HomeMy WebLinkAbout2022-11-16-PB-min
Minutes of the Lexington Planning Board
Held on Wednesday November 16, 2022, Virtual Meeting at 6:00 pm
Present: Robert Peters, Chair; Michael Schanbacher, Vice-Chair; Melanie Thompson, Clerk; Robert Creech,
Charles Hornig and Michael Leon, Associate Member. Also present were Carol Kowalski, Assistant Town
Manager for Development; Abby McCabe, Planning Director; Molly Belanger, Planner; and Kiruthika
Ramakrishnan, Planning Coordinator.
Robert Peters, Chair, called to order the meeting of the Lexington Planning Board on Wednesday,
November 16, 2022, at 6:03 pm. For this meeting, the Planning Board is convening by video conference
via Zoom. LexMedia is filming this meeting 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. Peters conducted a roll call to ensure all members of the Planning Board and members of staff present
could hear and be heard.
Mr. Peters provided a summary of instructions for members of the public in attendance. It was further
noted that materials for this meeting are available on the Town's Novus Packet dashboard.
Development Administration
12-18 Hartwell Ave – Public Hearing - Major Site Plan Review and Special Permit - Greatland
Realty Partners proposal for 6-story lab building with retail space and 5-level parking garage
Mr. Peters opened the public hearing. Present for the applicant were Teri Ford, Bryan Premont,
Christine Wilson, Andrew Arseneault, Kristen Brozowski, Nick Skoly, and Kevin Sheehan. Ms. Ford gave a
brief history of Greatland Realty, specifically in relation to Lexington and gave an overview of the current
project and the proposed process. Ms. Ford shared slides which showed pictures of the proposed
development.
Mr. Premont, the architect, shared the site plans, aerial views, and the proposed design. Ms. Wilson, the
landscape architect, gave details about the circulation, public realm activation, and the landscape
features and shared site plans to explain in detail. Mr. Skoly, the civil engineer, briefed on the proposed
stormwater drainage, utility easements, and the infiltration systems. Mr. Arseneault provided the
Transportation Impact Assessment for the proposed project, the safety recommendations, and the
Transportation Demand Management plan. Ms. Brozowski gave highlights of the sustainability
perspective of the project.
Ms. Belanger reviewed the staff memo based on a recent meeting with the applicant and stressed the
implementation of the Transportation Demand Management plan, requirements from the Conservation
Commission and the Fire Department. Ms. Belanger mentioned the applicant’s confirmation on ways to
mitigate the impact of light spillage onto wetlands and abutting properties. Ms. Belanger also
mentioned the waivers requested by the applicant to allow 17 surface level parking spots at the front of
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November16, 2022
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the building within the 25-foot setback and the location of a fence and retaining wall in the side setback
with a greater height than its horizontal distance from the lot line. The third waiver requested by the
applicant was for transportation management overlay district. Ms. Ford explained the reason for the
waivers and gave more details to the board.
Mr. Peters needed clarification on the calculation of the daily trips. Mr. Arseneault said the trips would
be dispersed throughout the day. Mr. Peters also recommended that MBTA fare dispensers be set up to
encourage use of public transit. Mr. Hornig wondered if the requirements for the specialized opt-in code
would be met by the building. Ms. Brozowski said the building would meet the specialized opt-in code.
Mr. Schanbacher wanted to clarify that the requirements of the fire department were satisfied. Mr.
Skoly said they were met.
Ms. Cindy Arens, Chair of the Sustainable Lexington Committee, commented that, based on the
presentation by the applicants, the Sustainable Lexington Committee is very excited about the on-site
emissions reductions for the proposed project and reminded the applicant that, due to the high number
of parking spaces, this building is subject to the Massachusetts Environmental Protection Act (MEPA).
Mr. Skoly said that since Hartwell is not a State Road, this project need not comply with the MEPA
requirements. Ms. Arens also informed the applicant about the upcoming requirement to have a
minimum amount of solar renewable energy generation on-site.
Mr. Hornig asked the Planning staff if a resolution for the issues raised in the memo could be achieved
and a draft decision be prepared before the Planning Board meeting on December 7th. Ms. McCabe said
that it is possible because the applicant is getting ready to respond and the staff will be able to review it
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in a timely manner. Ms. Ford also confirmed that they preferred to appear on December 7.
Mr. Creech thanked Mr. Premont for submitting a building plan that was architecturally pleasing, i.e., “it
is not just a box with windows”. He said that his only criticism was that the side to side footprint of the
buildings was a tight fit. He mentioned that, given the recent significant reduction in front yard setback,
the new front yard setback should be honored. He also pointed out that the rendering of trees at the
rear of the property did not reflect reality.
On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call
vote to continue the public hearing for 12-18 Hartwell Avenue to the Planning Board meeting to be held
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on December 7, 2022 at 6 p.m. over Zoom. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes,
Creech- yes, Thompson – yes).
Board Administration
Request from Ponybrook Homeowners Association to amend the Declaration of Maintenance
Requirements
Ms. McCabe gave an overview of the request by the Ponybrook Homeowners Association for revisions
to their Declaration of Maintenance Requirements and Restrictions. Ms. McCabe said that the requests
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November16, 2022
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are minor, related to the owner’s responsibilities, that the existing HOA requires Planning Board
approval to any amendments, and that the staff has compared the recorded document with the
proposed amendment and don't see any issues from the town's perspective because the changes have
no impact on the Town as they relate to operation of the HOA.
On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call
vote to approve the proposed revisions to the Ponybrook Home Owner’s Association Declaration of
Maintenance Requirements and Restrictions. (Board vote: Hornig – yes, Peters – yes, Schanbacher –
yes, Creech- yes, Thompson – yes).
The Board recessed at 7:52 p.m. and reconvened at 7:57 p.m.
Multi-family Housing Zoning for MBTA Communities. Public Work Session
Ms. McCabe gave a recap of the Planning Board’s discussion during the last Planning Board meeting
choosing potential locations that could support multi-family housing based on the ideas received from the
community during the Housing Workshop. Ms. McCabe told the Board that once the areas are picked, the
zoning bylaw can be developed.
Ms. McCabe shared pictures of maps from the community members and the slides to guide them on the
MBTA requirements, during the Housing Workshop. Ms. McCabe shared maps of possible locations in
various parts of the Town.
Ms. McCabe shared a map of East Lexington. The Planning Board discussed the possibilities based on the
available facilities and amenities. The Board members agreed that East Lexington is a good candidate for
redevelopment and hence can be one of the locations to be included in the zoning for multi-family
housing. The Board members felt that the areas around Bedford Street and Worthen Road were good
locations for multi-family housing. The Board members also felt that the areas around the Bedford St and
Hartwell Avenue intersection and around the Marrett Road and Waltham Street intersection would be
possible districts.
Ms. McCabe shared maps of several additional locations and the Board discussed in detail their views and
concerns on considering them for multi-family housing.
Mr. Creech shared the slides he had prepared with the maps from the Housing Workshop and the Board
discussed the opportunities for zoning for multi-family housing.
Mr. Jerry Michelson, Chair of the Lexington Center Committee, informed the Board of his committee’s
views on MBTA zoning in the center. Mr. Michelson said that the Center Committee agreed that Lexington
Center needs to be rezoned for height and added that his committee strongly felt that the first floor needs
to be maintained as commercial use in order for the downtown to be vibrant. Mr. Michelson said that the
committee also discussed setbacks and the importance of maintaining the storefront commercial uses.
Ms. Tina McBride felt that East Lexington, the North side of Bedford Street, Lexington Center, and the
area around the existing Seasons Four property would be good options for zoning for multi-family housing.
Ms. McBride, in order to have positive outcomes, preferred smaller parcels through out the town instead
of very large developments concentrated in one area.
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November16, 2022
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Ms. Sarah Higginbotham thought that East Lexington and the area around Seasons Four would be good
locations for multi-family housing.
Ms. Robin Kutner cautioned the Board against planning large isolated developments which would lead to
enclaves that would not be integrated with the rest of the Town.
The Board decided to work on choosing possible locations and come up with a draft for the zoning
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amendment and neighborhood engagement during the next meeting on December 7.
Accept surety and endorse approved plans for Site Sensitive Development Special Permit at
35 Hayes Lane
Ms. McCabe reminded the Planning Board of their approval of the application for a site sensitive special
permit development at 35 Hayes Lane on October 19. Ms. McCabe informed the Board that the appeal
period ended on November 15 and that Engineering has provided the attached cost estimate for the road
improvements. Ms. McCabe recommended the Board review the cost estimate and accept the surety
amount of $12,865.54 and then vote to endorse the plan.
On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call
vote to accept the surety in the amount of the $12,865.54 for the road improvements for 35 Hayes Lane
and sign the approved plan. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes,
Thompson – yes).
Board Administration
Staff Updates
Ms. McCabe informed the Board that there was a typo on one of the plan notes on the ANR plan for 12
Summit Road and asked if the Board can approve the correction. The Board approved.
Board Member Updates
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Mr. Hornig informed the Board that he will be attending the SPRD Committee meeting on November 17
to work on the bylaw to be presented to Annual Town Meeting.
Upcoming meetings
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Ms. McCabe said the next meeting of the Planning Board will be on December 7, 2022.
Adjourn
Mr. Schanbacher moved that the Planning Board adjourn the meeting of November 16, 2022. Ms. Thompson
seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – yes; Peters –
yes; Schanbacher – yes; Thompson – yes; Hornig – yes). MOTION PASSED
Meeting adjourned at 10.42 p.m.
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Lex Media recorded the meeting.
Material from the meeting can be found in Planning Board’s Novus Packet.
List of Documents:
1. 12-18 Hartwell Ave – PowerPoint presentation, Planning Staff memo, Sustainability Committee
letter to PB, Transportation Advisory Committee letter
2. Ponybrook HOA- Recorded HOA document and covenant, Amended Ponybrook HOA, Letter to
Planning Board.
3. Multi-family Housing Zoning for MBTA Communities – Revised DHCD Guidelines, Affordability
Revisions. From the Housing Workshop- Pictures of maps, feedback forms and, Presentation
4. 35 Hayes Lane- Decision, Approved Plan set, SAD Cost estimate.
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November16, 2022
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