HomeMy WebLinkAbout2017-04-05 BOS Packet - Released SELECTMEN'S MEETING
Wednesday, April 5, 2017
Selectmen's Meeting Room
6:00 PM
AGENDA
SELECTMAN CONCERNS AND LIAISON REPORTS
TOWN MANAGER REPORT
ITEMS FOR INDIVIDUAL CONSIDERATION
1. Update- Sustainable Design Policy(30 min.) 6:00 p.m.
2. Authorize Town Manager to Enter Into Lease and Related Agreements with 6:30 p.m.
Sync arpha-LexingtonLLC, for Hartwell Solar Site(5 min.)
3. Review Draft Memorandum of Agreement with Brookhaven for PILOT and 6:35 p.m.
Affordable Housing Mitigation Payments (10 min.)
4. Article Positions & Presenters ATM 2017 (5 min.) 6:45 p.m.
ADJOURN
1. Anticipated Adjournment 6:50 p.m.
The next meeting of the Board of Selectmen is scheduled for Wednesday,April 12, 2017 at 6:00
p.m. in the Selectmen Meeting Room, Town Hall, 1625 Massachusetts Avenue.
Hearing Assistance Device.v Available on Reque.vt �� �� �
All agenda time and the order of items are approximate and
subject to change. Recorded by LexMedia
AGENDA ITEM SUMMARY
LEXINGTON BOARD OF SELECTMEN MEETING
AGENDA ITEM TITLE:
Update- Sustainable Design Policy (30 min.)
PRESENTER: ITEM
NUMBER:
Mark Sandeen, Chair, Sustainable
Lexington Committee I.1
SUMMARY:
Mark Sandeen of the Sustainable Lexington Committee will be at your meeting to give you an update on
Sustainable Lexington's suggested updates to the Board's Sustainable Design Policy
SUGGESTED MOTION:
No motion.
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
4/5/2017 6:00 p.m.
ATTACHMENTS:
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BOARD OF SELECTMEN POLICY
SUSTAINABLE DESIGN POLICY—Draft 3 as amended
Date Approved by BOS: Signature of Chair:
I. PURPOSE
Recognizing that Town Meeting overwhelming approved Warrant Article 33 in 2013
calling on the Town to (a) consider climate change in all appropriate decisions and
planning processes; (b) take action to prepare for a changing climate; and (c)reduce
greenhouse gas emissions; this sustainable design policy establishes a policy and process
by which, to the extent possible, the impacts, costs, and benefits of construction and
operation of the built environment on human health, well-being and on the natural
environment will be considered over the expected life of the asset. Development and
construction practices are contributors to the depletion of natural resources and a cause of
air and water pollution, solid waste, deforestation, toxic wastes, health hazards, global
warming and other negative consequences.
The Town will design its buildings to achieve the highest reasonably attainable
performance standards for health, energy and resilience.
The Town will evaluate high performance design options at the start of each facility
project to make informed decisions about the optimal design for each specific project.
The Town will consider areas of optimization including, but not be limited to, health,
energy efficiency, energy demand management, on site renewables, climate change and
resilience.
II. APPLICATION
I. The Town of Lexington shall incorporate sustainable building principles into
the design, construction, and operation of all Town facilities, to the level that
is economically viable.
2. Architectural and engineering design teams selected for all capital projects
shall have demonstrated experience and capability of meeting Lexington's
Sustainable Design Policy requirements, The design team shall include LEED
accredited professionals who have demonstrated success designing healthy,
low load, high performance buildings utilizing onsite renewable energy, and
who have understanding and experience with net zero energy design.
3. To the extent possible, all renovation and new facility projects over 5,000
square feet undertaken by the Town shall comply with Lexington's
Sustainable Design Process, conform to LEEDTM Silver standards and all
required standards identified in the Sustainable Design Policy. In addition the
Town shall consider design options for achievement of all priority standards
identified the Sustainable Design Policy.
4. School projects (K-12 public schools) have the option to use Massachusetts or
NE CHPS standards to comply with the Sustainable Design Process, if
recommended by stakeholders.
Energy Efficiency, Renewables and Net Zero standards
5. Building energy use intensity for new buildings shall achieve 40 zEPI score -
30% less energy use than ASHRAE 90.1-2010 or better.
6. Building energy use intensity for renovation projects shall achieve 46 zEPI
score - 20% less energy use than ASHRAE 90.1-2010 or better.
7. Design teams shall be required to evaluate and present options for maximizing
onsite renewable energy, targeting at least 20% onsite renewable energy
production.
8. Design teams shall be required to evaluate and present options for achieving
net zero energy use.
Health and Cognitive Performance
9. Design teams shall be required to evaluate and present options for achieving
all LEED or CHPS indoor environmental quality points.
10. Enhanced Filtration—All buildings shall have particulate matter filters of
MERV 13 or better and buildings near busy roadways shall have particulate
matter filters of MERV 16 or better resulting in a 95%reduction in small
particulate matter air pollution.
11. Zero emissions on site—All buildings shall use all-electric systems (e.g. heat
pumps) to provide heating, ventilation, cooling and hot water.
12. Design teams shall be required to evaluate and present the options for
reducing indoor COz levels, with a goal of achieving Lexington Board of
Health's recommendation of indoor COz levels of 600 ppm.
13. The Town will avoid utilization of red list substances and utilize healthy
building network information in the design and selection of materials for
construction of all Town facilities and shall consider using the products and
services established by the Environmentally Preferable Purchasing program of
the Commonwealth of Massachusetts.
Energy Management
14. All buildings shall use advanced metering and sub-metering capability to
report and track energy by end-use categories that exceed 10% of total annual
energy consumption.
15. All buildings shall be equipped with a building management system capable
of easily managing peak demand for the purpose of energy cost reduction and
shedding load in emergencies.
16. Buildings shall be designed to be capable of utilizing energy storage for
lowering peak demand charges and integrating with onsite renewables.
17. Resilience: Buildings shall be designed to deliver the following services based
on the assigned resilience level during extreme events lasting up to five days.
The resilience level shall be consistent with the Town's emergency
preparedness and response plan and shall be determined in consultation with
the building occupants, the Town Manager, and Fire Chief.
Level 1: Public Safety (Police, Fire, Public Services)No interruption of
essential services;
Level 2: Town Shelter --Full electrical and thermal power necessary for life
safety, food prep /refrigeration, lighting, internet connectivity and charging
stations;
Level 3: Continued Operation—Smart load reduction in emergencies,
mobile or on-site backup generation to carry load for continued operation;
Level 4: Asset Preservation—Provide power to hold building temperature,
provide light& manage building systems.
18. The Sustainable Design Process shall include design reviews to evaluate the
design options proposed to achieve Lexington's Sustainable Design standards
including health, energy efficiency, energy demand management, resilience,
and maximum onsite renewable energy in a changing climate. The results of
the design reviews shall be presented to the Board of Selectmen for their
review and approval of any proposed deviations from this Sustainable Design
Policy.
19. The Sustainable Design Process shall provide adequate opportunities for
appropriate stakeholder consultation and shall include the Department of
Public Facilities, representatives of the building occupants, the Permanent
Building Committee, Energy Conservation Committee, Sustainable Lexington
Committee, and other stakeholders identified by Town leaders.
20. The first design review meeting shall take place at the beginning of the
Concept Design phase to set appropriate performance goals for the project.
The second design review meeting shall be take place to review the
preliminary design options proposed by the Architectural and Engineering
design team for meeting all Sustainable Design Policy goals. The third design
review meeting shall review and approve the proposed final design,
performance standards, and certification levels of the project for presentation
to the Board of Selectmen for their review and approval. Additional design
reviews may be planned and conducted as appropriate. Stakeholders are
encouraged to participate in all design review meetings.
21. The Department of Public Facilities, under the direction of the Town
Manager, will administer the Sustainable Design Process.
22. Projects should be budgeted to accomplish implementation of this policy.
23. The Board of Selectmen strongly encourage development in the private sector
within the Town of Lexington undertake a similar policy.
24. This Sustainable Design Policy shall be updated every three years to reflect
current best practices in sustainable design and changes in the building code.
III. BACKGROUND
The US Green Building Council has identified the following benefits of sustainable
design:
Environmental benefits:
• Enhance and protect ecosystems and biodiversity
• Improve air and water quality
• Reduce solid waste
• Conserve natural resources
Economic benefits:
• Reduce operating costs
• Enhance asset value and profits
• Improve employee productivity and satisfaction
• Optimize life-cycle economic performance
Health and community benefits:
• Improve air, thermal and acoustic environments
• Enhance occupant comfort and health
• Minimize strain on local infrastructure
• Contribute to overall quality of life
These benefits can be achieved by many design and construction initiatives. They can
include items such as:
• Effective use of natural daylight and ventilation
• Recycling of demolition building components and materials
• Recycling of construction waste
• Use of construction materials made from or containing recycled materials
• Use of materials that are recyclable
• Materials that do not require significant natural resources to manufacture
• Use of materials that do not contain materials that are harmful to humans or
the environment
• Site planning measures that are sensitive to the natural environment
• Strategies to maximize water efficiency to reduce the burden on the municipal
water supply and waste water systems
• Strategies to minimize storm water run off
• Strategies to enhance energy conservation and efficiency
• Incorporation of renewable energy resources such as: wind, solar and
geothermal
• Commissioning of engineering systems
• Proper operation of the buildings once occupied
The items noted above are just some of the opportunities available for projects.
The Leadership in Energy and Environmental Design TM(LEED TM)rating system was
developed by the US Green Building Council(USGBC). The USGBC was formed in
1993 to accelerate the adoption of green building practices, technologies,policies, and
standards. The USGBC developed LEED TM to help stimulate green building market
transformation.
LEED TM is a third party certification system designed for rating new and existing
commercial, institutional, and high-rise residential buildings. The use of LEED TM helps
to establish minimum performance levels, create a common design and construction
practices framework, and allows owners to measure its sustainable building performance.
CHPS stands for the Collaborative for High Performance Schools criteria and best
practices, which were developed initially for California based on LEED standards, but
were specifically tailored for k-12 schools. Massachusetts has adopted the CHPS
guidelines and has modified them to better suit Massachusetts standards, codes, climatic
conditions and environmental priorities. The Massachusetts Technology Collaborative, a
quasi-state agency charged with growing the state's innovation economy, has managed
Massachusetts' Green Schools Initiative in partnership with the Massachusetts
Department of Education since 2001. Part of that effort included development of MA-
CHPS. Massachusetts School Building Authority (MSBA) accepts either LEED or CHPS
programs for verifying compliance with the Energy Efficiency "Green School" incentive
points.
BOARD OF SELECTMEN POLICY
SUSTAINABLE DESIGN
Date Approved by BOS: Signature of Chair:
September 19, 2005 pca` c � i� yeti
I. PURPOSE
A sustainable design policy addresses, to the extent possible, the impacts of construction
of the built environment, on human health and well-being, and on the natural
environment. Development and construction practices are contributors to the depletion of
natural resources and a cause of air and water pollution, solid waste, deforestation,toxic
wastes, health hazards, global warming and other negative consequences.
IL APPLICATION
1. The Town of Lexington shall incorporate sustainable building principles into
the design and construction and operation of all town facilities, to the level
which is economically viable.
2. Designers selected for all capital projects should be qualified to design and
implement sustainable design. The design team should include LEEDTM
accredited professionals.
3. To the extent possible, all renovation and new projects over 5,000 square feet,
undertaken by the town should conform to LEEDTM Silver standards. The
application for LEEDTM certification can remain optional, subject to available
funding and the discretion of the implementing board or committee.
4. School projects (K-12 public schools) should be designed to meet
Massachusetts CHPS standards.
5. Projects should be budgeted to accomplish implementation of this policy.
6. The Board of Selectmen strongly encourage development in the private sector
within the Town of Lexington undertake a similar policy.
III. BACKGROUND
The US Green Building Council has identified the following benefits of sustainable
design:
Environmental benefits:
• Enhance and protect ecosystems and biodiversity
• Improve air and water quality
• Reduce solid waste
• Conserve natural resources
Economic benefits:
• Reduce operating costs
• Enhance asset value and profits
• Improve employee productivity and satisfaction
• Optimize life-cycle economic performance
Health and community benefits:
• Improve air, thermal and acoustic environments
• Enhance occupant comfort and health
• Minimize strain on local infrastructure
• Contribute to overall quality of life
These benefits can be achieved by many design and construction initiatives. They can
include items such as:
• effective use of natural daylight and ventilation
• recycling of demolition building components and materials
• recycling of construction waste
• use of construction materials made from or containing recycled materials
• use of materials that are recyclable
• materials that do not require significant natural resources to manufacture
• use of materials that do not contain materials that are harmful to humans or
the environment
• site planning measures that are sensitive to the natural environment
• strategies to maximize water efficiency to reduce the burden on the municipal
water supply and waste water systems
• strategies to minimize storm water run off
• strategies to enhance energy conservation and efficiency
• incorporation of renewable energy resources such as: wind, solar and
geothermal
• commissioning of engineering systems
• proper operation of the buildings once occupied
The items noted above are just some of the opportunities available for projects.
The Leadership in Energy and Environmental Design(LEEDTM)rating system was
developed by the US Green Building Council (USGBC). The USGBC was formed in
1993 to accelerate the adoption of green building practices, technologies,policies, and
standards. The USGBC developed LEEDTM to help stimulate green building market
transformation.
LEEDTM is a third party certification system designed for rating new and existing
commercial, institutional, and high-rise residential buildings. The use of LEEDTM helps
to establish minimum performance levels, create a common design and construction
practices framework, and allows owners to measure its sustainable building performance.
CHPS stands for the Collaborative for High Performance Schools criteria and best
practices, which were developed initially for California based on LEED standards, but
were specifically tailored for k-12 schools. Massachusetts has adopted the CHPS
guidelines and has modified them to better suit Massachusetts standards, codes, climatic
conditions and environmental priorities. The Massachusetts Technology Collaborative, a
quasi-state agency charged with growing the state's innovation economy, has managed
Massachusetts' Green Schools Initiative in partnership with the Massachusetts
Department of Education since 2001. Part of that effort included development of MA-
CHPS.
IV. REFERENCES
See www.masstech.org for more details on the Green Schools Initiative and on MA-
CHPS.
This document includes language from the USGBC web site and the City of Portland
Oregon's Green Building Policy.
AGENDA ITEM SUMMARY
LEXINGTON BOARD OF SELECTMEN MEETING
AGENDA ITEM TITLE:
Authorize Town Manager to Enter Into Lease and Related Agreements with Syncarpha-
Lexington LLC, for Hartwell Solar Site (5 min)
PRESENTER: ITEM
NUMBER:
Carl F. Valente, Town Manager
1.2
SUMMARY:
A vote is requested for this agenda item.
Solar City is selling its interest in the Hartwell Ave. solar site to Syncarpha-Lexington, LLC. The Board of
Selectmen is being asked to authorize the Town Manager to sign a lease agreement with Syncarpha for this site.
SUGGESTED MOTION:
Move that the Board of Selectmen authorize the Town Manager to enter into a lease with Syncarpha Lexington
LLC for the installation, operation and maintenance of a solar system on portions of the Town's Landfill at 60
Hartwell Avenue.
FOLLOW-UP:
TMO and Town Counsel.
DATE AND APPROXIMATE TIME ON AGENDA:
4/5/2017 6:30 p.m.
ATTACHMENTS:
Description Type
D Audiorrirsnr.g..TM Vote 11)cuntiunm:t gA.ibit
Cd far so Mloutiwsuldlim I illbit
TOWN OF LEXINGTON
Board of Selectmen Agenda
PURPOSE: To authorize the Town Manager to execute a lease with Syncarpha Lexington LLC for portions of the
Hartwell Avenue Landfill for the installation, operation and maintenance of a solar system.
... ..... .. . . .. . . . . . .. .. .. .. .. .. ... ........... . . .. . . . .. .. .. ... ... . . . .. .. . .. . .... ... .
BOARD OF SELECTMEN MEETINGDATE: April 5, 2017
Motion: The Board of Selectmen,upon motion duly made and seconded,have voted_to_to authorize the Town
Manager to enter into a lease with Syncarpha Lexington LLC for the installation, operation and maintenance of a
solar system on portions of the Town's Landfill at 60 Hartwell Avenue.
DATED: Apri15, 2017
Voted:
Yes:
No:
Abstentions:
Absent:
Record and Return to:
Ferd Convery,Esq.
General Counsel
Syncarpha Capital,LLC
250 West 57"'Street
New York,New York 10107
MEMORANDUM OF LEASE
This Memorandum of Lease (this "Memorandum') is made and entered into as of 2017, by and
between SYNCARPHA LEXINGTON,LLC,a Delaware limited liability company authorized to conduct business
in the Commonwealth of Massachusetts having its principal offices at 250 West 57'11 Street, New York, New York
10107 ("Lessee") and the TOWN OF LEXINGTON, a municipal corporation and political subdivision of the
Commonwealth of Massachusetts having its principal office at 1625 Massachusetts Avenue, Lexington,
Massachusetts 02420,as Lessor("Lessor"),with reference to the following facts:
RECITALS
Lessor and Lessee are the Lessor and Lessee,respectively,under that certain Lease dated as of ,2017,
(the"Lease"), relating to the lease by Lessee from Lessor of a portion of a larger parcel of land comprising 6.483+/-
acres of land located at 60 Hartwell Avenue, Lexington, Massachusetts, with a Town of Lexington Assessor's Map
79, Lot 50 (together with Lessor's rights under the Easement (defined below), such larger parcel is hereinafter
referred to as the "Premises" and is more particularly described on Exhibit A attached hereto), such portion
constituting approximately 6.483+/-acres of land,(such portion is hereinafter referred to as the"Leased Area" and is
more particularly described herein and depicted on Exhibit B attached hereto and made a part hereof. "Easement"
means the easement shown on the "Plan of Easement in Lexington, Mass." dated June 28, 1962 and recorded in
Book 10096, Page 2, as Plan No. 1122 of 1962, and as further described in that certain Taking for access from
Hartwell Avenue by Town of Lexington Board of Selectmen dated August 6, 1962,recorded in Book 10096,Page 1.
Lessor and Lessee desire to have this Memorandum recorded in the Official Records of Middlesex County,
Massachusetts,in order to put interested parties on notice of the Lease.
Now,Therefore,Lessor and Lessee hereby agree as follows:
Lease of the Property. Lessor hereby leases the Leased Premises to Lessee, and Lessee hereby leases the Leased
Premises from Lessor for a term of twenty (20)years commencing on ,2017,the Effective Date as
defined in the Lease, and terminating on the twentieth(20")anniversary date of the Commercial Operation Date(the
"Term"), unless earlier terminated as provided for in the Lease. The "Commercial Operation Date" is the date
Lessee has given Lessor (i) written notice that the Project (as defined in the Lease) is mechanically complete, is
ready for regular, daily operation, has approval to interconnect to the Utility (as defined in the Lease), has all
required governmental approvals and permits and is capable of providing electric energy to the Delivery Point(as
defined in the Lease), (ii) copies of "as built" and record drawings of the Project, stamped by a Massachusetts
registered professional engineer, (iii) copies of Operation, Maintenance and Parts Manual, and (iv) training in
Project operations, monitoring and emergency preparedness and response., all subject to and on terms and
conditions more fully set forth in the Lease. The Lease is incorporated herein by this reference.
1
Information. Any party who is interested in acquiring an interest in the Leased Premises should contact the Lessor
and the Lessee as follows(copies must be sent to both of the following to be effective):
To Lessor To Lessee
Town of Lexington Syncarpha Lexington,LLC
1625 Massachusetts Avenue c/o Syncarpha Capital,LLC
Lexington,MA 02420 250 West 57"'Street
New York,New York 10107
Attention: Clifford W. Chapman
2
IN WITNESS WHEREOF,the Parties hereto have caused this Memorandum of Lease to be duly
executed by their respective authorized officers as of the date first above written.
LESSOR LESSEE:
Town of Lexington Syncarpha Lexington,LLC
By: SPME Holdings 2017,LLC,its sole member
By: SPME Solar H,LLC,its managing member
By: Syncarpha Management LLC,its manager
By:
Name:
Its: By:
Name: Clifford Chapman
Its:Managing Member
Commonwealth of Massachusetts
COUNTY OF Middlesex,to wit;
On this day of before me the undersigned, a notary in and for said
State, personally appeared , as of Town of
Lexington personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose
name is subscribed to the within instrument and acknowledged to me that he or she executed the same in his or her
capacity and as her own act and deed,and that by his or her signature on the instrument,the individual,or the person
or entity upon behalf of whom or which the individual acted,executed the instrument.
Notary Public
STATE OF New York
COUNTY OF New York,to -wit;
On this day of before me the undersigned, a notary in and for said State,
personally appeared Clifford Chapman, as Managing Member of Syncarpha Management LLC, manager of SPME
Solar 11,LLC,sole member of SPME Holdings 2017,LLC,sole member of Syncarpha Lexington,LLC personally
known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to
the within instrument and acknowledged to me that he or she executed the same in his or her capacity and as his own
act and deed, and that by his or her signature on the instrument,the individual,or the person or entity upon behalf of
whom or which the individual acted,executed the instrument.
Notary Public
3
Exhibit A
Description of Premises
That certain parcel of land comprising 67.5+/- acres of land located at 60 Hartwell Avenue,Lexington,
Massachusetts,with a Town of Lexington Assessor's Map 79,Lot 50.
Exhibit A
Exhibit B
Meets and Bounds Descriptions for all three areas being prepared by Northest Survey Consultants
Leased Area Description
Legal Description:Leased Premises- West Canopy Array
A certain leasedpremises,being in the Town of Lexington,MA,lying east of Hartwell Avenue,and being more
particularly described as follows:
Beginning at the most southerly point of the leased premises herein described,said point lies N 85°51'33"E a
distance of 963.80'from a granite bound found in the easterly line of Hartwell Avenue,thence;
N 47°58'08"W a distance of 245.56'to a point,thence;
N 42°01'52"E a distance of 126.50'to a point,thence;
S 47°58'08"E a distance of 245.56'to a point,thence;
S 42°01'52"W a distance of 126.50'to the point of beginning.
Having an area of 31,063 square feet or 0.713 acres,more or less.
Legal Description:Leased Premises-East Canopy Array
A certain leased premises,being in the Town of Lexington,MA,lying east of Hartwell Avenue,and being more
particularly described as follows:
Beginning at the southeast corner of the leased premises herein described,said point lies N 89°01'41"E a distance of
1455.75'from a granite bound found in the easterly line of Hartwell Avenue,thence;
N 18°24'12" E a distance of 142.83'to a point,thence;
N 71°35'48"W a distance of 224.42'to a point,thence;
S 18°24'12"W a distance of 142.83'to a point,thence;
S 71°35'48"E a distance of 224.42'to the point of beginning.
Having an area of 32,054 square feet or 0.736 acres,more or less.
Legal Description:Leased Premises- Ground Mount Solar Array
A certain leased premises,being in the Town of Lexington,MA,lying east of Hartwell Avenue,and being more
particularly described as follows:
Beginning at a point in the west side of the leased premises herein described,said point also being the southeast
corner of the leased premises "East Canopy Array",said point lies N 89°01'41"E a distance of 1455.75'from a
granite bound found in the easterly line of Hartwell Avenue,thence;
N 18°24'12"E a distance of 142.83'to a point,thence;
N 14°26'25"E a distance of 121.14'to a point,thence;
S 75°03'45"E a distance of 38.6l'to a point,thence;
S 7698'42"E a distance of 43.47'to a point,thence;
S 71°40'00"E a distance of 47.81'to a point,thence;
S 74°47'21"E a distance of 49.24'to a point,thence;
S 71°09'09"E a distance of 58.66'to a point,thence;
S 65°43'07"E a distance of 48.64'to a point,thence;
S 57°29'01"E a distance of 54.29'to a point,thence;
S 559 F44"E a distance of 52.75'to a point,thence;
S 52°43'31"E a distance of 50.79'to a point,thence;
S 60°46'44"E a distance of 52.63'to a point,thence;
S 62°48'44"E a distance of 195.62'to a point,thence;
S 53°23'37"E a distance of 57.29'to a point,thence;
S 69°13'52"E a distance of 24.44'to a point,thence;
S 61°06'01"E a distance of 33.64'to a point,thence;
S 42°54'34"E a distance of 32.40'to a point,thence;
S 27°03'04"E a distance of 36.49'to a point,thence;
S 13°53'27"E a distance of 46.76'to a point,thence;
S 16°51'26"E a distance of 27.66'to a point,thence;
Exhibit B
S 1731'06"W a distance of 43.33'to a point,thence;
S 23°29'00"W a distance of 42.44'to a point,thence;
S 30°57'42"W a distance of 9.82'to a point,thence;
N 89°53'12"W a distance of 131.60'to a point,thence;
N 49°26'40"W a distance of 42.58'to a point,thence;
N 55°21'32"W a distance of 61.93'to a point,thence;
N 54°19'15"W a distance of 33.47'to a point,thence;
N 56°23'00"W a distance of 44.26'to a point,thence;
N 61°12'23"W a distance of 58.93'to apoint,thence;
N 68°46'10"W a distance of 55.93'to a point,thence;
N 73°50'54"W a distance of 124.31'to a point,thence;
N 72°24'13"W a distance of 59.94'to a point,thence;
N 68°25'55"W a distance of 62.29'to a point,thence;
N 72°36'52"W a distance of 61.33'to a point,thence;
N 74°l9'41"W a distance of 54.12'to a point,thence;
N 73°20'46"W a distance of 50.69'to a point,thence;
N 71°20'34"W a distance of 42.65'to a point,thence;
N 03°34'48"W a distance of 22.79'to the point of beginning.
Having an area of 219,292 square feet or 5.034 acres,more or less
Exhibit B
AGENDA ITEM SUMMARY
LEXINGTON BOARD OF SELECTMEN MEETING
AGENDA ITEM TITLE:
Review Draft Memorandum of Agreement with Brookhaven for PILOT and Affordable
Housing Mitigation Payments (10 min.)
PRESENTER: ITEM
NUMBER:
Carl F. Valente, Town Manager
1.3
SUMMARY:
No vote is requested at this time.
The Town Manager is requesting the Board of Selectmen's comments and questions regarding the draft
Memorandum of Agreement between the Town and Brookhaven, related to Brookhaven's proposal to expand
on its Waltham Street site.
SUGGESTED MOTION:
NA
FOLLOW-UP:
Review draft with Brookhaven and Town Counsel.
DATE AND APPROXIMATE TIME ON AGENDA:
4/5/2017 6:35 p.m.
ATTACHMENTS:
Description Type
D Drafl Ma utia rs nr 8rruti a>9 kgTMrararutiurnrt Rackup M<atorinl
Memorandum of Agreement ("MOA")
between
Symmes Lifecare, Inc. d/b/a Brookhaven at Lexington (`Brookhaven")
and
The Town of Lexington, Massachusetts ("Town")
regarding
Planned Development District I
WHEREAS; Brookhaven has operated in Lexington since 1986;
WHEREAS; Brookhaven's facility in Lexington was expanded in 2004 to include 309 units;
WHEREAS; Brookhaven filed a Preliminary Site Development and Use Plan ("PSDUP") dated
March 14, 2017 for a rezoning of land,which PSDUP has been placed on the warrant for the
Town's 2017 Annual Town Meeting.
WHEREAS; the property subject to the PSDUP is commonly referred to as `Brookhaven," and
has a street address of 960-1010 Waltham Street and consists of parcels 5-21A, 5-20, 5-19C,
5-18A, and 5-16A of the site, as depicted in the PSDUP (the "Property");
WHEREAS; Brookhaven proposes certain commitments and actions in the PSDUP and seeks to
further expand Brookhaven's facility on 6.1 additional acres of the Property composed of Map 5
Parcels 19C, 20 and 21A at 960 and 990 Waltham Street(the"Project")resulting in:
• 49 additional Independent Living residential units, for a total of 289
• 30 additional Assisted Care Units, for a total of 50, and
• 37 fewer nursing units, for a total of 12;
WHEREAS; Brookhaven has made Payments in Lieu of Taxes ("PILOT") to the Town since
1986;
WHEREAS; the PILOT has been an annual payment that increases by 3 percent each year;
WHEREAS; the 1986 PILOT for fiscal year 2017 is $497,279;
WHEREAS; should Town Meeting and the Massachusetts Attorney General approve Article 45
of the 2017 Annual Town Meeting rezoning the Brookhaven property, this action will permit
Brookhaven to apply for site plan review for the Project pursuant to Sections 7.3 and 9.5 of the
Town's Zoning Bylaw; and
WHEREAS; the purpose of this Memorandum of Agreement("MOA")is for Brookhaven and
the Town to reach agreement on those provisions having public benefit to the Town as well as
benefit to the Property should the Project be so approved;
NOW THEREFORE, Brookhaven and the Town agree that, in consideration for the support of
the Town's Board of Selectmen for the PSDUP, the sufficiency of which is hereby
acknowledged, Brookhaven shall be bound by the following terms of this MOA:
1. PAYMENTS IN LIEU OF TAXES (PILOT)
a. Brookhaven shall increase its PILOT from the amounts required under the PILOT entered
into in 1986 (as amended)by 13.6 percent(based on 351 net units compared to 309
currently - 42 net new units); 7 percent of this increase to be made in the fiscal year the
Certificate of Occupancy is issued for the core building, with the remaining 6.6 percent
increase to occur 12 fiscal years later, per the attached schedule. The 7 percent increase
shall not be pro-rated.
b. In addition to these increases in the PILOT payments, Brookhaven's PILOT payment will
also increase by 2.5 percent annually from the amounts due in the 1986 PILOT,
beginning in FYI and continuing for the 15 fiscal years that begin in the fiscal year the
Page 2 of 9
Certificate of Occupancy is issued for the core building and continuing for the subsequent
14 fiscal years.
c. At the conclusion of the payment schedule provided in Paragraph 2 above, and unless
otherwise agreed to by the Parties thereafter, Brookhaven's PILOT payment will increase
by 3 percent annually. This 3 percent annual increase shall begin in the 16t'fiscal year
after the initial 7 percent increase is made.
d. Brookhaven shall not be required to make a PILOT payment in any year that the Board of
Assessors determines that Brookhaven is not exempt from local property taxes pursuant
to G.L. c. 59 or other applicable laws, in which case Brookhaven shall be required to pay
all applicable property taxes assessed to it instead, subject to all of Brookhaven's rights to
appeal any such assessment. The PILOT payment will resume in any subsequent year
that the Board of Assessors determines that Brookhaven is exempt from local property
taxes pursuant to G.L c. 59. If Brookhaven is not required to pay a PILOT payment in
any year, the PILOT payment in the ensuring fiscal year where a PILOT payment is
required will be calculated as if the PILOT had never ceased (i.e., increasing by 2.5
percent annually).
e. The provisions of this Section I shall supersede any conflicting provisions of the PILOT
or any prior amendments thereto.
f Nothing herein shall be construed to limit the authority of the Town, or any department,
committee, board, or official thereof to determine whether Brookhaven, or its use of the
Property, is eligible for any exemption from local property taxes.
2. AFFORDABLE HOUSING MITIGATION PAYMENT
a. It is agreed that in lieu of deed-restricting 10% of the new units within the development
as affordable housing units, which is the Town's preference, and in recognition that
Page 3 of 9
Brookhaven is a not-for-profit entity, a mitigation payment reflecting the Town's
estimated cost to construct affordable housing units at other locations is required.
b. Brookhaven shall pay the Town an affordable housing mitigation payment of$2,081,631
over the 15 fiscal years beginning with the year when the Certificate of Occupancy for
the core building or first living unit is issued for the project, whichever is sooner, and
continuing each July 1 thereafter for 14 additional payments, per the schedule included in
this document as Appendix A. These annual payments will be given in the name of
David Eagle, former Chairman of LexHab and will be held in a special account for
affordable housing purposeThe affordable housing mitigation payment is to be paid if the
Project proceeds, regardless of whether Brookhaven is or is not exempt from local
property taxation.
c. Should the Assisted Care units be included in the Town's year-round housing stock for
the purposes of the State's Subsidized Housing Inventory denominator, the Town, at its
sole discretion, may require additional affordable housing mitigation payments, adjusted
to reflect the actual number of units added to the denominator, or in any manner the
Board of Selectmen deem appropriate to address this result.
3. UTILITIES
Prior to first issuance of Certificate of Occupancy, Brookhaven shall loop the water main
proposed for the Project and install and maintain a grinding chamber in the sewer line designed
for the Project to specifications to be approved by the Town Engineer.
4. TRANSPORTATION & CONNECTIVITY
a. Brookhaven shall contribute $xxxxxper year to the Town for transportation services,
including, without limitation, LexConnect service taxi service. This payment shall
Page 4 of 9
increase by 3% annually. This contribution reflects the 22% annual patronage of Town
transportation service by Brookhaven residents.
b. Brookhaven shall, at its own expense, install, maintain, and keep clean a bus shelter with
seating on Waltham Street at the base of Brookhaven's main drive, installed on the
Brookhaven side of the sidewalk, leaving the grass strip and sidewalk in the right-of-way
intact for pedestrian passage. Brookhaven shall convey a public access easement to the
Town, in a form acceptable to the Town's Board of Selectmen, for said bus shelter at no
cost to the Town.
c. Brookhaven shall replace the sidewalk along Waltham Street as specified in the Town's
street opening permit, and, if required by the Town Engineer, will replace connecting
segments to ensure a continuous sidewalk surface.
d. The new (north) driveway to the Brookhaven property shall remain open and un-gated for
emergency vehicular access.
e. Any public access walking and bicycle trail proposed to traverse Lots 19C, 20, and 21A
of Assessor's Map 5, as shown on Brookhaven's Site Construction Plan, shall be created,
preserved, and maintained by Brookhaven for public bicycle and pedestrian access. The
trails and sidewalks open to the public and Brookhaven residents, including the Amyas
Ames Nature Trail located on the Brookhaven property, which connects to others trails
off-site, shall be preserved and maintained by Brookhaven free of brush, re-forestation,
barriers, or structures, at Brookhaven's expense. All public access described in this
section shall be ensured by the grant of a trail easement from Brookhaven to the Town, in
a form acceptable to the Board of Selectmen, at no cost to the Town, and incorporating a
map showing the trail/sidewalk sections to be encumbered by said easement.
Page 5 of 9
5. NOISE TESTING AND ABATEMENT
a. Brookhaven acknowledges that in its compliance with the Town's General Noise By-
Law, the noise control standard contained in the Noise By-Law may not be appropriate
for the Project. Brookhaven therefore agrees that between the hours of 10:00 p.m. and
6:00 a.m., normal operations will not exceed a noise level of 5dBA above established
ambient noise levels at the boundaries of lots with residential dwellings. Brookhaven
will submit a design report as part of its Site Plan Approval submission, conducted by an
acoustical engineer, showing how Brookhaven will achieve such a standard.
b. Prior to occupancy for the portions of the Property developed under the Project, the
ambient noise level will be established by a series of measurements taken at one hour
increments over a seven-day period and there may be more than one level established.
c. Brookhaven and its engineer will also submit a testing protocol to be used to confirm
compliance with the standard. The protocol will specify the type of measurement
instruments to be used, where the instruments will be placed, and when the measurements
will be taken. The Town will hire, at Brookhaven's expense, a noise consultant to review
the testing protocol, and, at a later date, to review Brookhaven's data showing
compliance with the noise standard.
6. MISCELLANEOUS
a. Incorporation into Site Plan Approval. The terms of this MOA shall be incorporated as
conditions of any Site Plan Approval for the Project pursuant to Section 9.5.4.4 of the
Town's Zoning Bylaw
b. BindingEffect.ffect. This MOA shall be binding on Brookhaven and its successors and assigns
and on the Town. This MOA is for the benefit of Brookhaven and the Town, and it may
be enforced by any remedy provided at law or in equity. This MOA and the Lexington
Page 6 of 9
Zoning Bylaw shall be construed in such a way as to harmonize any conflicting
provisions to the greatest extent reasonably possible, but in the event of any
irreconcilable conflict between this MOA and any provision in the Bylaw, the provisions
of the Bylaw shall control (subject always to the provisions of General Laws, Chapter
40A, as amended).
c. Existence and Authority. Brookhaven is a not-for-profit organization duly formed,
validly existing, and authorized to do business in Massachusetts. This MOA constitutes a
valid and legally binding obligation of Brookhaven, enforceable against Brookhaven in
accordance with its terms, and neither the execution, delivery or performance of this
MOA nor compliance herewith conflicts with or will conflict with or results or will result
in a breach of or constitutes or will constitute a default under(i)the organizational
documents of Brookhaven, (ii) any law or any order, writ, injunction or decree of any
court of governmental authority, or(iii) any agreement or instrument to which
Brookhaven is a party by which it is bound.
d. Dispute and Default. In the event of any dispute or default hereunder, the losing or
defaulting party shall reimburse the prevailing party for its costs and expenses, including
without limitation court costs and attorney's fees.
e. Cooperation. Brookhaven hereby agrees to continue to work cooperatively with the Town
on an ongoing basis to implement both the specific provisions and the intent and purposes
of this MOA
f Time is of the Essence. Time shall be of the essence of this MOA.
g. Permitting. The execution and delivery of this MOA does not constitute an agreement by
the Town that any necessary permit or approval for the Project will in fact be granted.
Page 7 of 9
Any provision of this MOA may be incorporated into, and made a condition of, any
permit or approval granted by the Town.
h. Amendment of Agreement. This MOA may not be amended, modified or terminated
except by a written instrument executed by Brookhaven and by a majority of the Board of
Selectmen.
i. Enforcement; No Waiver. The failure of the Town to enforce this MOA shall not be
deemed a waiver of the Town's right to do so thereafter. If any provision of this MOA or
its applicability to any person or circumstances shall be held invalid, the remainder
thereof, or the application to other persons shall not be affected.
j. Severability. The invalidity of any provision of this MOA as determined by a court of
competent jurisdiction shall in no way affect the validity of any other provision hereof.
k. Applicable Law. This MOA shall be governed by and according to the laws of the
Commonwealth of Massachusetts, as amended form time to time. Any action brought by
the Town hereunder may be brought in the Superior Court in and for the County of
Middlesex, and the Brookhaven hereby agrees to the jurisdiction of such court.
Page 8 of 9
SIGNED:
Date:
Board of Selectmen
Town of Lexington
1625 Massachusetts Avenue
Lexington, MA 02420
Date: James M. Freehling
President/Chief Executive Officer
Symmes Lifecare, Inc.
d/b/a/Brookhaven at Lexington
101Waltham Street
Lexington, MA 02421
Page 9 of 9
AGENDA ITEM SUMMARY
LEXINGTON BOARD OF SELECTMEN MEETING
AGENDA ITEM TITLE:
Article Positions & Presenters ATM 2017 (5
PRESENTER: ITEM
NUMBER:
Suzanne Barry
1.4
SUMMARY:
Continued Board discussion regarding:
• Assignment of Articles to Selectmen
• Selectmen positions on Articles
o Zoning Articles
SUGGESTED MOTION:
N/A
FOLLOW-UP:
Selectmen's O ffic e
DATE AND APPROXIMATE TIME ON AGENDA:
4/5/2017 6:45 p.m.
ATTACHMENTS:
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