing care for the
elderly and a dry cleaning establishment were suggested services. Mr Canale said he would like to see, in 20
years perhaps, a composition of 30 percent manufacturing, 30 percent general office and 20 percent retail
support on Hartwell Avenue.
Mrs. Davison reiterated her belief that when considering the Floor Area Ratio, the Board should deal with each
property on a case by case basis and not change the FAR district wide. Mr Canale liked the case by case
approach because it allowed for detailed consideration of transportation impacts and provided opportunities for
alternative transportation services. He expressed concern that unless the Board had an overview of the
commercial area, the end result could be something no one intended or foresaw Mr Davies preferred the CD,
Planned Commercial District, as a way to guide development in the area.
The Board agreed that they would like to improve visual quality, generate more revenue, and encourage growth
and diversity along Hartwell Avenue. Mr Colman asked what in the Zoning By-Law would prevent these
changes from occurring.
Mr. Bowyer reported on a lecture given at MIT by Peter Calthorpe on "transit oriented development" that Joe
Marino, Barbara Lucas and he attended. Calthorpe is one of the apostles of new urbanism, restoration of more
compact development based on walking distance and mixed land use. It is quite applicable to both Hartwell
Avenue and Spring Street/Hayden Avenue which are prototypical 1960s - 1970s developments with individual
buildings on separate lots entirely dependent on single occupant vehicles. We need to think about converting
those areas to "campus" plans that are more physically connected. The current real estate trend is toward a shift
from manufacturing to offices and a higher employee density The transportation system needs to adjust to
provide alternatives to single occupant automobiles. Buildings need to be closer together and be connected with
walkway system, auxiliary roadway that shuttle buses and pedestrians can use. Those systems need to be
separated from a traffic artery like Hartwell Avenue.
The role of a planning board may be to provide a plan to tie an area together There would need to be a
combination of the public infrastructure and a series of private investment decisions to get it built out.
Mr. Colman observed that most zoning laws won't allow that to happen. If we had a vision of a campus plan,
we could look at what is now preventing it from happening. We should show the town what our vision is for
particular areas. It won't be easy but we could do it.
Mrs. Davison noted that nearly all buildings have their parking in the rear Perhaps there could be some kind
2 Minutes for the Meeting of November 18, 1996
of pedestrian/bicycle service drive running in back connecting them. Hartwell Avenue is difficult because of
all the wetlands. Mr. Bowyer suggested that there could be some type of low-scale infill structures that would
connect building, like a restaurant, child care, a bank, or a shoe repair place. Those are services oriented to the
employees within walking distance so they would not have to drive out of the area. Those are examples of
zoning barriers that Mr Colman referred to.
217 Citizen Planner Training Collaborative Comprehensive Plan Material. Applicability to Lexington: Mr
Colman stated that he believes the Citizen Planner Training Collaborative material on the Comprehensive Plan
has elements that can be used immediately by the Board. He liked the Policy Recorder concept. He observed
that not all of the Board's policies are explicit.
Mr Colman said he recently met a planner, John Lipman, at the Executive Office of Environmental Affairs,
who suggested that when the Lexington Board meets with the planning boards of the other HATS towns, they
should discuss the concept of developing a model plan for the area where the four towns come together It
would help all of the boards to deal better with the problems they are facing. Mr Bowyer noted that the West
Lexington discussion acts as an impetus to think about issues to be applied elsewhere in Lexington and for
discussion with other towns.
*************************** REGIONAL, INTERTOWN ISSUES **************************
21S. HATS Four Town Planning Process -The Board discussed possible strategies for the upcoming joint
meeting with planning boards of Concord, Lincoln, Bedford to discuss the Four Town Planning Study being
undertaken by the towns. Mr Canale said that Massport has a Hanscom Field Master Plan which is a document
that guides its policies regarding use and development at Hanscom Field. One of these policies is to develop land
surrounding the air field IF the towns have an interest in development. So, he said, part of the question is, who
determines what the town's interest is? Mr. Canale believes that the legal way for the towns to express interest
is through Town Meeting and zoning. The Town Meeting has zoned that area for residential use. The towns'
response to Massport can be to point out that Town Meeting zoned that area for residential use.
Mr Canale reported Julian Bussgang, 4 Forest Street, has written what may be an article for 1997 Annual Town
Meeting. It would express the Town's lack of interest in any commercial development at the periphery of
Hanscom Field. That is another way to address Massport's policy All agreed that it is important for all four
towns to act in unison on this.
**************************************** MINUTES **************************************
219 Review of Minutes: The Board reviewed and corrected the minutes for the meeting of September 16,
1996. On the motion of Mrs. Davison, seconded by Mr Colman, it was voted 3-0-1 to approve the minutes,
as amended. Mr Davies abstained as he did not attend that meeting.
The Board reviewed the minutes for the Executive Session of the meeting of June 24, 1996. On the motion of
Mrs. Davison, seconded by Mr Davies, it was voted unanimously 4-0 to approve the minutes, as written.
The Board reviewed the minutes for the meeting of October 7, 1996. On the motion of Mr Davies, seconded
by Mrs. Davison, it was voted unanimously 4-0 to approve the minutes, as written.
The Board reviewed the minutes for the meeting of October 21, 1996. On the motion of Mr. Davies, seconded
by Mrs. Davison, it was voted unanimously 4-0 to approve the minutes, as written.
************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS *************
Minutes for the Meeting of November 18, 1996 3
************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS *************
SUBDIVISION OF LAND
220. Fox Run Lane. Set and Accent Surety Release of Lots: On the motion of Mr Colman, seconded by
Mr Davies, the Board voted unanimously, 4-0:
1) that the amount of surety for the Fox Run Lane subdivision be set at $28,500 Per section 3 7 4 4.5
of the Development Regulations, $28,500 is the minimum amount of surety that the Board must hold
until the completion of the community facilities and the subdivision. This level of surety is determined
to be sufficient though November 18, 1997 only;
2) If the subdivision is not completed by November 18, 1997, or if little or none of the work that
remained, at the time this surety was posted, is completed by that time, and current costs of the
amount of work to be completed have increased, the amount of surety will be increased to reflect the
costs of completing the work and the developer will be required to furnish additional surety to the
Planning Board;
3) to accept surety in the amount of$28,500 in the form of Lexington Savings Bank passbook number
1080504, and
4) to release lots: 1A, 2A, 3A, 4, 5, 6A, 7A, 8A and A
*************************** REGIONAL, INTERTOWN ISSUES **************************
221 Minuteman National Historical Park: Vote to support transfer of land from State to National Park: The
Board reviewed a draft letter to Stephen R. Andrews, Property Transaction Manager for the State Division of
Capitol Planning and Operations. The letter expresses the Board's support of the transfer of certain surplus State
land, located in Lexington and Lincoln, to Minuteman National Historical Park. After a brief discussion, on the
motion of Mr Colman, seconded by Mr Davies, the Board voted unanimously to approve the wording of the
letter
SUBDIVISION OF LAND
222 627 Mass. Avenue. Definitive Subdivision Plan under Section 7 4.5. Carter Scott: Decision: The
Board reviewed a draft decision, dated November 18, 1996. Mr. Colman praised Mr Scott for his cooperative
attitude throughout the Planning Board's review process. On the motion of Mr Colman, seconded by Mr
Davies, the Board voted unanimously, 4-0, to:
1) grant a special permit under section 7 4.5 of the Lexington Zoning By-Law to permit the reduction in lot
frontage for lot 5B from the required 125' to 62.5', and for lot 5A from the required 125' to 71.36' as
shown on the definitive subdivision plan entitled "627 Massachusetts Avenue" prepared by Weinmayr
Associates, Inc., and Meridian Engineering, Inc., dated July 6, 1996 and revised on October 23, 1996.
2) grant a special permit under section 11 8c to allow a driveway from Massachusetts Avenue to serve both
lots 5A and 5B as shown on the definitive subdivision plan entitled "627 Massachusetts Avenue" prepared
by Weinmayr Associates, Inc., and Meridian Engineering, Inc., dated July 6, 1996 and revised on October
23, 1996.
3) approve the wording of the decision, granting the special permits, dated November 18, 1996
4) approve with conditions the definitive subdivision plan, entitled "627 Massachusetts Avenue" dated July
6, 1996 and revised on October 23, 1996.
5) approve the wording of the Certificate of Action, dated November 18, 1996.
223 Howard Munroe Place, Implementation Action on Gas Line Not Installed: Mr. Marino reported that
the owner of one of the homes on Howard Munroe Court requested that his home be connected to the gas line
in Woburn Street. It turns out that the developer, Sheldon Corporation, did not install a gas line in Howard
4 Minutes for the Meeting of November 18, 1996
Munroe Court as shown on the plans. The Engineering Division has informed the developer that he must install ,
the gas line but that he may install it in the right-of-way, outside of the paved street, so that the street does not
have to be dug up The Board approved a draft letter informing the developer that he must submit a change
order to the Planning Board proposing an alternative.
DETERMINATION OF GRADE AND CONSTRUCTION OF UNACCEPTED STREETS
224 Valley Road/Mvrtle Street. Definitive Street Improvement Plan. Mark Barons: Decision• The Board
reviewed a draft decision, dated November 18, 1996. On the motion of Mrs. Davison, seconded by Mr Davies,
the Board voted unanimously, 4-0, to:
1) determine that Valley Road/Myrtle Street, as they provide frontage for Lot 24 on Assessor Map 79, are
not presently of adequate grade and construction but will be of adequate grade and construction if the
improvements shown on the plan entitled "Definitive Submission Plan, Lot#24 Valley Road, Lexington,
MA" prepared for New England Construction Corporation, by T A. Flynn and Associates, dated August
19, 1996, and revised November 11, 1996, and the plan entitled "Definitive Plan of Landscape
Improvements to Myrtle Street", prepared for New England Construction Corporation, by Prato
Associates, dated October 10, 1996, are made.
2) approve the plans entitled "Definitive Submission Plan, Lot#24 Valley Road, Lexington, MA" prepared
for New England Construction Corporation, by T A. Flynn and Associates, dated August 19, 1996, and
revised November 11, 1996, and the plan entitled "Definitive Plan of Landscape Improvements to Myrtle
Street", by Prato Associates, dated October 10, 1996, prepared for New England Construction
Corporation, as the definitive street construction plan, with one waiver from the Standards for Grade and
Construction of Unaccepted Streets Relative to New Dwellings as set forth in its decision; and
3) approve the wording of the draft decision dated November 18, 1996
RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS
226 Applications To Be Heard on December 12. 1996: Mr Davies gave an oral review of the following
applications:
150 East Street, Doran Greenhouses, Inc., renewal of special permit to continue to operate a roadside stand
1666 Mass. Avenue, Lexington Square Trust, special permit for a projecting sign
10 Muzzev Street, Dabin Restaurant, renewal of special permit to operate a restaurant
2160 Mass. Avenue, Amalia Samoylenko, special permit to add second dwelling unit to single-family
dwelling
The Planning Board agreed to make no recommendations on th- •pplication .
The meeting was adjourned at 10:50 p.m.
(
John L. Davies, Clerk