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PLANNING BOARD MINUTES
MEETING OF OCTOBER 20, 2021
Minutes of the Lexington Planning Board
Held on October 20, 2021, Virtual Meeting at 7:00 pm
Present: Charles Hornig, Chair; Robert Peters, Vice-Chair; Michael Schanbacher, Clerk; Robert
Creech; Melanie Thompson. Michael Leon, associate member, is recused from the first item and
will join after. Also present was Amanda Loomis, Planning Director. Sheila Page, Assistant
Planning Director, will join shortly.
Charles Hornig, Chair, call to order the meeting of the Lexington Planning Board on
Wednesday, October 20, 2021, at 7:00 pm. For this meeting, the Planning Board is
convening by video conference via Zoom. Lex Media may broadcast this meeting live
and will record it for future viewing. Detailed information for remote participation by the
public may be found on the Planning Office web page.
Mr. Hornig conducted a roll call to ensure all members of the Planning Board and
members of staff present can hear and be heard.
Mr. Hornig provided a summary of instructions for members of the public in attendance.
It was further noted that written materials for this meeting are available on the Town’s
NovusAGENDA dashboard.
*****************DEVELOPMENT ADMINISTRATION*********************
5 Kimball Road, Street Adequacy Determination-Release of Surety:
The applicant has completed this subdivision and is requesting to have the surety released.
Robert Peters moved that the Planning Board release the surety for the 5 Kimball Road Street
Determination. Mr. 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
**********************BOARD ADMINISTRATION*************************
Vote to allow the Planning Director or Planning Chair to sign documents or plans
on behalf of the Board:
Robert Peters moved that the Planning Board designate the Planning Director or Planning
Board Chair to be authorized to sign plans or documents on behalf of the Planning Board.
Mr. 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
*****************DEVELOPMENT ADMINISTRATION*********************
12-18-24 Hartwell Avenue, Preliminary Subdivision:
Mr. Hornig explained that this is a commercial preliminary subdivision. Present were Carlton
Quinn, project engineer, and Adam Colangelo, the applicant. Mr. Quinn presented the plan for
the subdivision.
Page 2 Minutes for the Meeting of October 20, 2021
Board Comments and Questions:
Ms. Thompson asked the applicant to address the questions staff brought up.
Mr. Creech asked if sidewalks running on that side of Hartwell Avenue are required to be
kept.
Mr. Peters was comfortable with the draft decision and asked if the proponent has seen
the draft decision with the findings and conditions and had any comments on them.
Mr. Schanbacher and Mr. Hornig had no questions.
Ms. Loomis presented the draft decision to the Board Members.
Robert Peters moved that the Planning Board approve the preliminary subdivision plan for 12-
18-24 Hartwell Avenue with the findings and conditions as prepared by the staff with the
Planning Director authorized to correct any scrivener’s errors. Mr. 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
131 Hartwell Avenue: Preliminary Subdivision:
Present were Carlton Quinn, project engineer and Charlie Minasian, the applicant. Mr. Quinn
presented the plan for the subdivision.
Board Comments and Questions:
Ms. Thompson asked him to address the questions staff brought up.
Mr. Creech said we would like to see sidewalks all along Hartwell Avenue and
connecting to other properties.
Mr. Peters was comfortable with the draft decision and asked if the proponent has seen
the draft decision with the findings and conditions and had any comments on them.
Mr. Schanbacher and Mr. Hornig had no questions.
Ms. Loomis presented the draft decision to the Board Members.
Robert Peters moved that the Planning Board approve the preliminary subdivision plan for
131 Hartwell Avenue with the findings and conditions as prepared by the staff with the
Planning Director authorized to correct any scrivener’s errors. Mr. 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
17 Hartwell Avenue, Preliminary Subdivision:
Mr. Hornig explained that this is a commercial preliminary subdivision. Present were Mr.
DeAngelis and Chris Lemot from VHB. Mr. DeAngelis presented the plan for the subdivision
and Mr. DeAngelis reviewed and answered the questions asked in the staff memo.
Board Comments and Questions:
Ms. Thompson had no questions.
Mr. Creech had no questions.
Mr. Peters was comfortable with the draft decision and asked if the proponent has seen
the draft decision with the findings and conditions and had any comments on them.
Mr. Schanbacher and Mr. Hornig had no questions.
Ms. Loomis presented the draft decision to the Board Members.
Minutes for the Meeting of October 20, 2021 Page 3
Mr. Creech said that Mr. DeAngelis just committed to a sidewalk.
Mr. Hornig said a commercial road serving an industrial area and would need a 24-26
foot width.
Robert Peters moved that the Planning Board approve the preliminary subdivision plan for 17
Hartwell Avenue with the findings and conditions as prepared by the staff with the Planning
Director authorized to correct any scrivener’s errors. Mr. 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
420 Bedford Street, Preliminary Subdivision:
Mr. Hornig explained that this is a commercial preliminary subdivision. Present were Mr.
DeAngelis and Chris Lemot from VHB. Mr. DeAngelis presented the plan for the subdivision
and reviewed and answered the questions asked in the staff memo.
Board Comments and Questions:
Mr. Hornig said to work with the developer of the neighboring property that is going
forward tonight for their property so work together to do the right thing for access to the
properties. The Town is doing a comprehensive redesign of the road design in this area
and any work you do should be coordinated with that effort.
Ms. Thompson had no questions.
Mr. Creech asked to make this walkable for connectivity between the properties.
Mr. Peters had no questions, but will ask the Planning Director to review the draft
decision with the findings and conditions with the Board.
Mr. Schanbacher and Mr. Hornig had no questions.
Ms. Loomis presented the draft decision to the Board Members.
Mr. Hornig said he would like to see the entrance road to be at least 24 feet wide not the
40 or 50 feet it is now.
Robert Peters moved that the Planning Board approve the preliminary subdivision plan for
420-430 Bedford Street with the findings and conditions as prepared by the staff with the
Planning Director authorized to correct any scrivener’s errors. Mr. 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
440 Bedford Street, Site Plan Review, Public Hearing:
Mr. Hornig opened the continued public hearing and explained the background of this
application and that this will be heard based on the old regulations due to timing of the
application. Present were Mr. Ed Grant, attorney; Elisha Long, of Trammell Crow Company;
Dave Mackwell, engineer; Randy Kreie, architect, of Dimella Shaffer; John Oulette and Robert
Adams, landscape architects, of Halvorson Design; and Bernie Guen, traffic engineer, of
Vannasse & Associates. Mr. Grant said the project team would address the results of a shadow
study, light spill from the site, provide some discussion on sustainability and solar measures,
walking paths, sidewalks and connectivity and looked forward to working with our neighbors on
connectivity, response to traffic issues going west instead of east and other issues.
Page 4 Minutes for the Meeting of October 20, 2021
Board Member Comments and Questions:
Ms. Thompson asked for clarification if there would be a public transport drop off for
anyone who is not driving.
Mr. Creech had no additional comments other then what he already said on design,
setback from the street, potential connectivity and traffic issues.
Mr. Peters hoped they could do a solar installation on the roof of the parking garage. He
asked for clarification on the loading bays and asked if they were anticipating deliveries
of large trucks there. He asked if they anticipate the four loading docks to be occupied at
the same time for deliveries. Take a look at that and see if there is excess capacity there.
Regarding rubbish collection would you have business rules regarding the collection time
during business hours. Every curb cut on the south side of Bedford Street has posted no
left turn except one.
Mr. Schanbacher was not concerned about the shadows but wanted to see the visuals for
that.
Mr. Leon recused himself.
Mr. Hornig had an issue with having a way to turn around to make a left turn out and it is
a very major topic for the Complete Streets Initiative Team.
Public Comments and Questions:
There was a concern expressed about the number of cars were coming or going were only
165 cars so why do you need 575 spaces in the garage and what is the expected
population of the building. He also was concerned about the shadows being cast on
houses as early as 1:00 p.m.
There was a positive comment that the applicant was committed to reducing fossil fuel
energy consumption on any new building they build by 80 to 90%.
There was appreciation on the comments on light spillage from the site, but concerns
were expressed about the shadowing on residential homes for four or more months in the
year at 1:00 p.m. which is not acceptable.
Ms. Loomis presented the draft decision to the board and applicant.
Mr. Grant said his team needs time to see if some of the conditions are doable. Mr. Hornig said
the applicant would need to do a written request for an extension of time. Mr. Grant agreed to
that.
Robert Peters moved that the Planning Board accept the oral request from the applicant to
extend the decision deadline to November 30, 2021 for 440 Bedford Street to be followed up
with a written request. Mr. 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
Robert Peters moved that the Planning Board continue the public hearing for 440 Bedford
Street Site Plan review to October 27, 2021 at 7:00 p.m. Mr. 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
The Board recessed from 9:02 to 9:06 p.m.
Minutes for the Meeting of October 20, 2021 Page 5
***************************TOWN MEETING*****************************
Amend Zoning Bylaw Open Space Residential Developments (OSRD), Article 15:
Report and Presentation:
Mr. Hornig played the Special Town Meeting video presentation for Article 15, OSRD
and said it would also be used for the Select Board’s meeting on Monday October 25,
2021.
The Board discussed the presentation and provided input and generally felt it was much
better than the original presentation.
Robert Peters moved that the Planning Board reconsider the recommendation of the Planning
Board voted at the last meeting for Article 15, Open Space Residential Development Zoning
Bylaw to Town Meeting. 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
Robert Peters moved that the Planning Board recommend approval to the Fall Special Town
Meeting for the proposed zoning amendment for Article 15, Open Space Residential
Development in substantially the form as presented. Michael Schanbacher seconded the
motion. The Planning Board voted in favor of the motion 4-1-0 (Roll call: Robert Peters – yes;
Melanie Thompson – yes; Michael Schanbacher – yes; Charles Hornig – yes; Robert Creech –
no). MOTION PASSED
The Board reviewed and made recommendations and edits to the draft report for Article 15,
Open Space Residential Development.
Robert Peters moved that the Planning Board adopt the report for Article 15, Open Space
Residential Development Zoning Bylaw for Town Meeting. 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
Historic District, Article 9 Report and Presentation:
The Board issued a recommendation based on the preliminary report of the Historical
Commission. The commission only accepted a portion of the Planning Board
recommendations and discussed if the Planning Board Members wanted to change the
recommendation based on this new information. The Board felt the proposal has not
changed that much and their opinions remained the same. Mr. Hornig recommended that
the Planning Board’s next report should be to not accept this unless they include more
properties. Mr. Leon recommended the Planning Board just oppose it.
Public Comments and questions:
The process may be setting a precedent on how others may be done in the future
and the criteria and a clean process has not been used.
The rationale of not supporting the Historic District for not including enough
properties is unfortunate and was troubled by that.
A request for clarification was asked for what is the Planning Board role here?
A request for clarification was asked for on what was the basis of your objection?
Page 6 Minutes for the Meeting of October 20, 2021
A request for clarification on why the Planning Board was not willing to
compromise their position.
The Planning Board was asked for a recommendation on this proposal and they
are not required to advocate for it if they do not want to. Concern was expressed
on the precedent this may set. The question is if this is in the best interest of the
Town and we have a right to question this proposal.
Board Comments and Questions:
Ms. Thompson said her feelings has not changed from when we talked about it at
our last meeting.
Mr. Creech said there is a lot of neighborhood support and will leave it to the rest
of the Board Members to see how it would go.
Mr. Peters said the Board would support it with the condition of more houses
being included and that would be acceptable to him.
Mr. Schanbacher said he would agree and this should be conditional with more
properties being added to the district.
Mr. Leon said the Planning Board’s role is advisory and not to approve or
disapprove and it is up to the proponent to try to reconfigure the district
boundaries or not to react.
Robert Peters moved that the Planning Board recommend disapproval to the Fall Special
Town Meeting for the proposed Article 9, Historic District, Mount Independent Historic
District as presented to the Planning Board and further recommend the Historic District
Commission reconfigure the proposal to more closely follow the Massachusetts Historical
Commissions guidelines for the District. Michael Schanbacher seconded the motion. The
Planning Board voted in favor of the motion 4-1-0 (Roll call: Robert Peters – yes; Melanie
Thompson – yes; Michael Schanbacher – yes; Charles Hornig – yes; Robert Creech – no).
MOTION PASSED
Staff will work with the chair to bring forward a report to the next meeting.
The Annual Town Meeting Articles will be discussed next time.
**********************BOARD ADMINISTRATION*************************
Staff Updates:
LexingtonNext on October 26 has a public forum on Attractive and Vibrant Commercial
Areas.
Board Member Updates:
There was a public forum on complete streets last night for Bedford Street and Hartwell
Avenue.
The SPRD Committee met and had a positive meeting.
EDAC meeting is tomorrow.
The Select Board will have presentations on Monday October 25 on the Articles for the
warrant.
Next Wednesday is the Historic District Commission meeting on the Mount
Independence Historic District.
Minutes for the Meeting of October 20, 2021 Page 7
Upcoming Meetings:
There will be a meeting next week October 27 and the week after November 3. We will meet
several times during Town Meeting at 6:00 p.m. December 1 and 15 there will be additional
meetings.
Review Meeting Minutes for October 6, 2021:
Robert Peters moved that the Planning Board approve the minutes of October 6, 2021 meeting
as submitted. Michael Schanbacher seconded the motion. The Planning Board voted in favor
of the motion 5-0-0 (Roll call: Robert Peters – yes; Michael Schanbacher – yes; Melanie
Thompson – yes; Robert Creech – yes; Charles Hornig – yes). MOTION PASSED.
Adjourn
Robert Peters moved that the Planning Board adjourn the meeting of October 13, 2021.
Michael Schanbacher seconded the motion. The Planning Board voted in favor of the motion
5-0-0 (Roll call: Robert Peters – yes; Michael Schanbacher – yes; Melanie Thompson – yes;
Robert Creech – yes; Charles Hornig – yes). MOTION PASSED
Meeting adjourned at 10:54 pm
Lex Media recorded the meeting.
The following documents used at the meeting can be found on the Planning Board website in Planning
Board packets.
420 Bedford Street:
Subdivision Plan set dated October 13, 2021 (9 pages).
Application dated October 15, 2021 (5 pages).
Drainage memo to Planning Board dated October 13, 2021 (45 pages).
Staff memo dated October 15, 2021 (3 pages).
12-18-24 Hartwell Avenue:
Preliminary Plan Set (8 pages).
Staff review dated October 15, 2021 (3 pages).
131 Hartwell Avenue:
Preliminary Plan Set dated October 8, 2021 (8 pages).
Staff review dated October 15, 2021 (3 pages).
Application dated October 8, 2021 (5 pages).
Zoning Proposals:
Hartwell Innovation Park draft zoning bylaw dated October 4, 2021 (5 pags)
Draft amendment to Special Act for Planning Board Chair and Town meeting
dated October 13, 2021 (1 page).
Planning Board housing Initiatives dated October 18, 2021 (7 pages).
Michael Schanbacher, Clerk of the Planning Board