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HomeMy WebLinkAbout2026-04-16-PB-min.pdf Lexington Planning Board Meeting Minutes April 16, 2026 Page 1 of 4 Minutes of the Lexington Planning Board Held on Thursday, April 16, 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. Michael Schanbacher, Chair of the Planning Board, called to order the meeting of the Lexington Planning Board on Thursday, April 16, 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 475 Bedford Street – Public hearing for a multi-family site plan review for a residential development proposal in the old MFO (Multi-Family Overlay) District. Essek Petrie, Project Manager from Pulte Homes of New England introduced his team and summarized the changes since the meeting last week. He reported that they submitted updated floor plans that included relocating the three-bedroom units within the buildings so that all rooms would have a window. He added that they updated one of the tree species in the parking lot that was requested; added an additional conduit so for another four future EV parking spaces; have submitted revised plans to close out the peer review comments; and provided a rendering view from Bedford Street. In response to the Board’s recent request for composting, Mr. Petrie added that they agree to remove the standard language in the condo documents prohibiting composting. This would allow the Condominium Association to enroll an composting service program if the residents wish to have composting in the future. Ms. McCabe reported that since the last meeting the Applicant’s revised submission addressed the stormwater management issues noted by GCG, they provided the additional EV-ready parking spaces, updated the tree list, provided updated floor plans to relocate the 3-bedroom units to provide windows in each bedroom. She noted that two affordable units next to each other on the third floor of building 2, which may not be permitted but staff will review that further with the Housing Director and EOHLC. Ms. McCabe informed everyone that she reached out to the school department, and they said they don’t designate bus stops this far out because it’s determined on need when they know the student enrollment. The School Department did reiterate that they work to find the safest location for the bus stops. They generally do not pull into property because that can add delays and they will not back up the buses with students. They will at times pull up to the front of the property if there is a safe pullover location. Ms. McCabe recommends the Applicant reach out to the school department as they move forward to find the safest location. The Conservation Commission’s hearing will be on April 28, they asked for some changes and some alternatives for the wetland buffer area behind building 2. Ms. McCabe recommended the Board close the hearing and vote on the application tonight. She noted that if there are changes that come Lexington Planning Board Meeting Minutes April 16, 2026 Page 2 of 4 from the Conservation Commission’s vote, the applicant should notify the Planning staff of any changes and depending on what it is, may need to return to the Planning Board. Ms. McCabe said that the project includes two waivers for the Tree Bylaw, which is not technically a waiver but it is accepting the plan as the final approved landscape plan, and the request for the 2:1 slope for an area around buildings two and three. Ms. McCabe added that she prepared a draft approval decision for the Board’s review that has also been circulated to the Applicant. The draft approval includes 69 conditions such as installing noise sound barriers around the heat pumps on the roof, a pre and post noise study, additional soil tests as requested by the peer review consultant, a public easement for the trail, and installing four pet waste stations. Mr. Carter, the Board’s Peer review consultant from GCG Associates, reported that all of their drainage and stormwater concerns have now been addressed, the only thing remaining is the Conservation Commission’s review and relief of the porous pavement area within the wetland buffer. The Board members asked some questions of the Applicant and to Mr. Carter. It was noted the EV parking spaces are all outside the garage in the surface spaces. A board member asked the Applicant to confirm that the noise barriers will be installed on the roof and they are agreeable to a post occupancy noise study to confirm there are no impacts. The Board asked where the project was in relation to the Conservation Commission’s review. The Applicant informed the Board that they are still going through the Conservation Commission process. Ms. McCabe added that if there were any changes to the site plan after the Conservation Commission’s review, it will need to be submitted to the Planning Office and depending on what the changes are may need to return to the Planning Board. She recommended the Planning Board approve the site plan application that includes that condition language about any potential changes. It was noted that the Conservation Commissioners mentioned concern over building 2 and the fixtures being in the wetland buffer area. There was a request to update the draft approval to include the description of the oversized parking spaces, which Ms. McCabe agreed to add. The Board members encouraged composting service and asked about parking for the inclusionary dwelling units. Mr. Petrie responded that in the draft decision there is a condition that they are agreeable to which is that at least 14 of the garage spaces would be for the inclusionary units. The Board encouraged the Applicant to work with the Affordable Housing Trust for the units for households below 80% of the AMI. The Board members said they were disappointed in the design and felt there should have been less parking and more play areas for children. Public Comments: Sandra Hackman – Asked about the noise report, addressing tonal noise, and the barriers. Elisabeth Piquet – Asked about providing a view of the project from the swimming pool at Drummer Boy and from Eldred Street and Armory. She also asked about providing a fence between the development and the Drummer Boy property. Lisa Newton – Asked if there were other developments where the EV parking was in the parking garage. She also encouraged one parking space per dwelling unit to encourage people to use the buses. Lexington Planning Board Meeting Minutes April 16, 2026 Page 3 of 4 Vida Baterina – Summarized the letter submitted earlier today encouraging less parking, clarification on the double-sized parking spaces and that they should be counted as two spaces, and concern of school buses and children, and traffic on Bedford Street. Letitia Hom - Expressed her disappointment over the lack of indoor play space for children, thought there was too much parking, would have liked to see the affordable units rounded up, and asked if a special permit was needed, and asked the Board to deny this project. Mr. Petrie responded that they did a noise study based on an analysis and based on an assumed ambient noise. They are also in the process of doing field testing by an acoustic engineer to determine ambient noise and will submit that. Ms. McCabe responded that this development is permitted by-right and discouraged the Board from denying a project that was permitted in accordance with the Zoning Bylaw and the Board’s Regulations. She responded that some other development projects recently approved did have EV parking spaces in the garages, but they were the ones that didn’t have outdoor surface parking and the fire department requested that the EV spaces be located near the entrance/exit. The Fire Department’s preference is that the EV spaces be in the surface spaces. She also responded that after a closer review of the zoning bylaw, the oversized spaces did not require a special permit because the project proposed more parking spaces than the minimum required spaces. The Board members discussed where the sound goes with the noise barriers. A board member asked for a sign near the Drummer Boy entrance so that people would not cut through. Ms. McCabe responded that the Drummer Boy Association could install a sign on their property. A board member expressed disappointment in the outdoor space. A board member encouraged the Applicant to work with the school department on a school bus location, potentially a pull over onto their property. A board member expressed concern over voting on this project before the Conservation Commission’s has completed their review, which has so far included concerns on the location and size of building 2. Ms. McCabe noted that finding #12 in the draft decision was updated this afternoon to include the description of the over-sized double long parking spaces. Ms. Thompson moved to close the public hearing for the site plan review and stormwater permit application for 475 Bedford Street. 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; Leon – yes; Schanbacher – yes). MOTION PASSED. Ms. Thompson moved to waive the slope requirements to allow an area with 2:1 slopes as the Board finds the proposal acceptable and preferred over retaining walls near buildings 2 & 3. 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; Leon – yes; Schanbacher – yes). MOTION PASSED. Move to waive the Tree Bylaw in full because the project's tree removal on the property is best mitigated with the proposed landscape planting plan revised through March 23, 2026 showing tree replacements which exceeds the caliper inches required by the by law. 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; Leon – yes; Schanbacher – yes). MOTION PASSED. Lexington Planning Board Meeting Minutes April 16, 2026 Page 4 of 4 Move to approve the proposal submitted by Pulte Homes of New England at 475 Bedford Street with the findings and conditions included in the draft approval decision prepared by staff and the 69 conditions of approval as may be modified this evening. 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; Leon – yes; Schanbacher – yes). MOTION PASSED. Board Administration Board Member & Staff Updates: Upcoming Meetings: April 28; Wednesdays May 13, May 27, June 10, and June 24. Ms. Thompson moved to approve the meeting minutes from March 11, 2026 as written. Ms. McBride seconded the motion. The Planning Board voted 5-0-0 (Roll call: (Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED Adjournment Ms. Thompson moved that the Planning Board adjourn the meeting of Wednesday April 16, 2026 at 7:26 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 Draft meeting minutes from March 11, 2026 475 Bedford Street Material: https://lexingtonma.portal.opengov.com/records/114092 GCG Associates Memorandum dated April 14, 2026 RE: 4th review for 475 Bedford Street Rendering Fieldside at Lexington, April 16, 2026 Response to Planning Board from Essek Petrie of Pulte Homes dated April 13, 2026 Draft decision with findings and conditions for site plan review for 475 Bedford Street Revised floor plans IDU Locations Revised Plan set for 475 Bedford Street Fieldstone at Lexington dated April 14, 2026 Email from The Hom Family sent on April 16 2026, subject; Concerns regarding the proposed MBTA Communities development at 475 Bedford Street, Lexington, MA--Parking spaces 257 cars 1.71 cars per unit, design prioritizes cars over kids, no substantive changes have been made