TOWN OF LINCOLN
PLANNING BOARD MINUTES
April 12, 2006
PRESENT: K.Hurd (Chairman), E.Flint, B.Wolf, R.Domnitz, J.Snell
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
Stephen and Sarah Brown, 24 Tower Road (Map 74/ Lot 26): Request for approval under conditions of site plan decision.
Tim Taylor, attorney, represented Mr. and Mrs. Brown. One condition required that drainage be retained on the property. Mr. Taylor reported that the drywell in front of the garage would be moved to one side, a second one installed and the roof drainage tied in. This would ensure that no water from the house and upper driveway would go down the lower driveway. Board members familiar with the locality commented that this driveway does not currently create an icing problem on the road.
The Board had previously looked at a proposed lighting plan and considered it excessive in terms of the number and brightness of lights. Mr. Taylor stated that it was now proposed to: eliminate the motion detector on the second floor; remove one of the landscape lights; relocate one of the post lights; and reduce wattages. The Board had questioned the need for combined switching of the lights along the approach to the front entry; the applicants’ response was that they only intended to use this rarely but believed that a combined switch made sense in terms of using it for access. Mr. Taylor commented that apart from the lights at the parking/ turning area of the driveway, most were related to safe access to the house. He considered the rear access likely to be used most often. The Board examined the height and
brightness of the various proposed lights. The landscape lights are 18 inches high and 40W. It was confirmed that the designs follow dark sky guidelines. The Board considered that the steep slope at the rear of the property would limit the effect on neighbors in that direction. They considered that lights at the front would be more visible, but accepted the owners’ stated intent to only use these occasionally.
A MOTION was proposed by Mr. Flint and seconded by Mrs. Wolf, to approve the lighting with light R5 eliminated, R3 moved to the middle of the garage door, R2 eliminated and the S light closest to R3 on the plan eliminated; the power of the R lights to be limited to 40W incandescent; and to approve the drainage plans as presented. Passed 5-0.
8:00PM PUBLIC HEARING CONTINUATION: Liam and Lyn Spaeth, Silver Hill Road (Map 72/ Lot 11-7), site plan review for new residence in R-1 cluster development.
A site walk was held on March 18th.
The applicants reported that the site plan has been revised to reflect some comments made at the last meeting: two lights hung from trees have been eliminated; planting of some 6 ft white pine or hemlock trees has been added along the side of the house adjoining the conservation easement; and the septic system has been redesigned to fit into the grades better and have a narrower clearing down the wooded hillside.
The Board discussed the clearing for installation of the septic system, including the width needed for machinery and whether a dog-leg in the line would give a better appearance.
The applicant provided copies of two covenants governing the design of the road in the cluster development. The main one specified the right of way. A supplemental one set out arrangements for a narrower road to be constructed initially to serve the first two houses, with changes to be made if a further house was added (a wider road and shoulders and extension to the road). The applicant thinks the changes are necessary now that his house (the third) is being added, and has discussed this with the Fire Chief who has confirmed the situation with Mr. Whitehead. The water line and a utilities conduit have already been installed. The road has been extended to the Spaeth’s property at the full width (12 feet wide on straight sections and 16 feet on curves, with 3 foot shoulders); the existing portion, however, is
unchanged. The Board considered whether new road construction designs need to be submitted. They advised the applicant that Mr. Crowley, as the responsible party, should file engineering plans including a standard cross-section and materials, with the Board.
A MOTION was proposed by Mr. Snell and seconded by Mr. Domnitz, to approve the site plan as presented, subject to the disturbed area for access to the septic system not exceeding sixteen feet in width and providing a dog-leg shape if possible, and subject to the submission of engineering plans for the subdivision road compliant with the covenants. Passed 4-0.
8:20PM PUBLIC HEARING CONTINUATION: Kingsley and Leslie Brooks, 39 North Great Road (Map12/ Lot11-0), site plan review for new single family residence in the R-1 zone.
A MOTION was proposed and seconded to continue the hearing at the applicants’ request, to May 3rd. Passed 5-0.
9:00PM PUBLIC HEARING CONTINUATION: Mark Vallucci, 100 Page Road (Map 33/ Lot25-1) for a site plan review and scenic road review for a new residence in the R-1 zone.
The applicants presented catalog cuts of their new lighting choices: a) shielded sconces at the house entrance and exits; b) step lights at the patio at the rear; and c) recessed lighting under the balcony at the rear. The applicants also presented their fence selection for around the patio and pool area. This is dark aluminum with vertical rails.
Several Board members had walked the site since the last meeting. The design team had reviewed which trees would be lost and kept, and stated that only those affected by the driveway or drainage system would go. They had been numbered on site from the frontage back, as marked on a plan. At the driveway entrance, the oak tree will be lost but the pine will be kept.
Mr. Flint commented that none of the trees are very special but that there is little screening for the neighboring property. The Board considered that some additional evergreen planting would benefit the situation. Mr. Snell reported speaking to the neighbor who was satisfied and who welcomed the planting proposed at the rear of the lot since it was between them and Route 2. The landscape team said they had worked with the engineers here to incorporate planting with regrading. The Board was less pleased with the design of the slope around the north side of the house but the design team pointed out that they had lowered the overall profile with elimination of the basement.
The landscape designers provided a list of species proposed for planting on the Page Road frontage. The Board agreed that the oak tree by the driveway entrance should go, and that the proposed removal of trees for the driveway and drain was acceptable. They requested some evergreen planting between the remaining trees, and the landscape designers accordingly marked seven pine trees, to be 5 to 6 ft tall, clustered towards the back of the driveway. The Board was satisfied with this.
A sketch of the proposed gazebo was provided; this may be built at a later stage. It is intended to be finished in white stucco to match the house. Mr. Domnitz thought the gazebo should not be lit, but other Board members did not consider this a problem.
Elevations showing revised fenestration facing Page Road were presented. The windows lined up better and the Chair commented that it was much improved. The Board checked on the height and viewing angle from Page Road and noted that the roof will not be visible from the near side of the road. The Board asked about materials and color; off-white stucco is proposed for the walls, with a charcoal metal roof. Both were confirmed to be of a matte finish. The Board asked if the applicants did not want clapboard; they stated a strong preference for stucco.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Flint to approve the plans as submitted, with additional planting as drawn in and agreed at the meeting. Passed 4-0, with Mr. Hurd abstaining.
OTHER BUSINESS:
Estes-Binder: The Board signed the decision on the site plan amendment.
Election of Officers:
MOTIONS were proposed, seconded and passed 4-0 for the following appointments for the coming year:
Chairman – Ken Hurd
Vice Chairman – Bob Domnitz
New England Deaconess Committee Representative – John Snell
Historic District Commission Representative – Ephraim Flint
Master Planning Committee
It was reported that representatives of the various Boards are being asked for and that there will be advertisements in the newspaper for three ‘at large’ members. It was agreed that the Chairman would represent the Planning Board.
Town Planner’s Report
Mr. Whitehead reported that it has been arranged for Joel Bard to attend next week’s meeting to advise on the church and school proposals. Both Acorn Lane and Baker Bridge Road are public roads and a traffic issue could be triggered in both cases. Copies of the Corwin-Russell school’s submission were distributed. Mr. Hurd mentioned that the Acorn Lane residents have approached the Historic Districts Commission with a view to proposing a Neighborhood Conservation District but that they cannot submit it until the by-law has been approved by the Attorney General.
Mr. Whitehead suggested that the Board may wish to consider making a change to the zoning by-law to make it clear that proponents of projects covered by the Dover amendment should submit materials equivalent to a site plan approval application.
Mr. Whitehead had drafted a recommendation on the Sunnyside accessory apartment. The Board made a slight amendment.
Other Business:
The mall area was discussed.
Mrs. Wolf mentioned that Sarah Mattes had drawn attention to a Massachusetts house bill to fast-track developments; the Selectmen were writing a statement in opposition. She referred to a copy of a letter drafted by the Massachusetts League of Environmental Voters. Mr. Domnitz agreed to investigate and consider whether the Planning Board might wish to take any action.
Mr. Domnitz made a suggestion that the Planning Department move towards a system of digital plans for keeping records of approvals.
Minutes:
4/5 – Approved with amendments.
2/15 - Mr. Snell will mark up some amendments and re-circulate.
3/8 – some amendments offered.
The meeting was adjourned at 10:55pm.
Submitted by Catherine Perry
Approved April 19, 2006
| 
