TOWN OF LINCOLN
PLANNING BOARD MINUTES
January 4, 2006
PRESENT: K.Hurd (chairman), E.Flint, D.Ries, R.Domnitz, J.Snell
STAFF: M. Whitehead, C.Perry
7:30PM: BUSINESS
Estes/ Binder residence, administrative amendment
Mr. Whitehead reported that he had received revised plans as requested, showing the changes to the accessory building but not the garage extension to the house which was determined to require a separate application; also the choice of lights was marked. The Chairman signed a letter confirming this to the building inspector.
History of Lincoln Planning – Executive Summaries
Copies of the summary documents, covering events from 1952 to 2005, were distributed to the Board.
Master Planning
Mr. Whitehead presented a draft agenda that he and and Mr. Higgins had produced for a potential meeting with the Selectmen, Conservation and Housing representatives to decide whether and how to initiate work on a Master Plan. A placeholder had been made for Town Meeting. The Board discussed the potential benefits and possible pitfalls of a master planning exercise. Some members felt there would be important benefits in terms of coordination of the town’s various activities, airing issues that the town was facing and testing the views of newer residents. It was generally agreed that it would be important to focus on issues needing attention rather than spending significant resources on going over ground already covered. The Board suggested adding an item to the agenda, asking what we want to see in, or achieve
through, a Master Plan. It was agreed to set a meeting for Friday 13th January at 7:30 – 9:30am.
8:00PM - PUBLIC HEARING CONTINUATION: LEXINGTON ROAD LLP, TIM TAYLOR (ATTY) ,118 Lexington Road (Map/Lots 34/4, 34/4.02, 34/4.03, 34/4.04, 34/4.05), special permit and site plan review for R-1 cluster subdivision.
Mr. Taylor had requested a continuation to a later date. A MOTION was proposed by Mr. Ries and seconded by Mr.Flint to continue the hearing to February 15th at 8:00pm. Passed 5-0.
8:20PM - PRELIMINARY MEETING: RURAL LAND FOUNDATION (RLF), 145 Lincoln Road (Map95/ Lot 38). Discussion of requirements for site plan review for new Post Office and related changes to the Mall at Lincoln Station.
Susan and Sam Mygatt attended for this item.
Geoff Mc Gean introduced Gary Anderson, a Board Member. Mr. Mc Gean explained that RLF obtained a Special Permit from the ZBA in September for a new parking plan for the Mall area. A previous effort to renovate the mall in 1999 had been through site plan review, but that proposal failed to meet other technical requirements and did not proceed. RLF would like to proceed with mall renovations in two phases: Phase I includes changes to the retail premises and Phase II includes housing. This preliminary hearing concerned the first phase. Mr. Mc Gean displayed plans from the ZBA approval and stated the intention to work with an architect, David O’Neill, to add the necessary detail for site plan approval. The proposed retail changes consist of:
· New buildings in the corner of the current parking lot close to the railroad crossing, to house a new Post Office of 5,500 sq ft (approx. double the size of the current one) with 4,000 sq ft of office space above, and a new café of 2,500 sq ft (significantly larger than the present one) with a second story. These two buildings are to be linked at the second floor level.
· Reconfiguration of the existing mall buildings, with Donelan’s expanding into the current Post Office area and possibly into the next unit, with the walkway relocated accordingly.
· New vehicular accesses from Lincoln Road and reconfigured circulation within the site. An access point to the north of the mall is intended to serve residents if housing is added above the smaller units in the main mall, and will also serve as temporary parking for shoppers during construction. The second, main access point is for shoppers and commuters and the third, close to the railroad crossing, is for exit only, except possibly for emergency vehicle access. Postal vans will be able to back up to a loading bay. Donelan’s trucks will still need to back into the loading area at the rear of the store. Some parking spaces in the commuter lot will be leased from
the Town for shoppers’ use to compensate for space lost to residents’ use and there will also be a few spaces alongside Lincoln Road.
· Improved signage. Some tenants feel restricted by only having one sign and some want the main mall sign to list tenants. It is proposed to change the name to The Village at Lincoln Station rather than The Mall.
· Improved lighting.
The Board asked about drainage issues. These need to be resolved. Ideally surface water run-off should be handled within the site but this may be constrained by space and high ground water. Mr. Mygatt recommended a low impact development approach and felt it was important for the RLF to set a good example in the town. Sewage disposal is also unresolved due to differing views on the capacity of the Lincoln Woods system to handle additional load.
On the architectural side, Mr. Hurd said that the Board would be interested in seeing details of the public face of the Post Office building and the walkway passage to ensure these were attractive; similarly the façade of the supermarket block and the side of the mall facing Lincoln Road. Also the details of levels and surfaces around the new buildings need to be handled carefully. Mr. McGean mentioned that RLF will be asking the architect to incorporate some ‘green design’ ideas.
The Board agreed that the current lighting was poor.
Mrs. Mygatt raised the question of whether vehicular egress very close to the railroad crossing would be compatible with changes that may have to be made to the crossing to comply with ‘no whistle’ rules. Mr. McGean believed it could be compatible but would check this with the Board of Selectmen.
The Board asked to be kept informed about this and any other issues that might call for coordination with nearby land parcels.
8:40PM – PRELIMINARY MEETING: KINGSLEY AND LESLIE BROOKS, 39 North Great Road, Lot B (Map 12/ Lot 11-0). Discussion of requirements for site plan review for new residence.
Ellen Kennelly, an abutter, attended for this item. Tim Taylor attended to represent the site owner, Mr. Shea.Mr. and Mrs. Brooks introduced Rosalind Brooks Stow, a family member.
The Board asked if Mr. and Mrs. Brooks owned the site. Mr. Taylor indicated that the Brooks had submitted a purchase offer but did not yet have a contract; however he was able to give agreement on behalf of the owner for the prospective purchaser to present their proposal for a preliminary hearing.
Mr. Brooks described the proposal for a single family residence. The family proposes to buy two lots spanning the right of way. Lot A has an existing house and Lot B, where the new one is proposed, is undeveloped. Ellen Kennelly’s house is to the rear, and the historic Joshua Brooks house on North Great Road is to the front, owned and used by the National Park.
Mr. Hurd asked about the nature of the house design, which appeared to be a stock plan rather than one designed for the site. Mr. Brooks explained that it represents a particular type of architecture, based on principles of ‘Sthapatya Veda’ espoused by the Global Country of World peace movement. The symmetry and orientation of the building are considered important. Mr. Brooks said he felt that the lot was well-suited to the building’s requirements and there is also a historic family connection.
The Board asked for confirmation that the building is intended as a single family house rather than an institutional or religious use, which was given. The Board commented that the detailing of the façade gave the impression that the proposed house was larger than it actually was. The Board questioned the lack of a garage; Mr. Brooks said they may build one on lot B.
Mr. Hurd stated that the pre-determined nature of the design made it difficult for the Board to reconcile it with normal considerations of sympathy to the landscape and building style of the surrounding area. Mr. Brooks recognized that the house had a formal style but considered it similar to some historic New England houses. The Board indicated that they would prefer the detailing of arches, windows etc. to be more in line with the New England vernacular and the applicants expressed a willingness to consider this. Board members were concerned that the house would be very visible from North Great Road in winter even if it was screened by vegetation in summer; also as the site was adjacent to the National Park it was important for the house to fit in with the historic rural New England landscape.
Options for improving the siting of the house were discussed. There are constraints relating to the shape of the lot (a protected unaltered lot from 1939), setbacks and wetlands. The possibility of combining the two lots to allow a better configuration and apply current zoning rules was discussed. The septic system was discussed and the Board drew attention to a deed restriction limiting the number of bedrooms allowed. A four bedroom septic system has been approved and a five bedroom system is under investigation.
Mr. Whitehead advised of the need to consult the Conservation department in relation to wetlands and landscaping.
Overall the Board felt that visual impact was the main issue for them and said that they would conduct a walk of the land once a formal application was made.
OTHER BUSINESS:
BIIC Property
Mr. Whitehead reported that New England Deaconess Hospital had reached agreement with Holt Massey and would be bringing in a proposal for a continuing care facility with 150 units for seniors. Under the town’s inclusionary zoning bylaw 15% of units would be required to be affordable.
Neighborhood Conservation District Bylaw
A public hearing was proposed for January 18th at 7:45pm and a legal advertisement would be issued.
Minutes
Deferred.
The meeting adjourned at 10:50pm.
Submitted by Catherine Perry
Approved March 1, 2006
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