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HomeMy WebLinkAboutPlanning Board minutes 11-20-1995 PLANNING BOARD MINUTES fl MEETING OF NOVEMBER 20, 1995 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order at 7:34 p.m. by Chairman Davison,with members Canale, Davies, Grant, Planning Director Bowyer, and Assistant Planner Marino present. Mr. Merrill arrived during Item 180. **************************************** MINUTES ************************************** 180. Review of Minutes: The Board reviewed and corrected the minutes for the meeting of September 18, 1995. On the motion of Mr. Canale, seconded by Mr. Davies,it was voted unanimously, 4-0, to approve the minutes, as amended. The Board reviewed the minutes for the meeting of September 25, 1995 On the motion of Mr. Davies, seconded by Mr. Grant, it was voted unanimously, 4-0, to approve the minutes, as written. The Board reviewed the minutes for the meeting of October 2, 1995. On the motion of Mr. Grant, seconded by Mr. Davies, it was voted unanimously, 4-0, to approve the minutes, as written. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* PLANS NOT REQUIRING APPROVAL UNDER THE SUBDIVISION CONTROL LAW 181. Form A/95-11. Lowell and Haskell Street: The Board reviewed an Approval Not Required Plan for land at Lowell and Haskell Street. On the motion of Mr. Canale, seconded by Mr. Merrill, the Board voted unanimously a. to approve the request from Mark Moore Homes, Inc., dated November 6, 1995, to waive paragraph 3.5.5.1.a of the Development Regulations that requires the work to improve Haskell Street be fully completed in accordance with the street construction plan (approved by the Board on November 6, 1995) prior to the endorsement of the Approval Not Required Plan. b. to endorse the plan entitled "Subdivision Plan of Land in Lexington, MA (Middlesex County)," prepared for Mark Moore Homes, Inc., dated November 2, 1995, prepared by Noonan & McDowell, Inc., Billerica, Mass., certified by Malcolm P. McDowell, Professional Land Surveyor, with Form A/95-11, as it does not require approval under the Subdivision Control Law 182. Form A/95-12. 2564 Massachusetts Avenue: The Board reviewed an Approval Not Required Plan for land at 2564 Massachusetts Avenue and School Street. On the motion of Mr. Canale, seconded by Mr. Merrill, the Board voted unanimously to endorse the plan entitled"Subdivision Plan of Land in Lexington, MA (Middlesex County), Being a Resubdivision of Lots 80 and 81", dated October 26, 1995, prepared by Noonan&McDowell, Inc.,Billerica,Mass., certified by Malcolm P. McDowell,Professional Land Surveyor, with Form A/95-12,submitted by Stephen and Dawn McKenna applicants and owners, as it does not require approval under the Subdivision Control Law ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* SUBDIVISION OF LAND 183. Winshin Common Subdivision. 51 Lowell Street. Acceptance of Covenant. Endorsement of Definitive Subdivision Plan:The Board reviewed a draft motion prepared by the staff. On the motion of Mr. Canale, seconded by Mr. Merrill, the Board voted unanimously to: 1. accept the covenant executed by Eugene .1 Monahan, and Mark Moore Homes, Inc., dated November 16, 1995; and Minutes for the Meeting of November 20, 1995 2 2. endorse the definitive subdivision plans entitled "Winship Common, Lowell Street, Lexington, Massachusetts", dated July 28, 1995. • 184. 108 Grove Street. Definitive Subdivision Plan. Mark Moore Homes. PUBLIC HEARING: Mrs. Davison opened the hearing at 7.46 p.m. Present were Frank Carney, Patricia Carney and Mark Moore, of Mark Moore Homes; Richard Waitt,of Meridian Engineering, engineer:Gary Larson of Larson Associates, landscape architect; and Debra Cary, the owner of the land, Mrs. Davison pointed out that this plan is the first to use the Planning Board's new Frontage Reduction by-law adopted by the 1995 lbwn Meeting. Mr. Carney said that the current plan for a two-lot cluster subdivision at 108 Grove Street addresses the two issues raised during Town review at the preliminary plan stage: 1. the sanitary sewer connection has been redesigned to the Engineering Department's satisfaction, and, 2. a special permit for a shared driveway issue has been approved by the Board of Appeals. He went on the describe how this submission meets the three criteria set forth in Section 7 4.5., Frontage Reduction, Lots in a Small Subdivision, of the Zoning By-Law 1. It includes a plan showing compliance with the requirements for a standard subdivision. 2. A special permit, obtained from the Board of Appeals, will minimize disruption of the site by allowing a shared driveway to be constructed instead of a subdivision street. 3. The conveyance to the Town of Parcel A, with 36,650 square feet of land is a substantial neighborhood benefit. It joins Town owned land abutting the subdivision site. Mrs. Davison asked for questions from the rest of the Board. David Williams, 1433 Massachusetts Avenue, asked if there is public access from Grove Street to the donated land. He was informed that alternate access to that land is available from other public streets. There being no further questions, Mrs. Davison declared the hearing closed at 7:58 p.m. On the motion of Mr Canale, seconded by Mr. Merrill, the Board voted unanimously, 5-0, to approve the 108 Grove Street definitive subdivision plan. *************************** PLANNING DIRECTOR'S REPORT ************************** 185 Recent Activity a. Oakmount Circle,Status of Sketch Street Improvement Plan:Mr. Bowyer informed the Board that staff review of the preliminary street improvement plan for Oakmount Circle, submitted by Richard Curtin on November 2, 1995, revealed that the submittal is incomplete. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* SUBDIVISION OF LAND 186. 10 Summer Street. off Lowell Street. Barbara Zack: Mr. Bowyer reported that the 10 Summer Street subdivision is in the process of being closed out. The Board and staff agreed that this cluster subdivision turned out well and represents a creative solution resulting from the successful collaboration of the Planning Board and Planning Department staff 187 915-917 Massachusetts Avenue. Philip Saunders. Presentation of Sketch Plan: Present were Malcolm McDowell of Noonan & McDowell, engineer; and Albert Sreter of Nicholson, Sreter & Gilgun, attorney Mr. Sreter said that this plan has two potential benefits to the 7bwn: 1) it includes an easement Minutes for the Meeting of November 20, 1995 3 northeast along the lot line for access to the bike path; and, 2) it adds a two-family house to the Town's housing stock. He turned the presentation over to Mr. McDowell who presented a plan for a two-lot subdivision on a hammerhead cul de sac street off Massachusetts Avenue, a layout he believes meets the requirements of the Zoning By-Law He said that the street layout has been tested on plan for vehicle turnaround and seems to meets the 650 foot requirement. Mr. Canale asked the staff for technical help on turnarounds. Mr. Marino responded that the applicant consulted with the Public Works and Engineering Departments as to the minimum design standards for turnarounds and that the hammerhead configuration may be acceptable. He said that the Planning Board may approve alternative configurations but they require special approval. Mrs. Davison said that the Planning Board has two concerns: 1. that a two-family house be constructed, and 2. that two parking spaces be provided under the two-family house Many of the Board's questions and much of the ensuing discussion related to the design of the road. Everyone agreed that the design that involved the least disruption to the site would be the best design. The status of Lot 2, which appears as part of the subdivision, but is not yet owned by the applicant was a source of confusion. Mr. Sreter said that the applicant only has control over lot two. The Board wondered why it is included on the plan. The Estate of June Alleyn has what is, in effect, an option to create a second lot and purchase the land for one dollar. Mr. Laing, who now owns the entire lot, does not want to participate because if the subdivision plan is not approved, he will continue to own the whole lot. Mr. Bowyer said that this could create procedural problems as the owner of each parcel has to sign both the application and the covenant. Lot one will be subject to the conditions of the subdivision. Philip Saunders said only one layout will comply with the regulations. Mrs. Davison advised him to ask for a hammerhead and waivers to cause minimal disruption to the site. ************************ ARTICLES FOR 1996 TOWN MEETING ************************ 188. Marriott Rezonine Proposal. 536-544 Lowell Street: The Board reviewed a table, prepared by the staff, comparing the physical characteristics of the Marriott Corporation's proposed assisted living facility for land on Lowell Street, with four existing multi-family developments in Lexington. Mr. Davies gave a brief critique of the design features of the proposal. He found the facility too big and institutional in character to blend into a residential neighborhood. He also said that the proposed building is the wrong shape for the site. The Board agreed and said that simply reducing the number of units would not cure the institutional appearance of the building. The Board believes the use, but not the design, is compatible with a single family residential area. Mr. Bowyer said that the Zoning By-Law treats this kind of facility as a residence. The likely residents of an assisted living facility will have lived in Lexington a long time, and are accustomed to living in a neighborhood setting. He believes assisted living facilities should be located in or adjacent to single family neighborhoods and that the building design should take on the character of single family housing. Some Board members noted that the current abuttors ought to realize that, eventually, the Plant Action site will be further developed, one way or another. Minutes for the Meeting of November 20, 1995 4 189 Other Possible Articles for the 1996 Town Meeting: Mrs. Davison brought up the subject of other possible amendments for Town Meeting. Among these is a revision of Section 9, Planned Residential • Development,of the Zoning By-Law,-having-to-do-with cluster-subdivisions. Mr. Merrill volunteered to take responsibility for that amendment. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS 190. Applications To Be Heard on December 14. 1995 Mr. Canale gave an oral review of the following applications: 19 Highland Avenue. Francis & Rita McGovern, variance to replace a garage The Planning Board agreed that the applicants have not demonstrated that they meet the statutory criteria for granting a variance. The Board believes there are viable alternatives to this design solution. 44 Cedar Street, Leo Casey and Yuki Kimura, variance to extend a one-story addition The Planning Board recommends denial of the petition. It believes that this addition could be sited, without undue hardship, so that it complies with the Zoning By-Law The Board had no comment on the following applications, also scheduled to be heard on 15 Cummings Avenue. Alan H. Shute, special permit for an second story dormer 24 Hartwell Avenue. The McGraw-Hill Companies, special permit to replace a sign The meeting was adjourned at 10:25 p.m. 9 Frederick L. Merrill, Jr., Clerk