The Town of Lincoln, MA - Planning Board Minutes

Mr. Whitehead reported that the CLRP Steering Committee wishes to delay the report to the town until the consultant has had the opportunity to review matters and achieve further progress. The Selectmen plan to hold a SOTT meeting in its old format on November 3rd.

Nathalie Rice attended as the consultant for the RLF who supervised the road construction for the cluster development, together with Ronald Row, the owner of the affected land. Two neighbors whose properties adjoin the road were present: Mrs. Holberton, who was accompanied by her engineer, and Mr. Hoch.

Mrs. Rice presented the proposal to add an extra component to the drainage system to increase its capacity to absorb storm water. She explained that although the existing system is designed to address the 25 year storm, there have been problems with the road becoming flooded after heavy rain. The expanded system is designed to deal with the 100 year storm, and approximately doubles the capacity of the existing system. The addition consists of four underground tanks that will hold water and release it into the ground slowly. These will be located to the north of the road, at the rear of Mr. Row’s lot. The system will be gravity fed. No change is needed to the land contours over the tanks. There is a conservation restriction, held by the Lincoln Land Conservation Trust, which allows for drainage provision. Mrs. Rice reported that the LLCT supports the proposal. She also reported that the Rows have asked for construction access to be obtained from Tower Field Lane, which she expects to be feasible for at least most of the equipment.

Further details of the proposal are that the primary system will be made accessible for inspection, a beehive grate will be placed on the catch basin, and the swale will be redefined with rip rap edging. It is hoped to complete the work in time to seed the ground by mid October.

The Board examined the plans. Mr. Flint asked whether the proposed design would have accommodated the two recent heavy storms. Mrs. Rice responded that one of the events was truly exceptional and might still have caused some flooding but that the system could be expected to cope with short heavy rainstorms like the one this spring.

The Holbertons had supplied an engineering review to the Board. The Board discussed the Holbertons’ property. It was established that it is low lying and the land naturally drains southward. Mrs. Rice stated that the subdivision road was designed to stop water sheeting across onto the Holbertons’ property and to direct it to a detention basin on the north side, but that the road itself does sometimes hold water. Mrs. Holberton stated that the passage of construction vehicles had sometimes caused water to splash onto their land, and that their situation was worse as a result of the subdivision development. It was established that the Holbertons’ property has an adequate drain to a wetland area to the south west. Mr. Row and Mr. Hoch said that the land has always had a propensity to be wet, but welcomed the RLF’s proposal to address an issue that has arisen.

Mr. Snell asked how development of the remaining house site owned by the Frumkins will affect the situation. Mrs. Rice stated that the driveway will bring a little more water towards the road but that the rest of the site could be designed to drain towards the field to the north east; also that the site will need erosion control during construction.

The Holbertons’ engineer commented on the proposed addition to the drainage system. While he considered the design to be appropriate, he stated that correct elevations are critical for it to operate properly; therefore he recommended that installation be monitored. Also he recommended that the maintenance plan be revised to include the second unit, and that ‘as built’ plans be supplied.

The Board discussed whether the original drainage system design had been adequately reviewed. It recalled that there was a peer review and it resulted in the design requirement being raised to the 25 year, rather than 10 year, storm. It was considered possible that development work has resulted in water being a little more concentrated. The Board welcomed the fact that the RLF is taking appropriate steps to address a problem that has arisen.

A MOTION was proposed by Mr. Hurd and seconded by Mr. Flint, to approve the amendment to the cluster subdivision special permit, with conditions: that the new drainage unit be added to the maintenance plan; that construction be supervised by the design engineering team; and that an ‘as built’ plan be supplied. Passed 5-0.

Mr. Blakely attended with his attorney, Tim Taylor. They reported that Mr. Blakely is now the sole owner of the lot. Mr. Whitehead mentioned that there is an issue concerning the exact location of the boundary between the B-1, R-1 and R-2 districts in this area, but the Building Inspector has given a determination that the property is within the B-1 Retail Business District, and the application is being submitted as a business use. Mr. Taylor explained that the edge of the B-1 district is believed to cut across the lot but that Section 2.1.5 of the zoning bylaw gives the benefit of the less restrictive zoning for an additional 20 feet in such cases. He stated that the existing and proposed work is either within the B-1 district or within 20 feet of it, with the possible exception of a portion of the parking lot. The Board wished to take time to consider this information.

The Board examined the proposed site plan. The proposed additions to the former Nauset Engineering building at 144 Lincoln Road comprise an extension of the footprint at the rear, an upper story and a porch. The building height will be increased by 6 feet. An access ramp for handicapped persons is proposed at the rear. At the front of the lot a section of stone wall will be added. Mr. Taylor stated that site drainage will be improved with a new catchment basin, and that this will only require a small change in the grading. A new septic system will also be created. The capacity of the parking area will be expanded with marked spaces. The proposed parking ratio was stated to be about 4 per 1000 sq ft and to represent an improvement on the current situation. The proposal will go before the Zoning Board of Appeals as a change to an existing non-conforming situation, for approval of the enlargement of the building and of the parking provision which will still be below the level set out in the bylaw.

The Board requested clear total floorspace figures for the ‘before’ and ‘after’ situations. The Board asked how the proposed twenty parking spaces compares to the current situation. The applicant stated that currently the paved area is smaller and is unmarked; he estimated its capacity at ten cars. The Board asked for information to be set out on the current parking provision, the practical need (in the past and for the proposed future uses) and whether the zoning level of parking could be achieved on the site. Mr. Blakely explained that his approach to parking is to provide adequate parking for his tenants and to move in the direction of the zoning requirement while preserving trees on the site.

The Board examined the building elevations. The roof design has a 12/ 8 pitch, and the main ridge runs along the building with two shallow dormers on each of the long sides. The windows are of variable width. The proposed siding color is burgundy, with cream trim. The Board asked about the detail of the trim, and established that the existing trim on the building is fairly plain and shallow.

A plan showing proposed lighting, consisting of sconces and pole lights, was examined. Catalog cuts were provided for these lights and for sign lighting. The Board asked about existing lighting. The Board asked what was proposed for signage; the applicant produced a drawing showing a sign on the front of the building. The Board thought it appeared a little too long.

The applicant provided a plan showing existing and proposed grades near the house, together with structures and trees. The Board noted that the plan needs to be stamped by the registered architect. The Board observed that the juniper near the septic system is not shown; the designer stated that the aim is to keep it.

An aerial image was also supplied. The proposed driveway has been modified to curve around the large beech tree. An existing weeping birch tree near the driveway is shown and the intention is to retain it. The designer commented that it will help to soften the view of the house. The Board thought there was a risk of this tree being lost as a result of construction if it was not relocated.

The house has been shifted back slightly, with its angle to the road unchanged. The façade was reported to be unchanged, except that a few feet have been taken off the length. The applicants wish to keep the long driveway so that guests will arrive at the front door. Mr. Hurd expressed the view that this could be achieved with an inviting connecting path from a shorter driveway, but the applicants reported that their architect’s recommendation is for a more formal alignment with a long driveway. The material proposed for the driveway is blacktop.

Overall, the Board thought the changes an improvement and welcomed the effort to save important trees. It had some concerns about the formality of the long driveway and turning circle and suggested that it may also be easier to screen headlights if the turning area is moved back from the septic system. The applicants stated that they intend to keep or replace existing shrubbery where possible, and pointed to belts of trees near the edges of the lot as providing some screening.

A MOTION was proposed by Mr. Hurd and seconded by Mr.Snell, to approve the site plan with conditions that as much as possible of the existing juniper be retained, and that the applicants be encouraged to reduce the length and formality of the driveway and be allowed to make such a change without further review. Passed 5-0.

Mr. Whitehead reported on matters currently before other boards, as discussed at the Land Use Group. An application for an addition to a house by the Conways of 9 Morningside Lane will come before both the Planning Board and the ZBA. The Board of Health has approved the septic system for Minuteman Commons. The Parish Church has discussed renewing some signs with the Historic District Commission, and may need Planning Board approval for a proposed small sign on a post.

Mrs. Wolf and Mr. Hurd reported from a meeting of the reconvened At Risk Properties Committee, held on Monday, looking at the Kennedy and Arshad parcels near the Waltham line. It has been suggested that access to the properties could be gained from the Waltham side before the one way section of Winter Street, and a green buffer provided on the Lincoln side. Judi Barrett has been asked to model the effects of institutional uses such as a church, and offices. Water use has been identified as an issue.