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HomeMy WebLinkAbout2006-12-06-PB-min PLANNING BOARD MINUTES MEETING OF DECEMBER 6, 2006 A regular meeting of the Lexington Planning Board, held in the Carpenter Room of the National Heritage Museum, was called to order at 6:30 p.m. by Chairman Manz with members Hornig, Canale, Galaitsis, Zurlo and planning staff McCall-Taylor and Schilt present. ************************************* MINUTES ************************************** Review of Minutes: The Board reviewed and corrected the minutes for the meeting of November 29, 2006. On a motion duly made and seconded, it was voted to approve the minutes as presented. **************************** ARTICLES FOR TOWN MEETING ************************** Ms. Manz referred the Board to a handout listing 16 projects the Community Preservation Committee (CPC) is reviewing for possible placement on the warrant for the 2007 Annual Town Meeting. She indicated that the CPC would be voting on these projects in January, and she would like input from the Planning Board on which projects the Board would endorse. Ms. McCall-Taylor asked if the CPC had determined whether each of the proposals were eligible for the use of Community Preservation Act (CPA) funding. Ms. Manz replied that the CPC is questioning the proposal by the Tourism Committee for unified signage, with the argument that it is eligible because the historic attractions are a valid use of CPA funding and the signage would direct people to the specific locations. Mr. Canale concurred that the signage may not be eligible, but signage used for storytelling would be a valid use. Ms. Manz noted that the CPC has to ensure that the proposals are consistent with the verbiage of the statutory language. Ms. Manz noted that the CPC is also reviewing the eligiblity of a request from the Department of Public Works for drainage improvements under the Center Playground, and a request from the Lexington Housing Authority for installation of 350 new windows in the Greeley Village senior housing complex. Mr. Hornig stated that the Planning Board should only take a position on those projects which are planning related, noting that the proposal to restore the lintels at Cary Hall is not something the Board would have a say in. Minutes for the Meeting of December 6, 2006 2 Mr. Galaitsis requested clarification of the $200,000 entry submitted by the Housing Partnership Board for the purchase of deed restrictions. Ms. Manz stated that the application was for a prototype project, and only one restriction would be pursued as a means to test how the program would work. Mr. Hornig questioned whether the funding would be sufficient, noting that when the Board was preparing the inclusionary housing by-law it was estimated that approximately $350,000 would be needed. Mr. Zurlo explained that the $200,000 is to assist buyers with the purchase price of a house, and the buyer would fund the difference. Mr. Galaitsis stated that if the program were to become successful, it would require significant funding to sustain the activities over the long-term. Ms. McCall-Taylor noted that the funds could also be used in a manner similar to a reverse mortgage used by property owners. Mr. Canale stated that similar programs are being used in other towns, but given the differences in housing markets in various regions, the prototype may be necessary to see how purchasing deed restrictions would work in Lexington. He added that this proposal is in two phases, and for 2007 only funding to prepare a study is being requested. On a motion duly made and seconded, it was agreed to endorse only the study phase of the Housing Partnership’s pilot program. Mr. Galaitsis inquired whether the proposal from the Housing Authority to replace windows at Greeley Village was a maintenance function. Ms. Manz noted that the Village is state-subsidized and poorly maintained, and it was being argued that because all the windows were being replaced that it justifies the project as being a capital improvement. Mr. Hornig stated that he could not support the proposal, as it does not provide any additional affordable housing units. The Board agreed to pass on the proposal without taking a position. Ms. Manz stated that the Historic Districts Commission supported the application by the Muzzey Condominium Association for a study of structural conditions and systems needing renovations, as the building is a significant historical building at the gateway to the Center. Mr. Hornig noted that the proposal did not provide any additional affordable housing units. Ms. McCall-Taylor added that the Muzzey building is not owned by a non-profit. The Board agreed to pass on the proposal without taking a position. Ms. Manz stated that the proposal from Supportive Living, Inc. for funding for adaptive reuse of the building at 9 Oakland Avenue was difficult to justify because of the amount of the funding request. Mr. Canale stated that the Planning Board has supported the project in principle, and that the CPC could Minutes for the Meeting of December 6, 2006 3 approve the project with a lesser dollar amount. He also asked if the project could be phased. Ms. Manz replied that Supportive Living was proposing a phased project, and the current request for $750,000 will complete the building renovation, and the organization would submit future proposals to the CPC to renovate the adjacent house and for other minor finishing work. She added that of the 15 housing units, four would be affordable, and because the units are rentals all 15 would be listed on the Town’s subsidized housing inventory. Mr. Hornig stated that he had seen the proposed deed restriction for the property, and the language is very weak regarding giving the Town the right of first refusal to purchase the units if Supportive Living sells the property. He would like to see the document be more specific. Ms. Manz stated that Supportive Living would go forward with the project if they do not receive any CPA funding, as they are actively fundraising. Mr. Hornig stated that the town’s contribution for affordable housing should be proportionate to the public benefits received from the additional affordable housing units. Ms. McCall-Taylor noted that the project would be a Local Initiative Project (LIP) and not a 40-B, so having all 15 units listed on the subsidized housing inventory may not be applicable. Mr. Galaitsis stated that even though he was in favor of the Supportive Living project, the funding request appeared to be retroactive because Supportive Living had told the Board they would do their own independent fund raising and made no references to a dependence on CPA funds; he felt that CPA funds should be used for acquisition or construction of new affordable units and not for affordable units negotiated as part of pre- CPA projects. He would favor a token amount to re-iterate the Board’s general support of the project, but not the requested $750K. Mr. Hornig noted that CPA did not exist in Lexington at the time the project was discussed by the Board. Ms. Manz added that Supportive Living had not misrepresented anything. She added that she felt that the Board was supportive of the request with the condition that there are protections to the town to maintain the affordable units, and that the funding be proportionate to the use. Mr. Hornig proposed that the Board pass on proposed projects to restore steel lintels at Cary Hall, to rehabilitate Cary Hall as a performance venue, and to study the Stone Building for preservation, use and accessibility. Mr. Hornig stated that from a planning perspective he did not feel that the Town is ready to have a performance venue in the Center given the current issues with the limited parking supply. It was agreed that the Board would continue the discussion about the CPA project requests at a future meeting, given the need to adjourn to attend the Special Town Meeting. Minutes for the Meeting of December 6, 2006 4 ************************************* REPORTS ************************************** Mr. Canale stated that the grant from the Metropolitan Area Planning Commission has been approved for the Town to participate in a program to develop a stormwater management by-law, which could also incorporate promoting the use of Low Impact Development techniques. The other towns that will be participating are Maynard, Reading or Wakefield. Meetings on the study will be held in the spring. On a motion duly made and seconded, it was voted to adjourn the meeting at 7:25 p.m. Gregory Zurlo, Clerk