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HomeMy WebLinkAbout2025-05-28-PB-minMinutes of the Lexington Planning Board Held on Wednesday, May 28, 2025, Virtual Meeting at 6:00 pm Planning Board members present: Michael Schanbacher, Chair; Melanie Thompson, Vice -Chair; Tina McBride, Clerk; Charles Hornig; Robert Creech; and Michael Leon, associate board member. Also present were: Abby McCabe, 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 Wednesday, May 28, 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 287 & 295 Waltham Street — Special Residential Development Ms. McCabe advised the Board that the applicant's team requested a continuance to the June 11, 2025 Planning Board meeting in order to make more progress on updated plans. Mr. Hornig asked if there was also a deadline extension request and asked if the final action deadline needed to be extended. Ms. McCabe confirmed that the deadline did not need to be extended yet. Ms. Thompson moved to continue the public hearing for the site plan review application for 287 and 295 Waltham Street to Wednesday, June 11, 2025 at or after 6:00 p.m. on Zoom. Mr. Creech seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Thompson — yes; McBride — yes; Hornig — yes; Creech — yes; Schanbacher — yes). MOTION PASSED. 1-3-5 Hartwell Place (Formerly 91 Hartwell Avenue) — Site Plan Review Extension Ms. McCabe explained that the site plan review and special permit granted in August 2020 was extended by the Board in June 2023 to expire in August 2025. The applicant has requested an extension to August 26, 2027. Mr. Dulac, the applicant, expressed his gratitude for the Town staff and the Board for their collaboration. He explained the steps they have taken to find a tenant or partner they can build the lab to suit. They are still interested in constructing the new lab and office building when the market improves and when they find a tenant. Board Comments Mr. Hornig informed the applicant about the Massachusetts State Law' that has already extended the approval by 2 years. Mr. Dulac confirmed this was his understanding and stated he wanted to ensure this extension was formalized by the Town of Lexington. Ms. McCabe summarized the law. She appreciated ' Chapter 238, Section 280 of the Acts of 2024 Lexington Planning Board Meeting Minutes May 28, 2025 Page 1 of 4 having the extension on the record. Mr. Leon suggested amending the motion to clarify that this extension approval is to reaffirm the extension granted by state law, rather than an additional extension. Mr. Schanbacher appreciated the update on the building progress and the lab market and asked that any statistics be submitted to the Planning office. Mr. Dulac shared further statistics, highlighting the challenges of the lab market in 2025. There were no public comments on this item. Ms. Thompson moved to approve the site plan review and special permit approval extension request for 1-3-5 Hartwell Place (91 Hartwell Ave.) to August 26, 2027. Mr. Creech 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. Board Administration Review Summer work plan and priorities for 2025 Ms. McCabe updated the Board on the zoning amendments approved at Special Town Meeting (STM) 2025-1 and Annual Town Meeting (ATM) 2025. She submitted the revisions to the Attorney General and the Executive Office of Housing and Livable Communities (EOHLC). She noted that there is no timeline on the EOHLC response, but that she expects to hear from the Attorney General in late July or early August. Ms. McCabe suggested reviewing the Planning Board Zoning Regulations (c. 176) this summer, as it has been two years since the last revision and many applications have been reviewed and approved. Ms. McBride asked for examples of possible revisions. Ms. McCabe recommended increasing the fee schedule for applications. She suggested a review of the sections from which the Board has frequently granted relief in multi -family developments, notably bicycle parking dimensions and restrictions on lifted storage spaces. She advised that the Bicycle Advisory Committee has recommended having bicycle parking changes for how many should be at grade. Ms. McCabe further suggested reviewing the stormwater harvesting requirement and updating the language for clarity. She asked the Board to consider if there are other patterns of waivers they have noticed. Ms. McBride suggested that certain requirements should not be removed in the regulations and that applicants could continue to ask for a waiver on these as needed. Ms. McCabe reminded the Board that 20 preliminary subdivisions were submitted priorto March 17, 2025 for zoning freeze purposes. She stated that in order to complete the zoning freeze process, those applicants would need to submit a definitive subdivision within 7 months of their preliminary submission. It is her belief that these will largely be submitted in August for hearings with the Board in September and October 2025, so the Board will be quite busy with these applications in the fall. Ms. McCabe further reminded the Board that 11 projects have been approved. She suggested the staff will be following up on the conditions of approval to ensure they are being met. She stated that staff has been keeping an internal progress checklist. Ms. McCabe noted that other ideas she has received from board members included reviewing the Accessory Dwelling Unit (ADU) regulations and a comprehensive housing inventory list of all residences in Lexington. Ms. McCabe recommended any zoning amendments be prepared for presentation at Annual Town Meeting for spring 2026. Mr. Leon asked if there was any information from other towns or cities, or state agencies such as Metropolitan Area Planning Council (MAPC) which Lexington could reference. Ms. McCabe advised that Lexington Planning Board Meeting Minutes May 28, 2025 Page 2 of 4 other towns have updated their regulations in accordance with state laws. She stated that the Building Commissioner has been out on medical leave, but she intends to review ADUs with him when he returns. Ms. McCabe informed the Board that there are currently 65-70 ADUs permitted in Lexington, although not all have been built to date. She further stated that due to the number of inquiries Zoning has received, she expects that the number of ADUs will increase. Mr. Creech expressed his interest in further reviewing ADUs in Lexington. He also encouraged Ms. McCabe to work with applicants and staff to expedite the definitive subdivision approvals. Mr. Creech then shared progress updates on the 17 Hartwell Avenue and 89 Bedford Street developments. Mr. Hornig agreed with the value of the zoning amendments Ms. McCabe mentioned. He stated that he would like to review ADUs as the priority. Mr. Hornig asserted that the language was unclear and at times contradictory to state law. He advised that the Select Board would prefer to know the proposed zoning amendments by August or September to prepare for Annual Town Meeting 2026. Mr. Leon mentioned the unusual subdivision applications from the previous meeting (May 7, 2025). He suggested conferring with Town Counsel on the legality of these unique applications. Mr. Creech echoed Mr. Leon's suggestion. Ms. McCabe stated that she would follow up with Town Counsel. Mr. Creech wondered if there would be revisions to the definitive subdivisions when they are submitted. Ms. McBride expressed appreciation for the aggregation and presentation of the ADU and housing inventory information and requested further details such as if residences were single or multi -family, ownership or rentals, etc. It is her opinion that an accurate and running inventory is crucial knowledge at this time. Ms. McCabe advised that such a report does not exist for all dwellings in Lexington. She suggested Ms. McBride could reference assessor records or GIS. Ms. McCabe noted that the Comprehensive Plan did prepare a housing inventory list. Mr. Schanbacher agreed with Mr. Hornig on ADUs as the priority. He supported Ms. McCabe's statement that the Board should not bring anything to the Fall 2025 Town Meeting, but noted that discussions will need to start now. Mr. Schanbacher appreciated housing information. Board Member & Staff Updates Ms. McCabe reminded the Board members that they are all invited to attend the Select Board meeting scheduled for Monday June 16, 2025 at 6:30p.m. She noted that the meeting would by a hybrid model in the Select Board Meeting Room and on Zoom. Ms. McCabe advised that the Select Board would be discussing the Fougere analysis on the impact of multi -family housing developments. She recommended re -reading the report prior to the meeting. Review of Draft Meeting Minutes: N/A Upcoming Meetings: Wednesdays 6/11, 6/25, 7/16, 8/13, 8/27 Adjournment Ms. Thompson moved that the Planning Board adjourn the meeting of May 28, 2025 at 6:37 p.m. Mr. Creech 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 Meeting adjourned at 6:37 p.m. Lex Media recorded the meeting. Material from the meeting can be found in the Planning Board's Novus Packet. Lexington Planning Board Meeting Minutes May 28, 2025 Page 3 of 4 List of Documents 1. 287 & 295 Waltham Street Continuance Request — 287 Waltham St 1-3-5 Hartwell Place Extension Request; 2020 Site Plan Approval Decision; 2023 Extension Approval Housing Inventory Key Summary Sheet Lexington Planning Board Meeting Minutes May 28, 2025 Page 4 of 4