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HomeMy WebLinkAbout2016-05-04-PB-min PLANNING BOARD MINUTES MEETING OF MAY 4, 2016 A meeting of the Lexington Planning Board, held in the Selectmen’s Meeting Room was called to order 7:01 p.m. by Chair Nancy Corcoran-Ronchetti, with members Charles Hornig, Tim Dunn, Richard Canale, and planning staff Aaron Henry, David Fields and Lori Kaufman present. Ginna Johnson joined the meeting in progress. ************* UPCOMING MEETINGS AND ANTICIPATED SCHEDULE************** Discussion of upcoming meeting schedule and known agenda items: The Street Adequacy Determination for Ridge Road will be deferred to May 18. Expect an update on Brookhaven for Article 45. If it goes forward the Board will give an oral report. The next meeting is on May 18, some items will include 1775 Massachusetts Avenue and the Street Adequacy Determination for Ridge Road. Ms. Johnson joined the meeting in progress. June 1 and 15 will be regular Planning Board meetings and staff will try to set up a meeting for half a day during that would be a working session. The Board will meet at 6:30 p.m. Monday to discuss what is on for Town Meeting that evening. *********************DEVELOPMENT ADMINISTRATION************************ Performance Guarantee Modification; Lexington Hills: The applicant has requested a change of surety to cash in the amount of $121,000. On a motion duly made and seconded, it was voted 5-0, to accept the performance guarantee secured by cash in the amount of $121,000. On a motion duly made and seconded, it was voted, 5-0, to approve the release of the existing performance guarantee. 10 Churchill Lane, Street Determination: The Town’s Engineering Office requires more detail prior to the start of construction. Page 2 Minutes for the Meeting of May 4, 2016 On a motion duly made and seconded, it was voted, 5-0, the road is currently not of acceptable grade and construction but will be once the proposed improvements are completed and more details are to be provided to Engineering before construction begins. Ridge Road, Street Determination: Staff requested that the applicant defer until May 18 as more information is needed. 331 Concord Avenue, Sketch Plan for Balanced Housing Development (BHD): Rick Waitt, of Meridian Associates, Mike Novak, project manager, Gary Larson, landscape architect, and Brian DeVellis, consultant for Doug Orr, of Orr Homes was present. The site is in the RO zone and has 6.2 acres with greenhouses and storage and are pursuing a special permit residential development on the property. The conventional subdivision proof plan shows seven lots with a grading plan. There is a significant amount of ledge and the site,similar to Kitson Park. Mr. DeVellis explained that the proposed plan consists of 27 units and the siting of the units would be taken into consideration. Senior living has been considered for this project with one floor living and no amenities for young families. Mr. DeVellis was asking for feedback on the layout and density from the Board. Screening would be considered and other concerns could be addressed that would be brought up at this meeting. Board Comments:  Has staff reviewed the plan? Staff spent a lot of time to make sure the site was developable as a conventional plan.  The proposal sounds scary because this would add 27 houses to our inventory; how many units would be given for the states requirement towards affordable housing. Depending on the number of units approved the applicant would discuss possible affordable units.  What site preparation would be needed and what part of the natural site would be left? How much material would go in and out? For seven units nothing would be left except for the minimal setbacks, but with the balanced housing development houses would in the area already disturbed by the existing landscape business.  Is there any soil testing yet? Not yet.  This plan does not show a lot of useable open space for the residents? Typically people in these type of houses do not want yards and to take care of the outside with a lot of open space. Minutes for the Meeting of May 4, 2016 Page 3  What other projects have you worked on? Mr. DeVellis will send plan information for the Board to look at.  How will the basement be used? Basements will only be for utilities and there will be a master bedroom on the first floor to allow first floor living  These units should be incorporated into the neighborhood. The front of the units will be facing Concord Avenue.  This project will create a disconnect from the surrounding neighborhood and the applicant should try to preserve the historic quality of this area. The farm shell and barn should be preserved to make as condos.  The idea of three driveways in such close proximity is a concern.  Screening may apply to the lower units, but not the upper units from the neighbors.  Quadrupling what the proof plan permits is a lot higher then what is usually allowed. The highest acceptable number of units might be 14. If the whole town wants smaller units this is the way to achieve that goal.  The smaller units especially the ones that are 1800 square feet are desirable and do not see a problem with the arrangement of the units.  Some open space should be required to allow for people to walk around.  There will be a lot of clean up that will be needed on the site.  If this proposal was presented as a public benefit development it might make it more attractive to the community.  Supporting this project is possible, but want to see all the details at the definitive plan to get the smaller units.  The location is a transition area and not a bad thing at this point. The Board does not prefer the conventional plan.  Some thought needs to be given to the number of buildings and the layout. Consider screening to the neighbors to the east this placement is not optimal.  Will there only be two story units? Yes  What kind of outreach would you be doing to the abutters? The plan was to bring forward the seven units and could do without anything else, but the preference would be for this balanced housing development. We are looking for a direction so by June 15 a decision will be made if there will be seven houses or the BHD with smaller units. Audience comments:  No one contacted the neighbors about this plan. Page 4 Minutes for the Meeting of May 4, 2016  This plan violates the criteria of the zoning bylaw and even though we heard representations about what would be built there are no guarantees.  Concern about the detrimental impact on the schools and violates the spirit of the bylaw and will continue to protest against it.  There was concern expressed about the proposed density and traffic impact. The barn was extensively rebuilt in the 1990’s and is too high. The hope is that the buildings being built would not be too tall and landscaping would be done.  There was concern that the abutter’s house sits on a boulder stone foundation and blasting and hammering could damage it.  Adding more children to the school district and traffic concerns of more traffic are problematic.  The Rabbi of Temple Emunah had concerns about the proximity to the Temple and felt religious ceremonies would be disrupted with the noise and construction especially on the holidays  There could be drainage and environmental impacts.  Children play at the bottom of the land and there should be some provision made for them.  Look at the whole dynamic of the traffic and access for the residents of the Town.  The Board’s real interest in affordable housing is appreciated. There has been many comments from seniors that want to remain in Lexington and something needs to be done to allow our seniors to stay.  This Board cannot make a decision based on the number of children moving in.  There is no guarantee seniors will be able to live here.  Smaller housing is good for Lexington. This can be done without making it look like a cookie cutter development.  Having 27 units is outrageous with noise and blasting. With all going on with it’s hard to get out of the street now. Seniors won’t move in because it will be too expensive. Reduce the size of this development to make more palatable to all the neighbors.  The safety piece of this development is a major concern.  By developing smaller units the price has to go down. Mr. Waitt said that this is a tough debate and Town Meeting decided they want more, smaller units, which this proposed plan is offering. The goal of the current plan is to get feedback to determine what will be. Minutes for the Meeting of May 4, 2016 Page 5 The applicant is willing to meet with neighbors and the Board as much as necessary to determine a goal. Board Comments:  A conventional subdivision would be a big mistake.  Want to be provided with impacts of smaller units compared to bigger units.  There should be smaller units then the 1,800 square feet ones being proposed.  Look at connectivity and work with the Temple and community on trails.  Significant open space should be provided.  Consider the barn for reuse.  Abutters are encouraged to forward any comments to staff. ****************2016 ANNUAL TOWN MEETING UPDATES***************** : Article 45, Brookhaven If this article goes forward the report will be printed as facts and the report will be oral. ****************************BOARD MEMBER REPORTS************************ On a motion duly made and seconded, it was voted, 5-0, to adjourn at 9:23 p.m. The meeting was recorded by LexMedia. The following documents used at the meeting can be found on file with the Planning Department:  Sketch plan application regarding 331 Concord Ave, dated April 22, 2016 (13 pages).  Planning memo regarding 331 Concord Avenue, dated April 27, 2016 (3 pages).  Letter and plan from Daniel Moeller regarding 10 Churchill Lane, dated April 5, 2016 (2 pages).  Planning memo regarding 10 Churchill Lane (1 page). Ginna Johnson, Clerk