TOWN OF LINCOLN
PLANNING BOARD MINUTES
September 26, 2006
PRESENT: K.Hurd (Chairman), E.Flint, B.Wolf, R.Domnitz, J.Snell
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
Discussion of decision: 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 reviewed the case. The applicants have stated that the lot was created in 1939 and has been unaltered since, so if it is developed as a residence it is governed by the setbacks that were in place at that time. If it was for an institutional use, greater setbacks would apply. The adjacent lot in the same ownership is not being looked at. The possibility of using that lot for parking in the future has been mentioned, but it is not part of this proposal. It could be used for a single family residence.
The four members of the Board who were present for all sessions of the hearing gave their current thoughts on the application.
Mr. Domnitz said that in his view, the Board should look at whether the building is compatible with the neighborhood, without regard to vegetative screening. Mr. Domnitz recalled that a one and a half story structure had been suggested to the applicants months ago, and he felt that this major concern had not been addressed.
Mr. Flint referred to the MNHP superintendent’s continuing concerns about the façade and color of the house. He recognized that the house meets setback requirements, but the massing, scale, height, and color are still of concern.
Mr. Snell commented that this is a small lot and the size of the proposed house gives little room to maneuver. He noted that MNHP has spent millions of dollars on recreating the historic landscape. It was unfortunate that MNHP had been unable to acquire this lot. A MNHP report notes that development on the fringes detracts from the Park.
Mr. Hurd considered that the architectural style of the house was improved but still incompatible with MNHP. He was still concerned about its massing; he considered there was a likelihood of it looming over the Park.
Mr. Domnitz suggested three conditions that could be applied if the Board was minded to approve the application:
1. Height not to exceed one and a half stories;
2. Reduce the area within the stone wall by cutting off the corners of the rectangle, to allow for more landscape planting outside it;
3. To ensure continued compliance with Section 6.5.5, the primary use of the proposed structure shall remain residential.
The Board discussed these suggestions. In relation to the first, other members thought that there may be other acceptable ways to reduce the scale of the façade. One suggestion was setting the building lower on the site by earth moving. This might mean that the basement would have to be eliminated, and there might possibly be conservation objections to earth moving. Another suggestion was lowering the roof line by reducing the ceiling heights, and combining this with stronger screening. Not all members thought this would make a big enough difference in the height or that screening could be relied on as part of the solution. Mr. Domnitz preferred the idea of a one and a half story design, as it would present a smaller wall surface, and the roof portion would be less noticeable. This type of design could still contain nearly as much
floorspace as a two story design. He recalled that there were designs of this type in the examples of Vedic architecture that had been shown by the applicants at the preliminary meeting. Overall, the Board concluded that while it might be possible for the Board to develop conditions that would reduce the scale, massing, and façade, such conditions would inevitably require rework of the entire design, and would therefore be equivalent to disapproval of the applicant’s plan.
In relation to the second condition, a Board member commented that he did not think there was insufficient space for planting on the critical side. The third condition was supported by all members.
Despite the anticipated difficulty of the task, it was agreed that Mr. Hurd and Mr. Flint would attempt to draft possible conditions, and a date to continue the Board’s discussion would be arranged.
OTHER BUSINESS:
New England Deaconess project
Mr. Whitehead distributed copies of NEDA’s submission to Board members, for the North Lincoln Planned Development District hearing on October 4.
Omnipoint (T-Mobile), Farrington Memorial site
Mr. Whitehead distributed copies of the preliminary submission for a taller wireless communications tower on the site.
Husain/Sahai, 9 Reiling Pond Road
Mr. Hurd and Mrs. Wolf attended the site walk. Mr. Flint still needs to see it with the site marked out.
State of the Town Report
Mr. Whitehead requested final comments by Monday.
Town Meeting Warrant Articles
Members were asked to review these. Mr. Whitehead reported that it is proposed to ask for funding for a consultant to work with the Comprehensive Long Range Planning Committee, and a phased RFP is being considered.
The meeting was adjourned at 9:10pm.
Submitted by Catherine Perry
Approved as amended, November 15, 2006
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