TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held April 9, 2008
At 7:30 PM in the Donaldson Room, Lincoln Town Offices
PRESENT: R.Domnitz (Chairman), B.Wolf, J.Craig, J.Snell, K.Hurd
STAFF: M.Whitehead, C.Perry
7:30 PM:
APPROVAL OF CONDITIONS: ROBERT DAVOLI, 6 Winchelsea Lane, Map 101/Lot 7-6, approval of condition requirements for previously approved site plan.
Michael Price, architect, attended. He explained that the approval for the house addition required that measures to address the generator noise and driveway lighting be submitted.
For the generator, it is proposed to replace the existing shroud with a more noise-attenuating one. The noise consultant has advised that this will be adequate to satisfy Massachusetts DEP’s noise standard (ref. 310 CMR 7.10). Other options considered were a surrounding wall, which would be less effective, or a wall and roof, which would be significantly more bulky. Specifications for the shroud were supplied. The Board asked about the color choice. The architect selected a brown option and marked it on the specification sheet. Mr. Price said that he did not think the
generator would be visible from property lines as there are trees in the vicinity. He agreed to supply a shop drawing of the shroud for the Board’s records. The Board considered this proposal a good effort to address the noise issue. It did not consider it necessary to require post-installation noise testing.
Mr. Price reported that the driveway lights had 100W bulbs. Rather than simply replace them with lower wattage bulbs, he has had a lighting technician reprogram the circuit to limit it to 30% of the previous power. This can not be over-ridden by the homeowner. Mr. Price stated that the lights now emit a lower level of warm light.
A MOTION was proposed and seconded to accept the measures presented, as satisfying the two conditions, subject to confirmation of the light situation on site by a member of the Board. Passed 5-0
Mrs. Wolf and Mr. Craig undertook to check the driveway lights and Mr. Whitehead to draft a letter to the Building Inspector for the Chairman to sign.
REQUEST FOR MINOR CHANGE: KAY & BRIAN HALL, 20 Garland Road, Map 25/Lot 20-5, minor change to previously approved site plan.
The site plan for an addition to a house was approved in January. The applicants now wish to change the shape of the sunroom bay from a rectangle to a half hexagon. The architect stated that the floor area of the addition will be less and that it will be within the footprint that was approved previously. The Board agreed that this was a minor change.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Craig, to approve the minor change as submitted. Passed 5-0
Mr. Whitehead will draft a letter to the Building Inspector for the Chairman to sign.
BUSINESS:
Approval of Minutes
The Board approved minutes of previous meetings as follows:
March 5 – Approved unanimously by the three members who were present at the meeting
March 12 – Approved with amendments, unanimously by the four members who were present at the meeting.
Mrs. Perry agreed to revise the draft March 19 minutes and incorporate some amendments provided by Mr. Snell.
Egendorf, 10 Tower Road
The Board asked Mr. Whitehead to check the timeframe for Massachusetts DEP’s consideration of the septic system variance, and whether the full documentation from the Board of Health’s file will be received by the DEP.
8:00 PM:
1) DISCUSSION OF DEACONESS CLEARING: 17-19 Cambridge Tpke, Map 14/Lot 16
Some Board members and Mr. Whitehead met recently with Deaconess staff on the site. Deaconess stated that Mass Highway required a deceleration lane to be created in the ROW as a condition of approval for the curb cut. Deaconess decided to accommodate the deceleration lane by moving back the slope at the edge of the site. This seems likely to affect contours within the Deaconess land that was covered by the site plan approved by the Board for the special permit. The Board examined the drawings for the deceleration lane. It noted that they show an island to prevent left turns into or out of the site, as had been mentioned at the hearing. The Board wished to schedule a discussion with Deaconess to discuss the grading, including how the plans mesh with the Crosby’s Corner reconstruction
plans.
2) DISCUSSION OF HOUSING EFFORTS UNDER CHAPTER 40B
The Chairman led a discussion on approaches to the town’s affordable housing requirement under MGL Chapter 40B. He wondered if there was potential for the Town to act as developer in a less hostile way than private interests. The Board noted that Lincoln does not have a housing authority but that it is possible to participate in an arrangement for an authority to cover more than one town. A housing authority would have power of eminent domain and the Town has resisted this idea in the past.
The Board noted that the Deaconess development enables the town to meet its 10% requirement until around 2011 when the new census will affect the calculation and around 15-20 more units will be needed. Mr. Domnitz said he felt that when the threat of 40B developments is in the air it distorts reasoning and undermines good planning.
The Board reviewed previous attempts to make a significant addition to the number of affordable units. The RLF considered adding housing to the Mall but drew back. The Town considered purchasing apartments at Ridge Road but found the price too high.
Mrs. Wolf mentioned that Community Preservation Act funds have been approved for updating the housing plan. The Housing Commission is investigating the possibility of setting up one or more group homes, in conjunction with social services agencies. In these cases, each bedroom counts as a unit on the state’s subsidized housing inventory (providing that the operator complies with the rules and procedures for qualifying). The possibility of more affordable units at Minuteman Commons is also being discussed.
Mrs. Wolf suggested that Mr. Domnitz have discussions on the above issues with the Housing Commission. Mr. Hurd also saw potential for the Comprehensive Long Range Plan to pull together thinking on some of the issues.
3) DISCUSSION OF MINUTEMAN COMMONS PROPOSAL
The Mayo Group, owners of the Minuteman Commons residential development, are interested in obtaining a release from the over 55 age restriction due to difficulty in marketing the units. The development was approved by the Planning Board through a Planned Development District special permit under the North Lincoln Planning District, following approval of the concept by Town Meeting. The owners argue that legally the Planning Board could decide to release the age restriction. The Board considered that whether this was legally correct or not, the decision probably should be made by Town Meeting.
Two newspaper articles concerning other developers seeking release from age restrictions were circulated. One related to a Ch 40B case concerning a rental property, in which the Massachusetts Housing Appeals Commission allowed a developer to get a release from an age restriction on the grounds that it prevented the development from being commercially viable. The Board noted that there is no similar right in the Minuteman Commons case.
Mr. Snell asked if the current state of the development causes an eyesore or blight. Board members did not think this was the case. The Board wondered if conversion to a Ch 40B rental development might be an option but identified some possible deterrents.
Mr. Whitehead reported that Tim Taylor is now representing the Mayo Group and has requested a discussion with the Board. It was agreed to schedule this item.
OTHER BUSINESS:
Town Planner’s report
Mr. Whitehead reported that the Egendorf appeal papers have been forwarded to Town Counsel.
He said that he planned to attend the MAGIC meeting the following day. TIP priorities are on the agenda.
The meeting was adjourned at 10:10 PM.
Submitted by Catherine Perry
Approved as amended, May 21, 2008
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