The Town of Lincoln, MA - Planning Board Minutes

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.

The Board discussed regulation of restaurants. Mrs. Wolf advised that most towns require restaurants to have a Common Victualler’s license. Some towns, such as Lexington, have special permits for restaurants, but most do not. Some have occupancy permits for all businesses, as an opportunity to check compliance with various boards’ requirements. Boards of Health also review restaurants. In Lincoln, the Board of Selectmen will have to establish procedures for both Beer and Wine licenses and Common Victualler’s licences, but these are less onerous than a special permit. Mr. Whitehead undertook to find out more about the proposed license procedures from the Town Administrator.

Mr. Hurd suggested that restaurants in the Mall area should be subject to a similar review process to those in the B-1 zone. It was agreed that the term “food service establishment” will be used. Mr. Whitehead suggested that a special permit process may not be needed for the initial restaurant as it has been broadly reviewed through the main permit and changes to matters such as seating and parking could be handled as an administrative amendment. After some discussion, the Board agreed to handle the initial restaurant through conditions in the overall special permit and possibly an informal hearing, but to require special permits for subsequent restaurants.

In relation to the third condition drafted by Mr. Domnitz, the RLF commented that it was concerned about the effect that rules governing the proportions of different uses might have on funding, in particular on the rate at which finance could be obtained. The RLF was prepared to accept application of B-1 zone rules to the new building group.

Mr. Whitehead considered that a major change, such as occupancy of the main building by offices, would have to go back to Town Meeting as a change to the preliminary development and use plan under Section 12.5.12. The Board felt there was a need to make clear in the special permit what it covered and what degree of variation was allowed, especially as some plans indicated uses and others did not. Mr. Hurd suggested that the overall balance of uses was the important issue; he considered that market forces would favor retail in the most accessible, first floor areas. The Board thought that there was a trend for banks to penetrate such areas, and noted that in the B-1 zone, banks are not regarded as retail uses.

The Board considered what scale of change would have a significant impact. Mr. Hurd suggested a change in the use of half of Donelan’s or four small units. The Board formed the view that it could limit its control over the mix of uses to the first floor. It also agreed that the decision should ensure that existing non-retail uses on the first floor can be reinstated following construction without a new special permit. It may be necessary to record what uses are there now, and to calculate approximate floorspace for broad categories. The decision could go on to specify the size of changes that would trigger an administrative amendment or a new special permit. Mr. Domnitz undertook to draft conditions on these lines.

The applicant provided a picture of the previous sign for Lexia, and explained that the proposal is for a new hanging sign for the Truman Company, on the old support. The Board reviewed the application materials which included a drawing and description of the proposed sign.

Chris Knollmeyer attended with Davida Flynn, his assistant and Paul Mahoney, the architect. Mr. Knollmeyer explained that he purchased the lot from his neighbor with a rented house on it. The house is no longer rented and its suitability for renovation was examined. It was not found to be worthwhile, so a new building has been designed instead. Mr. Knollmeyer reported that the proposal has been discussed with neighbors, who have some concerns about screening, so planting is proposed.

The architect identified the location on Page Road, opposite Page Farm Road. The curb cut for the driveway will be in the current position, offset from the road intersection. The position of the proposed house has been staked on site. Trees on the frontage are to remain.

The site area is 1.38 acres, and the proposal will go before the Zoning Board of Appeals. A demolition permit for the existing house has been obtained. The footprint of the proposed house overlaps the old one but shifts it forward into a clearing. The previous rear setback was less than fifty feet and the new setbacks will be over fifty feet. The line of the driveway, away from the road frontage, will be modified and a turnaround will be created. A new septic system is proposed near the front of the site, in the only place with adequate percolation. The site of the existing system will be reserved for future capacity.

Mr. Mahoney asserted that the development would have minimal effect on the landscape; it would preserve the wooded feel of this stretch of road. He showed photographs of nearby houses and an aerial view. He also presented an acetate drawing of the house elevation, superimposed on a photograph taken from the front of the site, to demonstrate that little of the building would show above existing evergreens.

The house design has been revised slightly; new front and left elevations were provided. The end wings are 1½ stories and the middle portion is 2 stories but reduced in scale, with a shallower roof and a front porch. There is a kitchen pavilion at the rear. Materials are shingles, probably in a tan color, with asphalt imitation wood shingles for the roof, and wood garage doors.

The Board asked about the height of the proposed house. The applicant will need to check this. The Board explained that the normal height limit is 36 feet from the lowest exposed point to the highest point of the roof; for average natural grade to be used for calculations, the Board’s approval is required. In terms of floorspace, the applicant stated that the house is 6,525sq ft including the garage. The footprint is slightly larger than the existing house and there is an extra story. The Board checked the width; it was stated to be about 92 feet. The applicant said that the orientation of the building was designed to reduce the impact of the elevation on a neighbor.

The Board asked about tree removal. Three trees are to be removed for the septic system, four for the driveway and some in the corners of the building footprint. Some new tree planting is proposed, and a buffer near the road will be kept. The Board asked for information about the size of trees to be planted.

The Board asked about the slope of the driveway and how drainage would be handled. There is a natural swale along the Page Road frontage and it may be possible to direct most of the runoff into that. The Board asked if any patio was proposed. The applicant responded that there may be a small paved area at the walkout level, but no large area. The Board asked for paved areas to be shown on the plans.

The Chairman asked for clarification on the septic system. The applicant explained that the existing tanks will still be used and the outflow will be pumped to the leach field at the front of the site. It is not yet clear whether any blasting will be needed, but digging is possible to a depth of several feet.

Mr. Hurd enquired about the cupola. The architect said that it is designed to balance the chimney on the other end wing. The Board asked if it was intended to light it, since it is shown as glazed. A letter had been received from Dennis Picker of 58 Page Road, expressing concern about this, as well as about loss of trees to create the leach field and about the general scale of this development together with that at 50 Page Road in the same ownership. The applicant thought it may be acceptable to substitute louvers for the glazing in the cupola.

The Board asked about proposed exterior lighting. Eight small walkway lights are proposed; a catalog cut was supplied. The Board suggested halving the number of these, and perhaps placing them on alternate sides. The wattage was considered acceptable. Recessed downlights are proposed for the porch and garage; the Board asked for details of them. Three wall sconces are also proposed at the rear doors and lower level door, where there is no overhang; a catalog cut was supplied. The Board asked which size was proposed; the applicant thought probably size 6.

Public comments were invited. Chuck Staples of 51 Page Road, across the road, expressed concern about the impact of the proposed house because of its scale, and the effect of the cupola if it was lit. He mentioned that he had given land to the Rural Land Foundation to help to preserve the wooded landscape, and that he was unhappy with the other recent large house in the area and the Knollmeyers’ garage at 50 Page Road. He pointed out that older houses in the area are of single story design.

Ken Bassett, another neighbor, opined that the proposal was “pushing the envelope” on scale, even though it was carefully treated architecturally. He suggested that its overall volume was too large, and that its siting on higher land, closer to the road, would mean a significantly taller appearance. He showed sketch sections to illustrate his point. The architect commented that most of the roof will be more set back than the points of the two gables. A third neighbor echoed the concern of the others about size. One neighbor asked for clarification of the Board’s role in relation to this issue; the Board explained that it cannot directly limit the size of houses but can consider the suitability of the design in terms of massing, scale, and particular dimensions related to impact.

8:40PM 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.

Mr. Snell reviewed his findings with the light meter. Lincoln street lights measured around 1fc, the Mall around 4fc and Drumlin Farm around 8fc. The Board examined the photometric plan for the Deaconess development and found the highest levels were 4 or 5fc. The Board considered this level of illumination to be reasonable.

A condition is proposed, to state that if needed, an Assistant Building Inspector will be hired at the applicant’s expense. NEDA’s representative informed the Board that there will be a person on its staff managing the work, as well as the contractors’ superintendents. It offered to supply details of the arrangements, and stated that supervision was working well in Concord. The Board asked Mr. Whitehead to discuss Concord’s experience with John Minty, the town’s Building Inspector.

There was agreement that during construction, access from Sandy Pond Road will be for emergency vehicles only, and once the development is occupied, no deliveries or employees will be allowed to use this access. Some Board members favored specifying provision of a chain and lock during the construction period.

Paul Apkarian, the architect, attended. Mr. Whitehead recalled that the Board had reviewed the site plan and was satisfied, except for the location of the septic system and its possible impact on a trail adjacent to the site. Mr. Apkarian reported that the septic system has been redesigned. He stated that it will not impact stone walls on the site. It has not yet been approved by the Board of Health but will be submitted soon. The Planning Board welcomed the new design. The house and the remainder of the site plan are largely unchanged except for the driveway which has been relocated to avoid an easement. Some minor changes to elevations are being considered. The Board requested a full set of final plans.