TOWN OF LINCOLN
PLANNING BOARD MINUTES
March 14, 2007
PRESENT: K.Hurd (Chairman), B.Wolf, R.Domnitz, J.Snell, E.Flint
STAFF: M.Whitehead, C.Perry
BUSINESS:
Minutes
The Board voted unanimously to approve the minutes of the meetings held on December 6th and December 13th, 2006.
Annual Town Meeting
Copies of the warrant articles for the March 24th Town Meeting were distributed. Mr. Whitehead noted that the Mullin Rule article has been reworded with the advice of Town Counsel, and the introductory wording to article 35, on exempt uses, has been revised. Presenters for each of the articles were chosen.
MAGIC meeting
Mr. Domnitz reported on Monday’s meeting of MAGIC, where elected representatives discussed matters of current interest to their towns.
8:00PM PUBLIC HEARING CONTINUATION: 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.
Herb Taylor referred to a checklist of outstanding items from the last session that NEDA had prepared, and gave an update as follows:
Lighting
Catalog cut sheets of the proposed street lamp design were provided, and it was stated to meet dark sky requirements. It has two 175W lights on a black pole. The bulb is high in the housing to direct light downwards and the light emitted is a natural whitish color. The light design was stated to be consistent with the photometric plan provided. The Board asked for information about the nature of the refractor below the bulb, and any local examples. The bollard light design was stated to also shed light downwards.
NEDA stated that it intends to have all the lights on until 9:00pm and then half of them after that. It reiterated that most of the lights will be shielded from neighboring houses by the cottage units. The Board asked NEDA to check whether the lights are dimmable.
Trees
A revised landscaping plan was shown. More evergreens are proposed for planting on the edge of the conservation buffer; these will be white pines of various sizes. The Conservation Commission was stated to be happy with the relocation of the detention basin, and with the intention to adjust the details of the drainage work to the positions of trees in the buffer zone during construction. NEDA has agreed to create a conservation restriction along the edge of the site incorporating the trail; this will be presented formally to the Conservation Commission next week.
Cottage clusters
The cottage cluster near the congregate building has been reoriented and the grading examined; there will now be less of a sudden change in height. The cottage clusters near Route 2 will now be a quad (temporarily a triple plus the old farmhouse), and two triples.
Cottage design
It is now proposed that each of the front cottage units will have either two dormers or none. They will be slightly larger than previously proposed, and centered over the lower windows. The Board welcomed these changes. On the rear elevations, the Board suggested that smaller dormers and some variety might look better.
The Board asked the idea of constructing an earth berm inside the property line near Route 2, which was aired at the last session. NEDA stated that there will be surplus material from re-grading on site, so it would be convenient to use this to construct a berm, but that if the Route 2 reconstruction is significantly delayed it may be better to keep the existing trees in this area.
Mr. Snell asked about landscaping details around the roads on site; Lincoln’s road guide mentions such things as stone walls. The design team indicated that this level of detail will be addressed later, but that portions of stone wall may be incorporated on a small scale. They may also wish to add some small fences. The Board considered that these details could be handled as an administrative amendment.
Questions were invited from the public, and were responded to as follows:
Ambulance sirens: Will these be turned off within the site? The Board considered this to be outside their jurisdiction. Mr. Taylor thought the siren would need to stay on until the ambulance arrived at a cottage. From experience in Concord, ambulance visits can be expected about every two weeks.
Tree sizes: Could some larger ones be placed near the cottages? Proposed planting is of various sizes. The positions for trees that will be transplanted within the site have not yet been determined, but the specific planting conditions will be taken into account.
Lights: Will the power be 175W per bulb or per pole? Each bulb will be 175W so with two lights, each pole will be 350W.
Evergreen planting: Could this be extended to the west? No, it would be likely to interfere with the berm to be constructed for the detention basin. NEDA will investigate whether planting can be extended further down the slope towards the stream, in conjunction with the Conservation Commission.
Access road - headlights: Due to the gradient of the access road approaching Sandy Pond Road, the headlights of cars leaving the site cause a nuisance to residents of the house opposite. Can this be mitigated? NEDA agreed to investigate.
The Board asked further questions, as follows:
Alarm system: How will this operate? Alarms in the residential units will alert NEDA staff. Alarms in the common areas will link directly to the Fire Department.
Cell towers: The Board is trying to obtain FAA waivers or shielding for the lights on the nearby cell towers. Would NEDA be prepared to offer support for the town’s efforts if needed? Yes.
DHCD affordable housing approval process: NEDA has drafted a regulatory agreement, which has been discussed with DHCD and is expected to proceed smoothly. The Lincoln Housing Commission is comfortable with the draft. It will need to be signed by the three parties. The Board asked for a letter confirming the status of the affordable housing matters.
Road signs: A signage plan will be submitted. Signs are expected to include stop signs at appropriate places within the site, street signs, and regulatory signs approaching Route 2.
A MOTION was proposed by Mr. Snell and seconded by Mrs. Wolf, to continue the hearing to March 21st at 9:00pm. Passed 5-0.
9:00PM PUBLIC HEARING CONTINUATION: RURAL LAND FOUNDATION, 145 Lincoln Road, Map 95/Lot 38, Definitive Development and Use Plan Special Permit, South Lincoln Overlay Zone, renovation of Mall and new Post Office/Café complex under Section 12.7.
Geoff McGean addressed a number of outstanding issues from the previous session, as follows:
Post Office signage
The Board’s rejection of a very large sign has been communicated to the Post Office and their agreement is being sought on a revised proposal for a smaller sign beneath the upper window of the gabled end of the building, to be lit during opening hours, when dark. If the Board was prepared to approve this, the RLF would no longer propose a sign in the gable above.
The Board stated its preference for a less glossy, commercial look and suggested using painted wood. The Chairman suggested placing the sign above the doorway on the right of the façade. The RLF thought this might be workable but said it would then wish to reinstate a sign for the second floor tenant. This could be unlit. The size required was uncertain as the tenant has not been determined but the RLF did not wish to be heavily constrained. The Board suggested omitting the sign for now but applying for an administrative amendment if a future tenant wants a sign. The RLF thought an indication of approval in principle would be helpful. The Board was prepared to offer an understanding that some kind of tenant sign would be allowed.
Post Office flagpole
The Post Office has said that a flag is a legal requirement for them, but it can either be on a pole or hung off the building. The Board established that there is an existing flagpole across the street, and expressed its preference for the flag to be attached to the post at the entrance facing the green area.
Lighting
The engineer reported that it is not possible to dim the lights, only to turn off a proportion of them.
Donelan’s break room
The architect reported that the feasibility of setting back the second floor frontage was examined, but this was found to interfere with the layout of the supermarket by inserting a stair, also to result in the windows being high on the wall, and to cause difficulties in handling the snow load on the roof. He thought it was preferable to adhere to the existing design. The Board accepted this.
VHB study of Lincoln Road
Mr. Whitehead reported that the town has received a preliminary report but considers that the consultants need to give further attention to some aspects of the study, including coordination of street design elements. The preliminary report does not point to any major problems with the mall development. It does identify a potential difficulty with large vehicles making a right turn out of the exit near the railroad tracks; if there is determined to be a problem, signage may be needed to deter trucks from using that exit to go south. A “Do not enter” sign is recommended to deter vehicles from trying to enter from Lincoln Road at this point. The report also advises that the roadside path should be at least 6ft wide, which the town engineer supports.
The RLF asked whether they would have to replace the existing section of path that is 5ft wide. Mr. Whitehead advised that this can remain.
The Board asked if the RLF had considered the suggestion of demarcating short-term parking. The RLF preferred to wait and see if there is a need for this. The Board was content with this. Mr. Domnitz asked about the use of a parking lot island to the rear of the Post Office, and the RLF indicated that this may be trimmed to improve the turning space for the large Post Office truck.
The set of plans and drawings was discussed, and it was agreed that they need some clarification and correction to show the final intentions for the development. Mr. Hurd asked about the location of the restaurant sign; this will be under the canopy and it will not need its own light. Positions of signs and lights need to be marked on the drawings. The existing lights on the Bank of America will be deleted from the drawings.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Flint, to close the public hearing. Passed 5-0.
OTHER BUSINESS:
Town Planner’s Report
There will be a site walk at 10 Canaan Drive on Saturday at 10:00am.
Mr. Whitehead will be on vacation during the second week in April.
The meeting was adjourned at 10:40pm.
Submitted by Catherine Perry
Approved as submitted, May 9, 2007
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