HomeMy WebLinkAbout2004-12-01-PB-minPLANNING BOARD MINUTES
MEETING OF DECEMBER 1, 2004
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 Kastorf with members Davies, Galaitsis, Harden,
Manz and planning staff McCall - Taylor and Tap present.
REPORTS ***** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
Selectmen's Goals Mr. Kastorf reported that the Selectmen have invited the Planning Board to come and
talk with them at one of their meetings in January about the Selectmen's goals related to planning issues.
The Board agreed to do this on the evening of January 5, 2005,
Planning Director Search Mr. Davies reported that he had read the resumes of applicants for Planning
Director received by the Town Manager's office. He will assemble the interview panel in preparation for
interviews to be held on December 10.
Center Parking Mrs. Manz reported that she and Howard Levin of the Center Committee have been
unable to meet on central business district parking matters. She will keep trying to coordinate a meeting
so they can draft an amendment to the center parking provisions. The Center Committee believes that a
way must be found to make an equal playing field between parking requirements for restaurants and other
types of businesses. Ms. McCall - Taylor urged the Board to carefully define the perceived problem
needing a solution, as studies show that there is enough parking in the center.
Piper Road LIP Ms. McCall - Taylor reported that Homes Development, Inc. presented a conceptual plan
to the Selectmen at a recent meeting for land bordered by Route 2, Waltham Street and Piper Road. Mr.
Esserian, president of Homes Development, would like to do a Local Initiative Project (commonly
referred to as a friendly Comprehensive Permit) with an affordable component in partnership with the
Board of Selectmen, the special permit granting authority for LIP applications.
* * * * * * * * * * ** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS * * * * * * * * * * * * *
SUBDIVISION OF LAND
Grant Street at Glen Road South Definitive Cluster Subdivision Plan Continued PUBLIC HEARING
At 7:45 p.m., Mr. Kastorf opened the continued public hearing on Mr. John Oberteuffer's and Ms.
Kathryn Mockett 's definitive cluster subdivision plan for land on Grant Street at Glen Road South.
Present were Mr. Oberteuffer, Mr. Rick Waitt, engineer, and Mr. Robert Phelan, consultant to the
applicant. There were 5 people in the audience.
Mr. Waitt detailed the revisions made in response to Board requests on October 20, 2004:
The common open space is shown as lot 4, a separate lot, which would be in common ownership.
The existing conditions plan shows the new pavement on Glen Road South with the redesigned
driveway to lot 3.
The impacts worksheet shows corrected calculations.
The chart of sizes of nearby dwellings was updated using the Assessor's data and plans for new
construction not yet in the Assessor's records.
They will request a determination that Glen Road South is of adequate grade and construction to
provide access to the Oberteuffer's house, as it has for many years
Board Comments and Questions: Mr. Galaitsis expressed his disappointment that the new houses will
be substantially bigger than those nearby. Mr. Waitt responded that they are smaller than the average new
house being built today and smaller than those shown in the preliminary plan, due to the Board's request
at that time.
Minutes for the Meeting of December 1, 2004
Audience Comments and Questions: Marianne Boswell, 31 Oakland Street, expressed her hope that the
Board would approve this plan, as it preserves so much of the character of the site. Nilanjana Rahkit, 82
Grant Street, asked about the cluster subdivision concept and about what screening there would be
between her house and the new dwellings. Mr. Oberteuffer thanked the Board for their long consideration
of the subdivision.
Mr. Kastorf closed the hearing at 8:15 p.m.
The Board, citing the public benefits this cluster plan offers -- preservation of the character of the setting
of Mr. Oberteuffer's historically significant house, less impervious surface than a conventional plan would
require, and screening between the proposed new houses and abutting properties and Grant Street—on a
motion duly made and seconded, voted to:
1) determine that the portion of Glen Road South that provides frontage for number 14 is of
adequate grade and construction to continue to provide access to the existing house;
2) approve the definitive subdivision plan, entitled "Grant Street at Glen Road South ", dated May
26, 2004, revised September 9 and October 29, 2004;
3) grant a special permit with site plan review (SPS) for a subdivision with three or more dwellings
and grant other special permits as cited in the decision.
2005 TOWN MEETING
PLANNING BOARD ARTICLES
Potential Zoning Amendments Relative to the Board meeting on December 8, Mr. Kastorf asked the
Board members to be ready with suggested wording for the two proposed zoning amendments - accessory
apartments and the center parking provisions. He would prefer not to submit placeholders in the warrant,
for which the closing date is December 28 at 4:30 p.m.
CITIZEN ARTICLES
Rezone Battle Green Inn for Residential and Commercial Uses Mr. Eric Shapiro and Oakt
Development Presentation by Applicant: Mr. Shapiro and his development team— Mr. Erik Rhodin,
architect, Ms. Gwen Noyes and Mr. Arthur Klipfel, Oak Tree Development, Inc. and Mr. John Farrington,
attorney — presented a second sketch plan for the Battle Green Inn property on Massachusetts Avenue and
Waltham Street. The existing building would be demolished and entry to the new structure would be from
Waltham Street instead of Massachusetts Avenue. Envisioned is a four -story building with 35 residential
condominiums above 6,500 square feet of retail space at street level and parking underneath. There would
be an interior courtyard, individual terraces, and a portion of the roof would be designed for residents'
use. The partial fourth floor would be set back from the edges of the building and would contain one
room of each three - bedroom unit. The current plan shows 11 one - bedroom, 21 two- bedroom and three
three - bedroom units.
Mr. Rhodin described the changes made in response to comments from presentations to other groups
relative to the roof, the tower, and the building's exterior character and perceived scale in relation to
abutting structures. The handicapped access shown previously would not be necessary as the first floor
retail spaces would be at street level, Redesign of the parking garage yielded additional spaces. The team
seeks a traditional look, with a variety of interesting details. Three units for moderate- income persons is
the team's current thinking relative to an affordable component.
Board Questions and Comments:
Diversity: The Board reiterated its concern about the high projected prices of the residential units, as
diversity, as the Board defines it, means a wider range of unit prices attainable by a corresponding range
of income groups. Mrs. Manz remarked positively on a previous reference by Oaktree to some possible
Minutes for the Meeting of December 1, 2004 3
rent - reduced retail spaces. Ms Noyes indicated that the development team needs more data from the
contractor to be more specific in this area.
Traffic: The proposed traffic pattern on Waltham Street relative to the entrance to the property concerned
the Board, especially center traffic and cut - through traffic Vine Brook Road.
Size: The Board raised concerns about the size of the building and whether a fourth floor was necessary
Impact: The Board indicated that views of the building should be pleasing and not overbearing to abutting
properties. They were particularly concerned about the view from Vine Brook properties.
Audience Questions and Comments: Abutter requests included asking the developer to provide
renderings of how the building would look from their standpoint as well as information about delivery
trucks and traffic patterns. The proposed height of the building concerns some. One abutter spoke in favor
of departing from the center's bland two- story, 1950s look. Mr. Patrick Mehr encouraged even more
stories on the building, with more and less expensive units, with the senior center on top, as this would
produce more foot traffic, as in Europe.
Mr. Harden spoke of the advantage of incremental change, which can result in more organic growth. He
commented that this proposal allows the Board to examine goals identified in the economic development
element of the 2002 Comprehensive Plan relative to the center business district.
Mr. Kastorf summarized the Board's feedback for the development tearn, as follows:
• buttress the economic argument that generates this scale and the preponderance of luxury units
or consider more attainable units
• continue outreach to the community
• obtain a thorough traffic study, including Vine Brook Road, and begin developing mitigation
measures
+ the fourth floor needs at the least a better presentation of how it will look, but Town Meeting
may be more comfortable with three stories.
Attorney Farrington commented that the building will be a very expensive one to build and the base price
asked may be high. Given this, he wondered how to define affordability or attainability.
On a motion duly made and seconded, it was voted to adjourn the meeting at 11:1.0 p.m.
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