TOWN OF LINCOLN
PLANNING BOARD MINUTES
June 20, 2007
PRESENT: R.Domnitz (Chairman), B.Wolf, J.Snell, E.Flint, K.Hurd
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS
Open Space Plan
The Board felt it would like more time to consider its response to the draft Plan. It was agreed that Mrs. Wolf would compile a list of comments/ discussion points identified so far.
St. Clair, 111 Tower Road
Mr. Whitehead had drafted a notice of decision. The Board wished to expand the findings to explain that it had found that the size of the house presented some issues but that it considered they were mitigated by site design and architecture. It was agreed to redraft the decision notice to reflect this.
8:00PM PUBLIC HEARING: JON MILLS, 44 Baker Bridge Road, Map 63/ Lot 3-0, site plan review for construction of single family residence in the R-1 zone under Section 6 and Section 17.7.
Mr. Mills attended with his architect and landscape architect. The previous history of the site was outlined. A past ZBA letter establishes that the lot is legal. It is currently vacant, the previous house having been demolished. A proposal for a new house (Tjan) was approved but not implemented. The Corwin-Russell School was interested in locating on the site but withdrew, and the Rural Land Foundation and neighbors funded a purchase to preserve the character of the land. The current proposal is not before any other boards, except that a new septic system is being applied for.
Aerial photographs were shown, together with a surveyed plan of the lot. A buffer zone for wetlands is shown but will not be affected.
The architect stated that the house design bridges Japanese form and North East American vernacular style. It has been sited for solar access and site morphology. A garden area is proposed within the L-shape. The footprint is 3,200sq ft plus a 1,200sq ft garage. Gross floorspace calculations will be supplied.
The Chairman outlined the matters covered by site plan review. Drainage was discussed; the house roof will have downspouts to the ground, with the option of French drains. The ground was said to drain well. The house site was stated to be nearly flat so that re-grading will be minimal, and no retaining walls are proposed. The current driveway alignment will be kept.
The landscape architect said that as the site is beautiful, only small changes are proposed. A landscape plan was shown. Vegetation will be strengthened near the neighbors’ cart path on the north side. A small lawn is proposed. A few trees and some areas of low native shrubs will be planted. Treatment of a trail on the edge of the lot has been discussed with the RLF and agreement has been reached in principle to cooperate on buffer planting; a copy of a letter was shown. The Board asked if the lawn would be irrigated. The applicant thought this was probable, although the grass used will not be the most demanding type. The Board advised checking with the Water Commission whether any constraints apply.
The Board asked for a final grading plan, and for site elevations to be marked on the house drawings. The Board asked if there are any issues about the shared portion of the driveway. The applicant reported speaking with the neighbors who have not raised any problems.
The Board asked about utilities. It was stated that these will be underground within the site. The applicant will need to identify water facilities.
A lighting plan was supplied, showing recessed lights in porch ceilings at the egress points and in the soffit over the garage. The fittings will take a 75W bulb but the applicant intends to use a lower power. Mr. Hurd thought there may be more lights than desirable, and recommended 50W bulbs. No driveway lights are proposed.
Turning to the elevations, Mr. Hurd suggested that it may be possible to improve the fenestration pattern. The architect is already examining this and thought that the amount of glazing may be reduced.
The Board enquired whether the house will be visible from neighboring properties. Jonathan Ammen, an abutter at 64 Baker Bridge Road, said that his house is on higher land and he will be able to see the proposed house. It was established that the nearest part is the end of the garage. The architect offered to show a movie of a model of the house, which Mr. Ammen thought would be helpful.
Mr. Ammen asked about any restrictions imposed by the RLF on the development, such as a building envelope. Mr. Mills responded that a fifty foot vegetative buffer was specified, but there were no restrictions beyond the town’s zoning restrictions. He pointed out that the main part of the house will be on the site of the previous one. Mr. Ammen also advised the applicant that a low portion of the site is prone to flooding in spring.
The applicant agreed to work on providing the details requested by the Board.
A MOTION was proposed by Mr. Hurd and seconded by Mr. Snell, for the Board to conduct a site walk on Saturday, June 30 at 10:00am. Passed 5-0.
The applicant agreed to stake the corners of the building and to inform the neighbors.
A MOTION was proposed by Mr. Snell and seconded by Mrs. Wolf, to continue the hearing to July 11 at 8:00pm. Passed 5-0.
8:20PM PUBLIC MEETING: NEIL ZARELLA, 260 Cambridge Turnpike, Map 31/ Lot 2, de minimis site plan review for placement of cabin on undeveloped lot in the R-1 zone under Section 6 and Section 17.7.
Mr. Domnitz recused himself as an abutter and Mr. Snell took the chair.
The Board had previously determined the proposal to be de minimis and allowed a simplified procedure. Abutters were notified. At the preliminary discussion, the Board made a finding that the proposal will not create a dwelling, supported by information in the building permit application. The Board recalled examining the siting and discussing the bridge. The applicant stated that there will be minimal site disturbance to locate the cabin and no other site work. He has consulted with the Conservation Commission and the Cambridge Watershed. No representations have been received.
Mr. Domnitz, as an abutter, asked if there would be a generator or any utilities. Mr. Zarella replied that he may have a generator for interior lighting, and there would be a wood stove, but no potable water.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Flint, to approve the proposal as presented, subject to conditions that the cabin not be a dwelling and that it have no exterior lighting. Passed 3-0
(Mr. Hurd was absent)
8:40PM PUBLIC HEARING CONTINUATION: LAWON SUH, 31 Mill Street, Map 20/ Lot 3, site plan review for teardown and reconstruction of single family residence in the R-1 zone under Section 6 and 17.7.
The applicant attended with Timothy Taylor, attorney. Mr. Taylor recalled that the Board had asked for dimensions to be shown on the elevations; he was waiting for these from the architect. Also the Board had asked for proposed contours. After discussion with the Conservation Commission, it is now proposed to adjust the siting of the house by 1½ feet to reduce the impervious surface near the wetlands. A final plan will be prepared. A plan showing the positions of neighboring houses will also be supplied.
Designs for the drainage system were shown.
The Board recalled that the ZBA had asked for a landscape screening plan to be submitted. Mr. Taylor stated that it is intended to plant a row of evergreens on the side lot line.
A missing light on the lighting plan (shown on the elevations) still needs to be corrected. The applicant still intends to pursue placing the utilities underground.
The Board expressed the view that the design is acceptable but full final plans are needed.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell, to continue the hearing to July 11 at 8:20pm Passed 4-0
(Mr. Hurd was absent)
9:00PM PUBLIC MEETING: ELIZABETH AND ROB ORGEL, 17 Giles Road, Map115/ Lot 9-0, de minimis site plan review for addition of screened porch to single family residence in the R-1 zone under Section 6 and Section 17.7.
Mrs. Wolf recused herself as an abutter. No other neighbors were present.
Elizabeth Orgel attended. The Board had previously determined the proposal to be de minimis and allowed a simplified procedure. Abutters were notified. The proposal is before the ZBA as a change to a house on a non-conforming lot.
The Board examined the plans and asked about grades on the site. The applicant showed photographs and stated that the site slopes down to the rear. She confirmed that no exterior lighting is proposed.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Flint, to approve the proposal as submitted. Passed 3-0
(Mr. Hurd was absent)
OTHER BUSINESS:
Rural Land Foundation, Mall project
Mr. Whitehead reported that the RLF filed a legal appeal against the Board’s special permit decision on Monday. Copies were distributed, and have been sent to town counsel for review.
Office development proposal, Winter Street
Mr. Whitehead reported that the Selectmen heard a presentation from Bill Gause concerning a potential development for 200,000sq ft of offices by Leggatt McCall, on the Arshad lot on the Waltham line. The Selectmen wish to undertake a preliminary evaluation of the proposal and have asked Judi Barrett to do some quantitative assessment.
Meeting schedule
Mr. Whitehead suggested that the Board meet on August 1 and 15. Mr. Flint will check his availability.
The meeting was adjourned at 10:10pm.
Submitted by Catherine Perry
Approved as amended, July 25, 2007
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