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HomeMy WebLinkAbout1986-05-19PLANNING BOARD MINUTES OF MAY 19, 1986 The meeting of the Lexington Planning Board, held in Room G-15, Town Office Building, was called to order at 8:30 p.m. by the Chairman, Mrs. Uhrig, with members Cripps, Klauminzer, Sorensen, Wood, Planning Director Bowyer, Assistant Planner Rawski and Secretary Peters present. 138. Approval of Minutes: On the motion of Mr. Sorensen, seconded by Mrs. Klauminzer, it was voted unanimously to approve the minutes of the meetings of February 11, 12, 18, 19, 24, March 10, 1986, as submitted, and the minutes of the meeting of March 17, 1986, as corrected. ***************** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************** PLANS NOT REQUIRING APPROVAL UNDER THE SUBDIVISION CONTROL LAW ----------------------- ------------- ---- -- ---- 139. 16 Garfield Street, Robert--Reasonberg, Form A/86-10: The Board reviewed a plan showing two lots with no change in their frontages, whose lot lines are revised, resulting in an increase in area of the non-comforming lot making it less non -conforming. The second lot will continue to conform to the area and frontage requirements of the zoning district. On the motion of Mr. Sorensen, seconded by Mrs. Wood, it was voted unanimously: to endorse the plan entitled "Compiled Plan of Land In Lexington, Mass.", ' dated April 14, 1986, by B.S.C. - Bedford, certified by Donald J. Forand, professional land surveyor, with Form A/85-10 by Robert Reasenberg, as it does not require approval under the Subdivision Control Law. 140. 188-194 Lowell Street, McNeil/Castelli: Russell Burke, project director for McNeil Associates reviewed with the Board a sketch plan entitled "Environmen- tal Analysis, Lowell Street, Lexington, Massachusetts" dated January 24, 1986, with Subdivision Study added April 15, 1986. Also present were William Roop, from McNeil Associates, Mr. and Mrs. John Castelli and Joseph Castelli. The plan showed a subdivision plan using both the Castelli property and the Papas property which is under option by McNeil. The Castelli property and the first five lots of the McNeil property which front on Lowell Street will be developed as a conventional subdivision. The rear portion of the McNeil land will be developed as a cluster subdivision. Mr. Burke said this plan had evolved as a result of their discussions with the Board, and input from the neighborhood, who oppose making Page Road a through street to Lowell Street. The plan provides that 25% of the area shall remain as common open space, and less than 15% of the site is covered with impervious surfaces. The plan will leave existing trails to conservation land undisturbed. The Board was generally pleased with the plan. Mr. Sorensen expressed concern over possible administrative problems with a single development combining parcels owned by two separate applicants. He suggested they set up a realty trust and act as one entity. The Castellis do not favor this approach preferring to retain ownership of their land. Neither party wishes to sell out to the other party. In response to a question from Mrs. Klauminzer, Mr. Burke reported the cluster development will be one lot set up under a trust with master deeds. He said Minutes of May 19, 1986 Page 2 they proposed the conventional portion of the subdivision be served by a road built to subdivision standards for acceptance as a town road, and the cluster portion of the subdivision be served by a private interior drive. The Board continued to discuss problems that could arise from the split owner- ship of the site. William Roop of McNeil Associates said they are working on legal documentation they feel will be acceptable to Town Counsel and will allay the concerns of the Board about future problems that might be faced by the Town, if the development does not proceed as the applicants predict. Mr. Bowyer suggested a concurrent filing in which the two applicants would speci- fy who was going to be responsible for all aspects of the completion of the subdivision. He added the Board may also add conditions that can protect the Town as part of their decision. Mrs. Uhrig asked about the proof plan. Mr. Burke said it had not been prepared or certified by a certified land surveyor, but would be. In response to her question, Ms. Rawski said the staff thought they could proceed to the preparation of a definitive plan. The Board informally agreed, adding they would be expect- ing to receive the legal documentation Mr. Roop discussed designed to prevent potential problems for the Town because of the split ownership of the land. 141. Lincoln Park, off Lincoln Street, William Hamilton, site plan review: Mrs. Rlauminaer announced she would not participate in any discussion or vote from now on, since she is an interested party (lives within 300 feet of the proposed subdivision). Ms. Rawski reviewed her memo on the Lincoln Park Drive Subdivision dated May 15, 1986. The public hearing on the subdivision will be held May 28, 1986, at 8:00 p.m., in the Selectmen's Meeting Room. Mrs. Uhrig spoke against granting any waiver except that for the installation of the fire alarm box. Mr. Sorensen commented that according to Ms. Rawski's memo the existing house would become so non -conforming that if a variance is not granted, the house would have to be demolished in order to construct the subdivi- sion. He added that there appeared to a "reserve strip" between the property line and the left side of the road right-of-way, which is not permitted. He said the right-of-way should be right on the property line. It was reported that the neighborhood had concerns about drainage problems. Ms. Rawski reported the Engineering Department felt construction of the subdivision road may actually lessen present drainage problems by enclosing water runoff into a storm drain system. The applicant has been asked to provide proof that he has the right to use the Town easement for drainage that is located on private prop- erty across Lincoln Street. The existing pipe in the easement will have to be replaced with a larger pipe to handle drainage from the new road. The Board agreed the developer must demonstrate he has the permission of the property owner to install a larger pipe or show an alternate drainage solution. 142. Mason's Hollow, Mark Moore, Massachusetts Ave., site plan review: Ms. Rawski reviewed the memo dated May 15, 1986, on the proposed cluster development, with the Board. She reported the most recent plan dated 5-12-86 was the one he will probably proceed with, which contains five units in three buildings plus the existing house. In response to a question from Mrs. Uhrig, Mr. Bowyer said the Board did not have to accept this density. Mr. Sorensen commented that the Board Minutes of May 19, 1986 Page 3 had encouraged Mr. Moore to cluster his units and to have less separate build- ings. He felt the units would not be very visible from the street. Mrs. Klauminzer and Mrs. Wood agreed that it was probably the best plan they had seen to date. Ms. Rawski reported the latest extension of time for action by the Board runs out on June 26, 1986. 143. Standards for Two -lot Subdivisions: The Board briefly discussed setting standards for two -lot subdivision proposals. Mr. Bowyer reported the staff and the Engineering Department had thought about constructing new streets, which the Town then had to accept and maintain, to serve only one new house. They were trying to avoid short unnecessary streets. He suggested the Board could require a plan showing that a conventional road could be constructed complying fully with the Subdivision Rules and Regulations. He added the right -of way would be shown to establish frontage; but the construction of the subdivision street could be reduced to a lesser standard by a waiver. He said this would eliminate "bumps" along a road such as the 2 lot subdivision on James Street, recently approved. Mr. Sorensen was uncertain what this would do to frontage requirements. He added he would like to think more about this. 144. APPLICATIONS TO THE BOARD OF APPEALS Mrs. Klauminzer gave an oral review of the cases tentatively scheduled to be ' heard by the Board of Appeals on June 12, 1986. 52 Lowell Street, Rosina Buss, SP, operation of roadside stand: This is an application for renewal of the special permit granted for one year last year on the condition that there would be no other business carried on there. The Board has not received any complaints about the alleged car repair use discussed last year. Mr. Sorensen suggested the Planning Board not object to the granting of the special permit with the condition that if it is observed other uses are happening on the premise, the special permit should be revoked. On the motion of Mr. Sorensen, seconded by Mr. Cripps, it was voted unanimously to state no objection to the application, on the condition that if it is observed other unauthorized uses are occuring on the premises, the special permit should be revoked. 17 Massachusetts Avenue, Art's Restaurant, Inc. SP, function room: The Board reviewed the plans and questioned whether the parking met the requirements of Section 11 of the Zoning By -Laws. On the motion of Mr. Sorensen, seconded by Martha Wood, it was voted unanimously to recommend against granting the special permit until it is shown there is adequate parking for all businesses sharing the building. The Board agreed to make no comment on the following two cases: 24 Peacock Farm Road, John Hauser, Variance, front setback. 16 Slocum Road, Barbara Palant, Variance, garage addition. 190 Spring Street, (Xerox Property), Boston Properties, SPS (hearing date not set): Mr. Bowyer reviewed the proposal with the Board. He explained Mr. Domnitz's amendment to Article 45, Building rights, passed at Town Meeting, has made the plan unworkable as proposed. The Building Commissioner will write to the applicant informing him of this. Minutes of May 19, 1986 Page 4 145. Planning Board, Subcommittees a. Planning Board schedule: The Board agreed to meet May 28, 1986, in the Selectmen's Meeting Room, June 2, 1986, and June 23, 1986. b. HATS Information form: Mrs. Uhrig distributed a form entitled "NOTIFICATION TO HATS OF NEW DEVELOPMENTS" that the Hanscom Area Traffic Study Committee would like member towns to give to developers who come in with new development proposals. c. Board of Appeals: Mr. Cripps reported the application by Bellecour for a special permit to expand the restaurant has been denied, and the space will probably be developed as retail sales, which only requires a building permit. He also reported that Countryside's application for a special permit had been granted. d. Franklin School: Martha Wood reported the Franklin School resident selection committee will meet May 28, 1986 to develop criteria. 146. Planning Director a. Compliance with Open Meeting Law: Mr. Bowyer reported on his conversa- tions with the District Attorney's office, relating to the complaints filed there by the Countryside Neighborhood Association. ' Minutes are classified as public records, and the Board has ten days to furnish the Association with a copy of the minutes in whatever form prepara- tion of the minutes had reached. The Association has been furnished all minutes requested within this time period. In the review of drafts, the Board does not have an obligation to furnish draft reports to the audience, but should conduct their business in a way to make it as understandable as possible, avoiding cryptic references to page, line or paragraph numbers and explaining the content of the portion of the report they are discussing. The Open Meeting Law also requires that the meeting be held in a room large enough for all who wish to attend, which may be difficult to predict if an unexpectedly large group arrives for a meeting. If it is necessary to move the meeting to a larger room, notices should be posted directing anyone wishing to attend to the new room. b. Suburban Beltway Conference: Mr. Bowyer reported the conference, to be held on June 2 and 3, 1986, will be national in scope. He will be speaking to the conference on Monday on methods for limiting development along Route 128 since additional lanes can no longer be be added to accomodate the increasing traffic. He invited the Board to call the planning office if any of them are interested in attending the conference. The meeting was adjourned at 10:57 p.m. Martha Wood Clerk