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HomeMy WebLinkAbout2026-04-07-PB-min.pdfLEXINGTON PLANNING BOARD 1625 MASSACHUSETTS AVENUE, LEXINGTON, MA MEMBERS OF THE PLANNING BOARD: MICHAEL SCHANBACHER, CHAIR, MELANIE THOMPSON, VICE CHAIR TINA MCBRIDE, CLERK, BOB CREECH, LIN JENSEN MICHAEL LEON, ASSOCIATE MEMBER Lexington Planning Board Meeting Minutes April 7, 2026 Page 1 of 7 Minutes of the Lexington Planning Board Held on Thursday, April 07, 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. Planning Staff Present: Abby McCabe, Planning Director; Aaron Koepper, Planner; Carolyn Morrison, Planning Coordinator Michael Schanbacher, Chair of the Planning Board, called to order the meeting of the Lexington Planning Board on Thursday, April 7, 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 Granicus Peak dashboard. The Board will go through the agenda in order. Development Administration Mr. Schanbacher informed everyone of a revised order on the agenda that they would be taking the ANR for 451 Marrett Road up first. 451 Marrett Road – Approval Not Required (ANR) Plan Assessor's Map 33, Lot 101) – To create two lots Ms. McCabe reported that the Zoning Board of Appeals had previously granted a Special Permit, pursuant to the Town of Lexington Bylaw Section 6.2 (Historic Preservation Incentives), to permit a second lot at 451 Marrett Road with reduced area and no frontage; to allow for the moving of the historic Bridge House to the property. As this special permit was granted, the creation of a second lot at 451 Marrett Road was allowable through an ANR process. Jonathan Silverstein, the Applicant’s Lawyer, indicated that Ms. McCabe summarized the application sufficiently and was available to answer questions from the Board. The Chair asked the Board for questions or comments. No Board comments were made. Motion: Ms. Thompson moved to approve the Approval Not Required Plan for 451 Marrett Road. Ms. McBride seconded the motion. Ms. Jensen asked if she could discuss the application further, but because a motion had been made, the Chair said that Board discussion had elapsed. The Planning Board voted in favor of the motion 3-0-2 (Roll call: Creech – Yes; Thompson – Yes; McBride – Abstain; Jensen – Abstain; Schanbacher – Yes). MOTION PASSED. Lexington Planning Board Meeting Minutes April 7, 2026 Page 2 of 7 114 Wood Street – Public hearing for a Major Site Plan Review application for a Special Residential Development Ms. McCabe reported that the Applicant request this public hearing be further postponed until the Board’s May 13th meeting, which will begin at 6:00 pm on Zoom. Motion: On a motion made by Ms. Thompson, seconded by Ms. McBride, the Planning Board voted 5 -0- 0 to accept the Applicant's request to postpone the public hearing for the special residential development site plan review application at 114 Wood Street to Wednesday May 13, 2026 at or after 6:00 PM on Zoom. (Roll call: Jensen – yes; Thompson – yes; Creech – yes; McBride – yes; Schanbacher – yes). MOTION PASSED. 331 Concord Avenue – Public hearing to modify the Site Plan Review Approval granted by the Planning Board in 2024 and modified in 2025. Ms. McCabe reported that the Applicant was still working to address the issues raised by the peer review consultant and have requested this hearing be continued to the Board’s next meeting on April 28th. Motion: On a motion made by Ms. Thompson, seconded by Ms. McBride, the Board voted 5-0-0 to accept the Applicant's request to continue the public hearing for the modification to the approved site plan review application at 331 Concord Avenue to Tuesday, April 28, 2026 at or after 6:00 pm on Zoom. (Roll call: Jensen – yes; Thompson – yes; Creech – yes; McBride – yes; Schanbacher – yes). MOTION PASSED. 475 Bedford Street – Public Hearing for Major Site Plan Review application for multi-family development proposal in the old Multi -Family Overlay (MFO) district. Essek Petrie, Project Manager from Pulte Homes of New England, introduced his team and summarized the changes since the last meeting. He reported that they are proposing architectural updates related to direct Board comments, landscaping adjustments, lighting adjustments, adjustments to the stormwater design and the addition of needed conduits to comply with “EV Ready” parking space requirements. Mr. Petrie informed the Board that his team was able to conduct a noise study and is now also proposing screening around rooftop utilities to better diffuse visual and auditory impacts. Eric Bednarek, the Applicant’s Landscape Architect, discussed landscaping adjustments in more detail. Clare McCaffrey, the Applicant’s Architect, discussed proposed architectural changes in more detail. Ms. McCabe summarized the staff report from Planner Mr. Koepper. She reported that most of the staff comments related to zoning compliance and the Planning Board’s regulations have been addressed in the revised submission. They have asked for four additional “EV Ready” parking spaces; adding windows to the third bedroom in the 3-bedroom unit layouts; said that the lawn areas was changed to be the seed mix that the Conservation Commission requested; the Applicant has agreed to installing noise barriers on the roof around the heat pumps and to perform a noise study before and after construction. She said the main item to be resolved is stormwater management. We are waiting for updated designs and a positive peer review report. Lexington Planning Board Meeting Minutes April 7, 2026 Page 3 of 7 Mike Carter, the Board’s Peer review consultant from GCG Associates, reported that he had identified hydraulic calculation errors during the review process. Mr. Carter explained that he and the Applicant’s team had met twice to review these calculations and he was confident that the Applicant would be able to resolve the outstanding issues with their next material submission. The Board members asked questions to the Applicant and to Mr. Carter: Mr. Leon asked if the proposed stormwater systems will need to be expanded; Mr. Carter replied that he did not believe anything related to the site plan would necessitate a change based on his most recent meeting with the Applicant team. Mr. Creech asked for clarification on changes to planting plan from Mr. Bednarek; the proposed changes closest to Bedford Street were reviewed in more detail. Mr. Creech commented on views into the site, screening via tree cover and the proximity to the Drummer Boy Way neighborhood. Ms. Thompson made Architecture-related comments, requested renderings to help understand the project in relation to its’ surroundings, and encouraged the Applicant to increase their proposed Inclusionary Dwelling Unit percentage. Ms. McBride asked the Applicant about making all units owner-occupied in perpetuity to reduce rental turn-over; Ms. McCabe replied that short-term rentals are disallowed and Mr. Leon added that it is not within the Board’s practice or authority to make determinations about occupancy type. Ms. McBride asked about a previous infrastructure failure at the site and how it may affect stability of the land and its’ ability to hold the proposed buildings; the Applicant replied that they were unaware of any failures at the site, reviewed engineering and soil testing practices, and told the Board that they did not have geotechnical concerns. Ms. McBride asked for clarification on the stormwater management system; Dale Horsman, the Applicant’s engineer, provided clarifying information. Ms. McBride asked if the Applicant was considering solar panels above rooftop utilities and composting for the project; Mr. Petrie responded that the project did not include either at this time. Ms. Jensen asked the applicant about oversized parking spaces, and compliance between the number of parking spaces related to the number of EV Ready spaces; Mr. Petrie replied that he felt the Application as submitted was compliant with the parking requirements. Ms. Jensen asked if the building will be solar ready; Mr. Petrie replied that it will be. Ms. Jensen asked the Applicant about school bus access for the project; the Applicant replied that they are working with the Lexington School Department on this issue. Mr. Leon asked clarifying questions about 3-bedroom unit floorplans; the Applicant replied that unit mix may change and that new floorplans will be submitted. Mr. Leon asked about outdoor amenity space on site; the Applicant replied that they are restricted by the Conservation Commission but will take comments into consideration and work to satisfy all parties. Mr. Leon asked about a potential condition to mandate utility screening if a sound study indicates it will be needed and made comments about building architecture and plantings. Ms. McCabe and Ms. McCaffrey replied with clarifying information. Mr. Leon and Mr. Schanbacher discussed the number of parking spaces and tandem parking. Ms. McCabe provided information about school bus procedures and that the School Department prioritizes safety and will determine bus stops when enrollment numbers are known. Ms. Thompson emphasized that the Board would like to see composting included in refuse collection. Ms. McBride asked about school bus pickup and commented about the planting requests from the Conservation Commission. Ms. Jensen commented on tandem parking spaces and asked for clarification on Bylaw requirements. Lexington Planning Board Meeting Minutes April 7, 2026 Page 4 of 7 Public Comments: • Harlan Sparrow: Stated he is a member of the athletic club currently on site and voiced surprise at multi-family housing being allowed at this location. Suggested that multi-family housing be located in a less visible location out of sight. • Lisa Newton: Commented concerns about school bus access, Drummer Boy Way, the size of the playground area and the rounding down of proposed Inclusionary Dwelling Units. Mr. Creech replied with signage suggestions to keep vehicles from going into Drummer Boy and comments on public access, siding materials, building location and outdoor amenity space. Ms. Jensen and Ms. McCabe discussed the Boad’s final action deadline. The Board discussed which meeting would work for a continuance and whether to vote on the application this evening. Ms. Thompson voiced desire to continue the hearing for more time to review the draft approval decision. The Board discussed having a meeting for this one hearing on Thursday, April 16. Ms. Jensen asked the Applicant about renderings, windows within 3-bedroom units and whether the Applicant will be able to satisfy Board requests by the continued date; Mr. Petrie stated that he will be able to provide all necessary information by the deadline. Motion: Ms. Thompson moved to continue the public hearing for the site plan review application at 475 Bedford Street to April 16, 2026, at 6:00 pm. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – Yes; McBride – Yes; Thompson – Yes; Leon – Yes; Schanbacher – Yes). MOTION PASSED. 131 Hartwell Avenue – Public hearing for a major site plan review proposal for a multi -family development in the 2024 Village High-Rise Overlay (VHO) district. Hearing was continued from February 25, 2026. The Chair stated that Mr. Leon will be recusing himself from the hearing and that Mr. Creech and Ms. Jensen have both fulfilled their Mullin Rule obligations to retain voting rights on this application. Mark Seck, the Project Manager from JLB realty, introduced his team and summarized the changes since the last meeting. He reported that in response to Board comments, they are proposing architectural and finish changes, adjustments to building massing, landscaping adjustments and updates to vehicular and bicycle parking plans. Robert Del Savio, the Applicant’s architect, discussed proposed architectural changes in more detail. Mr. Seck discussed the proposed parking changes in more detail. Ian Ramey, the Applicant’s landscape architect discussed proposed landscaping changes in more detail. Mr. Seck informed the Board that he is requesting a Waiver for the proposed height of lighting fixtures and a Special Permit to allow for paved area within 5 feet of a principal building. He explained that a compliant height is achievable, but by granting relief the Board would allow the project team to reduce the amount of fixtures needed to achieve the same result. He stated that the Special Permit would allow for better firetruck access. Ms. McCabe gave the staff report as outlined in more detailed in the memo from Planner Mr. Koepper. Staff asked for the compact parking spaces to be relocated to be grouped together, fire department requested a pedestrian door, two more EV-ready parking spaces, to adjust the parking garage so spaces are at least three feet from columns, add more short term bike parking near the front entrance. The Lexington Planning Board Meeting Minutes April 7, 2026 Page 5 of 7 Regulations say short term bike parking no further than closest car parking spot and they have six up front and 23 on side of the building, noting that the Planning Board should discuss the location of the bike racks. Michael Juliano, the Board’s Peer review consultant from Eaglebrook Engineering, reported that he had requested additional soil testing and made comments regarding permeable pavers and the proposed infiltration system. Mr. Seck replied that he is aware of the open items and will be providing material to Mr. Juliano shortly so that he may finalize his review. The Board members asked questions to the Applicant and to Mr. Juliano: Ms. Thompson made a comment about high levels of ambient noise in the area and asked about auditory screening for the project; Mr. Seck and Mr. Del Savio replied that the windows and insulation proposed will help address noise levels and that that they are undergoing a noise study to determine if further measures are appropriate. Ms. McBride commented on siding materials, architecture and color selection; Mr. Del Savio provided clarifying information. Ms. McBride asked a clarifying question to Mr. Juliano; Mr. Juliano replied that he will be able to finish his review once soil testing has been submitted. Ms. McBride commented that she liked the proposed changes to plantings and bicycle parking and appreciated the Applicant rounding up proposed Inclusionary Dwelling Units. Ms. Jensen asked the Applicant for clarification on their submitted renderings, how building height is calculated and whether the building will be solar ready; Mr. Seck and Mr. Del Savio provided clarifying information and confirmed that the building will be solar ready. Ms. Jensen asked if the Applicant if their project triggered LUHPPL requirements; Nick Skoly, the Applicant’s engineer, replied that it did not and that the project meets local standards. Ms. Jensen recommended the Applicant alter a proposed bicycle parking location and commented on the Waiver and Special Permit requests. Ms. McCabe and Mr. Seck provided clarifying information about the Special Permit request. Mr. Schanbacher asked a clarifying question about proposed window types; Mr. Del Savio responded. Ms. Thompson asked for internal building floor plans and locations of Inclusionary Dwelling Units; Mr. Seck replied that the team has moved the location of one IDU at the request of the Board, and that all other IDU locations are shown on plans. Public Comments: • Robert Pressman: Commented that the proposed play area is too small and that the building massing and amount of paved area overburdens the site. Mr. Creech commented on architecture and outdoor amenity space. Ms. McBride commented on proposed utilities, unit placement, the Special Permit and Waiver requests, solar readiness and composting. Mr. Seck replied with clarifying information about the Special Permit and Waiver requests and agreed to explore composting with the future property management entity. Ms. Jensen commented on the Special Permit and Waiver requests and asked about proposed lighting and amenity spaces; Mr. Seck replied that lighting is compliant other than the requested height relief and provided clarifying information about proposed amenity spaces for the project. Ms. Thompson asked if the Applicant had considered a mixed-use for the project; Mr. Seck replied that the Department of Defense was resistant to having commercial space in close proximity to Hanscom Air Force Base. Ms. Thompson discussed the request for lighting height relief; Mr. Seck and Mr. Ramey provided visuals and clarifying information. Lexington Planning Board Meeting Minutes April 7, 2026 Page 6 of 7 Mr. Creech asked about the lighting waiver request; Mr. Ramey provided clarifying information and explained that with granted relief the project will only need about half of the lighting that it would need to comply with the regulation. Mr. Creech also emphasized the need for outdoor amenity space for residents and children. Ms. Jensen commented on the waiver request and asked the Applicant if any of the proposed amenities are available to the public. Mr. Seck replied that the amenities are only for residents of the development and not open to the public. Ms. McBride asked about the lighting height waiver request and effects of lighting on units. Mr. Ramey provided clarifying information. Mr. Schanbacher commented on architecture, outdoor amenity space, building massing and general mixed-use development. Motion: Ms. Thompson moved to continue the public hearing for the site plan review application at 131 Hartwell Avenue to May 13, 2026, at or after 6:00 pm. 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. 473 & 477 Lowell Street – Approval Not Required (ANR) Plan (Assessor’s Map 54, Lots 146 & 145) to swap land and reconfigure lot lines. Ms. McCabe went over the property locus and application. She explained that the Applicant and neighbor were undergoing a land exchange and redrawing of lot lines to locate parking for each property on the correct lot and to ensure both lots maintain their required setbacks. Mr. Creech asked where the new lot lines would be. Ms. McCabe showed a visual for clarification. Motion: Ms. Thompson moved to endorse the Approval Not Required Plan for 473 and 477 Lowell Street. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – Yes; Thompson – Yes; Jensen – Yes; McBride – Yes; Schanbacher – Yes). MOTION PASSED. Board Administration Board Member & Staff Updates: Mr. Creech relayed information that was presented at a MAPC MAGIC meeting, where the topic of vehicular speeding and enforcement was discussed. He stated that MassDOT and MAPC are working together towards solutions. Ms. McCabe informed the Board that Carolyn Morrison, the Town Planning Coordinator, was leaving for a position in the Town Clerk’s Office. Ms. McCabe confirmed that the Board is available for an upcoming site visit. Motion: Ms. Thompson moved to approve the meeting minutes from February 25, 2026. Ms. McBride seconded the motion. The Planning Board voted 5-0-0 (Roll call: (Creech – Yes; McBride – Yes; Jensen – Yes; Thompson – Yes; Schanbacher – Yes). MOTION PASSED Upcoming Meetings: April 16, April 28, May 13, May 27, June 10 and June 24. Adjournment: Lexington Planning Board Meeting Minutes April 7, 2026 Page 7 of 7 Ms. Thompson moved to adjourn the Planning Board meeting of Wednesday April 7, 2026, at 9:35 pm. 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 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 February 25, 2026 114 Wood Street Request for Extension of Final Action Deadline dated March 18, 2026 Hearing Continuance Request from 331 Concord Avenue dated April 1, 2026 451 Marrett Road Material: https://lexingtonma.portal.opengov.com/records/118913 451 Marrett ANR Plan Stamped ZBA Decision for 451 Marrett Road dated March 16, 2026 475 Bedford Street Material: https://lexingtonma.portal.opengov.com/records/114092 Staff Memo 3 for 475 Bedford Street dated April 6, 2026 Peer Review letter from GCG Associates dated April 7, 2026 Letter from the Hom Family dated March 10, 2026 Letter from the Hom Family dated April 4, 2026 Letter from Lisa Newton dated April 7, 2026 131 Hartwell Avenue Material: https://lexingtonma.portal.opengov.com/records/115620 Staff Memo 2 for 131 Hartwell Avenue dated April 2, 2026 Peer Review letter from Eaglebrook engineering dated April 3, 2026 Letter from the Lexington Bicycle Advisory Committee dated April 2, 2026 Letter from the Lexington Tree Committee dated April 2, 2026 473 & 477 Lowell Street Material: https://lexingtonma.portal.opengov.com/records/118942 473-477 Lowell St, Lexington, MA - ANR Plan Arial view of 473-477 Lowell Street