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HomeMy WebLinkAbout2021-11-10- PB-min PLANNING BOARD MINUTES MEETING OF NOVEMBER 10, 2021 Minutes of the Lexington Planning Board Held on November 10, 2021, Virtual Meeting at 7:00 pm Present: Charles Hornig, Chair; Robert Peters, Vice-Chair; Michael Schanbacher, Clerk; Robert Creech, Melanie Thompson. Also present were Amanda Loomis, Planning Director, and Sheila Page, Assistant Planning Director. Charles Hornig, Chair, called to order the meeting of the Lexington Planning Board on Wednesday, November 10, 2021, at 7:00 pm. For this meeting, the Planning Board is convening by video conference via Zoom. LexMedia 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 could 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. The members of the Board thanked outgoing Planning Director Amanda Loomis for her service to the Town. ***************************TOWN MEETING***************************** 1. Amend Zoning Bylaw - Sustainable Design for Hartwell Avenue Report Charles Hornig, Chair, briefly discussed the need for the Planning Board to adopt a report for Article 17. Mr. Hornig questioned if any of the members of the Planning Board had an opportunity to review the draft Article 17 report. Members of the Planning Board discussed the draft report. Robert Peters moved that the Planning Board vote to adopt the report for Article 17. Michael Schanbacher seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (roll call: Bob Creech – yes; Robert Peters – yes; Michael Schanbacher – yes; Melanie Thompson – yes; Charles Hornig - yes) MOTION PASSED 2. Continued Sketch Plan PSDUP 99 Hayden Avenue (2022 ATM) Present for the Applicant: Peter Tamm, Goulston & Storrs; Scott Turner, Environmental Partners Group, Inc.; Attorney Joshua Hill, Hobbs Brook Real Estate, LLC; Tim Bailey, Margulies Perruzzi; Robert Michaud, MDM Transportation; Bradley Cardoso, Hobbs Brook Real Estate, LLC. Charles Hornig, Chair, requested that the Applicant provide a brief update to the Planning Board highlighting any amendments and updates to the project since the November 3, 2021, public meeting. Page 2 Minutes for the Meeting of November 10, 2021 Peter Tamm provide a brief review of the project, in addition to updates since the rd November 3 public meeting. Bradley Cardoso provides a detailed review of the project's sustainability features and other site features unique to the project. Mr. Hornig requested comments from the members of the Planning Board. The following comments were provided.  Bob Creech requested clarification regarding off-street parking relative to the trail.  Robert Peters stated that he did not have any questions at this time.  Michael Schanbacher general questions how Lexington's zoning calculates the height and whether this project is over 70 feet.  Melanie Thompson stated that her question from the last meeting remains unanswered but would like to hear from the public.  Mr. Hornig questioned if the project team had started conversations with the Town regarding the Memorandum of Understanding (MOU). Mr. Hornig opened the floor for public comment. The following public comment was provided.  A statement that the property was previously residential and was recently rezoned commercial. It further stated that there is a need for more multi- family housing within Lexington and where this would be an excellent opportunity to add residential on the hillside.  A request that the Applicant considers including the Fall Special Town Meeting requirements, Article 17 if it passed.  A request for clarification regarding transportation and alleviation of traffic congestions.  A question as to how many employees would be employed at this location.  A question as to what the blue bands on the trees are.  A statement that they are happy to see high efficient energy buildings and Article 17. Furthermore, what type of tenants will you be looking for when looking for tenants for the building. Mr. Hornig closed the public comment session to allow the Planning Board. Mr. Hornig questioned members of the Planning Board if the proposed use of the land is suitable.  Mr. Creech, Mr. Peters, and Mr. Schanbacher, Ms. Melanie, and Mr. Hornig all agreed that the use is acceptable and agree that a housing component is desirable in the future. Mr. Hornig questioned the members of the Planning Board as to whether the proposed density and other design features are acceptable or are made acceptable with amendments. Minutes for the Meeting of November 10, 2021 Page 3  Mr. Creech, Mr. Peters, Mr. Schanbacher, Ms. Melanie, and Mr. Hornig state that the density and the design are acceptable with modifications. Mr. Hornig questioned the members of the Planning Board as to whether the proposed conditions and mitigating measures were acceptable or could be made acceptable with reasonable changes.  Mr. Creech, Mr. Peters, Mr. Schanbacher, Ms. Melanie, and Mr. Hornig stated that they did not have any additional requests or modifications. Mr. Hornig directed staff to draft a decision of findings for the Planning Board to review and consider for the December 1 meeting at the latest. 3. Continued Sketch Plan PSDUP 475 Bedford Street (2022 ATM) Mr. Peters recused himself from this project. Present for the Applicant: Attorney Ed Grant, Nicholson, Sreter & Gilgun; Ed Nardi, Cresset Development; Robert Michaud, MDM Transportation; Andrew Castraberti, Cresset Development; Dale Horsman, VHB; TJ Stokes, SGA; Hannah Nardi, Cresset Development Attorney Grant provides brief statements of appreciation for the work of Planning Director Amanda Loomis. Attorney Grant provided a brief update of the project. Ed Nardi provided a brief background of their work in other communities and their intentions for the property at 475 Bedford Street. Mr. Nardi presented the proposed project, in addition to highlighting amendments to the project since the rd November 3 public meeting or addressed questions (traffic, noise (HVAC & loading), light, height/massing, air quality, new trail connectivity). Mr. Hornig requested comments from members of the Planning Board. The following comments were provided.  Bob Creech requested the footprint and dimensions of the structures, including the garage. Mr. Creech further requested that the Applicant consider a housing component.  Michael Schanbacher requested a site section showing the proximity of the project to the abutting property.  Melanie Thompson questioned if the Applicant had an image of what the structure will look like.  Mr. Hornig stated his questions were the same as last time. Mr. Hornig questioned if the Applicant intends to file for the Annual Town Meeting of 2022. Mr. Hornig questioned if the Applicant had started the Memorandum of Understanding (MOU) process. Mr. Hornig further questioned if the uses would be similar to the permitted uses across the street and at 1050 Waltham Street. Mr. Hornig opened the floor for public comments. The following comments were provided. Page 4 Minutes for the Meeting of November 10, 2021  A statement about zoning and the lack of affordable housing in Lexington: converting a residential parcel into commercial use does not make sense.  A statement that the Town needs to require housing at 475 Bedford Street to ensure funding for future transportation projects.  A statement regarding trails by the Lexington Greenways Committee and whether the Applicant would consider working together to create connections.  A request for clarification regarding the number of employees entering and exiting the site, plus the off-street parking. In addition to the need to understand how the numbers in the traffic analysis were developed.  A statement of concern regarding vehicles turning left out of the property. A further statement of concern that vehicles leaving the property do not occur at the same time.  A statement regarding a letter of comment from a resident of Drummer Boy relative to the original design of Drummer Boy.  A statement from a Town Meeting Member that they voted against Article 17 of Fall Town Meeting of 2020 provided the reasoning by such a vote. The property should remain residential, and this property would be a perfect opportunity for this site.  A statement of concern regarding their recent investment in a home at Drummer Boy to only find that 475 Bedford Street would be rezoned to commercial.  A statement of objection: the property needs to be rezoned for residential uses, especially affordable housing.  A statement of objection for the project. When the Applicant met with the Drummer Boy Homeowners Association, A questioned if this parcel was considered an extension of Drummer Boy.  A statement of concern about the property is residentially zoned and that the property should be used as residential.  A comment about the traffic study regarding the development of the study specifically for the property but does not consider the area. Mr. Hornig provided a brief outline of what the Planning Board is intended to do at this time. Mr. Hornig questioned members of the Planning Board if the proposed use of the land is suitable.  Mr. Creech stated that the use is suitable, but there will need to be amendments.  Mr. Schanbacher stated he agreed with Mr. Creech, understood the site's complexity, and felt the use was acceptable. Minutes for the Meeting of November 10, 2021 Page 5  Ms. Thompson stated that she thinks it could be an acceptable use of the site but not appropriate based on the residents' comments.  Mr. Hornig stated that the mixture of commercial and residential would not work on this site due to size. Mr. Hornig stated that a purely residential use with high-rise construction does not fit with the gas line and the high tension electric wires. Mr. Hornig questioned the members of the Planning Board as to whether the proposed density and other design features are acceptable or are made acceptable with amendments.  Mr. Creech stated that the answer is yes, but requested the Applicant to add housing to the project.  Mr. Schanbacher stated he believed the massing was appropriate.  Ms. Thompson stated that presenting is currently unacceptable since it was not really present, but it could be made acceptable. Ms. Thompson stated that it could be a little more specific and show on the presentation of the structure, but is not looking for a complete design of the building at this point.  Mr. Hornig stated that the project was acceptable. Mr. Hornig questioned the members of the Planning Board as to whether the proposed conditions and mitigating measures were acceptable or could be made acceptable with reasonable changes.  Mr. Creech, Mr. Schanbacher, Ms. Thompson, and Mr. Hornig agreed the project was acceptable. Mr. Hornig questioned the members of the Planning Board as to whether there are specific improvements or changes needed for this specific project  Mr. Creech stated they he did not have anything other than needing to address the comments other than what was previously stated.  Mr. Schanbacher, no comments at this point.  Ms. Thompson and Mr. Hornig stated that nothing needed to be added at this point. 4. STM 2021-1 Zoning Motion Amendments Charles Hornig, Chair, stated that the Planning Board had already dealt with all the proposed zoning amendments. Therefore, this agenda item is not needed at this time. **********************BOARD ADMINISTRATION************************* Staff Updates: th The CPAC will present its findings on December 7. Page 6 Minutes for the Meeting of November 10, 2021 Board Member Updates: Charles Hornig stated that the Planning Board had a very successful Town Meeting. Mr. Hornig thanked the members of the Planning Board for their assistance in the effort. Upcoming Meetings: The Planning Board briefly discussed meetings on November 15, 16, 17, 18. Mr. Hornig stated st that the December 1 meeting would have a heavy agenda. The Planning Board briefly discussed staffing and future Town Meeting work plan efforts. Review Meeting Minutes for October 27, 2021: Robert Peters moved that the Planning Board approve the minutes of the October 27, 2021 meeting as submitted. Michael Schanbacher seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Bob Creech – yes; Robert Peters – yes; Michael Schanbacher – yes; Melanie Thompson – yes; Charles Hornig – yes). MOTION PASSED. Adjourn Robert Peters moved that the Planning Board adjourn the meeting of November 10, 2021. Michael Schanbacher seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Bob Creech – yes; Robert Peters – yes; Michael Schanbacher – yes; Melanie Thompson – yes; Charles Hornig – yes). MOTION PASSED Meeting adjourned at 9:49 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. Sustainable Design for Hartwell Avenue Zoning Bylaw Amendment:  Revised draft report dated November 9, 2021 (4 pages). 95-99 Hayden Avenue:  Sketch Plans dated October 21, 2021 (9 pages).  Traffic memo dated October 14, 2021 (52 pages).  Facilities memo dated October 15, 2021 (7 pages).  Preliminary revenue estimate (3 pages).  Application dated October 19, 2021 (5 pages).  Supplemental sketch finling dated November 10, 2021 (22 pages).  Presentation dated November 3, 2021 (27 pages). 475 Bedford Street:  Sketch Plan memo dated October 19, 2021 (59 pages).  Application dated October 18, 2021 (5 pages).  Conservation site constraints/easements (1 page) Minutes for the Meeting of November 10, 2021 Page 7  Transportation study dated October 15, 2021 (36 pages).  Fiscal Impact Analysis dated October 1, 2021 (15 pages).  Sustainability Narative (1 page).  Staff memo to Board dated October 29, 2021 (3 pages)  Presentation dated November 3, 2021 (20 pages).  Sketch Plans dated October 18, 2021 (5 pages). Comprehensive Plan:  Draft Working vision goals and Ideas for Strategies dated August 14, 2021 (11 pages).  Memo to Planning Board dated November 5, 2021 (1 page).  New working groupd dated octtober 16, 2021 (1 page). Michael Schanbacher, Clerk of the Planning Board