TOWN OF LINCOLN
PLANNING BOARD MINUTES
December 12, 2007
PRESENT: R.Domnitz (Chairman), K.Hurd, B.Wolf, E.Flint ABSENT: J.Snell
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
Minutes – deferred.
Report from HATS meeting
Mr. Domnitz reported that the intended speakers from MAPC failed to attend the meeting but that Buzz Constable explained a legislative initiative to raise the profile of master plans. Mr. Domnitz was concerned that such a move might create a legal straightjacket for towns. Mr. Whitehead suggested that it would strengthen planning. The Board discussed its advantages and disadvantages.
The Minuteman National Park superintendent mentioned the idea of designating a historic district along Route 2A. The Board noted that this idea has already been floated in town. It is not a Planning Board matter, but the Selectmen or Historic District Committee could conduct a study to inform a decision.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Hurd, to authorize the Chairman to write a letter of support to the Selectmen on this matter. Passed 4-0
Potential Addition to Wireless Communication Facility Overlay District
Mr. Whitehead reported that he has spoken with Concord’s Director of Planning and Land Management about the feasibility of zoning an additional site for wireless communication facilities at Pine Hill, which is owned by the Town of Concord. Mr. Domnitz has arranged to have an on-site meeting with a Concord selectman. The Board noted that any motion put to Town Meeting could include constraints, and the general provisions of the WCF Overlay District (Section 12.6) would apply. Mr. Flint suggested that a visual impact study be carried out.
ANR PLANS: RURAL LAND FOUNDATION & ANNE BOOTH, 145 Old Concord Road, Map 58/Lots 1 & 2
Geoff McGean of the RLF requested the Board’s endorsement of two ‘Approval Not Required’ plans for the Booth property, which lies at the end of the Fairhaven North branch of Old Concord Road, a private way. He explained that the RLF is discussing a deal with the Booth family and a potential buyer that would keep the existing single family house and put the majority of the land into a conservation restriction. The first plan is a ‘proof plan’ to show that two lots could be created with frontage on Fairhaven North, to establish value for taxation purposes. The second plan reflects the aim of the discussions and shows one house lot and one non-buildable lot. Mr. McGean described the lot line as being along the edge of Pleasant Meadow.
A MOTION was proposed by Mr. Hurd and seconded by Mr. Flint, to endorse both plans. Passed 4-0.
The Board signed the mylar plans and three paper copies of each.
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.
Further to the request made at the previous meeting, the applicants presented a sample of ‘Hardiplank’, a cementitious siding material which they propose to substitute for the approved wood siding. They stated that it can be obtained pre-painted or unfinished and is re-paintable. The applicants propose to use 9 inch boards, overlapped by 1 inch, although the material is also available in a 6 inch width. They reported that Christina Breiter, the developer of the subdivision, is satisfied with the material.
The Board noted that this material is not specifically referred to in the covenants for the subdivision, as either allowed or not allowed. It considered that the material was acceptable but expressed a preference for a narrower reveal.
A MOTION was proposed by Mr. Hurd and seconded by Mrs. Wolf, to approve the proposed substitute material, allowing it with an 8 inch reveal but urging the applicants to consider a narrower one. Passed 4-0
8:00 PM PUBLIC HEARING: FRAN LIPSON & JACK CARROLL, 10 Brooks Hill Road, Map 16/Lot 17-4, site plan review for addition to single family residence in cluster subdivision under Section 6.6 and 17.7
Sean Mindes, builder, represented the applicants. Jane Herlacher, a neighbor at 7 Brooks Hill Road, also attended.
Mr. Mindes stated that the proposed addition to the house, which is in a cluster subdivision, was prompted by a kitchen renovation. First floor space will be expanded by 10ft x 22ft, and a deck connecting to the back porch will be added. The addition will be supported on piers. The edge of the existing roof will be extended to cover the deck. The exterior finish is proposed to match the existing house. Mr. Mindes said that the addition will not be visible to any neighbors. Two lights are proposed, stated to be IDA approved for dark sky compliance, and to be similar to fixtures used across the street. A catalog cut was supplied.
It was established that the house is below the level of the road, and that the site does not abut the National Historic Park, but there is a walking trail to the rear. The Board asked about storm water run-off. It is proposed to extend the existing gutters which run onto the ground. The decking will be permeable. The Board discussed whether the construction should be considered de minimis. Advertisement and abutter notification have already been carried out but if the proposal is considered de minimis, it will not need to be recorded at the Registry of Deeds.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Hurd, to make a determination that the proposed construction is de minimis. Passed 4-0
A MOTION was proposed by Mr. Hurd and seconded by Mr. Flint, to approve the de minimis construction with the condition that the lights have a dimmer switch.
Passed 4-0
8:40 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.
Mr. Blakely attended with Tim Taylor, his attorney. The Chairman reported that the Zoning Board of Appeals met the previous week and voted unanimously in favor of a special permit allowing the development to have twenty parking spaces (including one handicapped space).
Mr. Blakely stated that there are no other changes since the last session of the Planning Board hearing on October 3. The Board reviewed the minutes.
The Board noted that lighting had been discussed and the number of lights reduced by one. There will be four pole lights, and two gooseneck lamps on the front of the building. The applicant said that the lights will not be on all night, and will be controlled by a timer. Mr. Domnitz was concerned about possible glare affecting drivers on Lincoln Road since the site is elevated; however this was considered unlikely to be a problem as the bulbs appear to be shielded and an existing light at the church is brighter.
The Board asked about signage. Mr. Blakely said that once the tenants have been determined, he will apply for a new sign.
Mr. Hurd reiterated his concerns about the design of the expanded building. Referring to the bylaw setting out matters to be considered in site plan review, he considered that the proposal fell short in terms of relating to the proportions of existing buildings in the vicinity, ref. Section 17.4 (b), and being in harmony with the neighborhood, ref. Section 17.4 (c), because of its boxy shape in contrast to steeper pitched roofs, and its long northeast elevation with repeated shallow dormers. The applicant responded that the design constraints were severe, given the existing building, site planning considerations and the height bylaw, and that he had modified the design to take account of the Board’s earlier suggestions. Mr. Taylor asserted that the design deals with circulation better than if the
building was configured differently. The Board discussed whether additional planting at the front of the property would improve the appearance; however the lawn had some merit and the main issue was the side view.
Mr. Flint said that while he thought the proposed building was not visually perfect, he recognized that the site had constraints and considered the alternatives to be more problematic. Mr. Domnitz said that in his view the building was not visually prominent.
The Board noted that abutters have been consulted and have not raised any objections.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Flint, to approve the development as presented.
AN AMENDMENT was proposed by Mr. Domnitz and seconded by Mrs. Wolf, to add a condition that a fruit tree be planted at the northern corner of the lot. Passed 4-0
The motion as amended was voted and Passed 3-1 (Mr. Hurd voted against).
OTHER BUSINESS:
Proposed zoning changes
Mr. Whitehead had drafted changes to the bylaw sections on signs (re a simplified procedure) and on site plan review (re preliminary meetings). The Board discussed the trigger to use for mandatory preliminary meetings. Mr. Hurd suggested that the aim should be to take an early look at the siting of the project, changes to septic systems and grades, and massing. The Board agreed to substitute “additions, new construction or reconstructions” for “projects”, and “additional” for “new”. It accepted Mr. Whitehead’s suggestion of a four foot grade change. It wished to consider reformatting the sentence, perhaps as a list.
Omnipoint/T-Mobile, Red Rail Farm
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Flint, to authorize the Chairman to write a letter to the ZBA setting out the Board’s opposition to the proposed cell tower at Red Rail Farm. Passed 4-0
Town Planner’s Report
Mr. Whitehead had circulated information on upcoming applications and scheduling. He mentioned that a proposed house at 83 Page Road is before the Conservation Commission and will come to the Planning Board.
Reports from Committees
It was reported that the At-Risk Properties Committee meeting scheduled for December 12 was cancelled and will be re-scheduled.
First Parish Church, Bedford Road
The Chairman mentioned that he has received enquiries from members of the public about the procedures applicable to any proposed expansion of the church buildings. The Dover amendment allows a church to apply for exemptions from the dimensional controls of the zoning bylaws, as set out in section 19.1.e. There may be an alternative route as a non-conforming structure, via the ZBA. There is no exemption from the general bylaws.
The meeting was adjourned at 9:55pm.
Submitted by Catherine Perry
Approved as amended, January 16, 2008
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