TOWN OF LINCOLN
PLANNING BOARD MINUTES
January 11, 2006
PRESENT: K.Hurd (Chairman), D. Ries, R. Domnitz, J. Snell (part of meeting)
STAFF: M. Whitehead, C. Perry
7:30PM PUBLIC HEARING: Proposed zoning bylaw change: Section 13.3, Lot coverage.
Pamela Green and Bryce Wolf attended for this item.
Copies of the proposed zoning change were distributed. It would substitute the term “gross floor area” for “total area of enclosed space” in a section that limits the total allowable floor area of buildings in relation to the lot size. Mr. Whitehead explained that the current term is undefined, making interpretation difficult, whereas “gross floor area” is a defined term. Also, other parts of the zoning bylaw specify gross floor area so the change would improve consistency. Ms. Green spoke in support on behalf of the Board of Appeals.
A MOTION to close the public hearing was proposed by Mr. Ries, seconded by Mr. Domnitz and passed 3-0.
A MOTION to forward the proposal to town meeting was proposed by Mr. Ries, seconded by Mr. Domnitz and passed 3-0.
It was agreed that Mr. Whitehead would write a brief report to accompany the proposal and forward it to the Board of Selectmen.
OTHER BUSINESS:
Accessory Apartments – discussion of draft changes to zoning bylaw
Pamela Green (ZBA) and Bryce Wolf (Housing Commision) attended for this item.
Copies of a revised draft of proposed changes to zoning bylaw 14.3, relating to accessory apartments in an R-1 district, were distributed. Mr. Domnitz explained that the main changes being proposed were:
· to set a cap on the number of new unrestricted accessory apartments (i.e. those not qualifying to be counted as affordable in a state inventory), at two allowed per year;
· to eliminate wording that allows more flexibility, in the case of affordable apartments, in criteria covering dimensions and age of building extensions.
The merits of accessory apartments were discussed. Mr. Domnitz explained that one of the main reasons for proposing a cap was that Lincoln has a large number of these apartments (around 80) and they are distorting the state’s affordable housing calculations for the town by adding to the denominator. Mr. Ries felt there was cause to limit them anyway. Ms. Green and Ms. Wolf considered that they may have some social value.
The quality of the information on numbers of current apartments was discussed. It was agreed there was a degree of inaccuracy. Ms. Green advised that the system for renewal of permits was improved a few years ago. The Town Clerk now notifies the ZBA of cases coming up for renewal, a reminder is sent, condition compliance checked and a modest fee charged.
There was some discussion of the history and purpose of the affordable apartments exception in current section 14.3.8 and referred to in section 14.3.2(f), now being proposed for deletion. A small number of apartments have been created under it, with affordability agreements. Some have lapsed. Ms.Wolf asked whether future permits for affordable apartments would be subject to renewal every few years. Ms. Green advised that most special permits operate in this way and that it helps to check on unforeseen adverse effects (usually a matter of compliance with conditions).
Mr. Ries questioned the use of the term “volume” in 14.3.2 (f). Most members disliked it as difficult to measure. There was discussion of whether floor areas should be described as “gross” but this change was not favored because the definition of “gross floor area” refers to all buildings on a lot.
Problems with apartments being created incrementally or unofficially, sometimes in accessory structures, were discussed.
It was agreed that a discussion of the subject at Town Meeting would be a good thing. The ZBA and Housing Commission will discuss the proposed changes and report back within a few days. The Planning Board will finalize the wording next Wednesday and an advertisement will be sent to the newspaper next Thursday.
Master Planning Process – discussion
Mr. Whitehead reported that a range of groups and individuals had been invited to the meeting on Friday January 13. It was agreed to extend an invitation to Codman farm to represent agricultural interests. It was anticipated that there would be a good-sized pool of representatives from which to form a committee, together with a few “at large” members.
Plans for the meeting were outlined, and there was some discussion of the various arguments for master planning. Mr. Hurd mentioned that he had been reading through the executive summaries of Lincoln’s planning history and was impressed by how much had been achieved as a result of previous planning exercises.
Minutes
9/14/05 - The minutes were approved
9/21/05 - The minutes were approved as amended
11/2/05 - The minutes were approved
12/21/05 - The minutes were approved
1/4/06 – The minutes were deferred
Mr. Whitehead mentioned that it is intended to add the date of approval to the end of minutes once they are finalized.
Next meeting
There was a busy agenda for the meeting on January 18, and packets had been distributed.
The meeting adjourned at 10:05pm.
Submitted by Catherine Perry
Approved March 1, 2006
| 
