The Town of Lincoln, MA - Planning Board Minutes

An ANR plan for this property was signed in December, 2007. The RLF explained that it has been noticed that the plan showed a confusing portion of lot line near Fairhaven Bay. A new plan has been produced depicting this as a title line and not a lot line. The Board examined the plan.

The Carroll School was represented by Steve Wilkins, Head of School, Margaret Gephard, Director of Finance, and architects from Utile Design, Inc. Packets had been provided for the Board, introducing the school’s conceptual plan for a new building on the campus. The team distributed booklets of general information about the school and gave a Power Point presentation about the proposed development.

The Chairman reviewed the status of the school as a non-profit educational use, explaining that the Board will need to know if the school needs any exemptions from the normal dimensional rules of zoning in order to proceed with the development. The Board also stated that it was aware of a significant traffic/ safety problem being caused by vehicles queuing on Baker Bridge Road to pick children up in the afternoons, and would welcome any measures to improve this situation.

The school representatives explained that the current number of students is 272 and that the directors have made a statement that they do not wish it to exceed 300. The purposes of the proposed new building are: to provide classrooms; to integrate the campus better; and to make the campus more handicap-accessible. The schematic design is for a T-shaped building that will step up the hillside and incorporate elevators as well as stairs. Administration and reception functions will be moved to the existing gatehouse building at the lowest level and educational functions will be arranged closer together at the higher levels, away from the road.

The new building is expected to be screened from the road by trees. Its floorspace will be approximately 22,000 sq ft., stated to be well within the lot coverage bylaw. The scale of the design was described as being less than that of the existing Storrow House at the top of the site. Part of the rooftop will be a terrace; the remaining roof design has not yet been finalized. The overall height span of the building will be 53 feet, with the highest individual façade being 36 feet excluding the guard rail or 39 feet with it. If average natural grade is used for height calculations, the building height is 32 feet. Materials have not yet been selected but may be a combination of wood with brick or stone, in a natural color palette.

The representatives said that the existing septic system is believed to have adequate capacity for the additional building. A new parking lot will adjoin the lowest level of the new building, increasing provision for teachers and visitors and enabling delivery vehicles to avoid penetrating further into the campus. The Board asked about lighting, and the architects responded that they favor low-scale landscape lighting with night shut-off and/or motion detectors. The Board suggested that landscape screening of the parking lot will be important.

The issues relating to vehicles picking students up were discussed. The school representatives explained that the school serves a wide area covering eastern Massachusetts and many small vans and cars are used for student transportation. Currently, waiting vehicles are double-stacked up the driveway and efforts are made to manage an efficient pick-up process. Vehicles enter at the eastern access point and exit at the western one. The Board pointed to the problem of additional vehicles lining up on Baker Bridge Road, causing danger to local drivers attempting to pass along the road which has poor sight lines. This is also an important route for bicycles. The Board also expressed concern about fuel consumption by idling vehicles. The school said that it has considered the idea of reversing the flow on the driveway but that the steep slope near the western end would present a problem for queuing vehicles in winter. Creation of a loop at the top of the driveway is being considered; this could increase pick-up capacity and also free up the back route for emergency vehicles. There is currently no intention to alter the access points on the scenic road. The Board asked if it might be possible to make an alternative or additional circulation route on land around the west of the site (the two undeveloped lots). The school agreed to look into this suggestion and to examine its traffic handling options further.

In conclusion, the Board recognized that it does not have authority for a full site plan review but noted that the school will need a determination in respect of the use of average natural grade for the building height calculation, or relief for the height as an exemption. It welcomed the fact that the school has expressed the intention of meeting the normal zoning bylaws as far as possible. The Board said that it would welcome the opportunity to comment as plans are firmed up. It has jurisdiction on some matters that could potentially be affected, such as parking and scenic roads, and provision of a full set of site plan review materials would allow such matters to be checked. The Board said it would welcome an early opportunity to see any traffic studies that are done or any conceptual ideas for improving traffic circulation.

Patricia Levy appeared with the architect and landscape designer for the project, for an initial discussion of the design. Packets had been distributed to the Board members. The proposal is for a house addition including a two car garage. The floorspace just exceeds the threshold for site plan review and approval will be needed for a new curb cut for a relocated driveway on the scenic road. Mrs. Levy described the proposed addition as being in scale with the nearby houses, and reported that the Zoning Board of Appeals is satisfied and the neighbors have expressed support. She supplied photographs showing the original small brick house and its current appearance.

The Chairman outlined the matters covered by site plan review. The Board asked about any proposed exterior lighting. The number of house lights will increase with two new entrances but it is intended to use dark sky compliant fixtures. Some landscape lighting is proposed. The Board said that it will wish to examine full details. The Board asked if any tree removal is planned. The landscape plan shows trees that are to be removed. It was stated that some of these are Norway Maples which are invasive. New plantings are proposed along the driveway, with a mix of low shrubs and deciduous trees.

Drainage was discussed. It was stated that the current driveway causes an ice problem on the road, and that it is intended to slope the new driveway to drain towards the interior of the lot. The new curb cut will require widening of an existing gap in the stone wall. At the site of the current curb cut, it is proposed to extend the stone wall using stones from the site. A photo rendering was supplied.

Tom Frisardi, attorney, introduced Cristina and Paul Pedini who are interested in purchasing lot 6 of the Hobbs Brook Farm subdivision. Christina Breiter, owner, also attended. It was established that the lot is at the rear of the subdivision, behind the one that is currently under construction. Its development will need Conservation Commission approval and it will be subject to the Planning Board’s site plan review.

The architectural guidelines that are attached to the covenants for the subdivision have been identified as an initial issue. The prospective purchasers desire to build a modern house. The guidelines refer to preserving the rural New England character of the site and give examples of appropriate house styles; they go on to list appropriate and unacceptable materials, suggest exterior details and features, and set out site design considerations.

Mr. Frisardi asserted that the guidelines are supposed to be a private agreement between the owner and the developers of individual lots, although he conceded that if the Board thought the guidelines were was being ignored it could step in. Mr. Frisardi said that the purpose of the guidelines was to ensure some consistency in the cluster development. Mr. Hurd, who was on the Board at the time the guidelines were developed, recalled that the intention was to secure stylistic compatibility of houses while allowing some flexibility; also that the owner was believed to support the guidelines. The Board stated that it had already reviewed one house in the subdivision and had rejected the use of stucco as a material since it was specifically listed as unacceptable in the guidelines. In other cases, however, there could be more scope for interpretation, and the Board thought it appropriate to review each case individually within the context of both the guidelines and site plan review considerations.

A Power Point presentation was given, to introduce the design concept for the house. The proponents said that the lot contains two knolls and that the location for the septic system is inflexible. They said that they considered alternative ways to site the house and came up with the idea of spanning the two knolls with some strong reusable construction slabs that they have available. A photo rendering of the conceptual house was shown. It is proposed to use red cedar siding over a thermally-efficient material, and a ‘green roof’. Rainwater recycling and some green energy resource features are also planned.

The Chairman reported that he has visited the site and found it to be largely hidden from public view, therefore he felt that the public interest in visual aspects of the design was likely to be limited, although exterior lighting would need to be controlled. The Board stated that it was not unhappy with the design concept.

Mass Audubon was represented by Christy Foote-Smith and two directors. Approximately ten members of the public attended. The proposal relates to a house on Lincoln Road within the large Drumlin Farm property. Mr. Whitehead explained that daycare centers and non-profit educational uses are covered by MGL Chapter 40A, Section 3. If operators of such uses wish to carry out development that does not meet the provisions of the local zoning bylaw, they can apply to the Planning Board for exemptions through site plan review under Section 19.1e of the zoning bylaw. Mass Audubon’s proposals do not appear at first sight to need any exemptions, but will need a curb cut and scenic road approval. If site plan review proves necessary, the scenic road/ curb cut approval will be handled with it by the Planning Board, otherwise it will fall to the Board of Selectmen.

Christy Foote-Smith explained that there is an existing pre-school program on the Drumlin Farm site, currently operating three mornings per week. The program is proving popular and for the coming fall, it is fully enrolled for five morning sessions per week and partially enrolled for afternoon sessions. Some children will do both sessions. Current space is heavily used. The house on Lincoln Road has become available and it is proposed to move the pre-school into it. The state has licensed the first floor of the building for pre-school use. Times of operation will be 9-9:30 AM until 3:30 PM, and children will be dropped off and picked up by their parents.

The finance director further explained that the program is not a big money-raiser for Mass Audubon but is considered important to its educational mission. A plan of the lot was shown and the proposed physical changes were outlined. An accessibility ramp will be added to the house, and it will also be upgraded for safety. There will be small changes to the driveway to enable cars to pass, and a 16 foot curb cut is proposed. Efforts have been made to locate the Right of Way of Lincoln Road. On one side there is a stone wall which it is not intended to alter. No trees in the Right of Way will be affected but a dead one on the property line will be removed. Some trees along the driveway will be removed.

Mass Audubon said that meetings have been held with neighbors and some concerns heard. The original design for an asphalt turning circle at the head of the driveway, with marked parking spaces, may be revised in favor of a less hard surface. The Board asked how the traffic circulation will work. Mass Audubon responded that it is thinking of creating a turning loop wide enough to allow passing, but no formal parking spaces in the center. A few spaces for staff will be kept nearby. A speed bump and stop sign are planned at the roadside path at the driveway exit, to promote cautious driving behavior, and these measures could be supplemented with advice to parents. The Board suggested that there should be at least a car length between the speed bump and the road to allow cars to accelerate smoothly. The Board asked if any trees obscure sight lines. Mass Audubon thought that drivers would have to inch out because of trees; some trees could be considered for removal if this was judged to be preferable. The speed of traffic on Lincoln Road is a concern to Mass Audubon and the society wondered if any steps could be taken to address it.

The Board invited comments from neighbors. Kevin Williams of 215 Lincoln Road drew attention to the terms of the Hatheway trust; the majority of the Drumlin Farm site was given by Mrs. Hatheway in her will with a stipulation that it be used for a bird and small animal sanctuary. Mr. Williams asserted that this did not allow a pre-school use. Also he said that the land is conservation land and questioned whether the town could properly allow tree cutting. It was established that there are no conservation restrictions on the land. The Board was doubtful whether the town had any right to enforce the terms of the trust. Mr. Williams stated that neighbors are concerned about the expansion of the educational use and are worried that it could expand further in future.

Gina Aarons of Longmeadow Road expressed the view that the traffic entrance will be dangerous at this location and suggested having a shuttle bus, routed within the site, from the existing main parking lot off South Great Road. Mass Audubon expressed reluctance to create a paved road and mentioned that it would necessitate negotiating crossings of two easements (for a gas pipeline and town trail). Mr. Whitehead suggested a shuttle bus on the main roads as a middle way, but Mass Audubon said that it also wanted to facilitate transition time for communication between parents and teachers.

Other town residents had concerns about traffic levels, accidents, wetland issues and views of the drumlin. Mass Audubon pointed out that it had improved the views by clearing invasive plants and trees that blocked the views, and stated an intention to do some new planting in and adjacent to the driveway loop. One resident suggested that the society consider alternative plans such as creating a new pre-school building near the main parking lot.

The Board wished to visit the site and arranged to do so on Saturday April 19^th at 9:00 AM. The Board asked whether Mass Audubon would welcome comments on the ‘big picture’ issues, and the society responded that it was open to positive suggestions, although it considered the traffic issues to be largely pre-existing.

Mr. Whitehead reported that the At Risk Properties Committee had another well-attended meeting relating to the Arshad property that morning. The Board of Selectmen will write a report on the committee’s findings. Any development other than standard residential development will go to Town Meeting for approval. The developer has stated that he would seek Planning Board support.