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HomeMy WebLinkAboutPlanning Board Minutes, 1993-11-22 PLANNING BOARD MINUTES MEETING OF NOVEMBER 22, 1993 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order at 7:35 p.m. by Chairman Williams, with members Davison, Grant, Planning Director Bowyer, and Assistant Planner Marino present Mr Domnitz and Mr Canale arrived during Item 161. ************************ PLANNING DIRECTOR'S REPORT ************************ 160 Staff Reports a. Armenian Sisters Academy property Mr. Bowyer reported that the Armenian Sisters Academy property on Pelham Road is on the market. He had met with an intermediary for a prospective buyer who had questions about what could be done on the site vis-a-vis the Zoning By-Law. The are two options under the current RS One-Family zoning The land could be subdivided into house lots. It appears, without a detailed site plan, that five lots could be created. Another possibility, without going before Town Meeting for a rezoning, is to convert the present building into a maximum of five townhouse style units, using the cluster zoning provision Converting the existing building into condominiums and any increase in the density above five dwelling units would require a rezoning approved by the Town Meeting. b. Staff schedule: Mr. Bowyer said that the staff, having spent more time on the Development Regulations than anticipated, will not have the time to make them as "user-friendly" as originally hoped. The staff will prepare new checklists and forms but, in the near future, will not prepare an informal narrative to appear beside the regulatory language. Staff will be concen- trating on the planning studies that they and the Board pledged to the Town Manager that they would do this year. Mr. Bowyer has some work to do on the Capital Improvement Program and Mr. Marino will continue his work with the Met State Hospital Land Task Force Mr. Bowyer anticipates that numerous ques- tions from applicants using the new Development Regulations will be time consuming. Mr. Williams suggested an orientation meeting be held for them. Mrs. Davison and Mr. Williams expressed concern that the Selectmen will be hearing an update of the Met State Task Force's progress but the Task Force was not notified. They feel it should be informed any time the Met State land is discussed c Mass. Bar Association Seminar on Zoning Nonconformity• Mr. Bowyer reported that Attorney Patricia Nelson said the Massachusetts Bar Association has chosen the section of Lexington's Zoning By-Law dealing with nonconformity to use as a model in their seminar on that subject. ******************** PLANNING BOARD ORGANIZATION, SCHEDULE ****************** 161. December meetings The Board agreed they want to devote more time to comprehensive planning at their meetings over the next several weeks and to spend some time discussing zoning amendments for the 1994 Town Meeting and the list of recommendations from Ephraim Weiss. Minutes for the Meeting of November 22 , 1993 2 ********************************** REPORTS ********************************** 162. Planning Board Subcommittees HATS II Mr. Canale showed the Board volume three of the Strategic Assessment Report, which includes public commentary on the SAR process. Mr. Domnitz said that the most important comment in it is Massport's response to the study done by Mass Aeronautics Commission. Massport said it does not see Hanscom Field acting as a major reliever for Logan Airport The Board noted, however, that it could still be chosen for use as a small reliever airport. Cambridge Reservoir Watershed Advisory Committee Mr Domnitz reported that the committee has been developing a notification plan wherein Cambridge and the four towns within the watershed, Lincoln, Lexington, Waltham and Weston, make known to he committee any significant development going on within the watershed ***************** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************ SUBDIVISION OF LAND 163. Dana Court. Preliminary Plan Informational Meeting Carter Scott, the developer, and Gary Larson of Larson Associates, the landscape architect for the project, were present. Mr. Larson presented the locus, site analysis and proof plans The property is in an RT, Two-Family zone and is also within a historic district. The plan shows a three lot subdivision that includes an existing dwelling. A 20 foot wide road is proposed in a 40 foot wide right-of-way from Massachu- setts Avenue that would terminate in a hammerhead with a sidewalk on one side providing access to the Town owned Adams School playground. Two driveways would service two new dwellings. Mr. Larson explained why two mature ash trees had to be removed. Mr. Scott reported that his goal is to build something that looks like it has been there a long time and he received very favorable feedback from the Historic Districts Commission when he presented his plans to them. The name for the development, Dana Court, is meant to honor the memory of Elaine Dana, granddaughter of Ambrose Morell. Mrs. Davison objected to the presence of a sidewalk in such a small develop- ment, there being other access to the recreation land behind this property. Mr. Williams wants the sidewalk to go all the way through to the town land. Mr. Domnitz wondered about Parcel A, as shown on the plans. It will be conveyed to Scott's property that abuts the proposed subdivision. Mr Marino suggested several choices 1 ) that a condition be included in the decision that the sliver of land be joined to the abutting parcel; 2) that it be shown on the plan and labelled that it is not a legal building lot; or 3) that a note be included that it be conveyed to parcel X outside the boundaries of the proposed subdivision. Mr. Bowyer reminded the Board that it usually avoids small independently owned parcels, not joined to building lots, because they can be maintenance problems. Mr. Larson said the developer would propose a restriction on the knoll to protect it against development. 3 Minutes for the meeting of November 22, 1993 Frank Fuery, 678 Massachusetts Avenue, asked about the existing driveway to the house at 669 Massachusetts Avenue. Mr. Scott responded that it will be removed and access will be off the subdivision street rather than Massachu- 1 setts Avenue John Holt, 736 Massachusetts Avenue, asked about the develop- ( ment potential of the property between the subdivision and the Dana-Morrell house Mr Scott said it is one house lot that would be accessed from the new street There are currently people interested in the fourth house lot. Jeff. Alpert, who has offices in the building at 703-705 Massachusetts Avenue, voiced support for the plans, as did a representative of Waldorf School, Located at 739 Massachusetts Avenue. After the other informational meetings were held, the Board returned to a discussion of what direction it would give to the developer of Dana Court. They agreed to have a sidewalk and to accept the 20 foot street width. They also approved the name, Dana Court. All the fences on the property should be removed and wood split rail fences should be used where needed. An easement will protect the knoll. Granite bounds should be installed where the property abuts Town property Staff will talk with the Recreation Department about tying in the sidewalk with the recreation land and about removing the chain link fence The Board wants to see the area within the bounds and outside the subdivision that will be affected, i.e , the sliver that is shown on the plans, at 40 scale 164. Webb and Woburn Streets. Preliminary Plan Bill Brown, a landscape architect with the SWA group, John Sarkis, the developer, and Sam Sleiman, the engineer, were present. Mr Brown presented locus, property rights, site f construction and proof plans for a six lot subdivision to be accessed from Webb Street. To maintain visual and aura] screening from Woburn Street and the wooded character of the site, as many trees as possible will be preserved. The applicant has asked for six waivers; from the requirement to install fire alarm boxes; to allow the right of way of the proposed road to intersect the existing right of way at Webb Street at a right angle on both sides so that the property lines will not be curved; to allow for a 40 foot right-of-way instead of 50 feet; from the requirement to put in sidewalks as the rest of the neighborhood hes none and more trees would remain; to allow a pavement width of 20 feet; to install one less catch basin than is required. Mr Sleiman explained that they would put double grates at the low point to catch the water and this would capture more water than the required catch basin. Mr Sleiman explained that sight distance for 25 miles per hour is sufficient because it is a cul de sac. New paving would blend into Webb Street with no grade change. Mrs. Davison expressed support for the absence of sidewalks in the develop- ment. Mr Canale asked why the developer wants to use the name Wiltshire Court for the subdivision. Mr. Sarkis said it is a county in England but he was open to suggestions. The previous owner of the property has asked him to name it Nishan's Way, after the patriarch of her family. Mr Williams asked for assurance that the pavement and driveway serving the existing house fronting on Woburn Street will he removed. He also asked if some the drainage system could be directed away from the grandfathered lot Minutes for the Meeting of November 22, 1993 4 which is shown to receive all of it. Mr. Sleiman said that this was consid- ered but the topography makes it not workable Mr Domnitz asked why the 1 storm drainage system was directed onto the small lot and not into the drainage system in Webb Street. Mr. Sleiman explained how it is designed to work and the difficulty of connecting to Webb Street Mr. Bowyer explained the policy objectives and the requirements in the new regulations require that as much storm water runoff as possible be accommodated on site and not be directed into the town drainage system. Lawrence Movsession, 17 Webb Street, said that a large catalpa tree on the site has a broken top and is not worth saving. Also, because of the proposed retaining tank for water, he was concerned that the water would end up in his cellar. Mr. Bowyer suggested that the definitive plan show a cross section of the area Mr. Movsession is concerned about and the small lot to illustrate why the retention tank will not create a problem for him. The developer agreed to do this. Mr. Maglitta 10 Webb Street, said he was concerned about the e time frame of the construction of the subdivision Mr. Sarkis answered that the road construction would take about three months Then the homes would be built, which will take about a year. Lot six could have a large house on it. As to the grade of the new street, no water from that street will go into Webb Street. Mr. Maglitta also asked about the possibility of accessing the subdivision from Dunham Street (a paper right-of-way abutting one side of the property). Mr. Arora, of 21 Webb Street, asked why access to the development from Woburn Street was discarded. Mr Williams explained that the sight lines for entering onto Woburn Street are not good, the land is steep and heavily wooded 165. 395 Concord Avenue. Sketch Plan. Woodhaven Realty Gary Larson, of Larson Associates, presented a proof plan for a three lot conventional subdivision on 130,000 square feet of land behind Chadwick's Restaurant on Concord Avenue. The plan showed a 20 foot wide road, in a 40 foot wide right- of-way, ending in a hammerhead turnaround. Mr. Domnitz asked if a sidewalk is planned. The slope of the road was discussed. Mrs Davison asked about screening between the houses as they seem close together to her. Mr. Larson said there would still be quite a few trees left. Mr. Canale asked to see other configurations considered by the developer. Mr. Larson produced other sketches and explained why they were discarded. Robert Forsberg, of 411 Concord Avenue, said the old apple trees on the site are falling apart and would not be an asset The meeting was adjourned at 10 25 p.m. Jacque" line B Davison, Clerk J