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HomeMy WebLinkAbout1987-06-29PLANNING BOARD MINUTES MEETING OF JUNE 290 1987 The meeting of the Lexington Planning Board held in Room G-15, Town Office Build- ing, was called to order 7:43 p.m. by the Chairman, Mrs Uhrig, with members Klauminzer, Sorensen, Williams, Wood, Planning Director Bowyer, Assistant Planner Rawski and Secretary Peters present. 176. Approval of Minutes: The Board reviewed the minutes for the meetings of April 6, 8, 14, 21, 27, 29, May 4 and June 8, 1987. On the motion of Mr. Soren- sen, seconded by Mrs. Wood, it was voted unanimously to approve the minutes of the above meetings as written. Mrs. Wood abstained from voting on the minutes of May 4, 1987, as she had not attended the meeting. ******************** COMPREHENSIVE PLANNING, POLICIES ************************** DETERMINATION OF GRADE AND CONSTRUCTION OF UNACCEPTED STREET 177. Policy of Construction Standards for Unaccepted Streets, action: The Board reviewed a revised draft dated June 29, 1987. Mr. Bowyer reported the Engineer- ing Department has estimated it would cost in the range of $200 to $300 per foot to construct a 24 foot wide road to Town standards today. Mrs. Klauminzer noted that she did not see how the Board could require one home ' owner to shoulder the burden of completing 300 feet of road construction, in which other lots would benefit from the use of the finished road. Mr. Williams questioned who would guarantee the consistencies of all these bits and pieces of finished road. He suggested the money required for the construc- tion of road segments be put into a fund until enough money is collected for the Town to build the complete length of the road to Town standards. He said the Town should encourage developers to "bundle" several lots together before con- structing the road. He added the increase in the value of the lots is not re- flected in the requirements of the policy, and that developers should be required to build to Town standards. Mr. Sorensen suggested the developer be required to construct a road to some standards, not necessarily Town standards, for the length of the lot frontage plus some "x" number of feet. On the motion of Mr. Williams, seconded by Mrs. Wood, it was voted 4-1-0, with Mr. Sorensen voting in the negative, to require that 300 feet of 24' wide paved road, constructed to Town standards, be required. By an informal poll of the Board it was also agreed to leave unchanged the limit of a 10% slope as the maximum grade allowed for streets under the policy. On the motion of Mrs. Wood, seconded by Mrs. Klauminzer, it was voted unanimously to adopt, as amended, the Policy for the Construction of Unaccepted Streets Relative to Building Lots as of June 29, 1987. Minutes for June 29, 1987 Page 2 **************** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS **************** PLANS NOT REQUIRING APPROVAL UNDER THE SUBDIVISION CONTROL LAW 178. Form A/87-17, Lincoln Street, William Hamilton: Ms. Rawski reported the changes were required because of a dispute between surveyors, so that what shows on the plan now agrees with what is in the deeds. On the motion of Mr. Sorensen, seconded by Mrs. Wood, it was voted 4-1-0 (Mrs. Klauminaer abstained since she was an abuttor): to endorse the plan entitled "Plan of Land in Lexington, Mass. (Middlesex County)," dated June 15, 1987, by Stamski and McNary, Inc., certified by William F. McNary, Professional Land Surveyor, by William Hamilton, with Form A/87-17, as it does not require approval under the Subdivision Control Law. SUBDIVISION OF LAND 179. PUBLIC INFORMATIONAL MEETING, Royal Circle, Grove Street, preliminary plan: Mrs. Uhrig opened the informational meeting at 8:38 p.m. Approximately 15 resi- dents were present. Landscape Architect Gary Larson, from Larson Associates representing applicant Barry Couette, described the 6.20 acre site on which they are proposing six house O lots off Grove Street, abutting the Estabrook School property. He said they have been in contact with the Engineering Department to discuss drainage, and there are no wetlands on the site. He noted the topography of the site will dictate considerable cutting to construct the road, and reviewed the detail for grading the edges of the road where deep cuts will be required. He noted they are not proposing to build the maximum number of homes allowed on the site. They are proposing a 15 foot walking easement on which they will construct a walkway from the road to Estabrook School. In response to questions from Mrs. Uhrig, Mr. Larson commented there was very little difference between this plan and the sketch plan, with changes being mostly the result of Engineering Department comments. He added he would get back to the Board on the number of large trees that will be lost in order to construct the road. In response to questions from Mr. Williams, Mr. Larson said the two existing structures will be removed. He added they had not considered constructing a pathway on school property. Mr. Larson also said they had not considered a cluster plan because the firm had not been asked to by the applicant. Mr. Wil- liams commented he would like to see the easement delineated on the subdivision plan, so abuttors would know it is a dedicated easement. He also asked if they would not have to talk to the Conservation Commission about off-street drainage. In response to questions from Ms. Rawski, Mr. Larson said they did not know how much ledge they would find, but if it was ledge, the sides of the road would be vertically sheared exposed ledge. Ms. Rawski suggested test pit holes be dug to determine the extent of the ledge in suspect areas. The Board expressed concern as to how deep these cuts might have to be. Minutes for June 29, 1987 Page 3 Mr. Larson said they will not be asking for any waivers except for installing a fire alarm system. Gerard Skocay, 106 Grove St., William Murphy, 6 Robinson Road, expressed concerns about the loss of trees on the site, and surface water run-off from the site. In response to another question from Mr. Skocay, Mr. Williams said the Conserva- tion Commission has no plans to try to purchase the property, as they already have sufficient land for conservation purposes in that area of town. In response to a question from David Feuerstein, 12 Robinson Rd., Mr. Larson said surface water run-off would not be increased because any water run-off from the homes will be collected in roof drains and directed from driveways into the street drainage system. In response to concerns expressed by Debra Cary, 110 Grove Street, Mr. Larson noted that the effects of blasting can be controlled. He added they have just begun to investigate the technical specifications for the blasting. The informational meeting was adjourned at 9:26 180. Busa Farms, Lillian Road, A & D Realty Trust: The Board reviewed a letter dated June 12, 1987 from Alfred Busa requesting an extension of time for action by the Board on the Busa Farms subdivision application, on the motion of Mr. Sorensen, seconded by Mrs. Klauminzer, it was voted unanimously to grant an ' extension of time for action until July 30, 1987. I81. Simonds Estate, Oscar Cormier: a. Mead Circle, set surety: The Board reviewed a memo from the Town Engin- eer dated June 16, 1987, stating that a surety estimate of $15,000 should cover any further work required to complete Mead Circle. On the motion of Mr. Sorensen, seconded by Mrs. Wood, it was voted unani- mously to set surety at $15,000. b. North Emerson Road, set surety: The Board reviewed a memo from the Town Engineer dated June 16, 1987, stating that a surety estimate of $4,942 (151 of engineering costs) should cover any further work required to com- plete North Emerson Road. The memo also recommended the Conservation Admin- istrator review the land dedicated to public conservation use, to see if all of the improvements have been made before the Board releases the additional $2,5UU estimated for conservation improvements. On the motion of Mr. Sorensen, seconded by Mrs. Wood, it was voted unani- mously to set surety at $5,000, and to request the Conservation Administrat- or review the land dedicated for public conservation use, and confirm the improvements have been made. 182. Minuteman Ridge, Scott Road, Theodore Freeman, final release of surety: The Board reviewed a memo dated June 1, 1987 from the Town Engineer stating that that all work had been completed at Scott Road off Concord Ave, and that the road had been accepted by the 1983 Town Meeting. Mr. Williams recommended, and the Board agreed, that the Conservation Administrator be asked to make an onsite Minutes for June 29, 1987 Page 4 inspection of the two conservation paths to see if they have been completed to the town's construction standards. Mr. Williams recommended the Board withhold $1,000 of the surety if the work has not been satisfactorily completed. On the motion of Mrs. Wood, seconded by Mrs. Klauminzer, it was voted unanimously to release all of the remaining surety if the Conservation Administrator confirms the two conservation foot paths have been satisfactorily completed, and to with- hold $1,000 if the work has not been satisfactorily completed. 183. Trinity Covenant Estates, Clematis Road, Theodore Freeman, action on re- quest for release of surety: The Engineering Department reports that the road work has been completed. There are some dead trees to be replaced, and the developer has not submitted as -built plans to the engineering department. On the motion of Mrs. Wood, seconded by Mr. Sorensen, it was voted unanimously to re- lease surety after the dead trees have been replaced and the engineering depart- ment has received as -built plans of the subdivision. 184. Minuteman Lane, Robert Phelan, presentation of sketch plan: Frank DiPietro, of BSC -Bedford, presented a sketch plan for a subdivision consisting of three separate parcels with a house on each. Combined, the parcels have frontage on both Minute Man Lane and Massachusetts Avenue. The house at #2377 will be separ- ated out of the proposed subdivision leaving the development parcel with frontage only on Minute Man Lane. The development proposal is for eight conventional lots along a dead end street off Minute Man Lane, six of which would be available for ' building lots. Mr. DiPietro commented applicant Robert Phelan is looking for guidance as to the general direction the plan should follow to constitute a suitable development. Mrs. Uhrig commented the plan did not seem to have evolved from any site analysis with consideration of natural features. She added the plan appears to have been drawn to work around the existing dwellings and to accommodate the circle test, frontage and area, and would require granting an excessive number of waivers to make it work. She recommended and the Board agreed, that the applicant retain a landscape architect to explore different development options for the property, including an alternative for a cluster or a special residential development. 185. APPLICATIONS TO THE BOARD OF APPEALS: Mr. Williams gave an oral review of hearings before the Board of Appeals scheduled for July 16, 1987. 11 Valley Road, Elizabeth Johnson, 3 Variances, accessory apartment: Mr. Williams reported the applicant's home contains approx. 2300 sq.fto including an addition recently added, and the accessory apartment would occupy 36.8% of the home. The Board noted the applicant is actually requesting variances from the special permit process regulating accessory apartments. They recalled that in 1983 the Town Meeting debated, at length, the number of dwellings to be eligible to have accessory apartments, and that the 2500 square foot mini- mum, the 30% maximum floor area and the no addition requirement were con- sciously adopted. On the motion of Mrs. Wood, seconded by Mr. Sorensen, it was voted unanimously to recommend the three variances be denied since permitting the three variances would fly in the face of the intent of the Town Meeting, and because no hardship has been demonstrated. Minutes for June 29, 1987 Page 5 131 Spring Street, Raytheon Co., SP, to improve an existing emergency access road: On the motion of Mr. Sorensen, seconded by Mrs. Wood, it was voted unanimously to recommend the special permit be granted with the condition that the entrance from Spring Street be kept chained, and used only for emergency access. Use for the convenience of the employees when there is traffic congestion on Spring Street is not an emergency. 1709-1727 Mass. Avenue, Estate of Abram Slater, Variance to reduce height requirement of loading bays to 11 1/2 feet instead of the required 14 feet: Mr. Sorensen reported he has researched heights of trucks. While there may not be tractor trailer trucks serving this building, there are other trucks, such as trash collection trucks, which are 12'-8" high and will not fit under the 11 1/2 foot second floor. On the motion of Mrs. Wood, seconded by Mr. Sorensen, it was voted unani- mously to recommend the variance be denied because the applicant has not justified the need for a variance by providing documentation on the height of trucks serving uses which were in the former building and which will continue to serve the new building, as well as the service and delivery needs of other potential occupants of the new building. 700 Waltham St., formerly 31 Allen St., John Carroll, SP, to continue the uses allowed under the previous permit to pick up and keep cars on the ' premises: Mr. Williams reported this is an application for a renewal of an existing special permit. On the motion of Mr. Sorensen, seconded by Mr. Williams, it was voted unanimously to recommend the special permit be grant- ed as long as all the conditions in the current permit are included in the new permit. The Board also agreed to make no comment on the following cases: 68 Gleason Road, Anne Menashi, Variance, enlarge or enclose existing screened porch. 23 Dexter Road, William & Virginia Reid, Variance, to add a front vestibule and steps. ********************** PLANNING BOARD ORGANIZATION **************************** 186. Election of Officers: Mrs. Wood nominated Mrs. Uhrig for chairman. There were no other nominations, and the Board voted unanimously to elect Mrs. Uhrig chairman. Mrs. Klaumimzer nominated Mrs. Wood for vice-chairman. There were no other nominations, and the Board voted unanimously to elect Mrs. Wood vice-chairman. Mrs. Wood nominated Mrs. Klauminzer for clerk. There were no other nominations, and the Board voted unanimously to elect Mrs. Klauminzer clerk. C 1 1 Minutes for June 29, 1987 Page 6 ******************************* REPORTS ********************************* 187. Planning Board, Subcommittees a. Condominium Conversion Control Board: Mrs. Uhrig reported the Board of Selectmen had asked if the Planning Board wished to be appointed as the Condominium Conversion Control Board. The Board agreed they would decline. b. Board of Appeal Hearings: Mrs. Uhrig reported on hearings for 6/11/87: 1) 537 Lowell Street, SP granted, for continued use of a barn as living quarters; 2) Lexington Montesorri School, SP granted for 2 years, to use temporary trailors for classrooms; 3) 64 Garfield Street, variance denied, for the addition of a front porch; 4) 8 Columbus Street, variance denied, deck must be removed; 5) 2 Mason Street, variance denied, to construct an addition; 6) 80 Maple St., SP granted, allowing Saturday openings 10 to 3 at the Care -a. Lot Child Center and 7) Greeley Village, variance granted, to construct residential and educational unit. Mr. Sorensen reported on hearings for 6/25/87: 1) 114 Burlington Street, variance denied, to add a greenhouse; 2) 52 Lowell Street, SP granted, roadside stand and Christmas trees; 3) 1729 Mass. Avenue, SP granted, for projecting sign; 4) 14 Muzzey Street, 2 variances granted, corner of front tower, and 2 compact car spaces; 5) Days Inn, SP granted, to change exist - ing Catch Penny signs to Days Inn. c. Mass. Partnership Housing Award: Mr. Bowyer reported that Lexington was been honored with an "Achievement Award for Outstanding Land Use Planning to Support Affordable Housing" which was presented at the Mass. Housing Part- nership Conference and Expo '87 on June 18, 1987. He added the conference was held at the World Trade Center in Boston and approximately 700 persons attended. The meeting was adjourned at 10:50 p.m. Marh Wood, Clerk