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HomeMy WebLinkAbout2025-01-30-PB-min Lexington Planning Board Meeting Minutes January 30, 2025 Page 1 of 13 Minutes of the Lexington Planning Board Held on Thursday January 30, 2025, Virtual Meeting at 6:00 pm Planning Board members present: Michael Schanbacher, Chair; Robert Creech, Vice-Chair; Melanie Thompson, Clerk; and Charles Hornig. Also present were: Abby McCabe, Planning Director; Meghan McNamara, Assistant Planning Director; and Carolyn Morrison, Planning Coordinator. Michael Schanbacher, Chair of the Planning Board, called to order the meeting of the Lexington Planning Board on Thursday January 30, 2025, at 6:00 p.m. For this meeting, the Planning Board is convening by video conference via Zoom. LexMedia is filming this meeting and is recording it for future viewing here. The Chair explained the process and the procedure of the meeting. Mr. Schanbacher conducted a roll call to ensure all members of the Planning Board and members of staff present could hear and be heard. Mr. Schanbacher 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. The Board will go through the agenda in order. Development Administration 231 Bedford Street – Continued Public Hearing for a major site plan review application for a multi-family development in the village overlay [VO] district (continued from 9/11/2024 and 11/20/2024). Ms. McCabe informed the Board the applicant submitted a written request to continue the hearing without further discussion until the Board’s Wednesday March 5, 2025 meeting. The applicant also submitted a written request to extend the final action deadline to March 21, 2025. Board Comments Mr. Schanbacher noted that this application has been continued several times and requested that the applicant be prepared to show progress at the next meeting. MOTION Mr. Creech moved to accept the Applicant's request to continue the public hearing for the proposal at 231 Bedford Street to Wednesday March 5, 2025 at or after 6:00 pm on Zoom. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Thompson – yes; Creech – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to accept the Applicant's request to extend the final action deadline to March 21, 2025. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Creech – yes; Thompson – yes; Hornig – yes; Schanbacher – yes). MOTION PASSED. Lexington Planning Board Meeting Minutes January 30, 2025 Page 2 of 13 185-189 Bedford Street – Continued Public Hearing for a major site plan review application for a multi-family development in the village overlay [VO] district (continued from 12/11/2024). Mr. Schanbacher re-opened the public hearing for the major site plan review application at 185, 187-189 Bedford Street, continued from December 11, 2024. The applicant’s team included: Frederick Gilgun, Attorney with Nicholson, Sreter, and Gilgun; Michael Novak, engineer with Patriot Engineering; Jeffrey Thoma, landscape architect with J. Thoma Land Design Studios; Michael McKay, architect with McKay Architects. Also present was the Board’s Peer Reviewer, Michael Juliano with Eaglebrook Engineering & Survey, LLC. Mr. Gilgun introduced the applicant team and addressed outstanding comments about compliance with zoning bylaws and site plan review regulations. He agreed the setback of the driveway being less than 5’ from a dwelling wall will require a special permit, pursuant to §135-5.1.11. Mr. Gilgun stated that he has provided a draft easement agreement for parking at 186 Bedford Street. Mr. Novak highlighted engineering changes to the stormwater infiltration system based on Peer Review feedback. Mr. Thoma summarized changes to the landscaping plan as a result of Planning Board and public feedback. Changes include additional safety measures, increased accessibility, and more rigorous compliance with bylaws. Mr. McKay summarized architectural changes to the proposal based on feedback from the Lexington Fire and Building Departments and the Planning Board. He shared updated renderings to reflect realistic surroundings including the dumpster enclosure area. Staff Comments Ms. McCabe summarized the staff memos and confirmed that all major items have been addressed, including receipt of the draft parking easement for two spaces across the street and the separation of cost for the parking space from dwelling units. Ms. McCabe requested the applicant provide an updated site plan or plot plan within 30 days which confirms all setbacks are measured from the furthest projections of the buildings. Ms. McCabe noted that the Building Commissioner had a question about the second means of egress from the first floor; he would like to see an egress leading directly outside rather than through the garage. She recommended the applicant team speak with the Building Commissioner for further details and resolution. With all staff requests and concerns having been address, Ms. McCabe advised the Planning Board that staff has prepared a draft approval decision, including the special permit for 3 ft. of relief from §135-5.1.11 to allow the driveway within 5 ft. of the principal building’s wall. She noted that the waivers for stormwater regulations were included in the draft decision, although they may not be necessary due to the language of the regulation not using the word “shall”. Lexington Planning Board Meeting Minutes January 30, 2025 Page 3 of 13 Peer Reviewer’s Comments Mr. Juliano, Eaglebrook Engineering, the Board’s professional peer review consultant, confirmed all items from previous peer review memos have been addressed. He has no outstanding concerns regarding stormwater and utilities. Board Questions Mr. Schanbacher questioned if the applicant had been in contact with the Affordable Housing Trust and encouraged them to start that conversation about possible assistance to buy-down the affordable units. He confirmed with Mr. McKay that the rendering showing trees in planters is incorrect. Mr. Schanbacher asked to be walked through the second egress from the first floor and recommended the applicant discuss this further with the Building Commissioner. Ms. Thompson requested clarity about the location of the new stop signs and the updated location of the inclusionary unit on the ground floor. Public Comments Kathryn Roy, 382 Marrett Road and Precinct 4 Town Meeting Member, requested clarification on the sidewalk slope and renderings. The landscape architect explained that there was not a slope and that the sidewalks and front patio area was level. Board Comments Mr. Creech appreciated the stairwell revision in the rear of the garage. He encouraged the applicant to collaborate with the property owners of 17 Hartwell Avenue via Ms. McCabe on best practices to promote and manage carpooling opportunities. Mr. Creech wondered if the resident packet would contain similar language to the lease agreements of 186 Bedford Street specifying one car per unit. Mr. Hornig commended the staff and applicant on their collaboration. He has no concerns with the plans or the draft decision and conditions. Mr. Schanbacher appreciated the revisions to the plans. He noted that there are still some walls in conflict with windows on upper floors. He stated he wished it were possible to make the rear amenity area completely accessible, but appreciates the stairwell change in the garage. He is comfortable with the plans and the draft decision. Mr. Schanbacher confirmed Mr. Creech and Ms. Thompson are comfortable with the plans, and the draft decision and conditions. Ms. Thompson requested a closer look at the logistics of the garbage truck movement through the property. Lexington Planning Board Meeting Minutes January 30, 2025 Page 4 of 13 Staff Response Ms. McCabe summarized the draft decision, the special permit request, the waivers, and conditions of approval. Mr. Schanbacher confirmed with Mr. Gilgun that the applicant is satisfied with the draft decision. MOTION Mr. Creech moved to close the public hearing for the major site plan review and special permit application for 185, 187-189 Bedford Street. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Creech – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to waive the following strict requirements of §176-12.9.5 because the Board finds the project meets the intent and purpose of the Board’s Regulations. a. Section 4 preference for country drainage. b. Section 5 incorporating low-impact development techniques. c. Section 6 for permeable pavement. d. Section 8 requiring the use of stormwater harvesting systems, such as cisterns and ponds for plant irrigation. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Creech – yes; Thompson – yes; Hornig – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to grant a special permit providing 3’ of relief to allow the driveways to be within 5’ of the wall of the principal building. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Thompson – yes; Creech – yes; Hornig – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to approve the proposal submitted by 185 Bedford Street LLC with the findings and conditions included in the draft approval decision prepared by staff for major site plan review with stormwater permit and the 52 conditions as may be modified this evening. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Creech – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to have the Chair sign the decision and correct any non-substantive changes such as grammar, typos, and for consistency. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Creech – yes; Hornig – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. Lexington Planning Board Meeting Minutes January 30, 2025 Page 5 of 13 217-241 Massachusetts Avenue – Continued Public Hearing for a major site plan review application for a mixed-use, multi-family development in the village overlay [VO] district (continued from 9/25/2024 and 11/20/2024). Mr. Schanbacher re-opened the public hearing for the major site plan review application at 217, 229, 233, 241 Massachusetts Avenue, continued from September 25, 2024 and November 20, 2024. The applicant’s team included: Mark Vaughan, attorney with Riemer & Braunstein; Ron Lopez of North Shore Residential; Scott Melching, architect with Scott Melching Architects; Jeff Thoma, landscape architect with J. Thoma Land Design Studios; and Jack Sullivan, civil engineer with Sullivan Engineering Group. Also present was the Board’s peer reviewer, Mike Carter with GCG Associates. Mr. Vaughan introduced the applicant team and summarized the proposed development. He noted that the applicant team had met with the Conservation Commission since their last presentation to the Planning Board. Mr. Melching summarized architectural updates, highlighting the redesign of the ground floor residential amenity space and the bicycle room. He noted that there will be waivers needed for the current design. Mr. Thoma summarized details on the meeting with the Conservation Commission and proposed on-site and off-site riverfront mitigation. He advised that after consulting with the Lexington Fire Department, they were able to remove a fire access lane from the west side of the building. Mr. Thoma presented two studies for the additional space created and requested feedback from the Board and the public on the best way forward. Study 1 proposed retaining the curb cut and commercial dumpster access. Study 2 proposed eliminating the curb cut and vehicle access, in order to offer additional community amenity space. Mr. Sullivan provided further details on the riverfront mitigation strategy in the rear of the building and off-site, in collaboration with the Town of Arlington. He described updates to the stormwater management system following input from the Board’s peer reviewer. Mr. Melching noted that the applicant team met with the Disabilities Commission and plan to incorporate their feedback into future plans and permits. Staff Comments Ms. McNamara summarized the staff memo dated January 24, 2025, including outstanding comments, as well as a special permit request and any necessary waivers. Ms. McNamara noted that the Engineering Department has approved the revised layout of the landscaping plan in the rear of the building. She requested the applicant provide a landscape plan that shows proposed species for the plantings. Ms. McNamara confirmed the fire access lane was no longer required per the Assistant Fire Chief. Ms. McNamara advised that the Building Commissioner requested that the applicant clarify the proposed top of building height. She noted that 60’ is the maximum allowed under zoning bylaw. Lexington Planning Board Meeting Minutes January 30, 2025 Page 6 of 13 Ms. McNamara requested a certified arborist be on site for any construction that involves cutting tree roots. She noted that this is especially important for the 16” tree along the frontage of the site on Massachusetts Avenue and the 48” tree on the abutting property. She reminded the applicant of the requirements of §120-8 of Lexington’s General Bylaws regarding tree protection. Ms. McNamara asked that the applicant construct curb extensions at the locations of existing cross walks on Massachusetts Avenue. She noted that these extensions would be built on both sides of the street. Ms. McNamara advised that the Planning staff is in support of continuing this hearing to a later date and noted that the applicant has submitted a request to extend the final action deadline to April 1, 2025. Ms. McCabe added that preserving the 16” street tree at the front of the property should be a top priority. She asked that plans be updated to ensure clarity on the importance of saving this tree during construction. Her preference for the west corner was for Study 2 with additional plantings. Peer Reviewer’s Comments Mr. Carter summarized his peer review memo dated January 23, 2025, noting that there are still significant challenges in regards to the stormwater system and ensuring it can work for this site. Mr. Carter called out the location of the dumpster and recommended the applicant confirm the height and movement necessary in removing the waste. He noted that he is also performing the peer review on this property for the Conservation Commission. Board Questions and Comments Mr. Creech questioned if the setback from the rear of the building is still 25’. Mr. Melching confirmed it is 26’. Mr. Creech asked for clarification of the presented options for the former fire access lane, which Mr. Melching provided. He expressed that he is not certain which study is better for the additional space yet. Mr. Schanbacher questioned the grade on the plans to confirm additional steps are not needed. He preferred Study 2 for its usability, however noted that the dumpster would not be conveniently available for commercial use if the curb cut is removed. He wonders if there is the possibility of a hybrid option between the two studies. He suggests an option that keeps the curb cut and dumpster location and provides additional plantings and community function. Ms. Thompson expressed a preference for Study 2, while noting the importance of the dumpster location. She similarly wondered if there is the opportunity for a third option. She appreciated the revisions to the ground floor. She confirmed the size of the building has not changed. Mr. Creech echoed the previous comments citing the need for the dumpster to remain in the location proposed by Study 1, while preferring the design of Study 2. Public Comments Danit Netzer, Lexington Resident and Design Advisory Board member, questioned why the bike room has a distinct brick façade and wondered if the WiFi room and the bicycle room locations could be swapped to take advantage of window placement and natural light. Lexington Planning Board Meeting Minutes January 30, 2025 Page 7 of 13 Tim Lee, Lexington Resident and Chairman of Design Advisory Committee, questioned changes to the landscape plan and wondered about the accessibility of the revised plans. Karen Meyers, 14 Lisbeth Road, expressed preference for Study 2. She appreciated the welcoming feel presented in Study 2. She expressed concerns over the size of the building in the neighborhood. Jeff Howry, requested clarification on the easements for the property and questioned if a shadow study had been done with the bikeway behind the development. Marie Dieringer, 14 Tower Road, questioned how a more urban streetscape would be received in Lexington. She expressed overall approval of the building but had concerns about its fit in Lexington. Board Comments Mr. Creech clarified the location of, and focus on, the dumpster remaining on the west side of the building is in direct response to previous Planning Board comments about the functionality of the retail space. Applicant’s Response Mr. Melching responded to public comments. He stated the bike room is intended to separate massing of the building and encourage connection to the bikeway behind the building. He noted that the pathway along the side and rear of the building will be illuminated by building-mounted fixtures which are included in the latest photometric plans, and will be made of an accessible material proposed by the Conservation Committee. Mr. Melching explained the easements on the property for sewerage and a right of way that they will make more accessible. He stated there are shadow studies in the materials submitted in August 2024. Mr. Melching indicated they are happy to have further discussions with Waste Management to see if there is a feasible “Study 3” that would combine the function of the dumpster location while also engaging the public with a softer, more welcoming view of the building. Board Comments Mr. Creech appreciated the first-floor redesign and its form and functionality. He expressed concerns with the storm drain near the entrance to the garage. He questioned the motion of a trash truck through the site and strongly cautioned against having a trash truck back out on to Massachusetts Avenue. He requested details on timing of trash removal. He has no concerns with the proposed waivers, barring future information. Mr. Creech noted that his concerns center around the size of the building and urged the applicant to consider a smaller overall footprint of the building. He committed to putting thought into the best treatment for the west corner of the building and wondered if it is acceptable to move the dumpster. Mr. Schanbacher appreciated the changes made to the first-floor layout and confirmed a continuance to the March 5, 2025 Planning Board meeting is agreeable to the applicant. MOTION Mr. Creech moved to continue the public hearing for the site plan review and special permit application at 217, 229, 233 & 241 Massachusetts Avenue to Wednesday, March 5 to allow the applicant more time Lexington Planning Board Meeting Minutes January 30, 2025 Page 8 of 13 to respond to peer review comments, staff comments, and advance the proposal with the Conservation Commission. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4- 0-0 (Roll call: Hornig – yes; Thompson – yes; Creech – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to accept the applicant's request to extend the final action deadline to April 1, 2025. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4 -0-0 (Roll call: Creech – yes; Hornig – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. The Board recessed at 7:51 p.m. and reconvened at 7:56 p.m. 7 Hartwell Avenue – Public Hearing for a major site plan review application for a mixed- use, multi-family development in the village high-rise overlay [VHO] district. Mr. Schanbacher opened the public hearing for the major site plan review application at 7 Hartwell Avenue. Scott Oran, of Dinosaur Capital Partners introduced the applicant team which included: Mark Dufton, Dinosaur Capital Partners; David Paley, 7 Hartwell LLC; Nancy Ludwig, ICON Architecture; Michelle Callahan, Nitsch Engineering; and Allison Desbonnet, Copley Wolff Design Group. Also present was the Board’s peer review consultant, Brian Geaudreau from Hancock Associates. Ms. Ludwig presented the proposal, which includes 130 rental apartment units in a five-story mixed-use building on a 1.6-acre triangular site. Additional amenities include a 300 SF public café with outdoor seating, a public playground, private tenant amenity space, 133 parking spaces, and 195 indoor bicycle parking spaces. The building is designed to Passive House standards and is proposed to be solar-ready. Ms. Ludwig advised that the Bedford/Hartwell Complete Streets Transportation Project plans have been considered in the design of this property. The applicant has also committed to building a bus shelter at the site of an existing MBTA stop at Hartwell Avenue and Westview Street. She noted that the special permit is related to a relief from parking setback requirements along a paper street. Ms. Callahan provided further details of the proposal. She explained the paper street on the back side of the site and she noted that it will require a retaining wall. Ms. Callahan summarized proposed parking, pedestrian walkways, and bicycle and automobile flow through the site. She reviewed proposed utilities and stormwater management. Ms. Ludwig reviewed the interior design plans of the building. She stated that the team intends to include a robust photovoltaic roof to offset the building’s electrical load. She noted the grade of Hartwell Avenue allows for most of the parking to be below ground. Ms. Ludwig gave an overview of the landscape and materials palette. Ms. Desbonnet summarized the landscape plan and expressed the desire to make the entrance welcoming for all of Hartwell Avenue. She highlighted the proposed bus shelter and tree placement along the street. She reviewed the tree removal and mitigation plan. Ms. Desbonnet provided details on the residential amenity courtyard and the public universal playground. Lexington Planning Board Meeting Minutes January 30, 2025 Page 9 of 13 Staff Comments Ms. McNamara summarized the staff memo dated January 24, 2025. She noted that comments were received from members of the public, the Design Advisory Committee, the Bicycle Advisory Committee, the Transportation Advisory Committee, and the Regional Housing Services Office. Ms. McNamara urged the applicant to round the number of inclusionary units up to 20. She appreciated the applicant unbundling parking from rent and discounting parking to 60% for inclusionary units. Ms. McNamara will revise the inclusionary unit breakout for the next staff memo. Ms. McNamara stated the staff is in support of the special permit to allow parking and a drive aisle within 25’ of the street line, noting the irregular shape of the lot and that the street in question is a wooded area with no neighbors in close proximity. It is the opinion of the staff that this road is not likely to ever be rebuilt. Ms. McNamara reviewed the requested waiver for bicycle parking and stated the staff is in support of this waiver. She asked the applicant to clarify on the plans that there is sufficient separation for the short-term bicycle parking from vehicles. She also asked the applicant to confirm there is 3’ offset between parked cars and garage walls. Ms. McNamara advised the waiver would no longer be needed if the plans are updated per staff requests. Ms. McNamara supported the Transportation Advisory Committee’s recommendation to join the 128 Business Council and to make an annual contribution to the town’s Transportation Demand Management Fund. She agreed that the applicant needs to provide an updated photometrics plan and advised staff would review those plans once submitted. Ms. McNamara requested clarification on bicycle parking counts, a snow storage plan, and turning diagrams for trucks, such as for deliveries or waste removal. She informed the applicant that the Fire Department requested an updated turning diagram entering and exiting from Westview Street , as the truck would not exit out the one-way onto Hartwell Avenue. She confirmed the proposed height of the building meets zoning bylaws and noted that the Building Commissioner would review again at a later date. She reminded the applicant to provide additional details on the plan and to provide construction details including fill calculations, employee parking, and staging area. Ms. McNamara noted that both the bus shelter and new sidewalk would require Select Board approval. She advised that the location of the bus shelter may change during construction if MBTA bus routes change. Ms. McNamara advised that the staff do not support waiving jurisdiction of tree bylaw because the applicant needs permission from the Tree Warden at a public hearing in order to remove the proposed 19 trees within the right of way. She noted that if the applicant is approved to remove the trees, they will be required to pay the appraised value of the trees to the Lexington Tree Fund, per §120-7B of Lexington bylaws. Ms. McNamara introduced the Board’s peer reviewer and stated he would present his finding on the site’s stormwater management and utilities, as well as his review of the Conservation Commission’s performance standards for a connection to the town water and sewer systems. Lexington Planning Board Meeting Minutes January 30, 2025 Page 10 of 13 Peer Reviewer’s Comments Mr. Geaudreau summarized the peer review memo dated January 23, 2025. He provided an overview of the state and town requirements, current state, and proposed stormwater management and treatment. He confirmed the applicant’s proposal is meeting requirements and stated that he has no concerns pending discussed revisions on details. Mr. Geaudreau noted that he is also reviewing the proposal with the Conservation Commission for this site. Board Questions and Comments Mr. Creech approved of the landscape design. He questioned the material for the retaining wall on the paper road. Ms. Callahan advised it is proposed to be a Redi-Rock material. Mr. Creech confirmed the number of heat pumps on the roof with Ms. Ludwig. Mr. Creech wondered with the size of the café space if it would be a public space or resident amenity. Mr. Oran answered it would be open to the public. Mr. Creech recommended the addition of signage prohibiting exit onto Hartwell Avenue. Mr. Hornig commented on the square footage of the units and the mix of bedrooms and questioned the market demand for small studio and one-bedroom dwellings over 2-bedroom units. Mr. Oran is confident in the strategy. Ms. Thompson asked for clarification on the proposed amenity space use and the location of the washer and dryer. Ms. Ludwig advised that the amenity space is not fully designed yet and confirmed the washer and dryer will be in each unit. Ms. Thompson requested details on the size of the units and asked about the location of the affordable units. Mr. Schanbacher confirmed with Mr. Oran that he had connected with the Affordable Housing Trust. He requested clarification on the scale of the proposed café. His opinion is that it is very small. Mr. Oran provided more details on the business model and layout. Mr. Schanbacher requested clarification on a “junior bedroom”. He expressed his support for the underground parking and asked for more details on how the team accommodated it. Mr. Oran believes the grade change of Hartwell Avenue is the main contributing factor to their success. Mr. Schanbacher confirms with Ms. Ludwig the material used for the cladding on the base of the garage. He requested more details about the solar panels on the roof, as they have received feedback on other projects about the difficulty of accommodating the necessary heat pumps as well as solar panels. Public Comments Tim Lee, 67 Baker Avenue and Design Advisory Committee Chairman, requested information about the irrigation plan for the landscaping and encouraged the reduction of a traditional lawn in favor of lower maintenance plantings. Danit Netzer, Lexington resident and Design Advisory Board member, questioned if the proposed development at 17 Hartwell Avenue would impact the courtyard tenant amenity space. She wondered if there was opportunity to move the patio to the other side of the lot. Lexington Planning Board Meeting Minutes January 30, 2025 Page 11 of 13 Applicant’s Response Mr. Oran, Ms. Desbonnet, and Ms. Callahan confirmed there is an irrigation plan using captured stormwater in place and they are happy to look at reducing the amount of grass planted. Ms. Ludwig clarified the 17 Hartwell Avenue proposal is significantly lower than 7 Hartwell Avenue and it is her opinion that there will not be a conflict. Board Comments Mr. Creech reiterated the elevation difference between 7 and 17 Hartwell Avenue. He confirmed the number of on-site parking spaces and noted that there is little to no overflow parking or offsite parking. He urged the applicant to include clear language in leases regarding one car per unit. Mr. Creech encouraged the applicant to coordinate with the property owners of 17 Hartwell Avenue through Ms. McCabe to facilitate ridesharing. Susan Barrett, Transportation Manager for the Town of Lexington, clarified that for these projects, she would define “ridesharing” to mean large groups of people sharing a vehicle, not commercial ride-share vendors such as Uber or Lyft. Mr. Creech confirmed this definition. Mr. Schanbacher encouraged the applicant to round the inclusionary units up to 20. Mr. Schanbacher complimented the team on the design of the building. He requested the applicant consider increasing the engagement with Hartwell Avenue by using more glass to open the interior up to the street. Mr. Schanbacher requested a narrative explaining the façade layout, materials, and massing. He asked if there is an opportunity to pull up the garage. He encouraged the team to lean into the articulations of the building and material transitions to break up the box-like appearance of the building and create a stronger architectural standpoint. Mr. Creech agreed with Mr. Schanbacher and Planning Staff that the applicant should strongly consider rounding up to 20 inclusionary units. Ms. McCabe questioned if the Planning Board is generally in support of the special permit. Mr. Schanbacher confirmed that given the specifics of this lot, he is in favor of the special permit. Mr. Creech is also in favor given the topography of the lot. Ms. Thompson is in favor. Mr. Hornig had no objections. Mr. Schanbacher confirmed that staff and the applicant are comfortable with continuing the hearing to March 12, 2025. MOTION Mr. Creech moved to continue the public hearing for the site plan review and special permit proposal for 7 Hartwell Avenue to Wednesday, March 12 at or after 6:00 pm on Zoom to allow the applicant time to respond to board comments, staff comments, peer review memo, and any other request brought up during this evening's hearing. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Creech – yes; Hornig – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. Lexington Planning Board Meeting Minutes January 30, 2025 Page 12 of 13 Board Administration Zoning Amendment Relative to Bicycle Parking Ms. McCabe requested that zoning amendment relative to §5.1.8 bicycle parking be postponed to allow more time for a more comprehensive review with the Bicycle Advisory Committee. Mr. Schanbacher is in support of postponement. Mr. Hornig agreed that the amendment needed more thought. Mr. Creech and Ms. Thompson were also in agreement. Board Member & Staff Updates Ms. McCabe introduced the new Planner, Aaron Koepper, to the Board Members. She noted that he will join the Planning Board meeting on February 12, 2025. Review of Draft Meeting Minutes: 1/15/2025 Mr. Creech moved that the Planning Board approve the draft January 15, 2025 meeting minutes as presented. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0- 0 (Roll call: Hornig – yes; Creech – yes; Thompson – yes; Schanbacher - yes). MOTION PASSED Upcoming Meetings: Wednesday 2/12, 2/6, 3/5, 3/12, Thursday 3/27. Ms. McCabe reviewed the current meeting schedule and reminded the Board that state provisions allowing the Board to meet virtually may not be extended beyond March. She proposed a meeting date of Thursday, April 17, 2025. Mr. Hornig preferred a meeting on April 10th or April 24th instead of the 17th. The remaining board members confirmed April 10th is agreeable. The Planning Board confirmed meeting dates on Thursday April 10, 2025 and Wednesday May 7 and May 28, 2025. Ms. McCabe summarized the proposed agendas for the upcoming meetings in February and March. Adjournment Mr. Creech moved that the Planning Board adjourn the meeting of January 30, 2025 at 9:11 p.m. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig- yes; Creech – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED Meeting adjourned at 9:11 p.m. 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. 231 Bedford Street Extension request 2. 185-189 Bedford Street Staff Memo dated January 23, 2025; Peer Review Memo (Eaglebrook) dated January 24, 2025; Peer Review Memo (Eaglebrook) dated January 22, 2025; Water Flow Narrative dated January 22, 2025; Lexington Planning Board Meeting Minutes January 30, 2025 Page 13 of 13 Revised Architectural Plans dated January 13, 2025; Response to Peer Review Memo 1 dated January 10, 2025; Easement Agreement dated January 23, 2025; Erosion and Sediment report dated January 8, 2025. Draft decision with findings and conditions of approval. 3. 217-241 Massachusetts Avenue Staff Memo dated January 24, 2025; Peer Review Memo (GCG Associates) dated January 23, 2025 ; Exterior Lighting Cutsheets dated January 9, 2025; ANG Spot Grade Calculation and Plan dated December 5, 2024; Response to Bicycle Advisory Committee Memo dated January 9, 2025; Construction Management Plan dated January 9, 2025; Peer Review Response dated January 9, 2025; Staff Memo Response dated January 9, 2025; Riverfront Mitigation Plan dated January 2, 2025; Stormwater Report dated January 9, 2025. Public Comments 1. Electronic Mail from Jeff Howry to Planning Staff, Subject: 217, 229, 233, 241 Massachusetts Avenue – Project Documentation Request, dated November 19, 2024 2. Electronic Contact Form from Christoph Börgers to Planning Board, dated November 20, 2024 3. Memo from the Design Advisory Committee regarding their November 19, 2024 Meeting. Received December 6, 2024 by Planning Staff. 4. 7 Hartwell Avenue Staff Memo dated January 24, 2025; Peer Review Memo (Hancock Associates) dated January 23, 2025; SITESv2 Scorecard dated December 11, 2024; Tree Inventory Report dated December 10, 2024; Inclusionary Dwelling Narrative dated December 10, 2024; Inclusionary Zoning Narrative dated December 10, 2024; Zoning Narrative updated December 11, 2024; Construction Management Plan dated December 10, 2024; Project Narrative dated December 10, 2024; Applicant’s response to DRT Notes dated December 10, 2024; Solar and Energy Efficiency Narrative dated December 10, 2024; Civil Plans dated December 10, 2024; Water and Sewer Memo dated December 10, 2024; LEED Checklist dated December 10, 2024. Public Comments 1. Electronic Contact Form from Sue Yie to Planning Board, dated December 10, 2024. 2. Memo from the Design Advisory Committee regarding their January 14, 2025 meeting. Received December 16, 2024 by Planning Staff. 3. Memo from the Lexington Bicycle Advisory Committee to Planning Board and Planning Staff regarding their January 9, 2025 Meeting. Received January 12, 2025. 4. Memo from the Transportation Advisory Committee to Planning Staff and Planning Board, dated January 28, 2025. Received January 28, 2025.