The Town of Lincoln, MA - Planning Board Minutes

Tim Taylor, attorney, introduced the discussion. Mr. Blakely owns a business building fronting Lincoln Road. He wishes to add a second floor to the building, and has prepared two alternative designs for its architectural treatment, on which he would like some feedback from the Board prior to a formal site plan review. The building was previously occupied by Nauset Engineering and is currently in disrepair.

Mr. Blakely said that he intends to bring the building up to code. He does not propose to make any changes to the site outside the building except for a ramp for handicap access. A plan of the site was examined. There are two buildings on the lot, which is in condominium ownership. The lot is conforming and Mr. Blakely’s building is a non-conforming, protected structure. Mr. Blakely explained that adding a second floor within the 25ft height limit for the zone presents a challenge in terms of achieving a pleasing design. He stated that the current structure is 19½ft high and he proposes to add 5ft. If the building is simply raised with a very shallow, pitched roof, it will be an unpleasing shape. Therefore he has prepared one design with a 3ft portion of pitched roof at the front, and one design with a Federal style balustrade to mask the shallow pitched roof. He also proposes to make a more attractive entrance at the front by enclosing the entrance and adding steps.

Mr. Hurd commented that adding a second floor will make the building box-like, and he was concerned that it would mean a loss of variety and charm in this focal part of town. He considered both designs disappointing and wondered if a first floor addition would be better. He pointed out that the side of the building is visible upon approach along Lincoln Road as well as the front. He asked if a dormer design had been considered; Mr. Blakely explained that there needs to be enough usable floorspace, after providing for two staircases and a handicap accessible bathroom, to make the project economically feasible, and he had not been able to achieve this with a dormer design. The floorspace is currently 950sq ft which will be approximately doubled, but the usable rented space will only increase by about 70%. Mr. Hurd suggested an approach with several gables and a more complex roof, and the Board recommended Mr. Blakely to consider this.

Mrs. Wolf welcomed the proposed improvement to the entrance. The Board acknowledged that the height limit makes it difficult to add a second floor satisfactorily. It wondered if an expansion of the building’s footprint might allow better solutions, but recognized that this would need to take into consideration other site constraints such as septic systems, parking, and a buffer for neighbors. It was stated that there are currently three parking spaces near the building and enough space for eight vehicles near the other building, which contains a real estate office and a residential apartment. The Board said it would be concerned if any unmet demand for parking caused an overflow to the Mall.

DISCUSSION OF DECISION: OMNIPOINT COMMUNICATIONS INC., 295 Cambridge Turnpike, Map 48/Lot 7, Farrington Memorial, special permit for proposed replacement with extension of height of existing wireless communication tower under Section 12.6

Mr. Whitehead reported that a new set of plans had been received for a 65ft tower to replace the old 55ft tower, in the same enclosure. He had drafted a decision. The Board made some minor amendments to it.

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.

Bill Jackson represented NEDA and mentioned that he has supplied a memorandum giving responses to four points raised at the April 18^th meeting. The Board reported that it has been working on a draft decision.

The Board checked back through the minutes of previous meetings to ensure that all issues raised are being addressed. NEDA reported that the trail connection was addressed with the Conservation Commission and the Order of Conditions has been approved. Mr.Snell was still interested in ensuring that bicyclists and pedestrians have access through the property. There is a reference in the draft findings to access for such users from Sandy Pond Road.

The Board asked how the issue of road widths near fire hydrants had been settled with the Fire Chief. NEDA reported that a supportive rubble surface at each side of the roadway is sufficient. The locations are still to be finalized and are not shown on the plans. Positions of walking paths will be finalized suitably in relation to them.

NEDA confirmed that the old farmhouse near Route 2 will be torn down in favor of a new cluster unit, and the old President’s house will be used for either a residence or an office. There will not be a large need for equipment storage as the landscape and plowing work will be done by outside contractors, but some storage may take place in the shed near the septic pumping system.

On the affordable housing aspects, Mr. Whitehead reported that the Housing Commission is satisfied and the Selectmen will sign off on the LIP application. The wording of the draft condition was discussed and it was agreed to insert “in perpetuity” after the reference to the Subsidized Housing Inventory. On the potential access to cell towers on adjoining lots, NEDA reported that it had been found to be impracticable due to the grades in this vicinity. The Board noted that the sign that has recently been installed on the O’Brien’s property should help to alleviate problems with the current cell tower access.

The residents’ age restriction was discussed. The Chairman suggested it was important for there to be consistency between the permit conditions and marketing materials. The development is now to be for at least one resident in each unit to be age 62 or over, and this is reflected in a draft condition. Herb Taylor commented that in practice, the average age is well over 62, and that residents are unlikely to have young grandchildren. The Board wished to have a condition excluding school age children.

NEDA expressed concern about the building inspection issue; they considered that their building permit fee should cover the cost of any additional help that needed to be hired, and that the proposed wording, requiring extra costs to be paid by the developer, was unreasonably open-ended. The Board agreed to reconsider this.

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 reported that he had discussed with a commercial lender the issues surrounding control of future changes of use. The primary concern of lenders appears to be to have the anchor tenant(s) under lease. The Board’s understanding is that Donelan’s has signed a letter of commitment for 15 to 20 years.

The RLF has asked to discuss further their concerns about the proposed level of control over the mix of uses with the Board. The Board agreed that Mr. Domnitz and Mrs. Wolf would meet with the RLF and invite Gary Taylor to attend.

Mr. Whitehead reported that he has incorporated Mr. Domnitz’s edits into the draft decision. Interpretation of the parking trigger was discussed. It was agreed that the monitoring plan can be worked out by the applicants. If a parking shortage arises, the Board is likely to hear complaints.

Mr. Whitehead reported that the applicants for an accessory building have also applied for a building permit for work on the house, that is mainly internal. As a small amount of additional floorspace will be created, it triggers site plan review. The Building Inspector will separate those elements that only need a building permit from those that potentially need site plan review.

Mr. Hurd gave a progress update on the Plan. Since Town Meeting, there have been two Steering Committee meetings and each sub-committee has met three to five times. A public event is planned for Tuesday, June 19 at Bemis Hall. The Request For Proposals for consultancy assistance is being prepared for June, with a view to hiring in late August. Copies of the handout from Town Meeting showing the committee structure were distributed. Mr. Hurd said that the sub-committees are considering what the main issues are, how to get public feedback and what use they would like to make of the consultant. They are having lively meetings. For fall Town Meeting, the Steering Committee or main Committee will compile a report. There will be a further report at the March 2008 Town Meeting, followed by work on a final Plan in the summer for presentation to State of the Town/ Town Meeting in the fall. Mr. Hurd reported that Judi Barrett’s input had been helpful for the Housing and Built Environment Sub-Committee.