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HomeMy WebLinkAbout2026-03-25-PB-min.pdf Lexington Planning Board Meeting Minutes March 25, 2026 Page 1 of 6 Minutes of the Lexington Planning Board Held on Wednesday, March 25, 2026, Virtual Meeting at 6:00 PM Planning Board members present: Michael Schanbacher, Chair; Melanie Thompson, Vice-Chair; Tina McBride, Clerk; Robert Creech; Lin Jensen; and Michael Leon, associate board member. Also present were: Abby McCabe, Planning Director; Meghan Roche, 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 25, 2026 at 6:03 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 Granicus Peak dashboard. The Board will go through the agenda in order. Development Administration 331 Concord Avenue – Modification to approved Site Plan Review Mr. Schanbacher opened the public hearing to modify an approved Village Overlay site plan review at 331 Concord Avenue. The applicant’s team included: Marissa Gallo and Matt D’Amico from Cabot, Cabot, and Forbes; Stephen Prestejohn, architect with Cube3; Allison Desbonnet, landscape architect with Copley Wolff; and Nick Dellavcava, engineer with Allen &Major. Also present was the Board’s peer review consultant, Michael Carter from GCG Associates. Ms. Gallo summarized the proposed modification and noted that the previous design was not financially feasible as approved. She stated that the proposal is still zoning compliant and no additional relief is requested. Mr. Prestejohn shared the proposed timeline for permits and groundbreaking. He explained the largest revision is to remove the podium garage and 3-section stepped building design in favor of a 2-section stepped building and rear parking garage. Further revisions included shifting the building slightly west, moving the garage entrance to the east side, and reconfiguration of the short-term drop-off area. He highlighted that the building footprint remains largely the same and that these revisions reduce the amount of ledge blasting and material removal. Mr. Prestejohn stated that the unit count would be reduced to 184 total units, with no change to the number of inclusionary units, and shared an overall floor plan. He advised that the parking increased to 269 proposed spaces and residential bicycle parking increased, with small spaces on multiple garage levels and a larger bicycle room on the first floor. Mr. Prestejohn provided details on the garage layout including EV spaces and mesh screening. He further detailed the proposed materials for the building facades selected to evoke natural materials and coordinate with the vegetation around the site. He highlighted the additional bays designed to articulate the building and break up the massing. Ms. Gallo advised that they are coordinating with the Fire Department to review this design. Lexington Planning Board Meeting Minutes March 25, 2026 Page 2 of 6 Ms. Desbonnet stated that the courtyards remain similar to the previous proposal with one being a quiet space with seating and the other being more active with the pool. She noted that the revision allows for more separation between the units and the quiet courtyard. Staff Comments Ms. Roche reminded participants that this modification is reviewed under the 2023 bylaws and regulations that were in effect at the time of the original approval. She advised that Fire, Building, and Zoning staff confirmed compliance with their regulations and needs. Ms. Roche highlighted a few outstanding issues staff would like to have resolved in the next plan set. These include adjusting the parking garage layout to ensure 3’ clearance between any columns and the maneuvering aisle and to ensure parking spaces adjacent to a wall are a minimum of 12’ in width. She further noted that the increase in commercial space would require an additional parking space and noted that if 20 spaces cannot be accommodated in front of the building, she would recommend a staff-only space be provided on the surface lot. She advised that the Building Commissioner requested accessible EV spaces on each level of the garage. Ms. Roche asked the Applicant to reduce the number of bicycle parking spaces to accommodate additional oversize bicycle spaces and e-bike charging. She noted that the peer review report of the stormwater and utilities had not been completed, therefore staff recommended continuing the hearing for an additional meeting. Board Questions Mr. Creech confirmed with Ms. McCabe that the modification is by-right. He clarified the floor plan for egresses, the number of bicycle parking spaces, and that the original conditions of approval would still apply. He appreciated the mesh screening on the garage and the reduction in blasting, but disapproved of a façade modification to the front, stating that the previous design was more attractive in his opinion. Ms. McBride requested additional details about the landscaping plan and retaining walls. Ms. Desbonnet and Mr. Prestejohn advised that it had not changed. Ms. McBride encouraged additional evergreen plantings for year-round screening. She questioned the sunlight hours in the courtyard areas and expressed a preference for the previously approved south elevation façade specifically highlighting the vertical panels. She appreciated the number of inclusionary units. Ms. McBride wondered if there was additional green space due to the building shift. Mr. Prestejohn advised that it was moved to accommodate fire lane access, so there would not be significant additional green space. She encouraged the inclusion of composting in the trash areas. Ms. Thompson asked and it was confirmed that the height is still within the 52’ limit, although there is an additional story due to the reconfiguration. She clarified the reasoning behind increased retail space and confirmed the location of the trash chute on the floor. She encouraged additional trash chutes to facilitate resident drop off. Ms. Jensen confirmed that sustainability measures would still be taken, including LEED Gold certification, all electric building, and with passive house standards. She confirmed that the building will be solar-ready although Mr. Prestejohn advised that they have not decided if panels will be deployed. She questioned if there would be a traffic study. Ms. Jensen appreciated the reduction in blasting needs. She wondered about the distance from the garage to the front units and further wondered if fire safety measures were needed given the length of the hallways. She confirmed that the retail space met zoning requirements and that the heights per the Average Natural Grade were accurate. Lexington Planning Board Meeting Minutes March 25, 2026 Page 3 of 6 Mr. Schanbacher questioned if the size of the courtyards was adequate, as the Applicant had previously modified their site plan approval due to the courtyards being too small. He confirmed that the increase in parking counts was due to the pre-cast nature of the garage design. Public Comments Steve Heinrich, 11 Potter Pond, Precinct 3 Town Meeting member, questioned the width of the driveway and noted that the building shift eliminated greenery on the West side. Christina Cheng, 250 Concord Ave, expressed displeasure with the two-tiered appearance of the building. She questioned the blasting timeline and raised concerns with noise and light pollution from the garage. Jeanne Krieger, 44 Webster Road, Precinct 3 Town Meeting member, confirmed that the unit mix would stay the same. Rena Maliszewski, 310 Concord Avenue, shared that she was pleased with less blasting and requested details on the timing and duration. She stated that the design appears more massive than before and echoed Ms. McBride’s suggestion for additional evergreen screening. Ms. Maliszewski requested renderings of the interior courtyards and contact information for the project manager at CC&F on behalf of the South Lexington Civic Association (SLCA) Mike Germanetto, 291 Concord Avenue, agreed with previous comments stating concern about the size of the building and appreciation of the reduced blasting. He wondered how many cubic yards of rock excavation and soil would be needed. Kai-Yin Hsu, 32 April Lane, questioned the distance between the building and Minuteman Village. She wondered if the height would obstruct their views of the sky and requested renderings from that perspective. Applicant’s Response Mr. Prestejohn advised that the roadway is a minimum of 20’ wide around the building. He stated that he will compile information on the cubic yards of earth removal and a blasting schedule for their next meeting. He further stated that they would evaluate the evergreen plantings. Mr. Prestejohn advised that a garage gate had not been selected yet and confirmed that the unit mix has stayed largely the same. Mr. Dellacava advised that the building is set back 56’ from the property line and is approximately 100’ from the nearest building in Minuteman Village. Mr. Prestejohn and Ms. Roche further explained ANG calculations. Board Comments Ms. Jensen confirmed that the Applicant would be able to provide the additional requested renderings and which plan sheet detailed the heights and ANG (Average Natural Grade) form. Ms. McBride requested a revised landscaping plan with more evergreens. Mr. Schanbacher expressed his opinion that while he could understand the inspiration and appreciated the articulation, the building design was lackluster. He requested that Ms. McCabe prepare a draft decision for the next meeting. Ms. McCabe recommended continuing the hearing until April 7, 2026 so the peer review consultant could complete their review. Ms. Thompson moved to continue the public hearing for the site plan review modification for 331 Concord Avenue to the Planning Board's Tuesday, April 7th meeting at or after 6:00 pm on Zoom to Lexington Planning Board Meeting Minutes March 25, 2026 Page 4 of 6 allow time for the Applicant to submit updated garage plans, responses to the request in the staff memo, to complete the peer review of the stormwater management, and any requests from this evening's hearing. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED. Annual Town Meeting 2026 Recommendations for Annual Town Meeting Mr. Schanbacher opened the discussion on Annual Town Meeting 2026 articles. He noted that the Board is not obligated to take a position on any of these items, but that they may wish to. Article 12b – Bike Path from Minuteman to Lexington High School Ms. Roche summarized the proposal for Capital Project funding in the about of $180,000 for design of a pedestrian and bicycle route between the Minuteman Bikeway and the High School. She explained that the goal would be to create a project at 25% design level plans. The money would be used for the early evaluation stages to hire a consultant, do outreach, collect data, and provide 25% design level plans. The request does not include construction. Board members asked questions about the timing, on street parking, on the amount of the request, and how many students typically bike to school. Ultimately the Board members decided not to take a formal position on the article. Article 12c – Townwide Bicycle-Pedestrian Plan Implementation for Shared Use path on Worthen Road; Ms. Roche explained that this was a capital request for $100,000 to design a shared use path along Worthen Road between Massachusetts Avenue and Waltham Street. She noted that this was listed as a top priority in the adopted Townwide Bicycle and Pedestrian Plan. The design and future construction would be coordinated with the new high school. Board members asked questions about how the estimated amount was established, asked about the timing, and where it would be located and how the shared path would be used. Ultimately, the Board members did not take a formal position on the article. Article 25 – Surcharge on Specific Residential Development Petitioner Matt Daggett was present for the article discussion and gave a presentation. Mr. Dagget explained that this request is for Town Meeting to approve a home rule petition that would then need to go to the MA Legislature and he explained the special legislation process, which could take a few years. This motion would apply to new single and two-family residential construction permits where an existing dwelling was demolished. The Select Board would need to establish a surcharge rate and corresponding regulations. The goal is the surcharge would go into the Town’s Affordable Housing Trust Fund. Board members asked questions about the timing and how long it would take if this passed Town Meeting. A board member was concerned about where the financial burden would fall and that it may not be on developers but may be shared among all residents and the buyers in the real estate transaction. Two board members were generally supportive and two were not supportive and still had questions. Ultimately the Board concluded it would not be ideal to have a split recommendation at Town Meeting and the Board decided not to take a formal vote on a recommendation to Town Meeting. Lexington Planning Board Meeting Minutes March 25, 2026 Page 5 of 6 Board Administration Board Member & Staff Updates Ms. McCabe reported that DPW engaged consultant to create Urban Forest Management plan. Would like to have a Planning Board representative on the Steering Committee. The Committee is expected to meet approximately once a month over the next year. Ms. Jensen is on the Committee as a representative of Sustainable Lexington. Ms. Jensen attended the kickoff meeting and added that the focus on public land and the right of way. Ms. McBride volunteered to serve on the Steering Committee. The Board unanimously voted to appoint Ms. McBride as the Planning Board’s representative on the Urban Forest Management Plan Steering Committee (5-0-0 (Roll call: Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED. MAGIC breakfast update – Ms. McCabe and Mr. Creech attended and reported on the event. They said there was a lot of focus on public transit; they emphasized increased bus to Lexington needs. Lots of talk about Concord Rotary. Mr. Creech added that he learned there was a zoning proposal in Burlington near North Street, asking to add to MBTA zoning in Burlington. Has 300’ frontage on North St in Lexington. Resident concerned that Gutierrez property would become an access road to MBTA development in Burlington. Most of lot is in Burlington. Ms. McCabe said the Board could send a letter to Burlington Planning Board or watch the upcoming public hearing to see what the recommendation to Town Meeting is. Mr. Leon added that the abutting properties in Lexington are zoned single-family residential, and therefore that is the only use allowed in Lexington. He did not think it was necessary to send a letter at this point but recommended staff reach out to the Planning staff to learn more about the proposal. The Board members were supportive of staff reaching out to Burlington to learn more. Upcoming Meetings: Tuesdays April 7 and April 28; Wednesdays May 13, May 27, June 10, and June 24. Adjournment Ms. Thompson moved that the Planning Board adjourn the meeting of Wednesday March 25, 2026 at 9:21 PM. Ms. Jensen seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: (Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED Meeting adjourned at 9:22 PM. Lex Media recorded the meeting. Material from the meeting can be found in the Planning Board’s Meeting Packet List of Documents 331 Concord Ave. Modification Application Material: https://lexingtonma.portal.opengov.com/records/117555 • Staff Memo dated March 17, 2026 • 2025 Approval Decision dated October 8, 2025 • Revised Architectural Drawings • Comparison Visuals for 331 Concord Town Meeting Articles: Lexington Planning Board Meeting Minutes March 25, 2026 Page 6 of 6 • Presentation Slides for Article 12B, 12C and 25 • Motions for Articles 12B, 12C and 25 • Bicycle Advisory Committee letter for 12B and 12C Legislative Breakfast handout March 13, 2026 Lexington Urban Forest Plan RFP 2025