HomeMy WebLinkAbout2003-10-22-PB-minPLANNING BOARD MINUTES
MEETING OF OCTOBER 22, 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. Mr. Galaitsis was absent.
**** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** MINUTES ****** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
Review of Minutes The Board reviewed and corrected the minutes for the meeting of September 24,
2003. On a motion duly made and seconded, it was voted to approve the minutes as amended.
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** STAFF REPORTS * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
Aaron Road Drainage Mr. Garber reported that staff received a letter from Mr. David Kocher, an abutter
to the Aaron Road development, about undone work that the developer, Mr. Barons, was to do on his
property. Staff notified Mr. Barons that if his verbal agreement with Mr. Kocher obligates him to finish
the regrading of his land at the property line he should do the work immediately. In his response to Mr.
Kocher, Mr. Garber said that the Town retains control over the release of the second lot, and that he
would take steps to ensure that the Community Development Department fully understands what is
required of the developer before releasing the property. The intent is to avoid the issuance of a Certificate
of Occupancy on the second lot and to prevent the release of this lot to the market if Mr. Barons has not
done the work on Mr. Kocher's lot and put in place adequate documentation of the Homeowners'
Maintenance Agreement.
Rangeway Road Rezoning, LexHAB Mr. Garber reported that LexHAB has withdrawn its article from
the warrant for the November 17 Special Town Meeting, seeking the rezoning of land on Rangeway Road
from RO to RT. LexHAB's consulting engineer could not do the required work on the project in time.
LexHAB will submit the petition for the 2004 Annual Town Meeting. A duplex house is planned for the
site.
Mr. Kastorf left the meeting at this point, as he is an abutter to Hazel Road.
* * * * * * * * * * ** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS * * * * * * * * * * * **
DETERMINATION OF GRADE AND CONSTRUCTION OF UNACCEPTED STREETS
G Hazel Road The Board reviewed a draft determination of adequacy of grade and construction for a
parcel of land on Hazel Road, Assessors Map 88, Lot 35. Ms. McCall - Taylor said that she consulted with
Town Counsel as the Board had wanted to know if a determination on Hazel Road would set any
precedent for other lots. She reported that determinations of adequacy of grade and construction apply
only to a single -lot situation and provide no precedent for a multiple -lot development.
On a motion duly made and seconded, it was voted 3 -0 that the roadway in front of b Hazel Road is
currently of adequate grade and construction to provide frontage to that parcel.
Mr. Kastorf returned to the meeting.
* * * * * * * * * * * * * * * * * * * * * * ** ARTICLES FOR 2004 TOWN MEETING * * * * * * * * * * * * * * * * * * * * * * **
Brookhaven at Lexington, Modify the RD -6 Zoning District Mrs. Natalie Riffin, a Brookhaven Board of
Trustees member, Mr. James Freehling, President and Executive Director, Ms. Diane Dooley, architect
and Mr. William Peach, engineer of BSC, Inc., were present to explain plans to expand certain of
Brookhaven's residential options in order to remain competitive in the market place.
Minutes for the Meeting of October 22, 2003 2
Mr. Freehling outlined the history of Brookhaven at Lexington, which opened in 1989 with 200
independent living units and 41 nursing home beds. Their cash contribution of $204,000 to the town
enabled LexHAB to purchase 10 units at Emerson Gardens for affordable housing. They run a shuttle to
the mall and other shopping destinations. Onsite there is a bank and country store as well as physicians.
They plan to rework the outside parking areas. Brookhaven pays $270,000 a year in lieu of property taxes.
Mr. Peach, noting that his firm did the original engineering for Brookhaven, presented an overview of
existing conditions on the site. The proposal calls for the construction of 45 additional independent living
units, 11 additional assisted living units and the creation of additional space for the health and wellness
center. After completion of the work, which will involve the elimination of some units, Brookhaven
would have a net total of 245 independent living units, 20 assisted living units and the present 49 beds in
the Nursing Center. A variance from the required amount of usable open space will be sought. They plan
to present the proposal to the 2004 Annual Town Meeting.
Ms. Dooley presented architectural renderings of the proposed new construction, which includes one
parking level under the four -story building. They will request a variance from the height limitation of
forty feet (as re- defined by 2001 Town Meeting) so that part of the new construction may be built to
match the height of the existing building.
Board Questions and Comments: Mr. Harden asked why they are seeking to expand now. Mr. Freehling
replied that they looked at the needs of their current residents (average age is 85 years) and at the aging of
the general population. They do not want to raise fees and so need more private apartments, which
generate income. It is hoped that the proposed expansion will serve for ten years. Brookhaven was
originally built at the beginning of the assisted living trend. More is now known about their needs. In
response to Mr. Harden's question about drainage, Mr. Peach responded that they would use new
underground recharge and overflow technology. There will be little increase in parking surface runoff.
Mr. Harden asked if any affordable units are being considered. Mr. Freehling replied that including them
is difficult in their facility and asked if perhaps the Board could give them some guidance relative to
appropriate contributions to the town in lieu of affordable units on site. Asked about traffic impacts, Mr.
Peach said that most car trips are in off -peak hours.
Audience Questions and Comments: Mr. Richard Canale, 29 Shade Street, relative to the open space
variance request, suggested a contribution of open space or maintenance of open space off site.to
compensate for the reduced open space on site. Regarding pcdestrian safety, he said that a crosswalk over
Waltham Street is definitely needed. Mr. Freehling said they are working with an adjacent condominium
complex in Waltham and State Representative Tom Stanley on that. Mrs. Erna Green., 25 Bridge Street,
remarked that bikers are also in danger in the area.
Mr. Harden thanked the Brookhaven team for their presentation.
Met State Hospital Reuse, AvalgnBay Presentation Present for this item were Mr. Michael Roberts, Ms.
Liz Smith, Mr. David Kelly, Mr. Michael Bennett, Mr. Ed Bradford, of AvalgnBay; Mr. Steven Schwartz
and Dan. Reynolds, attorneys, of Goulston and Storrs, and Mr. Edmund Grant, attorney.
Mr. Roberts introduced the development team and outlined the history of the Met State Reuse project. In
Tune 2003 AvalonBay became the developer of the 23 acres, in Lexington, to be developed. AvalgnBay is
very excited about the site and its various challenges including the restoration and reuse of some of the
buildings and the preservation of the big old trees in the courtyard. Asked what has changed since
Minutes for the Meeting of October 22, 2003
AvalonBay's previous presentation last summer, Mr. Roberts said there are fewer three - bedroom units and
it was decided to use only the existing curb cuts from the Parkway. The project is fully funded and if all
goes well, they can begin construction in spring 2005. The breakdown of unit types is: 97 one - bedroom
(23 %); 303 two - bedroom (7 %); and 30 three - bedroom (7 %). Based on their extensive experience with
this type of development, 60 to 70 school -age children (SAC) are expected among the 800 -900 future
residents. The affordable units (25% of the total number) will be scattered throughout. Mr. Roberts
commented that, typically, more children live in affordable units. Mr. Harden asked that an analysis of the
potential number of school children be prepared and urged AvalonBay to work with Lexington's school
administration. Mr. Kastorf asked about the Department of Mental Health (DMH) units, Mr. Roberts said
that their location is still undecided, initially they had thought all would be provided off -site but now a
substantial number, up to half, will be provided on -site.
In response to Mrs. Chase's questions about parking and traffic, Mr. Roberts noted that 220 parking
spaces would be under buildings, and that traffic will enter and exit only at Concord Avenue, The Trapelo
Road exit is only for emergencies. A traffic study of the project will be available in a week or so. Mr.
Harden asked about transportation demand management efforts. Mr. Roberts indicated the site is well
placed to access public transit, including LEXPRESS, and that previous experience with in -house shuttles
has discouraged them from offering such transportation service.
Other topics touched upon were: 1) future use of Kline Hall: AvalonBay would like suggestions from the
Board; (2) Section 8 vouchers and the affordable units: usually 25% of affordable units are Section 8 but
in this program 25% of the units will be affordable to those earning 80% of the median, which is lower
than the Section 8 fair market rates; (3) no unexpected problems with building reuse: AvalonBay has been
pleasantly surprised at their condition, though removing asbestos and lead paint will be more costly than
they had thought. They will be back with more details after the traffic and school children studies are
done, more is known about Department of Mental Health's wishes, and the Local Initiative
Petition/DHCD process is more clear.
Patriot Partners, Lexington Technical Park, Rezoning of Portion from RO to CRO Mr. Stephen Rice and
Mr. Joseph Zink of Patriot Partners, new owners of the former Raytheon property at Spring Street and
Route 2, presented an outline of Patriot Partners' plans for the site. This is a joint project of Mohawk of
Concord; Atlantic of Framingham; and Peabody Global. Raytheon will vacate the buildings in November
2003.
The partners envision a biotech business park. They've found that scientists want to live in the suburbs so
a suburban office would likely benefit them in terms of commuting as well as attract talent from
Cambridge, etc. Patriot Partners has already joined the 128 Business Council, which runs shuttles to
MBTA's Alewife Station, Mr. Rice could foresee providing an in -house shuttle service when enough of
the park is rented to support it.
Patriot Partners propose to: renovate existing buildings for laboratory use; to demolish 71,500 square feet
of conference center; add two new laboratory buildings totaling 348,000 square feet, for a new total on
the site of 638,000 square feet, a net increase of 277,00 square feet of space. Also added will be 458 new
parking spaces. However, the market could affect these plans and they could end up with more office
space, necessitating more parking spaces.
They plan to stay within the .15 floor area ratio limit in the CRO district; focus on less intense laboratory
use; provide public access to pond and open space at the rear of the site; generate a substantial increase in
property tax revenue, provide "no build" protection for residential parcels on Shade Street; and help fund
off -site traffic improvements and "incentivise" their tenants to provide their employees with alternate
Minutes for the Meeting of October 22, 2003 4
modes of travel. Mr. Kastorf suggested they examine the actual amount of parking that is used by tenants,
which may be less than that provided, and consider not building some spaces until they are clearly
needed.
They will petition the 2004 Annual Town Meeting to rezone the residential land to CRO; seek a variance
of six feet from the Zoning Bylaw's height restriction for one of the new buildings; seek permission for
50% coverage for roof top mechanical equipment and to include- limited biotech manufacturing as an
allowed use.
The Partners have talked with the Conservation Administrator about wetlands. They do not intend to sell
their land currently zoned RO to a residential developer. Mr. Rice urged the Board to visit their website
for information as well. (wy lexin tontechnolo ark.com) The architect showed a brief conceptual
slide show of the proposed redevelopment of the site.
Board Questions and Comments: Board members had questions about the types of manufacturing
associated with biotech companies. Mr. Rice responded that the partners are educating themselves now in
this area and believe they can be prepared for 2004 Town Meeting. They prefer to stick to non- noxious
processes, and will not have terror related or infectious disease research. Mr. Davies forewarned them that
town meeting members would ask them many questions about these issues.
Selectman Peter Kelley asked: 1) why is all of the parking open. Economics was the reply; 2) Why don't
the partners build more rentable space, as they could within the current zoning? Mr. Kelley suggested
accommodating the Partners by approving a special permit that could be adjusted for future needs. Mr.
Zink thanked him for the idea but said that they would prefer clarity in the special permit.
STAFF REPORTS
Upcoming Work Mr. Garber outlined the projects coming up, including zoning initiatives, zoning bylaw
amendments and the three rezoning proposals heard tonight. Consultant Rick Taintor is working on home
occupations, cluster bylaw adjustments and a CN districts analysis. Mr. Garber would like to look at
changing some of the adaptive reuse restrictions.
On a motion duly made and seconded, the Board voted unanimously adjourn at 10:
/ John L. Davies, Clerk