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HomeMy WebLinkAboutPlanning Board minutes 12-11-1995 PLANNING BOARD MINUTES MEETING OF DECEMBER 11, 1995 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to tiorder at 7.42 p.m. by Chairman Davison, with members Canale, Davies, Grant, Merrill, and Planning Director Bowyer present. ***************************** AFFORDABLE HOUSING ******************************** 201. Policies on Assisted Livine Facilities and Affordable Housine: Representatives from LexHAB and the Council on Aging were present for this agenda item. They included Linda Vine, Director of the Council on Aging, Karen Santucci, Social Worker for the Council on Aging, and David Williams, Board of Directors of the Dana Home. They were responding to the Planning Board's October 3 letter inviting them to assist the Board in reviewing and potentially modifying the Inclusionary Housing Policy The Board would like to clarify and expand the Inclusionary Housing Policy to include assisted living facilities for all residential rezoning proposals. As the number of frail elderly in Lexington increases, there is a need to provide a continuum of housing for those older persons on limited incomes. Some who now live in Lexington's subsidized housing will need these options. The Board reviewed a draft document, dated December 7, 1995, entitled "Policies on Assisted Living Facilities and Affordable Housing"composed by a group consisting of members of the Council on Aging, LexHAB, and the Planning Director. Among the issues discussed were: the unacceptability of cash contributions in lieu of subsidized dwelling units, the necessity that the affordable units be on the site in question, the inclusion of service plans with the units,funding, the need for certified providers, resident qualification and the selection process, and the monitoring of services. Mr. Canale noted there was an error in the wording of the draft. It should read that not more than 4 1 market rate units for each low income unit, and of the remaining units, not more than three market rate units for each moderate income unit. On the motion of Mr. Canale, seconded by Mr. Merrill, the Board voted unanimously to adopt the draft document as"Interim Policies on Assisted living Facilities and Affordable Housing Pending Amendment of the Inclusionary Housing policy," as revised. Mrs. Davison thanked the members of the other boards and committees before they left the meeting. ************************ ARTICLES FOR 1996 TOWN MEETING ************************ 202. Reauest to the Board of Selectmen to Reserve Snace on the Warrant: The Planning Board reviewed and revised a draft letter, prepared by the staff, requesting the Selectmen to reserve space in the Warrant for the 1996 Annual Town Meeting for Planning Board articles, as follows: Article A. Revision of Section 9, Cluster Subdivisions Article B. Assisted Living Facilities Article C. Technical Corrections Later in the meeting after discussion of the Brent Road extension, the Board decided to add one more Article D, Article 25, Frontage Reduction, Small Subdivisions. On the motion of Fred Merrill, seconded by Mr. Grant, the Board voted unanimously to approve the letter, as amended. 2 Minutes for the Meeting of December 11, 1995 203. 536 Lowell Street. RD Rezonine, Marriott Corporation. Decision on Sketch Plan: The Board reviewed and revised a draft decision, prepared by the staff, recommending that Marriott Corporation downsize and otherwise adjust the character of its proposed assisted living facility for land at 536 Lowell Street if it wants to obtain a favorable recommendation from the Planning Board. On the motion of Mr. Merrill, seconded by Mr. Davies, the Planning Board voted unanimously, 5-0, to approve the letter, as amended. *************************** PLANNING DIRECTOR'S REPORT ************************** 204. Recent Activity a. Sketch Preliminary Street Improvement Plan, Oakmount Circle, Rollout: Mr. Bowyer rolled out a sketch preliminary street improvement plan for Oakmount Circle that was submitted by Richard J Curtin, on December 6, 1995. The staff has not yet reviewed the plan in detail. The time for action on this plan expires on December 26, 1996. b. Somewhere in the Development Pipeline: Mr. Bowyer informed the Planning Board of a variety of recent possible development proposals: 1. An RD rezoning of the Grey Nuns property on Pelham Road so an assisted living facility can be built. 2 Plans to add on to the Cary Library 3. A rezoning on 577-581 Marrett Road from CS to RS ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* SUBDIVISION OF LAND 205. Brent Road Extension,Winnetucket Realty Trust,Sketch Plan Presentation: Present to present plans for Brent Road Extension subdivision were Peter Kelley and Richard Perry of Winnetucket Realty Trust, applicants; Attorney Alan Wrigley; Gary Larson, Larson Associates, landscape architect; and Richard Waitt, engineer, of Meridian Engineering Collaborative. Mr. Larson showed the Board plans, dated November 21 1995, for a two-lot conventional subdivision on a 1.92 acre parcel between 94 Adams Street and Brent Road. The applicant proposes to create one lot with frontage on Adams Street, the other lot with frontage on Brent Road, measuring a curve around the stub end to arrive at sufficient frontage. Mr. Bowyer reported that the proposed plan does not comply with the Zoning By-Law The Planning Department staff consulted with the Zoning Officer, the Town Counsel, and the Building Commissioner on this interpretation. All agreed that using irregularities in the street layout is not an acceptable way to gain frontage. Only Town Meeting can alter the layout of Brent Road which is a public street. In response to Mr. Perry and Mr. Kelley's protest that a lot of time had been wasted because they did not know this, Mr. Bowyer said that the Board's letter to Winnetucket Realty Trust on October 2, 1995 relative to the Approval Not Required Plan and his letter of November 11 responding to requests for interpretation, spelled out Section 7.3.4, Measurement Lot Frontage, of the Zoning By-Law Mr Canale pointed out that the Planning Board did not approve a subdivision plan elsewhere in Lexington,in which members of this development team had participated,that attempted to use this method of measurement. Mr. Bowyer said there were two separate, but related considerations. The right of way must be extended to provide the required length of frontage to satisfy the Zoning By-Law Within the Subdivision Regulations, there are options that deal with the construction of a street within the right of way He restated 4 alternatives contained in the staff analysis: Minutes for the Meeting of December 11, 1995 3 1. extend the right-of-way of Brent Road and construct a circular turnaround; 2. extend the right-of-way of Brent Road and seek waivers from the street construction standards to permit a stub dead end street; 3. construct a new dead end subdivision street off Adams Street and shown on the proof plan; 4. acquire the approximately 7 feet needed to qualify for a special permit for reduction of frontage; that would mean no street would need to be constructed. Mr. Kelley said he still was unclear as to the problem with their proposal. His aim is to use the site in the most sensitive way possible, and he assumes this is also what the Planning Board wants.He suggested the Board request a change in the minimum frontage requirement in Article 25, Frontage Reduction in Small Subdivisions, at the 1996 Annual Town Meeting. Mr. Canale reminded him that the Board sought input on that issue at the public hearing for this Town Meeting article in 1995. The Board indicated it would consider doing this and would save space on the Warrant for it. It also suggested that the applicant buy seven feet of land from an adjacent neighbor to reach the required amount of frontage. 206. Schoolhouse Lane. John Esserian. Revised Landscape/Planting Plan: Gary Larson,Landscape Architect, of Larson Associates, and John Esserian, the developer of Schoolhouse Lane, were present. Mr. Larson presented the revised plan, which addressed the issue of the existing vegetation on the site that had been removed before the houses were built. This vegetation had been shown on the definitive plan even though it was of low quality and, in his opinion, not worth saving. Richard Perry, who was co-owner of the property when the subdivision was approved, said he had supervised the removal of the vegetation because it was scrub and much of it was dead. He said they do not recklessly cut down trees and destroy the landscape. What was cut out was not worth saving. Mr. , Bowyer noted applicants do encounter site conditions that may justify a revision but that prior approval of a change order is required in order to deviate from the plans that the Planning Board has approved. The developer did not submit a change order. A lengthy discussion ensued as to degree to which the Development Regulations require that this vegetation be replaced by new plantings. Mr. Merrill expressed willingness to accept the revised landscape/planting plan because of the lack of clarity about the limit of work line. Mr. Grant agreed. Mrs. Davison, Messrs. Canale and Davies agreed that the proposed plan was not adequate and would not approve the revision. It was agreed that Mr. Davies would meet with Mr. Larson and Mr. Esserian to discuss what would be acceptable. The meeting was adjourned at 11:48 p.m. Frederick L. Merrill, Jr., Clerk