TOWN OF LINCOLN
PLANNING BOARD MINUTES
March 21, 2007
PRESENT: K.Hurd (Chairman), E.Flint, B.Wolf, J.Snell, R.Domnitz
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
Town Meeting: Planning Board items
Mr. Whitehead distributed copies of notes on the Board’s proposed bylaw changes, and information relating to the Comprehensive Long Range Plan that will be handed out at Town Meeting.
Discussion of proposed Demolition Delay Bylaw changes
Copies of the changes proposed by the Historical Commission for consideration at Town Meeting were distributed. The Board discussed the bylaw. Some members felt that the third clause of 2.11 C, aimed at identifying buildings or structures of geographical importance, may be framed too broadly. Mr. Flint explained that the main change being proposed is to create 12 months’ rather than six months’ delay to improve the opportunity to find alternative solutions. Mr. Hurd reported that the use of the power is rare. The issue of transferability was discussed; some Board members questioned the logic of not making demolition permits transferable, as the issues appear to be building-related rather than personal.
A MOTION in favor of the bylaw wording as proposed by the Historical Commission failed to gain a majority vote.
A MOTION in favor of the proposal if the wording is amended to address the concerns raised by Planning Board members, was proposed, seconded and passed 4-0 (Mr. Snell abstained).
8:00PM PUBLIC HEARING: SUSAN & MICHAEL SALM, 236 Lincoln Road, Map 117/Lot 22-1, site plan review for a barn under Section 17.7.
Susan Salm attended with her architect, Natalie DeNormandie. She introduced the proposal and supplied copies of an aerial photograph showing a line of trees.
The Chairman asked why the construction was so close to the conservation restriction. The applicant responded that this was within her right; also that it pushes the building away from her neighbor’s viewpoint. She said that alternatives would place it on higher land or impinge on setbacks. The applicant mentioned that work has been done to remove invasive plants from the site and that new planting is planned. The Board expressed concern that construction work may affect the conservation land.
The Chairman stated that a letter of objection has been received from a neighbor, Eleanor Gallitano, drawing attention to the large size of the proposed building and raising concerns about traffic and parking.
The Board examined the design. The applicant clarified that the sectional drawing is not to scale but illustrates the steel frame construction. The proposed exterior materials are artificial ‘fieldstone’ and wood clapboards. The Chairman suggested that a rotation and shift of the building might improve its siting but the architect responded that it has already been positioned to take account of the neighbor’s view, grading and shadows.
Mrs. Wolf asked about access. This is proposed to be via the existing driveway. The applicant does not anticipate a need for a service road up to the barn. The site can also be accessed on foot via a walking trail that has two portions on the site. The Board asked for clarification of the proposed use. The intention is to use the building as a playground and indoor soccer court. The applicant said that there was no intention to use it as a team practice site. There is no current intention to use the building for animals, but the design is expected to be suitable for conversion to such use. A half bathroom is proposed. It was clarified that a reference to other bathroom facilities in notes on the aerial photograph relates to changes to the house, which do not form part of this application.
The conservation restriction was discussed. The Board noted that the wording of the restriction states that it would not create a setback requirement, but also noted that this land has a separate Assessor’s parcel number, and wondered if it might legally be a severable lot creating a setback under the zoning bylaw. If there was a potential zoning violation, an application to the ZBA would be needed. The applicant was asked to obtain legal clarification. The Board noted that the conservation restriction refers to a registered plan that they will need to see.
The height calculation was checked. Mr. Whitehead confirmed that the cupola can be disregarded and the ridge height used.
Eleanor Gallitano, an abutter, stated that she has previously discussed the proposal with the applicant and commented that it is overly large. She has sent a letter to the Board and provided drawings of two barns in the area, for size comparison. She commented that looking at a large building is not like looking at trees of the same height. She thought a height marker would be useful: an attempted balloon test had been ineffective due to adverse weather. Mrs. Gallitano also expressed concern about the safety of using the shared driveway from Lincoln Road, which she described as only one lane wide with limited space to pull over. She stated that this is intended to serve three houses. A relative representing Alphons Gallitano commented that the proposed building is not a barn, as it is not for animals. He suggested that its proposed use for
soccer would imply large numbers of participants, and that it was an excessive use of a residential property.
Another resident living nearby suggested that the town should welcome new buildings that facilitate healthy communal activity.
The Board concluded that it would need to be sure that the proposal qualified as an accessory structure, and wished to investigate conservation issues in conjunction with Conservation staff, and to have a site walk.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell, to conduct a site walk on Saturday March 31st at 9:00am. Passed 5-0.
The applicants agreed to stake the position of the building.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell, to continue the hearing to April 4th at 8:40pm. Passed 5-0.
8:20PM PUBLIC HEARING CONTINUATION: ROBERT JAHRLING, 10 Canaan Drive, Map 53/Lot 3, site plan review for single family residence under Section 17.7.
Some members had attended the site walk on March 17. Mr. Flint commented that the field to the rear of the house is large but the land is not subject to a conservation restriction. He considered that although the proposed house is large, it is well positioned and will be satisfactory. Mr. Domnitz commented that it is a beautiful and open location so there will be some visual impact, but in the absence of objections from abutters, he was satisfied with the proposal. Mr. Snell concurred.
The Board asked for confirmation of a lower wattage for the lighting. The Board noted that the proposal will go before the Zoning Board of Appeals for a special permit due to the limited frontage.
A MOTION was proposed by Mr. Snell and seconded by Mrs. Wolf, to approve the site plan, subject to submittal of lighting details, and subject to standard conditions.
Passed 5-0.
9:00PM 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.
The NEDA development team provided further information for the Board on several issues remaining from the previous session:
Lighting
The lights on poles will be single rather than dual. A catalog cut was supplied. The bulb is high in the housing, but there is a chimney refractor to give the appearance of an old fashioned lamp. The design is similar to new lights at 80 Deaconess Road in Concord, but with a slightly different internal mechanism. A new illumination plan has been produced; this shows an average level of around 3fc. For information, moonlight is very low, up to 0.35fc. The Board was satisfied with the fixture but wished to investigate suitable levels of illumination. The engineer offered the loan of a light meter for this purpose. The Board asked if NEDA considered the level of lighting proposed to be adequate for the elderly residents, and NEDA confirmed this.
Route 2 issues
NEDA stated that it would be willing to construct a berm on its land at the same time as the housing construction if it knew that the Route 2 project would go ahead soon, but would like flexibility in case the highway project is delayed. A sectional drawing was shown, and the berm has been added to a plan. The grades are designed to match with those of the planned service road.
NEDA has met with Massachusetts Highway Department staff and the Crosby’s Corner project designers to discuss design issues on the Route 2 frontage, including the berm and the access road traffic island, and reported that the meeting was amicable.
Mr. Snell asked about the effect of development on the house remaining within the Route 2 taking in Concord. NEDA said that this is not very close to the berm but it would not wish to proceed with the berm construction while the house was still occupied.
Mr. Domnitz asked about the proximity of the new housing units to Route 2, about which he still had some concern. The setback is now 66 feet at the closest point. The reconstructed Route 2 will come to grade at around that point.
The Board asked for clarification of the status of the old farmhouse. NEDA explained that there is currently a long term lease but it is expected that it will be possible to replace the house with a new unit.
Headlight nuisance, Sandy Pond Road
NEDA has investigated and confirmed that there is an issue with headlights of cars exiting the site onto Sandy Pond Road shining onto the house opposite. It proposes to plant some trees on Mr. Cole’s property to mitigate this.
Cottage design
At the rear of each cottage, NEDA is now proposing a single central dormer with a double window.
Signage
A plan has been drawn up, with different types of signs (regulatory signs, street signs and a few direction signs) tabulated against locations. The Chairman suggested that signs should not be excessive in number but should be carefully considered. Mr. Domnitz suggested marking the residents’ exit route clearly for safety. The Board will need a paper record of the sign designs.
The Board asked about or commented on the following other issues:
Floorspace calculations
The Board asked whether the walkout basements were included in floorspace calculations for the lot coverage ratio. NEDA confirmed that the gross floorspace included basements, of which there were seventeen.
Mail delivery
The Board asked if grouped mailboxes will be needed. NEDA will discuss this with the Post Office.
Drainage
Mr. Whitehead reported that the town’s engineering consultants, VHB, have approved the drainage report. Their main requirement was for more detailed engineering plans. They discussed the effect of a less constricting culvert on flood water. An analysis showed that with the detention ponds, the flood elevation will be less, so no further change is needed.
Conservation
Following a further meeting with the Conservation Commission, the conservation restriction has been enlarged a little. The Commission is satisfied with the drainage plans. The hearing has been continued. Mr. Snell suggested that the conservation restriction be referenced in the special permit.
Construction oversight
The Board considered that there will be a need for a Clerk of Works or Inspector, reporting to the Building Inspector and preferably attending the town staff’s Land Use Group meetings. The timing, funding and operation of this position will need to be addressed.
Residents’ age restriction
The Board asked whether all occupants will have to be over 62 or just one. NEDA responded that it would apply to all.
Affordable housing
Mr. Whitehead stated that the approval process with DHCD seems to be on course but will still need to be mentioned in the special permit.
Comments from the public were invited and the following issues were raised:
Gating of Sandy Pond Road Access
NEDA considers this to be an issue for the Board. Andy Cole, a Sandy Pond Road resident, said that neighbors were concerned that use of this entrance should be limited to residents, and only allowed until Route 2 was reconstructed. Another local resident suggested that it would be wrong to prevent visitors to residents from using this safer access point. The Board said that its preference was to have no gate for now, but to direct commercial vehicles to use the Route 2 access, and perhaps to provide a trigger mechanism for a gate in future if problems arise. The use of signage to help with appropriate use of the entrance was discussed, and it was agreed that a small identification sign reading “The Groves in Lincoln - Private” would be suitable. A trigger mechanism for a gate may simply have to be a judgment by the Board that
commercial vehicle movements cannot be controlled without it.
Detention basins
Following informal discussions with the Conservation Commission, NEDA proposes to incorporate “rain garden’ planting in the basins, to include shrubs but not large-growing trees. During work on site, adjustments will be made where feasible, in conjunction with the Conservation Department, to save trees.
Lighting
Tim Oldfield, a neighbor, alleged that the chosen light fixture is not fully dark sky compliant. NEDA reiterated its commitment to use dark sky lighting. The Board will need to determine whether the current choice is satisfactory.
Retaining walls
Photographs of modular blocks to be used for the walls were shown at the last session.
A MOTION was proposed by Mr. Snell and seconded by Mrs. Wolf, to close the public hearing. Passed 5-0.
OTHER BUSINESS:
Town meeting:
CLRP consultant funding request
The Board discussed the request by the Comprehensive Long Range Plan Committee for funding for consultant support, to be presented to Town Meeting on Saturday.
A MOTION was proposed and seconded to support the Town Meeting article.
Passed 4-0 (Mr. Hurd abstained as Chair of the Committee)
Zoning Bylaw articles
The Board decided which member would present each of the proposed zoning changes at Town Meeting.
The meeting was adjourned at 11:30pm.
Submitted by Catherine Perry
Approved as amended June 13, 2007
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