PLANNING BOARD MINUTES
JANUARY 19, 2005
PRESENT: D. Ries (Chairman), K. Hurd, R. Domnitz, E. Flint, J. Snell
STAFF: M. Whitehead, D. Parkhurst
7:30 P.M. BUSINESS
The Board signed the decision for Hawkins.
The Board approved the Minutes of January 5, 2005.
PLANNER’S REPORT
Mr. Whitehead distributed inclusionary zoning materials last week. He expects comments and discussion at a meeting regarding affordable housing on Tuesday morning (01/25/05).
MEMBERS’ REPORTS
Mr. Snell has met with Roz Delori regarding the Route 2 highway improvement project. The Town should be careful that Mass Highway does what they have discussed over the last few years, particularly in regard to landscaping. Mr. Snell will review the Final Environmental Impact Statement.
8:00 P.M. PUBLIC HEARING CONTINUATION - LEXINGTON ROAD LLP, TIM TAYLOR (ATTY), 118 Lexington Road, (34-4, 34-4.02, 34-4.03, 34-4.04, 34-4.05) special permit and site plan review for an R-1 cluster subdivision.
PRESENT: Tim Taylor (attorney); Roy Metzger & Ron Barr (owners)
Mr. Taylor presented a re-configured outline with the building envelope on Lot 2 15’ from the setback. He said this was to avoid more fill and disturbance of a rip-rap area. After considerable discussion, the Board agreed that they wanted the setbacks to be determined as outlined at the last meeting on January 5 (see Minutes). Mr. Taylor said he is working with Mr. Constable on proposed language for Lot 5. The Board outlined the steps for moving forward:
· A final cluster plan with engineering calculations to send out for peer review;
· Wording for Lot 5;
· Documentation for open space land going to the Lincoln Land Conservation Trust;
· Covenant documents;
· Trail easements;
· Homeowners’ agreements, including documentation on uses and restrictions for the “field” parcel.
The Planning Board will continue to have review over the uses and structures within the building envelopes. A MOTION was made and seconded to continue the hearing to March 2 at 8 PM. The MOTION passed unanimously.
8:20 P.M. PUBLIC HEARING – MATTHEW AND CHANDLER FRITZ, 26 Old Farm Road (Map and Parcel 51-4), site plan review for addition to existing residence.
PRESENT: Chandler Fritz (homeowner), Chip Dewing (architect), Ann Walters (landscape architect)
The proponents presented plans for the addition. They will maintain the Cape Cod style of the home, but add a family room with a bedroom above. According to Mr. Dewing, the lot was created in 1937 and the new addition will still be incompliance with the 20’ setback law when the lot was established. The Planning Board noted that their purview is the site plan and a finding that the plan is harmonious with the neighborhood. However, the applicant will still need a special permit from the Board of Appeals for an extension of a non-conforming structure or use. The applicant stated that a hearing with the Zoning Board of Appeals was opened in December. The Board noted that the distance from the garage to the closest neighbor’s garage was 136 feet. The Board reviewed the lighting plans. The designer noted that the lights meet the “dark sky” requirements. The Board was concerned with the amount of light around the outside of the house. After further discussion, the Board and the
applicant agreed that the lighting would be limited to the wall lights in the front steps, one flood light in between the garage doors and one flood light off the southeast corner of the family room. The Board found that the plan was harmonious with the neighborhood, but the applicant would require further review by the Board of Appeals under their special permit (Chapter 40A, Section 6) jurisdiction.
A MOTION was made, seconded, and voted favorably to close the hearing and grant site plan approval as submitted, with changes as noted. This permit is issued with the following conditions as allowed under section 17 of the zoning bylaw:
1. The project shall conform to the final plans and materials as represented above and presented during the public hearing as well as all applicable state and local building, life safety, and sanitary codes.
2. The landscaping plan and future landscaping shall NOT contain plantings of non-native invasive species. The applicant shall consult the Conservation Department list of non-native invasive species and alternative non-invasive species.
3. Unless otherwise specifically approved by the Planning Board, all proposed exterior lighting shall meet the standards of the Dark Sky Initiative (www.darksky.org) and the Zoning Bylaw Section 13.5 Exterior Lighting.
4. The lighting plan presented shall be modified as follows:
a. The proposed post light at the corner of the driveway and street shall be removed.
b. The proposed spotlights shall be limited to two units: one for illumination of the driveway from the garage and one for illumination of the rear yard for the back of the proposed family room.
The Motion passed (5-0).
Mr. Domnitz made a separate motion for a letter to go to the Board of Appeals stating that the Planning Board decision on the Site Plan Review does not make any statement as to the jurisdiction of the Zoning Board of Appeals on this matter. Mr. Snell seconded. The Board further discussed adding to that statement that they had identified a setback issue and it requires review by the Board of Appeals. However, several Board members noted that this is a ZBA issue and they will, as a matter of course, identify and deal with it, and no statement from the Planning Board is required. The Motion failed 1-4.
8:40 P.M. ADMINISTRATIVE BUSINESS– RURAL LAND FOUNDATION on behalf of Winthrop Harrington, 122 Tower Road (Map and Parcel 111-1), site plan and subdivision approval for a seven lot subdivision.
PRESENT: Geoff McGean, Director, Rural Land Foundation
Mr. McGean reported that they had met with Fire Chief and will approve the location of the Fire Hydrant in the field. The Board signed Plans and the Covenant
9:00 P.M. PUBLIC HEARING- RURAL LAND FOUNDATION on behalf of Ron Row, 145 Tower Road (Map and Parcel 112-18), site plan review and special permit application for a three lot cluster subdivision.
PRESENT: Roger Bergen, Geoff McGean, Director, Rural Land Foundation; Jane and Ronald Row, owners; Judy Casarella, rodd Halstead, Anne Blodget Halburton, Martha Johnson
Mr. McGean reviewed the proposed cluster subdivision providing for three building lots, one existing and two new buildable lots. The plan also provides over 11 acres of open space. The 27 foot right of way will be owned by Lot 2 with a utility and access easement going to Lot 3. The access road will be limited to 12’ wide. The buffer between the road and the neighboring lots in the “Umbrello” cluster varies in width from 10 to 20 feet. Mr. McGean noted that there were limited areas for access on to Tower Road due to poor sight distances and disturbance that would occur on the open field area. House sizes will be limited on the two lots. Lot 2, consisting of 56,207 s.f. will be restricted to a calculated gross floor area (c.g.f.a) house size of 3200 s.f. plus a 600 s.f.
garage. Lot 3, consisting of 71,291 s.f. will be restricted to a c.g.f.a of 3500 s.f. for the house and 600 s.f. for the garage. Mr. McGean said that he had met with Fire Chief Cotoni and he has approved the location of a hydrant in the vicinity of Lot 2. A looped water system will be installed, hopefully within the same trench, he added. Neighbors closest to the road and the new houses were concerned with the proximity of the road and houses, the size of the new houses, and possible runoff. Members of the Board proposed a site visit. The Board would also want to see more information on runoff, setback distances, screening, and if the road can go over the septic system. The Board requested that the proponent provide building envelopes with dimensions and to locate the abutters’ residences on a plan. A MOTION was made and seconded to conduct a site visit on Saturday, January 22 at 1 PM. The Motion passed unanimously. A
MOTION was made and seconded to continue the public hearing to Wednesday February 16 at 8 PM. The Motion passed unanimously.
9:20 P.M. PUBLIC HEARING CONTINUATION - CHRISTINA BREITER, HOBBS BROOK FARM PROPERTY CO., 268 Cambridge Turnpike (Map and Parcel 33-11), amendment to the cluster subdivision plan and site plan review for the construction of a sound wall adjacent to Route 2 (Cambridge Turnpike).
PRESENT: Christina Breiter (owner), Tom Ryan (landscape architect)
Mrs. Breiter reported that she had met with Mass Highway officials and they said that she can plant behind the jersey barriers. They provided new renderings of the various gabion walls and stone walls. The Board reviewed the changes and said that the design has improved. The board would still like to understand its visual impact. The Board asked if the proponent can stake where the different sections are. After discussion, a MOTION was made and seconded to conduct a site visit on Saturday, January 22, 2005 at 2:30 PM. The Motion passed unanimously. A MOTION was made and seconded to continue the hearing to March 2, 2005 at 8:40 PM. The Motion passed unanimously.
The Meeting adjourned at 11:15 PM.
Submitted by Debra Parkhurst Approved on February 16, 2005
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