TOWN OF LINCOLN
PLANNING BOARD MINUTES
December 7, 2005
PRESENT: K.Hurd (Chairman), R. Domnitz, E. Flint, D.Ries, J.Snell
STAFF: M. Whitehead, C. Perry
7.30 PM: BUSINESS
The Board read a letter received from Mimsy Beckwith and David Moran of Huntley Road relating to the Brodney construction that abuts their property. They were concerned about the need to re-vegetate the buffer strip adjoining the lot line. The Board recalled that a landscaping scheme had been approved and asked Mark Whitehead to reply with an update on this aspect of the development and the likely timeframe.
Mr. Whitehead also reported a recent complaint on the Davoli house concerning lighting having been installed on the wrong side of the driveway. Mr. Whitehead and the Building Inspector spoke with the contractor who agreed to correct the problem. The Building Inspector was to follow up with a letter.
The Board signed the following site plan decisions:
1. CROWLEY, 38 Silver Hill Road, Map72/Lot11-5
2. BROWN, 24 Tower Road, Map74/Lot26
3. DIMAMBRO, 16 Old Cambridge Turnpike, Map24/ Lot10
8.00 PM: PUBLIC HEARING CONTINUATION: LEXINGTON ROAD LLP, TIM TAYLOR (ATTY), 118 Lexington Road, Map33/Parcels34/4, 34/4.02, 34/4.03,34/4.04, 34/4.05 (Apple Meadow), special permit and site plan review for an R-1 cluster subdivision.
Mr. Taylor provided copies of Connorstone’s response to VHB’s engineering comments and said that detailed changes are being made on the plans. Mr. Taylor expressed a concern about the clause in the draft permit requiring the conveyance of the open space portion of the development to the Lincoln Land Conservation Trust if individual lots are sold. His concern was that it did not cover the situation if a portion of the site that did not conform to lot lines was sold. The Board doubted whether this would be a problem in practice, but Mr. Taylor thought the clause might create a cloud on the title. The Board considered alternative wordings, including making the individual site plan approval stage the trigger for conveyance of the open space, but did not reach agreement. It was left with Mr. Taylor to consider
proposing a rewording that might be acceptable to both sides.
A MOTION was proposed by Mr. Flint and seconded by Mr.Ries to continue the hearing to 21 December. Motion passed 5-0.
8.40 PM: PRELIMINARY MEETING,VALLUCCI,100 Page Road, Map33/Parcel25.1, site plan review for new residence.
Mr. and Mrs.Vallucci introduced their design team: Scott Hayes (engineer),Laurie Johnson and Karen Blake (landscape architects) and Dom Vingiano (architect). Mr. Hayes described the site for the Board. The landscape architect distributed copies of a conceptual landscape plan and described the proposed planting, all from the approved list of species. The team asked for guidance on lighting and for comments on the size and appearance of the house. On the subject of lighting, Mr. Hurd suggested two sconces on the garage rather than four. The Board discouraged driveway lighting, mentioned the Dark Sky initiative and in general recommended using non-glaring lights of moderate brightness. The Board asked about mounding and drainage of the site. Mr. Hayes explained that the intention is to grade the land to give a
broad raised area around the house rather than leave hollows. The proposed driveway circle was discussed in terms of the amount of hard surface. On the subject of landscaping, the Board asked about the nature of the adjacent lot to the south and were told this had some depth of woodland. The landscape architect mentioned that the trees closest to the driveway entrance were compromised by dirt having been piled up and eroded; for this reason as well as sight lines it may be advisable to remove one on each side. It was noted that one is in the right of way. The Board recommended taking water consumption into account in the landscaping plans and warned that high usage is penalized in the pricing. The architect presented elevations of the proposed house and described it as having stucco walls. Mr. Hurd commented that the Page Road frontage was rather massive and severe. The smaller windows were on this side and were unevenly arranged. The Board felt that the view from the
road may also be important. A minor problem was pointed out with the low retaining wall encroaching on the setback strip from Page Road; the team felt this could be addressed. The Board agreed to try to visit the site individually at this stage.
9.30PM –OTHER BUSINESS
Town Planner’s Report
· Sign By-law
An initial draft was discussed. Mr. Snell liked the way it was structured. Members wondered whether guidance was needed for business signs on non-conforming premises in residential areas but agreed it would be hard to make general rules. The ZBA would make decisions on these, and cases could be considered on their merits. A few questions were raised about signs requiring permits from the building inspector: what criteria would be applied, whether a contractor’s application should come from the homeowner, how long a builder should be allowed to advertise, etc.
· Master Planning
A discussion of this subject took place. Mr. Hurd reported that the Board does not have to wait for Town Meeting to establish a Master Plan Committee if it wishes. A committee could address issues at the State of the Town Meeting in fall and aim to present a Plan at the 2007 Town Meeting. Mr. Whitehead confirmed that the Planning Board is responsible for Master Planning and can set up a sub-committee. Mr. Ries said he saw a need to address selected issues but not necessarily opt for a full Master Plan approach. Others felt there was a need to go through a comprehensive process, even if might lead to limited action in the end. Mr. Whitehead mentioned that in five years time a Master Plan will be needed to support zoning. Mr. Domnitz thought some facts from the State’s buildout analysis might be helpful. Potential
membership of a committee was discussed and the At Risk Properties group was considered a good model. A question was raised as to whether the Community Preservation Act was a potential source of funding.
· Neighborhood Conservation District
Mr. Whitehead said the report will be available soon and will be circulated.
Approval of Minutes
10/12 - A MOTION was proposed and seconded to approve the minutes. Passed 5-0.
11/16 - A MOTION was proposed and seconded to approve the minutes as amended.
Passed 5-0
10/19 - A MOTION was proposed and seconded to approve the minutes. Passed 5-0.
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