TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held on June 4, 2008
At 7:30 PM in the Donaldson Room, Lincoln Town Offices
PRESENT: R.Domnitz (Chairman), B.Wolf, J.Snell, J.Craig, K.Hurd
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
Minutes
The Board voted unanimously to approve the minutes of the meeting of May 21st with amendments.
Cingular, Tracey’s site
The Board signed the decision approving a wireless communication facility special permit for replacement of antennas on an existing pole.
Cingular, Public Safety site
The Board signed the decision approving a wireless communication facility special permit, to renew the time period and allow replacement of antennas on an existing pole.
7:40 PM REQUEST FOR ANR DETERMINATION: RURAL LAND FOUNDATION, 26 Tabor Hill Road, Map 49/Lot 8
The RLF resubmitted the plan following the Board’s discussion on May 21st. The Board reviewed advice about the status of the road and discussed whether any practical purpose would be served by requiring a formal subdivision process instead of an ANR.
A MOTION was proposed by Mr. Snell and seconded by Mrs. Wolf, to endorse the plan.
Passed 5-0
The Board signed the mylar plan and three paper copies.
7:50 PM REQUEST FOR ANR DETERMINATIONS: DENORMANDIE FARMS REAL ESTATE TRUST, 45 & 65 Trapelo Road, Map 66/Lots 6 & 7
Tom DeNormandie presented two plans, for adjacent parcels of land in his family’s ownership on Trapelo Road. 45 Trapelo Road is currently owned in the name of Eliana DeNormandie and 65 Trapelo Road in the name of the DeNormandie Farm Real Estate Trust. Each is to be divided into two lots to allow ownerships to be separated. The Board checked the plans to confirm that each lot has adequate frontage on the road. It also observed that the plans do not appear to create any new non-conformities.
A MOTION was proposed by Mr. Snell and seconded by Mr. Hurd, to endorse both plans. Passed 5-0
The Board signed mylar plans and three paper copies for each of the two parcels.
8:00 PM PUBLIC HEARING: THOMAS BLAKELY, 144-146 Lincoln Road, Map 95/Lot 11. Sign permit under Section 16.5.
Mr. Blakely introduced his proposal for a new sign to replace an existing sign which is on a fixed supporting frame at the front of his business property in the B-1 zone. The Board examined the site plan for the property, which was approved in January this year, and confirmed that the sign was shown as existing. Mr. Blakely showed photographs of the current sign. He proposes a directory sign for businesses on the property, with the property name and address as the heading. The overall dimensions are similar to the existing sign. Initially the design was for a plain rectangle but a curve has been added at the top for aesthetic appeal. Both faces of the sign will be identical.
The Board discussed whether there was a need for a directory sign in addition to individual tenants’ signs. There are two buildings on the property. The Board previously approved a sign on the front of number 144, with gooseneck lights. Mr. Blakely considered that other future tenants are likely to want similar individual signs. Mr. Blakely said that the sign he is currently proposing is intended to establish an identity for the development and to make it easier for people to find the tenant businesses. The Board asked if the sign would be lit. The applicant said that this was not currently proposed but that it might be nice. The Board considered that the sign would be adequately lit by nearby street lighting.
The Chairman questioned the proposed name, “Lincoln Village”, as he thought it might be a little confusing and people may want to refer to a wider area as the village. The Board understood the desire for an identity name but suggested that the applicant try to find an alternative one.
The material and color of the sign were discussed. Mr. Blakely said that the material could be either wood or a synthetic resin with the appearance of wood. The Board suggested that wood might be more compatible with the need to change nameplates periodically. In terms of color, illustrations were provided with white lettering on a black ground or gold lettering on a green ground. Mr. Blakely said that he would like to readdress the color of the building at number 144 at this point, and have the sign color relate to it. The site plan approval allowed the buildings to remain white but required any other color to be approved by the Board. Mr. Blakely showed a set of Benjamin Moore “historical” paint color samples. Mr. Blakely said he still liked his previous idea of a burgundy color, but
the Board considered that this would create too much of that color in conjunction with the Boynton building. Paler colors in the beige/ cream range were discussed. The Board appointed Mr. Hurd to visit the site with the color samples and to recommend on colors for the building and the sign.
The Board received a letter from Ryan Estates, owner of a nearby residential condominium building, referring to the desirability of creating a sidewalk along this portion of Lincoln Road. The Board checked the position of the property line and noted that the alignment of the road within the right of way leaves little space for a sidewalk. It also noted that the property frontage has a retaining wall and trees, so even if property rights were obtained, a path within the property might not be a good solution. The Board did not consider that the issue could be addressed within the context of the sign permit application.
A MOTION was proposed by Mr. Snell and seconded by Mrs. Wolf, to continue the hearing to June 18th at 9:00 PM. Passed 5-0
8:20 PM REQUEST FOR MINOR CHANGE: DEACONESS ABUNDANT LIFE COMMUNITIES, 17-19 Cambridge Tpke, Map 14/ Lots 13, 14, 15, 16. Minor change to Site Plan under Section 17.3
David Albrecht (site engineer) Walter Bartkus (project manager) and Jay Zachariah (deputy project manager) attended on behalf of Deaconess. Mr. Albrecht showed the plans for changes to the grading and landscaping on the Route 2 frontage as a result of the deceleration lane and for changes to the rear access road in the vicinity of the stream. Mr. Albrecht stated that the plans have not changed from the last version shown informally to the Board.
Mr. Albrecht reported that an area of ledge rock that was encountered near Route 2 still needs to be cut back by blasting. The buildings near this side of the site have not yet been built but the central buildings are now being framed. Occupancy is not expected until the fall of 2010.
The Board compared the revised plan for the Route 2 frontage to the approved site plan. Deaconess stated that the elevations of the buildings will not change but the ground between the buildings and Route 2 will be reshaped with a small berm and a slope down to the deceleration lane. Once the Route 2 Crosby’s Corner project is implemented, the road will be at a higher elevation than now.
Mr. Domnitz expressed concern about the proximity of the buildings to Route 2 and about the visibility of the development from the highway. Mr. Bartkus asserted that the buildings will be well screened. Mr. Domnitz suggested that three of the units nearest to Route 2 be eliminated. A majority of the Board did not feel there was a need to reconsider the number and positioning of residential units.
The Board examined the proposals for tree planting. Deaconess stated that the planting layout was designed by a landscape architect. Mr. Snell asked if the trees that are proposed to screen electrical equipment near Bethany Road could be arranged to be a little more naturalistic. The Board checked the size of trees to be planted and was satisfied. The Board noted that one of the trees that was proposed to be kept near Bethany Road has already died.
The Board looked at the revised plan for the rear access road. Mr. Albrecht stated that he has sent an information packet to the Conservation Commission staff for review. The Planning Board was satisfied.
A MOTION was proposed by Mrs. Wolf and seconded by Mr. Craig, to approve the plans as submitted with the following conditions:
- the dead tree at the corner of the property shall be replaced with two evergreens, and this change shall be noted on the plans
- the three large trees along the driveway entrance at Route 2 shall be replaced if they do not survive for five years from the end of construction.
Passed 4-1
(Mr. Domnitz voted against)
8:40 PM RECOMMENDATION TO ZONING BOARD OF APPEALS: JOHN ZORNIG, 6 Brooks Road, Map 15/Lot 3. Recommendation on amateur radio antenna safety under Section 6.2 (f).
The applicant did not attend. Copies of the relevant state law were distributed to the Board. Amateur radio antennas have exemptions under MGL Section 3. The Lincoln bylaw only allows their denial on public safety grounds. The Zoning Board of Appeals is responsible for granting permits with the written advice of the Planning Board.
The Board examined the submitted plan and information. Mr.Zornig is proposing to construct an amateur radio tower of 50 feet with antenna whips, within his residential property. Although the site is close to Hanscom airport, the Board noted that for a tower at the height proposed, no light is required by the FAA. The Board felt it would be concerned if this situation changed in future. The Board checked the setbacks from the lot boundaries and also noted that the guy lines are within the property. Mr. Snell suggested that it might be prudent to review the antenna for radio frequency emissions safety in a similar way to cell towers.
The Board agreed that its recommendation should cover the following points:
· The proposal appears to comply with zoning;
· The ZBA should consider imposing a condition that the tower may not have a light;
· The Board is concerned about potential health hazards to the neighbors and the homeowner from the radio frequency emissions and recommends the ZBA to consider requesting verification of safety in this respect;
· A five year time limit is suggested.
A MOTION was proposed by Mr. Snell and seconded by Mr. Hurd, to authorize Mr. Whitehead and Mr. Domnitz to draft a recommendation to the ZBA. Passed 5-0
9:20 PM PUBLIC HEARING CONTINUATION: COUNTRYSIDE BUILDING, 300 South Great Road, Map 119/Lot 19, site plan review for single family residence under Sections 6.0.1 & 17.7.
Ken Eisner of Countryside Building and Development Corporation described the changes he has made since the previous session of the hearing. The elevation of the house has been raised slightly to eliminate the drain. The new grades are shown on a revised plan. The trees to be removed are now shown correctly. The locations of soffit lights have been marked; five 50W incandescent lights are proposed, one at each entrance.
Mr. Whitehead reported on the question of procedure governing the proposed work on the sidewalk. Because the work in the right of way is a change to a previous driveway curb cut, the Board has the authority to approve it in conjunction with site plan review.
The Board discussed whether to ask for more screen planting on the eastern lot line but decided that this was unnecessary in view of the applicant’s intention to do further planting on the adjacent lot in due course and his interest in marketing both properties successfully.
The proposed lights in front of the driveway bollards were discussed. The Board commented that it has been hearing views from the public that a dark rural look is preferred to a more urban one. Barbara Peskin, a neighbor, expressed a preference for no lights at the driveway. The Board also noted that there is a street light in the vicinity. The applicant agreed to delete the lights at the bollards.
Ms. Peskin asked if there was a need to set conditions to protect vegetation near the edges of the lot. Mr. Whitehead advised that the rear portion of the lot is under wetlands jurisdiction. The Board agreed with Mr. Eisner’s statement that because of the extent of demolition, hardtop removal and building work, the majority of the lot will be cleared during construction.
The Board discussed the driveway drainage and concluded that it will drain sideways to the interior of the lot.
A MOTION was proposed by Mr. Hurd and seconded by Mr. Craig, to approve the site plan as presented, subject to removal of the two lights proposed at the driveway bollards. Passed 5-0
OTHER BUSINESS:
Town Planner’s Report:
Brodney, 10 Huntley Lane
Mr. Whitehead reported that, following the Board’s denial of the minor change for the spotlights and driveway lights that had been installed, Mr. Brodney has inquired whether a shielded downlight operated with a motion sensor, and a smaller number of solar lights on the driveway, might be acceptable to the Board. The Board was of the opinion that reflectors along the driveway would be an adequate measure for vehicle safety, and pointed out that the solar lights would be unlikely to hold enough charge to stay on all night to be useful for early morning jogging. However, the Board said it was prepared to consider an application for a minor change for a motion sensor-operated shielded downlight.
Land Use Group Meeting
Mr. Whitehead reported on current business that is before the other land use boards. ZBA items include two house reconstruction projects and a retrospective application for a propane tank at Lincoln Fuels. The Conservation Commission is examining a Mass Highway drainage improvement for Route 2 at Hobbs Brook Farm. The Historical Commission has found the existing house at 39 North Great Road to be of historical significance under the demolition delay bylaw because of proximity to National Park buildings. The initial design for a replacement house will therefore be presented to the Historical Commission.
Mr. Whitehead reported that he would be attending the MAPD conference the next day.
The meeting was adjourned at 10:25 PM.
Submitted by Catherine Perry
Approved as amended June 18, 2008
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