TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held on January 7, 2009
At 7:30 PM in the Donaldson Room, Lincoln Town Offices
PRESENT: R. Domnitz (Chairman), K.Hurd, J.Snell, J.Craig, B.Wolf
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
Minutes
The Board unanimously approved the minutes of the meeting held on December 10, 2008, with amendments.
Carroll School Memorandum of Understanding
The Board reviewed a draft MOU and agreed to add a sentence to indicate that it did not favor the drainage system design with gabion baskets near the road. Mr. Whitehead will amend the MOU for the Chairman and the Head of the Carroll School to sign.
7:45 PM ADMINISTRATIVE AMENDENT TO SPECIAL PERMIT: RURAL LAND FOUNDATION, 145 Lincoln Road, Map 95/Lot 38, Sign permit for Fitness Together under Special Condition 12 of the Special Permit dated May 23, 2007 amended August 15, 2007
Geoff McGean and Carol Kendrick attended on behalf of the RLF. They presented a design for a sign for Fitness Together, the proposed tenant for two thirds of the second floor space of the ‘Bistro’ building at Lincoln Station. The proposed sign colors are charcoal with white lettering and the overall dimensions are 4’10”x 1’8”. There may be one or two further tenants on the second floor. The intention is that any additional signs will be in the same colors.
The Board discussed the lettering; it noted that the font was modern and rather stark but that it needs to be readable from a distance; also that the Board previously agreed to allow tenants in the main mall building to use individual fonts/logos within the approved signage system. The Board was satisfied with the colors and welcomed the use of carved letters. Mr. Hurd suggested adding a narrow border line.
A MOTION was proposed by Mr. Hurd and seconded by Mrs. Wolf, to approve the sign with a recommendation that a narrow white v-groove border line be added.
Passed 5-0
8:00 PM PUBLIC HEARING CONTINUATION: ELINOR HARDIGG & JAMEY POPE, 61 Beaver Pond Road, Map 85/Lot 12, site plan review for a teardown and reconstruction of a single family house under Section 17.7.
The applicants attended with their architects, Stephen Hart and Sarah White and landscape designer, Candace Young. They stated that the Zoning Board of Appeals has voted to approve the project although its decision has not yet been written. Mr. Whitehead reported that the ZBA referred the issue of the driveway position back to the Planning Board. Mr. Hart reported that, as advised, he made the ZBA aware that the Planning Board would address screening.
Since the last session, the limit of work has been adjusted and the lighting revised. Some of the existing trees that are to be kept have been marked on the plan. A plan of all existing trees was shown but was not part of the Planning Board submission. The Board noted that an existing line of yew trees will help to screen the house on the west side. No changes are proposed within the 50 ft wetlands buffer area, and the Conservation Commission has issued an Order of Conditions for the project. The Board asked about the sizes of trees to be planted; the Conservation Commission requires a minimum 5 ft size. The Board was a little concerned about the time that trees as small as 5 ft would take to provide effective screening, but noted that larger trees might be unsuitable for planting on the rocky, sloping
ground. The landscape designer mentioned that additional landscape planting may be carried out in the back yard.
The Board discussed the issue of the driveway turning area which as proposed is approximately five feet from the east side lot line at its closest point. The site plan review bylaw provides for a ten foot vegetated buffer, although this requirement can be waived. The parking regulations were checked and it was agreed that their layout requirements are not intended to apply to single family houses. Mr. Pope reported that he had emailed John Hueber, the neighbor on the east side, seeking a letter of support but had not received a response; however the neighbor had previously said he was satisfied. The Board noted that the applicants were proposing an overall reduction in the area of paving, and indicated that it was satisfied provided that the remainder of the vegetated buffer was preserved.
The amount of lighting has been reduced and now consists of some low path lights for safety between the driveway and the door, seven surface-mounted lights under porches and two sconces at entrances. Flood lights and a post light have been eliminated.
The Board asked about a drainage swale that was presented as a sketch at the previous session. The applicants agreed to have this shown on the plan.
A MOTION was proposed by Mr. Domnitz and seconded by Mrs. Wolf, to approve the site plan subject to the following conditions:
- The four evergreen trees to be planted on the west side shall be a minimum of five feet tall;
- The driveway shall be pitched to divert water to a new swale on its west side;
- The paved area shall not be closer than five feet to the property line to the east and shall substantially conform to the plans submitted (with the agreed revisions);
- Plans showing existing trees on the north and west sides of the lot shall be submitted.
Passed 5-0
8:40 PM PUBLIC HEARING: MICHAEL VACCARO, 12 Reiling Pond Road, Map 33/Lot 11-8, site plan review for construction of a new single family house under Section 17.7.
Michael Vaccaro, prospective purchaser, attended together with Stephen Wojcik, his architect and business partner. Christina Breiter, the current property owner, also attended. The site is lot 8 of the Hobbs Brook Farm cluster subdivision.
The Chairman stated that although there was a previous house approval on this site which has lapsed, a preliminary meeting should be held under the revised zoning bylaw approved in 2008. The Board proceeded to conduct a preliminary meeting prior to opening the public hearing as advertised.
Preliminary meeting
Mr. Vaccaro supplied a set of plans, elevations and photo renderings. The Board viewed a plan that showed contour lines. Mr. Snell asked about the lot boundaries and limit of work. The plan showed regrading extending onto adjacent land as well as on lot 8. Mr. Vaccaro said that the plan was based on the previous one and would necessitate the old stone wall on the lot boundary being removed during work and subsequently replaced. He would prefer to limit regrading to within the lot if he can still achieve a natural-looking slope. The Board agreed that this would be preferable. The septic system design may need to be re-examined, including whether it needs to be so elevated and whether it could be smaller, as well as whether there are requirements for the adjacent grades.
The Board pointed out that the building envelope on the adjacent lot 7 has been revised recently so it is possible that the proposed contour lines shown for it are no longer applicable. The applicant will need to coordinate with Christina Breiter on this matter. Overall, the grading plan will need to be reviewed and amended to show what is currently proposed.
The landscape plan supplied was similarly copied from the previous house proposal and needs amending to reflect the change in the building footprint.
The Board asked about the floorspace limit that was specified for houses in the cluster subdivision. This was believed to be 6,500 sq ft but will need to be confirmed. Mr. Vaccaro gave the floorspace of the proposed house as around 5,120 sq ft. The size and position of the main portion of the house is similar to the previously approved one but the garage has been rotated. It is connected to the house by an enclosed walkway. The architectural detailing of the house has also been changed. It is a colonial type design with a steeply pitched roof. The Board will need to confirm that it satisfies the definition of a 2½ story house. It referred the applicant to Figure 5 in the back of the Zoning Bylaw illustrating when an attic can be considered a half story. The high attic may need to be structurally
constrained to prevent its use as a third story. The height measurement will also need to be checked. Relevant elevations including existing and proposed ground levels should be marked on the drawings. It is likely that the applicant will need to request that the Board allow use of average natural grade for the height calculation.
The Board asked whether attic dormers are proposed on the house, since the supplied materials are inconsistent in this respect. It would prefer them to be omitted; if daylight is desired for storage use, skylights at the rear could be considered.
Mr. Snell suggested that the Board would need to consider the scale of the house in terms of its effect on the adjoining open land. Mr. Vaccaro mentioned that a terrace overlooking the field is being considered. This will need to be shown on the site plans and integrated with the landscape proposals.
The Board asked about exterior lighting. The applicant has discussed his initial lighting ideas with Mr. Whitehead and now proposes recessed lighting, with sconces only where there are no overhangs. Dark sky fixtures will be selected. Lighting positions have been marked on the file copy of the plan and will need to be shown on final plans and elevations.
A MOTION was proposed by Mr. Hurd and seconded by Mrs. Wolf, to open the public hearing. Passed 5-0
A MOTION was proposed by Mr. Snell and seconded by Mr. Craig, to continue the public hearing to January 14th at 8:40 PM. Passed 5-0
The Board agreed to supply Mr. Vaccaro with notes of the points raised in the preliminary meeting.
OTHER BUSINESS:
Comprehensive Long Range Plan
Mr. Hurd updated the Board on the progress of the CLRP. The second version of the plan chapters received from Community Opportunities Group included comments and challenges to the sub-committees. This puzzled many people as they expected it to read as a draft of the final plan. The sub-committees have now provided comments and editorial changes to Judi Barrett, although they have not yet responded to all of the challenges. Some Planning Board members said that they found the consultant’s comments interesting and that an outsider’s critique was valuable although it may need separating from the final text of the plan.
In view of the state of flux, Mr. Hurd advised that detailed review of the document by the Board would be premature; nevertheless it would be helpful if the Board and others could address questions of balance, possible omissions and broad issues in the plan. A meeting of all the CLRP sub-committees will be held on January 21st, followed by a meeting of all the most relevant boards in Bemis Hall in February. The Steering Committee wishes to draw up a list of five or six key cross-cutting issues for discussion. The Planning Board will need to compile its thoughts. Preparation of the Implementation Plan which will form part of the CLRP, and a final Town vote, are now proposed to be deferred until after the March Town Meeting.
Members raised a number of specific points from their reading of the plan so far, including the insufficient discussion of water supply and conservation, Hanscom field, and the Town’s financial resources. They had some doubts as to whether additional proposed types of development review such as LEED, or additional triggers for site plan review, were necessary; it may be more appropriate to clarify or adjust the existing procedure.
Mrs. Perry agreed to write up a list points raised so far. Mr. Hurd invited Board members to send him further points (in reaction to the current document and on conceptual issues). Discussion will be continued next week.
Town Planner’s Report:
Mr. Whitehead outlined matters currently before the other land use boards. He reported that the Warrant is being drawn up for Town Meeting. The only zoning item will be the housekeeping change to the sign bylaw.
Reports from Committees:
Mrs. Wolf reported that the Selectmen have suggested that a committee be established, headed by the Housing Commission and Planning Board, to examine housing options for the Arshad site. She agreed to find out more facts about the stakeholders’ positions and the potential role for such a committee.
Mr. Snell announced that he will be retiring from the Planning Board when his term expires in March.
The meeting was adjourned at 11:10 PM.
Submitted by Catherine Perry
Approved as amended January 14, 2009
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