TOWN OF LINCOLN
PLANNING BOARD MINUTES
September 20, 2006
PRESENT: K.Hurd (Chairman), E.Flint, B.Wolf, R.Domnitz
STAFF: M.Whitehead, C.Perry
OTHER ATTENDEES:
Sarah Andrysiak Rural Land Foundation
Susan Welsh ”
Amalie Kass ”
Kenton Ide ”
Tony Houland ”
Charles Perkins Boston Restaurant Group
Carol Kendrick Wm. Jackson Assocs.
Bill Jackson ”
Stephen Peabody Cresset Development
Ed Nardi ”
David Ring Burke+ Design
Daniel Corby ”
Kevin Burke ”
David O’Neil O’Neil Pennoyer Architects
Sheldon Pennoyer ”
David Albrecht Rizzo Associates
Sarah Cannon Holden Board of Selectmen
Sarah Mattes ”
Gary Taylor ”
Kathy Ramon Lincoln Woods
Ruth Walkey ”
Joseph Rosen Chestnut Circle
Avram Kalisky Wells Road
Beth Taylor 20 Stonehedge Road
Myra Ellis 50 Wells Road
Diana Smith 8 Trapelo Road
David Reece 15 Cambridge Turnpike
Roger Bergen 20 Mackintosh Lane
Jack Mahoney 54 Conant Road
Rachel Travers 50 Wells Road
Marge Salmon 64 Winter Street
Walter Salmon ”
Nancy Pimental 16 Juniper Ridge Road
Daniel Candee 138 Trapelo Road
Walter Bogner 9 Woods End Road
Chuck Kaman 10 Oak Meadow Road
Steven Shapse 56 Winter Street
Laurie Dewey 79 Lincoln Road
Barbara Buchan 162 Bedford Road
Harriet Todd 126 Old Concord Road
Jamey Pope 61 Beaver Pond Road
Ken Bassett 37 Page Road
Sarah Marcotte 119 Cambridge Turnpike
Elizabeth Kubik 185 Lincoln Road
Wendy Perkins 32 Lawrence Road, Boxford
Michael Sullivan 24L Indian Camp Lane
Don Frankel 7 Huckleberry Hill
Cheryl Lecesse Lincoln Journal
7:30PM BUSINESS:
Munroe, 9,11,13 Lewis Street
The Board approved, and the Chair signed, the recommendation letter to the Zoning Board of Appeals on the landscape business use.
Lewandowski, 3 Bowles Terrace
The Board members present signed the fence permit decision (Mr. Snell to sign later).
Husain/ Sahai, 9 Reiling Pond Road
The site walk was rearranged for Saturday September 23 at 10:00am, by which time the site should be staked.
State of the Town Meeting – draft Planning Board report
Mr. Whitehead asked for comments soon.
New Zoning Bylaw
This is currently being printed.
Open Space Committee
Mr. Flint and Mr. Whitehead will attend the meeting on Wednesday September 27.
8:00PM PUBLIC HEARING: RURAL LAND FOUNDATION, 145 Lincoln Road, Map 95/ Lot 38, Preliminary Development and Use Plan, South Lincoln Overlay Zone, renovation of Mall and new Post Office/ Café complex under Section 12.7
The hearing was televised. The Chairman introduced the hearing, explaining that all town residents have received a package of information about the proposal, and that this hearing is to examine the ‘big picture’ issues of the scale and layout of the development in relation to the physical characteristics of the site. The siting of buildings and arrangements for traffic circulation are appropriate matters to consider. Details such as architectural surface treatment can be addressed later.
The Board received copies of a letter sent by the Selectmen to the RLF following the public meeting at Bemis Hall. An outline of the RLF’s presentation to the current hearing was circulated.
Geoff McGean, Executive Director of the RLF, introduced the development team and RLF trustees and staff. He explained that the RLF is a private non profit organization dedicated to preserving the rural character of the town. At times it uses limited development to help fund its land preservation efforts. Such was the history of the original Mall development, which formed part of a package including the Lincoln Woods housing development and preservation of Codman Farm. Mr. McGean stated that the RLF’s attitude towards the Mall is that it owns it for the benefit of Lincoln residents, aiming to provide a local shopping opportunity, while using the proceeds to help finance conservation operations. Property tax payments are made.
Mr. McGean recalled that in the 1990s, the Planning Board sponsored a charrette looking at the South Lincoln area, including possible improvement of the Mall. The Post Office has a long-standing wish for a larger building and better loading area. Donelan’s, the main, long term tenant, is looking to expand its offering. In conclusion, Mr. McGean said that the project has had a long evolution and there has already been significant input from residents and consultants. The RLF is hoping to refine the design, get it right for Lincoln and attract support at Town Meeting in November.
Ed Nardi of Cresset Development discussed site challenges. He said that redevelopment can be more difficult than new development because of the need to update physical plant without creating undue disturbance. Three phases are proposed:
1. realign entrances and egresses, and relocate some tenants
2. build Post Office and relocate it
3. expand Donelan’s.
The main abutter is Lincoln Woods. Mr. Nardi reported that Rizzo Associates is working with them and other parties on sewerage arrangements. Other issues for the housing residents are walkways, parking, access for handicapped people, landscaping, fencing, lighting and security. Discussions have been held with Donelan’s. Mr. Nardi reported that the store is committed to providing a bathroom for customers, and display windows along the walkway.
Dave Albrecht of Rizzo Associates, the project manager/ engineer, displayed the existing and proposed site plans and gave an overview of the changes. He pointed out that the current access point for shoppers is awkwardly located; it is proposed to align it more directly with the main parking lot. This will allow easier access by delivery trucks and emergency vehicles. Crosswalks will be incorporated for pedestrian safety. There will also be a two-way access point near Lincoln Woods and an exit-only point beside the railroad. The parking lot will be reconstructed. The loading and employee parking area to the rear of Donelan’s will be expanded and some changes will be made to the access to the commuter parking lot. The total number of parking spaces will be 183, with eight held in reserve in landscaping in case of future need. The Mall
buildings will be reconfigured but without much increase in floorspace. The ATM will stay close to the bank. Sidewalks will be renewed and covered walkways kept through the Mall. There will be a connection to Lincoln Woods, and open space will be retained on that side of the Mall. Lighting will shine downwards and not be very high. There will be fences on parts of the site perimeter. The development will continue to use the current water supply line. More hydrants may be provided. For waste water, the development will share the Lincoln Woods treatment plant.
Bill Jackson, manager of the Mall with Carol Kendrick, introduced Charlie Perkins of the Boston Restaurant Group, a commercial real estate broker who has represented many restaurants and hotels. Mr. Perkins said that the restaurant needs to complement the location so it needs to suit both the town and the Mall. Important factors are a size of around 1800sq ft, ample parking, the commuter location and retail attraction, and a wine/beer license. He proposed a bistro concept, offering value, a casual style and broad appeal. The tenant would need to invest $360-500,000. The lease is likely to be for three years with an option for five. Mr. Perkins considered that the restaurant was unlikely to place a strain on the parking or traffic arrangements. Marketing will mainly be direct to potential tenants and their business groups. Potential tenants
will be checked for viability, track record and breadth of appeal. The ideal match would be a promising young caterer interested in becoming part of the local community.
The Chairman asked whether market research confirmed that the local demographics support the size of restaurant proposed. Mr. Perkins confirmed that a space of 18-24,000 sq ft should be viable. It is likely to be busy on Friday and Saturday and quieter at other times. The Board asked if take-out food would be offered. This was stated to be likely, and parking was considered sufficient.
Sarah Cannon Holden pointed out that many residents are out of town in summer and asked whether this would be a problem; the response was that restaurants survive in seasonal areas, and that locals do not always want to go into the city to dine.
Other questions asked of Mr. Perkins by residents were:
Q. What is the time frame?
A. About a year.
Q. What happens if a tenant fails?
A. A second tenant would need to spend less money on fitting out the space. The market is still lively.
Q. Is a beer and wine license enough? In Rockport, spirits are allowed with food.
A. For a restaurant, the ratio of food to drink is 75:25. Wine drinking is becoming more popular so the restricted license is not a major disadvantage.
Q. Will the lease be signed before development?
The Chairman advised that this is not a Planning Board matter.
Bill Jackson discussed the other tenants’ requirements. The Post Office has wanted a larger space for some time. The town wished to avoid the standard large box design, and lengthy negotiations have taken place. A 30 year lease has been signed, contingent on approval. Donelan’s have renovated other stores in their group and have signed a Letter of Intent. Curves can be relocated in the design, and Inside Outside has expressed a wish to downsize, which can be accommodated. Mr. Jackson said that the management is committed to keeping tenants viable during construction, with temporary signage etc.
David O’Neil of O’Neil, Pennoyer Architects, explained that the idea that emerged from the charrette was to group the new buildings close to the street and to use local vernacular design elements to give a sense of place, and to help to calm the traffic. There have been preliminary discussions with the Planning Board on the architecture of the whole redevelopment, and some comments have already been taken on board. For the new building group, basic shapes have been kept traditional and simple in line with the Codman Farm buildings. Ways through have been provided for pedestrians, and there is a bridge connection between the office space and Post Office. The design team is considering moving this group of buildings a little towards the Mall to widen the exit route for two way operation. Architectural treatment of the existing
buildings has generated comment. Proposals include a two story entrance for Donelan’s to give it greater prominence and a canopy along the frontage from there towards the road. The aims are to update the design and provide some elements that link it to the new building group. Comments received from residents at the Open Houses have focused mainly on the need for weather protection along the walkways. The current idea is to have columns supporting a metal roof with open edges to let some light in and allow some planting.
Mr. O’Neil said that the project aims to incorporate some ‘green design’ ideas, although it is not aiming for Leadership in Energy Efficient Design (LEED) approval. The project would score well against the LEED criteria for its maximization of use on a centrally located urban site. The new building group will be well insulated have a central heat, ventilation, and air conditioning plant. The team is looking into the feasibility of solar power, which would necessitate visible panels. It also proposes improvements to the insulation of the existing Mall buildings, and is looking into the feasibility of a green roof.
Asked why the existing buildings were to be kept rather than replaced, Mr. O’Neil replied that this was to minimize disruption and avoid waste.
Kevin Burke of Burke+ Design addressed signage. Three categories of sign are proposed: identity, way finding and life safety. The safety related signs will largely be standard, readily understood ones. The way finding ones will aim to be clear but also to fit with the style of the development, and the identity ones will have an important design element to develop a consistent look and feel. The amount of signage at different levels will be carefully managed. Tenant signs may be mounted to the canopy supports or be at right angles to the buildings.
The Planning Board asked a number of questions:
Q. Has the design team looked at using the roof of the Mall for outdoor space?
A. No, this would be a harsh environment, unless the ‘green roof’ was implemented. There is scope for some outdoor seating for the bistro and for the café in the Mall.
Q. Will the canopy go right across in places?
A. Yes, over seating or entrances to stores.
Q. Has a full, translucent canopy been considered?
A. This would be possible but it would need to be pitched.
Q. What is the expected time period to completion?
A. 14-16 months.
Q. What is the status on beer and wine licensing?
A. There will be a town wide ballot in March, then a Selectmen hearing for a specific license.
Q. What will be the effect if it doesn’t go through?
A. A license would be needed for a restaurant.
Q. How will employees’ parking be regulated to ensure they do not occupy prime spaces?
A. Their spaces can be marked to distinguish them; employees will be instructed and managers will be keen to ensure compliance; rules will also be written into future leases.
Q. Where are the bathrooms?
A. At the center of the new building group, on first and second floors, with an elevator. There will also be showers for cyclists’ use. The RLF has also asked Donelan’s to look at providing a bathroom.
Q. Is a second entrance to Donelan’s being considered?
A. A handicapped people’s entrance is being considered, but not a general access one because of circulation issues.
Q. Will there be any changes to the landscape along Lincoln Road?
A. A small oak tree will be lost to create the new main access, and a split pine and oak close to Lincoln Woods. The rest of the significant trees will be kept. Some birches will be relocated near the bank. There will be new plantings on islands in the parking lot and on the edge of the open areas.
Q. What provision will be made for handicapped parking spaces?
A. The requirements under the Americans with disabilities Act and the State are similar and will be met. There will be a total of six spaces in three areas, including a space for a van.
Q. The proposal at this stage is for a change to the zoning of the site, as provided for under the South Lincoln Overlay District. What specific reliefs are needed from the standard zoning?
A. The main one is the parking ratio. The normal requirement is 7 spaces per 1000sq ft which would mean 340 spaces. It is proposed to provide 181 spaces plus 8 in reserve, a ratio of approximately 4 per 1000sq ft. Currently, there are 167 spaces. For signage, the normal limit is one sign per business. The applicants feel more is needed; in particular there will be one listing the tenants. The normal height limit is 25 feet; the maximum proposed is a little under 35 feet.
Q. Are there any plans to use the attic space of the new building?
A. No.
Q. Will there be changes to pedestrian crossings on Lincoln Road?
A. It is proposed to have three in place of two. The detail remains to be settled.
Q. Will the utility pole near the railroad be affected?
A. This will need to be relocated.
Members of the public asked the following questions:
Q. How far might the new buildings be shifted and will this squeeze the open space?
A. They would only be moved 5 or 6 feet.
Q. Where will Donelan’s main entrance be?
A. It will be where the current alley access is.
Q. Will there be a covered walkway from the Post Office to Donelan’s? This could go behind the restaurant and only have a gap at the driveway.
A. This is not currently proposed but could be considered.
Q. Could the restaurant have a solarium-style part overlooking the green space?
A. The design already has a glass walled porch area here.
Q. Will there be adequate provision for farm vehicles to cross the site to access Codman Farm?
A. This will be discussed. The only issue is likely to be the turn at the commuter parking lot.
Q. How much office space is proposed?
A. 3,000sq ft.
Q. Will the costs and anticipated revenues be presented?
The Chairman advised that this is beyond the purview of the Planning Board.
Q. What will be the Town’s responsibility if costs exceed revenues?
A. None.
Q. Can people vote on components of the plan?
A. No, only the whole package.
Q. Where will plowed snow be piled?
A. The RLF is committed to keeping the parking spaces available by moving snow off site during larger storms.
Q. Has there been any analysis of traffic on the road?
A. A traffic study was undertaken, beginning with existing flows on the road and in and out of the site. The additional trips that will be generated, and the effect of the new access points, were modeled. The Post Office is not expected to generate an increase, and Donelan’s is expected to see a greater change in the level of spending per trip than in the number of trips, but the new uses are expected to generate traffic. The full information was supplied to the Board and is available for viewing.
Sarah Mattes asked for a supplemental statement on traffic for the public.
Q. Can the canopies be redesigned?
A. There is time to adjust the design.
Mr. Domnitz clarified that at Town Meeting, people will be voting on the set of constraints to be applied to the project, and then there will be a permitting process, so all the details do not have to be resolved now, although a start can be made.
Members of the public also made the following comments:
• Some of the trees to be removed are big and beautiful; the RLF should consider moving the best ones.
• Currently there are believed to be 52 employees, and more employees and customers can be expected; the number of spaces proposed is inadequate
• There will be conflicts between pedestrians and vehicles on the main driveway into the parking lot; could the traffic circulation be redesigned to loop around the site? If so, there could be a continuous covered walkway for pedestrians.
The Chairman advised that there would be public safety objections to having the main entrance near the railroad tracks, and the RLF confirmed this.
• Angled parking would allow more spaces.
• Utilities should be put underground if possible.
• The RLF should aim for LEED certification. There is a large impermeable area, from which the run off will be directed into wetlands off-site.
Mr. Albrecht explained that the high water table prevents run off being directed into the landscaped areas on site. The team hopes to look at the feasibility of a green roof, and there will be water quality treatment above the minimum for water leaving the site. Grey water recycling has been considered but found too expensive.
• The commitment to energy saving technology seems weak.
Mr. Albrecht commented that the team is committed to insulation, which is the most cost effective measure.
• Lincoln Woods residents are concerned about the greater distance to Donelan’s entrance, the loss of the view to Codman Farm, and the loss of easy parking beside the bank.
• The parking lot has spare capacity; about 20 spaces are currently occupied by commuters. In the evening it is empty apart from mail vans.
• The restaurant may need a greater population.
• The Mall will be in serious trouble if this project is not approved by Town Meeting.
• Improvements are long overdue and the RLF’s efforts should be supported.
The Chairman said that the fundamentals are that the town needs Donelan’s to be viable and the Post Office to be provided for. These two key tenants are essential to keeping a thriving or surviving Mall area. The Board asked for further background information on Donelan’s view of its needs. The RLF stated that Donelan’s expects the parking provision to be sufficient; the store is aiming to increase spending per visit by offering a wider range of goods but does not anticipate much increase in traffic. Mrs. Wolf commented that nearby towns seem to require lower parking ratios than Lincoln’s standard ratio, for similar types of retail areas.
Mr. Hurd said that a basic principle in considering the design is to have a social focus and pleasant pedestrian environment. In addition he would like to be confident that the Post Office building will be adaptable, in case the use is discontinued in future. He expressed support for a wider clearance from the railroad, for safety reasons and to be more in line with zoning requirements elsewhere.
Residents asked when the final version of the project would be available. The RLF indicated that the ‘green design’ features would be finalized for Town Meeting, and this also applies to dimensional aspects of the development. Mr. Hurd said he would like to see the treatment of the covered walkways firmed up a little.
A resident asked why the project did not include affordable housing on top of Donelan’s, given the need and the advantages of the location. Mrs. Wolf commented that she is also sensitive to housing needs but the Board has to deal with the proposal that is now before it. Mr. Hurd said he was hopeful that once this quadrant of the South Lincoln area was strengthened, it would assist the viability of proposals in the rest of the area.
A MOTION was proposed by Mr. Domnitz and seconded by Mrs. Wolf, to close the hearing. Passed 4-0.
9:00PM PUBLIC HEARING CONTINUATION: AMJAD HUSAIN AND INDERNEEL SAHAI, 9 Reiling Pond Road, Map33/ Lot 11-5, site plan review for a new single family residence under Section 17.7.
A MOTION was proposed and seconded to continue the hearing to allow time for the applicant to stake the site for a site walk. Passed 4-0.
The meeting was adjourned at 10:50pm.
Submitted by Catherine Perry
Approved as amended January 3, 2007
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