HomeMy WebLinkAbout2002-09-18-PB-minPLANNING BOARD MINUTES
MEETING OF SEPTEMBER 1$, 2002
The meeting of the Lexington Planning Board held in the Selectmen's Room, Town Office Building, was
called to order at 7:35 p.m. by Chairman Galaitsis, with members Davies, Harden, Kastorf and planning
staff Garber, McCall - Taylor, Tap and Machek present. Ms. Chase was out of town.
MINUTES
Review of Minutes The Board reviewed the minutes for the meeting of September 9, 2002. On the
motion of Mr. Kastorf, seconded by Mr. Davies, it was voted unanimously to approve the minutes, as
written.
* * * * * * * * * * * * * * * * * * * * * * * * ** REGIONAL, INTERTOWNISSUES * * * * * * * * * * * * * * * * * * * * * * * * **
Metropolitan State Hospital Reuse, Update on RFP Ms. McCall- Taylor reported that according to the
Department of Capital Asset Management, 160 developers have responded with expressions of interest to
the RFP for the developable Met State land in Lexington. The deadline for filing is December 23, 2002.
Meanwhile, the Lexington Met State Task Force is working to create a plan for Lexington involvement in
the development process, establishing priorities among issues they believe are important to Lexington.
She said the task force's next meeting would be on October 17, 2002.
PLANNING DIRECTOR'S REPORT * * * * * * * * * * * * * * * * * * * * * * * * **
Comprehensive Plan Implementation Measures RFP: Mr. Garber reported that Philip B, Herr and
Associates, of Newton, was chosen to provide on -call consulting services related to implementing the first
four elements of the comprehensive plan. He explained how the three respondents were ranked. Heir's
proposal was judged to be the highest in terms of qualifications, offering the second lowest principal
.hourly rate and the highest percentage of principal time, 76 percent.
He also updated the Board on the EO 418 grant application. If successful, it would give the Board up to
$30,000 more with which to pursue their high priority initiatives.
* * * * * * * * * * ** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS * * * * * * * * * * * **
PLANS NOT REQUIRING APPROVAL UNDER THE SUBDIVISION CONTROL LAW
Form A/02 -3, 15 Spring Street The Board reviewed an Approval Not Required Plan for land at 15 Spring
Street. On the motion of Mr. Davies, seconded by Mr. Kastorf, the Board voted unanimously to endorse
the plan entitled "Plan of Land in Lexington, MA ", dated August 23, 2002, and revised September 17,
2002, prepared and certified by Malcolm McDowell, Professional Land Surveyor, Noonan & McDowell,
Inc., Billerica, MA., with Form A/2002 -3, submitted by Dean H. Curtin, applicant, as it does not require
approval under the Subdivision Control Law.
SUBDIVISION OF LAND
Lexington Hills Preliminary Subdivision Plan. Walnut Street, Roseland LLC: Public Information Meetirta
Present for this item were Mr. Charles Forman, Walnut Roseland, LLC, applicant; Mr. John Farrington,
attorney; Mr. Gary Larson, Larson Associates, landscape architect; Mr. Riehard Waitt, Jr., Meridian
Engineering, Inc., engineer; Mr. bier I�rierc, Boston Survey Company, traffic engiheer; Mr. Steven.
Hurley, architect, and Mr. Jeff Nd .. e�iy. There were 16 people in the attdlence.
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Mr. Forman introduced the dey� f pji4nent team and stated how the prelim iriat y plans shown tonight
respond to the Planning Board° �`equests and suggestions at the sketch plan stage in December 2001. He
Minutes for the Meeting of September 18, 2002
2
explained that the Walnut Roseland LLC was forined to develop this land on Walnut Street, site of the
former Middlesex County Hospital, and described its financial arrangements and status relative to
ownership of the land. He said that he met with Mr. Marshall Derby, Chairman of the Lexington Housing
Assistance Board, and learned what they want in the way of affordable units.
Mr. Larson presented locus context and site analysis plans of the site. The existing buildings are in a state
of disrepair. The proposed subdivision street will follow the current driveway into the site and the paved
existing parking lot will be eliminated. The plan shows 26 dwelling units arranged in three groups with a
mix of attached and detached single- family dwellings, including two affordable units. House footprints
range in size from 1500 square feet to 1950 square feet for a total of about 107,000 square feet of living
area. Sixty -one occupants are projected, less than the li_rnit of 80 by the impact _measures. Total
impervious surface on the site would be 122,000 square feet, or 25 percent. Mr. Larson said that they
request some relief from the limit of 15% because what they propose to build overall would result in less
impervious surface than is on the site now by three - quarters of an acre. He also said that, due to the site's
topography, the plan falls short of the required 10 percent of usable open space, but that the site's beauty
would be destroyed if they had to provide level open space.
Mr. Larson reported on his meeting with Assistant Fire Chief William Middlemiss. Based on the results
of this meeting and the Board's expressed preference for three affordable units, Mr. Larson had developed
another plan with a total of 29 units. This new plan had three affordable units in one dwelling at the end
of cluster A, as well as better access and turnarounds for fire apparatus. There would be two more units of
market rate housing. Emergency access for the site would be an easement to Trapelo Road in Waltham
with a radio - controlled gate for both Lexington and Waltham emergency personnel.
In summation, Mr. Larson said that the development team believes that their proposal offers significant
public benefits and could be considered a project of significant public benefit as it provided for:
■ more than ten percent of affordable units;
■ preservation of the best aspects of the landscape, and;
■ removal of the large parking area and hospital buildings for a net reduction in site coverage.
Mr. Briere explained the traffic study his firm conducted. Overall, he said, there would be no significant
impact from the development. The level of service at key intersections would remain the same for the
present and for five years hence. Development at Met .State was taken into account. He added that they
took their traffic counts in April. At that time the sight distances were good for speeds of 30 miles per
hour but when vegetation is in leaf, some trimming would be necessary to maintain safe sight distances.
Mr. Hurley presented some preliminary drawings of the proposed houses, explaining that they will be of
traditional New England style, built of stone and clapboard, with asphalt shingles. Thew target market is
"empty- nesters" and other small households. The market rate units will have two bedrooms, with a study,
and two -car garages. The attached, affordable units will have two bedrooms and one -car garages.
Questions: Mr. Galaitsis remarked on the significant amount of impervious surface proposed, Mr. Harden
added that the driveways alone represent 35,000 square feet of surface. He asked if that could be reduced.
Mr. Larson said the roadway has already been narrowed since their first submission. Mr. Galaitsis also
asked if the units would be age - restricted. Mr. Forman said that they would be targeting the 55+ age
brackets but want to avoid age restrictions. In answer to a third question, Mr. Larson said that with the 29
units, total living area would be 116,000 square feet.
Mr. Kastorf asked if they have addressed the engineering division's issues_ Mr. Larson responded that
they are being addressed. Mr. Davies remarked that he was glad to see another affordable unit offered. In
response to Mr. Harden's question as to why the affordable units are grouped together, Mr. Forman
Minutes for the Meeting of September 18, 2002 3
responded that they are sited where the land value is lower and Mr. Derby had no objections. According
to his understanding with Mr. Derby, one unit would be donated to LexHAB, and LexHAB would
purchase the other two for solely the cost of the materials. LexHAB would maintain the units as rental
properties.
Ms. Jacquelyn Davison, Town Meeting Member, Precinct 3, asked about the amount of common open
space, usable open space and the proposed prices of the units. Mr. Larson answered that there would be
167,000 square feet of common open space. There would be less than the required usable open space, but
the wooded, steep parts of the site are worth saving and could be used for hiking, he said. Market rate unit
prices are not yet known.
Many of the questions from the audience had to do with the traffic study. Those who live along Walnut
Street were unsatisfied with Mr. Briere's answers, saying that the street is only 14 feet wide in places,
there is no room to walk, and it cannot safely bear any more traffic. Someone asked him to add traffic
through Potter Pond, at both entries, to the traffic study. A resident said he thought the Planning Board or
the Police Department should do a traffic study too. Mr. Galaitsis said that concerned residents would
have to hire someone to do that if they do not agree with BSC's study. Mr. Gilbert Garber, Potter Pond,
asked if the dwellings would have basements. The answer was that some would have a walkout level.
Mr. Edward Glidden, a Waltham resident, asked about demolition of the buildings on the site, believing
that parts are in Waltham. He was assured the buildings are completely in Lexington. He also said that the
possible multi - dwelling housing on the adjacent Waltham land would generate a lot of traffic.
Ms. Ione :Bisson.ette, 14 Walnut Street, asked how long demolition and construction is likely to take. Mr.
Nadherny estimated one and one -half to two years. He said that heavy equipment would stay on the site,
not making numerous trips on Walnut Street.
Comments: Mr. Galaitsis said that he likes the design of the dwellings, and the fact that three affordable
units are proposed, but was disappointed at the total number of units and amounts of impervious surface
and usable open space. He added that he wants real commitment to empty- nester market rate units and an
accounting of rooms that could be converted to bedrooms, e.g., "office" or "study ".
Mr. Davies expressed reservations about the traffic study, believing that it somehow needs to be
customized to the site rather than just reflecting national trip generation data. He would like to see counts
of Potter Pond cut - through traffic.
Nh Harden said that overall the proposal is a good one from a site design viewpoint, but that traffic and
impervious surface need attention, as the plan pushes at the limits of the impact measures. He is not as
worried about resident age - restriction.
Mr. Kastoaf said he liked the increase to three affordable units, but not the increase to 29 units total. The
traffic issue concerns him. He said that the Board had expected to see a 26 -unit proposal with three
affordable units.
Mr. Waitt said that the impervious surface calculations in the cluster regulations are punitive. He added
that good site design has saved the best open space. Mr. Larson said that this development has only 23
units /acre, less dense than most subdivisions in Lexington, and that overall runoff from the site will be
less than current runoff.
Mr. Davies pointed out that a development with fewer units would solve the traffic and impervious
surface problems. Mr. Harden suggested reducing the number of units would help get something closer to
Minutes for the Meeting of September 18, 2002 4
15% impervious surface. He was more comfortable with targeting to an older population without
restricting it to the same. Mr. Kastorf said in general he was pleased to see how the plan had progressed,
but using the addition of one more affordable unit as a basis for adding two market rate units was pushing
the limits.
The Board asked the applicants to come back with a revised preliminary plan, for which the public
information meeting would be continued.
* * * * * * * * * * * * * * * * * * * * * * * ** REGIONAL, INTERTOWN ISSUES
Hanscom Air Force Base ESPR PreliminaKy Report of Review Issues: Ms. M.achek briefly updated the
Board on the content of Massport's most recent Hanscom Air Force Base Environmental Status Planning
Report, which she has been reviewing. She said that the report addresses two growth scenarios: one
through the year 2005 and one through 2015. She said that among proposed projects at the air base are a
200 -room hotel and a new access road through the cast ramp area. She said that traffic mitigation plans
include the usual police details and installation of a traffic- calming roundabout but did not describe any
traffic demand management proposals. The comment period on the ESPR ends on November 15, 2002.
The Board asked Ms. Machete to provide them with relevant excerpts from the Executive Summary of the
ESPR along with a draft letter of their response to the ESPR. Mr. Galaitsis asked if any other Board
member could attend meetings of the Hanscom group in his place, as be is too committed to other projeets
to go.
RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS
Applications To Be Heard on September 26, 2002: Ms. McCall- Taylor gave an oral review of the
following applications:
231 Bedford Street — Illusion Hair Design and Tranquilities - Modification of a special permit to
change an existing standing sign.
Board members all felt that the proposed sign has an excess of information making it an advertisement as
much as a location sign. They agreed to recommend that the sign be simplified.
P 915 Waltham Street — Texaco - Special permit to change signs. Variance to change canopy. The
retrofitted i.d. sign, shown as 4 4 on the site signage plan, has only 2'9'/" clearance under the sign.
The Planning Board was concerned about the effect on sight lines for vehicles exiting onto Waltham.
Street. The old sign started at 5'6" off the ground, malting it possible for vehicles exiting the site to look
under the sign for on- coming traffic. They agreed to recommend that the applicant should address the
issue of sight lines.
P Lot 171, map 72, Earl Street (abuts 43 Earl Street and 38 Ward Street) and Lot 34, map 88, Hazel
Road (abuts 8 Hazel Road) — Appeals of decisions of the Zoning Enforcement Officer that the
enumerated lots are not separate, buildable lots.
After a brief discussion the Board agreed to urge the Board of Appeals to uphold the decision of the
Zoning Enforcement Officer. In addition to the grounds given for considering the lots merged, the Board
believes that adjoining non - conforming tots should be merged when they come into single ownership.
They asked staff to attach to their recommendation to the Board of Appeals a copy of a privileged memo
from Ryan Pace of Palmer and Dodge further expanding on the legal basis for this.
The Board had no comment on. the following applications:
24 Colony Road —Variance from front and side yard setbacks to construct an addition and expand the
front entry
155 Pleasant — Variance from rear and side yard setbacks for a storage shed
41 Albemarle Avenue —Variance from front and side yard setbacks to construct an addition
Minutes for the Meeting of September 18, 2002
e 26 Locust Avenue — Variance from 30 ft. front yard setback to construct an addition
Ms. McCall- Taylor also reported that the Board of Appeals would not be amending the granted
Walgreens' petition for a drive - through pharmacy window. The ZBA felt that it would be the same as
reconsidering the decision, and they could find no legal basis to justify doing so.
* * * * * * * * * * * * * * * * * * * * * * * * ** PLANNING DIRECTOR'S REPORT * * * * * * * * * * * * * * * * * * * * * * * * **
Zoning Reform Movement Mr. Garber reported on the progress of the Zoning Reform Working Group,
of which he is a member. It is in the process of drafting amendments to the State Zoning Act and
Subdivision Control Law focusing on the grandfathering provisions, some aspect of 40B and 40A section
3 dealing with the prohibition against the regulation of interior floor area. The working group encourages
Planning Boards across the state to get involved in the effort.
Fiscal Year 2004 Mr. Garber reported on the town's budgetary process for fiscal year 2004, which is
currently underway. The budget is now based on performance measures. He said that cuts of up to 20
percent across the board are contemplated.
* * * * * * * * * * * * * * * * **
PLANNING BOARD ORGANIZATION, SCHEDULE
Meeting Schedule for October The Board set meetings for October 9 and 23. October 15 was agreed
upon for the next Transportation Element workshop. Mr. Kastorf suggested a meeting on Oct. 2, perhaps
meeting with the consultant, to discuss comprehensive plan implementation strategies, particularly
inclusionary zoning. Mr. Galaitsis suggested asking other towns what they are doing,
On a motion duly made and seconded, the Board voted unanimously to djourn th m ling at10:50 p.m.
art P. Ka torf, Clerk