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HomeMy WebLinkAbout2011-02-02-BLUPC-min MINUTES OF MEETING BUSA LAND USE PROPOSAL COMMITTEE (BLUPC) February 2, 2011 The meeting was called to order by the Chairman, David Horton, at 7:07 p.m. Present were the Chairman, Deborah Strod, Pam Shadley, Al Zabin, Ginna Johnson and Bill Dailey. Ric Fulop was not present. The Chairman explained that the Committee wanted to keep the process going as a deadline for the submission of the Committee’s report is approaching. He expressed his appreciation for the attendance of the members and the persons in the audience, despite the weather conditions. There were approximately eight interested individuals in attendance. The minutes for the prior meeting were approved. Deb Strod stated that she might submit an addition to the minutes, and the Chairman indicated he would accept the addition, subject to review. Public comments were invited and Bella Tsvetkova, a neighbor, expressed a sentiment that it was unlikely the housing group would get the financing that was being suggested by the Lexington Housing Partnership. She further expressed a concern that any housing project would not get underway for at least three years. Comments were made concerning the recreation proposal, and her concerns regarding noise that would be generated by the people using the field. She requested that a noise study be performed for the recreation field. Bob Pressman addressed the Committee and made available a sketch showing the feasibility for including the three uses, i.e., housing, recreation, and affordable housing, on the property. Mr. Pressman’s sketch included two buildings for affordable housing, each being approximately 38 ft. by 108 ft., with the buildings facing Lowell Street. The sketch included a field measuring 100 ft. by 240 ft. and a three-acre parcel for farming purposes. The Committee members reviewed with interest the sketch submitted by Mr. Pressman and will copy the plan and return it to him at a later date. Pam Shadley and Debbie Strod commented that they were uneasy vetting a late proposal such as Mr. Pressman’s and observed that if the housing were to be located facing Lowell Street, traffic concerns which had been previously expressed by the neighbors would be exacerbated and the slope from the street would need to be addressed. Ms. Shadley further observed that Mr. Pressman’s plan included a smaller field than previously proposed by the Recreation Committee and questioned if it met the needs of the Recreation Department. In addition, there are currently no data to suggest that a farm on 3 acres of land can be financially viable. The Committee agreed that Mr. Pressman’s plan would be posted on its website. Under Old Business, the Chairman indicated each member would be giving comments concerning his or her thoughts regarding the three proposals that had been made. The housing section of the report, in draft form, is to be submitted by email to the Chairman. Al Zabin and Bill Dailey had prepared this draft and will distribute it to Committee members for comment. 659410.1 Individual thoughts were invited by the Chairman. Al Zabin indicated he would like to see an effort to have five acres devoted to the community farm use that has been proposed. He observed that the inclusion of all three uses did not appear to work well. It was Mr. Zabin’s suggestion that the Board of Selectman should explore alternatives, i.e., possibly acquiring extra land to help support the farming operation. During the comments that were made, Mr. Zabin and others mentioned the Waltham Street property as a possible location for additional farming space. During Mr. Zabin’s comments, Janet Kern, from the Farm Group, indicated it was anticipated the cost for each CSA share would be $550. She stressed there would be other sources of income to support the costs involved with the operation of the farm. Deb Strod observed that efforts had been made to try to place all three uses on the land with the result the inclusion of all three activities would create an intense use of the property. Ms. Strod indicated that she would favor the proposed farm use for the property with possibly some small amount of affordable housing being included. Ms. Shadley expressed a strong support for the farming proposal as the site’s sole use and indicated she felt the future residents of the Town would derive much benefit from the community farm. She read from a prepared statement that included the following: During the course of this process my sense of the true and critical importance of our recommendation has heightened, due primarily to the incredible value of this parcel. It has unique attributes that cannot be duplicated elsewhere, including its proximity to the Arlington Reservoir and Munroe Brook and its current use as a farm. As an individual, and I understand that I am only one voice on this Committee, I believe that the Busa land should be used in its entirety as a community farm. I believe that because it currently is a farm, it has the correct infrastructure and soils, it will not cost the Town ANY money for its establishment and, because I feel the weight of a future where land will become ever more valuable and be more densely settled, that a community farm is absolutely the wisest long term land use for this property. I believe that in 100 years the people of Lexington will say, “I am so glad that in 2011 Lexington had the wisdom to decide that it needed and wanted a community farm.” Ginna Johnson observed that she wished the parcel were larger and stated her support for the land remaining a farm. She felt the Selectmen should explore with the Goldinger family the possibility of acquiring the land the Goldingers previously indicated might be available for additional farming space. Any affordable housing that is included on the property could be made available for a resident farm manager. Deb Strod observed that as a town meeting member she had voted to acquire the property and she favors the farm use as proposed. The Chairman, Dave Horton, stated he favored the community farm, with some housing, i.e., one or two single-family houses, or perhaps a two-family duplex, along Lowell Street, if possible, and some passive recreation such as hiking trails. Al Zabin observed that the land could take more than one house and that you might be able to get a single unit consisting of two to four attached duplexes. Discussion among the Committee members ensued, and the consensus appeared to be that one or two units of affordable housing would probably create a contribution to available affordable housing stock but that additional units would not be feasible 2 659410.1 if the farm proposal is to move forward in a viable manner. Mr. Zabin further observed that the Farm Group, consisting of volunteers, has put forth an interesting proposal, and he noted the community support which appears to be available. He also observed that scattered-site housing has worked well in the Town, and he recounted his work over the years with regard to such efforts. Bill Dailey observed that the Busa Farm operation, by the family, had reached a point where it was near the end of the line.The purchase price of $4,000,000 was arrived at by determining the amount of buildable lots on the property and placing a value on each such lot. Having in mind the difficulties faced by the Busa family members in sustaining the farm operation, it was stated that the Farm Group is going to need additional land, over and above that available on the premises, to be successful with the farm operation. It was stated there may be parcels in addition to the Waltham Street property that could be made available to the Farm Group, including land off Middle Street and land off Allen Street.Mr. Dailey stated that he favored one affordable housing unit (a single-family house or a two-family duplex), if such could be built without the need for a variance. He advocated for the Selectmen to explore with the Goldingers the availability of land that could be used to allow for the construction of a recreation field, citing the need for such a field, which has been acknowledged to exist for years. A general discussion among Committee members was held with the consensus being that a farm operation should be supported, with some housing, i.e., one or two units for one or two families, respectively, with the recreation field being difficult to position on the property, with a suggestion the Selectmen explore the acquisition of additional land from the Goldingers. Ginna Johnson stated that she wanted some specificity in the report regarding the housing that the Committee would support, again raising concerns regarding traffic in Lowell Street. It was left that Al Zabin would write the section for the report on housing and would give his draft to Ginna Johnson for her review and edits. The outline for the report was discussed with the first section to be drafted by Deb Strod, the second section by Pam Shadley and the third section by the Chairman. Pam Shadley and David Horton will co-author the recommendations section using the housing parameters written by Ginna Johnson and Al Zabin. It was expressed that the goal was to meet with the Selectmen on February 28, 2011 with the report. It was hoped by February 9, 2011 that the first five sections of the outline for the report could be prepared in draft form. Meetings are to be held, subject to the availability of the thth Committee members, on February 9 and February 16. The meeting was brought to a close by the Chairman at 9:04 p.m. 1 659410.1