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Lexington Planning Board Meeting Minutes
December 14, 2022, Page 1 of 6
Minutes of the Lexington Planning Board
Held on Wednesday December 14, 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.
Robert Peters, Chair, called to order the meeting of the Lexington Planning Board on Wednesday,
December 14, 2022, at 6:00 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.
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.
Board Administration
Multi-Family Housing Zoning for MBTA Communities. Public Work Session
Mr. Peters disclosed a potential conflict of interest as per Massachusetts General Law Chapter 268A
Section 23b(3), by stating that he has filed a disclosure with the Town Clerk concerning potential zones
where multi-family zoning for MBTA communities could be allowed and he could be a possible abutter
to a site that is under consideration. Mr. Peters stated that there was no conflict of interest.
Ms. McCabe shared a presentation which outlined the key points and gave a quick recap of the Planning
Board’s progress so far in the process of coming up with areas to be included in the overlay district. Ms.
McCabe shared the map which depicted the areas suggested by community members of Lexington,
during the housing workshop. Ms. McCabe went over the qualities to be considered for suggesting a
location and also the state guidelines.
The Board started their discussion by first considering East Lexington (VOD-1) as a possible location. Mr.
Hornig said that due to the proximity to public transit, he felt that this location should definitely be
included. Ms. Thompson and Mr. Peters agreed with Mr. Hornig due to the opportunities and the
potential, offered by the location. Mr. Leon and Mr. Creech also agreed that this location should be
included.
Public Comments
Mr. Avram Baskin, a Town Meeting member from Precinct 2, wanted to know if the State was concerned
about the undesirability and the feasibility of developing a property. Mr. Hornig clarified that the State
wants the property to be practically developable.
Lexington Planning Board Meeting Minutes
December 14, 2022, Page 2 of 6
Ms. Tina McBride, from 45 Turning Mill Road Lexington and Town Meeting member from Precinct 7,
stated that some of the properties around that area were developed recently and it is a well-established
neighborhood.
Mr. Lance Bradley, from 24 Longfellow Road Lexington, requested that the maps be marked with MBTA
bus routes and route numbers, so that it will help to see the locations with respect to the proximity of
bus routes.
The general consensus of the Board was to consider this location for inclusion for zoning for overlay
districts.
The next location discussed was Wilson Farm and surrounding properties (VOD- 7). Ms. McCabe shared
the map of the location. Mr. Hornig said that he is not comfortable including Lexington’s last working
farm into consideration, which could put a lot of pressure on the owner to redevelop. Mr. Peters and
Ms. Thompson agreed with Mr. Hornig. Mr. Creech said that in the previous meeting the reasoning
behind considering Wilson Farm was to discourage it from being built into a conventional subdivision
because it is currently zoned single-family residential. For that reason, Mr. Creech felt that it should be
included in the zoning for multi-family housing. Mr. Leon agreed with Mr. Creech and added that this
property meets all the criteria mentioned in the guidelines – it is near a bus stop, large enough to
produce housing, contains no permeant restrictions on future development and can today be
redeveloped for an Open Space Residential Development or a subdivision for housing. Mr. Schanbacher
agreed with Mr. Leon and added that this would provide the Town some control over the property.
Ms. Kowalski shared her screen and showed the historic buildings within the Historic District near Mass
Ave and Pleasant Street such as the Stone Building and asked the Board not to expand the overlay
zoning to include these historic buildings. Mr. Creech was not in favor of adding the parcels surrounding
the Follen Church.
Public Comments
Mr. David Fairman, from 5 Tucker Avenue Lexington, wanted to know the options, other than Chapter
61A, that are available for securing Wilson Farm as open land for future. Ms. Pam Hoffman, a Town
Meeting member from Precinct 7, wondered if the Town could initiate a conversation with the owners
of Wilson Farm. Mr. Hornig said that the Town has initiated a discussion with all the large landowners in
town about the use of Chapters 61A and 61B. Ms. Kowalski said that the property is currently zoned for
single-family homes and added that the Town has encouraged Wilson Farm to file under Chapter 61A,
but the owner declined.
The Board decided to keep the location on the list of areas to be considered and come back to it at a
later date.
The next location discussed by the Board was the area at the intersection of Massachusetts Avenue and
Marrett Road (VOD -6). The Board discussed and decided to move this property to the bottom of the
list.
The Board then discussed the Town Center (VOD-2) being one of the possible locations. Mr. Hornig said
that the Center Committee was in favor of expanding the Center Business (CB) district and also felt that
Lexington Planning Board Meeting Minutes
December 14, 2022, Page 3 of 6
any zoning changes to permit multi-family and mixed use in the center should cover the entire CB
district. Mr. Hornig said that the Center Committee also wanted it to be zoned as a mixed use in the CB
district instead of MBTA zoning and Mr. Hornig suggested incentives should be provided to encourage
inclusion of commercial uses within residential structures. Mr. Leon and Mr. Peters agreed with Mr.
Hornig’s suggestion of providing incentives to include commercial uses within residential structures. Ms.
Thompson said that this is her second favorite district which will help the Center to become more
vibrant and help the commercial activities in the center. Mr. Schanbacher was in favor of adding the
Town Center in the zoning overlay district and added that it has to be expanded.
Public Comments
Mr. Jerry Michelson, Chair of Lexington Center Committee and Town Meeting Member, said that there
is a unanimous opinion among the members of the Town Center Committee to preserve the store fronts
and wanted more details about the incentives to be offered for rezoning. Mr. Baskin added that it would
be a shame to force the businesses that have existed many decades to close. Mr. Baskin also wanted to
know the future of the many banks and real estate offices in the Town Center. Mr. Peters said that
would be based on the relationship between the landlord and tenants. Mr. Hornig said that the new
zoning would give more rights to the landlords.
Ms. McCabe recommended the Board to go with the overlay district approach that would provide
economic incentives for commercial development by allowing greater density and would also provide
financial incentive to help the commercial properties on the ground floor. Mr. Hornig said that enough
incentives have to be provided to the establishments in the Center in order to keep the Center vibrant.
Ms. Kowalski shared historic images of the Center with four story buildings about 48 feet tall.
The consensus of the Board was to proceed with the consideration of VOD-2. Mr. Hornig also wanted
the overlay district to coincide with the CB district.
The Board recessed at 8:12 p.m. and reconvened at 8:16 p.m.
The Board next considered the area around Bedford Street and Worthen Road (VOD-3). Mr. Hornig said
that this area has to be included in the zoning overlay district, because it will give a good opportunity to
have the required larger district and suggested it to be expanded to Carol Lane. Mr. Creech said he has
to think over the implications. Mr. Peters said he favored the location but was unsure about including
Carol Lane. Mr. Leon said he will keep the existing proposed boundaries and also felt that it was highly
unlikely that relatively dense and newer construction will be replaced or redeveloped and felt the
parcels further down Bedford Street would provide more opportunities. Mr. Schanbacher said that he is
in favor of the location and consider expanding to Carol Lane, but also agreed with Mr. Leon saying that
it might not be practical.
Public Comments
Mr. Tom Shiple from 18 Phinney Road wanted to know if the parcel, 80 Bedford St, which contains over
an acre of land, was considered. The Board discussed and agreed that it should be considered.
The Board next considered Bedford Street and Reed Street intersection (VOD-4). The Board discussed
including the adjacent properties in the overlay district.
Lexington Planning Board Meeting Minutes
December 14, 2022, Page 4 of 6
Public Comments
Mr. Shiple agreed with the Board’s suggestion to include the adjacent properties for consideration.
The Board also discussed including the Bus Depot by the Minuteman Bikeway in the overlay district. The
Board decided to expand the district to include the intervening residential properties and Bus Depot.
The next location the Board discussed was North Lexington, the Bedford Street and Hartwell Avenue
intersection (VOD-5). Mr. Creech and Mr. Peters liked the proposal as presented. Mr. Hornig wanted to
include the properties on Eldred street to Route 128. Mr. Peters asked why Mr. Hornig did not continue
the district further on Hartwell Avenue. Mr. Hornig reminded the Board about the recent rezoning in
Hartwell Avenue with the goal of increasing revenue from commercial properties. Mr. Hornig also
reminded the Board about the discontinuance of bus services on Hartwell Avenue and hence did not
favor multi-family housing in a place with no neighborhood amenities. Mr. Leon and Mr. Schanbacher
agreed that the district should be extended to Route 128. Ms. Thompson felt that the location is a good
entryway into the life sciences of Hartwell.
Public Comment
Mr. Baskin said that the increased revenue from the commercial properties on Hartwell Avenue is a
significant factor to be considered and did not favor the extension along Hartwell Avenue. Mr. Lance
Bradley, from 24 Longfellow Road Lexington, agreed with Mr. Hornig and said that the multi-family
housing should be within half mile radius of MBTA bus services. Mr. Bradley also expressed his concerns
regarding the chaotic traffic along Bedford Street and Eldred Street and encouraged the Board to
improve Bedford Street to accommodate the traffic. Ms. Hoffman expressed her support for mixed use
on Hartwell Avenue. Mr. Arnold Clickstein, from 19 Drummer Boy Way Lexington, expressed his concern
for multi-family housing development along Hartwell Avenue. Ms. Tina McBride, from 45 Turning Mill
Road Lexington, supported the idea of having mixed use from Bedford Street to Maguire Road on
Hartwell Avenue. Ms. Doris Wong, from 12 Drummer Boy Way Lexington, said she supported housing on
Hartwell Avenue. Mr. Baskin felt that people moving into Lexington come in for the school system.
Mr. Creech said that the idea of extending the district to Route 128, made some sense but echoed Mr.
Bradley’s concern regarding the traffic it could cause. Mr. Hornig said that multi-family housing would
create options for traffic safety. Mr. Peters was in general agreement with Mr. Hornig but felt that
assembling the lots would be a challenge. Mr. Leon said that with improvements of the Bedford Street,
zoning for multi-family housing may fit very well as part of a larger infrastructure improvement plan. The
general consensus of the Board was to expand along the Northwest and the rest of the district
boundaries and the Board decided to discuss further on a later date.
The Board then discussed the intersection of Marrett Road and Waltham Street (VOD-8). The Board
members agreed that it is a good location and decided to include it as a zoning overlay district.
Public Comments
Mr. Shiple agreed with the location, but felt that it could be extended by adding the adjacent property
on Marrett Road ( 335 Waltham St). The Board members agreed to Mr. Shiple’s proposal.
There was consensus among Board members to move forward with VOD-8.
Lexington Planning Board Meeting Minutes
December 14, 2022, Page 5 of 6
The next area considered by the Board was the intersection of Marrett Road and Spring Street (VOD-9).
The Board members agreed that it was an ideal location. Mr. Schanbacher wanted to add the adjacent
properties on Marrett Road (450 and 452 Marrett Road) for consideration.
Public Comments
Mr. Shiple agreed with Mr. Schanbacher and wanted to add adjacent properties on Spring Street.
The Board did not object to Mr. Shiple’s suggestions and move forward with VOD-9
The Board then considered the intersection of Concord Avenue and Waltham Street (VOD-10). Mr.
Hornig wanted to add adjacent properties on Waltham Street, and Concord Avenue. The Board
members did not object to this suggestion.
Public Comments
Mr. Shiple agreed with the addition of adjacent properties for consideration and wondered if April Lane
can also be considered. Mr. Hornig said condominiums can be included, but it will be very difficult to
redevelop due to the lack of unanimity between multiple owners. Mr. Richard Canale, 29 Shade Street
Lexington, wanted to know the transit access for this location. Mr. Hornig said that there was a bus
going to Trapelo Road.
Mr. Jay Luker, from 26 Rindge Avenue Lexington, had a comment regarding the upper floor setbacks and
the significant impacts to energy efficiency in the buildings by staggering the floors and thereby
disrupting thermal envelope, pertaining to VOD- 2, the Town Center.
The general consensus of the Board was to move forward with this district and all the suggested
expansions towards North.
Board vote to submit zoning amendment article pl aceholder requests for Annual Town
Meeting:
Ms. McCabe reminded the Board about the discussion on the Board’s meeting held on December 7,
2022 and the request from the Board to have more broad placeholders and listed the Articles.
On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call
vote, to move to submit the Zoning Amendment Article Placeholders as outlined by Planning Director
Ms. McCabe on December 14, 2022, for the six Zoning Amendment Articles. (Board vote: Hornig – yes,
Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes).
Board Administration
Staff Updates
Ms. McCabe did not have any updates for the Board.
Lexington Planning Board Meeting Minutes
December 14, 2022, Page 6 of 6
Board Member Updates
Mr. Hornig informed the Board that the SPRD Committee voted in a meeting on December 14, 2022 to
request the Select Board to place an Article to change the SPRD provisions on the Warrant.
Upcoming meetings: Wed. Dec. 21, Wed. Jan. 4
Ms. McCabe went over the agenda and gave a brief overview of the discussion points for the Board’s
next meetings to be held on 12.21.22 and 01.04.23.
Adjourn
Mr. Schanbacher moved that the Planning Board adjourn the meeting of December 14, 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 10.02 p.m.
Lex Media recorded the meeting.
Material from the meeting can be found in Planning Board’s Novus Packet.
List of Documents:
1. Multi-Family Housing Zoning for MBTA Communities – Presentation of key points, Community
Map, Qualities to consider, Community Workshop feedback form, Individual Workshop Maps,
Preliminary Draft Zoning Overlay for 12.14.22 discussion, PB Zoning Area visuals presentation for
12/14, Zoning Village Overlay District – First Draft
2. Board vote to submit zoning amendment article placeholder requests for Annual Town Meeting:
Draft Zoning Amendment Placeholder request