HomeMy WebLinkAbout2019-05-22-PB-min
PLANNING BOARD MINUTES
MEETING OF MAY 22, 2019
A meeting of the Lexington Planning Board, held in the Selectmen’s Meeting Room in the Town
Office Building was called to order at 7:00 p.m. by Chair Richard Canale. Members Ginna
Johnson, Charles Hornig, Robert Peters, Bob Creech, and planning staff Julie Mercier and Lori
Kaufman were present.
**********************DEVELOPMENT ADMINISTRATION***********************
56 Blossomcrest Road, Approval Not Required (ANR):
Mr. Farrington explained that MGL c. 41, s. 81L allows the division of a parcel of land which has
two pre-zoning \[sic\] structures on it. This lot has two habitable pre-zoning structures and the new
structures will meet all zoning setbacks. Mr. Farrington said the applicant needs to go to the
Zoning Board of Appeals (ZBA) for variances for the lot frontage and size and a special permit
for a common driveway after this meeting with the Planning Board.
Individual Board Comments:
The variance is the right way to go, but a condition of the variance should be to limit the
Gross Floor Area (GFA) to what would be allowed for the total tract of land.
The Board asked that a memo be submitted by staff to the ZBA regarding the limited
GFA and a variance is the right direction rather than having two unbuildable lots.
On a motion of Mr. Hornig, seconded by Ms. Johnson, it was voted, 5-0, to endorse the ANR
plan showing the property at 56 Blossomcrest Road as it does not require approval under the
Subdivision Control Law.
Rangeway Extension (Map 87 lot 37), Definitive Subdivision:
Chair, Mr. Canale, opened the public hearing at 7:13 p.m. The applicant has requested that the
public hearing be continued to the meeting of June 26, 2019. Mr. Peters will be recused from this
item.
On a motion of Mr. Hornig, seconded by Ms. Johnson, it was voted, 4-0, to continue the public
hearing to June 26, 2019, in the Selectmen’s Meeting Room at 7:00 p.m.
*************************BOARD ADMINISTRATION****************************
Board Member Updates:
Mr. Canale said this is the last meeting with Ms. Mercier. She is returning to her former job and
the Board wishes her well and thanks her for her work here.
Page 2 Minutes for the Meeting of May 22, 2019
There will be a joint meeting with the chairs and vice chairs from the Board of Selectmen and
Planning Board on June 10 to discuss the Planning Office organization. They will be in touch
with Ms. Kowalski regarding an acting Planning Director.
Mr. Canale said the Route 2A stakeholder group did a site walk and the project is scheduled for
2023 or 2024. It was originally only for resurfacing, but now safety issues arose. Mass DOT will
look at traffic calming measures and will have another stakeholder meeting and public
information session.
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Mr. Creech said the Center Committee met on May 9 and the bike share program is being
expanded. Liberty Ride will start arriving at Town Hall. Eversource is doing night work in
preparation for the streetscape work. There will be a new business over Eagle Bank for tutoring.
Chase Bank may open a bank at the old friendly’s site. May 25 is Discovery Day and will be held
on Massachusetts Avenue. The Historic District Committee discussed what to do with the
Hosmer House. The Transportation Advisory Committee discussed a MBTA strategy for
Lexington. Susan Barrett will be coordinating all transit groups.
Mr. Peters said the Board of Selectmen made his appointments at their last meeting to the 2020
Vision Committee and the Housing Partnership.
If Board Members have items they would like to accomplish next year share them with staff and
place them on the next agenda, but the concentration should be on the Comprehensive Plan.
Metropolitan Planning Organization’s (MPO) Long Range Transportation Plan (LRTP)-
Bedford/Hartwell project:
Mr. Canale said a consultant was hired to look at the 2009 Hartwell Avenue Transportation Plan
increase in traffic and possible improvements at the intersection of Hartwell Avenue, Wood Street
and Bedford Street. The MPO would have kicked in $30 million for construction to be done in the
LRTP band from 2020 to 2024 if the Town’s project met with their qualifications. The Town
chose not to do it at that time. The new Town Manager has made a decision to move forward with
that project and at the next MPO meeting on May 30 meeting they will decide what projects will
be included in the LRTP band for 2030 to 2034 which this project is tentatively slotted for. On
June 10 a number of staff will be speaking with the Mass DOT division in Arlington and Central
Planning to look at and discuss favorable designs including possible roundabouts or signalization
to handle that intersection. The feedback from the MPO was how many units of housing will be
included and what will be developed for better transit and biking opportunities?
Minutes for the Meeting of May 22, 2019 Page 3
Hartwell Avenue Rezoning ideas, Mr. Hornig:
Mr. Hornig presented his proposed Hartwell Avenue initiatives and was looking for the Board’s
support. There are significant height restrictions from the avigation easement and conservation
area restrictions. Mr. Hornig showed on the maps where there could be projects even in the
restricted areas. There has been no revitalization in the last 10 years. This plan would be brought
forward in parallel with the comprehensive plan work. There have been delays on moving
forward due to staff limitations. The Economic Development Office would like to bring in more
modern concepts. This is a simple proposal to work within our existing zoning structures. There
are proposed adjustments being made to the dimensional controls. The two big proposed changes
are the floor area ratio (FAR) at 2.0 and a maximum height of 100 feet. This increase in height
and density is necessary to get any kind substantial changes and relaxing the dimensional
standards will make it feasible to achieve the desired goal.
Individual Board Comments:
7 Hartwell Avenue wanted to rezone to CSX to permit a school, but the Board of
Selectmen (BOS) and Planning Board did not agree with that rezoning. This might make
it a viable option.
The proposed height and FAR can be achieved now with a special permit and would
allow control of what goes on there; what do we get by not requiring the special permit?
Special Permits are discretionary and give no guarantee what result would be achieved.
Not requiring special permits gives developers the idea that there may be more
development opportunity since it is a large investment. We need to fold these things in
with the comprehensive plan and it is good for the Board to look closely at this proposed
amendment. Is this piecemeal approach the way to go since we are doing a
comprehensive plan; how does the transportation and housing pieces go with this? We
should not wait for the comprehensive plan and are already working on a transportation
plan update and hope to have it ready for Town Meeting. This proposal could run
parallel with the comprehensive plan.
Mr. Canale asked Mr. Peters if he consulted with the State Ethics Commission’s Attorney
of the Day regarding his participation. Mr. Peters said not yet but he will.
Have the proposals for these been made available to the public? There is concern the
increased height as well as increased traffic could have a significant impact on abutters.
What is the cost benefit analysis in tax base return to Lexington? Can that information be
made publically available? Would this approach preclude the larger plan vision? The big
Page 4 Minutes for the Meeting of May 22, 2019
vision is not being worked on at this time, but we do not believe the two visions are
incompatible. One could replace the other or could be done as an overlay.
CPAC did presentations on housing and economic development and the presentations are
on the website. As a “rule of thumb” taxes the Town receives is $5-6 per square foot on
Hartwell Avenue. Is that actual or approximate? That would have to be checked through
the Assessor’s Office. There is a lot of demand to get additional tax revenue from
commercial development and the Economic Development Office is working with Mr.
Hornig on this plan.
Audience comments:
Want to thank those that have worked on the plan and recommend that this area be made
a very high priority for rezoning. This would help the financial situation for the school
systems and services and keep the residential base from rising too much.
Individual Board Comments:
There was agreement that six story buildings would help, but putting housing there will
not help the tax base as much. How many units were being envisioned there? There is no
housing proposal at this time.
The consultant suggested adding 500 small housing units.The concern is with traffic
impact and the gridlock that a significant increase may caouse
Amend the zoning front yard, transition, and screening:
The proposed changes will allow consistent streetscapes within a zoning district by requiring the
same front yard, transition, and screening independent of the zoning district of lots across the
street. Screening businesses from the street is not great.
Individual Board comments:
Consistent streetscapes are good.
This allows members to think about what we want in the comprehensive plan. The Town
needs to decide what it wants to be in 5-10-20 years.
Forbes Road:
Unless the BOS enforces a right turn only off Forbes Road there will be a large
opposition to increasing density there by the Minute Man National Historical Park and
other stakeholders.
Forbes Road is not actually adjacent to the park it is surrounded by GC uses.
Minutes for the Meeting of May 22, 2019 Page 5
Amend zoning for Solar Energy Systems:
This would encourage construction of solar energy systems by exempting them from existing
setbacks, height, site coverage and roof coverage standards and permitting them in all districts
and removes restrictions on solar energy systems.
Individual Board comments:
The BOS has asked the EDAC to look at the Watertowns’s bylaws.
Have you coordinated with the BOS and the Lexington Sustainable Committee? Mr.
Hornig said Lexington Sustainable Committee will get back to him.
Amend Zoning Bylaw on Solar Canopies:
This proposal would require solar canopies be installed over some parking areas and parking roof
structures.
Individual Board comments:
This would provide more opportunity to build over some uncovered areas of a parking lot
or a parking structure.
Laboratory buildings have lots of mechanicals on roofs and can be hard to do solar there.
The maintenance requirements of these are they included in bylaw? They fall under the
Building Department so that would be enforced through zoning.
ATM’s in Central Business District, Center Committee:
Mr. Michelson, Howard Levin, and Pam Lyons were present from the Center Committee. Mr.
Michelson said the ATM proposal brought to our attention the weak link in the usage table. We
want to draft something for Town Meeting but do not have a proposal.
Adjustments to CD Zoning, Center Committee:
Mr. Michelson said the CD District for Lexington Place is not consistent with the CB District,
could it be incorporated in to the CB District? Would it be a Planning Board Article or a citizen’s
petition?
Individual Board comments:
This would be a good time look at the Center Zoning.
We are making a start on vitality on Bedford Street.
Why do we need to change the zoning? What are we trying to fix? Do we have the right
definitions? What are you asking for? What is best for the CD District? We need a
definition for ATMs and then make adjustments.
When multiple ATMS are installed you take away a boutique space and are deadening
space with technology.
Page 6 Minutes for the Meeting of May 22, 2019
Mr. Levin said the problem in the Center is the preservation of linear store front. The character of
uses has changed and need active uses to generate interest. Could we allow ATMs as an
accessory use, limit storefront, or take an alternative approach?
Mr. Creech and Mr. Peters will work with the Center Committee to address their concerns and
find a solution. We will see if it is for Fall Special Town Meeting or Annual Town Meeting. Mr.
Canale will be in touch with Mr. Michelson.
Planned Development Districts (PDD) Process:
The Board needs to tighten the regulations for the PSDUP to make them clearer. Split things into
three sections which are regulatory, zoning, and non-regulatory. What are we trying to regulate
and what’s being proposed to be built? We need to clarify what can and cannot be changed. Mr.
Canale will work on a draft proposal.
With the PDD process there should be a log of what is being said. A schedule should be
incorporated with no substantial proposals in July and August and holidays. Last minute changes
are confusing and there should be a final proposal before the warrant deadline. Submittals need to
be better with abutter footprints, scale, and minimum dimensions of lot size. The Town should be
consistent on what is being asked for and we need to agree on what we want and be more
prescriptive. Consider the Town buying property and then decide what they want and put it out to
bid.
Limited site Plan Review, (or wait for AGO opinion):
This could be integrated into section 9 for Site Plan Review. Board Members will review to see
how this can be folded in to section 9 to make it more readable and less confusing. This will be in
the next meeting.
The next meeting will be June 12, 2019.
Minutes:
On a motion of, Mr. Hornig, seconded by Mr. Peters, it was voted, 5-0, to approve the minutes of
May 8, 2019, as amended.
On a motion, duly made and seconded, it was voted to adjourn the meeting at 9:14 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.
56 Blossomcrest Road:
Revised ANR Plan (1 page).
Minutes for the Meeting of May 22, 2019 Page 7
Hartwell Avenue Rezoning, proposed amendments:
Article ED-A Amend Zoning Bylaw CM District standards (4 pages).
Article ED-F Amend Zoning Bylaw Front yard Transition and Screening areas (1 page).
Article ED-C Amend Zoning Bylaw Solar Energy Systems (2 pages).
Article ED-I Amend Zoning Bylaw Solar Canopies (1 page).
Robert Peters, Clerk