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HomeMy WebLinkAbout1988-12-05 PLANNING BOARD MINUTES MEETING OF DECEMBER 5, 1988 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order at 7 36 p.m. by the Chairman, Mrs. Uhrig, with members Klauminzer, Sorensen, Wood, Planning Director Bowyer, Assistant Planner Nordby and Secretary Peters present. Mr. Williams arrived during Item 312. *************** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************** EE PLANS NOT REQUIRING APPROVAL UNDER THE SUBDIVISION CONTROL LAW 306. Form A/88-19, Concord Avenue The Board reviewed a plan showing the transfer of Lot B-2 from Lot A-2 (containing 71,576 ft. ) to Lot C-1 (containing 21,269 sq. ft.) , with no change in the frontage of either lot. On the motion of Mr. Sorensen, seconded by Mrs. Klauminzer, it was voted 4-0 to endorse the plan entitled "Compiled Subdivision Plan of Land in Lexing- ton, Mass. Middlesex County" , dated June 29, 1987, by Noonan & McDowell, Inc. , certified by Malcolm P. McDowell, Professional Land Surveyor, with application form A/88-19, by applicant Norman A. Turnquist, as it does not require approval under the Subdivision Control Law. RECOMMENDATIONS ON APPLICATIONS SUBMITTED TO THE BOARD OF APPEALS 307. St. Pauls Church, Lowell Street Mrs. Uhrig reported on a discussion she had with Natalie Riffin, Chairman of the Board of Appeals , on the St. Paul's continued hearing that is scheduled to come before the Board of Appeals on December 8, 1988. The Board discussed a memo on this application from the Planning Director to the Administrative Clerk of the Board of Appeals, dated November 29, 1988, concerning the lack of time for review of the revised site plan that was received by the Planning Department on November 28, with addition- al material delivered on the 29th. The Board noted that in their recommendation to the Board of Appeals on the original application, dated October 7, 1988, they had recommended that either 1) the application be denied since it is incomplete and incorrect or 2) the application be withdrawn and resubmitted when it is complete. The Board agreed that they considered this additional submission a revised application, which according to the third paragraph of section 3.5. 1.2 of the Zoning By-Law, should to be treated in the same manner as if it were a new application. That triggers a 35 day review period, not the 11 day period now afforded the Planning Board. The Board agreed that 11 days (with one Planning Board meeting in this period) , was not sufficient time to prepare a recommendation on this proposal. On the motion of Mr. Sorensen, seconded by Mrs. Klauminzer, it was voted 4-0. to recommend that the applicant request an extension of time for action by the Board of Appeals, so that a proper review of the revised plans can be made by the Planning Board. Otherwise, the Planning Board must recommend the application be denied, since the deficiencies in the previous plans , which were the basis for the Board's previous recommendation for denial, remain. Minutes for December 5, 1988 -2- SUBDIVISION OF LAND 308. Turnburry Estates, Hill Street, Otis Brown Ms. Nordby reported the applicant has asked that the Board allow a three foot intrusion into the 50 foot perimeter setback around units 6 and 7 in order for the units to have a 15 foot, rather than a 12 foot, front yard setback. On the motion of Mrs. Wood, seconded by Mrs. Klauminzer, it was voted 4-0 That the 50 foot perimeter setback line shall be shown on the approved plan around the entire site, with a note stating that no further construc- tion, requiring a building permit, such as decks , porches or structures , will be permitted in the perimeter setback, except as shown on the approved plan. 309. Ledgemont Subdivision, Hayden Avenue, The Beal Company The Board review- ed a proposed Addendum to the Certificate of Action for Ledgemont Center Subdi- vision, approved by the Planning Board on October 13, 1988. The Addendum allows the applicant to provide payment of $10,000 to the Town of Lexington for the construction of a sidewalk in another location adjacent to Spring Street, in lieu of constructing the sidewalk on the Ledgemont property, as required by Condition 1.b. of Certificate of Action. On the motion of Mr. Sorensen, seconded by Mrs. Klauminzer, it was voted 4-0, to endorse the Addendum, as written. 310. Pheasant Brook I, Kahn/Quinn The developer has informed Ms. Nordby that the all work on the roads and sidewalk have been completed, and that he has asked the Engineering Department to verify this. Mr. Bowyer reported that resident Lawrence P. Smetana, President of the Pheasant Brook Estates Neighbor- hood Association, has again asked that the roads be accepted at the 1989 Town Meeting. ********************** ARTICLES FOR 1989 TOWN MEETING ************************* 311. Articles Proposed for Town Meeting Joining the Board for a discussion of articles that could be proposed for Town Meeting were Jacqueline Davison, Iris Wheaton, Jack and Anne Taylor, Martin Hagerty and Ephraim Weiss. The Board discussed a memo entitled "Articles for 1989 Town Meeting as of 12/5/88", prepared by the staff, which listed three or more posssible articles for consideration 1) Technical Corrections - inconsistencies that need to be rectified in the Zoning By-Laws; 2) Adjustments - more substantive changes that may require separate articles; and 3) Dimensional Standards for Institutional Uses - review and possible revision of dimensional standards for institutional, permitted by right, and other uses allowed by special permit in the RO, RS and RT districts. The Board also discussed the following material under 2) Adjustments , which may need to appear as separate articles a. Parking Adjustments - the parking demand factors may need to be adjust- ed; the parking factors may need to be expressed in square feet with less reliance on employees , seats, etc. Minutes for December 5, 1988 -3— b. Accessory Structure - Julian Bussgang wants a minimum threshold on what the size of an accessory structure may be to qualify for conversion. c. Screening for Institutional Uses - Mrs. Wood has suggested that screen- ing be required for all uses in the RO, RS, RT districts abutting all other uses; not just residential uses as is now required. Mr. Sorensen expressed reservations about reviewing parking standards at this time. He commented he would like to see work done to clarify dimensional stan- dards governing the height of buildings (mansard roofs), and the net floor area portion of the Zoning By-Law. He asked why residential uses could not be per- mitted in the CB district, (such as the second floor above stores); and he proposed the elimination of the RO district, so that there would be one residen- tial district, the RS district, throughout the town. Mr. Bowyer described new local option legislation permitting planning boards, with the selectmen's approval, to spend certain bond deposits (sureties) without appropriation by Town Meeting. Ephraim Weiss presented his proposed modifications to the Zoning By-Laws dealing mainly with Section 2, Definitions, and other sections he felt needed clari- fying. There will be more discussion of these proposals at future meetings. Mrs. Uhrig noted this was intended to be the year when the Board did not propose many revisions of the Zoning By-Law to Town Meeting. 312. CD Rezoning, 12-18 Hartwell Avenue, Hilton Corporation Attorney John Farrington, Larry DeShant and Steven Colangelo, representing the Hilton Cor- poration, presented a CD proposal for rezoning the property at 12-18 Hartwell Avenue from CRO, Regional Office, to CD-6. Mr. DeShant described the hotel as a small two story country style hotel of approximately 140 rooms, catering to the business traveler. There would be a small buffet style dining room and two small meeting rooms. He noted the existing office building, which would be demolished and replaced by the hotel, is approximately 50% occupied and in need of renovation. Mr. Farrington summarized the traffic study, which compared the traffic generat- ed from the existing office building, with the estimated traffic generated from the hotel use. He noted that although it is estimated there will be an increase of 246 trips per day, approximately 85% of the trips would be off-peak, which would produce a "beneficial" effect in reducing peak-time traffic. He added that the proposal met all zoning requirements except that the FAR would be .34, which is above the .15 FAR maximum permitted by the Zoning By-Law. In response to a question from Ms. Nordby, he reported the FAR had been figured at 80% of the gross area of the building. Mrs. Uhrig commented this appeared to be a very intensive use of the property. In response to a question from Mrs. Wood, Mr Colangelo said they have not done a market study; that would be the next step. Mrs Wood commented she did not see how traffic in the area would be reduced if patrons of the hotel would be visiting Hartwell Avenue businessmen. In response to a question as to what would be the minimum number of rooms feas- ible to maintain a staff and a level of operation acceptable to the applicants, Minutes for December 5, 1988 _4_ it was stated that 130 rooms was the lowest number feasible. The applicants indicated that going from 140 to 130 rooms would not significantly reduce the amount of parking area required, the FAR or the amount of traffic generated In response to a question from Mrs. Davison, the developer stated that the minimum site coverage was 22.3%. Mrs. Wheaton asked that they look at the location of their driveway exits in relation to the traffic islands on Hartwell Avenue. She also asked why they did not renovate the existing office building. She commented that a lot of calcula- tion had gone into the establishment of FAR limits, and she hoped these limits would not be discarded without serious consideration. 313. CD Rezoning, Marrett Road, Sheraton The Board discussed the applicant's presentation made at last week's meeting. Ms. Nordby reported she had visited the site, and the topography was such that the building is shielded by ridges from Marrett Road and Massachusetts Avenue. The Board agreed it would await the public hearing before making detailed com- ments and recommendations on the proposal. It was also agreed that the appli- cant should receive direction in a general way from the Board as to whether they think they can support this application, and whether they think this rezoning has a chance to pass at Town Meeting. The Board agreed they generally supported the rezoning, and suggested the applicant proceed, with caution. 314. Orchard Crossing, Lowell Street Landscape Architect Gary Larson and Joseph Castelli reported on the status of the stone wall along the extension of Sanderson Road from Lowell Street. Once all the vegetation was removed, it was apparent the condition of the existing stone wall was not very good Mr. Larson presented three options for dealing with the problem. Option 1 would remove the entire remains of the wall along the right-of-way of the first three lots and landscape the remaining land as necessary. In Option 2, the structure would remain as a wall from Lowell Street to the intersection of Orchard Lane and Sanderson Road; it would become a retaining wall at a certain point in order to save two major oak trees. Option 3 would maintain what remains of the stone wall, adding separate retaining walls where necessary. The Board agreed that they preferred Option 2. They also asked that the wall extend to Lowell Street in a such way so as not to affect sight lines at the intersection. **************************** REPORTS ***************************************** 315. Planning Board, Subcommittees a. HATS II Meeting Notice Mrs. Uhrig announced the next meeting of HATS II will take place on Thursday, December 15, 1988 at 8 00 p.m. in Room G-15 of the Town Office Building in Lexington. The main agenda item will be the presentation and discussion of the Air Force expansion plans for the Base. The meeting was adjourned at 10 13 p.m. Eleanor Klauminzer, Clerk