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HomeMy WebLinkAbout2026-05-27-PB-min.pdfLexington Planning Board Meeting Minutes May 27, 2026 Page 1 of 6 Minutes of the Lexington Planning Board Held on Wednesday, May 27, 2026, Virtual Meeting at 6:00 PM Planning Board members present: Robert Creech, Chair; Melanie Thompson, Vice-Chair; Tina McBride, Clerk; Lin Jensen; Michael Schbancher; and Michael Leon, Associate Board member. Also present were: Abby McCabe, Planning Director, Meghan McNamara, Planning Director, Planning Coordinator, and Aaron Koepper, Planner. Robert Creech, Chair of the Planning Board, called to order the meeting of the Lexington Planning Board on Wednesday, May 27, 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 available 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 – Deliberation on major site plan review application Ms. McCabe reported that the public hearing for this major site plan review application with a special permit and stormwater permit was closed at the last meeting on May 13. She reported that the public hearing on the Notice of Intent with the Conservation Commission was approved the previous night with their standard conditions of approval and a condition that the sidewalk extension and bus shelter required further approval. She noted that a draft approval was circulated to staff and the Applicant and includes 59 suggested conditions of approval. She noted that the Board should discuss the two special permit requests for the 1 foot of relief for the length of the parking spaces to create a wider maneuvering aisle and the request for the pavement to go up to the wall of the building in the truck turnaround area. She also pointed out the two waivers for the light poles over 12 feet and to accept the submitted tree mitigation plan and waive the Tree Bylaw. Board Discussion Ms. Jensen asked the Applicant about composting service and collection and recommended that be added as a non-binding condition that the Applicant use best efforts to implement. Mr. Seck responded that he believed composting was a good amenity for the residents, but he couldn’t commit to the operating details now. He was amendable to adding non-binding language to condition #49. Ms. McBride suggested adding language about biking to finding #7. Board Action: Ms. Thompson moved to grant the special permit to allow a driveway and maneuvering aisle to be within 5 feet of the wall of a building in the truck turnaround area. The proposal for a paved surface up to the wall will serve as a loading area and turn-around area for a fire truck. Ms. McBride seconded the Lexington Planning Board Meeting Minutes May 27, 2026 Page 2 of 6 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. Ms. Thompson moved to grant a special permit to allow the 420 parking stalls in the parking garage to be 18 feet in length where required 19 feet is required. The 1 foot of relief provides a larger 24-foot drive aisle that will improve the maneuverability in the garage. 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. Ms. Thompson moved to waive the Board's Regulations requiring light fixtures not mounted on a building to be over 12 feet in height. The proposal for the interior courtyard area poles to be 14-feet and 8 light poles along the access drive to be 20-feet in height allows half of the number of light poles by using a taller mounting height. 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. Ms. Thompson moved to waive the Tree Bylaw for the protected trees removed on the project site because the project is best mitigated with the submitted landscape planting plan showing tree replacement on the property that meets the requirements by the Tree Bylaw. 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. Ms. Thompson moved to approve the major site plan review application, special permits, and stormwater management permit submitted by JLB Realty at 131 Hartwell Avenue with the findings and 59 conditions in the draft approval decision prepared by staff and 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; Jensen – yes; Schanbacher – yes). MOTION PASSED. 419 Marrett Road – Public hearing for a major site plan review proposal for a multi-family development in the village overlay district Mr. Finnegan introduced is project team and summarized the changes since the last hearing. The proposal from FK Partners Marrett, LLC is for a nine ownership dwelling units. Project Engineer Michale Novak from Patriot Engineering explained they provided the request average natural grade forms, that they revised the entrance drive to be wider to accommodate the turn of the fire truck as requested by the fire department, and he responded to the peer review requests related to the stormwater management. Project Architect Richard Martz of JSA Architects reported that they have added an additional over-sized bicycle parking space in the garage, that all the parking spaces in the garage will be EV ready, and showed some visuals about the screening on the roof to show that without screening the mechanicals are not visible but the screening would be visible if added. Mr. Martz explained that the equipment on the roof Lexington Planning Board Meeting Minutes May 27, 2026 Page 3 of 6 will be around 67 decibels which is the sound of a conversation or typical road traffic. They did not believe screening to absorb the sound was necessary. Ms. McCabe reported that as outlined in the staff memo from Mr. Koepper the revised submission addressed the concerns outlined in earlier memos. They widened the driveway to accommodate the fire truck, provided the required larger sized bicycle parking space, and clarified that all the parking spaces in the garage would be EV-ready. A final memo with a positive recommendation confirming stormwater management compliance from the Board’s peer review consultant at Hancock Associates has been provided. Ms. McCabe said the only waiver requested was to accept the tree planting and to waive the tree bylaw. Board members asked questions about the sound of the heat pumps on the roof and asked about screening to absorb the sound for neighbors. A board member mentioned DEP’s Policy that noise cannot exceed more than 10 dba above the ambient noise at the property line. The Applicant responded that they could add the noise shields if desired by the Board. A board member asked if there was enough room for composting bins. The Applicant responded that there was. Public Comments: Jay Luker, 26 Rindge Ave. questioned if the noise barriers were needed. Board Discussion: Ms. McBride expressed disappointment that an inclusionary unit was not added to this proposal. Board members discussed and decided to include an additional condition to require noise screen barriers on the roof around the mechanical equipment and the Applicant was agreeable. Ms. Thompson made a motion to close the public hearing for the major site plan review and stormwater permit application from FK Partners Marrett LLC for 419 Marrett Road, the motion was seconded by Ms. McBride, the Board voted 5-0 to close the public hearing (Roll call: Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED. Ms. Thompson moved 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 May 5, 2026 showing tree replacement that exceeds the caliper inches required by the bylaw the motion was seconded by Ms. McBride, the Board voted 5-0 (Roll call: Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED. Ms. Thompson moved to approve the proposal submitted by FK Partners Marrett, LLC at 419 Marrett Road with the findings and conditions included in the draft approval decision prepared by staff and the 49 conditions of approval as modified this evening. Ms. McBride seconded the motion, the Board voted 5-0 (Roll call: Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED. Lexington Planning Board Meeting Minutes May 27, 2026 Page 4 of 6 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 and modify the parking spaces in the garage. Mr. Porter introduced himself and the 5 Piper Road development team. Mr. Porter explained that he brought the Piper Road proposal forward in 2024 as Morgan Point LLC and he has now partnered with DiBiase Companies on this project as a joint venture. Hugo DiBiase introduced the companies as a family- owned and operated real estate development company based in Wakefield. Mr. Dibiase summarized the modifications they are requesting to reduce the total number of dwelling units from 46 to 40; eliminate the vehicle stacking system in the parking garage and provide a new parking garage layout; switched up the mix of one – two – and three-bedroom dwelling units; the number of inclusionary units remains at 6. The modification changes the parking ratio from 1.87 to 1.9. Project Architect Tanya Carriere summarized the façade changes by adding a breezeway connecting between the two buildings; minor window modifications; added operable windows; change in some materials; added a penthouse accessible by stairs onto the roof in the middle of the building; some changes to the courtyard area. Landscape Architect Natalie Adams of Verdant Landscape Architecture said that they redesigned some of the seat walls; fixed planters; and accent pavers along the building entrances; the play area’s surface and fencing; a 6-foot fence between this property and the Temple along with more plantings have been added to the plan; and some tree species substitutions. Project Engineer Michael Novak of Patriot Engineering explained the stormwater management system has not changed since the original approval, the system originally proposed can accommodate the proposed changes by accounting for the roof area and the new breezeway. They met with the fire department to provide more information on the fire department’s access and have confirmed the hose length can reach all areas for public safety response. Ms. Roche reported on her summary as outlined in her staff memo. She summarized the original project and how the project is changing with this modification. She confirmed the proposal still complies with the Zoning Bylaw and the Board’s Zoning Regulations. Requests from the Bicycle Advisory Committee were received and the Applicant said they are amendable to incorporate by adding the bike repair stand, a bench in the bicycle room, and a winder door to the bicycle storage room. She recommended approval with the four conditions of approval including one that the conditions in the 2024 approval are still in effect and apply to this development. Board Discussion: Board members asked about the total number of parking spaces and questions how many were in the tandem style. Board members encouraged staff to be consistent in how the number of parking spaces are considered. This modification proposes 76 total parking spaces, which includes 16 as the double long tandem spaces (13 extra long spaces). Board members preferred the original outdoor space over this design and asked the Applicant to reconsider the breezeway. A board member asked the Applicant to explain and show the inclusionary dwelling units and the unit mix. Board members encouraged the use of low impact development techniques to reuse rainwater for watering plantings. In response to a question about blasting, the Applicant responded that they would be doing less blasting than originally anticipated because they don’t have to cut as deep into the rock since they are no longer proposing the car stacking system. They would be in touch with neighbors during the construction blasting process. Lexington Planning Board Meeting Minutes May 27, 2026 Page 5 of 6 In response to a question on the proposed sewer, the Applicant responded that they have connected with MassDOT and Engineering to discuss the proposed sewer extension which would be approximately 1300 ft. long down Piper Road and Waltham Street. Public Comments: Jay Luker, 26 Rindge Avenue – Expressed support for the project, recommended unbundling the parking so that people would pay for the parking space outside of the cost of the condo unit and felt there was too much parking proposed. Bob Pressman, 22 Locust Avenue – Asked about the earth work estimates and how many truck trips were expected. He also asked that construction be coordinated with neighboring projects. Board Discussion: Board members discussed voting this evening or continuing the hearing. Board members asked the Applicant to reconsider the breezeway, get back to the Board about the earth export calucaitons and truck trip information, unit layout comparison, to get Tree Committee feedback on the landscape changes, noise screens for the roof, and to unbudle the parking with a discounted rate for the inclusionary units. The Board’s preference was to continue the hearing to the next meeting. Ms. Thompson moved to continue the public hearing for the modification at 5 Piper Road to Wednesday, June 10, 2026 at or after 6:00 pm on Zoom. Ms. McBride seconded the motion, the Board voted 5-0 (Roll call: Creech – yes; Thompson – yes; McBride – yes; Jensen – yes; Schanbacher – yes). MOTION PASSED. Board Administration Draft Meeting Minutes: April 16, 2026 Ms. Thompson moved to approve the meeting minutes from April 16, 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 May 27, 2026 at 8:35 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 8:35 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 May 27, 2026 Application Material for 131 Hartwell Ave. PLAN-26-1: https://lexingtonma.portal.opengov.com/records/115620 Draft approval decision with findings and conditions for 131 Hartwell Avenue Lexington Planning Board Meeting Minutes May 27, 2026 Page 6 of 6 Application Material for 419 Marrett Road PLAN-26-3: https://lexingtonma.portal.opengov.com/records/115833 Staff Memo from Mr. Koepper dated May 20, 2026 for site plan review for 419 Marrett Road Memo from Brian Geaudreau and Robert DiBenedetto Hancock Associates, Peer Review Letter #4 dated May 21, 2026 Application Material for 5 Piper Road Modification PLAN-26-11: https://lexingtonma.portal.opengov.com/records/118548 Staff memo from Ms. Roche dated May 26, 2026 Planning Board Decision 5-7 Piper Road October 9, 2024 Draft meeting minutes April 16, 2026