TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held on November 12, 2008
At 7:30 PM in the Donaldson Room, Lincoln Town Offices
PRESENT: R.Domnitz (Chairman), K.Hurd, B.Wolf, J.Snell, J.Craig
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
Minutes
The Board voted unanimously to approve the minutes of the meeting held on November 5, with amendments.
Planning Board FY10 Budget
Mr. Whitehead presented various options for the FY 2010 Planning Board budget. A “normal” budget would provide for staff salaries to incorporate a cost of living increase and a single merit step. To help to offset these increases, the draft “normal” budget makes reductions in non-salary items.
Mrs. Perry mentioned that she had raised a question prior to her last performance review about the point she was appointed at within the grade range, which seemed inconsistent with the policy in the staff handbook. She provided the relevant facts in an email. The Board noted that if she had been appointed at the mid-point of the range she would be six steps higher. Since the Board’s budget is dominated by salaries, there is little opportunity to address this issue within standard constraints that the Finance Committee is seeking to apply.
The Board voted unanimously to recommend a budget that provides for a single step increase for Mr. Whitehead and a double step increase for Mrs. Perry.
8:00 PM PUBLIC HEARING CONTINUATION: CARROLL SCHOOL, 25 Baker Bridge Road, Map 55/Lot 5, site plan review for new classroom structure under Sections 17.0 and 19.1e.
The Board discussed various aspects of the proposed development as follows:
Lighting
The Board considered that the illumination levels for the parking lot, shown on the photometric study, were acceptable. It noted that the proposed drainage installation between the parking lot and the road would reduce screening by vegetation. The correct angling of the lights that face south and possibly use of available shields were expected to control stray light adequately.
The Board proposed a condition that lighting shall conform to the specifications supplied and to Section 13.5 of the Zoning Bylaw.
Lot coverage
Mr. Whitehead reported that he has checked the floorspace from the Assessor’s records and it is clear that the proposed total is well below the 25% lot coverage limit.
Cooling tower
No information has been received on noise shielding. The Board proposed a condition that noise shall not exceed 30dBA at the perimeter of the property or on adjacent properties.
Storm water run-off
Mr. Snell reported that he visited the site during rain and observed that water from the main driveway runs onto the road and goes in both directions. Any work to address the problem should be coordinated with the town’s repaving of the road, scheduled for next year. Mr. Whitehead reported that he has arranged to discuss the matter with the Director of Public Works, Chris Bibbo, the following day.
Landscaping
The Board discussed whether to require additional planting near the driveway to screen the view of the building. This was considered justified since an exemption from the normal building height rules was being sought. The Board proposed that it require submission of a planting plan, possibly for fifteen 6 ft trees, but allow the applicant to wait until after construction of the building and potentially make a request to omit the planting if it does not appear necessary.
Architecture
Most Board members considered that the building design was appropriate and a good solution to problems presented by the site.
OTHER BUSINESS:
Special revenue funds
Mr. Whitehead reported that he has received additional information about some of the development-related funds from the Treasurer, as follows.
Adler #1: This relates to the Conservation Committee.
Adler #2: This is a bond for the Stratford Way subdivision, to ensure completion of the road. The road was built. It was not adopted by the town. Records indicate that there were various changes and sign-offs for portions of the work but it is unclear whether the work was finally completed in compliance with all terms of approval. The existence of the bond fund has been mentioned to Bruce Adler who has not come forward with evidence that the money should be released.
Fridolin Hill: This fund relates to a two lot cluster subdivision off Old County Road near Tabor Hill Road. There is a record of a sum of money deposited in 1999. The Board asked Mr. Whitehead to try to obtain further details of the road and covenant.
The Board considered that its approach should be to notify the developers/ successor owners, but to expect them to do the work of providing documentation to support the release of funds.
Verizon, Tracey’s site: Cunningham trees
Mr. Whitehead reported he had not yet had a response from town counsel.
Rural Land Foundation, Lincoln Station: Post Office flagpole
A specification sheet and memorandum were received from the RLF. It is proposed to locate a 25 ft flagpole with a 4 ft by 6 ft flag at the corner of the green closest to Lincoln Road and the driveway entrance. The Board commented that the flag seemed a reasonable size but it wished to have a plan showing the exact location and also the position proposed for the Post Office sign, so that it could consider them together.
Lincoln Schools building project
The Board received copies of a report relating to the schools’ submission to the state of a Statement of Interest for improvements to the school buildings which might involve renovation or new building. Mr. Whitehead advised that when the proposals are firmed up, the Zoning Board of Appeals will have authority to review them with a recommendation from the Planning Board.
The Board saw no need to have an input at this stage.
Committee Reports:
Comprehensive Long Range Plan
The main proposals of the draft CLRP were presented at the State of the Town Meeting on November 8th. The Board briefly discussed the meeting. There will be a follow-up session on November 18th at 7:30 PM in the Town Offices, where interested members of the public can comment further or ask questions. A number of break-out sessions are planned but if attendance is low these may be consolidated.
Mr. Whitehead reported that each sub-committee will send its final changes to Judi Barrett to form the full draft plan, minus the implementation section. There will be a public forum in January. The implementation section will be added prior to the final draft in late February or early March. Any Planning Board comments should be made by the time of the January forum.
The Board agreed to discuss the plan on December 10th.
Housing Commission
Mrs. Wolf reported that the Commission is hoping to buy two more units at Minuteman Commons for affordable housing. Two small group homes are proposed in town, one of which is underway. Under state law, these are treated like single family homes. Mr. Whitehead estimated that about seven more affordable units would be needed to satisfy the 10% target in 2010.
Town Planner’s Report
The ZBA agenda was circulated. Two of its current items may come before the Planning Board: Konstandakis, Old Cambridge Turnpike and Gutierrez, Old Sudbury Road.
The discussion with the First Parish Church has been deferred.
Schedule
The Board agreed to have meetings on December 3rd and 10th but to cancel the December 17th meeting unless there is pressing business.
The meeting was adjourned at 9:55 PM.
Submitted by Catherine Perry
Approved November 19, 2008
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