Town of Lenox
Planning Board
August 11, 2009
Land Use Meeting Room
Members present: Chair Joseph A. Kellogg, JK; Ken Fowler, KF; Kate McNulty-Vaughan, KMV and Steve Sample, SS.
Absent with notification: Gary Schiff, GS;
Staff present: Mary Albertson, Town Planner.
The meeting was called to order at 6:00 pm.
Approval Not Required Plans: There were no plans submitted.
Continued Discussion - Section 6.7 Religious and Educational Uses and FAR Regulations: MA stated that she sent a request through the Mass Planners List Serve and received no responses. She suggested that the Planning Board consider replacing Section 6.7 with increased setback requirements for buildings that are larger than 5,000 square feet. She also suggested screening requirements for unsightly commercial or industrial grade equipment on such buildings. The provision would apply to all buildings even single family homes. These provisions might also help regulate the development of new McMansions.
MA distributed copies of the City of Cambridge Guide to Zoning. It gives a very good explanation of FAR and how it can control massing of buildings on individual lots. KF suggested that members review the Historic District Commission Guidelines regarding the massing of buildings. KMV raised the issue of increased home values when McMansions are built. JK offered his opinion that surrounding property values are not affected by such construction.
Board members agreed to pursue the idea of setback and screening requirements for large buildings in residential zoning districts. MA will prepare a draft for the next meeting. Members would also like to meet with the religious community regarding their future building plans.
Continued Discussion – Use Categories: JK suggested that we review our existing use categories to determine if they should be revised and also consider eliminating use variances from the Zoning Bylaw. He and MA will develop a draft proposal for the Board’s consideration.
CPA Recommendations for September Workshop: JK noted that the Community Preservation Committee (CPC) will be holding a workshop on September 14 at 7:00 PM and asked Board members if they wished to continue our past philosophy to give priority to open space acquisition and affordable housing projects. He also suggested we support projects which leverage additional grant funding and are not the sole source of financing. The consensus was to maintain these preferences for CPA funding. KF is the Board’s representative to the CPC and will relay our thoughts to the full Committee.
Green Communities Act: MA distributed copies of the Guidelines for Qualifying as a Green Community. JK wanted members to be aware that the Town Manager has filed a letter of intent to participate in this program which contains a requirement to allow renewable energy research and development and generating facilities as a by-right use. JK has discussed this with the Town Manager who believes that our Zoning Bylaw already meets this criterion because it allows research facilities as a by-right use in the Commercial District and so will not be seeking any zoning amendments to comply with the Town’s commitment to participate.
Incentives for Open Space Flexible Development Projects: MA said that the Board of Selectmen is considering a request to waive the sewer/water connection fees for the Aspinwell affordable housing units. The Selectmen are curious if the Board thinks a waiver of the water/sewer connection fees would also be appropriate as a tool to encourage open space development projects. The consensus of the members was to wait and see if our new Open Space Flexible Development bylaw is sufficient to encourage open space development projects.
Minutes: SS made a motion to approve the minutes of July 28, 2009 and KF seconded the motion. The Board voted 4-0- to approve.
Public hearing notices and decisions from abutting communities were reviewed.
SS made a motion to adjourn at 7:01 pm. KF seconded the motion and the Board voted 4-0 to adjourn.
Respectfully submitted,
Mary Albertson
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