The Town of Lincoln, MA - Planning Board Minutes

David Levy attended. Mr. Whitehead explained that a question has arisen as to the treatment of a stairwell in calculating gross floor area. Mr. Levy is proposing to build a house addition with an open stairwell. The design creates implied floor area at second floor level and the question is whether the area of the stairway should be included. Mr. Whitehead suggested that the word “useable” in the bylaw may mean that the stairs should be excluded.

The Board considered that since the main purpose of this part of the bylaw is to address massing, the whole area of the potential second floor should be included. Mrs. Wolf advised that stairways have not been excluded in the past. The Board pointed out that the calculation is only a trigger for site plan review, and also that the Board has the authority to grant waivers from some of the submission requirements if it considers this appropriate, or to allow an expedited process if the development is de minimis.

The Levy’s proposal is going before the ZBA with less detailed plans and will need to come to the Planning Board for a scenic road curb cut. The Chairman pointed out that the latter will require a topographic plan and an explanation of the curb cut location, therefore the additional work needed for a site plan review may not be extensive. The Board suggested a preliminary meeting with sketch plans, to discuss the submission and process requirements.

The Chairman reported that the analysis of the survey of residents was discussed at the Steering Committee meeting. The committee favored going ahead with professional analysis and appointed a sub-group to recommend how to finance it. It is proposed that the majority of the cost be met from the Town Administrator’s consultancy budget and the remaining $600 from the Planning Board’s budget. Since the printing and postage costs came in at just under $2400, the total funding from the Planning Board’s budget will not exceed the maximum figure that the Planning Board previously approved for printing and postage.

A MOTION was proposed by Mrs. Wolf and seconded by Mr. Snell, to approve the expenditure of $600 from the Planning Board’s budget, in conjunction with approximately $3,800 from the Town Administrator’s budget, for the survey analysis.

The Selectmen are convening a meeting on March 17^th to discuss in executive session a proposal from the developers. The Planning Board discussed matters relating to the age restriction in the special permit granted under a North Lincoln Planned Development District. Several Board members plan to attend the meeting.

8:00 PM REQUEST FOR RECOMMENDATION: ANNA MARIA SAN ANTONIO, 11A Lewis Street, Map 95/Lot 33, request for B2 use recommendation to Board of Appeals for professional office.

8:20 PM PUBLIC HEARING CONTINUATION: ROBERT DAVOLI, 6 Winchelsea Lane, Map 101/Lots 7-5, 7-6, site plan review for an addition to residence in the R-1 zone under Section 6.6 and 17.7.

Michael Price, architect, attended. He presented a noise report that has been obtained for the generator. A test was conducted with the house power turned off and the lights on. The sound level at the property line was found to be more than 10dB above the background level of 30dBA which means that the Massachusetts DEP’s standard is not met. Mitigation measures will be looked into.

The Board reported that on revisiting the site to view the driveway lights, it found them to be quite bright with some sideways glare. The architect agreed to examine ways of reducing the brightness or providing shielding.

Revised elevations were supplied. These show the ground a little higher at the corner, with a note that the low point of the addition is to match the low point of the existing building. Corresponding revised height calculations were supplied.

A MOTION was proposed by Mr. Snell and seconded by Mr. Flint, to approve the addition as presented subject to the submission of plans for, and inspection of, revised driveway lighting providing dimming or shielding to the satisfaction of the Board, and provision of noise mitigation for the generator. Passed 4-0

Mr. Price mentioned that the records at the Registry of Deeds did not include the revision to the building envelope that was approved before the house was built, and the applicant would like to complete the record. It was agreed that Mr. Whitehead will check the records and consider the process for providing suitable documentation for the Registry.

8:40 PM DISCUSSION OF DECISION: VERIZON WIRELESS, 0 Bedford Road (rear of Tracey’s, 131 Cambridge Turnpike), Map 29/Lot 25, co-location on Wireless Communication Facility in the R-1 zone under Section 12.6.

The Board discussed the light on the tower. Mr. Domnitz said that a shield is available. The Board discussed the issue of noise. It concluded that the bylaw requirement of inaudibility at the property line will not be met but that the HVAC will not be noisy and that a fixed generator with noise shielding will be preferable to bringing in a portable generator when needed. Therefore it considered that the proposal was appropriate provided it did not allow more noise than necessary. It wished to reference the predictions in the noise report and require measurements for confirmation.

A MOTION was proposed by Mr. Snell and seconded by Mr. Flint, to grant a special permit with conditions as contained in the draft decision dated March 19 and incorporating a condition that noise should not exceed the levels predicted in the environmental noise assessment dated January 29, 2008. Passed 4-0

Mr. Whitehead reported that he has met with Paul Pedini who has a Purchase and Sale agreement on a lot in the Hobbs Brook Farm cluster subdivision. The owner did not make him aware of the architectural guidelines in the covenants for the subdivision. Mr. Pedini wishes to build a house in a modern style whereas the guidelines call for traditional New England style.