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HomeMy WebLinkAbout2026-02-25-PB-min.pdf Lexington Planning Board Meeting Minutes February 25, 2026 Page 1 of 7 Minutes of the Lexington Planning Board Held on Wednesday, February 25, 2026, Virtual Meeting at 6:00 PM Planning Board members present: Michael Schanbacher, Chair; Melanie Thompson, Vice-Chair; Tina McBride, Clerk; and Charles Hornig. Also present were: Abby McCabe, 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, February 25, 2026 at 6:00 PM. 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 166 Spring Street – Modification to Approved Site Plan Review Mr. Schanbacher opened the public hearing on the application of Isam Hijazi to modify an approved site plan review. The applicant’s team included: Isam Hijazi and Mohamed Miled of the Muslim American Community Center of Lexington Massachusetts (MACCLM). Ms. McCabe reminded the Board of the site plan review approved last year to expand the parking lot, make interior renovations, and stormwater improvements. She explained that the applicant is here for a modification to that approval as they wish to demolish the existing building and construct a new building in the same footprint. Mr. Hijazi explained that after evaluating the existing structure for renovations, he determined that significant code work was needed and the foundation did not have the structural support required for the proposed building. Mr. Hijazi presented the proposed building plans and explained key Islamic architectural features of the mosque and study areas. He confirmed that per Fire Department request, the sprinkler room would be accessed via the first floor. Mr. Hijazi highlighted a rear patio area and indicated that it could be enclosed at a later date if needed without disrupting the site layout. He further highlighted that there are minimal windows facing the residential abutters to reduce light visibility. They are also considering solar options for roof and canopy areas. Board Questions Ms. Thompson confirmed the height of minaret and questioned plans for overflow parking. Mr. Hijazi advised that they have spoken with a nearby church about sharing their parking lot for a few events annually. Ms. Thompson asked if any additional play space for children had been planned. Mr. Schanbacher wondered about plans for the existing barn structure. Mr. Hijazi explained that it would be retained and converted for property management uses. Mr. Schanbacher requested additional details regarding construction phases 1 and 2, Mr. Hijazi clarified that the plans presented represent phase 1 and phase 2 would include enclosing the patio area. Lexington Planning Board Meeting Minutes February 25, 2026 Page 2 of 7 Ms. McBride complimented the building design, consideration for the neighbors, and solar discussions. She recommended including some evergreen trees in their landscaping plans to ensure year-round light and noise screening. She suggested MACCLM could speak with a nearby school to coordinate additional overflow parking if needed. Public Comments Ben Boutrig, 113 Peter Spring Road, Concord, MA, supported approval of the plans, noting that there are few local mosques. Xin Ding, 164 Spring Street, expressed appreciation of extra landscape screening, wondered how often services would be held, and stated concern about frequent outdoor activity and noise. Syed Nuruzzaman, 12 Wheeler Road, expressed gratitude for the opportunity to worship in town and reassured neighbors that most activities occur inside the building. Joe George, 157 Old Spring Street, questioned the timeline for construction, how tall the minaret would be and wondered if there were restrictions on that height. Applicant’s Response Mr. Miled, President of MACCLM, provided more details on daily activities at the center, including typical prayer schedules, weekend classes, and other indoor activities with minimal outdoor breaks. Mr. Hijazi advised that the minaret would be a total of 48’ tall, 20’ taller than the building, as is standard with church steeples. He further advised that they are in the process of applying for necessary permits to begin construction and hope to have construction completed by the end of 2026. Staff Response Ms. McCabe advised that the applicant would need to submit a modification to the Conservation Commission for an updated stormwater review. She recommended they submit an updated plot plan with a surveyor’s stamp, per building department request. Ms. McCabe stated that a draft decision had been prepared, including a condition requiring lighting to reflect downward and to have exterior lights turned off 30 minutes after building is vacated. Board Comments Mr. Hornig recommended the removal of condition #4 from the draft decision as lighting is not under the purview of a limited site plan review and should be enforced by the Building Commissioner. Ms. McBride reiterated her suggestion for additional tree plantings, as well as shrubs and evergreens to ensure adequate coverage from headlights. Ms. Thompson moved to close the public hearing for the modification application at 166 Spring Street. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Thompson – yes; McBride – yes; Schanbacher – yes). MOTION PASSED. Ms. Thompson moved to approve the limited site plan review modification submitted by the Muslim American Community Center for 166 Spring Street with the five1 conditions listed in the draft approval decision prepared by staff. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Thompson – yes; McBride – yes; Schanbacher – yes). MOTION PASSED. 1 Condition 4 in the draft decision regarding lighting was removed during Board discussion. Lexington Planning Board Meeting Minutes February 25, 2026 Page 3 of 7 131 Hartwell Avenue – Village High Rise Overlay Site Plan Review Mr. Schanbacher opened the public hearing on the application of JLB Realty LLC for a multi-family site plan review. The applicant’s team included: Mark Seck of JLB Realty; Nick Skoly, civil engineer with VHB; Rob Del Savio, principal architect with Embarc; Mike O’Keefe, associate architect with Embarc; and Ian Ramey, landscape architect with Copley Wolff. Also present was the Board’s peer reviewer, Michael Juliano with Eaglebrook Engineering & Surveying. Mr. Schanbacher disclosed that he was formerly employed by Embarc but advised that he was confident in his ability to remain impartial and that he had recorded a disclosure with the Clerk’s Office. Mr. Seck introduced the applicant’s team and provided a history of JLB Realty. He advised that JLB specializes in rental apartments developed with local partners. Mr. Seck shared the current state of the lot, which is improved by a 2 and 3 story split office building with minimal tenants. He highlighted the challenges of the site including an international gas line and significant topography changes. The proposed development includes 290 rental residential units, in a tiered 5-story building with a hidden central garage with 443 parking spaces and on-site management. 44 units are proposed to be inclusionary. Mr. Seck advised that the team had met with Town staff, Town committee representatives, and had numerous discussions with Massport and the Department of Defense in order to ensure project compliance. He also highlighted the improved stormwater treatment proposed. Mr. Skoly shared civil plans for the site, noting that utilities would be connected to Hartwell Avenue and that the Fire Department preliminarily approved a looped water system and hydrant location. He explained the proposed improvements to stormwater treatment and maintenance on site and stated that he is confident they will be able to address the comments from the peer reviewer for the next meeting. Mr. Seck advised that the property is within the 100’ buffer of wetlands across the street and Mr. Skoly provided an update from their Conservation Commission meeting. Mr. Seck provided details about their proposed bus shelter. He advised that after discussions with the Lexington School Transportation Manager, the bus would not be able to pick up children on-site. The applicant has suggested that they extend the sidewalk within the right-of-way (ROW) and install a bus shelter on Hartwell Avenue for school children. Mr. Seck indicated his hope that with a bus shelter there, the MBTA would extend the 76 bus route as well. He advised that they have begun necessary discussions with the Lexington Department of Public Works and Engineering. Mr. Del Savio repeated the topographical challenges of the site and called out the bend in the lot lines and a desire to preserve the basin along Hartwell Avenue as the driving factors in the design of the building. He explained how these factors resulted in the stepped appearance of the building and breaking up the façade. Mr. O’Keefe explained the layout of the building and how it has been divided into semi-public and private residential zones. The front zone contains a public plaza and the landscaped basin, with the middle zone featuring the parking garage, mail room, and leasing offices in addition to another semi-public plaza. He noted that most outdoor residential amenities are to the rear of the building, including a lap pool and tot lot. Mr. O’Keefe detailed the materials used to emphasize these sections, with lighter materials being used in the residential courtyard. Mr. Del Savio presented floor plans and provided further clarity on the stepped approach to the building. Mr. Ramey shared the proposed landscape plans. Key points of the landscaping include: redefining the existing basin on Hartwell Avenue and adding a public plaza and sidewalk; a semi-public plaza outside the leasing office with fixed and movable furniture and shade trees; an accessible path around the entire Lexington Planning Board Meeting Minutes February 25, 2026 Page 4 of 7 building; large and small dog relief areas; and a residential courtyard with a pool, play space, tot lot, grill stations, and residential seating. He advised that units which face this courtyard area would have private patios with landscaped screening for privacy. Mr. Ramey showed the tree mitigation plan, highlighting that only 36 trees were to be removed, with 92 saved, and 150 planned for planting. Staff Comments Ms. McCabe summarized the staff memo from Mr. Koepper dated 2/18/26. She advised that the property secured a zoning freeze which allows them to develop under the 2024 Village High Rise Overlay (VHO) zoning bylaws. She appreciated that the inclusionary units were rounded up to 44 and recommended that 25% (11 units) be for local preference and available to renters living, working, or attending school in Lexington. Ms. McCabe advised that the maneuvering aisle needs to be 5’ from the building, which may not be feasible in the truck turn-around area. She stated that a special permit would be required to waive this dimension. A special permit was not included in the initial legal advertisement for this public hearing but could be advertised for the continued hearing if the applicant is unable to accommodate this buffer. She indicated that staff would be supportive of this special permit. Ms. McCabe further noted that the applicant has requested two waivers for relief of bicycle parking regulations related to the number of spaces for oversized cargo bicycles and at-grade spaces. She requested that e-bike outlets be indicated in the next set of plans. She also asked for additional details in the parking garage, as any parking spaces need to have 3’ clearance from any walls or columns. Staff has requested an updated photometrics plan showing no light spill and light poles no taller than 12’. The Fire Department asked to include a man door access to the parking garage. Ms. McCabe recommended that the applicant connect with Town Engineering to start a water and sewer peer review process, as well as collaborate on requirements for the proposed sidewalk extension. She introduced Mr. Juliano from Eaglebrook Engineering to present the peer review memo. Peer Reviewer’s Comments Mr. Juliano shared the main items from his memo dated 2/18/26. It is his opinion that there is not enough soil information to estimate the seasonal high-water table; he recommended additional excavations at four locations of the infiltration systems. Mr. Juliano suggested that the applicant could incorporate additional Low Impact Development (LID) techniques beyond what is already proposed. He noted that regulations require the NPDES Notice of Intent be submitted with the application and further noted a discrepancy on TSS (Total Suspended Solids) removal rates but indicated that would be resolved with the additional soil testing requested. Mr. Juliano stated that there are two leeching basins proposed on the walkway to the bus shelter. He advised that these are in the ROW and recommended coordinating with DPW on location and necessary filtration. Board Questions Ms. Thompson confirmed the location of the inclusionary units and requested additional visuals of the public and resident amenity spaces including ADA compliance where applicable. Mr. Seck advised that parking would be offered at a discounted rate for the inclusionary units. Ms. Thompson asked for details on proposed noise screening. Mr. Seck shared that they had completed an acoustic study and will incorporate acoustic enhancements to ensure minimal disturbance for the residents. Ms. McBride encouraged the applicant to reduce vehicle parking in order to accommodate bicycle parking requirements and expressed her preference not to issue a waiver. She confirmed Mr. Seck’s Lexington Planning Board Meeting Minutes February 25, 2026 Page 5 of 7 suggested income from excise taxes. Ms. McBride appreciated the dispersion of the inclusionary units and the attractive landscaping in the stormwater management basin. Ms. McBride confirmed that the glass-fronted units on the front corners were residential units. Mr. Seck advised that those units would have additional screening for privacy and protection from headlights. Mr. Schanbacher confirmed that trash removal would be private service and requested additional details on short-term parking for rideshare and delivery services. He questioned the interior layout of the glass-front units facing Hartwell Avenue. Mr. Seck spoke about the requested bicycle parking waivers. He explained that he had met multiple times with the Bicycle Advisory Committee. He had agreed to alter some bicycle spaces to accommodate the oversized cargo bikes, reducing the number of waivers requested. He further noted that if the full amount of bicycle parking could be a condition of approval to be built as needed, they would not need the other waiver as well. Mr. Schanbacher echoed Ms. McBride’s desire to prioritize bicycles over cars. Public Comments Tom Geary, Council of Carpenters #339, Wilmington, MA stated that he hoped the applicant would hire subcontractors who comply with state law and are registered carpenters. Nancy Sofen, 3 Abernathy Road, Tree Committee, expressed her pleasure with the number of trees being saved and recommended the applicant connect with staff on compacted soil remediation. Board Comments Ms. Thompson confirmed the single location for trash pickup and asked about plans for recycling and food waste. Mr. Seck advised that they are exploring valet trash removal and recycling, and that they will consider composting options. Ms. McBride reiterated the importance of sufficient bicycle parking, noting that a unit will likely need more bicycle parking than car parking. She also urged the applicant to consider composting because Massachusetts is looking to reduce food waste. Mr. Schanbacher commended the thoroughness of the presentation and application packet, and the work the applicant had already done to coordinate with other boards and committees. He asked for a breakdown of units by bedroom count and average size for the next meeting. He encouraged the applicant to reconsider the location of some inclusionary units, noting unfavorable conditions. He further recommended that the applicant collaborate with Eversource to alter the location of the transformer bank, so they do not abut residential units. Mr. Schanbacher concluded with architectural recommendations. It is his opinion that there are too many typologies and the design is leaning towards “fast casual.” He suggested fewer, distinct façades to imitate relief and depth. Ms. McCabe repeated Mr. Juliano’s recommendation to incorporate additional LID techniques. She requested opinions from the Board on the bicycle parking waivers and stated that staff did not support the waivers. Mr. Seck explained their proposal to only build bicycle parking as needed. Mr. Schanbacher reiterated his support for car parking reductions on site. Ms. McCabe shared written comments from Mr. Creech. He requested additional plantings and wondered if there was an opportunity for a pocket forest at the rear of the lot. Lexington Planning Board Meeting Minutes February 25, 2026 Page 6 of 7 Ms. Thompson moved to continue the public hearing for the site plan review application at 131 Hartwell Avenue to Tuesday, April 7 at or after 6:00 pm on Zoom. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Thompson – yes; McBride – yes; Schanbacher – yes). MOTION PASSED. 287 & 295 Waltham Street – Approval Not Required (ANR) Plan Mr. Schanbacher opened the public meeting on the application of Iqbal Quadir for an ANR at 287 and 295 Waltham Street and 9 Bushnell Drive. Ms. McCabe presented the proposed plan and explained that intent of the ANR to reconfigure the lot lines of the properties in accordance with condition #12 of the Special Residential Development (SRD) approved by the Board on October 22, 2025. She confirmed that the plans comply with Town Bylaws and stated that staff recommends approval. Ms. McCabe reminded the Board that they would need to come to the office to sign the plans. There were no Board or public comments on this item. Ms. Thompson moved to endorse the Approval Not Required Plan for 9 Bushnell Drive and 287 & 295 Waltham Street. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Thompson – yes; McBride – yes; Schanbacher – yes). MOTION PASSED. Board Administration Board Member & Staff Updates Mr. Hornig announced that this would be his last meeting as he was stepping down from the Planning Board after 7 terms. He thanked current and past staff for all their support over the years and highlighted the positive changes the Board has implemented. Ms. McCabe, Ms. Thompson, and Mr. Schanbacher expressed their appreciation of Mr. Hornig’s service, guidance, and knowledge. Ms. McCabe stated that the annual Citizen Planner Training Collaborative (CPTC) conference will take place at Holy Cross College on Saturday, March 21. She asked interested Board members to contact her to be registered. Ms. McCabe also shared that the lottery for the inclusionary units at 93 Bedford Street had opened for four units: three 2-bed and one 3-bed. The lottery will be held in May. Ms. McCabe confirmed a site visit the following week to 419 Marrett Road. Ms. Morrison announced that they would be using a new system for agenda packets. She and Ms. McCabe have been training on it and do not expect significant changes to the layout for the Board. Ms. McCabe advised that there would be future opportunities in the software for Board members to take notes on items. There was a discussion whether those notes would become part of public record. Mr. Hornig stated his opinion that they would be public record. The opinions of Ms. Morrison, Ms. McCabe, and Mr. Schanbacher were that the notes would only become public record if they were shared with another Board member or in the meeting. Review of Draft Meeting Minutes: 1/21 and 2/4 Ms. Thompson moved to approve the meeting minutes of January 21, 2026 and February 4, 2026 as presented. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Hornig – yes; Thompson – yes; McBride – yes; Schanbacher – yes). MOTION PASSED Upcoming Meetings: Wednesdays 3/11 and 3/25; Tuesday 4/7 and Tuesday 4/28 Lexington Planning Board Meeting Minutes February 25, 2026 Page 7 of 7 Adjournment Mr. Hornig moved that the Planning Board adjourn the meeting of Wednesday February 25, 2026 at 8:02 PM. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 4-0-0 (Roll call: Thompson – yes; McBride – yes; Hornig – yes; Schanbacher – yes). MOTION PASSED Meeting adjourned at 8:03 PM. 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 Decision of the Lexington Planning Board for 166 Spring Street, dated 5/7/25 Staff memo dated 2/19/26 Public comments electronic mail from Alexis Papathanasiou (Zallas) sent on 2/20/26 2. 131 Hartwell Avenue Staff Memo dated 2/19/26 Peer Review Memo dated 2/18/26 Electronic mail from Kristen Guichard of the Regional Housing Services Office (RHSO) to Planning Director McCabe, dated 2/9/26 Letter from Bicycle Advisory Committee on 2/18/26 Letter Transportation Advisory Committee on 2/28/26 3. 287 & 295 Waltham Street Project Narrative Plan Set dated 2/9/26