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HomeMy WebLinkAbout2025-03-27-PB-min Lexington Planning Board Meeting Minutes March 27, 2025 Page 1 of 8 Minutes of the Lexington Planning Board Held on Thursday, March 27, 2025, Virtual Meeting at 6:00 pm Planning Board members present: Michael Schanbacher, Chair; Robert Creech, Vice-Chair; Melanie Thompson, Clerk; Charles Hornig; and Tina McBride. 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, March 27, 2025 at 6:04 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 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 166 Spring Street – Limited Site Plan Review Ms. McCabe recommended that the Planning Board continue this hearing to their May 7, 2025 meeting, as the applicant has not filed with the Conservation Commission. She advised that due to the indication of wetlands on and near the property, Conservation may necessitate changes to their proposed parking and drainage plans. Ms. McCabe noted that the May 7th meeting was scheduled as a hybrid meeting on Zoom and in the Hudson Room in Cary Hall, but she advised it may become fully remote on Zoom. Mohamed Miled, the property owner, confirmed he had not filed with Conservation. Mr. Miled ad vised that he would be meeting with Karen Mullins, Director of Conservation, on April 2, 2025 to review the site. He further noted that the Muslim American Community Center of Lexington, MA (MACCLM) has a strict timeline, as their current lease at 344 Lowell Street expires at the end of June 2025. Mr. Schanbacher sympathized with the MACCLM’s timeline and strongly urged Mr. Miled to follow up with Conservation. Mr. Hornig noted that the Planning Board could proceed with the application, however if Conservation dictated any changes to their site plan, Mr. Miled would need to come back to the Planning Board for a modified site plan review. They both suggested to Mr. Miled that clearing the Conservation requirements would expedite the Planning Board process. Mr. Creech moved to continue the public hearing on the application for a Limited Site Plan Review for 166 Spring Street to Wednesday, May 7, 2025 at or after 6:00 p.m. on Zoom and in the Hudson Room in Cary Memorial Hall at 1605 Massachusetts Avenue (next to the Town Office Building). Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – yes; McBride – yes; Hornig – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. Lexington Planning Board Meeting Minutes March 27, 2025 Page 2 of 8 952 Waltham Street – Village & Multi-Family Overlay Site Plan Review Ms. McCabe informed the Board that the applicant requested a continuance without discussion to May 7, 2025. She advised that the Planning staff will continue to work with the applicant to ensure they are prepared for May 7th. Ms. McCabe and Mr. Creech advised that the continued meeting may change to be fully remote. Mr. Creech moved to continue the public hearing for a Village and Multi-Family Overlay Site Plan Review of 952 Waltham Street to Wednesday, May 7, 2025 at or after 6:00 p.m. on Zoom and in the Huds on Room in Cary Memorial Hall at 1605 Massachusetts Avenue (next to the Town Office Building). Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Hornig – yes; Thompson – yes; McBride – yes; Creech – yes; Schanbacher – yes). MOTION PASSED. Annual Town Meeting Article 34: Amend the Village & Multi-Family Overlay Section 7.5 Mr. Schanbacher re-opened the public hearing for Annual Town Meeting 2025 Article 34 to amend Section 7.5 to reduce multi-family dwelling unit capacity in the Village and Multi-Family Overlay Districts. Ms. McCabe presented the proposed amendments. She advised that these are additional changes to the zoning bylaws, beyond what was listed in the original legal advertisement for the public hearing, and in addition to the zoning map changes adopted at Special Town Meeting 2025-1 under Article 2. Ms. McCabe stated that there are no zoning map changes proposed under Article 34. The first proposal is to increase the minimum front yard setback on mixed-use buildings in the VO District to 10’. Prior zoning had no minimum setback requirement. Ms. McCabe advised that this would apply to mixed-use buildings1 utilizing the 4-story or 50’ height bonus. She noted that there is already language in the bylaws requiring this setback space to be used for landscaping and public or semi-public amenity space. Ms. McCabe indicated that the purpose of this amendment is to provide greater public engagement, activate the sidewalk area, and provide a buffer to soften the visual line between taller buildings and the street. The second proposal is to require the first floor in mixed-use developments to have a 14’ minimum floor- to-ceiling height. Ms. McCabe suggested the increased height on the first floor would allow for a greater variety of commercial tenants and help with the visual massing of the developments. The third proposal is to increasing the landscape screening and transition area along the boundaries of the VO District from 5’ to 20’ in mixed-use developments. Ms. McCabe advised that this transition area would only be required along the boundaries of the overlay districts, not for each property within the district. She reiterated that the intent of this proposal is to provide a visual buffer between the taller mixed-use buildings and districts, and their surrounding neighborhoods. Carol Sacerdote, proponent of Article 34, agreed with Ms. McCabe’s proposed changes and indicated they are consistent with the proponents’ goals. Board Questions Ms. McBride asked if the 10 ft. setback would include any sidewalk or not. She approved of the example in the presentation. Ms. McCabe advised that this is the proposed rendering for the 217-241 Massachusetts 1 Mixed-use buildings where 50% or more of the façade facing the public way is occupied by nonresidential principal uses in the VO district Lexington Planning Board Meeting Minutes March 27, 2025 Page 3 of 8 Avenue Site Plan Review. Mr. Schanbacher confirmed the distance pictured is 10’ and explained to Ms. McBride the discussions that had taken place between the Board and the Developer on this lot. Ms. McBride approved of the 14’ first floor for commercial space, noting that it would allow for exhaust systems for food service vendors and other mechanical necessities. Ms. McBride confirmed that the proposed amendments would not alter the site coverage regulations in §7.5.5.9. She wondered if the additional changes could be implemented on pipeline projects or the lots that have submitted for a zoning freeze. Ms. McCabe advised that any new bylaws or regulations would not be applied to existing projects or lots that complete the full zoning freeze process. Ms. McBride encouraged the developers of properties with zoning freezes to incorporate some of these proposed amendments into their designs and plans. Ms. Thompson reminded participants that the proposal Ms. McCabe presented has been approved by the proponents and the working group including herself and Mr. Hornig. Mr. Hornig wondered if a development could have a retractable awning over the 10’ setback space. He advised that a permanent awning would not be permitted, but was unsure about a retractable awning. Mr. Schanbacher advised that in his experience, a retractable awning would typically be allowed. He agreed with Mr. Hornig that a permanent one would not. They both noted that this was their opinion , and they would defer to Ms. McCabe and legal counsel’s judgement. Mr. Schanbacher expressed full support of the proposed amendments. Public Comments Gil Benghiat, 5 Sunny Knoll Avenue, wondered about the total number of acres zoned for multi-family housing under Article 2 and those with a zoning freeze in place. Mr. Schanbacher advised Mr. Benghiat to email the Planning Department for this information. Lin Jensen, 133 Reed Street, Precinct 8 Town Meeting member, Sustainable Lexington Committee, appreciated the visual explanation of the proposed changes. She wondered if the image could be updated to show what is the 10’ setback versus sidewalk. Ms. Jensen questioned if the setback area is the same as the transition area. She asked to see the redlined motion language. Mr. Schanbacher advised that the 10’ setback is off the property line, so if there is a standard accessible sidewalk, the distance from the street line to the building would be closer to 20’. Ms. McCabe provided clarification on the transition area, reiterating that it is around the overlay district boundaries, not each property within the overlay. Jay Luker, 26 Rindge Avenue, Precinct 1 Town Meeting member, Transportation Advisory Committee , expressed disapproval of all the proposed changes in the motion. He wondered about the height of the first floors in existing commercial buildings in Lexington Center and suggested that not every mixed-use building could support a food establishment. Mr. Luker expressed his opinion that the transition space would create disjointed green space strips. Ms. McCabe advised that Revival Café has a 14’ first floor. Board Comments Mr. Creech disagreed with Mr. Luker’s opinions. It is his opinion that the 14’ first floor would not drastically increase building costs. He expressed his full support of the motion. Ms. McBride also disagreed with Mr. Luker. She expressed her support of planning for green spaces and enhancing the visual appeal of Lexington. She asked if the transition area would be in addition to required green space on the property. Ms. McCabe reminded Ms. McBride of the site coverage restriction imposed by the passage of Article 2. Lexington Planning Board Meeting Minutes March 27, 2025 Page 4 of 8 Mr. Schanbacher expressed his support for all three proposals. He agreed with Mr. Luker that n ot every development could support a food establishment, however he appreciated the flexibility a 14’ floor-to- floor height would provide. Mr. Schanbacher suggested that the setback could be less than 10’ but that he has no objection to the proposal. Ms. Sacerdote expressed full support of motion. She noted that the proposed amendments would not impact the amount of housing built, but it is her opinion that they will provide better amenities and aesthetics for Lexington. The members of the Board and the proponent group reviewed the text of the motion as revised through March 27, 2025, with a focus on part C. The proponent group (Carol Sacerdote, Dawn McKenna, Alan Levine, and Brielle Kissel Meade) discussed with Ms. McCabe and Mr. Hornig which overlay districts would require the transition buffer. Mr. Hornig clarified that the 20’ transition buffer would be applied to the VO (Village Overlay) districts only. VHO (Village High Rise Overlay) and VLO (Village Legacy Overlay) would be held to the 5’ transition area requirement. Mr. Levine clarified his request to use “development” instead of "parcel” in the motion. Ms. McBride questioned if these amendments could be applied to projects within VLO districts. Mr. Schanbacher and Mr. Hornig explained that the VLO projects are in various states of approval, with some already having building permits, and any changes would require a new Planning Board review. Ms. McKenna agreed that the pipeline projects would not be subject to these amendments. Mr. Creech moved to close the public hearing on Annual Town Meeting Article 34 to amend section 7.5 of zoning bylaw. 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. Mr. Creech moved recommend Town Meeting approve the motion under Article 34 as revised through March 27, 2025 to amend section 7.5 of zoning bylaw. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: McBride – yes; Thompson – yes; Creech – yes; Hornig – yes; Schanbacher – yes). MOTION PASSED. Mr. Creech moved to approve the recommendation report for Annual Town Meeting Article 34. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – yes; McBride – yes; Hornig – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. 475 Bedford Street – Preliminary Subdivision Mr. Schanbacher opened the public hearing for a preliminary subdivision application by Pulte Homes at 475 Bedford Street. The applicant team included Dale Horsman, civil engineer with VHB, and Mark Mastroianni of Pulte Homes of New England. Mr. Horsman stated the intent of the preliminary subdivision application is to freeze the Village and Multi-Family overlay zoning regulations. He presented the current state of the property and shared the proposal of subdividing the lot into three lots with a cul-de-sac. Mr. Horsman confirmed the proposal met Lexington subdivision bylaws. He stated the applicant intends to come forward with a Definitive Subdivision application within 7 months for a full zoning freeze. Staff Comments Ms. McCabe stated that staff has no concerns with the preliminary subdivision application. She reiterated the need to file a Definitive Subdivision application within 7 months in order to freeze zoning for 8 years. Staff prepared a draft decision of approval with a number of conditions to be included in the Definitive Subdivision application. Lexington Planning Board Meeting Minutes March 27, 2025 Page 5 of 8 Public Comments Lisa Newton, 15 Ledgelawn Avenue, Precinct 8 Town Meeting Member, asked about the electrical lines that run through the property. Mr. Horsman advised that they would remain in place with an easement. Elisabeth Piquet, 31 Fifer Lane, shared that the electrical lines are likely more centered on the lot than Mr. Horsman indicated. She advised that much of the lot is wetlands and abutting properties are known to flood. Board Comments Ms. Thompson noted that this lot is in a very visible location and encouraged the applicant to propose a creative and high-end development when they come forward with a site plan review. Ms. McBride supported Ms. Thompson’s comments. She wondered if the applicant will have a neighborhood meeting to present their ideas and get local feedback. Mr. Mastroianni confirmed there would be a neighborhood meeting once plans are developed. Mr. Creech echoed previous comments and emphasized he would like to see a unique piece of architecture from the developers. Mr. Sc hanbacher agreed with the other Board members. He acknowledged difficulties of the site layout. Mr. Schanbacher stated it is vital to have a piece of great architecture to present to the Planning Board. Mr. Creech moved to approve the preliminary subdivision application for 475 Bedford Street with the conditions in the draft decision as recommendations to be included in the Definitive Subdivision application. Ms. Thompson seconded the motion. The Planning Board voted in favor of th e motion 5-0-0 (Roll call: Creech – yes; Hornig – yes; McBride – yes; Thompson – yes; Schanbacher – yes). MOTION PASSED. 242 Bedford Street – Preliminary Subdivision Mr. Schanbacher opened the public hearing for a preliminary subdivision at 242 Bedford Street. The applicant team included Frederick Gilgun, attorney with Nicholson, Sreter, and Gilgun; and Mike Novak, engineer with Patriot Engineering. Mr. Gilgun introduced the team and notified the Board that the intent of the application is to freeze the Village and Multi-Family overlay zoning on the property. Mr. Novak presented the current state of the lot and shared the proposed subdivision. He advised that they are aware of the North Lexington Brook and intend to work closely with the Conservation Commission on any future development. Mr. Novak summarized proposed preliminary plans, including erosion control, stormwater drainage and management, and utility connections. He confirmed the proposal meets Lexington subdivision regulations. Board Comments Ms. McBride asked Mr. Novak if there were any plans for the land, noting that the proposed subdivision does not stretch the full length of the lot. Mr. Novak stated that there are no plans at this time. Public Comments Gil Benghiat, 5 Sunny Knoll Avenue, wondered what space is buildable on the lot given the stream and Minuteman Bike Path. Mr. Novak advised there is no development plan yet, but reiterated they would work closely with Conservation and the Town to confirm requirements. Lexington Planning Board Meeting Minutes March 27, 2025 Page 6 of 8 Ilene Benghiat 5 Sunny Knoll Avenue, expressed concerns with traffic on Bedford Street. She asked if there would be a traffic study. Mr. Gilgun reiterated that there are no plans for the development yet. He advised that a traffic study is not required by law, but many developers will do a study. Lisa Newton, 15 Ledgelawn Avenue, Precinct 8 Town Meeting member, raised concerns about developments near the North Lexington Brook and increased flooding downstream. She noted several other nearby developments and questioned which flood zone this property would be. Ms. Newton read a letter from 1990 highlighting flooding issues in the area. Charles Rzepka, 268 Bedford Street, questioned where the buildable area is on the lot. Peter Saradjian, 259 Bedford Street, echoed Ms. Newton’s question about the property’s Flood Zone. He wondered what would happen to the existing bus lot on the property. Sumitra Sujanani, 29 Ledgelawn Avenue, reiterated previous comments about Flood Zone A. She asked about the water table depth, water displacement, and mitigation efforts. Ms. Sujanani highlighted additional wetlands near the property and advised that the Brook is a perennial river. Jay Luker, 26 Rindge Avenue, Precinct 1 Town Meeting member, Transportation Advisory Committee, wondered if any of the concerns raised by other residents would not be addressed by existing bylaws and regulations. Applicant Comments Mr. Gilgun advised that the concerns would be addressed during the Definitive Subdivision and any site plan review applications. He confirmed the applicant would work closely with Conservation to ensure minimal disruptions to the neighborhood. Ms. McCabe advised that the updated FEMA flood maps will go into effect in July 2025. She noted that the Flood Zone A designation will require the applicant to perform a base flood study to determine base flood elevation levels. Ms. McCabe explained the division of the lot and showed the buildable lots with proof circles. She reminded participants that the application is for a zoning freeze and it is unlikely the subdivision as presented would ever be built. Mr. Creech moved to approve the preliminary subdivision application for 242 Bedford Street, with the conditions in the draft decision as recommendations to be included in the definitive subdivision application. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0- 0 (Roll call: Hornig – yes; McBride – yes; Thompson – yes; Creech – yes; Schanbacher – yes). MOTION PASSED. 251-275 Massachusetts Avenue – Preliminary Subdivision Mr. Schanbacher opened the public hearing for a preliminary subdivision at 251-253, 267, 275, and 301 Massachusetts Avenue. Frederick Gilgun, attorney with Nicholson, Sreter, and Gilgun, notified the Board that the intent of the application is to freeze the Village and Multi-Family overlay zoning on the properties and introduced Mike Novak, engineer with Patriot Engineering. Mr. Novak presented the current state of the lot, noting existing structures and the sewer easement along the rear of the lots. It is Mr. Novak’s opinion that Conservation will not be involved in this application, as the properties appear to be outside the buffer zones of Mill Brook, however he advised that they will confirm this with Conservation prior to the Definitive Subdivision. Mr. Novak shared preliminary plans, including an erosion control plan, utilities, and stormwater management. Lexington Planning Board Meeting Minutes March 27, 2025 Page 7 of 8 Staff Comments Mr. Creech asked if 329 Massachusetts Avenue would be included in this subdivision. Mr. Novak informed him that property is a separate application and will not be included in this subdivision. Ms. McBride referenced a letter from an abutter and requested the applicant consider retaining trees along the rear lot lines and having robust screening when development does begin. She asked the size of the existing residential dwellings. Mr. Creech encouraged the applicant to design a smaller, less dense development than the maximum allowed under bylaws. Mr. Schanbacher advised the applicant to confirm their distance from Mill Brook, noting that the abutting development has faced significant challenges due to their proximity to the brook. Public Comments Nancy Yost, 18 Lisbeth Street, wondered how many residences would be built on the lots. She mentioned the possibility of underground oil tanks due to the lots’ history with Arlex Oil. Applicant Response Mr. Gilgun repeated that the application is for a preliminary subdivision and there are no plans for residential development at this time. He advised they would confirm with the Fire Department if there are oil tanks and work with them on any necessary containment and remediation. Mr. Creech moved to approve preliminary subdivision with conditions in draft decision as recommendations to include in definitive subdivision application. 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. Board Administration Board Member & Staff Updates Mr. Hornig shared that the Housing Partnership Board and the League of Women Voters would be hosting a forum on April 4, 2025 about accessory dwelling units and the Affordable Homes Act. Ms. McCabe referenced an upcoming site visit for an application at 287 & 295 Waltham Street. She confirmed Board members were available April 1, 2025 between 2:30 and 4:00 p.m. Ms. McCabe advised the Board that an act extending the remote meeting provisions had been approved by the House and Senate, and is pending the Governor’s signature. Ms. McCabe notified the Board that the Select Board’s Community Impact Study consultant presented their findings at the Select Board’s March 24, 2025 meeting. Mr. Schanbacher encouraged all Board members to watch the video and read the report. Mr. Creech echoed this recommendation. Mr. Hornig notified participants that the Select Board voted to adopt legislation waiving the requirement for public hearing legal notices to be printed in a newspaper of general publication. He questioned how this would impact Planning Board processes. Ms. McCabe will follow up on this item. Lexington Planning Board Meeting Minutes March 27, 2025 Page 8 of 8 Review of Draft Meeting Minutes: 2/26 and 3/17 Mr. Creech moved that the Planning Board approve the draft meeting minutes for February 26 and March 17, 2025 as presented. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Hornig – yes; Thompson – yes; McBride – yes; Creech – yes; Schanbacher – yes). MOTION PASSED Upcoming Meetings: Thursday April 10, Thursday April 17, and Wednesday May 7. Ms. McCabe requested Board members send her their summer availability before the next meeting so she could draft a Summer schedule. Adjournment Mr. Creech moved that the Planning Board adjourn the meeting of March 27, 2025 at 7:59 p.m. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: McBride – yes; Creech – yes; Thompson – yes; Hornig – yes; Schanbacher – yes). MOTION PASSED Meeting adjourned at 7:59 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) 166 Spring Street 2) 952 Waltham Street 1) Request for Continuance dated 3.4.25 3) Annual Town Meeting Article 34 1) DRAFT Zoning Amendment Motion Article 34 3.27.25 2) DRAFT Presentation Slides 3) DRAFT Planning Board Recommendation Report 4) 475 Bedford Street 1) Preliminary Subdivision Plan Set, dated 2.11.25 2) DRAFT Decision-475 Bedford St, dated 3.27.25 5) 242 Bedford Street 1) 242 Bedford St Preliminary Subdivision Plan Set dated 2.19.25 2) DRAFT Decision-242 Bedford St, dated 3.27.25 6) 251-275 Massachusetts Avenue 1) 275 Mass Ave Preliminary Subdivision Plan Set dated 2.20.25 2) Public Comments: a) Electronic mail from Side Li to Planning, Subject: Comments on 275 Massachusetts Avenue – Preliminary Subdivision, dated 3.16.25 3) DRAFT Decision-275 Mass Ave, dated 3.27.25 7) Draft Meeting Minutes 1) DRAFT – 2.26 PB Minutes REV 2) REV DRAFT PB Minutes 03-17-2025