HomeMy WebLinkAbout2017-11-01-PB-packet-releasedAGENDA
Lexington Planning Board
Wednesday, November 1, 2017
Estabrook Hall, Cary Memorial Building
7:00 PM
Neighborhood Conservation Districts (w/ Historical Commission) Public
Hearings
1. Proposed Turning Mill NCD
2. Proposed Pierce - Lockwood NCD
Development Administration
1. 22 Richard Rd, Street Determination
Staff Reports
1. General Update (as needed)
2. Comprehensive Plan Update
Upcoming Meetings & Anticipated Schedule
1. Anticipated Meetings
Board Administration
1. ATM 2018 Discussion
2. Street Naming
3. Board Member Reports
4. Minute Review & Approval
Adjourn
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COAKNJJIHf� Meeting broadcast by LexMedia
7:00 PM
8:00 PM
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
Proposed Turning Mill NCD
PRESENTER: ITEM
NUMBER:
SUMMARY:
This agenda item is to hold the required public hearing with the Historical Commission on the proposed
Neighborhood Conservation District in the Turning Mill neighborhood. Click Here to view a copy of the
Report.
SUGGESTED MOTION:
This item contemplates the two Boards voting in favor of advancing the proposal to 2018's Annual Town
Meeting for its consideration.
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017 7:00 PM
ATTACHMENTS:
Description Type
D Turning Mill Bylaw Backup Material
AIM 1
Article XXXX Turning Mill Neighborhood Conservation District
To see if the Town will vote to amend the Code of the of the Town of Lexington by adding a new Chapter 78A
entitled "Turning Mill Neighborhood Conservation District," or take any other action in relation thereto:
Chapter 78A. Turning Mill Neighborhood Conservation District
§ 78A -1. PURPOSES
Pursuant to Chapter 78 of the Code of the Town of Lexington, this Chapter establishes the Turning Mill
Neighborhood Conservation District (Turning Mill NCD) for the following purposes:
A. to recognize the unique and distinctive character of the Turning Mill neighborhood including the
architectural design consistency and modest scale of its Mid- Century Modern Buildings and their
materials, and the careful siting of Buildings in a woodland landscape that retains the natural
topography, augmented with native trees, shrubs and plantings that help sustain wildlife and provide
a feeling of privacy and seclusion;
B. to conserve and preserve Turning Mill's existing Buildings and encourage Construction and
Alteration that complements and is compatible with those Buildings and Structures, and their Setting
and character;
C. to provide residents and property owners with the opportunity to participate in planning the future
and dynamic improvement of the Turning Mill neighborhood;
D. to promote wider public knowledge and appreciation for the Turning Mill neighborhood by serving
as an information resource on the history of the neighborhood and on compatible materials, methods,
and options for caring for and maintaining Mid - Century Modern houses and landscapes; and
E. to enhance the public welfare by offering current and future residents of Lexington the opportunity
to live and work in a significant and historic Mid - Century Modern neighborhood.
§ 78A -2. Boundaries
The Turning Mill NCD shall comprise the area shown on the boundary map of the NCD as recorded with the
Middlesex South Registry of Deeds pursuant to Chapter 784A.
§ 78A -3. Definitions
The following terms shall mean as follows when used in this Chapter. All capitalized terms not defined in this
Chapter are used as defined in Chapter 78 of the Code of the Town of Lexington.
Commission — The Turning Mill NCD Commission established pursuant to Chapter 78A -4.
Privacy Screening — Natural plantings to enhance privacy by, among other things, planting a mix of
perimeter trees with understory shrubs like mountain laurel, rhododendrons and azaleas, contributing to privacy
and enhancing the characteristic woodland aesthetic. The existence of trees and understory bush and shrubs that
serve to partially "hide" the sight of neighboring property elements thus creating the illusion of being
surrounded by open space. Where sloping land is involved, upslope properties may be able to provide the most
effective privacy screening.
Protected Tree — Shall mean any tree considered a Protected Tree under the Town's Tree Bylaw,
Chapter 120 of the Code of the Town of Lexington. In addition, Protected Trees shall also include any tree
located outside of a setback area that otherwise meets the definition of a Protected Tree under Chapter 120.
Setback Area — The minimum setback area around a lot shall be measured in accordance with the larger
dimension of 30 feet from the front and 15 feet from the two sides and from the rear of the lot, and the
minimum front yard, side yard and rear yard dimensional requirements under the Zoning Bylaw of the Town of
Lexington. For the purposes of establishing the setback area in which the provisions of this Chapter shall apply,
the measurement shall be from any point on any property line of the lot, to points along an imaginary line drawn
representing the setback area as specified.
§ 78A -4. TURNING MILL NCD COMMISSION
The Commission shall be appointed pursuant to the terms of the Chapter 78 -4, and the following additional
requirements:
A. Members of the Commission appointed by the Town Manager shall be selected from a pool of
candidates nominated by vote of Property Owners in the NCD.
B. Notwithstanding the provisions of Chapter 78A -4.B, no neighbor representative member of the
Commission may serve more than two consecutive terms. A member of the Commission may serve
additional terms provided at least a year has elapsed since that member last served on the Commission.
§ 78A -5. REVIEW OF CONSTRUCTION AND ALTERATIONS
A. Commission review shall be required for the following unless otherwise exempted from review pursuant
to this Chapter or Chapter 78:
Demolition of an existing Building, or of a Structure over 200 square feet of floor area or over 10
feet in height;
2. Construction of a Building or Alteration of an existing Building, or of a Structure over 200
square feet of floor area or over 10 feet in height if the Building or Alteration would be visible
from a public way;
3. Alteration of an existing Building or of a Structure that would involve the removal and
replacement of the Building or Structure's siding, windows, and trim with materials not matching
or substantially similar in dimensions, texture, proportion, design, thickness, scale, and exposure
only if the Alteration would be visible from a public way;
4. Construction of a Building or Structure that would require excavation to modify the existing
topography, or erection of retaining walls of more than 4 feet of vertical exposure; and
2
5. the removal of any Protected Tree in conjunction with Construction or Alteration of a Building or
of a Structure unless either documented by a licensed arborist to be necessary because of
imminent demise or hazard, or evident to the untrained eye to be irreparably damaged.
B. The following shall be exempt from review under this Chapter:
1. Any Building, Structure, Setting or activity exempt from review pursuant to Chapter 78.5.C.
2. Skylights and solar panels installed parallel to, and in close contact with, the plane of the roof,
3. Handicapped- accessible ramps; and
4. Plant material replaced in kind or similar in type or function.
C. Except as otherwise provided in this Chapter or Chapter 78 no Building or Structure, within the Turning
Mill NCD shall be Constructed, Demolished or Altered in any way unless the Commission has issued a
Certificate of Compatibility, a Certificate of Non - Applicability, or a Certificate of Hardship in
accordance with Chapter 78 and this Chapter.
D. Review Guidelines:
The Commission shall apply the criteria in Chapter 78 -6 and the following guidelines in reviewing applications
pursuant to this Chapter and Chapter 78. The Commission may, in its discretion, permit variances from these
Guidelines where necessary to comply with the Americans with Disabilities Act, the Fair Housing Act, or any
other applicable Federal or State law, or where the Commission determines that such variances do not
substantially detract from the purposes of this Chapter.
Landscaping: All landscaping Alterations in conjunction with new Construction, home additions
and complete home Demolition and replacement and visible from a public way are reviewable by
the Commission in accordance with the following:
(a) Applicants shall submit a before and after landscaping plan to the Commission before
the commencement of any excavation, re- grading, Construction or tree removal. For
additions, the required plan scope should include the limited area of development. For
reconstruction, a full landscape plan of the lot is required.
(b) Privacy Screening is encouraged. Informal, naturalistic plantings to enhance privacy
and the retention of mature, healthy landscape materials are preferred. Formal
hedges, straight line hedges, regular spacing of shrubs, and defining boundaries with
hedges should be avoided. A heavily wooded front yard is not required, but modest
front yard screening is preferred to preserve the woodland character. Installation of
lawns should be in addition to, but not instead of, trees and shrubs.
(c) Plants native to or adaptive in the woodland zone are preferred, including eastern
hardwoods (oak, hickory, beech, red maple, birch) and pines. Hearty and drought
tolerant plants and broadleaf evergreen shrubs (laurel, rhododendron) are preferred
for understory plantings with shade and drought tolerant fescues for lawn areas.
Invasive species (such as Norway Maple) and species under threat of disease (such as
hemlock) should not be used.
2. Tree Removal: Protected Trees within the Setback Area are governed by Chapter 120 and shall
not be subject to Commission review. Where removal of a Protected Tree is proposed outside of
the Setback Area, the Commission may require its replacement with a tree measuring at least
three inches in diameter at breast height ( "DBH ") as defined in Chapter 120. Additionally, if a
Protected Tree is removed during the 12 months preceding an application to the Commission, a
tree removal and mitigation proposal regarding the Protected Trees previously already removed
must submitted to the Commission.
Exterior siding: The Commission will consider the use of original materials to replace existing
siding appropriate. In addition, the Commission may also approve the use of modern alternatives
such as cement shingles and other materials with contemporary design principles.
4. Windows: Windows should be replaced with windows of a similar style, shape, and external
appearance as existing windows. However, changes to the overall appearance of windows and
surrounding architectural features of Buildings and Structures in which they are located may be
accepted where such changes are otherwise consistent with the purposes of this Chapter.
5. Panel and trim details: When replacing damaged plywood, flat, exterior grade plywood or flat,
painted PVC panel material are permitted. Use of materials such as zinc, copper, or aluminum to
achieve modern or contemporary design appearance is also acceptable.
6. Garage and storm doors: Wooden or paintable doors with a flat profile are preferred. Paneled
or embossed or vinyl doors should not be used.
7. Roofing: EPDM/rubber membrane roofing in gray or black, shingle and metal roofing are
acceptable replacements for existing tar and gravel roofs. Copper and aluminum drip edges are
also acceptable.
8. Roof design: The design of the roof either should be a shallow pitch of up to 4:12 or an
asymmetric roof line which can have a slightly steeper pitch.
9. Fencing: Stone walls and split rail or other open wood fencing are preferred. Fencing should be
minimal. Vinyl or PVC materials, and defining boundaries with walls and fences should not be
used.
10. Paving: Asphalt paving is acceptable. Pervious paving materials could be considered if possible
and appropriate for the site, including washed stone, washed stone on brick base, compacted
stone and stone dust, bank run gravel, and rolled aggregate.
11. Demolitions. In addition to all other applicable criteria, the Commission may consider the
following with respect to applications for Demolition:
(a) The likelihood that either the owner or some other person is willing to purchase,
preserve, rehabilitate or restore the Building or Structure at issue; and
11
(b) Whether the owner has made reasonable efforts to locate a purchaser, or other person,
to preserve, rehabilitate and restore the Building or Structure.
5
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
Proposed Pierce - Lockwood NCD
PRESENTER: ITEM
NUMBER:
SUMMARY:
This agenda item is to hold the required public hearing with the Historical Commission on the proposed
Neighborhood Conservation District covering Byron, Rhodes, and Lockwood Streets, termed the Pierce
Lockwood NCD.
SUGGESTED MOTION:
This item contemplates the two Boards voting in favor of advancing the proposal to 2018's Annual Town
Meeting for its consideration.
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017 8:00 PM
ATTACHMENTS:
Description Type
D fierce Lockwood NCD Keport & Bylaw Ik ckup Material
PIERCE- LOCKWOOD
NEIGHBORHOOD CONSERVATION DISTRICT
(NCD)
STUDY COMMITTEE REPORT
mme
BYLAW
Members of the Study Committee
Donna Moultrup, Chair
Richard Goldhammer, Vice -Chair
Chris Neurath, Secretary
Richard Canale, Planning Board Rep.
David Kelland, Historical Commission Rep.
October 12, 2017
I. EXECUTIVE SUMMARY
Having completed the necessary steps as outlined in Chapter 78 of the Code of Lexington, the
Pierce - Lockwood NCD, is submitting this report of its Study Committee to the Historical
Commission and the Planning Board. This report outlines highlights in the development of this
area from the Pierce - Lockwood homestead, along with two other 1800s' homes, to the 21 -home
area bounded by the Minuteman Bikeway, Maple St., Massachusetts Avenue, Tower Park and
additional Town -owned land. Despite renovations and additions over the years, the
neighborhood retains its basic 1930s look and feel. The NCD strongly believes that with the
guidelines outlined in the NCD Bylaw, the basic character of this area, the architectural style and
size of the homes, and the closeness of the neighbors can be preserved and can continue to
represent a time in Lexington's history that is, and always will be, important to our heritage.
II. INTRODUCTION
The proposed Pierce - Lockwood NCD has some prominent boundaries; on the east by the
Minuteman Commuter Bikeway; on the north by Tower Park and adjacent Town -owned land; on
the southeast by Maple St. and on the west by Massachusetts Avenue. These boundaries,
we believe, have contributed to the closeness of the neighbors in that area.
A building project started on a piece of land adjacent to the neighborhood started
the discussion of how to preserve the primarily 1930s homes, and the general feeling of
cohesiveness that contributed to the "love" of the neighborhood. There were several homes
whose residents had lived there since the 1950s, and even some of the "newer" residents have
been there more than twenty -five years.
The Planning Board, coincidently, was discussing the possibility of introducing a bylaw to Town
Meeting that would allow neighborhoods to create neighborhood conservation districts to
preserve exactly what the neighbors in the Byron Avenue, Lockwood Road and Massachusetts
Avenue area felt they had. A couple of the neighbors met with representatives of the Historical
Commission and the Historic Districts Commission to determine if the area neighborhood could
possibly meet the criteria that were being considered in the proposed bylaw. Receiving a
TABLE OF CONTENTS
Page
L
Executive Summary
2
IL
Introduction
2
III.
Historical Background of the Area
3
IV.
Architectural Features of the Homes
13
V.
Neighborhood House Inventory
15
VI.
Early Maps of the Area
16
VII.
Area Map and Discussion of the Proposed NCD
20
VIII.
NCD Bylaw
21
I. EXECUTIVE SUMMARY
Having completed the necessary steps as outlined in Chapter 78 of the Code of Lexington, the
Pierce - Lockwood NCD, is submitting this report of its Study Committee to the Historical
Commission and the Planning Board. This report outlines highlights in the development of this
area from the Pierce - Lockwood homestead, along with two other 1800s' homes, to the 21 -home
area bounded by the Minuteman Bikeway, Maple St., Massachusetts Avenue, Tower Park and
additional Town -owned land. Despite renovations and additions over the years, the
neighborhood retains its basic 1930s look and feel. The NCD strongly believes that with the
guidelines outlined in the NCD Bylaw, the basic character of this area, the architectural style and
size of the homes, and the closeness of the neighbors can be preserved and can continue to
represent a time in Lexington's history that is, and always will be, important to our heritage.
II. INTRODUCTION
The proposed Pierce - Lockwood NCD has some prominent boundaries; on the east by the
Minuteman Commuter Bikeway; on the north by Tower Park and adjacent Town -owned land; on
the southeast by Maple St. and on the west by Massachusetts Avenue. These boundaries,
we believe, have contributed to the closeness of the neighbors in that area.
A building project started on a piece of land adjacent to the neighborhood started
the discussion of how to preserve the primarily 1930s homes, and the general feeling of
cohesiveness that contributed to the "love" of the neighborhood. There were several homes
whose residents had lived there since the 1950s, and even some of the "newer" residents have
been there more than twenty -five years.
The Planning Board, coincidently, was discussing the possibility of introducing a bylaw to Town
Meeting that would allow neighborhoods to create neighborhood conservation districts to
preserve exactly what the neighbors in the Byron Avenue, Lockwood Road and Massachusetts
Avenue area felt they had. A couple of the neighbors met with representatives of the Historical
Commission and the Historic Districts Commission to determine if the area neighborhood could
possibly meet the criteria that were being considered in the proposed bylaw. Receiving a
positive response, a meeting with the neighborhood was held on October 24, 2015 to start the
discussion with the residents.
The NCD bylaw was passed at the 2016 spring Town Meeting and approved by the State
Attorney General. On October 13, 2016, the first neighborhood meeting to discuss the creation
of a NCD under the requirements of the new bylaw, Chapter 78, was held at 10 Lockwood Road.
The agenda included: choosing three candidates to be on the required Study Committee; obtain
the ten signatures required to petition the Historical Commission regarding the formation of a
Study Committee; and to discuss the potential guidelines that would be included in the final
regulations and guidelines required to create the NCD.
The initial thoughts of neighbors on protections to be considered were:
1) houses to remain oriented to the street they are currently facing
2) any changes must have consistency of architectural style and size
3) keep reasonably sized backyards
4) no paving of front yards for parking
5) no solid fences across front yards
6) additions or trees can't unduly shade abutters houses or gardens
from winter sun
7) trees removed should be replaced with native, shade trees
8) colors should avoid bright oranges, blacks and purples
9) vegetative fences must be discussed with abutters
10) solar panels are okay
11) unknown future technologies could be okay but would be
subject to review
On October 19, 2016, a public hearing was held by the Historical Commission on the
Byron /Lockwood/Mass. Ave. petition. The petition emphasized that many of the homes in the
proposed NCD were built in the 1930s and had similar architectural details and size. The homes
remained reasonably priced in consideration of the Lexington real estate market and there was a
cohesive "feel" to this neighborhood perhaps due to its physical boundaries.
The petition was accepted and a Study Committee was appointed. This final report is the
product of the Study Committee's work from December, 2016 through June, 2017. At the April
18, 2017, Study Committee meeting, the group voted unanimously to change the NCD name to
the Pierce - Lockwood NCD.
III. HISTORICAL BACKGROUND
East Lexington is said to have developed independently from the center of Lexington and
displayed its greatest prosperity in the early 19th century when local industry flourished along
what would become Massachusetts Avenue. An 1875 map of the area shows that Massachusetts
Avenue was originally Main St. in Lexington and the houses on that street in the Lockwood Area
were numbered in the 200s. Dairy farms and wheelwrights (men whose occupation was to make
and repair wheels and wheeled vehicles, such as carts and wagons) were prominent in the area.
There was a high concentration of homes referred to as five -bay -wide (referring to windows
across the front), center entrance farm houses with individualized Greek revival doors. It is
thought that Eli Robbins built many of these houses for people who worked for him in the 1820s
and 1830s. The bulk of these houses are located on the East side of Maple St. on both sides of
what we know as Massachusetts Avenue.
The Pierce - Lockwood NCD has three homes built around this time period that the neighborhood
considers the historical "anchors:" the Pierce - Lockwood House, the Brown - Wheaton House, and
the Brigham House.
The Pierce - Lockwood House, 1099 (believed to be 4257 originally) Massachusetts Avenue,
appears in the Lexington historic survey as a Federal /Greek Revival style home. The Pierce
family was the original owner, and the house was one of several built by the Pierce family.
Homes on the opposite side of Maple St., along Massachusetts Avenue, and even the current
museum land was owned by the Pierce family. Nathaniel Pierce, a dairyman, who with two
other local dairymen, was supposedly the first to take milk to Boston in bottles; wooden bottles,
but it was progress at the time.
C!
The 1899 Lexington- Bedford Directory mentions the Pierce homestead, now being owned by
Mr. Rhodes Lockwood, and refers to it as the corner of Massachusetts Avenue and Maple St. In
the 1902 -03 Lexington Directory, Mr. and Mrs. Rhodes Lockwood, Emily Niles, Henrietta N.,
Marion, and Philip C., a student, are listed as residents. Mr. Rhodes Lockwood is listed as
working for the Davidson Rubber Co., 19 Milk St. in Boston. It is actually known that the
Rubber Company was owned by a Rhodes Lockwood, having inherited it from an uncle.
It was established around 1830 and the company sold items to the government during the Civil
War. Rhodes Lockwood was credited with the invention of a process for rubber pencil erasers
that kept them supple, and the fountain syringe, which turns out to be the working part of a
Waterman fountain pen. They also made things like syringe bulbs and baby bottle nipples. The
Sterling Fountain Pen Company was a subsidiary Newspaper articles refer to three generations
of Rhodes Lockwood's. By the 1908 -1909 Lexington Street Directory, the Lockwood name
disappears. It is known that Rhodes Lockwood was killed in an automobile accident. That may
have precipitated a move by the family.
There was a "taking" of land by the Town for the "relocation of Maple St." registered in 1922. It
is believed that the owner of the house at the time, Lilly St. Agnan Huntington, eventually sold
the corner of the homestead to Robert J. Fawcett and Fred K. Moulton, July 2, 1924, for the
purpose of building a "filling station." It is stated in historical records that the land was sold the
day before a new zoning law went into effect preserving the land for residential use. The current
owner of the house states that the agreement regarding the land requires the selling of gasoline or
the land reverts to residential. It is believed that the farm house was moved further back from
the street when the land was sold, although at least one historian believes that the house was
moved in the late 1800s instead of as late as 1922. The sale of the land left ten feet of property
with Mass. Ave. frontage and one hundred feet of frontage on Maple St. The current owner
obtained permission from the Historic Districts Commission to remove the porch, which appears
in some pictures, on the Mass. Ave. side of the house and return it to, what they believed, was
the original five -bay -wide colonial. There is a history of two barns, horse stables on both Maple
St. and Mass. Ave., and a private family cemetery on the property at one time.
It is land from this Pierce - Lockwood Estate that was, in 1910, registered as Lots A and B, the
homestead remaining on Lot A, and Lot B eventually being registered in 1928 as the subdivision
that makes up the bulk of the proposed Pierce - Lockwood NCD. The neighborhood was told by
an elderly neighbor that the names of the streets were the names of the two sons, Byron and
Rhodes, and Lockwood was the family name. We have not been able to verify the origin of
Byron Avenue, but the other two certainly make sense.
61
The Brown - Wheaton House, 1133 (believed to be 4245 originally) Massachusetts Avenue,
appears in the historical survey as being built in the Federal/Italianate style, although it is known
that the front door, as it exists, was added later and was not part of the original design. The
house was originally one room deep, a five -bay -wide center entrance farm house with narrow
stairs to the front door. The stair porch was widened when the new front addition was added.
The house was owned by Deacon Brown, listed as an early settler, by Albert Bryant in
"Lexington Sixty Years Ago." Deacon Brown was a fourth - generation farmer, raising beef,
pork, grain and vegetables. He was known as a progressive farmer, raising cows for milk, butter
and cheese, sheep for wool, and was known to be self - sufficient for his family of nine. An 1853
advertising listed the auction sale of the Brown farm, describing the acreage and a gravel pit.
The intervening years are not clear, but according to a 1984 letter to the Town, the property was
conveyed to Lydia Wheaton by Charlotte Brown by deed in 1887. Lydia conveyed the land to
help pay for the care of her husband in the case of her death, all except what she had given to her
son Edward G. Wheaton, of Waltham, which then had been given to his son, George C.
Wheaton.
The 1899 Lexington Directory has George B. Wheaton, George C. Wheaton and Edward B.
Wheaton living at 243 (It is not clear which number, 243 or 245 is correct.) Massachusetts
E:
Avenue. We also know that Edward Wheaton, son of George B. Wheaton, lived next door at
1145 Mass. Ave. Later, the house at 1145 Mass. Ave. served as Dr. Mooney's office for many
years and the land between 1145 and 1133 was used for a parking area for the physician's
patients. The land went all the way back to the railroad -owned land originally. Mooney's kept
enough land to make the parking lot buildable and gave the remaining land behind 1139 and
1145 to the Town. In 1993, a Dutch Colonial style house was built on the previous parking lot
parcel.
The Brigham House, 1155 (believed to be 4251 originally) Massachusetts Avenue, is believed
to have been built in 1834 or 1836, depending on the source, but there is also some belief that the
house was actually moved to that site in 1834. It is listed as a Federal /Colonial Revival home in
the Lexington Historical Survey. It was also a one room deep, five -bay -wide, center entrance
farmhouse. It started with narrow stairs to the front door but was altered at a later time.
It was the home of Deacon William Brigham who came to Lexington in 1830. He was the
second child of eight, born to Elijah Brigham and Mary Gleason. He was born in 1805, a
descendent of Thomas Brigham, who came to America in the ship, "Susan and Ellyn," in 1635
and settled in Watertown.
0
The Brigham family lived in one -half of the house and Deacon's mother -in -law, Anna Munroe
Muzzey, and his sister -in -law, Emily Muzzey, in the other half. Deacon Brigham was a
wheelwright and his shop was beside the house. He was also the deacon at the First Parish
Church. He died in 1879.
The house was later the home of Miss Laura Brigham, born in 1836, the only child of William
Brigham and Abby Ann Muzzey. Laura owned the house for thirty -six years, although it was
never reported in the rolls because women couldn't yet vote. Miss Brigham was a local reporter
for the for over thirty years and counted both the Emersons and Alcotts as
friends. She was last listed in the 1913 Lexington Directory and died in July, 1915. Mr. and
Mrs. Davidson lived in the house at the time of her death.
It is believed, but so far only anecdotal information has been found, that the original
neighborhood was laid out to primarily take advantage of the proximity of the railroad and
access to Boston. The Pierce's Bridge Station, which was located just steps from 415 Byron
Avenue, is listed in the oldest Directory in the Cary Library collection which is 1899. The
Station Agent is listed as Nathaniel W. Pierce. (The spelling appears as "Peirce" and "Pierce"
depending on the document. It is not clear whether these are recording errors or two different
families.)
Older neighbors do remember taking the train, themselves, and others from the opposite side of
Massachusetts Avenue, using the easement that ran between the Lockwood homestead and the
rear of the Lockwood Road houses. The station was a landmark until it was either demolished or
destroyed by fire, sometime in the 1960s. There are future plans to install a historical marker
near the site of the station. That marker will continue to celebrate a time in Lexington's history
when goods and services were connected between suburban areas and Boston.
FIi,,
PIERCES BRIDGE STATION
Boston & Maine Railroad
Lexington, Massachusetts
This goainl scene from March 13, 1954; refntooces
the notion of the Lexington Branch as a'courntry
railroad." Padfictype tocornaotive 3676 glides to a
stop at the Pale depot near Maipte Street to take
a group of morning cornrnuters to Boston.
Ptrt 4Wraaph by Goorge s4'. 04nond
The Boston and Maine Railroad was chartered in New Hampshire on June 27, 1835, and the
Maine, New Hampshire and Massachusetts Railroad was incorporated March 12, 1839, in
Maine, both companies continuing the proposed line to South Berwick, Maine. The railroad
opened in 1840 to Exeter, New Hampshire, and on January 1, 1842, the two companies merged
with The Boston and Portland to form a new Boston and Maine Railroad.
11
The Lexington Branch of the railroad was built in 1846 between West Cambridge and
Lexington, passing through Arlington along the way. In 1873, the line was extended further west
to the towns of Bedford and Concord. The railway's connection with Boston prompted social
and economic development in the small agricultural communities it served. At the peak of
service, two dozen passenger trains and two local freight trains, carrying mail, milk and goods,
operated over the Lexington Branch each day.
By the fall of 1958, passenger service on the Lexington Branch had dwindled to a single daily
round trip. In December 1976, the B &M sold all of its Boston area commuter rail assets to the
state -run Massachusetts Bay Transportation Authority. Just weeks later, on January 10, 1977,
the MBTA elected to terminate passenger service on the branch after a severe snow and ice
storm stranded a train at Bedford Depot. The last freight train operated on January 31, 1981,
when the Lexington Branch was embargoed to enable building of the MBTA's new Alewife Red
Line Station at West Cambridge. "Rail- banking" of the line was pursued in the 1980s by the
State in order to convert the corridor into a rail - trail. In 1991, the Lexington Branch was
formally rail- banked. Construction was started on the Minuteman Commuter Bikeway and
opened between Alewife and Bedford in 1993. The Bikeway officially was dedicated and named
the 500th rail -trail in the USA. In 2008, the Minuteman Bikeway was inducted into the national
Rail -Trail Hall of Fame.
Today the Bikeway continues to connect the people in our neighborhood, as well as others in the
immediate area, to other towns, like Bedford, Arlington and Cambridge; the MBTA Red Line
train at Alewife Station; and recreational areas such as the Arlington Great Meadow.
Neighbors grieved for the privacy and natural trail that existed, after the train and before the
bikeway, but the Minuteman Bikeway has been a wonderful addition to this small neighborhood.
The Byron Avenue homes always leave a gate in the back fence for access. It is a short and
wonderful walk to the Center via the Bikeway.
The Minuteman Bikeway provides a quick walk, or bike ride, to Lexington's Joyce Miller
Meadow and then the Arlington Great Meadow. This proximity to a wildlife preserve of sorts
affords the neighborhood many opportunities to see foxes, deer, raccoons, hawks, and turkeys.
On a summer night, the howling, or fighting, of coyotes can often wake one from a sound sleep.
Gardening can be a challenge due to the woodchucks that prefer to live under the various sheds
in the area! It is easy to forget that the neighborhood is slightly more than one mile to the center
of town and it is a good reminder of its early history as farmland!
One last bit of history cannot be neglected. From 1954 to 1999, Dorothy Staines and her
husband, with two children, Bill and Stephen, lived at 17 Byron Avenue. Bill began his
professional career as a nationally recognized folksinger in the early 1960s in the Cambridge
area. In 1975, he won the National Yodeling Championship at the Kerrville Folk Festival in
Texas. He has appeared on many shows, such as ,
and . Many of his songs have appeared in grade school music books,
church hymnals, and scouting campfire songbooks; he is one of only a few songwriters to have
eight songs published in the classic song collection, In the fall Of 2015
New England's premiere magazine, published it's " Along
with the likes of Stephen King and Katherine Hepburn, Bill Staines was chosen as "One of the
0%
80 gifts New England has given to America." A longtime resident of the neighborhood
remembers many nights of music - playing in a barn that still stands on the other side of Maple St.
IV. ARCHITECTURAL FEATURES OF THE HOMES
Little is known about the builders of this neighborhood. It is said that one builder started
building the bungalows on Byron Avenue and then ran out of money and a second builder
finished the homes on Lockwood. The basic foundation of all of the houses on Byron and
Lockwood, with two exceptions, seems to indicate that there was a single designer, despite the
anecdotal history of the builders.
The Byron Avenue homes look slightly different today with some variation in porches and rear
additions. They were primarily built as two bedroom homes with approximately 1,100 square
feet of living space on a ground and second floor. Basements were primarily unfinished. Each
lot is slightly larger than 5,000 square feet in area. The houses are so consistently oriented on the
lots that the residents say, that prior to some of the renovations, one could see from one end of
the street to the other by looking through the side dining room window! It is not clear whether
all of these homes started out with a garage, but even those that remain cannot accommodate the
larger cars of today, and are being used as sheds.
The bungalows and Dutch colonials on Lockwood are slightly larger, having approximately
1,400 square feet of living area. This is primarily due to the full second floor, because most all
of the Lockwood and Byron homes began with a 24 -feet wide and 26 -feet long basic foundation.
A number of these have renovated the basements to create family rooms or offices. Most started
out with three bedrooms on a full second story. Decks and small additions to accommodate a
full, or half, bathroom on the first floor have often been added. Most of these lots are also in the
5,000 square feet range. 10 Lockwood, on the corner of Rhodes St. and Lockwood, has slightly
more than a half lot extra because Rhodes St. was actually cut out of the original lot on the end.
Few of these homes have garages. Other than 410 which has a two -car garage, the garages that
exist are primarily used as sheds for storage. The garage at 10 Lockwood may well have been
built later, although the carvings in the ceiling of familiar figures of the second World War
would indicate that it was built at least by that time.
Several of the Dutch colonials have the traditional Dutch roofline, although it is oriented to the
side of the more obvious Dutch roofline of 10 and 15 Lockwood Road and 1139 Mass. Ave.
Two of the houses have a square shape and somewhat defy description except that they have the
traditional porches on the front and do not look out of character for the neighborhood. One
house on Mass. Ave. is clearly what is referred to as a center - entrance colonial, although it has
only 3 windows across the top instead of the older Federal 5 -bay -wide windows on the second
floor.
The breakdown is:
Federal /Greek Revival (1) 1099 Mass. Ave.
Federal /Italianate (1) 1133 Mass. Ave.
Federal /Colonial Revival (1) 1155 Mass. Ave.
13
Bungalows (9)
Dutch Colonials (6)
Four Square (2)
Small Colonial (1)
15, 17, 19, 21, 23 Byron Avenue
7, 11, 12, 16 Lockwood Road
10, 15, 18 Lockwood Road
1109, 1115, 1139 Mass. Ave.
17 Lockwood and 1145 Mass. Ave.
1123 Mass. Ave.
The following April 1929 ad for the sale of these homes when new was located by one of the
current residents. It appears to be the sales agent, and not the builder, although it is impossible to
tell from the ad.
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Address Year Built
Land Area (Sq. Ft.)
Gross Floor Area (Sq. Ft.) Living
Area (Sq. Ft.)
15
Byron Ave.
1930
6,600
2,196
1,116
17
Byron Ave.
1930
5,720
2,784
1,560
19
Byron Ave.
1930
5,720
2,508
1,296
21
Byron Ave.
1930
5,720
2,924
1,476
23
Byron Ave.
1928
5,720
3,102
1,750
7
Lockwood Rd.
1930
7,040
3,696
1,601
10
Lockwood Rd.
1930
11,000
2,784
1,330
11
Lockwood Rd.
1930
5,720
2,984
1,656
12
Lockwood Rd.
1930
5,280
2,684
1,908
15
Lockwood Rd.
1930
5,720
2,404
1,380
16
Lockwood Rd.
1930
6,600
2,540
1,422
17
Lockwood Rd.
1930
5,280
2,784
1,467
18
Lockwood Rd.
1930
6,600
3,406
1,467
1099
Mass. Ave.
1827
40,920
6,189
3,376
1109
Mass. Ave.
1927
7,920
3,012
1,379
1115
Mass. Ave.
1940
7,480
3,335
1,474
1123
Mass. Ave.
1937
7,480
3,004
1,443
1133
Mass. Ave.
1840
18,480
4,467
2,320
1139
Mass. Ave.
1994
10,560
5,432
2,854
1145
Mass. Ave.
1923
10,120
4,981
2,342
1155
Mass. Ave.
1830
40,040
4,462
3,040
Information Taken from Online Assessor's Data Cards as of April, 2017
Land Area on Cards Listed in Acres; Changed to Square Feet Based on 44,000 Sq. Ft. per Acre
Ii
V. EARLY MAPS OF THE AREA
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VI. AREA MAP AND DISCUSSION OF THE PROPOSED NCD
Town, of Lexington, MA Jane 19, 2017
PRI
The original petition outlined the proposed NCD without the three houses, 1139, 1145 and 1155
Mass. Ave. We definitely wanted to include 1099 Mass. Ave. since it was the original
homestead from which the Byron Avenue /Lockwood Road neighborhood was carved. The
houses at 1109, 1115, 1123 and 1133 Mass. Ave. have driveways and rear, or side, entrances
onto Rhodes St. and those individuals have always been a part of the neighborhood. With Mass.
Ave. one of the busier roads in the area, it makes sense that the orientation of these neighbors
would be towards the quieter back of their homes. The addition of 1139, 1145 and 1155 Mass.
Ave. made perfect sense when we started to investigate the history of the area, and the residents
expressed an interest in possibly joining our NCD. The proposed NCD, therefore, really ties
together the area bounded by large physical barriers, historical significance and cohesiveness due
to both, so that a1121 houses are now being included in the proposed NCD by the Study
Committee.
VII. Pierce - Lockwood NCD Proposed Bylaw
Article XXXX Pierce - Lockwood Neighborhood Conservation District
To see if the Town will vote to amend the Code of the of the Town of Lexington by adding a
new Chapter 78B entitled "Pierce- Lockwood Neighborhood Conservation District," or take any
other action in relation thereto:
§ 78B -1. PURPOSE
Pursuant to Chapter 78 of the Code of the Town of Lexington, this Chapter 78B describes the
regulations and procedures associated with the administration of the Pierce - Lockwood
Neighborhood Conservation District ( "PLNCD "). The goals of the PLNCD are to preserve the
architectural style and general size of the homes, and to emphasize the role the PLNCD played in
the historical development of Lexington. The goals can best be described with the words,
"coherence," "proportion," and "aesthetics."
Coherence is defined as having a sense of logical interconnectedness, consistency and harmony
among parts. There is a balance between a home's uniqueness and its commonality with
surrounding houses. This balance is vital to the neighborhood's identity. Architectural changes
should maintain a harmony among parts, as well as a consistency with the architectural style of
the surrounding homes.
Proportion is defined as having a comparative proper relation between elements or magnitudes
such as size, quantity, ratio and number. A change in size leading to a large massing in relation
to the size of surrounding Buildings and Structures means, taken as a whole, the Building or
21
Structure is out of proportion to the neighborhood. Further, an addition that creates a change in
size may detract from the original shape, affecting its aesthetics.
A neighborhood's sense of beauty is indeed its homes' uniqueness within commonality and
includes considerations such as architectural style, shape, original windows, open porches and
landscaping that fits within the natural beauty surrounding the Pierce - Lockwood PLNCD. It is
defined by the history of the area, its relationship to the East Village Historic District and to
historical Lexington.
§ 7813-2. DEFINITIONS
The following terms shall mean as follows when used in this Chapter. All Capitalized terms not
defined in this Chapter are used as defined in Chapter 78.
Commission — The PLNCD Commission established pursuant to Chapter 78134.
HDC — The Lexington Historic Districts Commission.
§ 7813-3. DESIGNATION OF THE PIERCE- LOCKWOOD PLNCD
The PLNCD shall comprise the area shown on the boundary map of the PLNCD recorded with
the Middlesex South Registry of Deeds pursuant to Chapter 784A.
§ 7813-4. PLNCD COMMISSION
A. The Commission shall be appointed pursuant to the terms of Chapter 78 -4.
B. The Commission shall meet at least twice annually and by request of a property owner in
the PLNCD. Property owners in the PLNCD are encouraged to request an informal
discussion at a formal meeting of the Commission to discuss possible plans for alterations
to their property prior to initiating a formal review with the Commission.
§ 7813-5. COMMISSION REVIEW
A. Except as otherwise provided in this Chapter, no Building, Structure, or Setting within
the PLNCD shall be Constructed, Demolished, or Altered unless exempt from review
pursuant to Chapter 78 -5(c) or this Chapter, and no permit shall be issued for such
construction, Demolition, or Alteration, unless the Commission shall first have issued a
Certificate of Compatibility, a Certificate of Non - Applicability, or a Certificate of
Hardship. Without limitation, review shall be required for the following:
1. Alterations to Buildings or Structures including, but not limited to, current roof
lines, additions, style and size of windows, and the enclosure of porches;
2. Alterations to Buildings or Structures requiring the issuance of a variance from
the requirements of Chapter 135 of the Code of the Town of Lexington;
PA
3. Proposals to change the orientation of the Building or Structure in relation to its
current position on a street;
4. Installation of solid fences that would extend beyond the corners of the Building
or Structure toward a street; or
5. Additions of garages or paved parking areas.
B. When an application for a Building Permit is filed for a property in the PLNCD, the
Lexington Building Department will notify the applicant that the property is subject to
the PLNCD regulations and guidelines. Application will then be made to the
Commission for review pursuant to the procedures in Chapter 78.
C. In addition to the application, such plans, elevations, specifications, photographs,
description of materials and other information as may be reasonably be deemed necessary
by the Commission to enable it to make a determination will be required.
D. The following shall be exempt from review pursuant to this Chapter:
Any Building, Structure, Setting or activity exempt from review pursuant to
Chapter 78 -5(c);
2. Skylights and solar panels installed in the same plane and in close contact with the
plane of a roof,
3. Fences or entry gates of a height of four feet or less; and
4. Handicapped accessible ramps.
§ 7813-6. DECISION CRITERIA
A. In passing upon matters before it, the Commission will consider the following criteria in
addition to those in Chapter 78 -6:
1. The architectural, aesthetic, social and historical value and significance of the
particular Buildings, Structures and Settings affected, as well as the effects of the
same on the PLNCD. Retaining the basic bungalow, Dutch colonial and Federal
colonial style of existing homes, including window and door styles, roof lines,
and open front porches is encouraged.
2. Architectural features such as windows, front doors, exterior siding, garage doors,
and roofing materials should be replaced in kind; chosen for consistency with
original design; or, at least, compatible with abutting properties. The installation
of solid fences which would "wall off' a home from the neighborhood will be
discouraged.
23
3. The suitability of the Construction's or Alteration's general design, arrangement,
and composition of its elements on the distinctive character of the PLNCD.
4. The effect on the cohesiveness of the PLNCD with respect to the scale and
massing of the proposed changes relative to nearby Buildings and Structures in
the PLNCD.
5. The type of construction, style, textures and materials of the features involved in
the proposed Construction or Alteration. Limiting the size and mass of any
proposed additions, with or without previous additions, is encouraged.
6. Changes in the orientation of a Building or Structure will be discouraged.
7. Attached garages and increasing the amount of paved surface will be discouraged.
The Setting and landscape characteristics, including their relationship to the street,
topography, and existing vegetation, including mature trees, of the particular site
involved in the Construction or Alteration, as well as the effect of same on the
PLNCD. Proposed additions that will shade abutting properties will be
discouraged, such as, for example, precluding the use of yards for gardens, or
shading existing windows or porches.
9. For demolitions, the Building, Structure, or Setting proposed to replace those
demolished.
B. In making its determination, the Commission shall, among other things, allow for
appropriate architectural diversity and encourage the compatible updating, expansion and
restoration of Buildings and Structures in the PLNCD consistent with the distinctive
characteristics of the PLNCD.
C. Although not used as decision - making criteria, the following are suggested additional
guidelines for consideration when planning Alterations to Buildings, Structures or
Settings within the PLNCD:
Discussion with abutters concerning the installation of all allowable fences is
encouraged. Hedges, split rail or picket fences may be acceptable fencing
options.
2. If trees must be removed, the replanting of native trees is encouraged, except
where shading will have a negative impact on abutters.
§ 7813-7. HISTORIC DISTRICT COMMISSION
Homes on Massachusetts Avenue and three homes on Lockwood Rd. are within both the
PLNDC and the East Village Historic District and certain alterations to these homes may also be
subject to review by the HDC. Applicants to the Commission that have undergone HDC review
and received a Certificate of Appropriateness, may submit such paperwork and plans to the
Commission as part of an application.
M"!
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
22 Richard Rd, Street Determination
PRESENTER: ITEM
NUMBER:
SUMMARY:
The action deadline for this application is November 18, 2017. Please see the attached file with staffs
recommendation.
SUGGESTED MOTION:
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
ATTACHMENTS:
Description
Type
D Plans
Backup Material
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Town of Lexington Planning Board
Richard Canale, Chairman
Lexington Town Office Building
1• 25 Massachusetts Avenue
Ne: Application for "Adequacy Determination of an Unaccepted Street, §176-7.0"
22 Ricir-1- - -1
On behalf of the applicant, 22 Richard Road, LLC, GPR submits this letter herewith an
application requesting an "Adequacy Determination of an Unaccepted Street. The
applicant intends to propose a development located at 22 Richard Road (Map-Lot #31-
,Q) involving the replacement and expansion • the existing dwelling by equal to •
greater than 1,000 square feet of gross floor area.
I "Road Inventory — Map of the Town of Lexington, Massachusetts" compiled by Medhana Shah for John R. Livsey,
P.E., Town Engineer. Dated December 2016.
Goldsmith, Pr est & on wall, Inc.
39 Main Street, Suite 301, Ayer, MA 01432 e (978) 772-1590 e Fax (978) 772-1591
info@gpr-inc.com * wvvw.gpr-inc.com
Road directly provides driveway access to 18 existing dwellings, all currently connected
to existing sewer, water and electric services located with the right of way.
Pervious similar applications for determinations have been submitted for this portion of
Richard Road. In 2001, an application for 23 Richard Road (located directly across
from the subject property) was made with the same portion of Richard Road under
review within this application being determined to be of adequate grade and
construction after completion of proposed improvements. Again in 2003, in conjunction
with an application for 25 Richard Road, the Board made a determination of adequate
grade and construction after the completion of a 2-inch overlay of pavement suggested
by the Lexington Engineering Department was done.
The current condition of the subject portion of Richard Road remains in good repair
since these improvements and exceeds the requirements of §175-7.2. The existing 24±
feet of available traveled way exceeds the minimum 2 travel lanes of 1 0-feet in width at
a grade of 6± percent, also less than the maximum allowable of 8%. While there are no
sidewalks on the subject portion of Richard Road, their exemption is characteristic of
the entire neighborhood. Richard Road currently provides suitable access for
emergency vehicles and delivery of town services.
The Board of Selectmen Policy, "Complete Streets," approved on March 7, 2016, refers
to examples of complete street features provided by Mass DOT in, "Figure 1: Examples
of Complete Streets." Richard Road currently contains all traffic and safety features that
are applicable to a residential street from the Mass DOT example. Adequate street
lighting is already provided at every other utility pole. There is a sufficiently large corner
radius at the intersection with Follen Road, an accepted street, as well as similar
curbing conditions to the accepted road.
Due to the outlined reasons above, we respectfully request the Board make a
determination that the subject portion of Richard Road, from its intersection with Follen
Road through the 22 Richard Road frontage is of adequate grade and construction with
no improvements necessary for the applicant to pursue a building permit for their
intentions to 22 Richard Road.
Attachment A includes pictures of the current road conditions, as of June 9, 2017. We
look forward to discussing the application with the Board. Please feel free to contact my
office should you have any questions or need further documentation.
2 GOLDSMITH, PREST & RINGWALL, INC
Figure 1: Richard Road looking to intersection with Follen Road
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GOLDSMITH, PRIEST&
Figure 2: Richard Road looking to the existing 22 Richard Road driveway
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Lexington Planning Office
a
Y Summary and Staff Recommendation
To: The Planning Board TOWN OF LEXINGTON PLANNING OFFICE
1625 MASSACHUSETTS AVENUE
From: Aaron Henry, Planning Director LEXINGTON, MASSACHUSETTS 02420
CC: Paul Sramowicz 781- 698 -4560
PLANNING@LEXINGTONMA.GOV
Date: October 20, 2017 WWW.LEXINGTONMA.GOV /PLANNING
Re: Unaccepted Street Determination — Lot 31 -42, 22 Richard Road
Applicable By- Law /Regulation: 176 -7.0 Unaccepted Streets Standards
Application Date: October 04, 2017
Action Deadline Date: November 18, 2017 (45 Days)
Explanation /Summary:
The Planning Board's adequacy determination is required in order for the applicant to construct a single -
family home on a buildable lot located at 22 Richard Road.
The existing road consists of asphalt and is in relatively good condition. Much of this portion of Richard
Road was improved by two street determinations that occurred in the early to mid 2000s. The applicant
is requesting a waiver from making any improvements. The Planning Office, however, is recommending
the following improvements.
Recommended improvements from the Planning and Engineering Offices are:
1. Any damage caused to the roadway during construction or cuts into Richard Road necessary
for utility connections must be repaired to standards acceptable to the Town's Engineering
Office;
2. Seal any cracks along the road and around any catch basins from the far side of the lot in
question to Follen Road;
3. Clean two catch basins to the south of the parcel, north of Follen Road;
4. Sawcut and repatch the existing asphalt patch in front of 25 Richard Road with 2.5" of
binder and 1.5" of topcoat per the specifications of the Town's Engineering Office;
5. Sawcut and patch the hole (due to utility trenching) in front of 23 Richard Road with 2.5" of
binder and 1.5" of topcoat per the specifications of the Town's Engineering Office;
6. Physically disconnect, or create a break in, the driveway at the property line, outside of the
right of way, to direct any stormwater flow from the driveway back on to the property at 22
Richard Road and prevent stormwater flow from the driveway at 22 Richard Road from
entering the municipal stormwater system.
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
General Update (as needed)
PRESENTER: ITEM
NUMBER:
Aaron Henry
SUMMARY:
This is a standing agenda item and is updated for each meeting.
SUGGESTED MOTION:
No action on part of the Board is required for this item.
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
Comprehensive Plan Update
PRESENTER: ITEM
NUMBER:
Aaron Henry
SUMMARY:
This is a standing item to allow Staff to update the Board on the status of the Comprehensive Plan and related
initiatives.
SUGGESTED MOTION:
There is no Board action required for this item.
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
Anticipated Meetings
PRESENTER: ITEM
NUMBER:
Aaron Henry
SUMMARY:
This recurring agenda item is to inform the Board and public of the proposed meeting schedule. The
anticipated meetings dates are:
• November 15
• November 29
• December 13
SUGGESTED MOTION:
There is no need for the Board to act on this item.
FOLLOW-UP:
Should Board members have any known conflicts with any of the proposed dates or wish to request an item
be placed on a meeting agenda, please follow up with staff.
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
ATM 2018 Discussion
PRESENTER: ITEM
NUMBER:
SUMMARY:
To update the Board on the work needed for the 2018 Annual Town Meeting. At the moment the Planning
Office is aware of the following potential articles requiring the Board's involvement:
• Turning Mill NCD (General Bylaw)
• Pierce - Lockwood NCD (General Bylaw)
• Demolition Delay (General Bylaw)
• Government -Civic Use District (Zoning Bylaw)
Wright Farm, Burlington St, Pelham Rd.
There is also a potential for two zoning amendment requests from property owners:
• Amendments to C S District Uses
• Conversion of property in RO to PD for Senior Housing Development
Of course, there is always the possibility of a Citizen's Petition, but the lead time of these requests is usually
much shorter than the others. The deadline for Citizen Petitions is usually the last Friday of the calendar year.
SUGGESTED MOTION:
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
Street Naming
PRESENTER: ITEM
NUMBER:
SUMMARY:
The Board requested this agenda item to discuss the name of the internal drive in a recently approved Public
Benefit Development.
SUGGESTED MOTION:
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
Board Member Reports
PRESENTER: ITEM
NUMBER:
SUMMARY:
This is a standing agenda item to provide an opportunity for Board members to share with colleagues and the
public any relevant updates regarding the work of the many Boards and Committees the Planning Board has a
relationship with.
SUGGESTED MOTION:
Generally, the Board does not need to take any action on this agenda item.
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
AGENDA ITEM SUMMARY
LEXINGTON PLANNING BOARD
AGENDA ITEM TITLE:
Minute Review & Approval
PRESENTER:
SUMMARY:
This agenda item is a regular item to review and approve the minutes of prior meetings
are attached for review and approval:
. 4 -11 -16
. 4 -13 -16
4 -20 -16
. 8 -30 -17
9 -27 -17
. 10 -4 -17
SUGGESTED MOTION:
ITEM
NUMBER:
The following minutes
It is recommended that the Board approve the minutes with any of the edits that may be suggested.
FOLLOW-UP:
DATE AND APPROXIMATE TIME ON AGENDA:
11/1/2017
ATTACHMENTS:
Description
D PB Min utes 8.3(1 -17
Type
Ik ckup Material
D PB Minutes 9 -27 -17 Backup Material
D PBMinutes 1(k -4-17
Ekackup Material
D PB Min ute s 04-11-16
CA)Ver Memo
D PB Min ute s 04-13-16
CA)Ver Memo
D PB Min ute s 04- 2(1-16
CA)Ver Memo
PLANNING BOARD MINUTES
MEETING OF AUGUST 30, 2017
A meeting of the Lexington Planning Board, held in Selectmen's Meeting Room was called to
order at 7:00 p.m. by Chair, Richard Canale with members Charles Hornig, Ginna Johnson, and
Bob Creech, and planning staff Aaron Henry and David Kucharsky were present. Nancy
Corcoran- Ronchetti was absent.
* * * * * * * * * * * * * * * * * * * * * * * * * * * * ** *STAFF REPORTS* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
General Updates:
Mr. Henry noted the discussion of street names for the approved Cedar Street Conventional
Subdivision has been scheduled to occur on September 13t' at the request of the developer.
Planning Office received sketch plans for a site sensitive on Mass Avenue. Staff are currently
reviewing the submission and the applicant will come before the Board on October 4t' . A street
determination for 10 Rangeway is also scheduled for the fourth.
Mr. Henry explained that the Board of Selectmen are planning on proposing a general bylaw to
the Special Fall Town Meeting that will prohibit recreational marijuana. If that article does not
pass then the Planning Board will propose a moratorium on recreational marijuana. If prohibition
passes then the moratorium will be indefinitely postponed. Mr. Canale noted the prohibition
requires a majority vote while the moratorium requires 2/3 vote. Mr. Hornig disagreed with the
approach suggesting the zoning bylaw replicate what the current medical marijuana bylaw states.
Mr. Henry asked two Board members to participate in a meeting about commercial properties
near the intersection of Marrett & Spring. Mr. Hornig and Mr. Creech volunteered.
The name of the new hire will be announced during the next meeting. Staff still need to go
through Human Resources to formalize the offer.
Mr. Kucharsky noted the Town's statutory speed has been lowered from 30MPH to 25MPH and
will be effective this Friday. An education campaign has been developed working with the Police
Department.
Comprehensive Plan Update:
Mr. Henry provided a status update on the Comprehensive plan and the creation of the
Comprehensive Plan Advisory Committee. Staff are looking through a list of candidates now.
* * * * * * * * * * * * ** *UPCOMING MEETINGS, EVENTS & ANNOUNCEMENTS * * * * * * * * * * * **
Page 2 Minutes for the Meeting of August 30, 2017
Anticipated Meetines:
Staff reviewed the upcoming meeting dates which included meeting prior to Special Town
Meeting.
* * * * * * * * * * * * * * * * * * ** *DEVELOPMENT ADMINISTRATION * * * * * * * * * * * * * * * * * * * * * * **
Updates on Potential NCDs:
Diane Pursley (21 Turning Mill Rd), chair of the Turning Mill Neighborhood Conservation
District (NCD) Study Committee, gave a presentation outlining the activities of the study
committee including their anticipated timeline for submission to Spring Town Meeting. After
the presentation Board members provided their feedback which included language edits to the
draft bylaw as well as guidance with the overall schedule moving forward. Mr. Canale indicated
that 2 joint meetings with the Historical Commission will need to be coordinated. Mr. Henry for
opportunity to review the revised bylaw before it is sent to Town Counsel.
Beth Zonis (4 Gould Rd) — voiced appreciation to the Board for reviewing the documents and
ensuring it is as inclusive as possible to make residents feel comfortable about opting into this.
She asked if it were possible to include photos of the homes and the types of tree species
recommended for screening and asked if that is something that can be placed in the bylaw.
Mr. Canale noted the committee is putting together a report which documents the district and
should include photos of the neighborhood. The purpose of the bylaw is to explain how the NCD
regulations will be executed.
Mr. Hornig asked about the status of the Byron - Lockwood NCD and when would the Board have
an opportunity to meet with them. Mr. Canale noted they have a draft report. Their area is
smaller than Turning Mill and are seeking less regulations. Many of the properties in that NCD
are also in the Historic District. That study committee hope to have their hearing soon.
Amend Subdivision & Zoning Regulations:
The public hearing has been closed. Staff reviewed amendments to the regulations based on
Board member feedback. Mr. Hornig moved to adopt the changes to the Subdivision and Zoning
Regulations, Mr. Creech 2nd . The Board voted 4 -0 to adopt. Ms. Corcoran- Ronchetti was absent.
* * * * * * * * * * * * * * * * * * * * * * ** *BOARD ADMINISTRATION * * * * * * * * * * * * * * * * * * * * * * * * * * **
Board Member reports:
Minutes for the Meeting of August 30, 2017 Page 3
Mr. Canale indicated the Metropolitan Area Planning Council (MAPC) organized a site visit to a
senior housing facility in Carlisle which included affordable units. Perhaps this is something
Lexington should consider looking into.
Mr. Canale noted the Planning Board recently met with the Board of Selectmen to discuss a
potential work plan for Spring Town Meeting related to economic development. The Selectmen
identified two members to participate and our Board will do the same. Mr. Canale asked if this
effort should be considered part of Comprehensive Plan or something else.
Mr. Hornig stated that he does not see this as part of Comprehensive Plan but a continuation of
the work that has been occurring over the last several years. Where it is feasible we should
coordinate the data gathering to inform both efforts.
Ms. Johnson asked if we do proceed with this effort should we postpone moving forward with the
Comprehensive Plan. Do we have enough staff to do both of these initiatives? If an article is
brought to Town Meeting, they will want as much data as possible to make an informed decision.
Mr. Creech noted that the Board of Selectmen are intent on looking at ways to bring additional
revenue into the Town.
Some members agreed that moving forward we should understand how much of an effort this will
entail while considering the Comprehensive Plan schedule as well as other statutory
responsibilities.
Mr. Canale proposed Mr. Hornig and Ms. Johnson represent the Board on this effort. Both
members agreed.
Minutes Review and Approval:
On a motion of Mr. Hornig, seconded by Ms. Johnson, it was voted 4 -0 (Ms. Corcoran- Ronchetti
was absent) to approve the minutes of July 12t' and July 26t'', 2017.
The minutes of August 16t' still need additional edits before approval.
On a motion, duly made and seconded, it was voted to adjourn the meeting at 9:00 p.m.
The meeting was recorded by LexMedia.
Bob Creech, Clerk
PLANNING BOARD MINUTES
MEETING OF SEPTEMBER 27, 2017
A meeting of the Lexington Planning Board, held in Selectmen's Meeting Room was called to
order at 7:00 p.m. by Chair, Richard Canale with members Charles Hornig, Ginna Johnson,
Nancy Corcoran- Ronchetti and Bob Creech, and planning staff Aaron Henry and David
Kucharsky present.
* * * * * * * * * * * * * * * * * * * * * * * * * * * * ** *STAFF REPORTS* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
General Updates:
Mr. Henry reported that the developer of 443 Lincoln St had received a letter from Eversource
giving approval to use the land under the existing power lines for the purpose of constructing a
roadway to access potential development on the property. Developer currently has a conventional
sketch plan as well as a cluster development option. Board should expect to see this over the next
few months.
Mr. Henry noted that the new hire did not work out and staff are determining how to move
forward with a new search.
Mr. Kucharsky indicated that a public meeting for the Mass Avenue /Worthen Rd intersection will
be taking place on October 3' (7PM) in Estabrook Hall. Mr. Kucharsky will also be attending
the transportation conference Moving Together tomorrow in Boston.
Comprehensive Plan Update:
Carol Kowalski, Assistant Town Manager for Land Use Development, provided the Board with
an outline for the formation of the Comprehensive Plan Committee.
* * * * * * * * * * * * ** *UPCOMING MEETINGS, EVENTS & ANNOUNCEMENTS * * * * * * * * * * * **
Anticipated Meetings:
Planning Board will be meeting next Wednesday, October 4t' as well as prior to Special Town
Meeting. It has not been determined yet if the Board will meet on both October 16th and 18th or
just one night.
* * * * * * * * * * * * * * * * * * ** *DEVELOPMENT ADMINISTRATION * * * * * * * * * * * * * * * * * * * * * * **
Cedar Street Subdivision — proposed street names:
Planning Board continued discussions regarding naming of subdivision roads. Ben Finnegan, the
applicant was joined by Fred Gilgun, attorney and Ms. Staecker the property owner. Applicant
Page 2 Minutes for the Meeting of September 27, 2017
requested that the two street names serving this development be named Winding Road (outer
road) and Penny Lane (inner road). A survey was conducted by the applicant which showed
support for Abbey Road and Penny Lane. However, Abbey Road was removed by public safety
over concerns it sounded too similar to the existing Abbott Rd. On a motion of Ms. Corcoran -
Ronchetti, seconded by Mr. Hornig, it was voted, 5 -0 for Winding Road for outer road and Penny
Lane for inner road.
* * * * * * * * * * * * * * * * * * * * * * ** *SPECIAL TOWN MEETING * * * * * * * * * * * * * * * * * * * * * * * * * * * **
PUBLIC HEARING
45 -65 Hayden Avenue, Planned Development District:
The continued hearing was opened at approximately 7:15 p.m., with approximately five people in
the audience. Present from the applicant team was Mr. Thomas Ragno, principal and CEO of
King Street Properties, Mr. Robert Albro, King Street's Managing Director, Doug Hartnett of
Highpoint Engineering, Christian Lemon and Brooke Whiting Cash of Lemon Brooke LLC, the
landscape architects, and Robert Michaud of MDM Transportation Consultants.
The applicant refined their PSDUP submission based on feedback received during the September
13 Planning Board meeting. The project team reviewed the updates made to the submission,
which included identifying maximum dimensions and parking spaces, an update on the traffic
analysis, landscaping plans, and provided an update on the status of the MOU.
There was discussion between the Board and the applicant on the specifics of what Zoning
Regulations would govern the review of the site plan, if Town Meeting approves the project.
There was also further conversation about the details on the public access and parking for the
trailhead to Hayden Woods.
It is expected that the applicant will file a formal amendment to its PSDUP application by
September 29, in order to allow the Planning Board to see all the comments that have been
discussed throughout the hearing, including the MOU for its meeting of October 4, at which time
the Board is expected to take a position on this article. On a motion of Ms. Corcoran- Ronchetti,
seconded by Mr. Hornig, it was voted 5 -0 to close the public hearing.
Board discussed providing some guidance to staff regarding content of the Board's report on this
article. On a motion of Mr. Hornig, seconded by Ms. Corcoran- Ronchetti, it was voted 4 -0 (Mr.
Canale abstained) that the Planning Board recommend to Town Meeting, with such conditions as
discussed, to approve the motion under Article 2.
Recreational Mariivana, Proposed Zonine Bylaw
Chair, Mr. Canale, opened the public hearing at 8:30 p.m. with 1 person in the audience.
Minutes for the Meeting of September 27, 2017 Page 3
Mr. Henry explained to the Board that the recent legislation passed by the State Legislature
allows municipalities, who voted against last year's referendum, the opportunity to pass a bylaw
which will prohibit recreational marijuana establishments. If the bylaw, which requires a
majority vote, passes then the proposed zoning bylaw which seeks to establish a moratorium will
be indefinitely postponed. If the general bylaw does not pass then the moratorium will be
brought forward for vote (requires 2/3 majority). If passed the moratorium would be in effect
until December 31, 2018. Mr. Hornig did not feel moratorium was necessary as there is
adequate time to address in the Spring Town Meeting of 2018. On a motion of Mr. Hornig,
seconded by Ms. Corcoran- Ronchetti, it was voted 5 -0 to close the public hearing. On a motion
of Ms. Corcoran- Ronchetti, seconded by Mr. Creech, it was voted 4 -1 (Mr. Hornig voted against)
to recommend to Town Meeting passage of the moratorium if the general bylaw is not passed and
indefinitely postpone the moratorium if the general bylaw is passed. It was agreed that the board's
report to Town Meeting would be given verbally.
* * * * * * * * * * * * * * * * * * * * * * ** *BOARD ADMINISTRATION * * * * * * * * * * * * * * * * * * * * * * * * * * **
Board Member reports:
Planning Board met with Board of Selectmen recently to discuss 2020 survey. Findings were
interesting and awaiting receipt of a link to view all the results of the survey.
Mr. Canale recently had a phone conversation with other members of the MAGIC subregion and
CTPS staff regarding transportation planning. Looking to schedule a workshop in the near future
on this subject.
Lexington is on the ballot for the MPO to serve a three year term. Should know in next few
weeks if any other communities are on the ballot.
Minutes Review and Approval:
On a motion of Mr. Hornig, seconded by Ms. Corcoran- Ronchetti, it was voted 5 -0 to approve the
minutes of August 16th 2017.
The minutes of August 30t' and September 13t' still need additional edits before approval.
On a motion, duly made and seconded, it was voted to adjourn the meeting at 8:48 p.m.
The meeting was recorded by LexMedia.
Bob Creech, Clerk
PLANNING BOARD MINUTES
MEETING OF OCTOBER 4, 2017
A meeting of the Lexington Planning Board, held in Selectmen's Meeting Room was called to
order at 7:01 p.m. by Chair, Richard Canale with members Charles Hornig, Nancy Corcoran -
Ronchetti and Bob Creech. Planning staff Aaron Henry and David Kucharsky were also present.
Ginna Johnson was not present.
* * * * * * * * * * * * * * * * * * * * * * * * * * * * ** *STAFF REPORTS* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
General Updates:
Mr. Henry noted that a street determination application for 22 Richard Rd had been submitted and
will be coming before the Board on November 1st. A legal notice will soon be posted for a Site
Sensitive Special Permit at 497 Concord Ave.
Mr. Henry indicated that the candidate staff had hoped to hire did not work out but that David
Fields would be returning on Tuesday, October 10'.
Mr. Kucharsky notified the Board that a Transportation Safety Group meeting is scheduled for
Thursday, October 12' 9 a.m. in Selectmen Meeting Room.
Comprehensive Plan Update:
No updates
* * * * * * * * * * * * ** *UPCOMING MEETINGS, EVENTS & ANNOUNCEMENTS * * * * * * * * * * * **
Anticipated Meetings:
Mr. Canale noted that the November 1st meeting will be a joint meeting with the Historic
Commission to discuss the status of the Pierce - Lockwood NCD. The Pierce - Lockwood chair
asked if the group could meet with the Board on October 18' prior to the November 1st meeting.
Mr. Henry indicated there may not be enough time but we can clarify how much time they are
looking for as well as determine if they will be ready for spring Town Meeting. If they are not
going in the spring the meeting could be pushed out further.
The TMMA info session is scheduled for October 10'. King Street properties will be there, as
well as Mr. Canale on behalf of the Board to answer any questions.
* * * * * * * * * * * * * * * * * * * * * * * * ** *SPECIAL TOWN MEETING * * * * * * * * * * * * * * * * * * * * * * * * * **
Mr. Hornig made the motion to reconsider last week's vote on Article 2 for Special Town
Meeting. As there were no objections, Mr. Hornig moved to recommend approval of the motion
Page 2 Minutes for the Meeting of October 4, 2017
under Article 2. Ms. Corcoran - Ronchetti seconded. The Board voted 4 -0 in favor of
recommending the motion noting Ms. Johnson's absence. Mr. Canale asked that a note be made
in the report that Ms. Johnson had voted in favor of the project during the August 27' Planning
Board meeting.
Board proceeded with discussion of comments submitted by Mr. Canale and Mr. Hornig. Upon
completing the discussion Mr. Hornig moved to approve the report as amended subject to the
chairs final review, Ms. Corcoran - Ronchetti seconded. Board voted 4 -0 to approve with Ms.
Johnson absent. Staff will finalize the report and after chair reviews it will be posted to the Town
Meeting listserv.
* * * * * * * * * * * * * * * * * * ** *DEVELOPMENT ADMINISTRATION * * * * * * * * * * * * * * * * * * * * * * **
10 Rangeway Street Determination — Applicant is seeking a waiver given prior roadway
improvements agreed upon by the developer of 7 Rangeway (now 38 James St). In the event 10
Rangeway is built before the completion of 38 James then the applicant would be required to
make the improvements identified in the decision prior to receipt of a Certificate of Occupancy.
Mr. Henry noted 10 Rangeway, which is a vacant lot, had a variance from 1962 which was
recently re- affirmed by the ZBA. Mr. Hornig requested a copy of the variance. Mr. Hornig
moved to determine that 10 Rangeway is not of adequate grade or construction but will be when
improvements, detailed in the staff memo, are made. Ms. Corcoran - Ronchetti seconded. Board
voted 4 -0 with Ms. Johnson absent.
1106 Mass Ave Site Sensitive Sketch Plan — Mr. Canale provided an overview of the zoning
process to the audience. Site sensitive developments take into consideration the surrounding
environment and land uses. This is the first opportunity the Board has to learn about the site,
what is being proposed, and provide input as well as give some guidance as to what they would
like to see. In this particular case the applicant is proposing to maintain the existing home and
construct two additional homes.
Mike Cappuccitti of Meridian Associates gave the presentation to the Board. He was joined by
Todd Cataldo, the applicant, Richard Waitt, principal at Meridian, and Jacqueline Trainer
landscape architect at Meridian.
The property is approximately 1.5 acres with an existing historic home located in the RS zoning
district. Part of the property is located within the Historic Overlay District.
Minutes for the Meeting of October 4, 2017 Page 3
Mr. Canale noted the home is considered a "witness" house (was in existence on 1775) and asked
the applicant to speak to how the home has been modified. Mr. Cataldo stated that town record
indicated the home was constructed in 1760 and it still has a lot of the original detail.
Mr. Canale asked that future plan submittals should include the historic district boundaries. He
also noted that it would be helpful to have the history of the fountain located on the property as
well as the existing stone walls.
Mr. Hornig asked what the structure in rear of the property was used for. Mr. Cataldo said it was
used as a tennis court.
Mr. Creech asked for the square footage of lots 2 & 3. Mr. Cappuccitti stated lot 2 is 15,790sq ft
and lot 3 is 15,500. Mr. Creech asked is there a maximum retaining wall height restriction. Mr.
Henry noted that a retaining wall of 4 feet or higher requires a building permit but there are no
prohibitions regulating their height.
Board member asked that future submittals include the building footprint of neighboring houses
as well as location of existing pool to help with orientation.
Board member asked applicant to document the trees on site and include them on the plans. It
was noted there is a number of invasive species on the site.
It was noted that Massachusetts Avenue is currently being constructed under a state funded
project. Applicant indicated they spoke with Engineering regarding utility connections and the
need for any future curb cut work. Any work should be coordinated with ongoing road
construction.
Applicant recently met on site with Ms. Johnson who provided written comments. Mr. Canale
read the comments noting agreement
David Handlin 3 Plainfield St — Mr. Handlin provided history of site since he had moved to his
home. Suggested more traffic will be generated by this project and asked about the next steps.
Mr. Canale noted that the Board will provide feedback to the applicant which they can consider
as they further develop the project. The HDC will also provide their input and the Board will
work with staff to coordinate review efforts.
Applicant noted that once approval of the sketch from the Board was received he would proceed
with working with HDC.
Board members did express some concerns with the proximity of the proposed homes to the
surrounding properties.
Mr. Handlin noted that the prior owner of the property indicated the stone walls had been heavily
used by Native Americans. Asked if a survey of all significant trees could be provided during the
next hearing including a calculation of what trees remain and would be removed. Asked for a
Page 4 Minutes for the Meeting of October 4, 2017
finish floor elevation including his own property to determine how high the proposed new homes
would be in relation to his home. Asked to see a vegetated barrier as large as possible as well as
allow his landscape architect the right to review and approve plans.
Mr. Canale noted that the applicant is proposing to preserve the historic home but he could
demolish the house and put in a new road by -right based on the submitted proof plan. Board
would prefer a site sensitive which preserves existing home and places new homes in a way that
is sensitive to the site. The site sensitive is a special permit which can only be granted if 4
members agree the proposal meets the zoning. The special permit also affords the Board an
opportunity to include certain conditions that the applicant agrees to.
Martha Lucas 3 Tower Rd — Requested that building footprints of adjacent homes be included on
the plans.
Board members encouraged the applicant to have an informal discussion with the Historic
Districts Commission (HDC) before coming back with further design plans.
* * * * * * * * * * * * * * * * * * * * * * ** *BOARD ADMINISTRATION * * * * * * * * * * * * * * * * * * * * * * * * * * **
Board Member reports:
Mr. Canale noted the Battle Road Scenic Byway Committee met last week to discuss submitting a
CPA request for a wayfinding signage plan. Need to determine how to assess each of the four
Towns involved in this effort. Federal parks service representative was at the meeting and
indicating the intent to take a more active role in the committee.
Discussed a proposal to build a Doppler radar tower on the Hanscom property has been
abandoned. Tower would have been extremely high and loom over the park.
Mr. Hornig noted he would be attending a Community Preservation Committee meeting
tomorrow on two last minute requests for funding. The first is additional funding related to
construct affordable housing units on Lowell St adjacent to LexFarm. There is also a request for
an unknown amount to purchase the property at 44 Adams St adjacent to Town Conservation land
across the street from the Fiske School. Board felt the Town has other expenses and this may not
be the best use of town funds.
Mr. Canale noted elections for the Boston MPO are coming up. Lexington's tem ends next month
and we have submitted our application to be a candidate. Next MPO meeting will take place
tomorrow at 10 p.m. in the Bedford Town Hall.
On a motion, duly made and seconded, it was voted to adjourn the meeting at 9:00 p.m.
The meeting was recorded by LexMedia.
Bob Creech, Clerk
PLANNING BOARD MINUTES
MEETING OF APRIL 11, 2016
A meeting of the Lexington Planning Board, held in the Parker Room was called to order 5:35 p.m.
by Chair Nancy Corcoran- Ronchetti, with members Charles Hornig, Tim Dunn, Richard Canale,
and Ginna Johnson in attendance. The meeting was staffed by the Planning Director, Aaron Henry,
and the Assistant Planning Director, David Kucharsky.
STAFF REPORTS
The Board of Selectmen asked the Planning Board to attend its April 13"' meeting to discuss the
status of Brookhaven's Memorandum of Understanding (MOU).
Planning is tracking all initiatives and will be prepared to discuss Article I O(G) and the Two - Family
article.
* * * ** UPCOMING MEETINGS & ANTICIPATED SCHEDULE * * * **
The Board's next meeting is Wednesday (April 13, 2016). The Board will need to complete work
on Articles 42 and 44.
Anticipated work for the Board's meeting on April 20t'', includes finalizing the Town Meeting
reports and focus on Development Administration, notably finalizing the Lincoln Street Special
Permit decision. Staff expects that two Street determinations will be submitted by then.
April 25t' the Board is set to meet before Town Meeting at 5:30. There are no Board - related Town
Meeting articles that night, although convening at 6 PM may be necessary to discuss the
Brookhaven article.
* * * * ** 2016 ANNUAL TOWN MEETING — PREPARATIONS * * * * **
ARTICLE 45, BROOKHAVEN:
It is evident that the developer understood the Town's position regarding their tax- exempt status
and indicated that the loss of tax status is a non - starter. The developer is considering postponing
the article. The Board of Selectmen meeting on April 13 may clarify the next steps.
Ms. Johnson feels uncomfortable voting on the PSDUP without seeing the MOU, which will
discuss the issue. A second matter is the affordable housing component. Other concerns include
transportation, noise, and the on -site trails and paths.
Page 2 Minutes for the Meeting of April 11, 2016
The treatment of the proposed (second) entrance was discussed at some length. Police and Fire are
satisfied with access being left open and the Engineering Office had, in its review of an earlier
iteration of the plan, required an adjustment to its location based on a site line analysis. Mr. Canale
has a problem with it being a two -way and feels it should only be used as emergency access. Ms.
Johnson agreed. The proposed signage will indicate emergency access only, but there is no physical
impediment proposed. There is nothing in writing, as this point was discussed at an earlier meeting
of the staff -led Development Review Team and incorporated into the plans. The Board's draft
Report on the article will be revised to reflect that signage will be placed on the road and the plans
updated to reflect this conversation.
Given the current schedule, the Board's report on the zoning elements of the proposal must be
finalized by Wednesday (4/13/16). The Planning Board discussed the current draft of the report
and provided comments, including more on the history of the land itself as well as the zoning. Staff
welcomed the Board to submit additional comments up to Wednesday.
ARTICLE 43, BANKING AND REAL ESTATE SERVICES IN THE CB DISTRICT:
There is substantial agreement among the Planning Board, the Board of Selectmen, and the Center
Committee. There was concern that work on an amendment from the Town Meeting floor was
underway, but as of today no amendments have been proposed to the Moderator.
OTHER ITEMS
The Planning Board support for Article 10, parts G, H, J, L, P, and Q is unanimous. Part G
authorizes the Town to pursue the construction easements necessary to build the signals and related
street work. A no vote on this part of the article would effectively end the project. Mr. Canale will
speak to Article 10, part G, on behalf of the Board.
It was determined that a report discussing the Board's rationale for requesting the postponement of
Article 42, Two - Family Homes, should be provided to Town Meeting. Ms. Johnson would like to
have more time to conduct a more detailed analysis, and ideally hold additional workshops to get
specific feedback from the public. Mr. Canale voiced concerned with the current political climate.
Staff will craft a statement on this article for a board member to read at Town Meeting.
The Board requested that the report on Article 44, Planned Development Districts, be recirculated.
The conversation started looking forward into the next fiscal year (2017): Ms. Johnson expressed
interest in putting together a committee to look at attainable housing. Mr. Hornig would like to
focus on commercial initiatives. Completion of the Development Regulations is critical. The Board
Minutes for the Meeting of April 11, 2016
Page 3
of Selectmen have asked staff to look at Town wide parking revisions. Mr. Henry would like to
have a workshop in the fall and perhaps one in December before the warrant closes on the 2017
ATM.
ADJOURNMENT
At 7:15 PM, on a motion duly made and seconded, the Board unanimously voted to adjourn.
The meeting was recorded by LexMedia.
Ginna Johnson, Clerk
PLANNING BOARD MINUTES
MEETING OF APRIL 13, 2016
A meeting of the Lexington Planning Board, held in the Parker Room was called to order 6:03 p.m.
by Chair Nancy Corcoran- Ronchetti, with members Charles Hornig, Tim Dunn, Richard Canale,
and Ginna Johnson and planning staff Aaron Henry present.
* * * * ** 2016 ANNUAL TOWN MEETING — PREPARATIONS
ARTICLE 42, TWO - FAMILY HOMES
The Board was provided a copy of Ms. Johnson's comments on the postponement of the Article.
Only Mr. Hornig suggested edits to it.
ARTICLE 44, PLANNED DEVELOPMENT DISTRICT
Staff's draft statement on Article 44 was included in the packet and comments received from Ms.
Johnson.
RECESS
The Board recessed, at 6:12 PM, to join the Selectmen's discussion of Article 45, Brookhaven's
proposed addition, regarding the status of the Memorandum of Understanding, covering the
elements of the proposal that do not pertain to zoning.
The Board resumed its meeting at approximately 6:40 PM.
* * * ** UPCOMING MEETINGS & ANTICIPATED SCHEDULE * * * **
The Board discussed the potential changes to the Street Determination applicability section for its
meeting of Monday, April 20.
* * * * ** 2016 ANNUAL TOWN MEETING — PREPARATIONS * * * * **
ARTICLE 44, PLANNED DEVELOPMENT DISTRICT, CONTINUED
The Board revised several aspects of the proposed report and the related presentation.
Mr. Hornig moved that the Board recommend the adoption of the Article to Town Meeting, which
was seconded by Mr. Dunn. The motion carried unanimously.
Mr. Hornig then moved that the Board adopt the report (as revised by the conversation). The
motion was seconded by Ms. Johnson, and unanimously approved by the Board.
Page 2
ARTICLE 45, BROOKHAVEN, REVISITED
Minutes for the Meeting of April 13, 2016
The Board discussed a few of the items brought up with the Selectmen. The conversation centered
on the methodology used to develop the affordable housing mitigation payment, how this works
with the value imparted on the site by the Town if the rezoning is adopted, and the nature and
purpose of Brookhaven's charitable mission. Given the unique sense of circumstances surrounding
the application, the Board expects another substantive update to come forward before the date
certain expected for this Article.
ADJOURNMENT
At 7:30 PM, on a motion duly made and seconded, the Board unanimously voted to adjourn.
The meeting was recorded by LexMedia.
Ginna Johnson, Clerk
PLANNING BOARD MINUTES
MEETING OF APRIL 20, 2016
A meeting of the Lexington Planning Board, held in the Selectmen's Meeting Room was called to
order at 7:02 PM by Chair Nancy Corcoran- Ronchetti, with members Charles Hornig, Tim Dunn,
Richard Canale, and Ginna Johnson present. The Board was assisted by Planning Office staff
Aaron Henry and Lori Kaufman.
* * ** UPCOMING MEETINGS & ANTICIPATED SCHEDULE * * **
The Board of Selectmen (BOS) are negotiating an agreement with the Montessori School regarding
access to land currently owned by the Belmont Country Club before deciding whether or not to
invoke its right of first refusal.
Brookhaven has requested to go to Town Meeting on May 9th when there will be a meeting at
6:00 PM prior to Town Meeting. The Board may be asked to meet with the Selectmen April 25,
before Town Meeting. The next regular Planning Board meeting will be on May 4
DEVELOPMENT ADMINISTRATION
435 -439 LINCOLN STREET BALANCED HOUSING DEVELOPMENT:
Staff provided a draft decision based on conversations after the closing of the public hearing.
Additional comments were received at the table that cannot be shared at the current time as the
public hearing was closed.
Board Comments:
Comments were submitted by Mr. Hornig, which were discussed and can be found in the Planning
Office documents distributed for this meeting.
Special conditions should be explicit regarding Mill Street being restored. Mr. Henry said that the
Conservation Office did not cover anything regarding Mill Street and the applicant will need to
come back to Planning if Conservation does not approve the restoration of Mill Street.
The existing stonewalls should be refurbished where needed.
A special condition about the limit of the height to substantially conform to what the plan shows
was discussed, as was a condition that no construction vehicles may park on Lincoln Street without
staff permission.
On a motion duly made and seconded, it was voted, 5 -0, to approve the special permit for 435 -439
Lincoln Street with the conditions discussed tonight.
Page 2
Minutes for the Meeting of April 20, 2016
A letter was submitted and presented by Ms. Burger to the Board and can be found on file in the
Planning Office folder for this meeting.
30 TOWER ROAD, STREET DETERMINATION:
A performance guarantee was given by the applicant to allow for construction to begin. The
condition of the road is good shape but is constructed with gravel.
Audience Comments:
Abutters expressed concern that the new owner is being required to construct and pave part of the
road and wanted to request an upgrade of the condition of the way, but not have it paved. It was
explained that the main concern for private road is for emergency vehiclesand there is no
enforceable way to get the road improved beyond adequate standards except when a new home is
built, at which point the road may be improved..
Is there any recourse if the contractors ruin the road?
The Department of Public Works staff will be on site to oversee the job at the time of the
installation.
Board comments:
The house and framing will be up before the paving is completed and the paving job will be the
last thing completed.
Concern was raised about releasing the surety in its entirety.
On a motion, duly made and seconded, it was voted, 4 -0 -1 (Ms. Johnson abstained), that the road
is currently not of adequate grade and construction, but will be once the improvements discussed
tonight are completed.
Mr. Hornig left the meeting at this point.
PROPOSED AMENDMENT TO STREET DETERMINATION APPLICABILITY REQUIREMENTS:
As she lives on an unaccepted way, Ms. Johnson recused herself from the Board's conversation on
the trigger for Street Determinations.
Mr. Henry submitted a proposed draft by Mr. Dunn to Section 135- 2.4.2.4 of the zoning bylaw.
The Board discussed two changes:
• Delete the phrase a new dwelling replacing an existing dwelling; and
• Change the reference of Article 11 to Section 10.
Minutes for the Meeting of April 20, 2016
Page 3
On a motion duly made and seconded, it was voted, 3 -0, to adopt the amendment Section 135-
2.4.2.4 of the zoning bylaw with the above reference changes.
10 NORTON ROAD, STREET DETERMINATION:
Mr. Hornig returned to the meeting at 8:58 PM.
The Board requested that two infiltration catch basins be added at the end of Norton Road bordering
the property of Arlington's Great Meadow.On a motion, duly made and seconded, it was voted, 5-
0, that the road is currently not of adequate grade and construction, but will be with the
improvements discussed tonight.
* * * * ** 2016 ANNUAL TOWN MEETING — PREPARATIONS
ARTICLE 44, PLANNED DEVELOPMENT DISTRICT:
Staff recommended that a slight amendment be made to an effective date of June 1, 2016 in the
report and motion so it would not impact Brookhaven should it go forward May 9, 2016.
On a motion duly made and seconded, it was voted, 5 -0, to approve the change to the report and
motion for Article 44, Planned District Developments.
ARTICLE 45, BROOKHAVEN:
The Board discussed the idea of the Brookhaven payment in -lieu of affordable units.. The amount
seemed low to Board Members. The Board felt that the numbers are not realistic and should be
higher for future construction.
BOARD MEMBER REPORTS
Mr. Canale said the Battle Road Scenic Byway received a $5,000 grant.
Mr. Hornig reminded that Board about the MAGIC legislative breakfast in Bedford on April 29.
Ms. Johnson reported that the Residential Policy Committee will finalize their report soon.
MINUTES
Several sets of minutes are in the process of being reviewed by the Planning Director, and are not
yet ready for Board review.
ADJOURNMENT
On a motion duly made and seconded, it was voted, 5 -0, to adjourn at 10:10 p.m.
Page 4
The meeting was recorded by LexMedia.
Minutes for the Meeting of April 20, 2016
The following documents used at the meeting can be found on file with the Planning Department:
• Draft decision for 435 -439 Lincoln Street (4 pages).
• Lincoln Street comments by Mr. Hornig (1 page).
• Summary and Staff recommendation for 30 Tower Road (1 page).
• Proposed plot plan for 30 Tower Road (1 page).
• Summary and Staff recommendation for 10 Norton Road (1 page).
• Amendment to Street determination regulations (2 pages).
• Letter submitted regarding 435 -439 Lincoln Street (3 pages).
• Amended Report to Article 44 (3 pages).
• Total development cost for Brookhaven (1 page).
• Draft proposal for Section 135 -4.2.4 of the Zoning Bylaw by Mr. Dunn (2 pages).
• Open letter from residents in the Idylwilde area regarding the proposed Development
project at 435 -439 Lincoln Street (3 pages).
Ginna Johnson, Clerk