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HomeMy WebLinkAbout2002-11-20-PB-minPLANNING BOARD MINUTES MEETING OF NOVEMBER 20, 2002 The meeting of the Lexington Planning Board held in the Guard Room at the Police Station was called to order at 7:30 p.m. by Chairman Galaitsis, with members Chase, Davies, Harden, Kastorf and planning staff Garber, McCall - Taylor, and Tap present. MINUTES* Review of Minutes The Board reviewed the minutes for the executive sessions of October 9 and 23, 2002. On the motion of Mr. Davies, seconded by Mr. Kastorf, it was voted unanimously to approve the minutes as written. * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** STAFF .REPORT * * * * * * * * * * * * * * * * * * * * * * * * * * ** Development Update Ms. McCall- Taylor repotted that the Board of Appeals unanimously denied the petition by the owner of 12 Adams Street for a special permit under Section 4.4, Historic Preservation Incentives, of the Zoning By -Law, to create a second building lot. Also, the petition for a variance and special permit to create a second dwelling unit in a one - family dwelling at 6 Abernathy Road was postponed to allow some redesign. The Board had written strongly worded letters to the Board of Appeals recommending such actions. Hanscom ESPR, MEPA Hearing Mr. Davies reported on the Massachusetts Environmental Protection Agency hearing on the Hanscom Environmental Status and Planning Report. The hearing was held in the Bedford High School Auditorium on November 19. He said that Mr. Galaitsis made an excellent presentation on noise effects. Many people attended along with Lexington's State Representatives and Senator Fargo. MEPA will rule on the ESPR. * * * * * * * * * * ** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS * * * * * * * * * * * ** SUBDIVISION OF LAND PUBLIC HEARING. Johnson's Farm Definitive Cluster Subdivision Plan. 336 -342 Bedford Street. JMG Development, LLC Present for this item were Mr. Joseph Geloirnini, applicant; Ms. Patricia Brown, attorney, Mr. V. Michael Weinmayr, landscape architect; Mr. Malcolm McDowell and Mr. John Noonan, engineers. Mr. Weinmayr gave a detailed presentation of the landscape plan for a cluster subdivision on six acres of land off Bedford Street. He said that all work would conform to current best practices. Three hundred trees will be retained and many others planted, including 39 street trees. Seventeen dwellings are proposed, three with frontage on Bedford Street, and the remainder along a new road ending in a cul de sac. Two units will be sold to the Lexington Housing Assistance Board. Mr. McDowell explained the drainage system, the design of which responds to requests from the Board at the preliminary plan stage. The detention pond will be smaller in order to save trees. A well structure with generator and control panel includes an autodial feature for emergencies. He said that Noonan & McDowell has had ample experience with this type of storm water drainage structure. ......... .............. ................. ..... .. ...... .... ... ... ... .... ... .... ......... . . Board Questions /Comments: Ms. McCall- Taylor commented that the Fire Department's request for a second hydrant, its only stated concern, was addressed in this plan. The Board had several questions about the drainage system. Mr. McDowell explained that the water from that portion of the lot which slopes toward Bedford Street will be directed toward a drain in Bedford Street which will be upgraded. The water from the remainder of the lot will go to a detention basin in the rear. A number of questions had to do with the slope differentials on the site. Relative to the pump station, M.r. Gelormini said that a homeowner's association will be formed to deal with maintenance issues. There Minutes for the Meeting of November 20, 2002 2 were further questions about the existing stone wall, which will be partially saved, and plantings between the units. Mr. McDowell said that the plan is somewhat schematic but Mr. Galaitsis requested that the landscape drawings reflect accurately where the limit of work line is relative to trees to be saved. The developer agreed to install fencing to protect retained trees. Audience Questions /Comments: Ms. Virginia Lovett, 342 Bedford Street, asked how one could be sure that the developer follows through with the plan. Ms. McCall- Taylor responded that the Board would not release the covenant, or the lots to be sold, in the event that the developer failed to fulfill his obligations. Ms. Lovett also asked about pedestrian and equine access through the site as has existed in the past. Mr. Gelormini said that he would leave an opening in the fence and a pedestrian path would have a bark chip surface. Attorney Brown noted that the neighbors were technically trespassing in the past. Mr. Gelormini said he would work with the neighbors as the project advances but commented on the new owners' rights as well. Ms. Denise O'Connor, 330 Bedford Street, asked that a buffer be provided for her historical house, which will be most exposed to the development. Mr. Wayne Johnson pointed out the danger to people, especially children, of .horses cutting through. Ms. Mimi Ehrens asked about the affordable housing arrangement, plantings near her home and traffic impacts. All acknowledged a difficult traffic situation. Ms. McCall - Taylor said that the new curbing will define the roadways better, Nh. Gelormini said that he asked for a waiver of the requirement for sidewalks to allow the trees to be planted closer to the street. The Board favored the waiver. Mr. Galaitsis closed the hearing at 9:20 p.m. On the motion of Mr. Davies, seconded by Mr. Kastorf, the Board voted unanimously to approve the definitive plan subject to the conditions discussed and to grant the waiver of sidewalks and to grant the Special Permit with Site Plan Review and the Certificate of Action. CD Zoning — Ledgemont Office Park, Spring Street, Beal Companies Present for this item were Mr. .Peter Nichols, Senior Vice President, The Beal Companies, applicant; Mr. Gary Larson, landscape architect; Mr. John Farrington, attorney; Mr. Charles Kalauskas, traffic engineer, BSC Group; Mr. Joseph Gloski , architect; and Mr. William Peach, engineer. Mr. Nichols said that .his company is interested in adding another structure to their complex of buildings known as Ledgemont at the intersection of Spring Street and Hayden Avenue. He said that the development team has done some preparatory work, site plan studies, etc. Engineering studies are just beginning. They have met with the South Lexington Civic Association (some of whose members were present tonight) and the Economic Development Officer Mary Jo Bohart. They do not want to adversely impact the property, which attracts quality tenants. Tonight they seek input from the Planning Board. Mr. Larson, who worked on the original site development plan, described the current state of the site and outlined the character of the new project, to be known as Ledgemont 3. A new building, a parking structure and a loop road off Spring Street are envisioned. Mr. Gloski presented some conceptual drawings of the proposed structures which may provide up to 162,000 square feet of office space and 485 parking places. The traffic consultant gave a brief overview of possible traffic impacts saying that they will work to limit the impacts. They predict that 2/3 of cars coming to the site will use the Hayden Avenue entrance and 113 will use the Spring Street entrance,' Mr. Nichols added that he had met with the 128 Business Council that morning. Two of the Ledgemont tenant companies use the Council's Alewife shuttle service. He said he would address transportation demand management (TDM) in real ways, and educate his employees in TDM strategies. Traffic engineer Minutes for the Meeting of November 20, 2002 Charles Kalauskas attended the Planning Board's third Transportation Element workshop on November 14 so is aware of what the Town desires. Questions from the Planning Board: Mr. Kastorf asked how many employees are currently on the site, commenting that a total of 1,200 employees could support some sort of food service. In response to another question, the engineer said that wetlands on the site obviate the need for a detention basin. Mr. Kastorf also asked for a study of how many cars are using the existing parking strictures. Ms. Chase commented on the high amount of traffic already using Spring Street. Mr. Galaitsis noted the poor level - of- service rating at the Spring Street intersection. Mr. Nichols said that laboratory and office uses are currently contemplated for the new building. Laboratory use usually generates less commuters than office uses. Mr. Harden urged him to design so that Hayden Avenue would be the main point of access, not Spring Street. The Board urged Mr. Nichols to work with the South Lexington Civic Association (SLCA). Mr, Thomas DeNoto, Mr. Richard Canale and Ms. Jacquelyn Davison of the SLCA were in the audience. They commented on the proposed floor area ratio, access to conservation land from the Ledgemont property and traffic concerns. *** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** STAFF REPORT FY2004 Budget Process Mr. Garber updated the Board on the Planning Department budget presentation at the Selectmen's meeting on November 18. Acrimonious was the word he used to characterize Selectman comments on the budget. A third planner position is an at -risk item. He said he has been spending about 40 percent of his time on budget issues recently. Mr. Galaitsis excused himself from the meeting at this point as the only remaining item on the agenda was the Board of Appeals cases, including the 40B application on Lowell Street to which he is an abutter. * * * * * * * * * ** ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS * * * * * * * * * * * ** RECOMMENDATIONS ON APPLICATIONS TO THE BOARD OF APPEALS Applications To Be Heard on November 21, 2002: Mr. Harden gave an oral review of the following application: 536 -540 Lowell Street —Continued discussion on the petition of Rising Tide Development LLC for a Comprehensive Permit Mr. Harden commented that the Board of Appeals wilt discuss the Lowell Street 40B project at its meeting tomorrow (Thursday) so there is not enough time to craft a response to the subject engineering points. It was agreed that staff would inform the Board of Appeals that the Planning Board will comment later, if desired. On a motion duly made and seconded, the Board voted unanimously to adjourn the meeting at 11:14 p.m. s art P. Kastorf, Clerk