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HomeMy WebLinkAbout2006-08-09-PB-min PLANNING BOARD MINUTES MEETING OF AUGUST 9, 2006 A regular meeting of the Lexington Planning Board held in the Selectmen's Meeting Room, Town Office Building, was called to order at 7:30 p.m. by Chairman Manz with members Canale, Zurlo and planning staff Schilt and Tap present. Mr. Galaitsis joined the meeting at 8:20 p.m., after the public hearing on Woodland Farm Circle subdivision was closed. Mr. Galaitsis recused himself from deliberations on the subdivision, as he has business dealings with Mr. Gallinelli. Ms. McCall-Taylor arrived during the 147 Shade Street sketch plan presentation. Mr. Hornig was absent. ************************************* REPORTS ************************************* Planning Board Boston Metropolitan Planning Organization (MPO) Transportation Improvement Program (TIP): Mr. Canale reported on a recent TIP draft released by the Boston Metropolitan Planning Organization (MPO). He explained that the MPO is a federally mandated organization comprising five state agencies, seven municipalities, the Metropolitan Area Planning Council, a public advisory council, and two federal (highway and transit) agencies. Its function is to plan and program (prioritize and fund) all federally funded surface transportation projects in the Boston area. In April, 48 municipalities submitted 98 transportation improvement projects (TIPs) for the MPO to consider. The MassHighway Department and the MBTA also nominate transportation projects. Mr. Canale noted that Lexington has not been an active participant in the MPO in the past. Waltham Street at Marrett Road intersection could be a candidate for TIP funds for next fiscal year, and he reported that the Town's Traffic Mitigation Group (TMG) recommended a draft letter that the Selectmen later voted to send to the MPO urging several Lexington projects along Route 2A and along Hartwell Avenue. Design Advisory Committee (DAC): Ms. Manz reported on the Design Advisory Committee's meeting at which the proponents of the 2006 rezoning of the Sheraton Lexington Hotel site, 727 Marrett Road, presented their definitive site development and use plan (DSDUP) for two new hotels in place of the old Sheraton facility. The DSDUP included changes in the exterior materials for both hotels, as well as a different lighting and structural treatment for the entrance of the Extended Stay by Westin, which created a quieter color scheme. The DAC proposed some modifications to the materials (brick color and use of local stone). The DAC's major suggestions addressed the proposed "village green" area between the two hotels, including reduction of the amount of yellow concrete pathway surface, expansion of the green area and the reconfiguration of the walkways in the center of the green. The circle intended to accommodate bus service will remain unchanged. Ms. Manz said that the applicants and the DAC agreed on a list of modifications, which will become part of the DSDUP submittal. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* SUBDIVISION OF LAND PUBLIC HEARING: Woodland Farm Circle, 169 North Street Definitive Subdivision Plan, Gallinelli: Present were Mr. Aldo Gallinelli, applicant, and Mr. William Tirrell, engineer, of VTP Associates. There was no one else in the audience. Mr. Tirrell began by saying that the applicant has completed the Burlington Planning Board's subdivision permitting process. The Burlington Board's final action depends on what the Lexington Planning Board does this evening relative to this proposal. Mr. Tirrell presented a definitive plan for a seven-lot conventional subdivision in Burlington. The portion of the property that is in Lexington – approximately 500 square feet - would be divided, and half of the area combined with the 169 North Street parcel. The other half would become part of the new subdivision street. The applicant indicates that the new roadway would conform to Burlington’s design standards, which require a 40-foot wide right-of-way and 24 feet of pavement width. The applicant requests a waiver from Lexington's design standard requiring a 50-foot right-of-way. Minutes for the Meeting of August 9, 2006 2 The 169 North Street parcel contains in excess of the limit of impervious surface so the applicant proposes to remove 300-400 square feet of the existing paved drive leading to the back of the property and to replace it with lawn. The back portion of the lot, all of which is located in Burlington, would be subdivided into a non-buildable lot that would contain a subsurface drainage facility for the new subdivision. Regarding the water meter pit, Mr. Tirrell indicated that a representative of the Lexington Engineering Division discussed the issue with his Burlington counterpart and agreement was reached about where the valve should be. The water system is not looped due to the presence of wetlands and private property concerns. Board Questions and Comments : The Board had the following comments and requests: ?? The existing stone bound should be reset in a hole with a survey marker and a new bound, or two, should be set to mark the sideline of the new road. ?? The street sign should clearly identify the new road as a Town of Burlington way. ?? The existing pile of dirt on the site should be stabilized and made more attractive. ?? Any building on "Lot H", which extends into Lexington, would require Conservation Commission oversight due to the 100-foot wetland buffer and would have to conform to Lexington's impervious surface limit. ?? Are the traffic sight distances adequate for drivers at the intersection with North Street? Mr. Tirrell responded that he did not have that information with him tonight. Asked about potential stormwater runoff into Lexington from the back lot, Mr. Tirrell indicated that the existing stone wall there has a deep foundation and would prevent surface runoff. On a motion duly made and seconded, it was voted 3-0 (Mr. Galaitsis had recused himself and Mr. Hornig was absent) to waive its right to review the portion of the proposal that is in another town and to approve the Woodland Farm Circle Definitive Subdivision plan dated April 17, 2006, and to grant the requested waiver from the Planning Board's Development Regulations' requirement for a 50-foot right-of- way for the portion of the proposed roadway that is in Lexington, with the following conditions: that the traffic sight-distance data for the intersection of the new road with North Street be provided; that the subdivision street sign identify clearly that the street is a Town of Burlington way; and that the property at 169 North Street retain that address. The public hearing was closed at 8:20 p.m. Mr. Schilt said that he would notify the Town of Burlington about the Board's action tonight. Mr. Galaitsis joined the meeting. ************************************* REPORTS ************************************* Staff Mr. Schilt's Departure: Mr. Schilt announced that he will be moving to Philadelphia and leaving the Town of Lexington in the fall, the exact time depending partially on the sale of his house in Arlington. He plans to give the town 30 days notice. The Board expressed its regret at losing him and his expertise but wished him well. Planning Board 2020 Vision Economic Development Scoping Group: Mr. Zurlo reported that the Economic Development Scoping Group is drafting a charge for a future Task Force identifying deliverables to the 2020 Executive Minutes for the Meeting of August 9, 2006 3 Committee. The Scoping Group is recommending the Task Force procure the services of a consultant in the field of econometric modeling and simulation to analyze different scenarios of economic change including no change, an increase in commercial development, and an increase in residential development. A community outreach process will be recommended, perhaps along the lines of the Lexington Center Collaborative, to address the direct and indirect impacts of any physical change. The Board agreed that Mr. Zurlo would continue to be its representative on the Task Force and to play a leadership role to ensure that the work of the Task Force aligns with the Comprehensive Plan and does not limit any aspect of the Plan's goals and recommendations. Mr. Zurlo said that other suggested members may be from the Appropriations Committee, the Capital Expenditures Committee, the Selectmen, the Sustainability Group and a consultant from an architectural firm like the Cambridge Seven. HOME Funds: Ms. Manz reported that at the recent Selectmen's meeting it was voted to support the application of Supportive Living, Inc. for part of the HOME funds that Lexington will be eligible for in FY07, an estimated. $60,000. Supportive Living, Inc. plans to convert the Lexington Press building to housing for persons with head injuries who could live independently with support. Supportive Living, Inc., has applied for $900,000 in Community Preservation funds. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* SUBDIVISION OF LAND 147 Shade Street Sketch Subdivision Plan, Shumin and Kuo-Ray Whu, Presentation by the Applicant: Present were Mr. and Mrs. Whu, applicants, and Mr. Fred Russell, engineer. Mr. Russell presented a sketch reduced-frontage subdivision proposal, dated May 3, 2006, for the Whu's property at 147 Shade Street. He began by describing the existing conditions on the 1.13-acre property, which is wooded and moderately sloped. The proof plan showed two lots with access on a new cul de sac street. The proposed plan shows a two-lot subdivision with a new, shared driveway off Shade Street using the existing curb cut, which would serve the existing home on Lot 1 and a new dwelling behind it on Lot 2. The new house would have about 4,000 square feet of gross floor area. The existing house will remain and the wooded area between the two would be preserved for screening. He estimated the cost to construct a dead-end access road to be about $95,000, indicating a public benefit with a value of $47,000. Ms. McCall-Taylor arrived at 9:05 p.m., having been at another meeting in the building. Board Questions and Comments : In general, the Board urged the applicant to disturb the site as little as possible for minimum impact on the neighborhood. Mr. Schilt noted, however, that the Fire Department would ask for pavement width of 18 feet for the common driveway until it divides to serve the two dwellings, where a width of 12 feet would suffice. Ms. McCall-Taylor said she would ask the Fire Chief about the need for individual turnarounds. (emergency turnaround issue.) Specifically, the Board asked the applicant to: move the driveway away from the lot line to allow more buffer there for the adjacent property; detail how stormwater runoff would be managed; reduce the amount of impervious surface on Lot 2, specifically the size of the house so the future owner would have some leeway to modify it, with a patio, for example; be sensitive to context and minimize the new building's profile; show all the existing trees on the Landscape Plan and specify the trees to be saved; and submit the next plan in CAD format in addition to the usual hard copies. The Board also requested information on the location and elevation of abutting houses. Mr. Schilt cautioned the applicant to be aware of setback requirements relative to house size. Mr. Galaitsis suggested designing the new dwelling so the structure steps up the slope, lessening the need to artificially shape the land to fit a preconceived house plan. Minutes for the Meeting of August 9, 2006 4 On a motion duly made and seconded, it was voted 4-0 (Mr. Hornig was absent) to allow the applicant to proceed to the preliminary plan stage, conditioned on the Board's requests made tonight. ************************************* REPORTS ************************************* Planning Board Community Preservation Committee (CPC) Recommendations: Ms. Manz continued her remarks on the CPC’s recommendations for using funds that will come to Lexington via the Community Preservation Act. The Committee has reviewed four applications: two from the Historical Society; one from the Town Clerk and one from Supportive Living, Inc. for its proposed facility in the former Lexington Press building. The first three received favorable action by the CPC and will go to public hearing in October, with the expectation that they will be acted on by a fall Town Meeting. Action on Supportive Living's request was deferred, for possible consideration by the 2007 Town Meeting. Regarding the wording of grant applications, Ms. Manz noted that "up to (the requested/approved amount)" should be used. Mr. Zurlo commented on the need for using accurate estimates when funds are applied for, perhaps using the Permanent Building Committee as a resource. The Board agreed that it should have input into the town-wide needs assessment process that the CPC is undertaking and expressed hope that the minutes of CPC's meetings would soon be available to read online. Returning to the topic of HOME funds, on a motion duly made and seconded, it was voted to join the Housing Partnership and the Selectmen in supporting the use of HOME funds for Supportive Living, Inc.'s The Douglas House. Doran Green Sketch Cluster Subdivision Plan II, Guy and Elaine Doran, Presentation by the Applicant: Present for this item were Mr. and Mrs. Doran, applicants, Mr. John Farrington, attorney, and Mr. Gary Larson, landscape architect. Mr. Larson presented a revised sketch plan for the development of the Dorans' property at 150, 168 and 172 East Street. He highlighted changes in the plans that respond to the Board' suggestions on the first sketch proposal, reviewed on June 21, 2006. The three new houses with access from a shared drive off East Street are sited slightly differently: the unit with frontage on East Street is shown reoriented to face the street rather than the new drive; and, the two units located further into the site are closer together and connected by an external wall. Pedestrian access to the central green proposed for the common open area from the proposed dwellings near Burroughs Road was modified. A new, small greenhouse is shown behind the existing single-family house. Calculations for the amount of common open space now include all undeveloped land that is outside of “exclusive use areas” assigned to each of the housing units. Mr. Larson noted that the curb cuts on East Street were not changed as the Board suggested. He stated that, as proposed, they would represent a significant safety improvement over the existing parking lot for the commercial greenhouses. Mr. Larson went on to say that a small addition to the two-family structure is planned. The new dwellings will echo the New England clapboard style of the existing homes on the site; the overall gross floor area of the new dwellings is 1,000 square feet less than in the first sketch. The two pairs of dwellings, one at each end of the central green, are attached to each other by a low wall, in the manner of the attached units in the Lexington Park and Scottish Glen subdivisions. Minutes for the Meeting of August 9, 2006 5 Board Questions and Comments : The Board commented on or asked for more information regarding the following: Affordable housing: Mr. Canale asked if the applicant had considered any potential affordable components in the context of the Board's inclusionary housing by-law concept. He indicated that doing so would be important to him in evaluating this proposal. Others concurred. Historic Preservation: The Board asked about the applicants' intentions regarding architectural restoration of the existing dwellings that are on the Historical Commission's Cultural Resources Inventory. Mr. Farrington indicated that the architectural character of the existing dwellings would be kept but there were no new commitments that formal restrictions would be sought. Density and Impervious Surface Ratio (ISR): The Board reiterated its request for smaller or fewer dwellings units. Less ISR would give future owners more flexibility to make modifications. Attached Units: The Board did not favor the way the proposed "attached" units are connected, noting that by nearly any measure those houses "value out" as single-family units. Mr. Galaitsis did not consider them to be attached at all. Ms. McCall-Taylor stated that the subdivisions referenced as precedents for these proposed "attached" dwellings calculated their impacts using the formulas for detached units. Overall Site Design: Mr. Zurlo noted that the delineation of public vs. private space needs more clarity and that the units and curb cuts on Holmes Road create an irregular rhythm. He suggested siting the units differently. Mr. Galaitsis cited several issues that he considered incompatible with the cluster subdivision provisions and spirit, such as: structures too widely and too uniformly dispersed over the site; too many (five) proposed curb cuts, as compared to the three curb cuts shown in the conventional proof plan; more occupants than expected form a conventional subdivision. Ms. Manz stated that with an acceptable affordable component, this proposal would be all right, but that with less impervious surface and smaller units it could be ideal. Mr. Larson responded that an affordable component is still envisioned and that the Dorans intend to properly restore the dwelling that is on the Inventory of Cultural Resources. On a motion duly made and seconded, it was voted 3-1 (Mr. Galaitsis opposed) to approve the sketch concept proposal dated July 26, 2006 and to permit the applicant to proceed with a preliminary plan On a motion duly made and seconded, it was voted to adjourn the meeting at 11:00 p.m. Gregory Zurlo, Clerk