TOWN OF LINCOLN
PLANNING BOARD MINUTES
November 1, 2006
PRESENT: K.Hurd (Chairman), E.Flint, B.Wolf, R.Domnitz, J.Snell
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
ADMINISTRATIVE AMENDMENT: LINCOLN HOUSING COMMISSION, 26 Sunnyside lane, Map 11/Lot 41, minor change to previously approved structure under Section 17.7.
George Georges, a member of the Housing Commission, explained that when the approved design for a house and accessory apartment was put out to tender, the bids came in high, and some of the bidders offered suggestions to reduce costs. Following this advice, the design of the roof has been simplified, including removal of the front gable. Also the sliding door is to be replaced with a standard door. Revised elevations were presented.
The Chairman asked if the windows on the front façade could be better aligned; the applicant agreed to this. The Board was happy with the revised design. Mr.Snell asked if the mechanical systems would change; it was agreed that external details will need to be shown on the plans. Other conditions of the site plan approval will still apply.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell, to approve the changes presented as an administrative amendment, subject to submission of final plans substantially in accordance with the drawings shown. Passed 5-0.
ADMINISTRATIVE AMENDMENT: MUNROE TREE & LANDSCAPE, INC., 9-11-13 Lewis Street, May 95/Lot 33, minor change to site plan for addition to garage under Section 17.
Mr. and Mrs. Munroe presented the proposal for a small extension to the garage on the site. They proposed to access the garage from the north side, where there is a bay between the buildings. This had been done in the past but the old garage doors had been replaced with a shingled wall.
The applicants’ intention is to extend the existing roof, with a very shallow pitch. Mr. Flint suggested that a steeper pitch would function better. This might be achieved by raising the ridge; the applicants could also investigate whether a door design could be chosen to minimize the height needed between the opening and the eaves.
Proposed materials are cinder blocks and shingles. The applicants reported that neighbors are satisfied with the proposal, and would prefer the vehicles to be kept indoors.
Mrs. Wolf asked about the effect on access to the rear building on the lot. This has steps which will be turned sideways. The applicants stated that there will be no impact on parking for this building. The Board requested that the full site layout including parking be shown on a plan.
The Board inquired about lighting. The applicants were not proposing any, as they only operate in daylight hours. The Board advised checking whether any lighting is required by the building code; if so, dark sky compliant fixtures should be chosen.
The Board considered that full, accurate drawings would be needed. The Board agreed to visit the site independently during the next two weeks, and to discuss the proposal further at the meeting on November 15.
8:00PM PRELIMINARY MEETING: OMNIPOINT COMMUNICATIONS, INC., 51 Sandy Pond Road, Map 44/Lot 2, preliminary discussion for special permit for wireless communication facility under Section 12.6.
Omnipoint’s agent, Adam Braillard, introduced the company’s radio frequency engineer. The company is proposing a rooftop wireless communication facility, with three antennas housed in a faux chimney on the stairway penthouse of the DeCordova museum building, and base transceiver cabinets on the lower level rooftop.
The Board received a letter from John Briedis, an abutter, expressing concern about possible health risks associated with cell towers and questioning the proximity of the proposal to other existing towers.
Mr. Domnitz stated that the bylaw does not require advance predictions of radio frequency emissions, only readings after installation, but that in this situation with public access close to the antenna, the Board would like them to be provided. Mr. Braillard agreed, and said that he expected the levels to fall well within FCC limits. The company will measure emissions from the existing rooftop cell tower (permitted to AT&T and operated by Cingular), and add the predictions for the new facility to the data.
Mr. Braillard mentioned that the public will not be able to walk right up to the tower, and that the orientations of the antennas will be away from the rooftop. The engineer reported that the existing facility gives negligible readings at human height close to the tower. The Planning Board emphasized that they wished to know the worst case scenario for people in the public areas of the site.
Mr. Domnitz outlined the requirements for a full submission. He asked about the functioning of the GPS/ e911 antennas. The engineer explained that GPS antennas receive an exact timing signal from a satellite so that e911 calls can be located by triangulation from the times they are received by different cell towers.
The bylaw asks for information on existing and known proposed wireless communication facilities in Lincoln and within two miles of the town’s boundaries. Information received has usually been incomplete. Mr. Braillard explained that it should be possible to obtain information on tower locations from the FAA’s website but that information on individual carriers and on their future plans is hard to obtain. Mr. Domnitz asked if information was available from the FCC. Mr. Braillard was unsure but promised his best effort to research the subject further. He agreed to include Omnipoint’s own proposal at the Farrington memorial site in the maps.
The Board recognized that the requirements in the bylaw relating to trees and access will not raise any issues in this case. The Board asked whether FAA notification was needed; Mr. Braillard thought not, but agreed to check.
The Board expressed some doubts about the faux chimney design. Mr. Snell thought the supporting buttresses looked odd. Mr. Hurd considered the chimney to be architecturally unconvincing in this position. However the Board was unsure whether a simpler pipe design would be better. Examining the drawings, the Board found it was hard to picture the various equipment positions and rooftop levels in order to assess the visual impact. They requested that ‘as built’ drawings of the existing Cingular equipment be included in the full submission. They also requested that the applicant seek the views of the DeCordova museum management on the most appropriate design for this building. Mr. Braillard agreed to ask for a letter referencing the plans and giving an opinion.
Omnipoint agreed to obtain the materials requested and present a formal application in due course.
8:20 PUBLIC HEARING: LINCOLN FUELS AND ARTHUR’S OIL CO., 110 Concord Road, Map 61/Lot 7, special permit for new signs under Section 16.
The applicants presented proposals to replace two previous signs with new ones. The first is a sign for the gas station. This is to be a solid sign on the existing pylon, with an external light at the top on each side, angled to shine down on the sign. The applicant stated that the hours of operation are 6:00am to 8:00pm but they may close earlier. The Board asked the applicant to mark the dimensions on the drawing, which he did. Three possible sign designs were presented on a single sheet but the applicant’s preferred one is at the top left. The second sign is a business sign to be located on the front of the building, facing the street.
Mr.Snell reported that some neighbors are seeking reassurance about the level of lighting proposed. Mr. Domnitz asked about the position of the sign pylon; this is on an island, not overhanging the street.
A resident, Neil Feinberg, said that he thought the sign design was acceptable, but was concerned about the extent of current lighting, and stated that the old signage on the buildings is not in compliance with the bylaw. He mentioned that there is no illuminated sign between here and Framingham; also that the previous owner, Mr. McCart, had agreed with the Zoning Board of Appeals not to light his sign, which was designed for internal illumination. He suggested that the Board make a site visit and address the other lighting issues in conjunction with the application. The applicant showed photographs of existing lighting, and pointed out that some is needed for the gas pumps. The Board considered that in evaluating the application, it could address any lit signs on the site.
A resident of Old Concord Road was concerned to limit the hours of lighting because of global warming issues, and to minimize light pollution. He mentioned that the street lights in this area already cause light pollution. He thought the sign design was reasonably tasteful, though he would have preferred a smaller sign. Two other residents living opposite the gas station on Old Concord Road said that they were sensitive to the light as it affected the rear of their properties; they would prefer no additional light.
The applicants pointed out that the gas station will be open after dark.
The Board decided to hold a site walk at 7:00pm on Wednesday, November 8. They asked Mr. Whitehead to research the history of ZBA decisions on the site, including the approved hours of operation.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell, to continue the hearing to November 15 at 8:20pm. Passed 5-0.
8:40 PUBLIC HEARING CONTINUATION: AMJAD HUSAIN AND INDERNEEL SAHAI, 9 Reiling Pond Road, Map 33/Lot 11-5, site plan review for a new single family residence under Section 17.7.
Paul Apkarian, the architect, recalled that at the last meeting he attended with the Board, he had been asked to address a few issues: the design of a window, lights, the walkout basement, and a fuller landscape plan. His substitute had attended the most recent session, at which the Board had challenged the grading for the septic system as it appeared to impinge on the adjacent lot and on the trail easement there.
The Board confirmed that it was largely satisfied with the materials presented in response to the points mentioned above, but it wished to resolve the situation regarding the septic system. Mr. Apkarian stated that there was a grading easement allowing some re-grading on lot 6, but that the applicants now have a different septic system designer who is working on a design that stays within the property lines. It has not yet been approved by the Board of Health. The Chairman queried the need for the leach field to be distant from the house. He felt it would be preferable to avoid disturbing the old stone wall on the site. Mr. Apkarian agreed to check whether the location was necessitated by the results of percolation tests, or whether the leach field could be located closer to the house.
A MOTION was proposed by Mr. Snell and seconded by Mr. Domnitz, to continue the hearing to December 6 at 8:00pm. Passed 5-0.
9:00 PRELIMINARY DISCUSSION: 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 RLF’s staff and design team attended to present for approval minor changes to the Preliminary Development and Use Plan in advance of Town Meeting. Mr. Mc Gean outlined the changes:
1. Relocate the Post Office by about 6 feet away from the railroad to allow a 24ft. width for potential future two way use and use by emergency vehicles.
2. Modify the covered walkways, replacing the original trellis system. Retain the existing walkway between the main mall building and the bank, have a roof with some openings along the main passageway, and keep the section of roof over the path leading towards Lincoln Woods with an extra piece on the new edge of Donelan’s.
3. Add a second entrance to Donelan’s. The checkouts will be near the passageway and the store will have a curved glass wall.
4. Improve pedestrian circulation, with better connections to commuter parking areas and Lincoln Woods at the rear of the site, and crosswalks at Lincoln Road. These changes are marked on a site plan, as are bathroom locations.
5. Replace the two way access point on Lincoln Road near Lincoln Woods, with an in-only access point further from the lot line, to save more trees and improve the positioning of the access point and crosswalk. The existing loop parking layout in this area will be kept, with a contingency plan for its expansion by up to sixteen additional spaces if the need arises.
6. Re-shape and reduce the height of the two story entrance and corner portions of the Mall.
Full documentation was supplied to the Planning Board, and the intention is to file the changes with the Town Clerk in the morning.
A photo rendering of the green space near Lincoln Woods was supplied.
Mr. Domnitz asked about maneuvering space around the ATM in the contingent parking layout. Cars entering from Lincoln Road will have a choice of route; if the ATM is occupied they can avoid it and go directly into the parking area. Mr. Snell asked about the strength of the canopies. The designers indicated that these will be largely supported by structural walls.
As previously agreed, details of lighting and signage will be addressed as part of the special permit application following approval of the preliminary development and use plan by Town Meeting. The RLF said that they intend to scale back the signage from the amount originally proposed. The main sign is likely to be in a similar position relative to the main site entrance as at present.
The Board considered that the changes presented were a significant improvement. They found that the changes were made for good cause and were not inconsistent with information presented at the public hearing.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell to approve, under Section 12.5.5 of the zoning bylaw, the amendments to the preliminary development and use plan as depicted on plans dated November 1, 2006. Passed 5-0.
The Chairman endorsed the document recording the changes.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Snell, to recommend approval of the preliminary development and use plan to Town Meeting. Passed 5-0.
A resident of Lincoln Woods asked about the procedure for handling future changes in use within the development. Mr. Whitehead advised that if it was a totally new use, Town Meeting approval would be needed; if it was a reapportionment of uses, such as changing the restaurant to retail use, it could be handled as an amendment to the special permit. The terms of the special permit may address the degree of flexibility allowed.
OTHER BUSINESS:
Brooks, 39 North Great Road
Mr. Whitehead reported that the Town Clerk has received an appeal against the Board’s denial of site plan approval for a single family residence.
Patterson, 15 Beaver Pond Road
The applicants had marked the lighting on the site plan as requested. The Board signed the decision approving the site plan for an addition to a house.
Dumont, 4 Underwood Circle
The Board signed the decision approving the site plan for a single family residence.
Davoli, 6 Winchelsea Lane
Mr. Whitehead distributed copies of a letter to the Building Inspector confirming that the lights are now in compliance with the approved amended site plan.
New England Deaconess Association: Preliminary Development and Use Plan, North Lincoln Planning District, 9, 11, 15 and 17 Cambridge Turnpike
The Board discussed the arrangements for the project’s presentation to Town Meeting.
Mr. Snell asked if the Planned Development District will remain if the project does not proceed; Mr. Whitehead advised that it would lapse after two years. Any special permit has to be based on the preliminary development and use plan, so a different proposal would have to go to Town Meeting. Mr. Domnitz asked for confirmation that the wording of the Town Meeting motion was sufficient. Mr. Whitehead said that it had been discussed with Town Counsel. There was some discussion of the lack of clarity in the bylaw over the definition of North Lincoln.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Domnitz, to recommend approval of the preliminary development and use plan to Town Meeting. Passed 5-0.
The meeting was adjourned at 10:40pm.
Submitted by Catherine Perry
Approved as amended, February 21, 2007
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