Loading...
HomeMy WebLinkAbout2004-02-25-PB-minPLANNING BOAR D M]hTUTES MEETING OF FEBRUARY 25, 2001 The mcetnig of the Lexington Planning Board held in the Selectmen's Meeting Room, Town Office Building, was called to order at 6:40 pan. by Chairman Harden with members Chase, Davies, Kastorf and planning staff Garber, McCall - Taylor, and Tap present. Mr. Galaitsis arrived at 6:50 p.m - * * * *� * * * * * ** MINUTES Review of Minutes The Board reviewed and corrected the minutes for the meeting of November 12, 2003. On a motion duly made and seconded, it was voted to approve the minutes as amended_ x * * * * * ** REPORTS Mr. Harden reported on the Housing Partnership meeting from the night before. The group has divided into committees, including a zoning committee, which met with Mr. Philip Herr last week. They discussed inclusionary housing and adaptive reuse. A sub - committee is looking at accessory apartments. The Housing Partnership is also participating in the hearings on the Metropolitan State Hospital site. Mr. Garber said that there was a sub - con imittee that is willing to help with the obligations of the Town to the FIOMIE Consortium. He commuted on what a wonderfully active group the Partnership has been so far. Mr. Kastorf reported on the significant and intelligent conversation that has been taking place in Town on the Metropolitan State Hospital redevelopment_ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS SUBDIVISION OF LAND 47 and 53 Pleasant Street Definitive Conventional Subdivisi Plan, Luongo, Continued Public Heating Mr. Harden opened the continued public hearing on the Luongo Farm Lane Definitive Subdivision plan at 6.50 p.m. Mr_ and Mrs. Luongo, their attorney William J. Dailey, Jr., and Mr. Gary Larson, of Larson Associates, landscape architect, were present. The Planning Board had previously approved the subdivision, but there had still been issues around the covenant that needed to be resolved before approving the special permit. Mr, Harden indicated that the Board bad read the revised covenant for the subdivision and found that it reflects the changes the Board required. The hearing was closed at 7 :05 p.m. Upon motion duly made and seconded, it was voted to: grant a special permit with site plan review (SPS) for a conventional subdivision; sign the definitive subdivision plan entitled "Luongo Farm Lane/Pleasant Street ", dated October 28, 2003; endorse the certificate of action, dated February 4, 2003; and, to approve the draft of the covenant. ARTICLES FOR 2004 TOWN MEETING Transportation Advisory Committe TAC — The committee had been in to meet with the Board to discuss ongoing negotiations with the developers of projects that will be before the Town Meeting. Diane Pursley, Sarah Arnold, Richard Canale, ,Sally Castleman and Don Graham were present. They expressed their desire to work with the Planning Board to meet the transportation demand management (TDM) requirements, which they see as far more than just Lexpress, but said that they were not quite sure how to move forward. Minutes for the Meeting of February 25, 2004 At this time AvalonBay, the developers of the Metropolitan State Hospital, have offered an upfront payment of $75,000 to get Lexpress to the site, a sheltered bus stop, commuter services possibly utilizing the Route 128 Business Council Shuttle, and funds to offset school bus costs. The site on Spring Street brings different issues. Patriot Partners have offered $25,000 to Lexpress while Brookhaven has offered $1,000. Mr. Kastorf said that the Met State Task Force had clearly passed along to Avalon that issues needed to be addressed, including the following: the Lexpress contribution needed to be yearly; van service to Alewife, similar to what Windsor Village in Waltham is offering; sidewalk, bus stop and bike storage; intersection mitigation at the Parkway and Concord, Concord and Pleasant, Concord and Waltham, and any d -grade post - construction intersections. MR. Harden said he would like more focus on TDM measures rather than intersections_ Ms_ Arnold said that there needed to be a consumer price index escalator on any funds offered. Mr. Garber cautioned that an on -going impact fee could be seen as a tax and may be a problem. A voluntary public service contribution is appropriate versus a tax or fee_ Mr. Harden wondered where this would place the $75,000 to Lexpress. He said a fine line seems to be if it is a requirement versus a discussion of what would be offered. Mr_ Graham said that TAC has been working with Met State and wondered what advice the Planning Board wanted from them. Should they comment on the specific TDMs proposed or should they actively work with Avalon? Mr. Kastorf suggested that the TAC be prepared to comment on what ha been proposed at the March 10 hearing so that Avalon has an opportunity to close this issue. Mr. Graham asked if was appropriate to have the TAC work with the developers. Mr_ Davies said that it would be helpful. Ms. Arnold said they wanted to be sure they were on the same page. There was agreement that more work was needed with all of the developments and it might require another meeting of the TAC and the Planning Board. PUBLIC HEARINGS: Article 4, CD -6 to CRO, 12 -18 Hartwell Avenue, Public Hearin Mr. Harden opened the public hearing on Article 4, a petition to rezone property at 12 -18 Hartwell Avenue from CD -6 to CRO, Regional Office_ Mr. John Farrington, attorney represeotirkg the owner/petitioner, JOSCO Realty Trust, explained why a rezoning of the land is desired. The 1986 Town Meeting approved rezoning of the property from CRO to CD-6 to accommodate a proposed Hilton Hotel on the site. For a number of economy - related reasons, that hotel was never built and subsequent efforts to interest other hotel chains were unsuccessful, as the building defined in the approved Preliminary Site Development and Use Plan was regarded as too small to be economically viable. Since that tune, the special zoning for the site causes complications whenever the inances of the owner are restructured. Returning the property to the CRO zoning designation would help solve the owner's problems and fulfill the Town's preference for consistency within a zoning district. The Board had no comments and there were rjo comments or questions from the audience. The hearing was closed at 7:50 p.m. Upon motion duly made and seconded, it was voted to make a favorable recommendation to Town Meeting on Article 4. Article 5, R {J to RD, Rangeway R a Lp 90, L of 64, LexU B. Public Hearing Mr. Harden opened the- public hearing on the Lexington Bousing Assistance Board's petition to rezone Town -owned land, Lot 64 on .Assessors Map 90 on Rangewa_y, frorxi RO, Single- famizy, to RD, Planned Residential Development Mr_ Marshall Derby LexHAB's chairman, explained that LexHAB plans to build a di plea house that would add two affordable dwelling -:nits to the town's. affordable housing inventory. Features of the plan are- MLinutes for the Meeting of February 25, 2004 • 1.43 acres site with 230 feet of frontage • The building would appear to be a single - family dwelling. * The portion of the site not used for the dwelling will remain undeveloped ► LexHAB would improve a portion of Rangeway in front of the lot and 50 feet beyond the last driveway * Stormwater runoff in the nearby area would be better controlled by the drainage system for the new house • The wetlands are staked and LexHAB would file a notice of intent with the Conservation Commission before beginning construction. Mr. Derby explained that LexHAB had often used the LIP program to place a two -unit dwelling in a single - family neighborhood but chose in this instance to pursue a rezoning as an RD district. This was possible under the §135 -51B of the Zoning Bylaw that allows the nnirnurn size of an RD parcel to be waived for municipal property. Board Questions and Comments: In response to Mr. Harden's questions, Mr. Derby explained that the road would be 18 feet wide and would extend across the width of the LexI-AB lot to 50 feet beyond the last driveway. Mr. Noonan, engineer for the project, described the series of catch basins that would be installed. and indicated where Cape Cod berin would be, adding that the berm would prevent storm runoff from nrmling down residents' driveways. Audience Questions and Comments: Members of the audience, mostly abutters to the proposed LexHAB house, spoke of the perceived disruptions to the neighborhood a two -- family house would cause: increased traffic, less country -road feel, lower property values, though several welcomed the road improvement. Mr_ Ken Kreutzi ger, a member of a subcommittee of the Lexington Dousing Partnership Board, voiced the Board's support of LexHAB's planned duplex, As does the duplex on Spencer Street, the design fits in with area houses and looks like a single family house, it meets the important goal defined in the recently published Comprehensive .Plan to house moderate income families and the neighborhood benefits from the street improvement. Debbie Phelps noted the bad condition of Rangeway and stated that a stop sign is badly needed at the intersection of Skyview and Rangeway. Mr- Derby said he would look into the possibility of getting one. Margaret Counts- Klebe, 94 Winter Street, asked about the neighbors piggybacking some other needed roadwork on the Rangeway improvement by collaborating with contractor foe L exllAB. Mr. Derby indicated his willingness to talk about the possibility of doing this. Al of the Board members indicated their support for this proposal, noting the improvements to Rangeway, the provision of moderate - income housing and the modest size of the proposed house on a large parcel of land_ Upon motion duly made and seconded, it was voted to make a favorable recommendation to Town Meeting on Article 5. 1 hearing was closed at 9:50 p.m. A rticle 11 Zoning B C ente r Parking, Lcxingtoa C enter 'Comm uttee, P ublic Heart : Mr. Darden opened the public hearing on the petition of the Lexington Center C:o=ittee to modify the off - street pari~ing and loading requirements in the Center Business Distnct.Mr. Howard Levin, attorney and neighborhood representative to the Lexington Center Committee, Mrs. Sheila Watson, Chairman of the Center Committee, and Daphne Politis, were there to explain the proposal. Minutes for the Meeting of February 25, 2004 4 Mr. Levin said that the committee is trying to address the rigid, and "fictional ", nature of the center parking bylaw, which attempts to allocate imaginary parking spaces. The drafters of the proposed amendment want to provide the Board of Appeals with flexibility to deal with the needs of desirable businesses that want to locate in Lexington but cannot due to the parking formulas for the center. Another key aim of the committee is to create a center that has better signage and more clearly marked walkways to and from parking areas, more pleasant, well - lighted walkways and additional bike racks. Re- siting durrrpsters could also help. A familiar complaint is that the Town's Meriam Street parking lot is not well marked and if people do find it and see the attendant's kiosk, they have no idea what it will cost therm to drive in and park there — whether it is 50 cents or five dollars, or more. Center Committee members realize that someday there will need to be a "big fix" to the parking problem, but until then, they believe that their proposal would improve things for businesses and make it easier for 'would be' businesses in Lexington center. The balancing of a variety of businesses whose hours of operation are staged and which would not impinge on each others' parking needs could be accomplished by giving the Board of Appeals the flexibility the proposed amendment would provide. Board Questions and Comments: Board members shared a concern about the lack of objective standards to be used in issuing a special permit. Mr_ Harden foresaw litigation from those who were turned down. Mr. Davies predicted an "Oklahoma Land Rush " -type response by new businesses_ Mr. Levin responded that there are standards and a requirement for the Board of Appeals to find that there is enough parking for a particular use. Andience Questions and Comments: Mr. Julian Bussgang, 2 Forest Street, and Mr. Richard Michelson, Michelson's Shoes, expressed their doubt this approach would work. Mr. Levin responded that their amendment gives downtown neighborhoods protection from overflow parking- Other issues raised that will affect center parking includcd: employees of center businesses are part of the problem using parking spaces that are meant for customers the effect of the new liquor license law on parking demand m the library's move from Cary Hall the Historical Society's restoration of the old Depot at Depot Square ® the opening of Cohoes in the former Decelle's building The hearing was closed at 10.00 p.m. Gle Road South Prclimina Cluster Subdivision Pl an, Oberteuffer,'Mockett, Pub lic Information Mleetmf_17 Mr. Harden opened the public informational meeting on the preliminary cluster subdivision plan for land at the intersection of Grant Street and Glen Road South submitted by Mr. John Oberteurffer and Katherine Mockett_ Mr. Oberieuffer and Ms. Mockett were present along with Michael Dryden, landscape architect, and Dylan .Fames, both of Meridian Associates. Mr_ Dryden presented plans showing a three -lot subdivision which includes 2 new houses fronting on Grant Street and an existing house on Glen Road South_ Reconstruction of about 85 feet of Glen Road South is proposed, onto which the driveway of the corner house would connect. Mr. Dryden indicated it would provide better traction for automobiles turning onto Grant Street than the current dirt surface_ Boa r�uestions a r v d Qq Board questions included: �.._. Is Glen Road South accessible to emergency vehicles'? Yes. What sizes will the houses be? One - will be approximately 3,575 square feet and the other 3,450 square feet of gross floor area- 0 What mechanism will assure the permanence of the undeveloped land's open state? A condition Minutes for the Meeting of February 25, 2004 of the special permit. • Please provide footprints of nearby houses on with next submittal. • Include drainage plans at definitive stage. 5 Audience Comments and_Questio Ms. Laura Sanford, 6 Glen Road South, said that the road is quite rugged, especially in winter, but she would prefer that it remain so. She requested that both of the new driveways be off Grant Street. Mr. Galaitsis suggested that the developer pave a shorter distance on Glen Road South. This satisfied Ms. Sanborn`s objection to the driveway onto Glen Road South_ Several Board members regarded the proposed houses as out -of -scale with the neighborhood. Mr. Harden indicated that he likes the site plan and that the development would be a good addition to the neighborhood. Upon motion duly made ,and seconded, it was voted to approve the Glen Road South preliminary cluster subdivision plan with the changes suggested. The public informational meeting was closed at 1 1:15 p-m. ARTICLES FOR 2004 TOWN MEETING * * * * * * * * * * * * * * * * * * * * * ** PLANT RIl G BOARD ZONING INITIATIVE Arti 6, Zoning Bvlaw, Open Space in Residential DevelgUme The Board discussed whether or not to go forward with their proposed amendment to the way open space is calculated in residential developments. Mr- Galaitsis indicated he is still unwilling to support the amendment. Upon motion duly made and seconded, it was voted 4 -1 (Mr. Galaitsis opposed), to bring Article 6 to Town Meeting and to withdraw Article 7. On a motion duly made and seconded, the Board voted unanimously to adjourrf a- 1 ,35 p_rn, bf/ John L. Davies, Clerk