The Town of Lincoln, MA - Planning Board Minutes

Mr. Whitehead provided the Board with copies of a letter stating that the Board of Health hearing for MNHP’s appeal of the septic system approval has been cancelled.

The Board received a letter from the Town Administrator stating that the Selectmen have decided to appoint a study group to assess alternative options for improving the public safety communications system. A new tower at the Bedford Road site may or may not be proposed again following the study, which will involve public consultation.

DISCUSSION OF DECISION: OMNIPOINT COMMUNICATIONS, INC., 51 Sandy Pond Road, Map 44/Lot 2, DeCordova Museum, special permit for wireless communication facility under Section 12.6.

A draft decision had been circulated. The conditions were discussed, and an amendment was made to ensure that a consistent set of drawings is supplied and that they confirm that the struts for the faux chimney will not be visible from the ground.

A MOTION was proposed by Mrs.Wolf and seconded by Mr. Snell, to approve the special permit subject to conditions as set out in the decision.

8:00 PUBLIC HEARING: NEW ENGLAND DEACONESS ASSOCIATION, 9, 11, 15, and 17 Cambridge Turnpike, Map 14/Lots 13, 14, 15, and 16, Definitive Development and Use Plan Special Permit, North Lincoln Planning District, Deaconess Abundant Life Community under Section 12.5.

The Chairman opened the public hearing and explained that its purpose is to address design details of the development rather than the broad brush issues that were addressed at the November Town Meeting. Herb Taylor introduced the development team, from NEDA, Rizzo Tetratech, EGA, and Delphi Construction. He mentioned that the proposal has been given a new name: The Groves in Lincoln. Potential residents so far are largely current Lincoln residents or people with local connections. Rev. Taylor stated that the definitive plans submitted are consistent with the plans submitted to Town Meeting, with a few minor changes that have been discussed informally with the Board.

Two existing houses on the site will be kept: the Principal’s house near the Sandy Pond Road driveway and a house near Route 2. The proposed locations of the congregate building and the rental apartment building are unchanged, but the positions of some of the cottage units have been adjusted to even out the density. Mr. Albrecht said that the site road layout is similar to the previous one but the width has been reduced from 24ft to 20ft. in line with Lincoln’s Roadway Design Guidelines. More effort has been made to tie in a network of paths. In front of the congregate building, an emergency access strip will have ‘structural grass’ to allow a visually continuous green area.

Storm water will run to a number of recharge or detention basins. The design target is no increase in storm runoff from the site. Some of the roof runoff will be used for on-site irrigation. A drainage report has been submitted and is being reviewed for the Town by VHB.

Slopes have been kept below 4:1 gradients. There will be a number of retaining walls, of block construction. A Notice of Intent for site work will be filed with the Conservation Commission in mid February. The existing trail on the site has been surveyed by the Conservation Department and will be incorporated, with a small agreed change.

As agreed with the Water Commission, the old 8” pipe will be replaced with a 12” pipe, connecting to Sandy Pond Road and Route 2. There will be fire hydrants within 100 feet of the main buildings, but exact positions remain to be determined.

Sewers will drain to an underground system in the northwest portion of the site. There will be a small building for testing/maintenance. Leach fields are expected to be near the center of the site. They are still being planned in detail and will be submitted to the Department of Environmental Protection in spring.

A tree survey has been conducted, concentrating on the north and west sides of the site. Areas that are to be untouched have been identified. There is a desire to save the apple orchard; its trees will be transplanted to a tree nursery and replanted after construction. In addition, around 100 new fruit trees will be planted around the site. Many other small trees and shrubs on site can also be relocated. A planting scheme has been provided for beds around the congregate building, together with examples of cottage clusters and the apartment building.

Three types of lights are proposed: 17ft dual and 15ft single pole mounted lights, and bollard lights. A plan and photometrics have been submitted. All lights aim downwards and the average level of illumination is just below ½ foot-candle. Late at night the level will be reduced.

1. Bearing in mind the turnover of older homes, what is the likely overall effect on Lincoln’s demographics? Rev. Taylor suggested that the prospective residents are making a lifestyle choice and there would be turnover even if this development was not available; however it may enable more residents to stay in town.

3. What are the details of the access off Route 2, including sight lines and views of the development? Mr. Albrecht stated that the access road will be less steep than at present, with a maximum 5% grade, and there will be trees to soften the views. Mr. Whitehead asked about the position of the new access that is proposed once Route 2 is rebuilt; Mr. Albrecht undertook to mark this on the plans.

4. Why is the parking for the rental apartment building at the front, towards the center of the site? Mr. Albrecht said that placing it at the rear would create more hard surface in total and impinge on the landscape at the rear. Mr. Hurd asked if fire access on three sides was adequate. Mr. Whitehead advised that the Fire Department will review the plans. Mr. Albrecht undertook to check this specific point.

5. Is it proposed to light the whole of the driveway to Sandy Pond Road? Mr. Albrecht confirmed this is the current intention. The Board questioned its necessity, and asked for a plan showing the locations of neighboring houses.

1. How do the detention ponds relate to the proposed Route 2 work? Mr. Albrecht said that the design team is awaiting the 75% design for the Crosby’s Corner project to resolve the details, but that the Deaconess site is upstream from the Route 2 construction and will capture some of the existing runoff so any effect is likely to be beneficial, i.e. a reduction in the drainage work needed for the highway project.

2. What is the status of the curb cut application for the access off Route 2? Mr. Albrecht indicated that the application is being prepared; the State’s main concern is likely to be to prevent left turns out of the site.

3. What traffic directions are planned within the site and at the entrances? Mr. Albrecht suggested a main, lit entrance sign at the access off Route 2 and a small, unlit one at Sandy Pond Road. There is likely to be a need for small scale street name signs, but the details are not yet known.

1. The road width may need to be more than 20 feet near fire hydrants. An early discussion with the Fire Chief would be beneficial since if this is the case, it may be possible to plan the hydrant locations to be where the road/ parking surface will be wider. Mr. Whitehead offered to supply a copy of the requirements that were applied for a cluster subdivision at Reiling Pond Road.

2. The paths do not appear to provide a walking circuit as suggested. Mr. Albrecht explained that the grades made the planning of paths difficult; it was considered important to avoid steep grades. Most of the proposed paths are interconnecting but there are some gaps. The existing trail has only recently been located. Mr. Hurd asked the designers to look at making some connections to it.

3. What is the height and construction method of the retaining walls? Mr. Albrecht said that the highest wall is 10 feet, near the eastern edge of the site. There is a 7 foot double wall beside the units in the southeast corner (the units are on the lower land), and lower walls elsewhere at various places on the site. The construction blocks are rough and colored. They will be pinned together to create a slight batter. Pictures of similar walls at Newbury Court will be provided.

Mr. Hurd commented on the change in the distribution of the cottage units. He recognized that there may be differing views on the Board but he preferred keeping a more open feel near the center of the site. Mr. Albrecht explained what had been achieved with the minor changes: a greater buffer along Route 2 (which was an issue raised at Town Meeting); a general increase in green space with the narrowing of the road; better orientation of some of the units near the congregate building; ready access from all units to the loop road around the site; and nice outlooks from most of the units.

The Board discussed the revised layout. Mrs. Wolf thought it was an improvement. Mr. Domnitz thought there were trade-offs but that it offered a better presentation to the outside. Mr. Hurd was concerned that the new layout had a more regimented feel. Mr. Albrecht acknowledged that the central green was slightly smaller than before, but thought the use of the green emergency access strip helped to keep the ‘village green’ look.

1. What will the detention ponds be like? Mr. Albrecht described them as being normally dry basins with 8:1 slopes, grassed and mown. There could be varied types of grasses. Mr. Von Mertens mentioned that there have been experiments with the use of more varied and natural vegetation at the DeCordova museum.

2. Will the buildings be more than 200 feet from wetlands? Mr. Albrecht confirmed this, with the exception of the existing Massey house (Principal’s house). He said that a new survey of the wetlands draws the line closer to the brook, so there is no need to move the buildings back.

2. How will the future Route 2 access work? Mr. Albrecht explained that there will be a new site entrance near the new Crosby’s Corner intersection, linking to local roads. The Bethany road access will be kept but will be off a service road.

2. How many will be planted in total, and what size? Larger is preferable. Mr. Albrecht did not have a total but pointed to many trees shown on the landscape plans. The evergreens are proposed to be 5-6ft high and the others a variety of caliper

3. Good-sized evergreens will be important for cutting off ambient light from the site to the Sandy Pond Road abutters. Mr. Albrecht commented that the new cottages should help to block street lights.

6. Will there be any digging in the wetland buffer zone for construction? Mr. Albrecht stated that this would be discussed with the Conservation Commission, which regulates it. He pointed out that there is an existing pool in the area in question, so it is not undisturbed land.

1. The size of trees to be planted was raised at Town Meeting and the inadequacy of the small sizes proposed was noted as a “sense of the meeting” record.

3. How wide is the culvert for the brook? If it is less than 20 feet the road will need to be narrower here. Mr. Albrecht stated that it is 20 feet; it will need to be replaced but the width allows for a 20ft road. Short guard rails will be added.

5. Information in the mailing packet referred to a road width of 18ft but discussions have referred to 20ft – which is correct? Mr. Albrecht said that the 20ft width was preferred as it was more suitable for elderly drivers.

Susan Mygatt commented that the uniformity of layout of the cottage clusters is a concern. The Board discussed this further. Mr. Domnitz wanted the Board to see the plan showing neighboring houses and to hold a site walk before giving any firm guidance.

Mr. Albrecht offered to give some quick consideration to further minor changes that might address the concern for a little more variety in layout, expressed by some individuals.

This has a total of five floors, some of which are partial. There will be a variety of unit sizes. The architects have been developing the elevations with some variety to break up the facades with gables, balconies and shifts in plane. The proposed materials are cementitious clapboard siding and trim, for low maintenance, and asphalt roofing shingles. Samples will be provided.

These have 1½ stories, with complex, steep roofs and a domestic scale. Seventeen units will have walkout basements. Lofts will be optional for the first occupants. Each unit has a garage off the courtyard. Materials are wood siding and trim, with asphalt roofing shingles.

This has three residential floors, of which the top one is in the roof space, and a small partial basement. The height is approximately 34ft. Some work has been done to break up the façade, mainly at the ends, but there are fewer ornamental elements than on the other buildings. Materials are cementitious siding and trim. An illustration sheet showing proposed colors was supplied. Mrs. Wolf asked if the chimneys shown on these are actually proposed. This is not the case; the elevations supplied are more up to date. Ms. Gonzales mentioned that the cottage units will have more intricate trim than the other buildings as it is easier to achieve in wood.

Mr. Snell asked about the factors causing a difference in external appearance between the rental apartment building and the other buildings. Ms. Gonzales explained that separate utility provision for each unit results in more external elements, in particular the louvers on the façade. Cost is important, as all the rental units are aimed at being reasonably affordable, so balconies and covered parking have been omitted. Internally the units are not dissimilar to the rest of the site.

4. To consider whether problems of asymmetry will be caused in the cottage clusters by giving residents an option of whether to have a dormered loft.

1. Is wood frame construction adequate for the multi-story congregate building? Mr. Hurd assured the questioner that it will have to meet building codes that address safety.

2. Details of lighting are needed. Ms. Gonzales stated that there will be lights at the building entrances. The Board will require details.

3. Is there storage space for residents’ use? The developers advised that there is some storage space in the congregate building, which it may be possible to make available to other residents. Cottage units have the option of lofts.

A site walk was arranged for Sunday February 11th, at 10:00am. The developers agreed to stake the site to mark the limit of work around the south and west of the site, the position of the site road and the width of the access road from Sandy Pond Road. They will provide a numbered key map.