HomeMy WebLinkAbout2004-03-10-PB-minPLANNING BOARD MINUTES
MEETING OF MARCH 10, 2004
The meeting of the Lexington Planning Board held in the Clarke Middle School auditorium, was called to
order at 7:30 p.m. by Chairman Harden with members Davies, Galaitsis, Kastorf, Manz, and planning
staff Garber, McCall- Taylor, and Tap present.
* * * * * * * * * * * * * * * * * * * * ** ARTICLES FOR 2004 TOWN MEETING
Articles 12 Amendment to RD Standards; and 13 and RO to RD Metropolitan State Hospital Site
Public Hearings Mr. Harden opened the hearing at 7:35 p.m. Present were Mr. Michael Roberts and Ms.
Liz Smith of AvalonBay Communities, Inc.; Mr. Steve Schwartz and Mr. Dan Reynolds, Goulston &
Storrs, attorneys; Mr. Edmund Grant, local attorney, Mr. Rick Bryant, Rizzo Associates, traffic
consultant; Mr. Michael Thomas and Mr. Robert Cohen, Department of Capital Asset Management.
There were about 50 people in the audience.
Mr. Roberts presented Avalon Bay's development scheme for the 22 -acre campus of the former Met State
Hospital site, noting that it responds to many of the requests heard in their meetings with Lexington
residents over the past year. Instead of the 430 rental units first proposed, they have reduced the number
by 10 percent, for a total of 387 units in a mix of one two and three - bedrooms: 60 units for 55+
households and 43 for Department of Mental Health clients. Ninety -seven units will be affordable to
people with moderate incomes, defined by the US Department of Housing and Urban Development as
those earning 80 percent of the PMSA median income in the Boston metropolitan area. The building
envelope is surrounded by 300 acres of protected open space. A multi- generational community amid
attractive open space comprise two prime criteria named by the Lexington Met State Task Force for the
site. Another is preservation of a portion of the historically significant hospital buildings. AvalonBay will
renovate close to 50 percent of the buildings.
Mr. Roberts indicated that AvalonBay projects that the community will produce 104 school age children,
an updated calculation using Avalon at Lexington as an example as well as other Lexington data. They
believe that the community will be fiscally neutral for the town and Mr. Larry Koff, who performed a
peer review of the data, confirms this. School enrollment is projected to move downward in 2007 -2008.
Mr. Bryant presented updated traffic information. He indicated that some of the intersections that the
AvalonBay community will affect are already "broken" and that AvalonBay's "fair share" of
responsibility for "fixing" them needs to be determined. At this point, a contribution of $250,000 is
being offered to the town for transportation mitigations, which could include bringing Lexpress on site.
Avalon Bay would provide a "stop" near Kline Hall.
Mr. Roberts ran through the list of other benefits being offered as follows: a $75,000 upfront contribution
to Lexpress plus $15,000 /year for five years; fully subsidizing Lexpress passes for five years; providing a
shuttle to Alewife, possibly with the 128 Business Council, for a period of five years at an approximate
cost of $500,000; an on -site transportation coordinator; on -site sale of transit passes; bike storage;
$200,000 to School Department; restoration of Kline Hall with approximately 13,000 square feet
available for community use; construction permit fees to the Town could be as much as $500,000 in
2005 -2006; affordable housing that will allow the town to meet DHCD 10% target; an intergenerational
community; diverse housing, and historic preservation of the hospital site layout and buildings.
Board Comments and Questions: Board members indicated their pleasure at the 10 percent reduction in
units, bringing the number down to 387 with significant reduction in the impacts of the development. Mr.
Harden still believes that transportation demand management needs improvement and any program
should be ongoing, not end after five years. Mr. Roberts responded that he expects that the service would
have established itself among the residents by then — it is AvalonBay's intent to support it through the
Minutes for the Meeting of March 10, 2004 2
beginning years. Mr. Kastorf concurred with Mr. Harden's points and added that the AvalonBay
community should establish a visible "front door" on Concord Avenue with sidewalks and the like. Mr.
Roberts responded that a sidewalk connecting to existing sidewalk on Concord Avenue is planned as well
installation of a yellow light and crosswalk.
Mr. Galaitsis indicated his belief that transportation service will need to be subsidized for the long term.
He questions the number of school -age children and feels the development will be an "outlier" — citing a
Citizens Housing and Planning Agency (CHAPA) analysis.
Mr. Roberts described plans for Kline Hall in response to Mrs. Manz's query. AvalonBay will use 7,000
square feet of space for its operations and an exercise room; there will be dual purpose indoor basketball
/ theater seating area and 10,000 square feet on the terrace level. In answer to other questions Mr. Roberts
indicated that parking for 130 cars will be provided. Some amenities, e.g. a dry cleaning establishment,
are planned. Mr. Harden suggested adding an ATM.
Mr. Davies indicated that he approves of the town -like feel of the overall design.
Town Officials Questions and Comments: Sara Amold, Transportation Advisory Committee, thanked
AvalonBay for recognizing Lexpress's importance as a link for the AvalonBay community to Lexington
Center, indicated that the committee hopes for a larger donation that would fund a route that encompasses
Lexington Square (as it is called for the time being). She indicated that consistent service that arrives at
least once per hour is needed.
Mr. Lance Prager of 178 Concord Avenue asked how this development could be prevented. Mr. Steve
Heinrich, Chairman of the Board at Potter Pond, expressed his association's belief that the proposed
development is much too large and will put too much pressure on the town for services. They fear that
south Lexington is being sacrificed so the Town can achieve its goal of 10 percent of affordable housing
even though that is a moving target.
Mr. Richard Canale, 29 Shade Street, asked the Planning Board to consider "smart growth" principles,
e.g., considering how the new community can be integrated into town life, and to work out with
AvalonBay as many issues as possible before Article 13 comes up at Town Meeting. He asked if the
Massachusetts Historical Society had been consulted. The answer was affirmative.
Selectman Dawn McKenna indicated her skepticism of the developer's projection of the likely number of
school -age children. She suggested that AvalonBay prepare to pay for each child in excess of their
projection. She asked for a larger donation to Lexpress, saying it should be permanent and increase over
the years.
Town meeting member Loren Wood demonstrated his reasons for saying that 280 is the equitable number
of units to build. Housing Partnership Board member Kenneth Kreutziger expressed the Board's support
for AvalonBay's proposal, referring to goals stated in Lexington's Comprehensive Plan.
Mr. Kevin Johnson, South Lexington Civic Association, expressed the group's concern about the number
of near -term proposed developments that will directly affect the quality of Iife for residents in south
Lexington, including large developments just over the town line in Waltham.
A number of Town Meeting members indicated their position that building fewer units would solve many
of the impact problems foreseen. Mr. Roberts indicated that AvalonBay would defer to local preferences
in terms of the selection process for residents of the affordable units, in response to Board of Appeals
Minutes for the Meeting of March 10, 2004
member Nyles Barnert's question.
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Mr. Robert Cohen, DCAM, commented that the State is not de- accessioning properties like Met State
without good planning. He stated that this has been a very long process and the reuse committee
recommended this proposal as it reflected community values, including historic preservation, diversity,
and affordable housing.
Mr. Harden indicated that the Planning Board would not make a decision on the proposal tonight. A
number of issues need review and input by Town Counsel.
The hearing was closed at 10:40 p.m.
On a motion duly made and seconded, it was voted to adjourn the meeting at 10:40 p.m.
John L. PAies, Clerk