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HomeMy WebLinkAbout2026-06-10-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 June 10, 2026 Page 1 of 6 Minutes of the Lexington Planning Board Held on Wednesday, June 10, 2026, Virtual Meeting at 6:00 PM Planning Board Members Present: Robert Creech, Chair; Melanie Thompson, Vice-Chair; Tina McBride, Clerk; Lin Jensen; Michael Schanbacher; and Michael Leon, Associate Board Member Planning Staff Present: Abby McCabe, Planning Director; Meghan Roche, Assistant Planning Director; Aaron Koepper, Planner Robert Creech, 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. Creech conducted a roll call to ensure all members of the Planning Board and members of staff present could hear and be heard. Mr. Creech 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 took items from the agenda out order due to applicant availability and predicted length of hearings. Development Administration 3-4-5 Militia Drive – Approval Not Required (ANR) Plan to combine the three lots (revised since March 11 ANR Plan) Frederick Gilgun, attorney for the Applicant, summarized the application and reviewed the differences between the currently proposed plan and the previously submitted ANR for the same property. Ms. McCabe explained further about the reasoning behind the application. The Board members asked questions to the Applicant: Ms. Jensen asked for clarification on changes between the previously approved plan and the one before the Board. Mr. Gilgun provided clarifying information. Ms. Jensen asked if the changes would move the project out of zoning compliance. Mr. Gilgun replied that it would not. Motion: Ms. Thompson moved to endorse the ANR Plan submitted for 3-4-5 Militia Drive dated June 2, 2026. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Thompson – Yes; McBride – Yes; Schanbacher – Yes; Jensen – Yes; Creech – Yes). MOTION PASSED. 5 Piper Road – Public hearing to modify the site plan approval granted by the Planning Board on October 9, 2024, for a multi-family development in the Village Legacy Overlay district. Request is to reduce the number of dwelling units, minor architectural changes, modify the parking spaces in the garage, and associated site changes. (continued from May 27th) Philip Porter and Ugo DiBiase, the Applicants, introduced the rest of their team and summarized the proposed modifications and updates since the last hearing for the Board. Natalie Adams, the Applicant’s Lexington Planning Board Meeting Minutes June 10, 2026 Page 2 of 6 Landscape Architect, reviewed proposed changes to plantings and amenity spaces. Tanya Carriere, the Applicant’s Architect, reviewed proposed bicycle parking changes, rooftop utilities, the proposed unit mix, and architecture. Michael Novak, the Applicant’s Engineer, provided clarifying information about cut/fill changes and reviewed geotechnical information. Mr. DiBiase provided clarifying information about proposed changes. Ms. McCabe summarized the staff reported as outlined in the memo from Planner Ms. Roche. The Board members asked questions to the Applicants: Ms. Jensen commented on proposed materials for the play area; Ms. Adams replied with clarifying information. Mr. Creech asked Mr. DiBiase for his thoughts; Mr. DiBiase replied saying he agrees that all aspects of the play area shall be safe. Ms. Jensen commented further on play area materials. Ms. Jensen and Mr. Creech discussed potential conditions for coordinating blasting and other ledge removal practices. Mr. DiBiase replied that he would not feel comfortable having a condition tied to a separate project that was out of his control but would agree to all local and state requirements. Ms. Jensen asked Ms. McCabe about a comment and private agreement between the Applicant and an abutter. Mr. Creech interjected that the agreement was between the Applicant and abutter and was outside the purview of the Board. Mr. DiBiase provided clarification about the agreement. Ms. McCabe commented on the potential condition and cautioned the Board against imposing anything that would be impractical or cause unreasonable delay. Mr. Creech commented in agreement. Ms. McBride commented on Inclusionary Dwelling Units, play area materials, landscaping, amenity spaces, rainwater harvesting and local transit options. Mr. Porter and Mr. DiBiase agreed to a condition compelling them to provide Lexpress passes for residents in the development. Mr. Leon commented on shared and private amenity space and rooftop utility screening; Ms. Carriere and Ms. Adams provided clarifying information. Mr. Leon asked about proposed site work and the plan for a sewer connection; Mr. Novak provided clarification. Mr. Schanbacher commented on architectural changes and the proposed condition related to blasting coordination. Ms. Thompson asked about refuse and composting plans; Mr. DiBiase provided clarifying information. Ms. Thompson commented on proposed floor plan changes; Ms. Carriere answered. Mr. DiBiase replied with additional information. Public Comments: • Susan Rubenstein: Commented on proposed blasting, site work, the proximity of nearby projects, landscaping, construction timing and emergency access. • Elaine Tung: On behalf of the Lexington Affordable Housing Trust; commented on the breakdown of proposed Inclusionary Dwelling Units. • Susan Rubenstein: Commented further on emergency access. Mr. Creech and Ms. McCabe discussed municipal and state requirements for site work and blasting. Mr. DiBiase provided clarifying information about the proposal and about proposed construction timing and requirements. Mr. Creech commented on tree protection in relation to blasting. Ms. McBride commented on tree protection. Lexington Planning Board Meeting Minutes June 10, 2026 Page 3 of 6 Ms. Jensen, Mr. Creech, Mr. Leon and Ms. Thompson commented on the timing of blasting between separate projects, emergency access and emergency service requirements pertaining to blasting. Mr. Schanbacher commented that he felt the project was in the place to vote on. Ms. McCabe commented on the proposed Inclusionary Dwelling Units. Mr. DiBiase provided clarifying information about the proposal. Ms. Jensen commented on the proposed unit mix and the coordination of blasting. Mr. Creech commented on proposed Inclusionary Dwelling Units. Ms. McCabe displayed the draft decision on the screen and outlined proposed changes that had arisen during the hearing. She suggested the Applicant coordinate the blasting permit through the fire department and for the applicant to use best efforts to coordinate with blasting at 331 Concord Avenue be included as a finding in the decision. She added that it would not be a strict condition because it is beyond the Applicant’s control but is a reminder for the applicant to make the effort. Ms. Jensen and Mr. Creech commented on a potential condition related to blasting. Mr. DiBiase provided supplemental information and stated that he would feel wary having conditions in the decision tied to other projects. Mr. Creech, Ms. Jensen, Mr. DiBiase and Ms. McCabe discussed the proposed condition. Ms. Jensen commented on rooftop utilities; Mr. Novak provided clarification. Ms. Jensen, Mr. Creech, Ms. McCabe and Mr. DiBiase discussed. Ms. Jensen referenced comments written in the Q&A section of the webinar; Mr. DiBiase replied that he had seen them. Since any blasting requires a permit for blasting from the Fire Dept. and since the Fire Dept. must be on site during blasting, it was agreed that the Fire Dept. is the natural place for coordination of blasting between two nearby projects, in this case 5 Piper Rd and 331 Concord Ave. The Fire Dept. will already be aware of blasting plans and this would place no unreasonable burden on the Applicant/Developers. "Nearby projects" are those where the 250 foot pre-blasting notice and post blasting inspection circles overlap. Motion: Ms. Thompson moved to close the public hearing on the modification application submitted by Piper Road Homes LLC for 5 Piper Road. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Thompson – Yes; McBride – Yes; Schanbacher – Yes; Jensen – Yes; Creech – Yes). MOTION PASSED. Motion: Ms. Thompson moved to approve the modification request from Piper Road Homes, LLC and accept the 2026 modified plans with the six conditions of approval in the draft approval amended this prepared by Staff and amended this evening related to blasting pre & post surveys and neighbor communication, sewer main construction timing and process, noise shields around the heat pumps, discounted parking for the inclusionary units, the 2024 conditions shall still apply, and the Applicant shall provide a welcome package with public transportation options and a $20 Lexpress pass to the initial owners. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Thompson – Yes; McBride – Yes; Schanbacher – Yes; Jensen – Yes; Creech – Yes). MOTION PASSED. 16 Clarke Street – Public hearing for a major site plan review application for a mixed-use multi- family development in the old multi -family overlay district. (continued from April 28th) Mark Vaughan, the Applicant’s attorney, introduced the project team and briefly summarized the project. Scott Melching, the Applicant’s architect, reviewed changes made since the previous hearing, gave an update on the Applicant’s hearings in front of the Historic Districts Commission and summarized waivers being requested by the Applicant team. Lexington Planning Board Meeting Minutes June 10, 2026 Page 4 of 6 Ms. Roche gave the staff report as outlined in the Staff Memo. Austin Chartier, the Board’s Peer review consultant from McKenzie Engineering, reported in his memo dated June 4th, a number of items that need attention. He indicated that the requested revisions were not substantial and that the Applicant would likely be able to resolve outstanding items for the next hearing. The Board members asked questions to the Applicant and to Mr. Chartier: Mr. Leon commented on the ongoing Historic Districts Commission hearings and the potential for plan changes, requested waivers and potential impacts to nearby streets. Ms. McBride asked about a comment in the Peer Review Memo; Mr. Chartier provided clarification. Ms. McBride commented on LID techniques and the Applicant’s waiver requests. Ms. Thompson commented on the snow storage waiver request; Mr. Vaughn and Mr. Melching replied with clarifying information. Mr. Vaughn explained that they must request relief from providing the snow storage area since their proposal to remove the snow from the site does not comply, but they fully intend to remove the snow from the property. He added that most of the parking are in the garage or below the building overhang. They plan to install signage in spaces 15-17 for temporary snow storage in the event of a snow emergency. If the special permit is not granted they could remove the parking spaces and use those as snow storage, but the preference is to have parking spaces available. Mr. Schanbacher commented on the proposed site plan, parking in the immediate area and the Applicant’s waiver requests. Ms. Jensen commented on the snow storage relief request and proposed building height; Mr. Melching provided clarification and displayed an image to show the proposed building’s height. Ms. Jensen asked about refuse collection; Mr. Melching provided information. Ms. Jensen commented on the site plan and proposed common open space. Mr. Creech commented on the Applicant’s requests for relief and rooftop utility screening. Mr. Melching discussed a meeting between the Applicant team and the Lexington Bicycle Advisory Committee and he and Mr. Vaughn asked the Board to also consider relief from their elevator regulations. Mr. Schanbacher discussed the elevator requirements and associated costs for development. Ms. Jensen commented on the request for elevator relief and asked about proposed plantings; Mr. Thoma, the Applicant’s landscape architect, provided clarifying information. Ms. Jensen asked about removing overhead wires near the site; Mr. Vaughn replied that the Applicant does not own the lines and doing so would be outside their scope. Ms. McCabe added supplemental information. Ms. McCabe reviewed recommendations from the Lexington Tree Warden on plantings and tree removal mitigation. Mr. Creech and Mr. Leon discussed the Applicant’s upcoming Historic Districts Commission hearing. Mr. Melching added clarifying information. Mr. Schanbacher commented on the purview and responsibilities of different municipal bodies. Ms. Jensen asked about adding building code requirements into the Staff Memo; Ms. Roche replied that Staff’s review only pertains to the Planning Board and zoning requirements. Ms. McBride, Mr. Leon and Mr. Creech discussed elevator sizes in relation to oversized bicycles. Motion: Ms. Thompson moved to continue the site plan review public hearing for 16 Clarke Street to Wednesday, July 15 at or after 6:00 pm on Zoom. Ms. McBride seconded the motion. The Planning Board Lexington Planning Board Meeting Minutes June 10, 2026 Page 5 of 6 voted in favor of the motion 5-0-0 (Roll call: Thompson – Yes; McBride – Yes; Schanbacher – Yes; Jensen – Yes; Creech – Yes). MOTION PASSED. Board Administration Board Member & Staff Updates: Mr. Koepper provided clarifying information to a question Ms. Jensen had asked earlier in the meeting. Ms. McCabe advised that a previously approved project at 3-4-5 Militia Drive received their building permit. A previously approved project at 93 Bedford Street is hosting a ribbon cutting ceremony in the near future and that a previously approved project at 475 Bedford Street had received Conservation Commission an approval and order of conditions. Ms. McCabe stated that the Planning Office would have a new Planning Coordinator starting at the end of June. Ms. Jensen discussed the HDC and Conservation Commission meetings. Ms. Jensen asked Ms. McCabe about a potential application that may come before the Board; Ms. McCabe provided clarification. Mr. Leon and Ms. Thompson commented on the potential application. Mr. Creech commented on Applicant’s desire to use natural gas for restaurant use; Mr. Koepper provided clarifying information about the fossil fuel free waiver process. Mr. Leon asked Ms. McCabe about proposed traffic calming measures; Ms. McCabe provided details. Mr. Creech reviewed the most recent MAPC MAGIC meeting. Meeting Minutes: April 7, 2026, and May 13, 2026 Motion: Ms. Thompson moved to approve the Planning Board meeting minutes of April 7th and May 13th, 2026. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Thompson – Yes; McBride – Yes; Schanbacher – Yes; Jensen – Yes; Creech – Yes). MOTION PASSED. Upcoming Meetings: June 24, July 15, August 5 and August 19 Adjournment: Ms. Thompson moved to adjourn the Planning Board meeting of Wednesday June 10, 2026, at 9:53 pm. Ms. McBride seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Thompson – Yes; McBride – Yes; Schanbacher – Yes; Jensen – Yes; Creech – Yes). MOTION PASSED. Meeting adjourned at 9:53 PM. Lex Media recorded the meeting. Material from the meeting can be found in the Planning Board’s Meeting Packet List of Documents: 3-4-5 Militia Drive Material: https://lexingtonma.portal.opengov.com/records/117786 5 Piper Road Material: https://lexingtonma.portal.opengov.com/records/88884 Staff Memo 2 for 5 Piper Road dated June 4, 2026 Letter from Arlene Chase May 18 2026, letter from Temple Emunah Lexington Bicycle Committee Feedback May 2026 Email from Tama Finn May 17, 2026 5/7 Piper Rd Lexington Planning Board Meeting Minutes June 10, 2026 Page 6 of 6 16 Clarke Street Material: https://lexingtonma.portal.opengov.com/records/117320 Staff Memo 2 for 16 Clarke Street dated June 8, 2026 Peer Review Letter from McKenzie Engineering Group dated June 4, 2026 Letters from Tom Flemming dated April 28, 2026 (x3), April 30, 2026 & May 31, 2026 Letters from Susan Mariano dated April 28, 2026 & June 4, 2026 Letter from Ilhan Gundogan dated May 3, 2026 Letters from Beverly Kelley dated May 5, 2026 & May 26, 2026 Letter from Paul Cooke dated May 5, 2026 Letter from Xueyuan Liu dated June 3, 2026