Loading...
HomeMy WebLinkAbout2022-03-02-PB-min PLANNING BOARD MINUTES MEETING OF March 2, 2022 Minutes of the Lexington Planning Board Held on March 2, 2022, Virtual Meeting at 6:00 pm Present: Charles Hornig, Chair; Robert Peters, Vice-Chair; Michael Schanbacher, Clerk; Robert Creech, Melanie Thompson, and Michael Leon, Associate Member. Also present was Eve Tapper, interim administrative planner. Charles Hornig, Chair, called to order the meeting of the Lexington Planning Board on Wednesday, March 2, 2022, at 6:00 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. *****************DEVELOPMENT ADMINISTRATION********************** Continued Public Hearing: Special Permit – Public Benefit Development – 12 Summit Road **to be continued without testimony to a future date: Mr. Hornig opened the continued public hearing to be continued without testimony. Mr. Gilgun, attorney was present and said they were not prepared tonight due to wanting to work with residents on concerns expressed at the last meeting. He requested this hearing be continued to June 1, 2022. Robert Peters moved that the Planning Board continue the public hearing for 12 Summit Road to Wednesday, June 1, 2022 at 7:00 p.m. 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 Continued Public Hearing: Special Permit – Site Sensitive Development and Street Adequacy Determination – 75 Outlook Drive **to be continued without testimony to a future date: Mr. Hornig opened the continued public hearing to be continued without testimony. The applicant got the materials in late and said they will be ready to go on March 16, 2022. Robert Peters moved that the Planning Board continue the public hearing for 75 Outlook Drive to Wednesday, March 16, 2022 at 6:00 p.m. 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 Page 2 Minutes for the Meeting of March 2, 2022 ***************************TOWN MEETING***************************** Continued Public Hearing: Article 40: Amend Zoning Bylaw – Sustainable Residential Incentives (citizen’s petition) **to be continued without testimony to a future date: Mr. Hornig opened the continued public hearing without testimony. The applicant has requested it be continued again since new information was received and needed time to consider revisions to their materials. Robert Peters moved that the Planning Board continue the public hearing for Article 40: Amend Zoning Bylaw – Sustainable Residential Incentives to Wednesday, March 16, 2022 at 6:00 p.m. 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 Continued Public Hearing: Article 36: Amend Zoning Bylaw and Zoning Map – Mixed-Use Developments and Multi-Family Housing: Mr. Hornig opened the continued public hearing which was continued from last week to allow notices to be received by stakeholders. Mr. Schanbacher gave a presentation on Article 36, Amend Zoning Bylaw and Map – Mixed-Use Developments and Multi- Family Housing. Board Comments and Questions:  Mr. Peters asked for clarification on the estimate of the acreage this area defines.  Mr. Hornig said he heard that 6 stories does not equal 65 feet so it should either be 70 feet or less than six stories and that we should consider adding the medical building next to the CB District. He also would like some make some small changes to the inclusionary housing language to make it consistent with the OSRD language. Public Comments and Questions:  A resident said since seeing various concerns on meeting lists on housing that this Article should be indefinitely postponed to get more public input.  An abutter on Grant Place said the parking lot behind them is an underutilized space and would like to see mixed-use with a garage and apartments on that land.  An abutter who lives in the Center was concerned and felt we should look to make sure that those who need affordable housing get it and not those who know how to work the system. She asked for clarification on how we are labeled as an MBTA Community?  A resident was in favor of this proposal but wanted it separate from the MBTA Guidelines.  A resident was against the proposal. Before we move forward on adding all these units there should be some analytics done on impacts to traffic and schools for this proposal especially regarding additional students that this would bring.  A resident asked if we opt out what do we really miss out on and for clarification on which close-by towns opted out. We cannot count students but can count cars and was very annoyed that we are considered an MBTA community when we get Minutes for the Meeting of March 2, 2022 Page 3 minimal services from the MBTA.  A resident supported this article and its intention. If we do this it is possible the MBTA might increase the services available to us and believed there would be a benefit to increase density in the Center.  A resident asked for clarification on the notice he received for this public hearing on the parking requirements being reduced.  A resident supported this article and agreed that more housing in the Center will bring more life and diversity in the retail offerings. They liked building in a more- dense way, but the upper stories should be set back in some way to prevent a tunnel effect.  A resident who was a strong supporter of intensity in the Center does not know if they would support this since he would need more analysis done and asked for clarification on the process the Board has gone through on this proposal. He asked for clarification on where he could find this information and what kind of outreach has been done with landowners, residents, and other stakeholders.  The resident said we need to make the Center more vibrant and need more housing stock and wants Town Meeting to make this decision.  A resident and EDAC member said the design guidelines should be part of this discussion/article; the benefits of smart development around transit need to tell that story a little better for this article presentation.  A resident supported this project. The units in Lexington Place have a positive impact in the Center and adding more will be good thing. She requested clarification on what would be the ramification if we do not comply with this MBTA Guidelines.  Clarification was requested for what are the consequences of not passing this zoning at Town Meeting. It was suggested to let Town Meeting know that we need to be compliant with the statute but also the ways to mitigate any concerns that are brought up. What is the timeline? Concern was expressed that we may not be able to meet the guidelines in time.  A resident and chair of Lexington Center Committee said the Center Committee felt favorable on the idea but town services need to be considered and that adding Clark Street is a good idea.  Is there was a plan B if this does not go through? There was a request for clarification on the inclusionary housing within the center and said this needs more work but thanked the Board for their work.  A question was asked on why can’t the assisted living on Oakland Street be included in this proposal. With all the money we put into the Center having more units in the Center will only increase the draw.  Would like to see analysis of six stories on buildings in the center and asked what is the genuine risk for losing the grants as opposed to the increase cost for town services. This information is needed to help us make an informed choice.  There was concern on issues for parking requirements being reduced for new developments being built. Board Comments and Questions:  Ms. Thompson said there is a lot of complications to this proposal. We need to Page 4 Minutes for the Meeting of March 2, 2022 make a presentation on the MBTA Communities Housing Guidelines which are not very clear. It seems the community is in favor of making changes in the Center and if we make it clearer we would have a better chance of getting it passed. She had concerns about the heights if the buildings and said we need more diversity in the retail shops in the Center.  Mr. Creech said given all the feedback we have not done proper outreach and what he hears from the public is that there are still many details that need to be addressed before bringing this to Town Meeting.  Mr. Peters said we should close the public hearing.  Mr. Schanbacher said we should close the public hearing.  Mr. Leon said we have not been working on this for a long time and should close the public hearing and let the public know that we will embark on a process and work on a town-wide conceptual plan to meet the MBTA Guidelines.  Mr. Hornig said he felt we are not ready to move forward with this proposal and will work to have a more comprehensive package for a future Town Meeting.  Mr. Schanbacher said it was good to bring this public hearing forward to inform the public about this proposal. Robert Peters moved that the Planning Board close the public hearing for Article 36: Amend Zoning Bylaw and Zoning Map – Mixed-Use Developments and Multi-Family Housing. 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 Board Member Deliberations:  Ms. Thompson believed this should go to Town Meeting in the fall.  Mr. Creech said we should work on this some more and look at other town centers. He said we should indefinitely postpone this proposal.  Mr. Peters said the public hearing has put this on people’s radar for the MBTA Guidelines and the clock is moving forward and he agreed this should be indefinitely postponed and later we will know the framework with the DHCD requirements.  Mr. Schanbacher said we should indefinitely postpone this proposal.  Mr. Leon said we should bring an overall conceptual plan town-wide to the Fall Town Meeting to get some support to possibly get compliance with the statute.  Mr. Hornig said this was being put off to bring a bigger plan forward for the Fall Town meeting. Robert Peters moved that the Planning Board recommend to indefinitely postpone Article 36: Amend Zoning Bylaw and Zoning Map – Mixed-Use Developments and Multi-Family Housing. 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 The Board recessed for 5 minutes. Minutes for the Meeting of March 2, 2022 Page 5 **********************BOARD ADMINISTRATION************************ Discuss Response to Draft MBTA Community Housing Guidelines: Mr. Hornig presented the MBTA Community Housing Guidelines with comments made by staff and the Planning Board to be presented to the Select Board on March 9. The Board Members discussed the responses they have received and gave some input on what they would like to provide to the Select Board for next week. Mr. Hornig said the hope was to have a joint statement from both Boards on what their position is for these draft guidelines. The Board added a bullet asking to extend the deadline for communities like us to June 30, 2024 to allow for another Annual Town Meeting cycle and the third bullet in section 5b was removed. They will discuss them with the Select Board at their next meeting on March 9, 2022. Robert Peters moved that the Planning Board submit the draft comments as amended before us on the proposed draft MBTA Community Housing Guidelines to the Select Board for concurrence and approval. 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 ***************************TOWN MEETING***************************** Deliberations: Article 35: Amend Zoning Bylaw – Open Space Residential Developments (OSRD): Mr. Hornig said they had a lot of useful feedback and they will discuss the changes the Board wants so that staff can start work on the draft report. The Board agreed that the draft suggestions from the Cluster Housing Study group should all be accepted. The Board also discussed the definition of “Natural State”, a minimum development size of 60,000 square feet, how to incorporate Article 40 if it happens, whether the Sustainable Lexington Committee criteria for condition and location of open space should be in the bylaw or the regulations, and the Historical Commission issues to add a purpose about preservation and notify the Historical Commission when a project is submitted for site plan review. The Board will come back to Mr. Daggett’s comments that came in this afternoon on another night. The Board also discussed Board Member issues which are as follows:  Mr. Creech had concerns about addressing accessibility issues for some of the units for people with disabilities.  Mr. Peters and Mr. Leon want to make sure they get to further discuss Mr. Daggett’s comments. Mr. Hornig asked for a straw poll on whether bringing something forward similar to what we have now to Town Meeting Bob Creech – abstained; Robert Peters – yes with consideration to be given to the Historical Commission and Mr. Daggett’s comments; Michael Schanbacher – yes; Melanie Thompson – yes; Charles Hornig – yes. Page 6 Minutes for the Meeting of March 2, 2022 **********************BOARD ADMINISTRATION************************ Staff Update: Ms. McCabe will start March 21 and Ms. Tapper will be at the March 23 meeting for the last time. Board Member Updates: Mr. Creech gave an update on the CPAC and said some members want to change the format and the introduction and executive summary are overlapping and want them to be combined. Upcoming Meetings: th The March 9 meeting will be at 6:00 p.m. and the Planning Board will then move to the Select Board meeting as a joint meeting later in the evening to discuss the MBTA Guidelines and Town Meeting items. March 16 will include 35 Hayes Lane and 75 Outlook Drive. The town meeting reports will be ready soon. There will be an additional meeting on March 23, 2022. th On March 4 is a presentation on the MBTA Community Housing Guidelines at the League of Woman Voters meeting. Review Meeting Minutes for February 2, 2022: Robert Peters moved that the Planning Board approve the minutes of the February 2, 2022 as amended by Mr. Creech. 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 March 2, 2022. 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 9:43 p.m. Lex Media recorded the meeting. The following documents used at the meeting can be found on the Planning Board website in Planning Board packets. Article 36: Mixed-Use development and Multi-Family Housing:  Presentation dated February 23, 2022 (12 pages). Article 35: Open Space Residential Development:  Revised Draft Motion from the Lexington Cluster Housing Study dated February 23, 2022 (3 pages).  Presentation by Lexington Cluster Housing Study dated February 23, 2022 (10 pages). MBTA Draft Guidelines:  Draft comments on the MBTA Guidelines dated March 2, 2022 (1 page). Michael Schanbacher, Clerk of the Planning Board