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HomeMy WebLinkAbout2025-03-05-PB-min Lexington Planning Board Meeting Minutes March 5, 2025 Page 1 of 17 Minutes of the Lexington Planning Board Held on Wednesday, March 5, 2025, Virtual Meeting at 6:00 pm Planning Board members present: Michael Schanbacher, Chair; Robert Creech, Vice-Chair; Melanie Thompson, Clerk; Charles Hornig; Tina McBride; and Michael Leon, associate board member. Also present were: Abby McCabe, Planning Director; Meghan McNamara, Assistant Planning Director; Aaron Koepper, Planner; and Carolyn Morrison, Planning Coordinator. Michael Schanbacher, Chair of the Planning Board, called to order the meeting of the Lexington Planning Board on Wednesday, March 5, 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. He welcomed Tina McBride to the Planning Board. 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, 11/20, & 1/30) Mr. Schanbacher re-opened the public hearing on the application of 231 Bedford Street LLC for a site plan review. Ms. McCabe advised the Board that the applicant has requested a continuance to Thursday, April 10, 2025 and to extend the final action deadline to April 24, 2025. Board Comments Mr. Hornig noted that this application has been continued several times. He hopes the applicant will be prepared to attend the April 10th meeting and explain the progress they have made on their application. Mr. Schanbacher and Mr. Creech agreed with Mr. Hornig. Mr. Schanbacher explained for participants that Ms. McBride would not be a voting member on this application as the hearing started prior to Ms. McBride’s election to the Board and there have been more than one hearing. Mr. Creech moved to continue the public hearing for the proposal at 231 Bedford Street to Thursday, April 10, 2025 in the Select Board meeting room in the Town Office Building, 1625 Mass. Ave. at or after 6:00 pm and on Zoom and further moved to accept the Applicant's request to extend the final action deadline to April 24, 2025. Ms. Thompson seconded the motions. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Thompson – yes; Creech – yes; Hornig – yes; Schanbacher – yes). MOTION PASSED. Lexington Planning Board Meeting Minutes March 5, 2025 Page 2 of 17 217, 229, 233, 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, 11/20, & 1/30) Ms. McCabe advised the Board that the applicant is still pending Conservation Commission approval. The applicant requested to continue their hearing with the Planning Board to Thursday, April 10, 2025 and to extend the final action deadline to April 24, 2025 in order to make further progress with Conservation. There were no Board or public comments on this application. Mr. Creech moved to accept the Applicant's request to continue the public hearing for the proposal at 217-241 Massachusetts Avenue to Thursday, April 10, 2025 in the Select Board meeting room in the Town Office Building, 1625 Massachusetts Avenue at or after 6:00 pm and on Zoom and further moved to accept the Applicant's request to extend the final action deadline to April 24, 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. 11 Larchmont Lane – Public meeting for a preliminary subdivision Mr. Schanbacher opened the public meeting on the application of Tropeano Realty Company LLC for a preliminary subdivision at 11 Larchmont Lane. Frederick Gilgun of Nicholson, Sreter, and Gilgun, attorney for the applicant, explained the purpose of the preliminary subdivision application is to freeze existing MBTA Village Overlay zoning. Mr. Gilgun introduced Michael Novak of Patriot Engineering, project manager for this application. Mr. Novak presented and summarized the application for 4 lots on a cul-de-sac. He explained the proposal’s compliance with current zoning bylaws. Mr. Novak noted there may be sensitive land to the East of the property, but these locations have not been clearly defined. He committed to working with the Conservation department if that need arises. Mr. Novak detailed some further plans for the definitive subdivision application, including high level stormwater and utility plans. Staff Comments Ms. McCabe explained that the applicant would need to submit a definitive subdivision plan application within seven (7) months to fully freeze current zoning. She advised that the definitive subdivision plan would require another public hearing. Ms. McCabe prepared a draft approval of the preliminary subdivision for the Board, with conditions to be included in a definitive subdivision. Board Questions Mr. Creech wondered if there were any immediate plans for development. Mr. Gilgun advised the applicant is in the very early stages of considering possibilities. Public Comments Jennifer Iverson, 12 Larchmont Lane, wondered if the development would be single-family dwellings. She expressed concerns about traffic on the road and highlighted existing narrow conditions. Mr. Gilgun responded that the current plan would be for single-family, however reminded Ms. Iverson that the application was submitted with the intent to freeze the multi-family zoning. Sumitra Sujanani, 29 Ledgelawn Avenue, raised questions related to the North Lexington Brook, water tables, and water displacement. She wondered if there would be an egress to Revere Street and if abutting properties also owned by the Tropeano family would be included in future development of the lot. Ms. Lexington Planning Board Meeting Minutes March 5, 2025 Page 3 of 17 Sujanani noted that the team is similar to the 185, 187-189 Bedford Street project and wondered if Jeff Thoma would join this project as well. Mr. Novak advised that due to the preliminary nature of this application, many of Ms. Sujanani’s questions had not been finalized. Mr. Gilgun advised that Ms. Sujanani’s questions would be more applicable to a definitive subdivision application. Peter Saradjian, 259 Bedford Street, wondered if the property would retain any commercial use. Mr. Gilgun repeated that there are no plans at this time. Mike Wise, 19 Hill Street, expressed concerns that the intent is to freeze zoning and wondered why the Board would approve something that will not be developed. Ms. McCabe advised that a zoning freeze application is permitted by Massachusetts state law. She further advised that the Planning Board can only deny an application if it does not meet the Board’s subdivision regulations. Lisa Newton, 15 Ledgelawn Avenue, Precinct 8 Town Meeting member, wondered if any thought had been put into widening Larchmont Lane. Jay Luker, 26 Rindge Avenue, Precinct 1 Town Meeting member, Transportation Advisory Committee member, reminded participants that this lot was likely to be developed in the next 10 years regardless of MBTA zoning. He noted that a subdivision of large single-family dwellings is also intensive development, and not sustainable for Lexington. Kunal Botla, 40 Grapevine Avenue, Precinct 4 Town Meeting member, echoed Mr. Luker’s statements. He reminded participants of Lexington’s goal to increase multi-family housing and smaller scale housing. Board Comments Mr. Hornig informed participants that public roads are under the purview of the Select Board and recommended residents contact the Transportation Safety Group with concerns. Ms. McBride questioned curb cuts in the proposed plans. Mr. Novak confirmed there would be two additional curb cuts in definitive subdivision plans for driveways. Ms. McBride recommended the applicant consider remediation on Larchmont Lane and encouraged the addition of a sidewalk. Mr. Creech moved to approve the preliminary subdivision at 11 Larchmont Lane with conditions in the draft decision to be incorporated into a definitive subdivision submission. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Hornig – yes; Creech – yes; Thompson – yes; McBride – yes; Schanbacher – yes). MOTION PASSED. 3-4-5 Militia Drive – Continued Public Hearing for a major site plan review application for a multi-family development in the village overlay [VO] district (continued from 11/6 & 1/15). Mr. Schanbacher re-opened the public hearing on the application of 3-5 Militia Redevelopment MM LLC for a major site plan review at 3-5 Militia Drive. The applicant’s team included: Frederick Gilgun, attorney with Nicholson, Sreter, and Gilgun; Michael Liu and Sam Buckens, architects with The Architectural Team; Katie Enright, engineer with Howard, Stein, and Hudson; and Bruce Lee, commercial real estate broker. Mr. Gilgun introduced the applicant team and summarized the changes since the last presentation. He noted that changes included a reduction to 292 units and modifications to site layout and architectural design. Mr. Liu and Mr. Buckens explained the architectural design refinements. Mr. Liu noted the intent to evoke a sense of a village with multiple buildings within the site by façade variations on the buildings, breaks in the roof lines, and variation in the window treatments. Mr. Buckens presented the current state and highlighted changes to the plans. He detailed revisions to the pool area to allow for a fire truck turnaround. Lexington Planning Board Meeting Minutes March 5, 2025 Page 4 of 17 Ms. Enright summarized the changes made to the stormwater plans, highlighting additional drainage spots. She provided a detailed explanation of the calculations involved to ensure compliance. Mr. Lee expressed his confidence in leasing the commercial space in the development. He stated that he anticipates tenants in the dental, medical, financial, educational, and co-working fields. Staff Comments Ms. McNamara summarized staff report and confirmed that the applicant follows all zoning bylaws and Planning Board zoning regulations with no special permits or waivers. She noted that all other projects approved under the MBTA zoning have required special permits or waivers for bicycle parking and/or stormwater harvesting. Ms. McNamara highlighted the proposed on-site rain garden as a unique feature of the stormwater harvesting system. Ms. McNamara stated that the applicant has met with the Conservation Commission, with a follow up meeting March 10th. Ms. McNamara noted that with the overall unit count reduction, the number of required inclusionary units was also reduced to 43.8 and encouraged the applicant to round that up to 44. She advised that the applicant has met setback and height restrictions and has provided sufficient commercial space to qualify for the 60’ height bonus. Ms. McNamara stated that the applicant is still conducting water and sewer capacity studies with the Lexington Engineering department. She noted that preliminary results are favorable. She reminded participants that the applicant would be required to submit applications for utility connections as part of their building permits. Ms. McNamara recommended the Planning Board not waive jurisdiction of the tree bylaws due to the high number of tree removal and the hazardous tree removal. She noted that this does not eliminate the requirements of the tree bylaws; it would instead be under the jurisdiction of the Tree Warden to review and approve. Peer Reviewer’s Comments Austin Chartier with McKenzie Engineering Group echoed Ms. McNamara’s comments that the applicant complies with Lexington stormwater management regulations and Massachusetts Department of Environmental Protection (DEP) requirements. He applauded the applicant’s collaboration incorporating his previous comments. Mr. Chartier noted that the proposed stormwater management systems are an improvement over existing condition. Board Questions Mr. Leon questioned Ms. Enright’s calculations surrounding the permeable pavers in the revised pool area. Ms. Enright provided an explanation of her calculations. He asked Mr. Liu and Mr. Buckens to provide details on the proposed daily use of the new turnaround area and on the West courtyard with revised garage landscaping. They advised that they are still reviewing options to engage the turnaround space and clarified adjustments to the garage internally to make the northwest courtyard more accessible. Mr. Leon asked Mr. Lee about the potential commercial tenants, noting that Mr. Lee’s suggestions were for passive or destination professional commercial services, and might not engage the neighborhood and general public. Mr. Hornig asked if the buildings would have any parapets. Mr. Buckens confirmed there would not be parapets; the buildings would have internal drainage. Mr. Creech advised the applicant that he asked Ms. McCabe to add a condition to the approval that the applicant develop a marketing plan to account for any delays in renting the commercial space. He echoed Ms. McNamara’s request to round the affordable units up to 44. Mr. Creech wondered why the unit count Lexington Planning Board Meeting Minutes March 5, 2025 Page 5 of 17 dropped to 292. Mr. Buckens explained that the unit count changed due to reconfiguring the internal layouts. Ms. Thompson asked about updated images and views from Greeley Village. She wondered from where the 6 units were removed. Mr. Buckens shared updated renderings of the view from Greeley Village and advised that the units were removed due to adjusted layouts and floor plans. He noted that it is not a visible change from exterior plans. Ms. Thompson suggested images of the interior floor plan would be helpful. Ms. McBride agreed with previous comments urging the applicant to round up to 44 inclusionary units. She requested clarification on the permeable surfaces and infiltration system. Ms. Enright provided additional details. Mr. Schanbacher also encouraged rounding up the number of inclusionary units. Public Comments Michaela Barnes, 14 Diana Lane, echoed comments to round up inclusionary units. Ms. Barnes expressed concerns with ledge blasting required for this project, citing financial and infrastructure concerns based on past projects. She believes the developers should accept this financial responsibility. Sumitra Sujanani, 29 Ledgelawn Avenue, wondered if the developers would consider a smaller building, less dense capacity, and ownership opportunities. She questioned the floor to ceiling heights within the buildings. Ms. Sujanani expressed concern with emergency response times. She wondered why snow would be removed from the site and suggested an environmental impact study be performed. Steve Heinrich, 11 Potter Pond, Precinct 3 Town Meeting member, expressed concerns with the amount of green space for the number of residents. He highlighted the seasonal use of the pool and urged developers to consider a more effective use of outdoor space. Kristine Wise, 19 Hill Street, echoed concerns about the height of the building and recommended it be reduced to four stories. She encouraged further study on the impact to wetlands and local ecosystem. Jay Luker, 26 Rindge Avenue, Precinct 1 Town Meeting member, Transportation Advisory Committee, expressed support of the project. He approved of the variety of rental units. Lisa Newton, 15 Ledgelawn Avenue, Precinct 8 Town Meeting member, agreed with previous comments about the seasonality of the pool. She encouraged more green space on site. Ms. Newton requested clarification on parking. She wondered if there was still parking dedicated for Grace Chapel and questioned the parking space count and purpose. Joyce Dvorak, 3 Dewey Road, echoed previous comments about the pool and noted the proximity to the Town Pool. Ms. Dvorak raised concerns about the design of the building. She would prefer something that appears more historic. Ravneet Grewal, 23 Bennington Road, speaking for Tom Lin, 23 Bennington Road. Mr. Lin expressed displeasure at the design of the building. Ms. Grewal expressed interest in leasing commercial space for the Lexington Food Cooperative. She noted that there are environmental benefits to dense housing. Danit Netzer, 17 John Poulter Road, Design Advisory Committee member, appreciated the efforts to break up the massing. Ms. Netzer raised concerns about the increased number of students and traffic at abutting intersections. Lexington Planning Board Meeting Minutes March 5, 2025 Page 6 of 17 Sarah Wolfson, 164 Grant Street, Precinct 6 Town Meeting member, wondered if parking could be placed underground to allow for more green space. Ms. Wolfson further wondered if the pool could be enclosed with access granted to Lexington High School students. She supported previous comments to round up the inclusionary units. Lin Jensen, 133 Reed Street, Precinct 8 Town Meeting member, Sustainable Lexington Committee member, agreed with previous comments about the pool. Ms. Jensen shared opinions about the limitations of MBTA zoning and encouraged developers to be more creative. She also supported rounding up the inclusionary units. Carol Sacerdote, 15 Loring Road, Precinct 4 Town Meeting member, wondered if the proposed drainage systems could accommodate superstorms. Patricia S, appreciated the dense housing. She echoed concerns about traffic at Bedford Street and Worthen Road. She also wondered about the sustainability measures of the buildings themselves. Robin Kutner, 70 Paul Revere Road, supported the project. Ms. Kutner felt it meets Lexington’s goal of more diverse housing and increased housing inventory. Olga Guttag, 273 Emerson Road, recommended the pool be replaced with green space. Ms. Guttag encouraged developers to implement robust sustainability features into the buildings. Lily Yan, 46 Courtyard Place, Precinct 5 Town Meeting member, questioned the number of bicycle and vehicle parking spaces. Ms. Yan expressed concerns that the site is too crowded. She believes the number of units should be further reduced. Lucy Wei, 30 Sanderson Road, expressed concern that rentals will encourage short-term family occupation, putting extra burden on the school system. Ms. Wei suggested a minimum owner occupancy requirement. Janet Moran, 19 Bedford Street, expressed surprise at the size of the buildings. Ms. Moran encouraged the developer to lower the height of the buildings and consider the historic, colonial flavor of Lexington. Lin Jensen, 133 Reed Street, Precinct 8 Town Meeting member, Sustainable Lexington Committee member, asked if the applicant could provide a rendering of the view towards their development from Lexington Battle Green, the Belfry Tower, and Cary Memorial Library. Ms. Jensen wondered if public speakers could announce if they are parcel owners in the MBTA districts. George Katsarakes, 16 Stratham Road, echoed concerns about traffic on Worthen Road. Joyce Dvorak, 3 Dewey Road, echoed previous comments concerned with the size and appearance of the project. She also would like to see renderings of the view from historic points. Emna Ben Salem, 21 Lowell Street, agreed with concerns about the size of the development and proximity to Lexington Center. Peter Saradjian, 259 Bedford Street, wondered if the applicant would provide a bus service in conjunction with the MBTA. Christina Lin, 2 Eustis Street, expressed support for mixed-use multi-family developments. Ms. Lin reminded participants that the character and soul of Lexington in the people, not houses. Meng Yang, 60 Ivan Street, expressed support for Article 2. Lexington Planning Board Meeting Minutes March 5, 2025 Page 7 of 17 Steve Kaufman, 116 East Emerson Road, Precinct 5 Town Meeting member, echoed concerns about traffic at Bedford Street and Worthen Road. He encouraged the Town to perform a traffic study accounting for the Fire Station at that intersection. Kristine Wise, 19 Hill Street, agreed with the request for a comprehensive traffic study. Betsey Weiss, 8 Dover Lane, Precinct 2 Town Meeting member, Vice Chair of the Housing Partnership Board, expressed support for the project. She believes the traffic concerns are overstated, citing conditions in South Lexington. Shinu Singh, 18 Childs Road, reiterated concerns about the impact to residents of Greeley Village. Staff Response Ms. McNamara responded to public questions about the height of the building. She explained the commercial use height bonus in Village Overlay districts with underlying commercial zoning. Applicant’s Response Mr. Gilgun stated that the applicant did not have any response to public comments. Board Comments Mr. Hornig expressed approval of the unit variety and size. He stated that he expects the Planning staff to prepare a draft decision with conditions similar to those in previously approved developments. Mr. Leon shared his displeasure with the density of the proposal. He wished there was more open space for the residents. Mr. Leon expressed frustration with the Site Plan Review process over a Special Permit; he would like to see more thought put into the area around the pool and fire truck turn around. Ms. McBride agreed with Mr. Leon’s comments and reiterated some concerns raised by the public. She requested an answer on Ms. Newton’s question about parking for Grace Chapel. Ms. McBride wondered if the development has considered a shuttle. She had concerns with the view from Lexington Battle Green towards the First Parish Unitarian Church. Mr. Schanbacher appreciated the architectural changes and agreed with Mr. Hornig that he would like to see Planning staff prepare a draft decision for a Board vote at the next meeting. Mr. Creech explained the zoning definitions for the public and reiterated there are no site coverage restrictions. He agreed that the site is overly developed and dense. Mr. Creech moved to close the public hearing for the major site plan review application for 3, 4, 5 Militia Drive and further moved to continue to a public meeting on Wednesday, March 12 at or after 6:00 p.m. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Hornig – yes; Thompson – yes; Creech – yes; Leon – yes; Schanbacher – yes). MOTION PASSED. The Board recessed at 8:30 p.m. and reconvened at 8:36 p.m. Special Town Meeting Article 2 & Annual Town Meeting Article 34 to Amend Section 7.5 to Reduce Multi-Family Dwelling Unit Capacity in the Village & Multi-Family Overlay Districts – Continued public hearing (continued from 2/12 & 2/26) Mr. Schanbacher re-opened the public hearing on Special Town Meeting Article 2 and Annual Town Meeting Article 34. He reminded participants of the legal processes surrounding Town Meeting, Planning Board recommendations, and possible voting options. Mr. Schanbacher further emphasized the urgency to close Lexington Planning Board Meeting Minutes March 5, 2025 Page 8 of 17 the hearing tonight in order for the Planning Board to make a recommendation prior to Special Town Meeting (STM 2025-1) on March 17, 2025. Ms. Thompson read a Joint Public Statement from the Lexington Planning Board and the Proponents of Article 2: “In recent months, Lexington has faced important and sometimes difficult conversations about the future of our town—particularly around housing and zoning. These are complex issues that deserve thoughtful discussion and community involvement. Unfortunately, alongside these important debates, we have witnessed an alarming rise in hostility, personal attacks, and inflammatory rhetoric directed at our neighbors, volunteers, and town staff. We are especially disheartened by the level of unwarranted and deeply inappropriate criticism aimed at our Planning Director, Abby McCabe. No town employee, elected official, nor any volunteer or resident should ever be subjected to the kind of personal attacks we’ve seen in recent weeks and months. This is not how Lexington has historically conducted its civic discourse, and it is not how we want our town to move forward. While we may not always agree on policies or proposals, we stand together today to say that this behavior must stop. We are calling on our entire community to: Reject the personal attacks and harmful language that have taken over too many of our public spaces and conversations. Support and protect our town staff who serve us all regardless of where we stand on individual issues. Treat one another with respect and dignity, even when we disagree. We are neighbors first. The national tenor of division and distrust has no place here. Lexington is stronger when we work together and when we listen to each other in good faith. We also invite the Town Manager, Select Board, and other community leaders to join us in publicly affirming the need for civil discourse and in supporting those who have been unfairly targeted. We cannot build a better Lexington if we allow anger and personal attacks to dominate our conversations. Let’s recommit ourselves to thoughtful dialogue, mutual respect, and working together for the good of our entire community.” Mr. Schanbacher, Mr. Creech, Mr. Hornig, and Mr. Leon supported Ms. Thompson’s statement and commended the Planning staff, particularly Ms. McCabe, on their professionalism, integrity, and quality work. Ms. McBride agreed that discourse must remain civil. Mr. Schanbacher outlined the expected process and noted that there were 187 participants on the Zoom call. Mr. Schanbacher acknowledged that applications had far surpassed expectations which concerned the members of the Planning Board. He detailed the numerous suggestions considered by the Board during extensive negotiations with the proponents in an effort to create a unified motion. He reminded everyone that no more than two Planning Board members could participate in these negotiations due to Open Meeting Laws. Carol Sacerdote, John Bartenstein, Alan Levine, Dawn McKenna, and Brielle Kissel Meade presented their updated proposal for Article 2, highlighting changes since the last meeting. Ms. McKenna highlighted the collaboration with Ms. Thompson and Mr. Hornig over several meetings. She acknowledged need to have unified motion to present to Town Meeting. Ms. Meade explained the compliance numbers and thanked Mr. Hornig for his insights. Ms. McKenna presented the updated motion proposal. She reiterated that the Lexington Planning Board Meeting Minutes March 5, 2025 Page 9 of 17 proponents’ goals are to reduce overall capacity and impact to Lexington. Ms. McKenna highlighted the changes in the proposed acreage, which included retaining the Bedford Street/Worthen Road VO (Village Overlay) district, but removing the three lots currently occupied by Stop & Shop1, Qdoba2, and Walgreens3, retaining the Marrett Road/Waltham Street and Marrett Road/Spring Street VO districts, and removing the Concord Avenue/Waltham Street VO and the Lexington Center MFO (Multi-Family Overlay) districts. Ms. McKenna further detailed the site coverage restriction, maximum unit density, creation of a new VLO (Village Legacy Overlay) district for pipeline projects, and height and story restrictions agreed to by the working group. Ms. McKenna acknowledged that the motion needed further minor revisions to define specific lot lines and to ensure compliance. Mr. Levine explained the decision to remove Lexington Center from MFO zoning and the request to remove 36-60 Bedford Street from VO zoning. He cited potential capacity on the lots and parking constraints in Lexington Center resulting in the district not being included in EOHLC (Executive Office of Housing and Livable Communities) compliance calculations. He stated that the proponents will not support any motion that retains Lexington Center and 36-60 Bedford Street in MBTA multi-family zoning. Ms. McKenna noted that the motion does not address any items raised in the Annual Town Meeting 2025 Article 34 motion, however she indicated that the proponents are amenable to those motions. She further noted that the proponents have been invited to attend the Lexington Center Committee meeting on March 13th to discuss options for multi-family housing in Lexington Center. Staff Comments Ms. McCabe explained the additional changes proposed by Annual Town Meeting 2025 Article 34. She noted that these changes were proposed with the intention of reducing overall size of proposed multi- family developments with site coverage and height restrictions, and to increase green space with the proposed setbacks, transition areas, and site coverage. She proposed additional changes to the inclusionary unit calculation and AMI (Average Median Income) restrictions. Ms. McCabe noted that these proposed changes went beyond the original scope of the legal ad posted for Article 2 and recommended an additional public hearing be advertised for March 27, 2025 on Zoom. She advised that Article 34 would also maintain the changes made by Special Town Meeting 2025-1 Article 2. Board Questions Mr. Leon congratulated the working group for their dedication and collaboration. He questioned the AMI guideline falling below 80%. Ms. McCabe confirmed that lowering the AMI is possible with an economic feasibility study. Mr. Leon approved of the collective motion. Mr. Hornig expressed appreciation for the proponents’ collaboration on this motion. He wondered if retaining multi-family zoning in Lexington Center was truly non-negotiable, citing the Lexington Center Committee’s request to maintain the MFO district and the oversight provided by the Historic Districts Commission. Ms. McKenna and Ms. Sacerdote confirmed that it is a non-negotiable request for the Article 2 motion, but they are supportive of development in the Center via alternate routes. Ms. McKenna noted that the proponents will be meeting with the Lexington Center Committee on March 13, 2025. Mr. Hornig wondered if the proponents would consider including 36-60 Bedford Street in MFO zoning, which requires 1 36 Bedford Street, also known as Map 57, Lot 14F 2 46 Bedford Street, also known as Map 57, Lot 14A 3 60 Bedford Street, also known as Map 57, Lot 79 Lexington Planning Board Meeting Minutes March 5, 2025 Page 10 of 17 mixed-use. Ms. McKenna expressed concerns with the views from Lexington Center with multi-family zoning on those lots. Mr. Hornig reminded participants that 36 and 46 Bedford Street are also in the Historic District and subject to Historic District Commission approval. Mr. Hornig detailed the items still under review with the working group. Ms. McKenna agreed that those items will be reviewed and updated as needed to remain in compliance with EOHLC requirements. Ms. Thompson echoed sentiments of appreciation for the working group and their collaboration. She supported removing 36-60 Bedford Street per the proponents’ request in the interest of collaboration. She expressed an interest in hearing from the Lexington Center Committee and would like to see multi-family housing in the Center, but is still supportive of the joint motion without it. Ms. McBride reiterated appreciation for the working group. She stated that she is supportive of more multi- family housing in Lexington Center, but agreed with the proponents that it should not be through the by- right process of MBTA zoning. She is in support of the proponents’ motion. Mr. Creech expressed concern with the impacts to town services, noting that there is no precedent upon which to base these calculations. He supported the site coverage restriction, noting that he is displeased with some existing proposals’ blanket site coverage. He would like to see the 40’ height restrictions in place on the districts at Marrett Road/Waltham Street and Marrett Road/Spring Street. Mr. Creech supported removing 36-60 Bedford Street from the VO district. He agreed Lexington Center requires more care and attention than the MBTA zoning provides. Ms. McBride supported the site coverage restriction proposal. She would like to see more engaging space in front of commercial or mixed-use buildings. Mr. Creech indicated he is supportive of Article 2 and would recommend favorable passage to Town Meeting provided the final motion falls within the parameters presented by the proponents’ and Ms. McCabe. Mr. Schanbacher commended the Planning staff and the working group on their collaboration. Public Comments Wendy Manz, 3 Captain Parker Arms, Precinct 4 Town Meeting member, Chair of Housing Partnership Board, expressed support for a joint motion. She commended the work done by the Planning Board, Planning staff, and proponents. Olga Guttag, 273 Emerson Road, supported the proponents’ motion and agreed that 36-60 Bedford Street and Lexington Center should not be included in MBTA zoning. She expressed concern with further development near the Lexington Fire Station. Ms. Guttag urged Planning staff to create a comprehensive list of non-MBTA developments and to require inclusionary housing on developments with 6 or more units. Richard Canale, 29 Shade Street, Precinct 9 Town Meeting member, supported the proponents’ motion. He noted that he voted against Article 34 in 2023. He expressed support for higher density housing in Lexington Center but would like it to not be under MBTA zoning. Mr. Canale stated support of Ms. McCabe. Christina Cheng, 250 Concord Avenue, supported the removal of the Waltham Street/Concord Avenue district from multi-family zoning. Curt Barrentine, 100 Bedford Street, raised concerns about including Bedford Street/Worthen Road in VO zoning due to increased traffic. Lexington Planning Board Meeting Minutes March 5, 2025 Page 11 of 17 Danit Netzer, 17 John Poulter Road, Design Advisory Committee member, encouraged the Board to recommend more 25 to 60-unit developments. Jerold Michelson, 3 Clyde Place, Chair of Lexington Center Committee, stated that the Committee unanimously supports MFO zoning in Lexington Center. He disagreed with the 800 potential unit calculation and reminded participants that any development would be subject to HDC review. Mr. Michelson believes traffic concerns are overstated. He confirmed the time and location of the next meeting for the Lexington Center Committee. Bill Erickson, 31 Sherman Street, Affordable Housing Trust member, reiterated the importance of remaining in compliance with the EOHLC. Mr. Erickson explained the differences in AMI levels and affordable housing. Taylor Singh, 40 Hancock Street, Precinct 6 Town Meeting member, welcomed Ms. McBride. Ms. Singh expressed strong gratitude for the working group. She supported the proponents’ motion and the removal of Lexington Center and 36-60 Bedford Street lots from the MBTA zoning. Tiffany Payne, 241 Grove St, spoke of the challenges faced by families and individuals experiencing homelessness and urged the Town to keep those citizens in mind. Rabbi David Lerner, Temple Emunah, requested more thought be put into proposed developments in South Lexington and the necessary infrastructure and community resources to support residents. Joe Veneracion, 663 Marrett Road, reiterated concerns about traffic in the Bedford Street/Worthen Road area. He supported removing 36-60 Bedford Street from the VO zoning. Mr. Veneracion cautioned against overly dense housing in the Marrett Road/Spring Street overlay. Mike Wise, 19 Hill Street, shared his appreciation for the working teams’ collaboration. He raised concerns about retaining the Bedford Street/Worthen Road district, citing traffic issues and impact to existing infrastructure. Mr. Wise requested a comprehensive study. Ravneet Grewal, 23 Bennington Road, recommended review of state reports. She cautioned against special permit processes, preferring an unbiased and predictable development process. She noted that people become less dependent on cars when public transit is more convenient and denser populations lead to increased public transportation options. Doris Wong, 12 Drummer Boy Way, supported removing Lexington Center from Article 2. She stated that it never belonged under MBTA zoning, and that it deserves more consideration and planning. She also supported special permit developments. Lin Jensen, 133 Reed Street, Precinct 8 Town Meeting member, appreciated the proponents hard work. Ms. Jensen agreed Lexington Center should not be included in by-right MBTA zoning. She shared limitations of MBTA zoning for affordable housing. Monica Davis, 26 Hayes Lane, Precinct 5 Town Meeting member, wondered if the proposed VLO district was necessary and if those projects could be held to new regulations. She appreciated the compromise, and supported the removal of Lexington Center and 36-60 Bedford Street from multi-family zoning. Meng Yang, 60 Ivan Street, supported the compromise and agreed Lexington Center should not be included in multi-family zoning. Ms. Yang raised concerns about traffic. Peter Saradjian, 259 Bedford Street, expressed support for Article 2. Lexington Planning Board Meeting Minutes March 5, 2025 Page 12 of 17 Russ Tanner, 35 Highland Avenue, Lexington Housing Assistance Board (LexHAB), thanked the working group for their compromises. He strongly supported multi-family housing in Lexington Center. Mr. Tanner encouraged a 4 story height restriction on residential developments. Lisa Newton, 15 Ledgelawn Avenue, Precinct 8 Town Meeting member, agreed with previous comments that Lexington Center should not be included in MBTA zoning. Ms. Newton expressed support for multi- family housing in the Center, but with a more rigorous review process. She appreciated the removal of 36- 60 Bedford Street from the VO district and echoed concerns about traffic in that area. Ms. Newton encouraged widespread communication of results from Special Town Meeting. Dora Braun, 20 Muzzey Street, expressed disappointment that Lexington Center would be removed from MFO zoning. She highlighted the benefits of dense residential development in the Center. Curt Barrentine, 100 Bedford Street, reiterated traffic concerns across Lexington. Elaine Tung, Chair of the Affordable Housing Trust, shared information about the affordable development on Lowell Street. She emphasized the importance of diverse and affordable housing. She stated the Trust had concerns with Article 2, and she is encouraged by the compromise presented. Ms. Tung expressed support of the Planning Board and Planning staff and encouraged respectful discourse. Mr. Schanbacher reminded participants about an upcoming meeting on the Lowell Street affordable housing development. Carol Marine, 18 Oak Mount Circle, Vision for Lexington Committee, appreciated the compromise promoting mixed-use zoning and stated that housing leads to economic vibrancy. She would like to see multi-family zoning in Lexington Center and at 36-60 Bedford Street. Ms. Marine encouraged participants to support the Affordable Housing Trust. Jane & Kevin Hong, 8 Aerial St, expressed support of Article 2. Mr. Hong raised concerns with traffic congestion in East Lexington. Robin Kutner, 70 Paul Revere Road, expressed gratitude to the Planning Board for their quick response to Article 2 and working on a compromise. She reminded participants that large tracts of land that are not used for commercial or multi-family housing will likely become large single-family subdivisions. Anne MacDonald-Broun, 50 Hancock Street, thanked the working group for their efforts and collaboration. She supported the revised motion and agreed that 36-60 Bedford Street and Lexington Center should not be included in MBTA zoning. Ms. MacDonald-Broun would like to see multi-family housing in the Center developed via special permit, not MBTA zoning. Jay Luker, 26 Rindge Avenue, Precinct 1 Town Meeting member, Transportation Advisory Committee, expressed confidence in the development of public and active transportation. He encouraged participants to join Select Board meetings to discuss public transit and traffic. Mr. Luker stated that he would not support Article 2 if Lexington Center does not remain in MFO zoning. Betsey Weiss, 8 Dover Lane, Precinct 2 Town Meeting member, Vice Chair of the Housing Partnership Board, supported Mr. Luker and Ms. Payne’s comments. She strongly supports MFO zoning for Lexington Center and will not support Article 2 if it is not included. She discouraged a 40’ height restriction on the Marrett Road districts. Ms. Weiss clarified some misconceptions from previous residents. Lexington Planning Board Meeting Minutes March 5, 2025 Page 13 of 17 Steve Kaufman, 116 East Emerson Road, Precinct 5 Town Meeting member, appreciated the compromise and repeated sentiments of needing multi-family housing in Lexington Center with more oversight than provided by MBTA zoning. He wondered what planning is being done to accommodate new residents. Rena Maliszewski, 310 Concord Avenue, expressed support of Article 2 and appreciated the removal of the Concord Avenue/Waltham Street district. Pam Hoffman, 4 Rangeway, Precinct 7 Town Meeting member, supported removing 36-60 Bedford Street and Lexington Center from MBTA multi-family zoning. She encouraged housing in the Center through special permits rather than by-right MBTA zoning. Genevieve Wang, 1 Patriots Drive, expressed support for Article 2 and appreciated the compromise. Ms. Wang did not support including Lexington Center in MBTA zoning. Olga Guttag, 273 Emerson Road, requested the Planning Board compile a list of non-MBTA developments to add to the total number of units potentially being developed. Ms. Guttag supported Article 2. Sumitra Sujanani, 29 Ledgelawn Avenue, wondered if 52’ buildings would be allowed in all multi-family districts. She requested answers about infrastructure updates and urged the Town to increase communication on zoning changes. Ms. Sujanani suggested site visits to every property in the multi-family districts. She supported multi-family housing in Lexington Center, but not under MBTA by-right zoning. Raj Goyal, 24 Philip Road, questioned the tax revenue that would be generated by the smaller multi-family units. Mr. Goyal supported Article 2. Steve Heinrich, 11 Potter Pond, Precinct 3 Town Meeting member, expressed support for Article 2 as presented by the proponents. He agreed with removing 36-60 Bedford Street and Lexington Center from MBTA multi-family zoning. He would like to see the Center addressed by other means. Jay Luker, 26 Rindge Avenue, Precinct 1 Town Meeting member, Transportation Advisory Committee, noted that the Town has been working for over 25 years to get multi-family housing in the Center. He believes that there are enough restrictions in place on development in the Center even with the by-right MFO zoning in place. Jerry Michelson, 3 Clyde Place, Precinct 5 Town Meeting member, Chair of Lexington Center Committee, clarified some misunderstandings about the zoning in Lexington Center being MFO (Multi-Family Overlay) with an underlying CB (Central Business) district. Christina Lin, 2 Eustis Street, encouraged attendance of Affordable Housing Trust meetings. She noted that the paths to affordable housing are complex and projects, such as the Lowell Street development, required extensive grant writing. Pam Hoffman, 4 Rangeway, Precinct 7 Town Meeting member, noted that the multi-family development in Lexington Center (Lexington Place) was originally proposed for 4 stories. She supported Article 2 without Lexington Center in MFO zoning. Ms. Hoffman is confident multi-family housing will be brought to Lexington Center through other routes than MBTA zoning. Lily Yan, 46 Courtyard Place, Precinct 5 Town Meeting member, Appropriation Committee, urged the Board to accept the proponents’ revised motion and to exclude 36-60 Bedford Street and Lexington Center from MBTA zoning. She further requested the Board address the traffic concerns. Lexington Planning Board Meeting Minutes March 5, 2025 Page 14 of 17 Linda Prosnitz, 3 Demar Road, Affordable Housing Trust, noted that the development process is longer and more difficult than it seems, resulting in not all proposals being built. She further noted that additional dwellings do not always have the expected impact on traffic. Ms. Prosnitz supported rounding up inclusionary units. Proponent and Staff Response Ms. Sacerdote repeated the proponents’ objectives and expressed hope to reach a full agreement with the Planning Board. Mr. Hornig stated his support of the essence of the proposed motion, and noted that there are still discussions to be had to come to a full compromise. He reiterated his support of MFO in Lexington Center and indicated he could not support Article 2 if the Center is not included, unless the Lexington Center Committee changes their position on the motion. Ms. McBride reaffirmed her support of Article 2 and expressed a desire to see more affordable housing in the future. She felt warnings were ignored in 2023 and noted that Lexington will still develop a significant amount of housing under Article 2. Ms. Thompson applauded the working team on their commitment and collaboration. She summarized that the biggest divide remaining between the Board and the proponents is the inclusion of Lexington Center. She agreed that a by-right process might not be the best solution for the Center. Ms. Thompson encouraged the working group to meet further to resolve any remaining issues. Mr. Hornig noted that by-right development in Lexington Center would still be subject to Historical District Commission limitations and oversight. He reminded participants of the multi-year, ongoing discussion about solar panels on the Police Station. Ms. McKenna stated that the proponents are prepared to close the public hearing on Article 2. She expressed optimism that the working group could come to a joint resolution and indicated the proponents would proceed with the revised motion at Special Town Meeting 2025-1. Ms. McKenna suggested leaving the public hearing on Article 34 for Annual Town Meeting open for further discussion. She indicated preliminary support of Ms. McCabe’s proposals, pending further review. She requested a clear statement be given to the public. Mr. Schanbacher stated that he would like to see multi-family housing remain in Lexington Center and encouraged incentivization for mixed-use developments. He supported removing 36-60 Bedford Street from the VO district. Mr. Schanbacher detailed the challenges faced by developers, particularly in Lexington Center, when lot sizes are considered against building and zoning requirements. He further noted the volatile market for materials, especially as most materials come from Canada. He highlighted the multiple checks and balances to any developments proposed in Lexington Center. Mr. Schanbacher expressed support for the compromised motion. He disapproved of the proposed height restrictions in the Marrett Road districts and would like to see Lexington Center remain in MFO zoning. He reminded participants the Board needs to vote on a recommendation at the meeting on March 12th. Ms. Thompson wondered if the Lexington Center Committee could move their meeting up from March 13th to March 11th or earlier. She echoed Mr. Schanbacher’s comments about historically exclusionary zoning and reiterated a desire for a compromise on Lexington Center. Mr. Hornig advised that there needs to be a final proposal for the vote on March 12th. He discussed with Ms. McKenna the logistics of coming to an agreement to present to Town Meeting. Ms. McKenna suggested Lexington Planning Board Meeting Minutes March 5, 2025 Page 15 of 17 that the working group meet again and she would connect with Mr. Michelson on meeting with the Lexington Center Committee earlier than planned. She also recommended having Town counsel review the final proposed motion. Mr. Schanbacher took an unofficial straw poll of Board Members’ support for Article 2. Schanbacher – yes; Hornig – yes; Thompson – yes; McBride – yes; Creech – yes. Mr. Hornig noted that his support is for a motion which includes Lexington Center in MFO zoning. Ms. Thompson supported the compromise motion. She encouraged a solution for Lexington Center. Ms. McBride supported the Article 2 motion without Lexington Center. Mr. Creech stated he would support either motion for Special Town Meeting, with or without Lexington Center included. Mr. Michelson stated that he would attempt to convene a meeting prior to their planned meeting on March 13th. Mr. Creech moved to close the public hearing on Special Town Meeting Article 2 to amend the zoning bylaw section 7.5 and zoning map for the Village and Multi -Family Overlay districts for MBTA Communities. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5- 0-0 (Roll call: Hornig – yes; Creech – yes; McBride – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to continue the public hearing for Annual Town Meeting Article 34 to amend the zoning bylaw section 7.5 for the Village and Multi-Family Overlay districts for MBTA Communities to Thursday March 27, 2025 at or after 6:00 p.m. on Zoom. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Hornig – yes; McBride – yes; Creech – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. Review draft recommendation reports for Articles 29, 30, 32, 33 and presentation assignments The Planning Board discussed presentation assignments for Annual Town Meeting 2025. Mr. Hornig will present Article 30 on Inclusionary Units in Special Residential Developments and Article 33 regarding Accessory Uses. Ms. Thompson will present Article 32 for technical corrections. Mr. Creech will present Article 31 regarding FEMA flood maps. Mr. Schanbacher will present Article 2 for Special Town Meeting 2025-1 and Article 34 to amend Section 7.5 to reduce multi-family capacity and zoning. Ms. McCabe advised that no presentation is needed for Article 29 on Bicycle parking regulations, as the Board is recommending referral back to the Planning Board. Board Administration Board Member & Staff Updates Upcoming Meetings: Wednesday 3/12; Thursday 3/27, Thursday 4/10; Wednesday 5/7. Adjournment Mr. Creech moved that the Planning Board adjourn the meeting of March 5, 2025 at 12:01. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Hornig – yes; Creech – yes; McBride – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED Meeting adjourned at 12:01 a.m. on Thursday March 6, 2025. Lex Media recorded the meeting. Material from the meeting can be found in the Planning Board’s Novus Packet. Lexington Planning Board Meeting Minutes March 5, 2025 Page 16 of 17 List of Documents 1. 231 Bedford Street Continuance request from the Applicant for 231 Bedford Street 2. 217-241 Massachusetts Avenue Continuance request from the Applicant for 217-241 Massachusetts Avenue 3. 11 Larchmont Lane Public Comments 1. Electronic mail from Bob Hutchinson to Planning, subject: Concerns Regarding The 11 Larchmont Lane Project, dated 2.27.25 4. 3-5 Militia Drive Peer Review Memo – 3-5 Militia Drive, dated 2.25.25; Staff Memo dated 3.3.2025 Public Comments 1. Electronic mail from Jim Williams to Planning, subject: re militia drive affordable housing, dated 1.15.25 2. Letter from Custance Place Condominium Association to Planning Board, received 2.6.25 by Planning Staff 5. STM Article 2/ATM Article 34 Site Coverage for Submitted Projects chart dated 2.28.25; MBTA Project Density Stats-Scenarios; Proponents Zoning Amendment Rev 2.24.25; Staff Memo 3.4.25; Staff DRAFT Substitute Zoning Amendment dated 3.4.25 Public Comments 1. Electronic contact form from Jeff Sparks to Planning, dated 2.26.25 2. Electronic contact form from Paresh Salgaonkar to Planning, dated 2.26.25 3. Electronic mail from Alexandra Schweitzer to Planning, subject: Article 2- oppose, dated 2.26.25 4. Electronic contact form from Kathleen Reardon to Planning, subject: Article 2, dated 2.27.25 5. Electronic mail from Michael Wise to Planning and Select Board, subject: Follow-up on Alternative Proposal to Article 2 and Planning Board Process, dated 2.27.25 a. Follow up electronic mail from Michael Wise to Planning, Select Board, and Town Manager, subject: RE: Follow-up on Alternative Proposal to Article 2 and Planning Board Process, dated 2.28.25 6. Electronic mail from Brian Susnock to Planning Director, subject: Great presentation, dated 2.28.25 7. Electronic contact form from Todd Burger to Planning, subject: Feb 26 Planning Board Meeting, dated 2.26.25 8. Electronic mail from Marc Ligor to Planning, subject: Marc & Lilian Ligor 385 Marrett Road, dated 2.27.25 9. Electronic contact form from Seema Madgaonkar to Planning, dated 2.26.25 10. Electronic mail from Pamela Tames to Planning, subject: Support Article 2, dated 2.26.25 11. Electronic mail from Dan Greenberg to Planning, subject: Article 2 – YES, dated 2.27.25 12. Electronic mail from Karen Lawlee to Planning, subject: Support for Article 2, dated 2.26.25 13. Electronic mail from Ilene Benghiat to Planning, subject: Article 2 – Please support, dated 2.26.25 14. Electronic contact form from Patricia Smirnoudis to Planning, dated 2.27.25 Lexington Planning Board Meeting Minutes March 5, 2025 Page 17 of 17 15. Electronic mail from Yi-Chia Lin to Planning, subject: Support for Article 2, dated 2.27.25 16. Electronic mail from Betty Gau to Planning, subject: Support Article 2, dated 2.26.25 17. Electronic contact form from Carol Marine to Planning, dated 2.27.25 18. Electronic contact form from Michaela Barnes to Planning, dated 2.26.25 19. Electronic contact form from Andrew Dorner to Planning, dated 2.26.25 20. Electronic mail from Lizzie Bell and Sam Schlussel to Planning, Select Board, Precinct 5 Town Meeting members, subject: Support for Article 2, dated 2.27.25 21. Electronic mail from Nancy Sofen to Planning Director and Planning Board Chair, subject: Comments re Article 2, dated 2.26.25 22. Electronic contact form from Richard Fried to Planning, dated 2.26.25 23. Electronic mail from Renee Becker to Planning, subject: Please support Passage of Article 2, dated 2.26.25 24. Electronic contact form from Shubhra Chandra to Planning, subject: Conduct of a Public Employee Ms. Abby McCabe, dated 2.27.25 25. Electronic mail from Diane Pursley to Planning, subject: Please Support Article 2, dated 2.26.25 26. Electronic mail from Elizabeth Fray to Planning, subject: Article 2 – PLEASE SUPPORT PASSING IT, dated 2.26.25 27. Electronic contact form from Jim Late to Planning, dated 2.26.25 28. Electronic mail from Becky Linton to Planning, subject: Against Article 2, dated 2.26.25 29. Electronic contact form from Jenny Richlin to Planning, dated 2.27.25 30. Electronic contact form from Yi Yang to Planning, dated 2.27.25 31. Electronic contact form from Doris Wong to Planning, dated 2.27.25 32. Electronic mail from Monica Davis to Planning, subject: comments for hearing on Article 2, dated 2.27.25 33. Electronic mail from Samarrah Fine Clayman to Planning, Select Board, Precinct 6 Town Meeting Members, subject: Subject: Support for Article 2 – Responsible Growth for Lexington, dated 2.27.25 34. Electronic mail from Grant Carrow to Planning, subject: Testimony for public hearing 3/5/25, dated 3.3.25 a. Letter from Grant Carrow to Planning Board RE: Testimony for Public Hearing of February 26, 2025 continuing on March 5, 2025, received by Planning Staff 3.5.25 35. Electronic mail from Jane Paulson to Planning, subject: Article 2, dated 3.2.25 36. Electronic mail from Helene Mayer to Select Board, Planning, Precinct 6 Town Meeting members, Mike Barrett, and Michelle Ciccolo, subject: We must support Article 2 and oppose the Hornig/McCabe Alternative, dated 3.2.25 37. Electronic mail from Pisha Chen to Planning, subject: I support Article 2, dated 2.28.25 38. Electronic contact form from Elisabeth Piquet to Planning, dated 2.26.25 a. Response from Abby McCabe, subject: RE: Online Form Submittal: Contact Us – Planning Board, dated 2.28.25 39. Electronic mail from Tara Veneracion to Planning, Select Board, Precinct 9 Town Meeting members, subject: Article 2, dated 2.28.25 40. Electronic mail from Janet Kern to Planning, Select Board, Town Manager, subject: Concerns regarding 2/26 Planning Board Hearing, dated 2.28.25 41. Electronic mail from Mark Swartz to Planning, subject: Re: Article 2 Support, dated 3.2.25 6. Draft Recommendations