TOWN OF LINCOLN
PLANNING BOARD MINUTES
July 19, 2006
PRESENT: K.Hurd (Chairman), R.Domnitz, J.Snell
STAFF: M. Whitehead, C.Perry
7:30PM BUSINESS:
New England Deaconess Association
There was an update and discussion based on the morning’s Steering Committee meeting.
Bylaw changes
Mr. Whitehead distributed copies of the Attorney General’s response to the bylaw changes submitted following Town Meeting. The two zoning bylaw changes, on lot coverage and signs, have been approved. The general bylaw for Neighborhood Conservation Districts has had two small parts deleted: one concerning the holding back of building permits, and one concerning appeals to a state court; other than this it has been approved. A water bylaw was also approved.
8:00 PM PRELIMINARY DISCUSSION: Rural Land Foundation, Mall Project, 145 Lincoln Road (Map 95/ Lot38), discussion of requirements for South Lincoln Overlay Zone preliminary development and use plan.
The following RLF representatives and development team members attended:
Geoff McGean RLF
Sarah Andrysiak ”
Ed Nardi Cresset Development
Stephen Peabody ”
Colin Johannen Rizzo Associates
Sheldon Pennoyer O’Neil Pennoyer Architects
David O’Neil ”
Bill Jackson W.Jackson Associates
Carol Kendrick ”
David Ring Burke + Design
Kevin Burke ”
Mr. McGean introduced the discussion, explaining that: the Board has previously discussed the site plan; the RLF sent a memo following up on the traffic analysis submission requirements; and they now wish to update the Board and to present ideas on architecture, landscaping and signage.
Landscape and architecture
The team presented a plan and model. The landscaping aims to tie the two groups of buildings together and link open spaces with walkways. It is proposed to have an open trellis above the new walkway between the mall buildings to allow more light and some plants. Sections of canopy applied to the edges of the two groups of buildings are intended to create a visual link. There will be a new gabled entrance to Donelan’s, the upper story of which provides a new staff break room. This will also allow rooftop equipment to be moved into the rear of the building. It is intended that cart storage will be inside the new vestibule. Paving materials have not yet been chosen but it is intended to provide mostly new sidewalks.
Mr. Snell asked about consultation with Lincoln Woods. The RLF reported that the main concern of the residents is to keep the open space usable, so the path has been taken around the edge of it.
Mr. Hurd asked about glazing of facades. The intention is to have windows along the south side of the trellised walkway, with views into Something Special or a reconfigured art gallery. The design allows little entry roofs marking business entrances to be inserted above the trellis, so it is flexible to changes in occupancy. The Donelan’s side of the walkway will also be glazed, as will the façade facing the parking lot beyond the entrance; to the south of the entrance, clerestory windows are proposed. The façade facing the road has not yet been considered but the designers will look at applying a glazing system similar to that on the parking lot façade.
The Board commented that it welcomed the idea of opening up the walkways to bring in light but thought the canopy on the corner of the mall looked like an add-on. Mr. Hurd suggested extending the trellis motif.
Mr. Hurd stressed the importance of making the facades that are closest to pedestrian routes welcoming. The possibility of moving the Donelan’s entrance towards the walkway to concentrate activity was discussed. This may not be acceptable in terms of circulation within the supermarket, although turning the entrance sideways may be an option.
Some Board members commented that they liked the pitched roofs used on the new buildings and on the mall entrance, and wondered if this style element could not be used more widely.
The new Post Office entrance will be on the green, with a walkway past the café terrace, and a walkway between the buildings giving it permeability for pedestrians. An artist’s impression was presented, together with photo montages to compare the size of the new buildings with those across the road. It was established that the proposed development has less height and is set back further than 2 Lewis Street but that it will be higher than some other buildings in the vicinity. Mr. Domnitz questioned whether the gabled roadside façade has enough interesting detail. The elevation drawing indicates a decorative feature such as a sundial. The Board stressed the importance of ensuring that all pedestrian approaches, including from the commuter lots and the train, are made attractive.
Mr. Snell reported discussing the development with Chris Bibbo, the Director of Public Works, who questioned the need for three access points. Mr. Whitehead and Mr. Hurd considered that this number of entrances would be beneficial in reducing conflicts at the main entrance. Mr. Bibbo also asked for sidewalks in the development to be of adequate width, and suggested the Town look at inserting a median in Lincoln Road to make crossing easier. The design team thought that narrowing the paved road would be good, although they thought there may be issues with the width available for a median, taking into account existing trees on the mall frontage. Their only concern would be to maintain access for delivery trucks. In terms of crosswalks, the team saw a need for pedestrians to cross near the Post
Office.
Solar panels are proposed on the café roof facing south towards the road. A centralized heating and cooling plant for the Post Office/ café/ office complex is proposed, that could be converted in future to an alternative fuel. The new buildings will have a high standard of insulation. Mr. Domnitz asked if the team had rejected the possibility of central heating and cooling for the whole mall area. This was not considered feasible. Mr. Domnitz asked if the solar panels could be put out of sight on the flat mall roofs. The team considered that the distance would make the heat loss or cost of extra insulation problematic.
The Board asked for the solar panels to be depicted in illustrations, and pointed out that the current artist’s impression shows a misleading amount of green space in the foreground.
The Board asked about previously mentioned plans for drainage water storage to use for landscaping. The team reported that a high water table and costs made this infeasible.
Signage
A concept design sheet was presented. Proposed signage is of three types: identity, direction and regulation. The name ‘Lincoln Station’ is favored, and proposed designs use black open metalwork frames, painted posts and panels with relief lettering. Signs comprise:
1. A main sign for the mall, on the road front, perpendicular to the road;
2. A tenant directory at the front corner of the main mall building;
3 Building-mounted tenant signs, including smaller tenant directories at key points on buildings, and individual business signs under beams, over doors or blade designs as appropriate. The designers are considering the degree of individualization to allow. Donelan’s will need a larger sign.
The Post Office has standard requirements, based on floorspace. It is likely to need pylon and wall mounted signs.
The Board discussed the size of the main sign and said it would wish to consider this on site. Potential blockages to views would have to be examined. Mr. Whitehead asked about the number of signs per tenant and advised that the bylaw normally only allows one; more may be unnecessary and could set a difficult precedent.
Mr. Domnitz asked about signage on doors and advised that the Board may wish to apply conditions limiting window and door coverage. The RLF considered that this was something they would also wish to control as managers. Neil Feinberg questioned the need for any signage on doors, and also asked whether all tenants would be listed on directory signs. The response was that only main tenants are likely to be listed on the main sign. Mr. Hurd commented that as most customers will be regulars, the need for signage will be low and the Board may wish to limit it.
Mr. Snell asked for mall signage to be integrated with that needed for traffic control and for the commuter parking lot; this will require liaison. Mr. Domnitz warned that there may also be a need to accommodate newspaper vending machines.
Site Walk
A site walk by the Board was arranged for August 10 at 7:00pm. This will follow one of the RLF’s Open Houses. The team agreed to stake the positions of the access points.
Overall, the Board concluded that there are some architectural design issues to address, but that as long as the main concepts are in place for Town Meeting it may be possible to adjust details later.
OTHER BUSINESS:
Proposed bylaw change for MGL Ch. 40A, Sec. 3, exempt uses
Mr. Whitehead distributed draft changes to the zoning bylaw, requiring site plan review for exempt institutional uses. They can still apply for exemption from zoning requirements but the new wording sets out a clearer procedure to follow. The Board agreed to review the draft, and also read a letter that appeared in the local newspaper on the subject.
The meeting was adjourned at 10:15pm.
Submitted by Catherine Perry
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