HomeMy WebLinkAbout2023-08-30-PB-min
Lexington Planning Board Meeting Minutes
August 30, 2023
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Minutes of the Lexington Planning Board
Held on Wednesday August 30, 2023, Virtual Meeting at 6:00 pm
Planning Board members present: Robert Peters, Chair; Michael Schanbacher, Vice-Chair; Melanie
Thompson, Clerk; Robert Creech; and Charles Hornig.
Also present were: Sheila Page, Assistant Planning Director; Molly Belanger, Planner; and Kiruthika
Ramakrishnan, Planning Coordinator.
Robert Peters, Chair of the Planning Board, called to order the meeting of the Lexington Planning Board
on Wednesday, August 30, 2023, at 6:00 p.m. 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 here. 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
149 & 151 Old Spring Street, Chinese Bible Church of Greater Boston – Continued Public
hearing for a limited site plan review. Proposal to raze the meeting hall and construct a new
2-story multi-purpose building.
Mr. Peters opened the continued Public Hearing for a limited site plan review for 149 & 151 Old Spring
Street, Chinese Bible Church of Greater Boston. Mr. Al Loomis from Mackenzie Engineering represented
the applicant. Also present was Mr. Gareth Hoffman from Callahan Hoffman, the general contractor for
the project.
Mr. Loomis informed the Board that they have responded to the comments raised by the neighbors during
the last meeting and their concerns were addressed. Ms. Belanger shared the revised site development
plans and Mr. Loomis went over the revisions that were made to the plans since the last meeting. Mr.
Loomis also briefed the Board about the bulletin and announcements made to the church goers asking
them to follow the speed and parking rules. Mr. Loomis said the concerns about the driveway width were
addressed by increasing the width of the driveway in a number of places. Mr. Loomis also explained the
proposal to add a 4 to 5 foot earthen berm to address the concerns of light trespass and shared pictures
of the proposed signage to be added.
Mr. Creech wanted to know if the location and aesthetics of signage was discussed with the neighbors.
Mr. Loomis said they will review the signage with the neighbors. Mr. Creech also wanted to know if the
applicant communicated with the churchgoers through the church website. Mr. Loomis said that the
church had posted driving regulations on their website and sent out a bulletin to their members. Mr.
Creech shared the slides he had prepared to show how it can be communicated on the church website.
Lexington Planning Board Meeting Minutes
August 30, 2023
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The applicant Mr. KC Chu appreciated Mr. Creech’s suggestion and responded that they will update the
church’s website.
Ms. Belanger informed the Board that the Fire department staff approved the new access drive and the
health staff was expecting the Title 5 inspection report in September. Ms. Belanger added that the
applicant had agreed to take steps to add traffic calming measures such as road painting and also agreed
to address the light trespass concerns raised by neighbors with a berm to shield car head lights. Ms.
Belanger informed the Board that the Planning Staff recommended the Board close the Public Hearing
and shared the draft decision prepared by staff, which has also been sent to and reviewed by the
applicant.
Mr. Schanbacher moved to approve the limited site plan review with the conditions of approval and
findings as outlined in the draft decision prepared by staff. 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
Mr. Schanbacher moved to close the public hearing for the limited site plan review for the application
from the Chinese Bible Church at 149-151 Old Spring St. 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
Board Administration
Continued Public Hearing to amend Planning Board Zoning Regulations Chapter 176 of the Code
of Lexington: Sections 3, 4, 5, 6, 9, 10, 12, 13, and 14
Mr. Peters opened the continued public hearing to amend the Planning Board Zoning Regulations, Chapter
176 of the Code of Lexington.
Ms. Page shared her presentation of draft regulations for Section 10, the regulations pertaining to
transportation management overlay district (TMOD). Ms. Page explained what constituted a TMOD, its
purpose, and reviewed how, based on traffic standards, the TMOD gave the developers a streamlined
process which was predictable. Ms. Page said that this process enabled everyone to address the
transportation issues across the Town and the impact on traffic due to new developments. Ms. Page
explained the reason and the need for the overlay district in the Hartwell Bedford area. Ms. Page detailed
the process of alternate zoning and the district plan. Ms. Page summarized the proposed changes from
the date of initial implementation and shared how the mitigation funding was put towards the proposed
major reconstruction project on Hartwell Avenue.
Ms. Page reviewed the draft regulations with the Board, explained that the main purpose of TMOD was
to reduce single occupancy vehicle trips, and suggested ways to measure them. Ms. Page presented the
options available for developers to comply with the requirements, went over the basis of the mitigation
fee calculation, and shared a comparison chart showing both the existing and proposed fee structure. The
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August 30, 2023
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Board members discussed and suggested changes to the fee structure in ways that will not stifle
development.
Ms. Page discussed the specific parts of the plan on how the mitigation funding can be spent and explained
how parking studies were used to calculate off-street parking ratios.
Ms. Page explained the two categories of the Parking and Transportation Demand Management Plans
(PTDM Plans) and their requirements in detail. Ms. Page shared the requirements of the point system,
how they would work in reducing single occupancy vehicle trips, and showed how the proposed point
system would work with existing projects. Ms. Page described the measures for mode shift. The Board
members discussed them and gave their recommendations. Ms. Page briefly explained the Plan
submission and review process.
Public Comments
Tom Shiple, 18 Phinney Road, informed the Board about existing bicycle and pedestrian trails near
Hartwell Avenue, which can be leveraged to increase bicycle and pedestrian mobility and was wondering
if points could be awarded for creating connections between existing trails.
Mr. Schanbacher moved to continue the public hearing for the Board's Zoning Regulations sections 3,
4, 5, 6, 9, 10, 12, 13, and 14 to the Wednesday, September 13 meeting at 6:00 pm on Zoom. 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
Amend Transportation Management Overlay District Plan for TMO-1 (Hartwell Avenue) Area –
Continued public meeting
Ms. Page explained the main features of the different sections of the TMOD plan for TMO-1. Ms. Page
explained the third section of the plan detailing the spending of the mitigation fee and shared the
proposed short-term infrastructure improvements with the Board. Ms. Page felt that bike lane
accommodations and better signage would be very helpful to commuters. Ms. Page went over the list
prepared by the consultant with inputs from staff and Board members. The Board members discussed the
proposed plan and gave their suggestions.
Public Comments
Tom Shiple, 18 Phinney Road, informed the Board about a public right of way from Westview Street to
Hartwell Avenue to Bedford Street, which could be re-established as a bicycle and pedestrian path and
wanted it to be included in the list of proposed improvements.
Mr. Schanbacher moved to continue the public meeting to amend the TMO-1 District Plan to Wednesday,
September 13 at 6:00 pm on Zoom. 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; Hornig-yes; Thompson
– yes). MOTION PASSED
Board Administration
Lexington Planning Board Meeting Minutes
August 30, 2023
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Board Member Updates
Mr. Creech informed the Board about the upcoming meeting of the Historic Commission with the Select
Board on September 20th to discuss the reconstruction of Hosmer House.
Staff Updates
Ms. Page informed the Board that, on September 18th, the Select Board will be holding a public hearing to
update the Stormwater Regulations as requested by the Planning Board.
Upcoming Meetings: September 13, September 27, October 11
Mr. Peters reminded the Board about the upcoming meetings scheduled for September 13, September
27, and October 11. Staff went over the anticipated agenda items for the meetings.
Review of Meeting Minutes: August 9,2023 Draft
Mr. Schanbacher moved that the Planning Board approve the draft Minutes of the public meeting and
the Executive session held on 8/9/23 as presented. 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
Adjourn
Mr. Schanbacher moved that the Planning Board adjourn the meeting of August 30, 2023. 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 7.55 p.m. Lex Media recorded the meeting.
Material from the meeting can be found in the Planning Board’s Novus Packet.
List of Documents
1. 149 & 151 Old Spring Street, Chinese Bible Church of Greater Boston: Updated staff memo dated
August 25, 2023, Revised plan sets revised August 21,2023, Memo from applicant describing the
revisions dated August 21,2023, Draft decision dated August 30, 2023
2. Continued Public Hearing to amend Planning Board Zoning Regulations Chapter 176 of the Code
of Lexington section: Sec 10 - Draft Regulations
3. Amend Transportation Management Overlay District Plan for TMO-1 (Hartwell Avenue) Area –
Continued public meeting: Draft TMO1 Plan dated 08.18.23
4. Draft Meeting Minutes of 08.09.23 Planning Board Meeting