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HomeMy WebLinkAboutPlanning Board Minutes 1992-07-15 PLANNING BOARD MINUTES MEETING OF JULY 15, 1992 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order at 7 37 p.m. by Chairman Williams, with members Domnitz, Grant, Wood, Assistant Planner Marino and Secretary Tap present Mrs Davison arrived during Item 106. 105. Review of Minutes The Board reviewed the minutes for the meetings of June 15 and June 29, 1992. On the motion of Mr. Domnitz, seconded by Mr. I Grant, it was voted 4-0 to approve the minutes, as written. ************************ PLANNING DIRECTOR'S REPORT *********************** 106. Staff Reports a. Mr. Marino reported that he had received a set of surety documents from Joseph Castelli, developer of the Orchard Crossing Subdivision, dated July 15, regarding the renewal of the expired surety for the subdivi- sion. b. Mr. Marino also reported receiving a letter written on behalf of Drummer Boy Homes Condominium Association, expressing its strong objection to the proposed Wright Street Extension subdivision. ***************** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************ SUBDIVISION OF LAND 107. PUBLIC HEARING Wright Street Extension Subdivision As required by Chapter 41, the Planning Board conducted a public hearing on the proposed Wright Street Extension Subdivision. Approximately 25 people attended. Mr. Williams opened the hearing at 7 49 by reading the legal notice. Mr Kwi-yung Jung, the developer, gave a three part presentation. He: a) described a history and time line of his interactions with the Town in connec- tion with the development; b) gave reasons why he felt that the Planning Board must approve this current plan; and 3) expressed his concerns over the way he feels that the Town Engineer has treated him and this plan. Mr. Jung also played part of a recording of a conversation between himself and another man discussing the repaving of James Street by the applicant's neighbor, Sundar Balasuryan. The applicant identified the other voice as that of the paving contractor, Nashoba Paving. In response to a question from Mrs. Davison, the applicant responded that not all of the people present during the recording of the conversation knew that a recording was taking place. Mr. Williams observed that in his many years of involvement with Town boards and committees he has seen no evidence of unfairness such as that described by Mr. Jung. He then opened the floor to questions from the Board to Mr. Jung. Questions and comments from the audience were heard. Mr. Baum, 4 Wright Street, felt that the recent repaving of the intersection solved some of the Minutes for the Meeting of July 15, 1992 2 ponding problem. Mr. William Rhee, Tidd Circle, said that he thought the burden is on the Town to prove that the requirements it is imposing on Mr. r-Th' Jung are necessary. He also questioned the Board about not receiving answers to his letters to the Town. Mr. Williams explained that he spent quite a long time on the phone with the applicant. Mr. Williams also stated that other board members had spent considerable time discussing the application with Mr. Jung. Mr Libman, 74 Fifer Lane, questioned the applicant regarding run-off of water from the site onto Drummer Boy condominium development. Mrs. Jane Goode, President of the Drummer Boy Board of Trustees, also expressed concern about run-off if the direction of the flow is changed. She asked Mr. Jung if he had any data to support his claim that there would be no adverse impact on Drummer Boy The applicant did not present data, but did state again that there would not be any adverse impact on Drummer Boy. Mr. Williams brought the hearing to a close by stating that he regretted that Mr. Jung's engineer (BSC) was not present. The hearing ended at 9 05 p.m. 108. Lowell Street Site Subdivision Plan. Mr. Peter Kelley of Woodhaven Realty presented a sketch plan for the 5.1 acre site on Lowell Street. The sketch plan shows a six lot residential cluster subdivision. Mr. Kelley explained that due to the requirements imposed on him by his bank it is necessary to establish that the property is subdividable. An approved subdivision plan will allow him to establish sufficient property value for financing purposes. He stated that his intent is to develop this property for multi-family dwellings The proposed subdivision of the parcel allows him to both establish value for financing purposes and give him a fall-back position in the event that a rezoning of the property fails. Mr. Williams remarked that the Planning Board had previously identified the site as suitable for multi-family housing. Mr Gary Larson, a landscape architect of Larson Associates, described the layout of the proposed subdivision road, and the topography, soil type, and vegetation of the site. Mr. Williams asked why they had chosen a cluster type z over a conventional subdivision. Mr. Larson responded that it provided more flexibility in site design, and enabled them to provide greater open space around the perimeter of the site and a better buffer from the road and the mall. (n O Mr. Williams voiced his fear that the common space would become a no-man's land that no one would take care of. He felt that they may want to consider a conventional subdivision which would allow the lots to be larger than they are in the cluster plan. He also suggested that the applicant incorporate a walkway to the Middlesex Mall in their next subdivision plan. Mr. Kelley felt that the cluster design is a better plan than a conventional plan because it permits them to group the dwellings a little closer together which allows an increased buffer from the mall, road noise, and the commercial buildings. Mrs. Wood asked where snow removed from the roadway would be stored. Mr. Larson explained that the design of the roadway allowed for off-road storage of snow. Mrs. Davison commented on how bare the parcel seemed and suggested Minutes for the Meeting of July 15, 1992 3 that additional trees be planted on each lot. Mr. Kelley responded that there is ample landscaping and screening around the perimeter of the parcel and that individual landowners have the right to landscape their lots as they see fit. Three neighbors who were present spoke in favor of the proposed cluster type subdivision. 108. Lowell Street Site Multi-Family Rezoning Mr. Larson presented a conceptual plan for the proposed multi-family rezoning of this site. The preliminary plan for the rezoning consists of six buildings of differing types, such as townhouses with garages underneath, and garden style units without garages. The applicant is considering clustered buildings up to 2 1/2 stories high. The current plan is to develop the site with approximately 60-75 units -- 12 to 15 dwelling units (d.u. )/acre. The applicant had intended primary access to the site to be from North Street, but recent information from the applicant's traffic engineer has indicated that North Street would not be appropriate for the primary access. The applicant will revise the plan to show primary access from Lowell street, and may propose secondary or emergency only access from North Street. Questions from the Board dealt with the proposed height of the buildings, pedestrian access to Middlesex Mall, the form of ownership of the units, and the estimated selling price of the units. Mr. Kelley responded that the buildings are planned to be approximately 36 feet, or two stories, and higher in the rear; that they would incorporate a walkway to the Middlesex Mall property, and that Northland Corporation, owner of Middlesex Mall, would also be responsible for the part of the walkway on its property; they plan to offer the units for sale rather than rent, and they expect the units to sell in the $125,000 to $175,000 range. In response to a question from the Board regarding his plans for including affordable housing, Mr. Kelley said that he is familiar with the inclusionary housing policy and knows that it allows some options for complying with it. He said that they would at least comply with the minimum units required. Mr. Kelley said he feels that this site is too valuable to limit to six hous- es. He will try to do justice to the neighbors while going for the high density plan. He believes that open communication throughout the process between his company, involved boards, and abutters will bring about a satis- factory result. He asked that the project not be part of a Planning Board agenda unless he can be present at that meeting. Mrs. Davison asked why rental units are not part of the plan. Town Meeting will want to know the answer to that question as it is one of the last sites in Lexington where apartments might be built. Mr. Williams interjected that he had heard from realtors that interest rates are such that people are more likely to buy than rent. Mr. Kelley answered that the project takes more money to get "on-line" than rentals can support. There isn't a bank on the planet that will finance Countryside Manor and it is 100% rented. Mr. Domnitz asked what the Town would gain from this project. Mr. Kelley answered that it will provide a variety of housing options in a price range F Minutes for the Meeting of July 15, 1992 4 that hasn't been available in Lexington. There is a demand for ownership housing for people without children. He stated that close to 75% of Lexington's housing stock is occupied by people without children in the school system. The neighbors of the site expressed various strong concerns about the develop- ment, e.g. "cut-through" traffic, destruction of the neighborhood environment, noisy and transient inhabitants and reduced property values. Mr. Williams reminded them that the Planning Board in the past targeted this site for multi-family use. In response to Mrs. Davison's observation that the site will need a great deal of landscaping along with a play area and other amenities, Mr. Kelley said that these things would bring down the density and increase the cost. He felt that the contours could be used to enhance the site. He looks forward to working with the Design Advisory Committee. He said that he is looking for a "reading" from the Planning Board based on their presentation at this meeting. RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS 110. Aunlications To Be Heard on July 30 1992 Mrs. Davison gave an oral review of the following applications 93 Massachusetts Avenue, Lalit and Usha Ghandi d/b/a Town Food Store, special permit to include in a convenience store operation the sale of heated food and beverages in a CRS district. The Board agreed to suggest that the Board of Appeals verify that the number of parking 1 spaces on the site complies with the Zoning By-Law and that the spaces are appropriate to the site. Mrs. Davison noted that the rear parking spaces were occupied by three fuel oil trucks and various other trucks. The Planning Board suggests that these spaces be reserved for employees and customers of the Town Food Store, and not as a parking lot for random trucks. 569 Concord Avenue, Zuying Chen and LongHai Zhao, M.D. , special permit to use portion of residence as an office. Mrs. Davison noted that it is quite difficult to turn a vehicle around in the driveway, and to back z out of the driveway. The Board voted uanimously to make no comment on the above applications, but to add a note that the Planning Board representative observed the 01 site conditions described above. 0 319 Marrett Road, Glenn Comeau d/b/a Glenn Eric's Deli, renewal of special permit to continue take-out and fast food service in a CN district and to add four seats for customers. The Board agreed to make no comment on this application. 113. Orchard Crossing Mr. Marino reported that he had received surety documents from the developer. On the motion of Mrs. Wood, seconded by Mr. Grant, the Board voted unanimously the following motion Minutes for the Meeting of July 15, 1992 5 The Planning Board votes to accept the surety of $50,000, for the completion of the community facilities and the completion of the Orchard Crossing subdivision, in the form of a Funds Retained by Lender Docu- ment, a Time Note-Secured document, and an Irrevocable Letter of Credit, dated July 8, 1992, and executed by Lexington Savings Bank. This level of surety is determined to be sufficient through July 15, 1993 only. If the subdivision is not completed by that time, the amount of surety needed will have to be reevaluated to determine its relation- ship between then applicable construction costs and the amount of work remaining to be completed. If little or no work is completed by July 15, 1993 and the current costs of the amount of work to be completed has 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. On the motion of Mrs. Wood, seconded by Mrs. Davison, the Board also voted unanimously to release lot #6. ************************ REGIONAL, INTERTOWN ISSUES ************************* 111. Quinn-Perkins Sand and Gravel. Inc. Mr. Domnitz said that he had received a call from a resident wondering what could be done about the proposed asphalt plant. Mr. Marino reported that the Burlington Planning Board had a meeting on June 18 with Quinn-Perkins. They asked its representa- tive many questions and asked that he return with additional information at a future date. The owner has not yet filed an application, nor returned with the information Burlington requested. Mr. Williams said that a recent newspaper article indicated that Burlington is negative to the concept. Mr. Marino said that he had gotten a similar feeling from Burlington's assistant planner. It was agreed that it was not appropri- ate for the Board to make any response as nothing has been filed. Mr. Williams felt that Mr. Bowyer should be talking with the Burlington Planning Director at this stage. If plans for the plant do go forward, it was thought that a neighborhood association would be an effective way to combat the plant if the abutters wish to do so. ********************************** REPORTS ********************************** 112 Planning Board Subcommittees Met State Hospital Land Re-use Task Force Mr. Williams reported on the meeting earlier in the day of the Waltham, Lexington, and Belmont task forces. He sees an emerging desire on the part of the Metropolitan District Commission to take over part of the site to expand the Beaver Brook Reservation if the three communities will support them. John Andrews, the head of the Beaver Brook Coalition, was very articulate in his presentation and Mr. Williams feels that MDC might very well succeed. Mrs. Davison sees no hope of keeping open space unless MDC gets involved. Community support is needed and Belmont is likely to support MDC. But Waltham obviously wants a golf course and their Senator, Lucille Hicks, seems to be willing to work with them. Mrs. Davison felt that Lexington should have a public meeting, where John Andrews can make his presentation, in an effort to Minutes for the Meeting of July 15, 1992 6 garner support. Mr. Williams will call Representative Stephen Doran to enlist his involvement. Mr. Williams asked that a meeting of the Lexington task force be set. Mr. Marino agreed to initiate this Suggested agenda items were a) whether and when the task force should hold a public meeting and, b) following the recommendations for the next joint meeting, to establish three uses of the land that the task force would support. Mr. Williams suggested that the meeting be held on July 29 at 4 00. The meeting was adjourned at 10 58 p.m. & Edmund C. Grant, Clerk 1 Z 0i 0