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PLANNING BOARD MINUTES
MEETING OF MAY 26, 2021
Minutes of the Lexington Planning Board
Held on May 26th, 2021, Virtual Meeting per Governor Baker’s Order at 7:00 pm
Present: Charles Hornig, Chair; Robert Peters, Vice-Chair; Michael Schanbacher, Clerk; Melanie
Thompson; Robert Creech. Also present was Amanda Loomis, Planning Director. Ms. Carol
Kowalski joined the meeting in progress.
Mr. Hornig stated that this remote participation meeting was being held in accordance
with Governor Baker’s March 12, 2020 Executive Order suspending certain provisions of
the Open Meeting Law to allow remote participation during the State of Emergency due
to the outbreak of COVID-19. Mr. Hornig provided instructions to members of the
public, who were watching or listening to the meeting via the Zoom application,
regarding the process for making a public comment.
******************** DEVELOPMENT ADMINISTRATION*************************
Continued Public Hearing: 109 Reed Street (Kay Tiffany Way) Waiver Request and
modification for the Approved Subdivision:
Mr. Hornig asked if staff had heard from the applicant or if he was present at the meeting. Ms.
Loomis replied no. Mr. Peters recommend the Planning Board turn down the application and the
applicant can refile the application or the Board could continue the public hearing. Ms.
Thompson, Mr. Creech, Mr. Schanbacher all agree the application should be turned down and
the applicant can refile at a later date.
There was no comments from the public.
Robert Peters moved that the Planning Board close the public hearing for the modification of
the plan for 109 Reed Street. Bob Creech seconded the motion. The Planning Board voted in
favor of the motion 5-0-0 (Roll call: Robert Peters – yes; Melanie Thompson – yes; Michael
Schanbacher – yes; Charles Hornig – yes; Robert Creech - yes). MOTION PASSED
Robert Peters moved that the Planning Board deny the request for the modification of the plan
for 109 Reed Street due to lack of justification for the modification. Bob Creech seconded the
motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Robert Peters – yes;
Melanie Thompson – yes; Michael Schanbacher – yes; Charles Hornig – yes; Robert Creech -
yes). MOTION PASSED
*************************BOARD ADMINISTRATION****************************
Planning Board Regulations-Solar Energy Systems (SES) Regulations:
Ms. Loomis presented the updated modification to the document for the Planning Board
to discuss if they want to accept the changes she presented.
Planning Board Members Comments and Questions:
Mr. Peters felt they changes were appropriate and had one correction in section
lighting associated 11.2.2 should be lot lines and not lot lights.
Page 2 Minutes for the Meeting of May 26, 2021
Ms. Thompson agreed with the changes.
Mr. Creech requested confirmation the signs were for both commercial and
residential. The answer was yes.
Mr. Schanbacher agreed with the changes.
Mr. Hornig had expressed concern about being required to hire a peer review
consultant if we have the appropriate staff to do that and the language should read
instead that the Planning Board shall review the surety letter every five years.
There were no public comments.
Robert Peters moved that the Planning Board adopt the SES Regulations as amended.
Michael Schanbacher seconded the motion. The Planning Board voted in favor of the motion
5-0-0 (Roll call: Robert Peters – yes; Melanie Thompson – yes; Michael Schanbacher – yes;
Charles Hornig – yes; Robert Creech - yes). MOTION PASSED
Open Space Residential Developments (OSRD): Discussion for possible zoning
amendment:
Mr. Hornig said this was a continuation on the discussion from the last meeting. Mr.
Hornig presented his proposal for the OSRD that was in the packet.
Planning Board Members Comments and Questions:
Mr. Schanbacher asked for clarification on the dwelling units not exceeding a
2,100 square foot limit. He asked for clarification of the amenity space of 100
square foot limit per unit.
Mr. Creech would like a little larger amenity space allowed per unit.
Mr. Peters asked for clarification on the math for the affordable unit calculations.
Ms. Thompson asked for clarification on the Maximum Household Income
percentage of AMI.
Mr. Creech asked for an update on where the Special Permit Residential
development Committee SPRD is on this matter and are they aware that the
Planning Board may have its own proposal? Mr. Hornig said yes and they will
discuss this at their next meeting. Mr. Creech also asked for clarification if this
was a by right proposal. Mr. Creech would like to go through this proposal line by
line for discussion. He asked for clarification in section 6.12.3.2 about no
frontage, and 6.12.3.3 no yards would be required for in an OSRD, 6.12.3.4
regarding the perimeter height limits, 6.12.3.5 with multiple dwellings and
concern about developers assembling lots. He mentioned that there are some parts
of town with very deep lots (over 600 feet) that might be prime targets.
Assembling these kinds of lots would eliminate open space and space currently
used by wildlife. Mr. Creech asked for a few examples of what was shown on the
Household Income for AMI table, i.e., examples of the number of AMI unit
brackets that would be delivered for different size projects.
Mr. Peters asked for clarification on work force housing feedback from
developers. He asked if the 35% requirement for open space had any
qualifications or limitations on if wetlands would be able to be used for that
space.
Ms. Thompson asked for clarification if there was a minimum or maximum
number of units. She expressed concern that these developments could get big and
have a lot of units that could be jammed in on a chunk of land.
Minutes for the Meeting of May 26, 2021 Page 3
Public Comments and Questions:
How high can the buildings be? 40 feet.
If Board Members or the public want to submit comments send them to staff. Mr. Hornig
would like to bring this forward to the Fall Special Town meeting.
Residential Housing Types and Intensity: Discussion for possible zoning
amendment:
Mr. Hornig presented his concept of this proposal for single lots to be considered for
some time in the future. This proposal would be to try to bring back two or three family
housing on lots as opposed to only allow single family houses. The goal would be to
bring in a variety of housing to meet the needs for the elderly and disabled residents. Mr.
Hornig asked for discussion by the Board Members on this concept to meet the needs of
more than just the wealthy for million dollar homes.
Planning Board Members Comments and Questions:
Mr. Peters said this would be a very large change and how this would be
implemented and finessed; it would need to be discussed further. He discussed
about the economics of on a large lot building a two family home in this market
for $1,500,000 each as opposed one very large single family home for less money
and said he was not sure that this would accomplish a whole lot.
Mr. Creech said in some cases it is just not what the developers want to do.
Ms. Thompson said to look at the website for missingmiddlehousing.com and
have the Board discuss that further with planning staff.
Mr. Schanbacher said this was a fantastic idea to diversify the housing stock and
we need to put work into this and find a way to incentivize this concept.
Mr. Creech shared some pictures of two-family houses in other communities that
would be acceptable and nothing neighbors would object to.
Mr. Creech said he worked up a model of two-family houses throughout
Lexington, but would not do it in a historical district. The next time this is on the
agenda he will bring forward his ideas.
Mr. Schanbacher said zoning here in Lexington is restricted and these options for
two family-homes should be sprinkled throughout Lexington so not to exclude
people. The hard part will be bringing this through Town Meeting.
Public Questions:
There was a question on lessons learned from other communities.
Staff Updates:
On June 15 at 7:00 p.m. there will be a Comprehensive Plan public forum.
Board Member Updates:
There is a Comprehensive Plan Advisory Committee meeting June 1.
There is a SPRD meeting on June 1 in the morning.
The Community Preservation Committee is meeting June 3.
The next meetings for the Planning Board are June 9 and 23.
Page 4 Minutes for the Meeting of May 26, 2021
Review of Meeting Minutes May 12, 2021:
Robert Peters moved that the Planning Board approve the minutes of the May 12, 2021
meetings as presented. Melanie Thompson seconded the motion. The Planning Board voted in
favor of the motion 5-0-0 (Roll call: Robert Peters – yes; Melanie Thompson – yes; Michael
Schanbacher – yes; Charles Hornig – yes; Robert Creech - yes). MOTION PASSED
Robert Peters moved that the Planning Board adjourn the meeting of May 26, 2021. Bob
Creech seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll
call: Robert Peters – yes; Melanie Thompson – yes; Michael Schanbacher – yes; Charles
Hornig – yes; Robert Creech - yes). MOTION PASSED
Meeting adjourned at 8:22 p.m.
The meeting was recorded by LexMedia.
The following documents used at the meeting can be found on the Planning Board
website in Planning Board packets.
Draft Open Space Residential Development dated May 21, 2021 (4 pages).
Missing Middle Housing Presentation dated May 20, 2021 (5 pages).
Michael Schanbacher, Clerk of the Planning Board