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HomeMy WebLinkAbout1988-11-07 PLANNING BOARD MINUTES MEETING OF NOVEMBER 7, 1988 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order at 7 05 p.m. , by the Chairman, Mrs. Uhrig, with members Klauminzer, Sorensen, Wood, Assistant Planner Nordby and Secretary Peters present. Mr. Williams arrived at 9 07 p.m. during item 288. 285. Review of Minutes The Board began their review of the minutes for the meeting of October 31, 1988, and found them to be incomplete. On the motion of Mr. Sorensen, seconded by Mrs. Klauminzer, it was voted 3-0-1 (Mrs. Uhrig ab- stained as she had not attended the meeting) to table the minutes of October 31, 1988 until the next Planning Board meeting. *************** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS *************** SUBDIVISION OF LAND 286. Pheasant Brook I, Kahn/Quinn, represented by Robert Cataldo Mr. Cataldo reported that Mr. Quinn has informed him that a contract for completion of the roadwork has been let. The major portion of the contract is for paving and for lowering the manhole covers. There is also some landscaping work to be complet- ed. The work is scheduled to begin this Wednesday, 11/9/88, and be completed Friday, 11/11/88. In response to a question from Mr. Sorensen, Mr. Cataldo said paving companies usually close down for the winter around the first week in December. Mrs. Klauminzer commented the neighbors would be pleased to hear that the work was about to begin. 287. Pheasant Brook II, Robert Cataldo Joining Mr. Cataldo were Frank DiPie- tro and Roger Corbin of BCS - Bedford, Attorney Frederick DeAngelis and Joyce Miller, Chairman of the Conservation Commission. The Board reviewed the preli- minary plan filed on August 27, 1988. Mrs. Uhrig summarized the Planning Board preliminary position, reached after previous discussions and the Board's walk of the property Mrs. Miller reported the Conservation Commission currently does not favor a through road since they believe more damage would occur to existing wetlands with a through road, than if Maple Street and Butterfield Road were not connected. The Board will require a through road. They also agreed to require that the paved portion of the roadway be centered in the right-of-way; to allow the paved portion of the roadway to be reduced in width to 24 feet; and to require a sidewalk the full length of the roadway The Board stated that they wanted the alignment of the road at the end of the existing Butterfield Road located as far as possible from the wetlands. Both the existing Butterfield Road and the Maple Tree Lane cul-de-sacs will be remov- ed. Where the road passes over the wetlands, the shoulders will be steeply banked and stabilized by a stone wall to prevent expansion into the wetlands. Minutes for November 7, 1988 -2— At 7 55, the Planning Board adjourned its meeting in Room G-15, Town Office Building, and, at 8 00 p.m., reconvened the meeting in Estabrook Hall, Cary Memorial Hall, to hear a presentation by Grace Chapel, of their application for approval of a special permit with site plan review, that is scheduled to be heard by the Board of Appeals on November 17, 1988. RECOMMENDATIONS ON APPLICATIONS SUBMITTED TO THE BOARD OF APPEALS 288. Grace Chapel, Forest Street, SPS Mrs. Uhrig reported that representa- tives from Grace Chapel have asked for the opportunity to present revised plans prepared by new architects, The Cambridge Seven Associates, Inc. Pastor Howard Clark, Senior Minister, gave a brief history of the church's beginning in 1956 in the old Belfry Club, which was later destroyed by fire. He also told of their unsuccessful efforts to move to Lincoln when the church grew too large for the present facilities on Worthen Road. He added that they have now made a committment to remain in Lexington, and hope to expand by using their property on Forest Street as a Christian educational and recreational building. George Kent, church council member and registered Professional Engineer, spoke of why they had decided to change architectural firms, and of their satisfaction with the revised plan. He said that the function of the facility has not chang- ed. He introduced Architect Robert Galloway, Project Manager, from Cambridge Seven, who gave a slide presentation of the plans. Mr. Galloway noted that the structure was nine feet lower than originally de- signed, and that the setback along Forest Street had been increased by five feet. He described the lighting proposed for the facility; the type of building exterior planned; and said that they had tried to design a building that would be compatible with the neighborhood. Georgy Bezkorovainy, traffic consultant from Bruce Campbell and Assoc., Inc., summarized the traffic study. He reported on the level of service data collect- ed during peak traffic times , at various intersections around the site. In response to a question from Mrs. Wood, it was stated that the loading bays were located in the bus loading area. Concerns were expressed by representatives from the Board of Selectmen, the Lexington Center Committee, the Design Advisory Committee, and the Forest Street Neighborhood Association that were present. They included concerns about the height, size, setbacks, buffers, adequate parking, and the validity of the traffic study, since the revised plan directed all traffic to and from the site on to Muzzey Street, which is one-way, and the traffic study data was based on the first plan where traffic also exited on to Forest Street. At 9 25 p.m. , the Planning Board recessed its meeting to reconvene in Room G-15, Town Office Building for the remainder of the meeting. The Board reviewed a draft recommendation to the Board of Appeals on the Grace Chapel SPS application, making corrections. A corrected draft will be distri- buted to the Board members, for final approval. (attached) Minutes for November 7, 1988 -3- P *************************** REPORTS ********tele******************te4e****&x'****** 289. Planning Board Subcommittees a. Lexington Center Committee Mrs. Wood announced the committee will meet on November 17, 1988 at noon, and that she will not be able to attend. The meeting was adjourned at 10 40 p.m. ‘82cp G „o-c y L/7 Eleanor Klauminzer, Clerk .074,4 Planning Board R=i ^ Town of Lexington, Massachusetts f `kIF O'f 0Y Robert A. Bowyer TOWN OFFICE BUILDING Li Planning Director Lexington, MA 02173 November 7, 1988 617'862-0500/Ext 424 RECOMMENDATION ON APPLICATIONS FOR SPECIAL PERMIT WITH SITE PLAN REVIEW AND SPECIAL PERMIT GRACE CHAPEL, FOREST STREET In accordance with Section 3.4 of the Zoning by-Law, the Planning Board submits to the Board of Appeals this report and recommendation on the application of Grace Chapel for a special permit with site plan review for a proposed Christian Fellowship Building; as well as its recommendation on the application for a special permit to allow a private non-profit recreational facility in conjunc- tion with a permitted religious use in the proposed Christian Fellowship Building. PLANNING BOARD RECOMMENDATION The Planning Board supports the concept for the use of the property at the corner of Muzzey and Forest Streets , both as a Christian education facility and as a private non-profit recreational facility. However, we believe the current SPS and SP applications do not comply with the Lexington Zoning By-Laws and, therefore, should not be granted by the Board of Appeals. Non-Compliance and Ommissions The SPS application, as submitted, does not comply with the parking, screening and landscaping sections of the Zoning By-Law as follows Parking The parking is insufficient for the proposed building It is unclear how the number of 32 parking spaces was derived. There was no summary sched- ule, as required in section 11.2. 1.e. of the Zoning By-Law, included with the plans reviewed by the Planning Board. The Planning Board's calculation for the number of parking spaces required, based on the requirements of section 11.3.1 of the Zoning By-Law, are as follows Spaces Req'd. Lower floor - six classrooms/workrooms (2 spaces per classroom) 12 First floor - 732 sq ft of office space (1 space per 250 sq ft) 3 First floor - multipurpose room (1,400 sq ft - 1 parking space per 6 seats , figured at 40 sq ft for each seat) 6 First floor youth lounge (spaces as needed . suggested 2) 2 Second floor multipurpose room (4,860 sq ft/1 space per 6 seats) 21 Total Parking Spaces Required 44 L The location of the loading bay is not shown on the plan. By Zoning By- Law, a loading bay can not be located in the bus loading area. ` Recommendation, SPS and SP -2- Grace Chapel November 7, 1988 Based on experience with similar situations , the Planning Board is aware that a great deal of on-street parking is generated by this type of facil- ity. Therefore, to prevent excessive on-street parking, there should be sufficient on-site parking to support the facility's activities. As calcu- lated above, the Board believes the 44 spaces should be the minimum requir- ed. However, we recommend that at least 50 spaces be required. Screening and Landscaping The Planning Board believes that there should be a 25-foot planted buffer to screen the property from 27 Muzzy Street Although this property is in non-conforming commercial use at this time, it is located in a single family zoning district and can revert to single family use. Two non-con- forming commercial uses have recently reverted to residential use within one block of this site The plan shows parking in this transition area. Section 10.5. 1 of the Zoning-By-Law states no parking area can be located in a transition area. The landscape plan as submitted shows only a fence and existing vegetation around the interior lot lines. Section 10.4.8.c specifies a wall or fence may not be substituted for plant materials, so more trees and shrubs are needed. There is no schedule of plants shown, as required by section 10.2.3, which should include the size at the time of planting and the size at maturity. Also, there is no information on how existing trees will be protected during construction, as required by section 10 2.3 of the Zoning By-Law. Other Concerns 1 The traffic plan does not address the revised plan, which now exits all traffic onto Muzzey Steet, a one-way street 2. The Planning Board is concerned about noise generated by the air condition- ing equipment and, if the windows can be opened, by noise that may be generated by recreational activity occurring in the building. Conditions If the Board of Appeals should grant these or any revised applications for a special permit with site plan review and a special permit in this location, the Planning Board recommends the following conditions should be included as part of the decisions 1. The set back from Forest and Muzzy Streets should be at least 30 feet from the furthest projecting point as required by the Zoning By-Law The plans currently show a projection of steps into the set back zone on the Muzzy Street side of the building, and a projection of the dormers into the set back zone on the Forest Street side of the building 2. The parking lot traffic flow should be one way only, with the entrance being closest to Raymond Street. Recommendation, SPS and SP -g- Grace Chapel November 7, 1988 3 There should be no internally or externally lit signage on the exterior of the building. 4. No bus parking should be allowed to remain overnight on the site. 5. Bus passengers should be discharged only in the parking lot, not on Muzzey or Forest Streets . 6. Because of its proximity to residences, the facility must close by 10 30 p m. every night and all lights , including parking lot lights , must be turned off by 11 00 p.m. No deliveries or pick-ups by dumpsters should be made prior to 8 00 a.m , and scheduled use of the building should not begin before 8 00 a.m. It is the consensus of the Planning Board that most of the issues outlined above could be resolved if the size of the building were reduced significantly.