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HomeMy WebLinkAbout2026-05-13-PB-min.pdfLEXINGTON PLANNING BOARD 1625 MASSACHUSETTS AVENUE, LEXINGTON, MA MEMBERS OF THE PLANNING BOARD: ROBERT CREECH, CHAIR, MELANIE THOMPSON, VICE CHAIR TINA MCBRIDE, CLERK, LIN JENSEN, MICHAEL SCHANBACHER MICHAEL LEON, ASSOCIATE MEMBER Lexington Planning Board Meeting Minutes May 13, 2026 Page 1 of 9 Minutes of the Lexington Planning Board Held on Thursday, May 13, 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; Meghan Roche, Assistant Planning Director; Aaron Koepper, Planner Michael Schanbacher, Chair of the Planning Board, called to order the meeting of the Lexington Planning Board on Wednesday, May 13, 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 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. 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 the Applicant team has moved some of the bicycle parking closer to the main entrance and reduced the number of proposed parking spaces in the garage. Ian Ramey, the Applicant’s landscape architect, discussed the requested Waiver for lighting height and presented a visual to show the difference in a lighting plan that complies with the Bylaw and how lighting would look if relief is granted. Rob Del Savio, the Applicant’s architect, presented updated renderings of the project site and reviewed architectural changes that were in response to Board comments. Mr. Seck reviewed the requested Special Permit to allow for the firetruck turn-around within 5 feet of the principal building. He told the Board that the Applicant is also requesting relief from the required 9’ x 19’ dimensions for a standard parking space and is instead proposing 9’ x 18’ parking spaces. Mr. Seck explained that the proposed garage is typically precast and by utilizing the smaller (9’x18’) parking spaces the Applicant can both reduce costs and increase a small amount of landscaping on two sides of the building. In addition, the maneuvering aisle will be increased for 22 to 24 feet making for easier maneuvering for motorist. Lexington Planning Board Meeting Minutes May 13, 2026 Page 2 of 9 Ms. McCabe summarized the staff memo from Planner Mr. Koepper. She explained that since the last meeting six more short-term bicycle parking spaces near the front entrance were added, the plans demonstrate compliance with the shared outdoor amenity space requirements of the board’s regulations. She added that the project is currently before the Conservation Commission and the next hearing is May 19. Ms. McCabe encouraged the Board members to discuss the relief requests; special permit for the pavement to up to the building in the turn turnaround area; the light poles over 12 feet; and the shorter parking Michael Juliano, the Board’s Peer review consultant from Eaglebrook Engineering, reported that in his memo dated May 7th he indicated that all previously stated concerns had been rectified and that he was satisfied with the stormwater design. The Board members asked questions to the Applicant and to Mr. Juliano: Mr. Creech commented on the Waiver for lighting height and requested clarification on the request for smaller parking spaces and how much additional landscaping would be added; Mr. Seck provided clarification. Mr. Creech asked about the process of closing the hearing and deliberating on the Board’s decision; Ms. McCabe replied with procedural information. Ms. Thompson asked about the Waiver for lighting heights, refuse collection and the Special Permit for reduced parking dimensions; Mr. Seck replied with clarification about the lighting plan, indicated that the Applicant is willing to explore composting services for the site and went into more detail about the reasoning behind and effects of the Special Permit request. Mr. Del Savio showed an image of the garage plan to indicate where additional landscaping may fit. Ms. McBride commented on proposed inclusionary dwelling units, suggested potential shading for heat pumps and asked if granting the Waiver request would negative impacts for bottom floor units. Mr. Ramey replied that all proposed lighting is dark-sky compliant, downward facing and have appropriate cutoffs to avoid intruding on apartments. Ms. McBride asked Staff to share an example of an operational composting service with the Applicant. Ms. Jensen discussed the Waiver and Special Permit requests and asked for clarification about garage dimensions if the Special Permit for reduced parking spaces is granted. Mr. Seck and Mr. Del Savio provided clarification. Ms. Jensen asked about the building height determination; Nick Skoly, the Applicant’s civil engineer, indicated that the Building and Zoning offices had reviewed plans. Ms. Jensen recommended that the Applicant install solar panels after construction to reduce costs to residents and noted that the project’s financial benefits to the town are listed in the Applicant’s presentation, but it is not a full picture or net benefit without showing the potential cost side of the project to the town. Public Comments: • Victoria Buckley: Commented on universal design, handicapped parking spaces and their proximity to elevators, electric vehicle parking and asked if the Applicant would attend a meeting with the Commission on Disability. Mr. Seck replied that the Applicant would be happy to attend a meeting with the commission; Mr. Skoly reviewed ADA parking spaces and EV parking spaces. Ms. McBride asked for clarification on the parking spaces; Mr. Skoly and Mr. Del Savio provided clarifying information. • Robert Pressman: Asked if the parking spaces were near an elevator; Mr. Del Savio displayed an image to show ADA parking spaces in relation to proposed elevators. Ms. Jensen asked about on universal design and accessible parking requirements; Mr. Del Savio reviewed requirements for universal design and accessible parking. Lexington Planning Board Meeting Minutes May 13, 2026 Page 3 of 9 Mr. Schanbacher commented on the Waiver and Special Permit requests and indicated that he felt the project was in a good place to close the public hearing. Motion: Ms. Thompson moved to close the public hearing for the Site Plan Review application at 131 Hartwell Avenue. 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. Motion: Ms. Thompson moved that on Wednesday, May 27, at or after 6:00 pm on Zoom, the Board will deliberate and review a draft approval decision with conditions. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – Yes; Jensen – Yes; McBride – Yes; Thompson – Yes; Schanbacher – Yes). MOTION PASSED. 439 Marrett Road – Public hearing for a Major Site Plan Review for a multi-family development proposal in the 2024 Village Overlay (VO) district Jonathan Silverstein, the Applicant’s attorney, introduced the rest of the team and summarized the project for the Board. Erion Nikolla, the Applicant’s architect, reviewed the site plan and existing area conditions in more detail. Fred Russell, the Applicant’s engineer, reviewed parking, stormwater and utility plans. Laurie Ellsworth, the Applicant’s landscape architect, reviewed proposed plantings and amenity space. Ms. McCabe summarized the staff reported as outlined in the memo from Planner Mr. Koepper. She explained staff has asked for more detailed landscape plans along with more tree mitigation, asked for updated lighting plans to confirm there is no light spill over property lines, and asked that the revised plan submission be more detailed. Bill Maher, the Board’s Peer review consultant from Nitsch Engineering, reported that in his memo dated May 8, 2026, he stated that he found inconsistencies and missing information in the submitted materials and asked for additional clarifications and information to continue his review. Mr. Maher also indicated that due to Marrett Road being a state highway, additional permitting may be required. The Board members asked questions to the Applicant and to Mr. Maher: Mr. Leon asked about a landscape easement that is shared between the project site and an abutting property; Mr. Silverstein and the Applicant provided clarification. Mr. Leon commented on outdoor amenity space, parking, proximity to public transit and screening. Mr. Russell and the Applicant provided context for their decision-making process. Ms. Ellsworth reviewed the proposed screening and landscaping. Ms. Thompson shared her dissatisfaction about the proposed architecture and outdoor amenity space. Ms. McBride commented on universal design, landscaping, building massing and proposed amenity space. Ms. Jensen commented on the building’s massing, proposed parking, amenity space, floorplan layout and transition areas. Mr. Creech commented on the building’s massing, proposed landscaping, outdoor amenity space, the proposed dumpster location and proposed fence materials. Mr. Schanbacher asked if the Applicant had spoken with the Affordable Housing Trust; the Applicant replied that they had. Public Comments: Lexington Planning Board Meeting Minutes May 13, 2026 Page 4 of 9 • Lee Dykxhoorn: Commented on architecture, transition areas, amenity space, parking, landscaping and lighting. Mr. Dykxhoorn added questions about the survey completed for the project and stated that he had attended the Applicant’s neighborhood meeting and disagreed with the submitted summary stating that present parties were satisfied with the Applicant’s responses. • Robert Pressman: Commented on sight lines and visibility for motorists, vehicular speeding in the area and voiced safety concerns. • Nancy Sofen: Commented on proposed planting selections, building massing and amenity space. Mr. Silverstein provided clarification about proposed landscaping and amenity space. He also mentioned the site’s proximity to Lexington schools, playgrounds, the Old Lexington Reservoir and transit options. Mr. Nikolla and the Applicant addressed comments on architecture. Mr. Leon commented on dumpster location and potential noise from rooftop utilities. Ms. McBride suggested moving the siting of the proposed building to alter outdoor amenity space. Mr. Schanbacher reviewed the Site Plan Review requirements and processes and commented on the site plan and architecture. Motion: Ms. Thompson moved to continue the Site Plan Review Public Hearing for 439 Marrett Road to Wednesday, July 15 at or after 6:00 pm on Zoom, to allow time for the Applicant to respond to the peer review memo, the staff memo, and comments raised during 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; Jensen – Yes; McBride – Yes; Schanbacher – Yes). MOTION PASSED. Motion: Ms. Thompson moved to accept the Applicant's request to extend the final action deadline to September 4, 2026. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Thompson – Yes; Jensen – Yes; McBride – Yes; Creech – Yes; Schanbacher – Yes). MOTION PASSED. 114 Wood Street – Public hearing for a Major Site Plan Review for a Special Residential Development proposal Jonathan Silverstein, the Applicant’s attorney, introduced the project team. Mr. Silverstein explained that the Applicant was engaged with the Conservation Commission in hearings that may ultimately alter the proposal and would prefer to present a high-level overview of the project at this time. Mr. Silverstein summarized the project. Fred Russell, the Applicant’s engineer, reviewed existing conditions, resource areas, roadway layout, stormwater plans and utility plans. Laurie Ellsworth, the Applicant’s landscape architect, reviewed proposed plantings and open space. Mr. Silverstein acknowledged comments made in the Staff Memo and Peer Review letter and said that they should be addressed in the next submission. Ms. McCabe gave the staff report as outlined in the memo from Planner Mr. Koepper. She reported that the project is also under review by the Conservation Commission and at the end of tonight’s meeting staff recommend the hearing be continued to August. They have asked for updated plans to show EV parking spaces, bicycle parking, new plantings for screening views from the Park, tree mitigation details, more about the affordability levels of the inclusionary units, and to address the fire department’s questions. She added that the National Parks Service has submitted a letter asking for proposed photo simulations, stone wall protections, and an archeological assessment. Lexington Planning Board Meeting Minutes May 13, 2026 Page 5 of 9 Mike Carter, the Board’s Peer review consultant from GCG Associates, reported in his memo dated May 4th, a number of items that need attention. He indicated that two items were more substantial than the others, and that by working on the larger items the Applicant would likely touch on multiple comments from the letter. The Board members asked questions to the Applicant and to Mr. Carter: Mr. Leon addressed comment letters submitted by the National Park Service in reference to development on this property, a proceeding Conservation Commission appeal, resource areas, utilities, ownership of an abutting lot; Mr. Russell replied with clarifying information. Mr. Leon commented on emergency access and further discussed the National Park Service comment letters indicating that the project site is within National Park boundaries. Mr. Leon encouraged the Applicant to work with the National Park Service to satisfy their requests between Planning Board hearings. Mr. Creech commented on the National Park Service, resource areas, environmental impacts, impacts to neighbors and the number of proposed units. Ms. Jensen commented on the resource areas, National Park Service letters, and the purposes of Special Residential Developments. Ms. McBride discussed a potential Waiver request, public transportation infrastructure, proposed plantings, proposed tree removal, environmental impacts from landscaping and snow removal practices, the comment letter submitted by the Lexington Greenway Corridors Committee, the comment letters submitted by the National Park Service and comment letter submitted by Jeff Howry. Mr. Russell replied with clarifying information about snow removal. Ms. McBride indicated dissatisfaction with the snow removal plan and commented on resource areas, the size of the units and inclusionary dwelling units. The Applicant and Mr. Silverstein replied with context about where development is proposed in relation to the resource areas. Ms. McBride commented on universal design. Mr. Koepper displayed a visual to provide context on nearby public transportation infrastructure. Ms. Jensen asked about the types of Special Residential Developments and allowable development near resource areas. Mr. Silverstein provided clarifying information about the resource area buffers and detail about the Applicant’s decision-making process for selecting a development type. Public Comments: • Janet Lane: Commented on the vernal pool and resource areas, historical and educational importance of the area, safety concerns, emergency service access concerns, screening for neighboring lots and landscaping. • Margie Brown: Representing the National Park Service, said that the property was added to the Park’s administrative boundary by legislation in 1991. She commented with the Park’s concerns about development within the boundaries of the park. She commented on the scale and density of development and impacts to historical and environmental resources. The Park is concerned with the viewsheds from the Park with this proposal. Mr. Silverstein addressed Ms. Brown’s and the National Park Service comments as well as environmental and resource area comments. Ms. McCabe informed the Board that Town Council has been provided the letter and will be able to provide feedback for the next hearing. Mr. Leon discussed the National Park Service, Special Residential Development types and resource protection. Lexington Planning Board Meeting Minutes May 13, 2026 Page 6 of 9 Mr. Schanbacher commented on site topography and the Conservation Commission hearings. Motion: Ms. Thompson moved to continue the Site Plan Review Public Hearing for 114 Wood Street to the Planning Board's meeting on Wednesday, August 5, 2026, at or after 6:00 pm on Zoom to allow time for the Applicant to submit revised material in response to staff comments, peer review comments, and comments raised during 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; Jensen – Yes; McBride – Yes; Thompson – Yes; Schanbacher – Yes). MOTION PASSED. Motion: Ms. Thompson moved to accept the Applicant's request to extend the final action deadline to October 2, 2026. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5 - 0-0 (Roll call: Creech – Yes; McBride – Yes; Jensen – Yes; Thompson – Yes; Schanbacher – Yes). MOTION PASSED. Board Administration Board Member & Staff Updates: The Chair announced that the Board would begin Board Reorganization. Mr. Schanbacher indicated he did not have a desire to continue as Board Chair; Mr. Creech voiced thanks to Mr. Schanbacher for his service and said that he would be happy to serve as Chair. Mr. Creech also voiced preference for Ms. Thompson to remain as Vice-chair and for Ms. McBride to remain as Clerk. Motion: Mr. Schanbacher moved to nominate Mr. Creech to the position of Chair. Ms. McBride and Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Jensen – Yes; Thompson – Yes; McBride – Yes; Creech – Yes; Schanbacher – Yes). MOTION PASSED. Motion: Mr. Schanbacher moved to nominate Ms. Thompson to the position of Vice-chair. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – Yes; Jensen – Yes; McBride – Yes; Thompson – Yes; Schanbacher – Yes). MOTION PASSED. Motion: Mr. Creech moved to nominate Ms. McBride to the position of Clerk of the Planning Board. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Jensen – Yes; Thompson – Yes; Creech – Yes; McBride – Yes; Schanbacher – Yes). MOTION PASSED. The Board along with Ms. McCabe discussed various Board and Committee assignments for the next year; finalized assignments are as follows: Select Board Appointments Board/ Committee Role Planning Board Designee Housing Partnership Board Voting Member Mr. Schanbacher (9/2027) Vision for Lexington Committee Voting Member Mr. Creech (9/2027) Planning Board Appointments Board/ Committee Role Planning Board Designee MAGIC (MAPC Subregion) alternate Voting Member Mr. Creech (6/2026) Hanscom Area Towns Committee Voting Member Ms. McBride (9/2027) Community Preservation Committee Voting Member Mr. Schanbacher (6/2027) Economic Development Advisory Committee Liaison Ms. Jensen (6/2028) Transportation Advisory Committee Liaison Ms. McBride (6/2028) Lexington Planning Board Meeting Minutes May 13, 2026 Page 7 of 9 Bicycle Advisory Committee Liaison Ms. Jensen (6/2028) Sustainable Lexington Committee Liaison Mr. Creech (6/2028) Greenways Corridor Committee Liaison Mr. Creech (6/2028) Lexington Center Committee Liaison Ms. McBride (6/2028) Turning Mill NCD Voting Member Mr. Schanbacher (10/31/2027) Pierce- Lockwood NCD Voting Member Mr. Creech (10/31/2026) Design Advisory Committee Liaison Ms. Thompson (6/2028) Planning Board Observing Board/ Committee Role Planning board Designee Tree Committee N/A Ms. Jensen Historic Districts Commission N/A Ms. McBride Historic Commission N/A Ms. Thompson Conservation Commission N/A Ms. Jensen Zoning Board of Appeals N/A Ms. Thompson School Committee Appointments Board/ Committee Role Planning Board Designee School Master Plan Advisory Committee (School appointment) Voting Member Mr. Schanbacher Ms. Jensen commented on Staff Memos and requested a change in formatting; Mr. Koepper replied affirmatively. Ms. Jensen commented on responding to public comments and the public perception of the Planning Board. Mr. Schanbacher suggested that Ms. Jensen work with the new Chair (Mr. Creech) to address concerns. Mr. Creech reviewed details from the most recent MAPC MAGIC meeting. Mr. Leon commented on tension between municipal and state entities in terms of authority and control. Ms. McBride asked about Western Massachusetts and Environmental Justice communities; Mr. Leon replied with context. Upcoming Meetings: May 27, June 10, June 24, July 15, August 5 and August 19. Adjournment: Ms. Thompson moved to adjourn the Planning Board meeting of Wednesday May 13, 2026, at 10:13 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; 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: 131 Hartwell Avenue Material: https://lexingtonma.portal.opengov.com/records/115620 Staff Memo 3 for 131 Hartwell Avenue dated May 6, 2026 Lexington Planning Board Meeting Minutes May 13, 2026 Page 8 of 9 Peer Review letter from Eaglebrook Engineering dated May 7, 2026 439 Marrett Road Material: https://lexingtonma.portal.opengov.com/records/118128 Staff Memo 1 for 439 Marrett Road dated May 7, 2026 Peer Review letter from Nitsch Engineering dated May 8, 2026 Request for Extension of Final Action Deadline dated May 12, 2026 Letter from Sheree Pollock dated March 17, 2026 Letter from the Lexington Tree Committee dated April 9, 2026 Letter from the Lexington Bicycle Advisory Committee dated May 1, 2026 114 Wood Street Material: https://lexingtonma.portal.opengov.com/records/110931 Staff Memo 2 for 114 Wood Street dated May 7, 2026 Letter from the Regional Housing Services Office dated April 21, 2026 Peer Review Letter from GCG Associates dated May 4, 2026 Request for Extension of Final Action Deadline dated May 12, 2026 National Park Service Guidelines for Use (no date) Letter from the Lexington Human Rights Committee (no date) Letter from Simone Monteleone (Superintendent, United States Department of the Interior) dated April 10, 2026 National Park Service General Management Plan D-56B (140 pages) Minute Man National Historical Park (Boundary Increase and Additional Documentation) dated November 29, 2002 Minute man National Historical Park Map Segment 01 Public Law 102-488 Oct 24 1992 boundary National Register of Historic Places Registration Forms package Letter from the Lexington Tree Committee dated January 12, 2026 Letters from Janet Lane dated January 16, 2026, and January 20, 2026, & May 8, 2026 Letters from Jenny Stieglitz dated January 28, 2026, January 29, 2026, April 24, 2026, & May 11, 2026 Letter from Francine Stieglitz dated January 29, 2026 Letter from Olivia Miller dated January 29, 2026 Letter from Lorraine Miller dated January 29, 2026 Letter from Bruce and Doreen Buchinski dated January 30, 2026 Letter from the Lexington Bicycle Advisory Committee dated May 1, 2026 Letter from the Friends of Minute Man National Park dated May 5, 2026 Letter from Jeff Howry dated May 8, 2026 Lexington Planning Board Meeting Minutes May 13, 2026 Page 9 of 9 Wood Street to Battle Road Proposed Trail dated May 10, 2026 Letter from the Lexington Greenway Corridor Committee dated May 11, 2026