HomeMy WebLinkAbout2003-06-18-PB-minPLANNING BOARD ML\aYFES
MEETLNG OF RJNE 18, 2003
The meeting of the Lexington Planning Board held in the Selectmen's Room, Town Office Building, was
called to order at 7:30 p.m. by Chairman Harden with members Chase, Davies, Kastorf and planning staff
Garber, McCall- Taylor, and Tap present_
MINUTES
Review of Minutes The Board reviewed and corrected the minutes for the meeting of June 4, 2003. On
a motion duly made and seconded, it was voted to approve the minutes as amended.
* * * * * * * * * * ** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS * * * * * * * * * * * **
SUBDIVISION OF LAND
Johnson's Farm Cluster Subdivision, 3MG LLC, Release of Lot Mr. Joseph Gelormmni, the developer, and
Ms_ Patricia Brown, attorney, were present for this item. Mr. Gelorrim would like the Board to release lot
five of the Johnson's Farm subdivision even though the public facilities are incomplete. He said that the
Selectmen postponed until June 30 acting on his application for permission to connect into town
water /sewer so he could not complete the road work and utility connections, but he has worked out
something with the engineering division. for June 23, Mr_ Gelormini said the subdivision covenant can act
as surety on lot five and he has asked the developer, a friend of his, who is buying lot five, for a
landscaping bond_ He reiterated that he has no doubt that the house on lot dive will relate appropriately to
the rest of the cluster development
On the motion of Mr. Kastorf, seconded by Mr. Davies, it was voted 4-0 to release lot five of the
Johnson's Farm Cluster subdivision, provided all existing homeowners covenants run with the lot.
On the motion of Mr_ Kastorf, seconded by Mr. Harden, it was voted to authorize Mr. Garber to add the
necessary warding to the lot release and to sign it for the board-
47-53 Pleasant Street Preliminary Conventional Subdivision Plan, Mr. Eugene Luongo, Pu blic
Information Meeting Mr. Eugene Luongo and Mrs_ Jeanne Luongo, the applicants, and their son; Mr_
Gary Larson and Mr. Chris Bailey, landscape architects, Larson and Associates; and Mr. Richard 4Vaitt,
Meridian Engineering, were present. There were 10 people in the audience_
Mr. Larson presented a plan showing seven house lots on a new cul de sac off Pleasant Street. The
existing buildings house, garage and shed —will be demolished and the trees and brush along the front
of the site thinned out and shaped up, though most of the trees will remain. They plan to retain the stone
wall along Pleasant Street. There will be a permanent easement over the wooded portions of back corner
of the tract; along Pleasant Street there will be a 30 foot -wide easement across lot one and a 20 -foot wide
easement across lot seven. The smaller of the proposed houses, which will range in size from 2,200 to
2,450 square feet of livin space, will be situated on the lots closest to Pleasant Street. Mr. Larson noted
that the amount of usable open space in the plan exceeds the minimum required. The amount of
impervious surface is less than the maximum allowed. No waivers are requested_ Their intent is to have
the town accept the new road as a public way.
Beard Questions and Comments: Mr. Harden noted that Mr. Luongo's had presented a sketch plan for
his land at 47 -53 Pleasant Street in November 2002_ At that time the Board encouraged Mr_ Luongo to
consider developing a cluster subdivision.
Minutes for the Meeting of June 18, 2003
2
Mr. Kastorf pointed out that the corner of the proposed house nearest Pleasant Street is actually closer to
the street than the existing dwelling. Ms. Chase asked about the proposed street width. Mr. Larson said
that 24 feet is the required width and asked if the Board would prefer a narrower road. Responding to her
question of why they are showing a buffer along Pleasant Street that is less than the Planning Board had
asked for, Mr. Larson said that a 50 feet buffer is not needed. They plan to supplement the current
vegetation and create some terracing. Proposed plantings will be shown in the definitive plan_
Mr. Harden voiced concern about the proposed dwellings' height. Mr. Larson said that the architectural
work has not been done yet and new vegetation will screen them. Mr_ Davies and Ms. Chase thought the
first floor elevations seemed high. The height of the proposed terracing also concerned the Board.
Audience. Questions, and Comments Mr. Russell Morash, 41 Pleasant Street, warned of serious existing
water intrusion problems in the area and asked if the development is far enough away from the wetlands.
Mr. Larson answered yes and said they will have to file a Notice of Intent with the Conservation
Commission when the parcel closest to the wetlands is built on. Also, there will be an adequate
stormwater system to store the water and return it to the soil. Mr. Waitt provided details on the drainage
system.
Other abutter concerns were oil drums and other trash on the site; the position of the new road relative to
Milliken Road; screening for the existing houses; insufficient sight distance for drivers entering Pleasant
Street; the number of houses proposed (Five houses instead of seven was suggested as being preferable);
potential blasting; and the length of the construction process_ Someone asked if the owners of the new
houses would be able to add on. to them. Mr. Larson replied that they probably could, within the limits of
the Zoning Bylaw. In response to Mr. 1V orash's question, Mr. Luongo said that it is not decided yet who
will actually develop the property.
Direction from the Board: The visual impact of the development along Pleasant Street is a concern in
this subdivision_ This includes the transition between Pleasant Street and the front two lots of the
development, and the scale and massing of the proposed dwellings and retaining walls. The Board would
like to see fewer house lots, perhaps 6, in a cluster scheme that would preserve more of the character of
the site. This would solve the major problems the Board has with this plan. The stone wall alonb the front
shall be retained. A mid -term review will be required.
On a motion duly made and seconded, the Board voted 4 -0 to approve the preliminary plan for 47-53
Pleasant Street with the understanding that the Board would not approve seven lots or offensive massing
and scaling. The .plan shall show more appropriate massing scale and landscaping than does the
preliminary plan_ Architectural elevations should be provided. All efforts should be taken through design
and placement of the houses to minimize the height of the houses and to avoid the appearance of them
looming over Pleasant Street.
Further conditions of the preliminary plan approval that must be addressed with all necessary additional
detail at the definitive plan stage are: a sidewalk must be provided within the subdivision, or a waiver
sought frorn the requirement; all trees to be retained will be indicated on the plans and in the field, and
efforts will be made to retain as many trees as possible within the site and along the borders; the applicant
should make clear the purpose of the conservation areas and whether any disturbance to the areas will be
permitted; the plans will show the required minimum yards of 30 feet for front yards on both streets and
25 feet for side and rear yards (unless the house sizes are reduced to below 2,500 square feet of gross
Moor area, in which cases side and rear yards -nay be 15 feet). There will be no vehicle access to the
subdivision lots from the paper street shown as Milliken Road on the plans.
Minutes for the Meeting of June 18, 2003
3
Aaron Road, Request For Changes To Road. Design Ms. McCall-Taylor reported that some of the
abutters to the Aaron Road subdivision would like the Board to approve some design changes to the road.
After some discussion, the Board decided that the original plan should be followed as the engineering
division and fire department approved the design. Also, there wasn't consensus among the neighbors at
the time the plan was approved and that has not changed. Some do not want the road design altered_
HOUSING
Comprehensive Plan Implementation. Review of Memo from Consultant Philip Herr The Board
unanimously applauded the work program that Mr. Philip Herr prepared describing tasks that he plans to
accomplish over the next year relative to implementing the housing element of the Comprehensive Plan_
Some of the tasks to be addressed include affordable housing development guidelines, an affordable
housing overlay district and inclusionary incentives_
RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS
Mlications To Be Heard on June_ 26 2003 Mr. Davies gave an oral review of the following
applications:
99 Follen Road — Permit to add fill
10 Muzzey Street — Dabin Restaurant — Renew special permit to operate restaurant
IS Preston Road -- Variance to allow 3 -story addition
10 Tavern Lane — Variance to allow garage within 30' setback
The Board had no comment on the above applications and agreed to defer to the Design Advisory
Cornrnittee regarding the application below.
60 Bedford Street — Special permit for internally illuminated wall mounted sign
The Board agreed that due to time constraints they would ask staff to review Board of Appeals
applications and bring to the its attention only those that involve planning issues.
PLANNING BOARD ORGANIZATION, SCHEDULE
Meeting Schedule The Board set meetings for July 9, 16 and 23, and for August 13, 2003_ The third
housing meeting will be held on August fifth or sixth, depending on the committee members' availability.
On a motion duly made and seconded, the Board voted unanimously y (#oUrn at 10 rn.
L_ Davies, Clerk