TOWN OF LINCOLN
PLANNING BOARD MINUTES
September 13, 2006
PRESENT: K.Hurd (Chairman), E.Flint, R.Domnitz, J.Snell
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
RLF, Mall Project
Mr. Whitehead distributed copies of the RLF’s submission to the Board.
Site Walk, Husain/Sahai, 9 Reiling Pond Road
Mr. Whitehead reported that the applicant’s engineers are unable to stake the site before the date planned for the site walk. It was agreed to postpone the site walk and to suggest continuing the hearing to October 11.
Minutes
8/9 – Approved
8/23 – Approved with amendments
RECOMMENDATION FOR ACCESSORY APARTMENT: JOHN AND NATHALIE RICE, 31 Red Rail Farm Lane, Map 57/Lot 2-7, recommendation to the Zoning Board of Appeals on an accessory apartment application under Section 14.3.
A recommendation letter had been drafted.
A MOTION was proposed by Mr. Snell and seconded by Mr.Flint, to approve the recommendation and send the letter to the Zoning Board of Appeals. Passed 3-1 (Mr. Domnitz opposed).
8:00PM PUBLIC HEARING: SPRINT WIRELESS, 37 Cambridge Turnpike, Map24/ Lot 1, special permit and site plan review for change and expansion of equipment on an existing wireless tower under Section 12.6.
Sprint had requested a continuation.
A MOTION was proposed by Mr. Snell and seconded by Mr. Flint, to continue the hearing to October11. Passed 4-0.
8:20PM PUBLIC HEARING CONTINUATION: MARC LEWANDOWSKI, 3 Bowles Terrace, Map 119/ Lot 2, fence permit application under Section 18.5.
Mr. Lewandowski spoke in support of his application as submitted. He provided: photographs of fences and walls in the vicinity and along Route 117; a photograph illustrating the visibility of a vehicle at his driveway entrance; text relating his proposal to the provisions of the bylaw; and a signed statement from the Fire Chief that the proposed wall satisfies safety considerations. Mr. Lewandowski had marked further details on the plan and provided a drawing of the transition between 6ft and 3ft tall portions of the wall. He reiterated his desire to have significant screening from traffic on Route 117.
It was established that Massachusetts Audubon Society has a tall smooth-finished masonry wall and that several residential properties on Route 117 have wood fences of 6ft or higher.
Mr. Whitehead asked about the outcome of discussions between the applicant and the Fire Chief regarding the narrowness of the private road and the effect of some curbing that the applicant had installed to address a drainage problem. Mr. Lewandowski responded that he proposes to clear trees and branches on the other side of Bowles Terrace to ensure adequate width, and both the Fire Chief and other residents were satisfied with this.
The Board found that the proposed wall meets the geometric requirements of the bylaw. They discussed the appropriateness of the design. Some members considered it to be rather high for its length and observed that most stone walls in the area are lower. Mr. Flint suggested that the transition between the two heights would look better with either two radius curves or a straight slope, rather than a cusp.
A MOTION was proposed by Mr.Domnitz and seconded by Snell, to approve the proposal as presented but with a maximum height of five feet, and with height transitions that are linear or have radius corners. Passed 3-0.
8:40PM RECOMMENDATION FOR B-2 USE: KAREN MUNROE, 9-11-13 Lewis Street, Map95/ Lot 33-0, recommendation to the Zoning Board of Appeals on proposed landscaping use in the B-2 zone.
Mr. and Mrs. Munroe, the prospective purchasers, appeared together with Mr. and Mrs. Dilg, the current owners. The Munroes wish to operate a landscaping business in a portion of the property. Mr. Whitehead advised that under the bylaw provisions for the B-2 zone, the use requires ZBA approval, with the recommendation of the Planning Board. No work requiring a building permit is currently required, therefore the provision for site plan approval under Section 10.1 does not apply at this point but if building extensions or similar work are proposed in future, the applicants will need to return to the Planning Board.
It was established that the proposed landscape business use would replace a current communications business. Another portion of the property is currently empty and the remainder houses other small businesses.
The Board considered various planning aspects of the matters that the ZBA will look at. In terms of parking arrangements, the applicants stated that there will be four employees with trucks. One vehicle will be taken home at night. There is a future intention to extend a garage to hide the trucks. The Board inquired about the nature of surrounding uses. These include the Sav-a-Tree landscaping business which has dumpsters and parked vehicles, the Food Project office and McCart Construction which has large vehicles. To the rear the Doherty property is residential but is also used for bus parking. Truck access to the garage was discussed and the applicants said that this could be from the rear. Mr. Domnitz asked if the smell of mulch could cause a problem; the applicants said that there would only be a small quantity (4 or 5 yards) stored at a
time and that it would be fresh rather than dyed; also that an existing landscape business stores a larger quantity of wood chips.
Overall, the Board considered that the proposed use was in keeping with surrounding uses, that parking arrangements were adequate, that the use would not be expected to create a traffic problem and that the scale of storage proposed seemed reasonable.
A MOTION was proposed by Mr. Hurd and seconded by Mr. Domnitz, to recommend that the Zoning Board of Appeals approve the proposed use, and that any future change to the garaging of trucks for the business should ensure that trucks stay on the south west side of the property. Passed 4-0.
9:00PM PUBLIC HEARING CONTINUATION: KINGSLEY AND LESLIE BROOKS, 39 North Great Road, Map 12/ Lot 11-0, site plan review for new single family residence under Section 17.7.
The Board received a letter from Mr. Taylor, attorney for the applicants, stating his opinion regarding the scope of the Board’s review powers.
New application information packets were supplied to the Board following the last meeting. Jonathan Lipman, architect, ran through the additions and changes to the application materials that were presented at the meeting. He provided an engineer’s site plan showing both existing and proposed grades. In response to a question about the septic system he explained that it will physically be a five bedroom system but will be restricted to four bedroom use by the Board of Health. It will not be a mounded system. The leaching field will be as per the Board of Health approval but the pipe runs have been adjusted. He stated that this change has no landscape impact. Lighting cut sheets have been supplied. House lighting is marked on the first floor plan. The position of the landscape light was accidentally deleted from the site plan; Mr. Lipman
distributed a corrected marked version.
On the landscape plan, fifteen trees that will be removed for construction have been marked. There are none over 10” in diameter in the area of the leach field. Three hemlock trees have been added to screen the house from the direction of the Noah Brooks tavern. Mr. Lipman presented photo simulations with these marked on, at planting size and as they will be in ten years, and a sectional drawing including them.
The Board discussed the status of planting in the buffer zone. There will be a formal filing with the Conservation Commission in due course. Planting proposed in the 50ft buffer zone is small (7-10ft), not requiring heavy equipment. In the 100ft zone, most planting is similar but the three proposed larger trees will be on the higher edge where disturbance by equipment will be minimal.
Nancy Nelson, Superintendent of Minuteman National Historic Park, said that she still has concerns about the proposed development. In particular, the scale of the house has not changed substantially and its color is still very light. She sought to clarify the change to the roof height; a comparison between the current plan and the initial plan established that the height of the roof in the current plan exceeds the height of the roof in the initial plan.
Ms. Nelson also questioned the accuracy of the isometric drawings as they did not seem to match perceptions from the ground. Mr. Snell commented that this may be an effect of the overhead view portrayed by these drawings, which emphasizes the size of a building’s footprint rather than the size of a building’s facade.
Ms. Nelson stated in conclusion that the things that matter most have changed the least. She reiterated her previously stated view that landscape screening should not be relied upon as it may come and go.
David Ries, a resident and previous member of the Planning Board, said that he passes the site frequently and was very disappointed with the proposal. He considered it to be most inappropriate for the setting - too big, light and intrusive - although it could be lovely elsewhere. He urged the Board to reject it and ask for something better.
Tim Taylor, attorney for the applicants, asked the Board to take ‘judicial notice’ of two of the photographs presented. The Board replied that they would accept them with the rest of the material submitted.
A MOTION was proposed by Mr. Domnitz and seconded by Mr.Flint, to close the public hearing. Passed 4-0.
OTHER BUSINESS:
Master Plan
Mr. Whitehead reported on the previous evening’s meeting. The plan has been renamed the Comprehensive Long Range Plan (CLRP). An article will be put to Town Meeting to request funding for a consultant, which could be important for facilitation of meetings and pulling together the plan following work by sub groups. The warrant closes on October 2. The Board discussed the level of funding to be requested.
At its next meeting, the CLRP Committee wishes to gather ‘hot topics’ for the Plan from the constituent boards. Mr. Hurd asked Planning Board members to give some thought to the Board’s contribution.
State of the Town Report
Mr. Whitehead will prepare a draft of the Planning Board’s report.
Grant Funding
Mr. Snell asked about the Town’s status in relation to grant funding as there are occasionally small grants available for planning-related activities. Mr. Whitehead reported that the Town is working on its Commonwealth Capital score which is used for State funding.
Selectmen’s meeting at Bemis Hall
The Selectmen held a televised meeting on Monday evening for New England Deaconess Association and the Rural Land Foundation to present their proposals to the public. Those who attended reported that the Deaconess proposal was well received with few challenging questions or comments. The Mall project generated more questions and demands for background information, some of which might have been better addressed by RLF members rather than the developer.
Planning Board hearings (NEDA and RLF)
Mr. Whitehead reminded the Planning Board that if there are unresolved details at the Planning Board hearing, minor changes can be made up to 48 hours before Town Meeting. The Board discussed whether it would be desirable to televise the Planning Board hearings. The procedure for the Special Town Meeting on November 4 was discussed.
The meeting was adjourned at 11:10pm.
Submitted by Catherine Perry
Approved as amended, November 15, 2006
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