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PLANNING BOARD MINUTES
MEETING OF JULY 20, 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 Tim Dunn, with members Charles Hornig, Richard Canale, and Ginna
Johnson and planning staff Aaron Henry, David Fields and Lori Kaufman present. Nancy
Corcoran-Ronchetti was absent.
****************************STAFF MEMBER REPORTS**************************
General updates:
Phone conversation with Hanover development for the potential purchase of part of the Belmont
Country Club about plans to bring forward a planned development of 345 units for the Spring
Town Meeting. It was recommended they come in with a sketch PSDUP before the Planning
Board.
Historical Commission is having a public hearing tonight for the Turning Mill neighborhood to
decide if they want to propose a Neighborhood Conservation District.
Regarding the Ponybrook subdivision, Mr. Barons is working with an Engineer on two changes
to turn the garage and two preservationists to draft a preservation report on the restoration of the
school houses to bring to the Historic commission in August.
************* UPCOMING MEETINGS AND ANTICIPATED SCHEDULE**************
Discussion of upcoming meeting schedule and known agenda items:
The next meeting will be on August 3, 2016 and will be working on zoning regulations, confirm
committee and Board representatives, PILOP, and Mulberry Road. The following meeting zoning
bylaws and regulations will be before you.
*********************DEVELOPMENT ADMINISTRATION************************
Robinson Woods Balanced Housing Development, Close out:
On a motion duly made and seconded, it was voted, 4-0, to consider the development complete
and release its interest in the performance guarantee in the development in the amount of
$37,050.00.
Belmont Country Club, Approval Not Required (ANR):
On a motion duly made and seconded, it was voted, 4-0, to approve the endorsement of
the ANR
.
Page 2 Minutes for the Meeting of July 20, 2016
Zoning Board of Appeals (ZBA) Updates:
The Board expressed concern with the basement and crawl spaces definitions and staff is working
to rectify this discrepancy in the definition.
PUBLIC HEARING
3 Mulberry Street, major modification Site Sensitive Development:
Mr. Rick Waitt was present and requested a continuation for the modification to the Special
Permit at 3 Mulberry Street.
On a motion duly made and seconded, it was voted, 4-0, to continue the public hearing to August
rd
3 at 7:00 p.m. in the Selectmen’s Meeting Room.
If Board members have comments please send to staff which will be forwarded to the applicant
prior to the next meeting.
331 Concord Avenue, Sketch Balanced Housing Development (BHD):
Mr. Rick Waitt requested that Mr. Canale and Ms. Corcoran- Ronchetti watch the meeting on
Lex-Media and send comments to staff.
Mr. Brian Devlis, Rick Waitt, Meridian Associates, and Gary Larson, landscape architect were
present.
After the last meeting some changes were made to address issues like saving the existing
farmhouse, repurposing barn, looping the road, and terracing the units.
Board Comments:
What would be the height of the units? Less than 24 feet.
How many units are being proposed? 27 units.
No more than 14 units should be proposed.
Mr. Canale left the meeting in progress at 7:20 p.m. to attend a public hearing for a Neighborhood
Conservation District (NCD) with the Historic Commission.
Add shared car barns to eliminate impervious surface and have a courtyard and create
more open space. The open space proposed is just left over open space. There is no public
benefit with open space, and green land or level area. The number of units and
impervious surface needs to come down. This is currently a construction yard and the
plan shows more open space.
This is the way to get more affordable units by allowing a greater number of units as
opposed to less units which will be more expensive.
Minutes for the Meeting of July 20, 2016 Page 3
The amount of impervious surface is way too high and the Board wants to see clear open
space available.
Was there any consideration made regarding public benefit? Yes it will be provided.
What were some changes made based on the neighborhood meeting? The height will be
modified based on that meeting.
Will there be blasting? Yes there will be blasting and hammering.
Public Comments:
Why would houses with 1.5 bedrooms would need two car garages?
Many houses in the area have either no garages or they are not used in the area.
The Lexington public schools already overcrowded and 27 more units would bring more
children.
The developer addressed the east of the border, but not the west. The northern part of the
lot will block the natural sunlight on our property.
There is an eco-system in the area and there will be a negative environmental impact on
the land. The Town asked for smaller more compact units and that is what we are
providing the density would be less.
Will this be a senior designated development? No, but it will be senior oriented in design.
Consider making it a senior housing development.
The Town was looking for affordable units rather than age-restricted.
Was hoping that the doorways and bathrooms would accommodate wheelchairs and have
only one-car garages.
This project could provide 40-50 more children to the over-crowded school system and
will strain the Lexington budget.
This is one of the busiest intersections in Lexington. This should have only the seven
single family houses built there. The developer just wants to make more money.
The number of units is too many. Would like a proposal to get smaller units.
The road needs to be made larger.
The Town has to start thinking about financial impacts of large developments and
proposed bylaw changes. Mr. Henry explained that we can discuss the matter, but must
be careful that the decision not be the basis for denial of a plan, but make changes to the
zoning bylaws, not on the individual project. The public could bring this topic to the table
Page 4 Minutes for the Meeting of July 20, 2016
and the Board has to take a more nuanced decision as discussed with Town Counsel and
a contractual responsibility since we accepted some grants from the State.
The fiscal impact on the Town needs to be considered.
Mr. Waitt said that after sitting through Town Meeting, stopping mansionization was a priority.
This development would address this issue and if you don’t accept this then you will keep getting
what the Town said it did not want. The next plan will try to balance the desires of the Board,
residents, and developers.
The Board recessed for 5 minutes and at 8:49 pm returned from recess.
Pre-development Activity: 1773-1777 Massachusetts Avenue, Emery Park:
Present were John Farrington, attorney, Joseph Trani, owner, Eric Rhodin, architect, and Mark
Raffa, attorney regarding the Emery Park Residences.
Mr. Canale joined the meeting in progress.
The applicant provided some background at this informal meeting with the Planning Board,
which can be found on file in the Planning Office.
Board Comments:
This would need to go to the ZBA for a variance for height, and a special permit for relief
for parking and anything else would go to the Planning Board, which would be the
SPGA.
Would the main entrance be on Edison Way? Yes.
Town Meeting recently turned down the increase in height in the Center, why should the
Planning Board allow this height increase? Mr. Farrington said that does not preclude
requesting a change for a particular project/building, this is not a Planned Development
District.
Does FAR come into it as well? Yes.
This project is good, parking will need refinement, and there will need to be two
affordable units.
Edison Way add a few parking spaces and modify the parking garage below.
Provide more retail space on the front and back. Cambridge Bank space will be reduce.
Which will be better for entry to the residential units Edison Way or Grain Mill Alley?
Minutes for the Meeting of July 20, 2016 Page 5
There was concern expressed about the parking timing and about cars queuing on Edison
Way with six minutes needed for the queuing of one vehicle. The applicant will bring in
the consultant to discuss further.
Some additional retail space would be nice.
The items below will go to the next meeting.
Section 6.0, Special permit (second review)
Section 8.0, Planned development Districts (third review)
Section 5.0, Submission Materials (Plans Documents) (third review)
****************************BOARD MEMBER REPORTS************************
Mr. Canale said the developer for the Ponybrook development will be meeting with the Historical
Commission in August.
The Historical Commission voted to appoint a study committee for the Turning Mill Road
neighborhood conservation district, and the Planning Board will need to appoint a member.
On a motion duly made and seconded, it was voted, 4-0, to adjourn at 10:00 p.m.
The meeting was recorded by LexMedia.
The following documents used at the meeting can be found on file with the Planning Department:
Application for 331 Concord Avenue, sketch plan, dated June 8, 2016 (7 pages).
331 Concord Avenue Plan set, dated June10, 2016 (5 pages).
Memorandum from staff regarding 331 Concord Avenue, dated July 15, 2016 (3 pages)
Application for modification to special permit for 3 Mulberry Lane, sketch plan, dated
June 10, 2016 (5 pages).
3 Mulberry Lane Plan permit site plan dated June 8, 2016 (1 page).
Memorandum from staff regarding 3 Mulberry Lane, dated July 15, 2016 (2 pages).
ANR plan for Belmont Country Club (1 page).
Ginna Johnson, Clerk