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HomeMy WebLinkAbout2005-01-26-PB-min PLANNING BOARD MINUTES MEETING OF JANUARY 26, 200 A regular meeting of the Lexington Planning Board held in Estabrook Hall, Cary Hall, was called to order at 7:40 p.m. by Chairman Kastorf with members Davies, Galaitsis, Harden, Manz and planning staff McCall-Taylor and Tap present. The Board acknowledged Ms. McCall-Taylor appointment as Planning Director and expressed their pleasure that she was chosen. The support of Acting Town Manager Linda Crew Vine and Kerry Evans in the Manager's office throughout the recruitment process was also acknowledged. ************************************* MINUTES ************************************** Review of Minutes: The Board reviewed and corrected the minutes for the meeting of December 15, 2004. On a motion duly made and seconded, it was voted to approve the minutes as amended. There was some discussion relative to using the term 'attainable' to describe affordable and moderate- priced housing in the minutes just approved, and in discussions around Lexington's housing needs. The Board asked staff to put the subject on a future agenda for further discussion. Review of Minutes: The Board reviewed the minutes for the Executive Session of December 15, 2004. On a motion duly made and seconded, it was voted to approve the minutes as written. ************************ ARTICLES FOR 2005 TOWN MEETING ************************ Article 4, Battle Green Inn Rezoning, Eric Shapiro: The development team for the proposed rezoning of the Battle Green Inn property were present, as follows: Mr. Eric Shapiro, owner of the Inn; Mr. John Farrington, attorney; Mr. Arthur Klipfel and Ms. Gwen Noyes, of Oaktree Development; and Mr. Erik Rhodin, Architect, of the Line Company. They came to show the Board some updates to the plans that they submitted on December 28 when the Town Meeting Warrant closed. Mr. Shapiro listed the changes to the plans: reformatted elevation drawings for more clarity; Vinebrook Road was added to the traffic study factors; the potential number of school-age children in the proposed development is 14, using AvalonBay Communities, Inc.'s methodology; they will reduce the amount of retail space from the current 6,500 square feet in order to allow more parking spaces for residents of the condominiums, and the square footage to be used for a library/reading room for the residents; the building's size was reduced and the structure moved back from the property lines; the range of unit sizes was widened and the fourth floor set back so it is not visible from the street. The project remains revenue neutral to the town. He expressed the team's commitment to the Center Committee's program to improve connectivity in the central business district. He asked for timely feedback from the Board on the issue of affordable units. As the traffic consultant was not able to attend tonight, Mr. Shapiro read a summary of his traffic study. He also reported that the Historical Commission expressed no desire to save the Inn building. Board Comments and Questions : Financial Impact Report: Mr. Kastorf said that they used AvalonBay's methodology, which is familiar to Town Meeting, so no one would argue over the methodology . The Board wants to see a chart with the information in tabular form. Mr. Shapiro agreed to email a chart to the Board. When asked, he responded that whichever methodology was used, it still shows a positive tax revenue. Mr. Galaitsis asked if this was a net gain and Mr. Shapiro said yes. Potential Redevelopment of Abutting Properties: Mr. Galaitsis expressed his concern about the potential redevelopment of abutting properties, particularly zero-lot line zoning in the center and fire safety issues. He indicated that he could not support the proposal in its present form. Mr. Farrington pointed out that Cohoes would not be facing a CB district property and could not build to its lot line. Mrs. Manz Minutes for the Meeting of January 26, 2005 2 commented that the Board should not base its decisions on what might happen in the future. Mitigations: Potential mitigations for the project's impacts on the center were discussed. They included: funds to support center connectivity; undergrounding utilities in the center; bike racks to encourage travel by bike; donation to Lexpress and incentives to residents to use Lexpress; ZipCar service; affordable residential units and affordable retail units. The Board asked the development team to present their traffic study at the Board's meeting on February 16. It also indicated that it would like to see the plans another time before the public hearing on March 2. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************* SUBDIVISION OF LAND 31, 33, 35 Cary Avenue Preliminary Cluster Subdivision Plan, Sheldon Corporation, Public information Meeting: Mr. Kastorf opened the public information meeting at 9:40 p.m. The developer, Mr. Todd Cataldo, and Mr. Michael Dryden, Meridian Engineering Associates, were present. There were 15 people in the audience. Mr. Dryden presented a preliminary plan for a cluster subdivision on 1.9 acres of land on Cary Avenue showing five dwelling units in four structures, one of the units being an accessory apartment on the lower level of one of the dwellings. The required common open space comprises the fifth lot. Two dwellings would have driveways off Cary Avenue. The other two would share a 150-foot driveway off Cary Avenue. Mr. Dryden noted that the plan was designed so as to save many trees, especially the large specimen tree on lot three. Board Questions and Comments : The validity of the proof plan, which shows a four-lot conventional subdivision layout, was brought into question. The Board indicated that it needs to know whether a three- or four-lot layout should be the operating assumption in terms of the relative impacts. Another Board concern was the amount of fill that has been brought to the site. Mr. Dryden indicated that the amount actually needed would be more clear when the grading plan is calculated. He also noted that the lot on which the house with the accessory apartment will be built needs to be raised with fill so the apartment gets enough natural light. Additionally, there is the potential for water table issues on that lot. In response to another question, Mr. Dryden said that the location of the accessory apartment at the rear of the development was chosen for privacy and the view of the open space. In response to a question regarding access to the common open space, Mr. Dryden indicated that an easement would provide access for the residents of the two homes facing Cary Avenue. In response to Board concern about the specimen tree, Mr. Dryden indicated that protective measures would be specified in the definitive plans. In response to Board concern about emergency vehicle access via the common driveway, it was agreed that a greater radius would be provided. Mr. Galaitsis indicated that his assumption relative to impact measures is that a three-lot conventional subdivision could be built on the site; that is the basis for his measure of the proposed development Audience Questions and Comments – the size of the proposed homes - 4,000 square feet of living space and 6,000 square feet of gross floor area per dwelling are proposed; – the design of the homes - mostly favorable, happy that two houses face Cary Avenue; – the amount of fill already brought to is alarming and unsightly – may be piled too near the specimen tree; Minutes for the Meeting of January 26, 2005 3 – existing problems with ground water and potential exacerbation by the new development; maintenance of the subdivision's storm water management system; – concern about public safety, e.g., emergency vehicle access; – traffic safety relative to sight lines on Cary Avenue – The Board asked the developer to provide sight line data with the next submittal; A resident asked if this has to be a cluster development. Mr. Harden responded that the choice is between this plan and a conventional with three or four homes. Mr. Harden prefers the plan as presented. Mr. Davies agreed, noting that if runoff is a problem, this plan is better than a conventional plan. Mr. Galaitsis said that the impact measures should assume a three-dwelling conventional development, not four. Mrs. Manz asked Mr. Cataldo if he would do more work on the proof plan to see if three or four houses are possible. Mr. Cataldo responded that no other cluster applicant has had to do that. The Board indicated that Mr. Cataldo could submit the definitive plan next. It asked him to respond to Hayes Engineering's letter and to provide draft homeowners agreements and to include a draft homeowners maintenance agreement and O and M plan in his submittal, along with site line data. The public information meeting ended at 11:28 p.m. RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS Jefferson Union, 31 Fletcher Avenue: Ms. McCall-Taylor reported that the property owner will apply to the Planning Board for a special permit with site plan review for the proposed conversion of the small factory building at 31 Fletcher Avenue to condominiums. Board members agreed that conversion of the building to housing is very appropriate. Grandview Avenue 40B Application: Ms. McCall-Taylor reported that DHCD has not yet added the affordable units at AvalonBay Communities' Met State development to Lexington's Affordable Housing Inventory. The Board of Appeals hearing on DEBCO Properties' Comprehensive Permit application is on February 10. ************************** REGIONAL, INTERTOWN ISSUES ************************** Middlesex County Hospital Land: Ms. McCall-Taylor reported that the Selectmen received a draft agreement from DCAM regarding disposition of Lot one of the former Middlesex County Hospital site. Pre-BRAC Study: Ms. McCall-Taylor reported that interviews of candidates for consulting services relative to the potential closing of Hanscom Air Force Base were held and a recommendation made to hire Sasaki Associates. ****************** PLANNING BOARD ORGANIZATION, SCHEDULE ******************* Appointment of Representative to the Sidewalk Committee: The Board appointed Mr. Davies as its representative to the Selectmen's newly formed Sidewalk Committee. Even though Mr. Davies will leave the Board after the March Town Election, the Board expressed its desire to continue to benefit from Mr. Davies' experience and interest in Planning Board affairs. Mr. Davies agreed to serve in this capacity. ************************************* REPORTS ************************************* Planning Board : Mr. Galaitsis reported that the Bikeway Committee would have the services of high school students seeking to fulfill their required community service hours. The students will work on bikeway enhancement projects this summer. Minutes for the Meeting of January 26, 2005 4 Lexington Center Collaborative : Mrs. Manz reported that the newly formed Center Collaborative is actively seeking anyone interested in improvements to Lexington center to become involved in their process. They will be sponsoring a charrette in May or June. On a motion duly made and seconded, it was voted to adjourn the meeting at 12:10 a.m., Thursday, January 27, 2005. Wendy Manz, Clerk