TOWN OF LINCOLN
PLANNING BOARD MINUTES
April 11, 2007
PRESENT: R.Domnitz (Chairman), K.Hurd, J.Snell, B.Wolf
STAFF: C.Perry
7:30PM BUSINESS:
ANR PLAN: CAROL CADOGAN, 185 Weston Road, Map 111/Lot 5-12
ROBERT & SHARON ANTIA, 191 Weston Road, Map 111/Lot 5-11
The Chairman explained that the request for endorsement of an ANR plan was signed by Ms. Cadogan, but as two properties were affected, the Board thought it prudent to ensure that the Antias were involved and supportive.
Robert and Sharon Antia attended and said that they were in agreement with the proposal, although terms for the land transfer were still being negotiated.
The Board checked the plan and was satisfied that parcel 111-5-12 will become a legal lot, conforming with the bylaw.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Hurd, to endorse the plan as submitted. Passed 4-0.
The Board signed the mylar plan and two copies.
DISCUSSION OF DECISION: 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.
Mr. Domnitz had circulated a set of comments on potential special permit conditions.
The Board identified a question over what special permits already exist for premises within the Mall complex e.g. the Whistle Stop café, and how they would interact with the new special permit. Mr. Hurd was of the opinion that previous special permits could remain in effect; this could be made explicit in the new special permit. He pointed out that the section of the application that identifies differences from normal zoning requirements does not rule out bylaw control of restaurants under Section 9.2.
Mrs. Perry outlined a number of points raised in the March 14 and April 4 sessions, which may need attention in the decision.
The Board discussed three suggested conditions set out in Mr. Domnitz’ note, dealing with: the range of uses allowed overall; control over restaurants going forward; and control of changes to uses on each floor of the development. Mr. Hurd suggested that in the second condition, the language be made more consistent with the bylaw, which refers to “food service establishments”.
The third condition was discussed at some length. The Board wished to avoid micromanaging the development but to ensure that it could not change markedly from the way it was depicted at Town Meeting, without appropriate review. It noted that the preliminary development and use plan did not specify locations for each use, but that some of the submitted plans did indicate uses in certain portions of the new building. The Board identified the basis of its concerns about the balance and location of uses, as being to maintain a lively public area at first floor level and possibly to address changes in parking needs. It foresaw the possibility of proposals for significant change in the nature of the Mall area over the lifetime of the buildings.
The RLF commented that while it was content with a requirement for new restaurants to seek special permits, it had serious concerns over any proposal to control the mix and arrangement of uses within the parameters set by the preliminary development and use plan. This concern stemmed from the attitudes of lending institutions, potentially affecting the development’s funding and/ or future salability. The RLF mentioned that a Memorandum of Understanding has been drawn up between themselves and the Board of Selectmen regarding efforts to maintain friendly ownership of the Mall.
The Board still considered that it was reasonable to exercise a degree of control. It clarified that it would be more worried about a change to offices on the first floor than retail on the second. It thought that it may be productive to consider what changes to the percentage split of uses would be considered significant. This may involve defining the categories.
The Board agreed that, following discussions with the Building Inspector, the condition relating to a Clerk of Works will be omitted. The Board wished to ensure that arrangements for monitoring the engineering works are adequate, and agreed to ask Mr. Whitehead to advise or look into this.
The condition concerning monitoring the level of parking was discussed; it was agreed that Mr. Domnitz draft a minor re-wording. The following conditions were thought satisfactory: one concerning the lapse of the special permit; one concerning the MOU for the septic system with Lincoln Woods; one concerning relocation of the Right of Way at the rear of the site; and one concerning relocation of utilities. In the condition relating to future transfers of ownership, it was agreed to substitute “notification” for “approval.”
On lighting, the Board discussed the effect on Lincoln Woods, which it concluded would be no more than the current situation. Nevertheless, it thought it prudent to ask the RLF to check the illumination levels after installation and if appropriate use a lower wattage.
The Board wished to know whether the written Public Safety review asked for in January had been received. Mrs. Perry undertook to check.
DISCUSSION OF DECISION: 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.
This agenda item was passed over due to time pressure.
OTHER BUSINESS:
Planning Board Reorganization
Mrs. Perry provided a draft chart of Board members’ other responsibilities, both as representatives of the Planning Board and as individuals. The Board reviewed the chart. Mr. Snell agreed to check his status on the Green Technology Committee. The Board decided to have liaison reports from members as a permanent agenda item, to enable other members to be better informed and to ask questions.
The Chairman also asked for approval of minutes to be a regular item at 7:30pm on the agenda.
Mr. Snell asked if there is any organized approach to attendance at regional events, especially those run by MAPC and MAGIC, as many emails are received. He thought there may be a need for the Town to be more involved on some issues.
The Board identified a current need for liaison with the Conservation Commission on several issues: future acquisition of conservation land; cell towers; and clearance of invasive plants where this reduces screening. Mr. Domnitz undertook to speak to the Conservation Commission Chairs about scheduling a discussion.
Request for funds for use of consultant: CLRP Housing and Built Environment Sub-Committee
Mr. Hurd requested funding from the Planning Board budget for a few hours of consultancy assistance for the next meeting of the Housing and Built Environment Sub-Committee.
A MOTION was proposed by Mr. Snell and seconded by Mrs. Wolf, to request an appropriation of $250 from the Planning Board budget for use of a consultant to facilitate a meeting. Passed 4-0.
Cost of printer ink
Board members asked if there is any mechanism for them to seek reimbursement for the cost of home printer ink. Mrs. Perry agreed to enquire.
Tape recorder for hearings under the ‘Mullin Rule’
Mr. Snell offered to bring a tape recorder to the next meeting to try out.
Staff Land Use Group
The Chair expressed interest in attending a meeting of the Land Use Group, which is a vehicle for coordination between staff involved in different aspects of land development. Mrs. Perry explained that the group meets every two weeks in the Building Department and that there was a meeting the following day but Mr. Whitehead who normally chairs it would be away.
Jeong, 160 Lincoln Road
The Board signed the decision on a special permit for a sign.
Boynton property, Lincoln Road
The Board wished to know whether the lights that were installed recently should be addressed as a change to a site plan.
Knollmeyer, 50 Page Road
The Board asked for confirmation that the Building Inspector provided a letter stating that a dwelling unit was not created in the old garage.
Minutes
The Board voted unanimously to approve minutes of past meetings as follows:
January 3, 2007 - Approved with amendments
January 10, 2007 - Approved with amendments
January 17, 2007 - Approved with amendments
February 7, 2007 - Approved as submitted
The meeting was adjourned at 10:35pm.
Submitted by Catherine Perry
Approved June 13, 2007
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