TOWN OF LINCOLN
PLANNING BOARD MINUTES
October 10, 2007
PRESENT: R.Domnitz (Chairman), E.Flint, K.Hurd, J.Snell
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
Minutes
September 19 – Approved with amendments.
ANR PLAN: RONALD ORR/DAVID HOBSON, 172 Bedford Road/31 Bedford Lane, Map 17/Lot 21 and Map 16/Lot 20
Mr. Whitehead reported that the surveyor has reaffirmed that the information on the plan is stated correctly. Parcels 1 and 5 are not the original lots; they are the residual portions without the land swap portions, and with this understanding, the arithmetic is correct.
A MOTION was proposed by Mr. Snell and seconded by Mr. Flint, to endorse the plan as submitted. Passed 4-0.
The Board signed the mylar plan and three copies.
8:00 PM ACCESSORY APARTMENT RECOMMENDATION: CHRISTOPHER RIDICK, 9 Juniper Ridge Road, under Section 14.3 in the R-1 zone.
Mr. Ridick explained that the previous owner of the house, Jane Barnet, had an accessory apartment. After the change of ownership, the house reverted to a single family residence. Mr. Ridick now wishes to split the house and recreate an apartment. He intends to live in the one bedroom apartment and lease the rest as a two bedroom house.
The applicant described the house as a saltbox design dating from the 1930s. He stated that there has been no change in the floorspace in the last ten years, and the apartment will form slightly less than 35% of the total floorspace. A plan was supplied showing the measurements. Mr. Ridick gave the floorspace of the apartment as 775 sq ft. He said that a garage was approved on the lot a few years ago but was not built.
The applicant further stated that the lot size is 1.1 acres, that the septic system is adequate for the proposed number of bedrooms, that there is parking space for several cars on the driveway, and that the abutting neighbors support the proposal.
The Board referred to the Assessor’s property card and confirmed that the lot size satisfies the 40,000 sq ft minimum required by the bylaw for an accessory apartment. It considered that the 35% maximum floorspace also appeared to be met but requested a written statement from the applicant setting out the floor areas of the apartment and of the main residence. The Board examined the plan and noted that two doors are proposed for the apartment. It noted that the bylaw provides for the adequacy of the septic system to be reviewed by Board of Health.
The Board asked the applicant to supply a site plan showing the driveway and parking arrangements, the location of the septic system, and the positions of neighbors’ properties; also if possible a satellite image. It agreed to consider the matter further the following week.
DISCUSSION:
State of the Town Meeting
The Board discussed the content of its statement that will form part of the Town’s report to the November 3 SOTT meeting. The Selectmen have invited boards to raise issues but indicated that transportation and infrastructure will be the main topics of discussion. The Board asked Mrs. Perry to write a first draft of its statement.
Proposed Changes to Zoning Bylaw:
Undeveloped and vacant lots
Mr. Domnitz will contact the ZBA to discuss the issue concerning the requirement to keep part of the original house when a non-conforming house is reconstructed.
Lighting
Mr. Whitehead suggested that changes to Section 13.5 would help to achieve greater consistency across the town, but that the terminology cannot simply refer to the dark sky initiative. Mr. Snell suggested a rule to limit driveway lighting. Mr. Domnitz agreed to lead the work on this topic.
Signs
The Board proposes to replace the special permit requirement with a less onerous permit procedure.
Wind turbines etc.
Mr. Snell circulated a summary of UK proposals (referred to him by Mrs. Perry) to allow various types of householder ‘alternative’ electricity generation facility without planning permission, subject to meeting certain constraints. This may help to identify relevant considerations for a potential bylaw. It was agreed to schedule a discussion for November 7. Mr. Whitehead suggested that one issue to consider is whether the subject would be more appropriately addressed as a general bylaw.
Mandatory preliminary meetings for site plan review
Mr. Domnitz suggested making preliminary meetings mandatory for some types of project. Mr. Whitehead expressed reservations, pointing to the fact that that preliminary meetings have not always led to a shorter overall process, and to the danger of beginning to discuss design issues before issuing notice to abutters and the general public. The Board referred to Section 17.7.3, which encourages preliminary meetings but describes them as addressing submission and process issues, prior to commencement of design work. Mr. Flint said he thought that Weston may have early meetings with involvement of abutters. Mr. Hurd suggested that early site walks by the Board would be helpful.
Swimming pools
The Board briefly discussed whether pools that do not have structures above grade should be required to have site plan review.
Accessory structures
The Board briefly discussed whether it should be permissible to make something an accessory structure rather than a part of the principal building by leaving a narrow separation gap. The definitions section could be reviewed.
Winter Schedule
The Board agreed to have only two meetings in November and December unless pressure of work dictates otherwise.
OTHER BUSINESS:
Masood, 12 Stratford Way
A site walk was held at 7:00pm to view the site in connection with the proposal for an all season pool enclosure. The Board asked Mr. Whitehead to obtain a copy of the building permit which is believed to have been issued for the foundation, and to request plans showing former and proposed contours and any proposed tree removal.
Brooks, 39 North Great Road
The Board reviewed the draft decision on the site plan review for a single family residence, and made an amendment. The amended draft will be emailed to the applicant’s attorney. During the Planning Board meeting, Mr. Flint left to represent the Board at the Conservation Board’s hearing relating to the site.
Authority to sign bills
A MOTION was proposed by Mr. Flint and seconded by Mr. Hurd, to authorize Mr. Whitehead to sign bills for payment on behalf of the Board, with authority reverting to the Chairman in Mr. Whitehead’s absence, and with review of the budget twice a year.
Passed 4-0.
Wireless Communication Facility special permit renewals
Mr.Whitehead reported that an agent for a cell tower operator has been asking what submission materials are required for a renewal. The bylaw requires a full application except that duplicate information does not have to be submitted. The Board said that it would want updated documents on any aspect that had changed since the original application, including details of any changes to the equipment, but would not need repeated information on topography and trees. It would wish to check compliance with previous conditions and that all documents promised had been supplied. It would also wish to do an early site visit.
The meeting was adjourned at 10:15pm.
Submitted by Catherine Perry
Approved as amended, November 7, 2007
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