HomeMy WebLinkAbout2019-02-27-PB-min
Lexington Planning Board
Meeting Minutes
February 27, 2019
Present: Board Members Ms. Ginna Johnson, Chair, Mr. Robert Creech, Vice Chair,
Mr. Richard Canale, Mr. Charles Hornig and Ms. Nancy Corcoran Ronchetti, Clerk.
Appointment of Planning Director: Ms. Carol Kowalski, Assistant Town Manager
introduced the new Planning Director, Julie Mercier. Ms. Mercier has worked in both
the public and private sectors: Town of Concord, Town of Reading as well as a private
developer. Ms. Mercier said that she looking forward to bringing her expertise to the
Town of Lexington.
Mr. Canale made a Motion to approve Ms. Mercier as the new Planning Director, with a
second from Mr. Hornig. Board voted 5 – 0. Ms. Mercier will start on March 18, 2019.
Ms. Johnson provided an update regarding the Comprehensive Plan Advisory
Committee (CPAC)’s meeting yesterday and mentioned tomorrow night’s Joint
Workshop with PB and CPAC. This will be an additional opportunity for residents to
discuss Housing, Economic Development and Transportation.
Development Administration:
497 Concord Avenue – Definitive Subdivision Public hearing
Attorney Don Borenstein, introduced the applicant; Ohan Ozcan and the project
engineer Jason Lavoie. He provided a brief update. The Applicant has discussed the
project with the Cotting School along with Ms. Kowalski, Ms. Page and Public Safety
Staff regarding the implications of Cotting School parking lot. A Definitive Conventional
Subdivision plan is proposed for two new lots which is one more lot than currently
exists.
Among the information presented to the Board was the Engineer’s report. Mr. Lavoie
explained the lot’s existing conditions, i.e., sewer, water, utility easements, etc. He also
provided an update to the plans re: Site Plan and its evolution from what the Board
originally saw, i.e., property drainage, lot utilities, more preservation of the buffer zone
on the site and centering the driveway to accommodate the turn-around for fire access.
A sewerage pump station is proposed with possible back-up generators. The
classification of the road was unclear because the proposed road is more like a
driveway because it would serve two house lots, but the Cotting School will use the road
to access their 42-car parking lot.
Chair Johnson asked for Board questions. Mr. Hornig asked about road ownership and
waivers needed. The Applicant discussed a Home Ownership Association (HOA) mode
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and the necessary easements. Waivers from the subdivision regulations were
discussed such as sidewalks, curbing, non-standard turn around. In addition lighting
and driveway sight lines pertaining to the Cotting School parking lot use were
discussed,
Mr. Creech said that the infiltration system’s twice yearly maintenance will be the
responsibility of the HOA.
Chair Johnson discussed the related issue re: Conservation Committee and the Tree
By-Law’s application re: the property.
Mr. Canale asked the Applicant if there were traffic numbers and flow re: the adjacent
parking lot and the access to the lot’s 42 spaces.
Board members expressed concern about the design and maintenance of the pervious
pavement.
Chair Johnson asked for public comment. Ms. Johnson said the Board also received 7
written comments – all were disapproving
Bruce Embry, attorney for the Cotting School said that the School does have an
easement for access “for all purposes’. He said that the parking lot was for overflow.
The Cotting School is not opposed to the proposed subdivision.
Ben Tynman, attorney for Alyssa Goodman of Concord Avenue, said that his client
understands that the Cotting School use is protected but that they can and should be
subject to reasonable regulations such as lights and screening. The Cotting School
benefits from this project which will bring considerable traffic.
Alyssa Goodman, 485 Concord Avenue, said she was a direct abutter and said that the
Town was not responsive and that 42-car parking lot needs a road. In addition, the 49-
foot offset from Barberry Road is not safe. The distance should be 125 to 150 feet.
Mary Prestbo, 470 Concord Avenue, said she also spoke for Frank and Mary Nedis of
476 Concord Avenue said that this was a road with a lot of cars, not a driveway. She
was concerned about safety.
Leon Goodman, retired traffic engineer, said that there is not enough distance between
the two intersections. The increased cars turning in and out of the driveway will
increase traffic friction on Concord Avenue.
Marina Thompson, 500 Concord Avenue, said that cars speed on this section of road
and the additional cars will add confusion and make it unsafe.
Sharon Cerney 1 Barberry Road was concerned with public safety. She is ok with a
driveway for two houses but she has a huge problem with large parking lot.
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Christopher Barret-Manhard, 475 Concord Avenue said that the road offset is narrow
and with speeding cars and a blind spot; this is very unsafe. He does not think the
parking lot will help with the Cotting School drop-off and pick-up situation.
Jennifer Dillas, 481 Concord Avenue said that she was concerned about safety.
Anca Mamania, 2 Barberry Road, said that the parking lot and the offset intersection will
create and unsafe situation.
Chris Hess, 15 Barberry Road, asks the Board to understand the traffic and potential
new traffic from Ardis before allowing a parking lot.
Jenny Adler, 15 Barberry Road said the blind spots on Concord make this an already
dangerous road.
After public comment, Mr. Hornig assured the audience that the Board is taking this
project very seriously and it’s important that people understand the Cotting School
parking lot is not part of this project. Applicant’s Representative restated that his
Applicant is not proposing a parking lot and but rather a two-lot subdivision.
Mr. Ozcan said this project was originally proposed as a site sensitive development but
based on past Board comments, they came forward with this proposal. Some members
of the Board preferred a site sensitive development.
Project deadlines were discussed. The Applicant agreed to extend the deadline for
review. Mr. Hornig moved a Motion to extend the project’s deadline to June 15, 2019,
with a second from Richard Canale. The Board voted 5-0 to approve. Mr. Hornig
moved a Motion to continue the hearing to May 8, 2019 at 7 pm, with a second from
Richard Canale. The Board voted 5-0 to approve.
PDSUP 186 Bedford Street Project –
(continued public hearing for Planned Development District)
Attorney Edward Grant introduced himself, his team and the Applicants and provided
updated information to the Board. The Historical Commission voted 5-0 in favor of the
proposed demolition of the addition and proposed project. The proposed development
will be LEED qualified.
Project overview highlights, changes, etc., was provided to the Board since its last
presentation. The Applicant believes it’s a better plan for several reasons: increased
setback, a larger green space, more tree preservation along the property edges, parking
changes and emergency egress, a better circulation pattern, and creating additional
snow storage space. The Project’s Architect discussed design changes made to the
back side of the project and emphasized that the mature trees will remain.
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Board Member Comments/Questions:
Both Mr. Hornig and Mr. Creech questioned the Applicant’s proposed uses and
questioned how the business signage process will be handled. Mr. Grant said that the
Use Table changes were made based on previous Board comments. Mr. Hornig
suggested the Applicant use the same language that is used in the existing table
because we already know what those mean.
Mr. Creech commented on the use of hardware services and school classes, traffic flow
and the proposed project’s parking. Mr. Creech said he thought the Applicant may have
to reduce the size of the addition to the building.
Mr. Canale commented about traffic and asked the Applicant to explain the parking
factors used. Mr. Canale also pointed out that winter and summer views should be
shown re: this project, having the proposed emergency gate be the same material as
what is there now to prevent headlights shining across the street.
Public Comments:
Michael Martignetti, 37 Barberry Road, believes this the project is really the future of
Lexington while a direct abutter,
Rebecca Wilder, 19 Reed Street, doesn’t want Lexington to become a series of strip
malls and does not support this project. She thinks the property should remain
residential while the Comprehensive Plan is still being developed. She asked the Board
to consider the impacts of this project on the surrounding neighborhood. She also said
the Planning Board has once chance to get this right and we should wait for the
Comprehensive Plan recommendations and encouraged the Board not to vote in favor
of this proposal.
Wendy Reasenberg, a TM Member, 16 Garfield Street, raised concerns about the
project’s design, retail activity, parking, project changes, etc., and said while the project
is improving, more time is still needed for review.
Zee Dubrovsky, 33 Reed Street, discussed his concerns about parking and said that the
parking isn’t sufficient and, as a direct abutter, he believes there is a serious parking
issue and parking will overflow.
Bob Reasenberg, 16 Garfield Street, agreed with previous speaker regarding parking
concerns and said he believes the estimated number of cars coming and going from the
site could cause blockage. He also does not think this is an age-friendly project
Teresa Wright, 35 Reed Street, said the project is getting better but, it is not ready. It is
still too large. She cannot support the project as it is now.
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John Oswald, 35 Reed Street, believes that allowing this development would create a
precedent.
Jing Wong, 23 Reed Street, agreed with the neighborhood’s concerns and said she
wants to keep the neighborhood residential.
Peter McLaughlin, 45 Vaile, spoke in supports this project.
Because time was short, Ms. Johnson said the Board comment will have to wait until
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the next meeting. A Motion to continue this public hearing to 7:00 p.m., on March 13
was moved by Mr. Horning with a second from Mr. Canale. The Motion passed 5-0.
2019 Town Meeting update:
A request was also made by several Board members to have the Board’s Reports ready
for review by the March 13 meeting.
A Motion to adjourn was moved by Mr. Hornig, with a second from Mr. Canale. The
Motion was unanimously adopted. The meeting adjourned at 11:00 p.m.
The meeting was recorded by LexMedia.
The following documents used at the meeting can be found on the Planning Board website in
Planning Board packets.
Powerpoint Presentation - for 186 Bedford Dated February 27, 2019 re 186 Bedford
Revised February 21, 2019 Landscape Plan and PDSUP Planset
Revised February 21, 2019 cover letter re 186 Bedford
Revised February 21, 2019 Amended Zoning re 186 Bedford
Revised 497 Concord Avenue Definitive Subdivision Existing Conditions
Revised 497 Concord Avenue Definitive Subdivision Existing conditions slopes
Revised 497 Concord Avenue Definitive Subdivision Proof Plan
Revised 497 Concord Avenue Definitive Subdivision Lot Plan
Revised 497 Concord Avenue Definitive Subdivision Site Plan
Revised 497 Concord Avenue Definitive Subdivision Landscape Plan
Revised 497 Concord Avenue Definitive Subdivision Cross section
Robert Peters, Clerk
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