TOWN OF LINCOLN
PLANNING BOARD MINUTES
January 2, 2008
PRESENT: R.Domnitz (Chairman), J.Snell, K.Hurd, B.Wolf, E.Flint
STAFF: M.Whitehead, C.Perry
7:30PM BUSINESS:
Breiter, Hobbs Brook Farm, Reiling Pond Road
Christina Breiter attended to discuss with the Board the submission materials needed for her application to amend the subdivision special permit with respect to the wall. The hearing is scheduled for January 16th. She explained the proposal briefly. The Board considered that it would be able to evaluate the proposed change on the basis of an annotated version of the original plan together with the previous elevation drawings and a site walk. However, final correct plans will be needed for the file record.
Pine Hill
The Chairman reported that he is continuing to investigate the suitability of Pine Hill as a wireless communication facility location. There appear to be limitations on the Town of Concord’s ownership rights due to the way the land was acquired for the water reservoir; a new use would be likely to need authorization by the state legislature under Article 97. The Conservation Commission has provided information on previous discussions relating to the site.
Blakely, 144 and 146 Lincoln Road
The Board discussed the draft decision on the site plan review for an addition to an office building. The Chairman raised a concern about whether the lot coverage provision in Section 13.3 of the zoning bylaw was satisfied. The Board wished to examine the facts and measurements carefully, and Mr. Domnitz agreed to look into them.
8:00PM PUBLIC HEARING: KAY and BRIAN HALL, 20 Garland Road, Map 25/ Lot 20-5, site plan review for addition to a single family residence under Section 6 and 17.7
Brian Hall attended with his architect, Pete Lackey. They explained that the proposal is for rear additions to the house, to enlarge a room and to provide an entry vestibule giving access to a basement bathroom from the yard which contains a pool. The house is in a conventional subdivision.
The applicant stated that no change to grades is proposed. A portion of shrubbery will be removed. The Board asked about drainage and was satisfied that there would be little change. The Board examined the lighting catalog cut. It noted that the proposed fixture takes only fluorescent bulbs and suggested that the applicant may prefer one that can take either fluorescent or incandescent bulbs. A change would be considered as an administrative amendment.
The Board asked whether the addition affects the property’s satisfaction of the bylaw requirement for a lot width of at least 250 feet through the principal structure. The applicant will need to check this.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell, to approve the development as proposed, subject to confirmation that it complies with the 250 feet lot width requirement, and subject to standard conditions. Passed 5-0
8:20 PM RECOMMENDATIONS TO ZBA: FOOD PROJECT, 10 Lewis Street, Map 95/Lot 31, recommendations for two businesses under Section 10.2.
Chris Rinaldo, of the Food Project, introduced two prospective tenants who hope to occupy portions of its building on the north side of Lewis Street: Jamey Pope, furniture maker and Re/Max Realtors. The bylaw allows certain categories of use, subject to the permission of the Board of Appeals, with the written advice of the Planning Board. No changes to the building or exterior lighting are being proposed. Ms. Rinaldo said that if signs are required, the tenants will apply at a future date.
Jamey Pope intends to occupy the former garage on the west side of the upper level of the building. The Food Project offices occupy the remainder of this level. Mr. Pope is a trained furniture maker who produces custom furniture. The Board asked about equipment usage and noise. Mr. Pope stated that although he carries out the broad shaping with power equipment that may produce noise, the majority of his time is spent on finer hand work. He estimated that he would use the heavier equipment for up to 45 minutes per day. The main garage door faces the street with a driveway in front of it, and there is a separate door to the unit. The building is of concrete block construction. It is currently vacant. No retail showroom is proposed, and visitors are expected to be infrequent. The Board considered that
the use should be classed as a craft workshop, category c, rather than a manufacturing use in view of the individuality and level of hand working of the products.
Re/Max intends to occupy unit 2 on the lower level, which previously housed a sportswear wholesaler. The remainder of this level is occupied by Snelling and Hamel as a professional engineering office. The Board commented that the proposed use was clearly a “business or professional office”, category b. Re/Max currently has three staff and is relocating from 146 Lincoln Road where is has used five parking spaces.
The Board examined the parking provision for the building. There are twenty spaces in total plus a possible three at the edge of the driveway. Ms. Rinaldo stated that the Food Project’s parking need fluctuates as it has a low level of office staffing but holds occasional meetings for all staff. The Board thought the building was probably non-conforming with respect to parking and that the Zoning Board of Appeals would need to determine if the uses represented an increase and whether it was detrimental to the neighborhood.
The Board noted that the site is in a sensitive zone 2 water protection area and recommended that the applicant check the terms of the septic system approval.
Overall, the Board considered that the proposed uses were in keeping with the neighborhood, and wished to offer its support subject to: recommending that the ZBA consider limiting the hours of operation of noise-making equipment for the furniture business; recognizing that the parking situation continues to be non-conforming to the bylaw; recommending that the adequacy of the septic system be checked in view of the new uses; and recommending that the furniture business be classed as a craft workshop.
The Board voted unanimously to authorize the Chairman to write a letter to the ZBA setting out the above advice.
8:40 PM PUBLIC HEARING: DAVID BAU, 88 Lincoln Road, Map 85/Lot 1, scenic road approval to cut down a tree with change to site plan under Article XVII of the General Bylaws and Section 17.7.
The applicant received site plan approval for the teardown and reconstruction of a house in May, 2007. The plan included a relocated driveway. Mr. Bau explained that while the approval included cutting of a 24” tree on the Lincoln Road frontage, further examination of the site has suggested that a 42” tree located to the southwest of the proposed driveway also needs to be removed to provide safe sight lines. He showed photographs. He stated that although the posted speed limit is 20mph, in practice traffic is faster.
Mr. Hurd commented that because of the size of the tree, if it is healthy then cutting it will mean a big change. The Board asked if moving the driveway to the northeast was an alternative. Mr. Bau said that the Conservation Commission had wanted it to be as far as possible from the stream at that edge of the lot.
No neighbors attended.
The Board wished to obtain the tree warden’s opinion and then visit the site either individually or together. The applicant agreed to mark the tree with a ribbon. He mentioned that it would be useful to have an early decision as it may affect clearance work taking place on the site.
A MOTION was proposed by Mr. Snell and seconded by Mr. Flint, to continue the hearing to January 9 at 8:00pm. Passed 5-0
OTHER BUSINESS:
Town Planner’s Report
Mr. Whitehead provided information about an upcoming conference about cooperative working between planning boards and boards of health, on January 29 in Marlborough.
MAPC has scheduled a meeting on January 8 in Lexington, to discuss development and traffic along Route 128. Mr. Domnitz plans to attend.
Minutes
The Board voted unanimously to approve the minutes of December 5 with amendments.
Zoning changes – deferred.
The meeting was adjourned at 10:45pm.
Submitted by Catherine Perry
Approved January 16, 2008
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