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HomeMy WebLinkAbout2017-01-04-PB-min PLANNING BOARD MINUTES MEETING OF JANUARY 4, 2017 A meeting of the Lexington Planning Board, held in Battin Hall, Cary Memorial Building was called to order 6:33 p.m. by Chair Tim Dunn, with members Charles Hornig, Nancy Corcoran- Ronchetti, Richard Canale, and Ginna Johnson and planning staff Aaron Henry, David Fields, and Lori Kaufman present. ****************************STAFF MEMBER REPORTS************************** General updates: Staff suggests holding off on technical changes due to the large volume of articles proposed for this Town Meeting. Brookhaven did file for Town Meeting. There were also two citizen’s petitions filed with the Board of Selectman: a medical marijuana proposal and a balanced housing development amendment. ************************DEVELOPMENT ADMINISTRATION********************* 497 Concord Avenue, Balanced Housing Development, Sketch: Present was Jason Lavoie from the Jillson Company, Karen Sebastian, landscape architect, and Robert Ozcan, the applicant. Ms. Sebastian presented the existing conditions plan for this project. On the plan is a list of trees, there is an utility easement for gas, the wetland lines are all shown on the plan and no soil tests have been done yet. There was no historic items on the site. Mr. Lavoie said frontage would be created by adding a cul-de-sac and two waivers would be needed. The gravel driveway would be maintained and would widened from 14 feet to 18 feet wide to accommodate the fire trucks. Staff commented that the two waivers would be up to the Board as whether or not to approve them. Board Comments:  Would you need site easements at the corner of the drive if the neighbors put up a six foot fence? We might for the one little corner. Work with the neighbors to get the easements before coming back to us.  Does 498 Concord Avenue have a formal or informal easement? We found nothing formal and have no intension of changing that.  Did you meet with the Cotting School and if their intension was to change the institutional use. Page 2 Minutes for the Meeting of January 4, 2017  What are the differences with the site sensitive development (SSD) that made you use this type of special permit? The impervious surface, less disturbance to buffer zone, and the grading would create larger disturbance. The applicant needs to figure out the pitch to accommodate drainage and guarantee of the maintenance of the driveway.  Will the gravel driveway be able to accommodate the Cotting School? Need to get more information.  This address has come in previously why are you looking at this plan instead of the entire site?  Concern was expressed that the SSD was being used to make a plan that would not normally not work be approved. This land does not meeting the minimum threshold.  Have you met with Conservation for delineation of the resource area? The waivers for the rounding and distance from the center line makes this project premature and needs more preparation. PUBLIC HEARING 0 Grove Street, Definitive Conventional Subdivision Plan: Chair Tim Dunn opened the public hearing at 7:08 p.m. with approximately 50 people in the audience. Present was John Farrington, attorney, Ron Lopez president of North Shore Residential Development, the applicant, Jack Sullivan, engineer of record, David Jay, Landscape Architect, and Dan Mills, transportation consultant. Mr. Farrington submitted a memo regarding a Conservation determination. Mr. Mills presented information regarding the traffic impact summary on this project. This study is available on the Town’s website. This was compared with information from the police department and was consistent with their numbers. Engineering provided comments which will be addressed. Jack Sullivan reviewed the existing sight conditions and filed a Notice of Resource Area Delineation (or NRAD) to establish the location of the wetland resources with the Conservation Commission and received an Order of Resource Area Determination (or ORAD) from them. Grove Street has water, sewer, and gas in the street. This 13 lot conventional subdivision meets all the requirements for the lots in that district. All roads and utilities will be kept outside the 100 foot buffer. The siting of the houses may require going back to Conservation. The road will meet all the town requirements in grading, width, and roundings for the subdivision. There will be three drainage fields for infiltration and drainage will meet the requirements for the 100 year storm and engineering had some differences with numbers which will be addressed by the applicant. Water pressure is an issue and the applicant hired Weston and Samson saying the water pressure will meet Minutes for the Meeting of January 4, 2017 Page 3 all flow standards. Mr. Lopez has offered a cash contribution to help the Town address the low water pressure which is a preexisting issue. The Town if they can’t fix this water problem Mr. Lopez will install wells for the new homes. David Jay, landscape architect reviewed the plans and will try to save any tree within the lines. Board Comments:  There was no discussion for trail access and bicycle access and you need to construct those trails or boardwalks. Mr. Sullivan said there are two accesses for the trails. What material? Not sure yet. There is specific details that need to be provided. Mr. Farrington said there is a trail being used by the mountain bike community and pedestrians, which need to be reviewed by the Towns of Lexington and Arlington. A specific design with access must be provided and construction material before this is approved. Mr. Farrington said it would be provided.  Need easements for utilities, a parking agreement, and covenant. They will be provided at the next meeting.  Are you sure you will be able to connect into the town’s water and sewer system? The Town Engineer will be getting back to us.  The detention structures will need an overflow and swale with rip rap to reduce the velocity of the water. There was a 10% difference with Engineering’s number and Mr. Sullivan will review his numbers and add it to the plans. Have it corrected for the next meeting.  Native plants should be required and honey locust would not appropriate for the conservation land.  There was concern with the water pressure and the Board is looking forward to the Town’s report to address that issue.  If the infiltration system overflows what mitigation preparation have you made? Will look into that.  The Conservation Commission would not be permitting new construction in the buffer zone and have a concern about the vernal pool. Mr. Sullivan will show it in more detail, that there is enough upland area on these lots. Public comments:  Where are the trails from the Land lock Forest? Mr. Farrington said the proposed trail is up in the air and needs further discussion with Mr. Wrigley.  Will the existing trail will be accessed from Vera Lane. Yes.  Can the sewer drain handle more development? Mr. Farrington said it was not brought up only the water pressure issue. Page 4 Minutes for the Meeting of January 4, 2017  Has there be been any discussion on how this will impact the low water pressure? It is being worked on and how to handle this will be resolved before this subdivision is built.  Are there plans for how large the homes would be? This is a conventional subdivision plan and they can build whatever they would like and can clear the entire lot.  How can you allow more houses to connect to the water system if there is still a problem for our houses? Engineering will not allow houses to connect to the water system until this problem is resolved.  The calculations for the water pressure did not meet the requirements and there is deficiencies in this data and this is not an unbiased report.  Mr. Ohmart read a letter regarding the trails being made part of the decision from the Planning Board. The letter can be found on file in the Planning department.  Five of the lots would have to go before the Conservation and therefore 40% of the lots technically are not buildable. State law requires that the Planning Board goes first and then Conservation at a different time. Mr. Farrington said each of the lots are buildable and have more than most lots in Lexington. Each lot owner then has to go before the Conservation Commission to show mitigation that is possible.  If wells are used who does approval? The Board of Health handles it. Consider what happens if the power goes out?  This is not the right approach to developing the land. How many trees will you cut down? Mr. Jay said 5% of the trees. Buy good will and try to build something that is not so invasive to the land.  Why was pedestrians and bicyclists not considered in this report?  We respect the right to develop this property and want this plan.  Has test pits been done at the infiltration sites? Yes and they are documented.  This is concern with the Eco system and the animals and species should be considered.  The traffic numbers do not make sense.  Building roads so close to wetlands and decide later if houses can be built seems dismissive.  This plan would be a better option than the balanced housing development and maybe the Town can buy the land and keep as open space. Board comments:  Provide information for the walking and bicycle path and an easement to Wright Farm. Minutes for the Meeting of January 4, 2017 Page 5  Show the easement on the property for the path and how a path will be constructed to the Wrigley land.  Really important to provide all the information requested tonight at the next continued hearing.  Tree to be removed count, use native trees only, and have the vernal pool delineated. Mr. Farrington will work with staff to get a complete list of items to address.  A lotting plan of land and does not comply with regulations and does not show setbacks and remove the buffer lines.  Consider making one lot not buildable. Staff should provide a draft decision to the Board Members who should review and provide comments to staff. The applicant is not asking for an extension. On a motion duly made and seconded, it was voted to continue the public hearing to Wednesday, February 1 in Battin Hall at 6:15 p.m. ***********************2017 ANNUAL TOWN MEETING************************** Discussion and Review of January 18 Info Meeting: Staff is willing to provide technical support for Board Members regarding this upcoming meeting. Staff has requested that technical corrections proposed warrant article be dropped since it is a small item and the Board agreed. Mr. Canale will be recusing himself from the Scenic Byway Article. The Board Members will receive the updated two-family home proposed article for their review and send their comments to staff. ****************************STAFF MEMBER REPORTS************************** The Comprehensive Plan frame work: Staff sent out the Comprehensive Plan frame Work to the Board for their information. The Board should set a date to generate information and set up an advisory committee and should discuss it tomorrow with the Board of Selectmen. The purpose of this is to make it a community process not a Board process. The facts need to be given out before the process gets started and engage with the public. This will be discussed tomorrow night. Page 6 Minutes for the Meeting of January 4, 2017 ****************************BOARD ADMINISTRATION************************* Upcoming meeting schedule and known agenda items: Tomorrow the Planning Board will meet to hear two development items and a joint meeting with the Board of Selectmen to discuss Brookhaven, the comprehensive plan, and planning articles. Board Member Reports: The CPC is meeting tomorrow. Turning Mill NCD is meeting next week and making great progress. The other NCD committee has been formed and will meet the week after the holiday. The 2020 Vision sent out a draft survey please review and send comments. The Center Street Scape is having its next meeting on January 11. Mr. Dunn submitted his resignation as chair of the Planning Board due to changes in his professional life and recommended Mr. Canale serve as chair in his absence. On a motion, duly made and seconded, it was voted, 4-0-1 (Mr. Dunn abstained), to accept Mr. Dunn’s resignation and elevate Mr. Canale to chair until after the elections. On a motion duly made and seconded, it was voted, 5-0, to adjourn at 9:30 p.m. The meeting was recorded by LexMedia. The following documents used at the meeting can be found on file with the Planning Department:  The Comprehensive Plan Framework (5 pages).  Application for 0 Grove Street (5 pages).  Narrative statement for 0 Grove Street (7 pages).  Letter from Keith Ohmart (1 page).  Letter from John Farrington in response to a memorandum from the Lexington Conservation Commission (4 pages).  Definitive Subdivision Plan set for Vera Lane “0 Grove Street” (11 pages).  No. 497 Concord Avenue Concept Subdivision Plan dated November 7, 2016 (3 pages).  No. 497 Concord Avenue Existing conditions plan (1 page).  Table of Development data for 497 Concord Avenue (1 page). Ginna Johnson, Clerk