TOWN OF LINCOLN
PLANNING BOARD MINUTES
March 5, 2008
PRESENT: R.Domnitz (Chairman), E.Flint, K.Hurd, J.Snell ABSENT: B.Wolf
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
Soukup, 6 Woodcock Lane
A revised version of the landscape plan was submitted for approval under a condition of the approved site plan. The latest revision to the plan adds numbers that reference the list of proposed plantings.
A MOTION was proposed and seconded, to approve the landscape plan. Passed 4-0
Egendorf, 10 Tower Road
The Board considered a draft decision and attached sketch plan, prepared by Mr.Whitehead and Mr. Domnitz. The Board amended the wording on the plan, and signed the decision.
The Board then discussed a draft of the proposed letter to the Board of Health concerning the septic system. Amendments to the letter were suggested.
A MOTION was proposed by Mr. Hurd and seconded by Mr. Snell, to approve the letter to the Board of Health with the amendments. Passed 4-0
Minutes
Deferred.
8:00 PM PUBLIC HEARING CONTINUATION: CHRISTINA BREITER, 10 Reiling Pond Road, Map 33/Lot 1, amendment to a cluster subdivision special permit to change a sound barrier wall in the R-1 zone under Section 6.6
The applicant presented revised plans, including elevations and a planting list. The Board examined the plans and noticed that the posts for the concrete wall were unequally spaced. The applicant thought this was a drafting error and agreed to have it corrected. The positions of the two posts in the drainage easement will need to be fixed first, and the others spaced at 15 foot intervals.
The Board noted that the plans do not show a jog in the line of the wall near the western end, as was requested at the last session. The applicant considered that a straight run would be easier to construct and create a better yard for the house, and that the wall would be screened by trees along Route 2. The Board still preferred to have some variation in the line of the wall. It suggested that it could be taken from the point where the incomplete western portion of gabion wall currently ends, either in a straight line at an angle to Route 2, to the currently planned position at the culvert, or parallel to Route 2 with a jog taking it closer to Route 2 at the culvert. The applicant agreed to amend the plans following one of these suggestions. The capacity of the posts to accommodate different angles may
need to be checked.
The Board asked about the fence proposed for the top of the berm. The applicant described it as a plain wood stockade fence, no more than six feet high. She agreed to label it as such on the drawing and to provide a picture. The Board examined the design of the berm itself and was satisfied with it.
The drawings included a depiction of proposed tree planting along Route 2. The Board asked for existing trees that are to be kept to also be shown. It also requested an assurance that there will be suitable planting to soften the appearance of the gabion walls.
A MOTION was proposed by Mr. Snell and seconded by Mr. Flint, to continue the hearing to March 19 at 9:00PM. Passed 4-0
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.
The session was recorded on audio tape. The applicant and his architect attended.
The chairman reviewed the issues that the Board previously identified: the height of the building, the lighting and noise from the generator. He reported that he had examined the plans and clarified that the stone wall was not part of the house. The Board commented favorably on the architecture.
In relation to the height issue, the architect provided labeled elevations showing relevant measurements including the lowest exposed point. He also provided a sheet of calculations. The Board noted that the lowest exposed point of the addition is approximately one foot lower than that of the existing house. The Board asked if it would be possible to adjust the design to make the lowest exposed point no lower than the existing one. The Board considered that this would avoid a problem in relation to the height rules in the bylaw; since the existing house does not meet the current rules, an addition that increases the vertical span could be considered to exacerbate the situation, whereas an addition that is within the existing height span and below the current height limit would not. The architect responded
that an adjustment could be made if necessary. The use of average natural grade for the height calculation was discussed as an alternative, but the Board did not think this was appropriate. The applicant agreed to revise the plans.
Lighting was discussed. Board members had visited the site individually. They noted that the driveway lights are positioned low and are designed to emit light sideways. The applicant stated that they use 40W incandescent bulbs. Mr. Snell observed that although a cap prevents light shining upwards, there could be a little sideways glare; however he considered that the general intent of the bylaw is satisfied. The applicant was unsure about the current method of controlling the lights. He was prepared to install appropriate controls but considered that it was important for the lights to be on when needed for safety near a kettle-hole. The Board noted that Mr. McCann had complained about the lights when they were installed. The members who had not seen the lights in operation wished to do so.
The lights proposed for the roof terrace were described as aiming inwards and being placed very low. Each light has several LEDs totaling ½W and emits 1.4 lumens. Three lights are proposed in the overhang over the balcony. The Board checked the height of these in relation to the neighbor’s house and determined that they were approximately at first floor level; it noted that there were trees between. Mr. Snell commented that interior light coming from the existing house when he visited did not appear very bright. The Board was generally satisfied with the exterior lights proposed for on the house.
On the issue of generator noise, the applicant said that he has arranged to have the noise re-checked by an acoustic consultant at a quiet time. It will be assessed against the Massachusetts DEP guideline of 10dB above ambient, and a report will be provided. Mr. Davoli said that the generator has an acoustic shroud but is not currently within an enclosure.
Site drainage was discussed briefly but it was not thought to be a current problem. Mr. Snell asked what part of the site would be used for construction staging. Mr. Davoli mentioned that some trees will need to be temporarily displaced.
A MOTION was proposed by Mr. Snell and seconded by Mr. Flint, to continue the hearing to March 12 at 8:20PM. Passed 4-0
8:40 PM PUBLIC HEARING CONTINUATION: JAMES & KAREN DWYER, 83 Page Road, Map 50/Lot 4-3, site plan review for construction of a new residence in the R-1 zone under Section 6.0 and 17.7.
The applicant presented a draft revised plan. The turning/ parking area near the accessory building has been reduced in size. The applicant considered that this would allow four pine trees to be saved. The Board commented that the area was still quite large, but Mr. Dwyer stated that he felt he needed this amount of space to turn his truck with a plow safely, and to accommodate some parking. The Board asked about the pines near the property boundary. The applicant said that he intended to consult an arborist before construction.
The number of lights in the driveway area near the house has been reduced to three. They will be shown on final plans. The applicant expressed a preference for compact fluorescent bulbs, and for not installing a dimmer switch. A majority of the Board was satisfied with this.
The applicant mentioned that he intends to use a combined heat and power system and other energy-efficient features.
A MOTION was proposed by Mr. Hurd and seconded by Mr. Snell, to accept the site plan with the amendments as presented, subject to submission of final drawings, notification of the start of construction to the Cambridge Water Authority, and standard conditions. Passed 4-0
OTHER BUSINESS:
Town Planner’s Report:
Calculation of gross floor area
Mr. Whitehead reported that a question has arisen over the calculation of gross floor area in connection with an open staircase in an addition to a house. The Board was of the opinion that an implied upper floor, including the area occupied by the stairs, should be counted, because the purpose of the bylaw is to control massing.
Minuteman Commons, Virginia Road
An executive session is being convened by the Selectmen on March 17; some Planning Board members will attend.
Whistle Stop Café, Mall at Lincoln Station
The café is proposing to move into the unit currently occupied by the travel agency (which in turn is moving out), raising a question about the approval process. The cafe would normally require a special permit, but this might be considered onerous since it has been agreed that the new restaurant at the Mall will initially come in as an administrative amendment to the overall special permit. The café will also need a sign. If the sign bylaw change is approved at Town Meeting, this will be handled as a sign permit, which is subject to advertisement and abutter notification. The Board agreed that the café use could be handled as an administrative amendment to the special permit for the Mall, and considered at the same time as the sign.
Route 2, Crosby’s Corner project
Mr. Whitehead reported that the 75% design presentation on February 25 was well-attended. Mr. Snell, Mr. Whitehead and Concord Selectman Peggy Briggs will attend a meeting of the Boston MPO on March 6 to continue to advocate for the project.
Carroll School, Baker Bridge Road
The school is planning a new building on its site to accommodate additional classrooms, and has agreed to come for a preliminary discussion with the Board in April.
Mass Audubon, Lincoln Road
No new information has been received about the pre-school proposal. It is unlikely to require any zoning exemptions but an application for a curb cut and scenic road approval may be needed.
Committee Reports:
HATS
Mr. Domnitz reported from a meeting on February 28. In a discussion about tree clearing, a prominent house on Tabor Hill Road was mentioned. The Board thought that this pre-dated site plan review. Lexington announced that MAPC has been awarded a federal grant for a study of the Battle Road corridor as a scenic byway. In this connection, Mr. Domnitz reported that he has sent the Board’s letter supporting the idea of a historic district along Route 2A, to the Historic District Commission.
Historic District Commission
Mr. Hurd reported that the above idea was discussed by the Commission, who asked about the motivation for the suggestion. The Commission was unsure whether a historic district was a useful mechanism for regulating viewscapes, but was interested in examining more information including the number of structures in the area, and the National Park Service’s plans. They intend to convene a discussion.
Upcoming Town Meeting
Copies of the Planning Board’s warrant articles were distributed. The Planning Board previously voted to support an article for providing GIS mapping on the town’s website. This is being put forward as a joint article of the Planning Board and the Assessors, but will be presented by the Board of Assessors.
Mr. Hurd will present a short report giving a status update on the Comprehensive Long Range Plan. Presenters will need to be identified for the two zoning articles.
The meeting was adjourned at 10:25PM.
Submitted by Catherine Perry
Approved April 9, 2008
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