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HomeMy WebLinkAbout1985-09-231 D PLANNING BOARD MINUTES MINUTES OF SEPTEMBER 23, 1985 The meeting of the Lexington Planning Board, held in Room G-15, was called to order at 7:40 p.m. by the Chairman, Mrs. Smith, with members Flemings, Sorensen, Uhrig, Planning Director Bowyer, Assistant Planner Rawski and Secretary Peters present. Mr. Cripps was absent. 199. Approval of Minutes On the motion of Mrs. Flemings, seconded by Mr. Sorensen, it was voted unanimous- ly to accept, as written, the minutes of September 9, 1985. COMPREHENSIVE PLANNING, POLICIES 200. Housing Policy Re: BIDC, Katandin Woods: The Board reviewed the "Poll On BIDC Katandin Woods Comprehensive Permit Proposal", as a way to identify what would make the BIDC proposal acceptable to the Planning Board. Housing Needs Advisory Committee members Eleanor Klauminzer, Joel Adler, William Hays, William Spencer, Eric Clarke and Gail Colwell were present. The Board was in unanimous agreement that the proposal should be presented as an RD district to the Town Meeting. Mrs. Smith noted that the Selectmen were voting tonight on calling a Special Town Meeting this fall. The Board also agreed that the BIDC proposal must comply with the provisions of the Inclusionary Housing Policy. If the developer is permitted by the funding agency to have only 20%, instead of 25%, of the total number of units for sub- sidized housing, the Town should have the means to verify the income levels of those occupants. Mr. Spencer reported that the Housing Needs Advisory Committee had agreed, at their September 19, 1985 meeting, that the most appropriate use of the Cosgrove land was for multi -family housing. Mrs. Klauminzer urged the inclusion of more family oriented housing, with ground floor entrances, more three bedroom units and recreation areas geared for children. Mrs. Smith felt that any development was inappropriate until the traffic problems had been addressed and solutions implemented; the intersections in the area are now totally saturated. She noted that the addition of 140 units of housing would certainly have a negative impact. Mrs. Klauminzer noted the traffic would be less from a residential development than from a commercial development. Mr. Clarke said that workers living close to their jobs was desirable. Traffic aside, Mr. Sorensen thought that offices were the most appropriate use in that area. Mrs. Smith noted that as a "corner" lot between commercial and residential areas it could be oriented either way -- to Hartwell Ave. (commercial) or Wood St. (residential). Mrs. Flemings thought there were already too many office buildings in the area and preferred the site be used for multi- family housing. She felt there was a greater need for the housing, and it was difficult to locate elsewhere in town. Mrs. Smith urged as much negotion as possible before the application is filed with the Board of Appeals. Minutes, September 23, 1985 page 2 ARTICLES FOR 1986 TOWN MEETING 201. Choate-Symmes Retirement Community, Ricci property, Waltham Street: Choate-Symmes Life Care, Inc. represented by Fred C. Bailey, Tom Huebner, and architects Biff Longfield and Benjamin Burdsall presented their proposal to construct a life care retirement center on a 29.437 acre site on the east side of Waltham Street adjoining the Waltham city line. They will request rezoning to an RD district. Mr. Bailey said that the center would provide for the residential, personal and health care needs of the "over -65" at a single location, consisting of three functional elements, constructed in the architectural style of New England, and Lexington in particular. These elements are residential living units, health care facitities and community spaces. Mr. Bailey noted that their research had shown a shortage of this type of facility and a need for this type of care. Mr. Longfield presented the site plan and described the site factors influencing the design of the facility such as excessive slopes, tree cover, ponds and wet- lands. They have one access to Waltham Street and hope to have a second from the Waltham side of the development. Mr. Huebner said there were about five acres of wetland, and they would work closely with the Conservation Commission during their design process. BSC will do their traffic study. Mrs. Smith asked if they would be able to increase the Waltham Street access width to at least 50 feet. ' Mr. Huebner felt that they would be able to do this. There will be 250 living units, consisting of studio, one, two and a few three bedroom units. The health care component will consist of a 60 -bed nursing home. Mrs. Klauminzer asked for a break -down of the bedroom mix. Mr. Huebner did not have exact numbers. He thought there was a small number of studios, more one and two bedrooms, and a few three bedroom units. In answer to questions about the cost of living there, Mr. Huebner said there would be an endowment fee of between $100,000 and $200,000 refundable upon leav- ing or to the estate. Units would cost about $700 to $1400 per month, including nursing fees and meals. Mrs. Flemings addressed the issue of affordability. Mr. Huebner felt that the nursing service made the life care retirement community more costly than traditional housing such as condominiums and apartments, but that they would consider any suggestions. Mrs. Smith suggested they meet with the Housing Needs Advisory Committee. Mrs. Smith noted that the Town hopes to provide as many different housing options as possible to its inhabitants; and was pleased to recognize all the Lexington people involved in the proposal. She felt that the proposal was well thought out. 202. Middlesex Mall property, off Lowell Street, letter from Northland: The Board discussed a letter from Northland proposing a rezoning. When they have plans to present for review, the Board will be glad to discuss the proposal with them. Minutes, September 23, 1985 page 3 -------------- ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS COMPREHENSIVE PERMIT 203. Katandin Woods, Wood Street: Appointment with BIDC: Arthur Ullian, William Kasper and Charles Tseckares, architect, for BIDC presented their plans for the construction of multi -family housing on the corner of Wood Street and Hartwell Avenue under the Comprehensive Permit process. They will be financing this through MFHA but the federal program, called the Ullman Bill allows a tax exemption if 20% of the units are for low-income. Mrs. Flemings asked if they have plans to use state 707 money in the proposal. Mr. Ullian replied they did not plan to, but they could. Mrs. Smith said that the Town needs family rental housing and that is what they are looking for in this development. She hoped that the Town could work in partnership with the developer. The Board wants the housing to remain in the rental stock of the town as long as possible. Per the Teller Program, the lock - in period for units remaining rental is 14-15 years. Then the units must first be offered for sale to the tenants; then, to the local Housing Authority at a 10% discount. Mrs. Klauminzer felt that the number of units appropriate for families was too low. The present plans show approximately 60% 2 bedroom and 40% one bedroom with three 3 bedroom units. The Housing Needs Advisory Committee would like to see ' more units for families. She suggested decreasing the number of one bedroom units and increasing the number of three bedroom units. Mr. Ullian requested some concrete numbers of what the Town wants in a bedroom mix. Mr. Tseckares presented the plans for site development and buildings. He said that the fact that the site is in a transition area from commercial to residen- tial development produced the concept of using larger residential structures to reflect the commercial development nearby. Joyce Miller, chairman of the Conservation Commission, asked how many units were now being planned. The answer was 138 units which will allow for a 50 foot buffer around all the wetlands. Mr. Ullian reported that the BSC will do the traffic study. He felt that the increase in traffic will be less with residential development than if the site had been developed commercially, and that the "reverse" commute generated by the residential development will have less impact on the already heavy.traffic in the area. Mrs. Flemings questioned the design of such large buildings for the steep slopes that exist on the site. Mr. Ullian answered that in order to protect the wet- lands as required by law, and still get the density they need to be financially feasible, they must build on the slopes and cut the treed area since that is all that is left. Mrs. Klauminzer wondered if smaller buildings and more of them might cause less havoc to the site. Mrs. Smith agreed that the design concept of using the land as a transition between commercial and residential use was good, but that the bulk of the build- ings was too great, and that too much of the land and trees had to be disturbed to accomplish this. She hoped they could do better, although she realized that Minutes, September 23, 1985 page 4 the Town had little control under the 774 Program, and that the developer had to have a financially feasible plan. The architect suggested a visit to some work done elsewhere might show that the mass of the buildings is not as overwhelming as Board members seem to feel they are. Mr. Sorensen thought the best use of the property was for commercial develop- ment, given the location of commercial property so close to the site. Mr. Ullian commented that this had been proposed by Spaulding 3 Slye and "shot down" at a previous Town Meeting. Mrs. Smith replied that the Town Meeting might approve a multi -family proposal, and that they should not give up on the Town Meeting process. SPECIAL PERMIT, CONVERSION OF MUNICIPAL BUILDING 204. Franklin School, Report to the Board of Selectmen: The Board reviewed the draft report prepared by the Mr. Bowyer, who noted that parking, grading and utility details are still needed from the developer before the report can be completed. He has contacted GBCD for the material. The Selectmen's hearing is scheduled for October 7, 1985. Mrs. Smith suggested that the Board finalize the report at their September 30th meeting. SUBDIVISION OF LAND 205. Hampton, Revision to Site Plan re: retaining walls: Joel Roos presented a "field change - after -the -fact" revision of the site plan showing a retaining wall that had not been shown on the definitive plan the Board approved. Mrs. Smith said that it was a more signifigant change than a field change, and the question is process not aesthetics. On the motion of Mr. Sorensen, seconded by Mrs. Uhrig, it was voted unanimously to amend the definitive plan to show the walls as they are constructed, providing the construction is approved by the Engineering Department. 206. 188 Lowell Street, Preliminary Plan, Request for Extension of Time: McNeil Associates have requested an extension until October 15, 1985 for Planning Board action on the Preliminary Subdivision application at 188 Lowell Street. On the motion of Mr. Sorensen, seconded by Mrs. Uhrig, it was voted unanimously to grant the extension of time. 207. Toga property, Turning Mill Road, Preliminary Plan, staff review: Ms. Rawski briefly reviewed a preliminary plan for a three lot subdivision off Turning Mill Road. The third lot may have wetland problems. 208. APPLICATIONS TO THE BOARD OF APPEALS Mrs. Flemings presented an oral review of the cases to be heard by the Board of Appeals on October 10, 1985. On the motion of Mr. Sorensen, seconded by Mrs. Uhrig, it was voted unanimously to make no comment on the following three cases: 94 Hartwell Avenue, The Restaurant Realty Trust; Special Permit, sign. 30 Hancock Street, 30 Hancock St. Trust, Mary M. Jones, Trustee; raise roof. 3 Pleasant Lane, Haig Sarian, Special Permit, swimming pool. 52 Waltham Street, by Dennis R. Lowe & Barry P. DeVenna; Special Permit, free standing sign: On the motion of Mrs. Uhrig, seconded by Mrs. Flemings, it was Minutes, September 23, 1985 page 5 voted 3-0-1 (Mr. Sorensen abstained) to recommend against approval of the appli- cation for a special permit. The Board felt it did not meet any of the criteria for a free-standing sign, as set forth in the Zoning By -Laws. REPORTS 209 Planning Director a. Zoning Map: Mr. Bowyer distributed a draft of "Unaccepted Streets to Appear on the Zoning Map", and asked the Board's help in verifying the list. The companion, "Non Streets That Do NOT Appear on the Zoning Map" will be sent out for next week's meeting. Both lists are documentation to update and revise the Zoning Map. Mrs. Smith asked that they be mailed to Frank Sandy for review also. b. Route 3 Landlocked Land, Burlington: The developer is proposing to construct 2,000,000 sq. ft. of office space, a small hotel (500,000 sq. ft.) on a dead-end street. They are proposing to build a new interchange off Rte 3 and service roads to reach this land. Burlington is holding a Special Town Meeting this week to consider the purchase of this land by the Town for conservation. Mr. Bowyer feels there is not a project without State transportation support, and that was not evident. c. Article 15: The Board has been notified by the Attorney General's office ' of the disapproval of Article 15 passed at the 1985 Annual Town Meeting. Palmer & Dodge is interested in the Board's response. It was agreed the Town should not appeal the disapproval to the courts. d. Ridge Estates III: A corrected plan has been filed. Procedurely, it will be treated as a new submission; substantively, it is subject to the 1984 Zoning By -Law. e. Willow Ridge subdivision: (see Public Participation section of the minutes of September 9, 1985). A sketch plan has been filed. The meeting adjourned at 11:06 p.m. 1 P Clerk