HomeMy WebLinkAbout2020-06-10-PB-min
PLANNING BOARD MINUTES
MEETING OF JUNE 10, 2020
Minutes of the Lexington Planning Board
Held on June 10, 2020, Virtual Meeting per Governor Baker’s Order at 7:00pm
Present: Robert Creech, Chair; Charles Hornig, Vice-Chair; Robert Peters, Clerk; Ginna Johnson; and Richard
Canale. Also, present was Amanda Loomis, Planning Director
Robert Creech, Chair, read the agenda into the record, introduced members of the Planning Board and Planning
Department Staff, and called the meeting to order at 7:17 p.m. on Wednesday, June 10, 2020.
Mr. Creech read the following statement relative to the recent outbreak of COVID-19.
Good evening. This meeting of the Lexington Planning Board is being conducted remotely consistent
with Governor Baker’s Executive Order of March 12, 2020, due to the current State of Emergency in the
Commonwealth due to the outbreak of COVID-19.
In order to mitigate the transmission of COVID-19, we have been advised and directed by the
Commonwealth to suspend public gatherings, and as such, the Governor’s Order suspends the
requirement of the Open Meeting Law to have all meetings in a publicly accessible physical location.
Further, all members of public bodies are allowed and encouraged to participate remotely.
The Order, which you can find posted with agenda materials for this meeting allows public bodies to meet
entirely remotely so long as reasonable public access is afforded so that the public can follow along with
the deliberations of the meeting.
Ensuring public access does not ensure public participation unless such participation is required by law.
This meeting will feature public comment. For this meeting, the Lexington Planning Board is convening
by video conference via Zoom as posted on the Town’s Website identifying how the public may join.
Please note that this meeting is being recorded, and that some attendees are participating by video
conference.
Accordingly, please be aware that other folks may be able to see you, and take care not to “screen share”
your computer. Anything that you broadcast may be captured by the recording.
1. Development Administration
a. 186 Bedford Street - Planned Development District (PD-4) Major Site Plan Review
Present for the public hearing: Attorney Ed Grant; Joe Ciampa, Beacon Point
Development; Dour Hartnett High Point Engineering; Mike Radner, Radner Design;
Mike McKay, McKay Architects; Bob Michaud, MDM Transportation
Robert Creech, Chair opened the public hearing for the project at 186 Bedford Street and
requested a presentation from the Applicants project team.
Attorney Grant introduced members of the project team, provided an opening statement,
followed by a brief update on the status of the project.
Mr. Hartnett presented the project as shown on the site plans entitled Mixed-use
Development, 186 Bedford Street, dated June 10, 2020. Mr. Hartnett went into detail
about on-site bicycle parking, the division of uses, details about the rooftop parapet, the
Page 2 Minutes for the Meeting of June 10, 2020
review of the historic barn, replacement of the historic structure foundation, minor
modification to the walkways, the locations of the accessible ramp, site grading,
improvements to on-site utilities, and a review of the landscape and site lighting design.
Mr. Radner provided a brief review of the Proposed Mixed-Use Development, Site Plan
Review plan. Mr. Radner noted a recent site visit with the Lexington Tree Warden, which
included a review and identification of the existing trees on-site. Mr. Radner further
reviewed the proposed landscape plan, photometric plan, and sign plan.
Mr. Hartnett reviewed the project’s architecture relative to utilities, in addition to
improvements that would allow for the project to be certifiable as LEED “Silver.”
Mr. McKay provided a brief overview of the LEED certification.
Mr. Hartnett provided a brief overview of the required noise study, which was required as
part of the Memorandum of Understanding (MOU).
Mr. Creech requested comments from members of the Planning Board. The following
comments were provided.
Charles Hornig stated that he did not have any comments at this time.
Richard Canale requested clarification as to whether the Building Commissioner
had reviewed the noise study. Mr. Canale questioned if the Applicant was ok
with conducting a noise study one (1) year post occupancy. Mr. Canale further
requested clarification regarding the dumpster enclosure, and being screened
from pedestrians.
Ginna Johnson stated her concern about the removal of the field stone foundation
and questioned if the Applicant had gone to the Historic Commission to seek
approvals from the proposed amendment, especially regarding the front door.
Ms. Johnson requested that the Applicant show a rendering of the architecture,
specifically regarding the change to the parapet elevation. Ms. Johnson stated her
concern regarding the tree canopy loss. Ms. Johnson requested a detailed review
of the tree preservation plan. Ms. Johnson reviewed the landscape plan, and
suggested substitutions for non-native species.
Robert Peters requested clarification regarding Table One of the Noise Report.
Mr. Bahtiarian provided a review of Table 1: Summary of Background (L90)
Sound Levels, dBA. Mr. Peters requested further clarification regarding the retail
bicycle parking spaces, and if they have basement storage for bicycles. Mr.
McKay stated that each tenant has a bicycle storage space in the basement, which
is accessible by an elevator.
Mr. Creech questioned if a backup generator would be included as part of the
project. Mr. Hartnett stated that the elevator will have a battery backup and a
generator would not be part of the project. Mr. Creech requested confirmation
that the light spill over.
Mr. Creech opened the floor for public comment. The following comments were
provided.
A statement of support for the project, which encouraged the Planning Board to
move this project forward as an opportunity to create affordable housing.
Minutes for the Meeting of June 10, 2020 Page 3
Mr. Hornig stated that there were a few changes that needed to be made to the
project plans. Mr. Hornig questioned if the Applicant wanted to continue the
public hearing to allow time for the items to be provided or to impose conditions
in the draft decision.
Mr. Canale requested clarification regarding the HVAC unit specification
regarding the outdoor sound rating at 71db.
Ms. Johnson requested that a condition be added to the decision that the signage
comply with the Lexington Sign Bylaw.
Mr. Creech questioned if the Applicant would be doing any baffling on the roof to muffle
the sound.
The Applicant and the Planning Board reviewed the draft decision for the project.
Charles Hornig moved that the Planning Board vote to approve the project at 186
Bedford Street, with conditions. Ginna Johnson seconded the motion. The Planning
Board voted in favor of the motion 5-0-0 (Roll call: Charles Hornig – yes; Ginna
Johnson – yes; Richard Canale – yes; Robert Peters – yes; and Bob Creech – yes)
MOTION PASSED
b. 53 Hancock Street - Definitive Site Sensitive Special Permit Residential
Development Continued Public Hearing
Present for the public hearing: Attorney Ranen Schecher; Jason Brickman, Applicant;
Fred Russell, P.E.; Erik Bednarek (Landscape Architect); Dustin Nolan (Architect)
Robert Creech, Chair opened the continued public hearing for the project at 53 Hancock
Street and requested a presentation from the Applicants project team.
Attorney Ranen provided an opening statement and brief update on the status of the
project.
Jason Brickman provided a review of their efforts to save the existing house, along with
the proposed project.
Fred Russell provided a review of the Site Sensitive Plan for 53 Hancock Street, which
included a review of the site circulation, access to the structure, drainage, utilities.
Mr. Bednarek provided a review of the Landscape Plan for the project at 53 Hancock
Street.
Mr. Creech requested comments from members of the Planning Board. The following
comments were provided.
Richard Canale requested clarification regarding historic preservation of the
existing house. Attorney Schecher stated that they would be willing to do a
preservation restriction similar to that at the Shade Street project.
Charles requested clarification as to whether the Fire Department provided
comments regarding the access to the property.
Ginna Johnson stated her appreciation for the house being preserved, but now
needs to focus on the preservation of the neighborhood character. Ms. Johnson
Page 4 Minutes for the Meeting of June 10, 2020
stated her concerns regarding the large scale of the proposed dwellings, the
height of the house over Hancock, and impacts to the view of Hancock Street and
Hayes Avenue as seen from the Hancock Clarke House. Ms. Johnson requested
the grade of the property around the house to better understand the height of the
structure. Mr. Bednarek provided a detailed review of proposed elevations.
Robert Peters stated that he was pleased to see the preservation of the historic
house. Mr. Peters stated that he shared Ms. Johnson’s concerns regarding the
massing of the houses.
Mr. Creech stated that he is familiar with the Applicant’s architectural style. Mr.
Creech questioned how the project would look relative to architecture. Mr.
Brickman provided a review of the architectural plans for Site Sensitive Layout,
53 Hancock Street, Lexington, MA, dated June 2, 2020.
Mr. Creech opened the floor for public comment. The following comments were
provided.
A statement of love for the exterior of 53 Hancock Street, as well as for the
interior of the structure. If the Applicant is preserving the house, how does it
break down relative to cost effect vs. tearing down the structure? Additionally,
how will the Applicant save the exterior and make money?
A statement of concern as to being a potential buyer and what they were looking
to do with the property.
A statement of appreciation for the work that has been done on the project.
Followed by statements of concerns regarding the landscaping and the size of the
houses.
Mr. Creech requested additional comments from members of the Planning Board.
The following additional comments were provided.
Richard Canale requested clarification regarding the regrading to the height of
the structure and the total number of stories.
The Planning Board took a brief recess at 9:32pm.
The Planning Board reconvened at 9:34pm.
Mr. Creech allowed for additional comments.
Mr. Hornig provided a review of the project review, which included saving the
house.
Mr. Creech opened the floor for public comment. The following comments were
provided.
Gary Johnson 09:30 PM – “I cannot get my audio to work. I feel the wall on
Hancock Street is simply too tall especially with the fence on top.”
Gary Johnson 09:32 PM - “I would request the planning Board to request
realistic renderings of the site from Hancock St and Hayes Ave so we can really
see what the buildings look like and the landscape.”
Mr. Creech stated that the applicant was receiving positive comment and to
proceed to the next phase of design.
Minutes for the Meeting of June 10, 2020 Page 5
Attorney Ranen requested clarification as to how to move forward. However, the
Applicant is not going to decrease the size of the proposed structures.
Mr. Canale stated that the revisions are worth pursing, but there can be
modifications as to accommodate what is being asked for.
Mr. Peters agreed that there is good reason to continue the process.
Mr. Canale requested clarification regarding a conventional subdivision with the
existing house or the appearance of the existing house.
Charles Hornig moved that the Planning Board continued the public hearing for 53
th
Hancock Street to July 8 at 7:00pm as a virtual meeting. Robert Peters seconded the
motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Charles
Hornig – yes; Robert Peters – yes; Richard Canale – yes; Ginna Johnson – yes; Bob
Creech – yes) MOTION PASSED
c. 453 Concord Avenue – Cotting School Minor Modification to Site Plan Review
Present for the public meeting: Megan Buczynski
Robert Creech, Chair opened the public meeting and requested presentation from
the Applicant.
Ms. Buczynski provided a brief history of the permitting process, in addition to
the removal of a tree. It was noted that Cotting School had hosted several site
visits to review the tree.
Mr. Creech requested comments from members of the Planning Board. The
following comments were provided.
Charles Hornig stated there is a lot of alternatives that were discussed.
Richard Canale stated that he would recommend that the Planning Board request
not removing the tree.
Ginna Johnson stated that the direction of the conversation is misinformed. The
proposal removes a native oak and preserves invasive Norway maples adjacent to
resource areas. Ms. Johnson stated her concerns about invasive species. Ms.
Johnson suggested the installation of traffic calming features to decrease traffic
speeds so that the site lines would be reduced.
Robert Peters stated that he is sympathetic to the issue associated with the
removal of the tree and requested clarification on several items relative to the tree
and access.
Richard Canale requested that a reduction in the speed should be in effect,
especially during school operation.
Mr. Creech opened the floor for public comment. The following comment was
provided.
A statement regarding potential relocation of the driveway two (2) feet to save
the tree.
Charles Hornig moved that the Planning Board vote to review the Application
for 453 Concord Street as a minor amendment. Robert Peters seconded the
motion.
Page 6 Minutes for the Meeting of June 10, 2020
Mr. Canale spoke against the motion, stating that the Planning Board has limited
jurisdiction over this project, which includes no jurisdiction over the tree or the
roadway.
The motion was withdrawn.
The Applicant requested withdrawal of their application.
Charles Hornig moved that the Planning Board accept the request to withdraw
the application for the proposed minor modification at 453 Concord Avenue.
Robert Peters seconded the motion. The Planning Board voted in favor to
support the motion 3-2-0 (Roll call: Charles Hornig – yes; Robert Peters – yes;
Bob Creech – yes; Richard Canale – no; Ginna Johnson – no) MOTION
PASSED
d. 30, 34, 38 Summit Road - Approval Not Required
Robert Creech, Chair requested a review of the proposed Approval Not Required
(ANR) application for the properties at 30, 34, and 38 Summit Road. Charles
Hornig provided a brief summary of the site visit conducted by the Planning
Department.
Richard Canale requested clarification regarding the two structures at 34 and 38
Summit Road and whether they had been razed.
Ginna Johnson, Robert Peters, Mr. Creech stated that they did not have any
comments at this time.
Charles Hornig moved that the Planning Board voted to endorse the Plan of
Land for the Approval Not Required application for the properties at 30, 34,
and 38 Summit Road. Ginna Johnson seconded the motion. The Planning
Board voted in favor of the motion 5-0-0 (Roll call: Charles Hornig – yes;
Ginna Johnson – yes; Richard Canale – yes; Robert Peters – yes; Bob Creech –
yes). MOTION PASSED
2. Board Administration
a. Town Meeting follow –up discussion
The Planning Board briefly reviewed the recent proceedings at Annual Town
Meeting on June 1, 3, 4, and 8, 2020.
b. Board Re-organization
Robert Creech, Chair stated that he would be willing continue serving as Chair of the
Planning Board.
Ginna Johnson stated that she would like to nominate Robert Peters as Chair of the
Planning Board.
Robert Peters thanked Ms. Johnson for the nomination but respectfully declined.
Richard Canale nominated Robert Creech as Chair and Robert Peters as Vice-chair. The
Planning Board voted 5-0-0 in support of the nominations (Roll call: Richard Canale –
yes; Ginna Johnson – yes; Charles Hornig – yes; Robert Peters – yes; Bob Creech – yes).
Richard Canale nominated Ginna Johnson as Clerk. The Planning Board voted 5-0-0- in
Minutes for the Meeting of June 10, 2020 Page 7
support of the nomination (Roll call: Robert Peters – yes; Charles Hornig – yes; Richard
Canale – yes; Ginna Johnson – yes; Bob Creech – yes)
c. Review of Meeting Minutes: May 27, 2020, June 1, 2020, June 3, 2020
The Planning Board reviewed the meeting minutes of May 27, June 1, June 3, and June 4,
2020. Richard Canale provided two amendments for the June 1, 2020 planning Board
meeting meetings.
Richard Canale moved that the Planning Board vote to approve the meeting minutes of
May 27, June 3, and June 4, 2020 as presented, and June 1, 2020 with amendments.
Bob Creech seconded the motion. The Planning Board voted in favor of the motion 5-
0-0 (Roll call: Robert Peters – yes; Charles Hornig – yes; Richard Canale – yes;
Ginna Johnson – yes; Bob Creech – yes)
Adjournment
Richard Canale moved that the Planning Board vote to adjourn. Robert Peters seconded the
motion. The Planning Board voted in favor of the motion 5-0-0 (Roll Call: Richard Canale –
yes; Robert Peters – yes; Charles Hornig – yes; Ginna Johnson – yes; and Robert Creech –
yes). MOTION PASSED
Meeting adjourned at 11:07p.m.
The following documents used at the meeting can be found on the Planning Board website in
Planning Board packets.
186 Bedford Street:
Application Binder for Site Plan Review dated May 1, 2020 (11 Pages).
Cover Letter dated May 4, 2020 (4 Pages).
Design Standards checklist (3 Pages).
Summary of Projects for Site Plan review Revisions (2 Pages).
Sound Analysis Protocol and Report dated Aril 23, 2020 (27 Pages).
Leeds Checklist dated May 1, 2020 (1 Page).
PTDM dated May 13, 2020 (5 Pages).
Conservation Commission Administrative review dated April 17, 2020 (1 Page).
Plan set dated May 1, 2020 (22 Pages).
Site Plan Review Application dated May 1, 2020 (66 Pages).
Certified vote for Article 7 Special Town Meeting dated November 12, 2019 (2 Pages).
Drainage Report dated May 1, 2020 (139 Pages).
Staff memo dated June 6, 2020 (5 Pages).
Page 8 Minutes for the Meeting of June 10, 2020
53 Hancock Street:
Construction Details dated June 2, 2020 (1 Page).
Landscape Plans dated June 2, 2020 (1 Page).
Landscape Plans revised dated June 3, 2020 (1 Page).
Landscape Plans revised dated June 8, 2020 (1 Page).
Site Construction Plan dated June 2, 2020 (1 Page).
Utility Plan dated June 2, 2020 (1 Page).
Lot Layout Plan dated June 2, 2020 (1 Page).
Drainage Analysis Revised June 5, 2020 (63 Pages).
Fire Truck Plan dated June 20, 2020 (1 Page).
Driveway Adjustment to save trees dated June 10, 2020 (1 Page).
Lot 4 two-car garage dated June 10, 2020 (1 Page).
453 Concord Avenue:
Meeting Summary of May 27, 2020 (3 Pages).
Minor Site Plan changes (3 Pages).
30, 34, 38 Summit Road:
Application dated June 2, 2020 (5 Pages).
ANR Plan (1 Page).
Robert Peters, Clerk of the Planning Board