TOWN OF LINCOLN
PLANNING BOARD MINUTES
December 5, 2007
PRESENT: R.Domnitz (Chairman), B.Wolf, K.Hurd, J.Snell, E.Flint
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
Approval of minutes
The Board voted 4-0 to approve the minutes of previous meetings as follows:
November 7 – approved with amendments
November 14 – approved with an amendment
(Mr. Flint was absent for this item)
DiGiovanni, 300 South Great Road
The Board signed the decision for a site plan approval for a house.
School signage
The discussion was postponed.
Town Planner’s Report:
Soukup, 6 Woodcock Lane
Mr. Whitehead reported that the Soukups are proposing a change to the approved site plan, reconfiguring the house into a shallow v-shape with a portion of the living area moved to the rear. The Board considered whether this could be processed as a minor change but decided that a new application is needed.
Breiter, Hobbs Brook Farm, Reiling Pond Road
Mr. Whitehead reported that Ms. Breiter wishes to make a change to the cluster subdivision special permit, to replace a segment of the gabion wall with a prefabricated concrete wall. The Conservation Officer is not concerned about the proposal. The Board considered whether the proposal could be processed as a minor change but decided that a full application is needed. The Board will wish to examine how the transitions between the different types of wall will be handled, and possibly to visit the site.
RLF, Booth property, 145 Old Concord Road
Mr. Whitehead mentioned that the RLF will be presenting two ANR plans at the next meeting. One is to prove that the property could be divided into two lots; the second is the actual intention to place a portion of the property into a conservation restriction while keeping one house lot.
Konstandakis, 22 Old Cambridge Turnpike
Unauthorized work has begun on this site. Copies of a letter to the owner from the Conservation Officer were distributed. There is an issue about the project affecting the legal access for one parcel of the subdivision. Mr. Whitehead proposes to schedule a discussion with the Planning Board in January.
8:00 PM PUBLIC HEARING CONTINUATION: THOMAS BLAKELY, 144 and 146 Lincoln Road, Map 95/Lot 11, site plan review for addition to a building in the B-1 Zone and associated site alterations under Section 9 and 17.
The applicant requested a continuation.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Flint, to continue the hearing to 8:40pm on December 12. Passed 5-0.
8:20 PM PUBLIC HEARING CONTINUATION: ANDREW EGENDORF, 10 Tower Road, Map 74/Lot 24, site plan review for an addition to house in the R-1 Zone under Section 6.0 and 17.7.
Doug Adams, architect, represented the applicant, who also attended. David Schofield, the applicant’s septic system engineer, was also present. Several neighbors attended. The Chairman identified the main outstanding issues as the septic system, the helipad, and the size and design of the house addition. A site walk was held on October 27th.
Mr. Adams submitted a drawing of the house and the proposed addition showing the average natural grade and the elevations of various points on the buildings. He discussed the height calculations. The existing house was approved under an earlier bylaw. It measures more than 36 feet from its lowest exposed point to highest point. Mr. Adams stated that the design of the addition aims to conform to the current bylaw. The fact that the land slopes down from the existing house makes this a challenge. Mr. Adams said that the proposed design meets the terms of the exception set out in Section 13.1.1.b., that the Board can allow in certain circumstances. He suggested that the situation represents the kind of circumstances that the exception was created for. Mr. Hurd thought that it may have been more aimed at
discouraging applicants from using mounding as a way to meet the height requirement. The Board will need to check the calculations and consider whether to allow the exception. Mr. Adams stated that the height of the addition is 35ft 8in, and gave the following elevation data relative to sea level:
Original house: lowest exposed point 363ft 0in, ridge 400ft 4in
Addition: lowest exposed point 359ft 0in, top 394ft 8in.
A physical model of the addition was presented. The Chairman asked about the extent of cut and fill operations. It was established that the applicant proposes to raise the terrace to the southwest of the building by about 6 feet. It is not intended to disturb the large beech tree at the foot of a steep slope at the side of the addition.
In relation to the helipad, Mr. Adams stated that in 1991 the owner obtained FAA approval, and a Town approval from Chief Arena. The pad was physically constructed in 1998. Records will be supplied. The Chairman said that the correct procedures at this point will need checking; the proposed building work may negate the existing permits, and the interaction with the Planning Board’s jurisdiction needs to be understood.
Mr. Schofield said that he had tested the ground in the conservation land for its suitability for a septic system. A system has been designed, and adjustments are being made because of the LLCT’s view that the 10,000 sq ft area allowed in the conservation restriction is the maximum total cleared area rather than the size of the system itself. The engineer stated that the system has been sized for nine bedrooms plus a garbage grinder. Because of the slope, traditional trenches would require too large an area, so an innovative design has been employed. It involves tanks and seven leaching lines stepped down the hill. The leaching lines have been placed on the shallowest slope; if they were placed higher on the slope (closer to the house) but still in the conservation land, a larger area would be
needed. The Board asked if the system could be placed within the cleared area of the site, rather than in the conservation land. Mr. Schofield said he had not done percolation tests there. The existing system occupies part of this land, and would be a constraint. The Board asked if an expansion of the existing septic system had been considered. The engineer responded that this had not been attempted but that design criteria have changed and that this approach was probably not feasible. Mr. Flint asked if there was a reserve septic area in the original plan. It was not known. Part of the new one represents reserve capacity. Mr. Adams stated that past percolation tests showed soils on the higher land to be less suitable and that the proposed location seemed to be the logical one, as well as being a deeded right. It was not clear whether there was any record of past tests.
The Chairman invited comments from the audience. A letter had been received from Paul and Lucretia Giese. Paul Giese asked why the septic system needed to be for nine bedrooms. Mr. Adams explained that there are six bedrooms in the existing house and three are proposed in the addition. Mr. Giese asked for clarification of the helicopter situation. The Board stated that it is awaiting documents and needs to consider the matter.
Peter Von Mertens asked the size of the total disturbed area for the septic system and was informed by the applicant team that it would be 10,000 sq ft including barriers and re-grading. The engineer said that the maximum change to the grade would be three feet and the maximum slope would be 1:3. There would be a terraced appearance. The Chairman pointed out that the site plan design is still under the Planning Board’s purview.
Buzz Constable, on behalf of the Lincoln Land Conservation Trust, stated his view that the terms of the easement mean that 10,000 sq ft is the total easement, not the size of septic system. He argued that as this is conservation land with a walking trail, its treatment and the effect on views will be important. He suggested that the issue of whether the septic system could be placed in the open part of the site should be investigated fully. He asserted that this location is less than ideal due to its slope, and if the system is approved here, he recommended having a plan for stabilization of the ground during and after construction.
Rosamond Delori asked what exterior lighting is proposed. She pointed out that the house is in a prominent, elevated position. Mr. Adams stated that lights are proposed at the door on the roof deck, at the lower doors, under the soffits on the edge of the balcony, and on the elevation overlooking the parking area/courtyard. The one over the window is intended to point at the courtyard. He said that the lights will be dark sky compliant. The Board requested a plan showing the positions of the lights more clearly, and catalog cuts.
The Board examined a sample of the proposed metal siding material. It was concerned that it might cause glare and look inappropriate from a distance. Mr. Adams pointed the Board to an example of the material in use on Leonard Street in Belmont, where it has been installed diagonally.
Lucretia Giese commented that the preservation of the beech tree is critically important for screening the addition, and that more planting could help. She also pointed out that when the trees are bare, the buildings will be prominent.
In conclusion, the Board requested the following remaining information:
· Any available information on percolation tests done for the existing system
· Any approvals for the helipad
· Full details of exterior lighting
· Provision for handling run off
A MOTION was proposed by Mr.Snell and seconded by Mrs. Wolf, to continue the hearing to January 16 at 8:00pm. Passed 5-0
9:00 PM REQUEST FOR MINOR CHANGE: AMJAD HUSAIN & INDERNEEL SAHAI, 9 Reiling Pond Road, Map 33/Lot 11-5, request for change in materials from previously approved site plan under Section 17.7.3.
The applicants attended. Inderneel Sahai explained that they would like to add stone accents at each side of the main entrance to break up the façade. The approval was for all wood siding. The Board referred to the materials lists included in the covenants for the development. These aim to secure a New England style and allow field or river stone veneer of more than four inches in thickness. The applicants showed two sample stones from a quarry that they have located, and a picture of an example wall. The Board found these acceptable.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Flint, to approve the minor change with the stone choice as presented. Passed 4-0
(Mr. Hurd abstained)
The applicants mentioned that they would also like to use a cementitious siding material, ‘Hardiplank’ in place of wood. They stated that the appearance is very similar and that suppliers claim it is generally viewed by boards as equivalent. The Board asked to see a sample.
OTHER BUSINESS:
Deaconess Abundant Life Communities, 19 Cambridge Turnpike
Some members of the Board and Mr. Whitehead had attended the groundbreaking ceremony the previous day.
Verizon, Tracey’s site, Cambridge Turnpike/Bedford Road
Mr. Domnitz discussed with the Board the results of his investigation of the light on the cell tower.
HATS meeting
There will be a special meeting of the Hanscom Area Towns on Tuesday December 11, to discuss land use planning, including brief reports on major developments in the four towns, and a review of proposed zoning amendments at State level.
MAPC meeting
Mr. Whitehead reported that Barbara Lucas of MAPC is thinking of scheduling a stakeholders’ meeting in late January, concerning developments in the Route 128 corridor.
Proposed zoning bylaw changes: lighting
Mr. Domnitz reported that he has examined the potential to strengthen the town-wide bylaw, Section 13.5, with a more technical approach to ‘glare’, but this has proved difficult. The Board discussed whether it should issue more detailed advice or rules, beyond referring people to the dark sky initiative. Some members were concerned about the tendency to use unnecessarily bright exterior lights. The advice may be more appropriate for use in site plan reviews than as a town-wide bylaw.
The meeting was adjourned at 10:25pm.
Submitted by Catherine Perry
Approved as amended, January 2, 2008
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