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HomeMy WebLinkAbout1986-03-17PLANNING BOARD MINUTES OF MARCH 17, 1986 The meeting of the Lexington Planning Board, held in Room G-15, Town Office Building, was called to order at 7:30 p.m. by the Chairman, Mrs. Uhrig, with members Cripps, Klauminzer, Sorensen, Planning Director Bowyer, Assistant Planner Rawski and Secretary Peters present. Mrs. Wood was absent. 70. Board of Appeals: The Board met with Board of Appeals members Riffin, Scigliano, and Taylor; also associate members Clarke, Miley and Whitman, to hear their comments on the Planning Board's zoning articles for Town Meeting. Article 40: Mr. Taylor felt the revisions proposed in 3.6.1 were substanta- tive rather than technical changes to the Zoning By -Law, adding that the Planning Board had tried to revise this at Town Meeting twice previously and failed. Mrs. Uhrig replied that the Planning Board felt that the Board of Appeals' authority to grant use variances had been changed by adoption of the new state Zoning Act in 1975, and the authority to grant use variance afterward had to be specifically reenacted by the individual cities and towns. Mrs. Riffin agreed with Mr. Taylor and felt there should be an explanation of the phrase that was deleted. Mrs. Uhrig asked that the Planning Board be informed as soon as possible if the ' Board of Appeals adopted a position on Article 40. Later in the meeting, the Planning Board agreed to propose the separation of Article 40 into two parts when it is moved at Town Meeting, separating section A3) of the draft dated 3-05-86, from the rest of Article 40. Article 41: Mrs. Riffin felt there were discrepancies between the two tables on page 4 of the draft dated 3-07-86, and thought they should both read the same. Mr. Bowyer will look into this. On page 5: A8), Mrs. Riffin recommended specifying here whether the Board of Appeals, Board of Selectmen or the Planning Board is the SPGA for a particular district rather than referencing to other parts of the By -Law. For developments in an RD district the SPGA is the Board of Appeals and for the conversion of a municipal building the SPGA is the Board of Selectmen. Article 43: Mr. Taylor noted that the Board of Appeals understands that if the degree of non -conformity is greater than 50%, a variance must be obtained. That is the correct interpretation. There were no comments from the members and associate members of the Board of Appeals on Articles 42, 44, 45 and 46. Mrs. Uhrig thanked them for giving both their opinions and time for discussion of the zoning articles. ************************ ARTICLES FOR THE 1986 TOWN MEETING ******************* 71. Article 44: In section 5.4.2 a.6. sixth line of the draft dated 3-11-86, the Board agreed to delete the words "reasonable time period" and substitute the words "90 days". Minutes for March 17, 1986 Page 2 72. Article 45: Mr. Sorensen commented that this article might encourage devel- opers to propose a certain type of building, i.e. with parking underneath and two stories with a flat roof. Mr. Bowyer explained the revised language stating the dormer had to be struc- turally supported on the rafters rather than on the bearing walls was intended to prevent the construction of a full shed dormer as a half -story, which would negate the 2 story limit on commercial buildings. Mrs. Uhrig suggested preparing examples of current construction in town, such as Custance Place, for presentation at Town Meeting to explain how the new height regulations would operate. 73. Article 46: Mr. Cripps questioned whether the words non-reflecting surface could be better defined. 74. Article 47, Northland: The Board discussed the revised landscaping plans and letter dated March 13, 1986 from Northland with representatives from the North- land Investment Corp., owners of the Middlesex Mall. They reviewed the plans showing the additional landscaping requested by the Board, and the letter stating Northland's agreement to make a financial commitment to the town of $50,000 to be used for traffic improvements at the North Street -Lowell Street intersection. ' Mrs. Uhrig said that concern had been expressed on the TMMA bus trip about the steepness of the slope abutting Lowell Street. The landscape architect repre- senting Northland said that rip -rap could be used to create a steeper slope at the bottom and a larger flat area abutting Lowell Street at the top, but he did not recommend it. Mr. Sorensen and Mr. Cripps felt the 2:1 slope originally proposed would be aesthetically more pleasing and easier to maintain. There was agreement the Board preferred the grading originally proposed by Northland. The Board will take final action on the Article 48 draft report at their next meeting, March 24th. 75. Article 49, Northgate: Mr. Bowyer reported that more editing was needed before final action could be taken on the draft report. The Board will plan to take final action at their next meeting on March 24th. 76. Article 47, Choate Symmes: Ms. Rawski presented her site analysis of the plan for the Board's review. She described the site as consisting of three wooded knolls with a low area through the center of the site. She noted 100 more parking spaces were required to meet the requirements of the By -Law. She felt there had been good integration of the buildings to the site. Jacqueline Davison, a member of the South Lexington Civic Association, said they did not object to the use, but did object to the intensity of development. They recommended the number of units proposed be reduced, as a condition for approval. Mr. Cripps expressed concern about the shortage of required parking spaces and the forty foot height of some of the buildings. He noted that parking require- ments of the By -Law could be met by eliminating units, which would also decrease the bulk of the buildings. Minutes for March 17, 1986 Page 3 Mr. Sorensen commented the main building was 900 feet long, probably the biggest building in town. He felt the the development was too intense, and questioned whether the Board would have considered approval of the proposal, given the massiveness of the buildings and the shortage of required parking spaces if it had been an apartment complex. There was general agreement by the Board that these problems needed further attention. 77. Non—zoning Articles: The Board recommended the engineering, planning and conservation staffs prepare written comments in favor of the approval of Article 26, Townwide Topography; and decided it would not be necessary for the Board to comment on Article 22, Street Acceptance and Construction. ******************** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************ SUBDIVISION OF LAND ----- ------ 78. Grassland Street, Robert Pelan: Gary Larson described his analysis of the site. They are proposing a six lot cluster subdivision on an approximately six acre site. They have met with the Conservation Commission, and propose to re— place wetlands they disturb, if the Conservation Commission approves the sub— stitution. They will be requesting the construction of sidewalks be waived, and noted the drive is a little over 500 feet long. Mrs. Uhrig said their proposed access over the wetlands must be acceptable to the ' Conservation Commission or the plan is not viable. Ms. Rawski noted she did not see any major problems with the cluster plan, which proposes a hammerhead turn— around and a south facing road. The Board had no objections to their proceeding with the application. Mr. Larson reported they will do an on—site survey; establish a limit of work line, and mark trees of size within the limit of work line. Mrs. Uhrig noted the Board is not inclined to waive a sidewalk on one side; and added perhaps the wide road right of way could also contain a sidewalk. 79. Other subdivision items: The Board reviewed informally the latest revision for the Mason's Hollow cluster plan proposed by Mark Moore. Mr. Bowyer reported it is incomplete, and an extension of time for action by the Board should be requested by the applicant. He added the Board needs to decide if the proof plan entitles him to six or seven dwelling units. ********************************* REPORTS ************************************** 80. Planning Board, Subcommittees: a. Selectmen's Breakfast: Mrs. Uhrig attended, and reported it is hoped to finis Town Meeting by April 30. It was also agreed that the citizens rezoning articles should be the first item of business at a Town Meeting session. Mr. Sorensen proposed that "dates certain" be: April 16 for Articles 48 and 49, and April 28 for Article 47. Minutes for March 17, 1986 Page 4 b. Board of Appeals: Mr. Sorensen reported the Board of Appeals gave approval to the three applications they heard on March 13, 1986, including granting a special permit to Kayn Realty Trust at 27 Muzzey Street, which the Planning Board had recommended against granting without the conditions recommended by the Planning Board. c. Center Revitalization Committee: Mr. Cripps will present part of the CRC report on the center to the Town Meeting. 81. Planning Director: a. Sunset Ridge Subdivision: Mr. Bowyer reminded the Board of the hearing next week, March 24, 1986, on the definitive plan. The meeting was adjourned at 10:47 p.m. [1 Stephen Cripps Vice Chairman