TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held on June 10, 2009
At 7:30 PM in the Lower Conference Room, Lincoln Town Offices
PRESENT: R. Domnitz (Co-Chair), B.Wolf (Co-Chair), J.Craig ABSENT: K. Hurd
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
Minutes
The Board voted unanimously to approve the minutes of May 13th as submitted.
Verizon, Morrissey site, 23 Cambridge Turnpike
Bryce Wolf and Bob Domnitz reported that they visited the site and did not see any evidence of trees having been cut as alleged by Mr. Segal.
Brooks, 39 North Great Road
Mr. Whitehead reported that the builder has constructed a sample portion of the stone facing on site and supplied a picture of it. Mr. Domnitz agreed to visit the site to inspect the stone. The builder has also stated that the applicant does not intend to construct the balustrades.
Donelan’s sign, Lincoln Station mall
The Board approved a revised drawing showing the sign with 14 inch lettering as requested. Mr. Whitehead will supply a memorandum confirming this approval to the Building Inspector.
8:00 PM ADMINISTRATIVE AMENDMENT: RLF, 145 Lincoln Road, Map 95/Lot 38, for a sign for Premier Cleaner & Tailor under Special Permit issued May 23, 2007 and modified August 15, 2007.
Bill Jackson, project manager for the Rural Land Foundation, explained that a new business, Premier Cleaner and Tailor, has moved into a unit in the main mall building and is requesting a sign. He showed a drawing of the proposed sign and a sketch of the location which is on the wall in the recess above the entrance to the walkway. The unit is to the rear along the walkway.
The proposed sign was described as a wooden board, measuring 13¾ sq ft, with carved lettering similar to other signs in the vicinity. Proposed colors are dark brown with white letters. It is the only exterior sign proposed for this business. No additional lighting is proposed.
The Board noted that the proposed sign is within the normal bylaw requirements in relation to the size of the business’ store front, which is quite large.
A MOTION was proposed by Mr. Craig and seconded by Mr. Domnitz, to approve the sign as submitted. Passed 3-0
The Board inquired about an additional small sign for the café that has appeared without approval. Mr. Jackson stated that the mall management has not provided the sign, and agreed to ask the café owner to remove it.
8:20 PM PUBLIC HEARING: LISA & CARLOS GUTIERREZ, 16 Old Sudbury Road, Map 119/Lot 2, site plan review for reconstruction of a house under Section 17.7.
The hearing session was recorded on audio tape due to Mr. Hurd’s absence.
Roy Cramer, attorney, attended with a representative from Timothy Burke Architecture. A preliminary discussion was held on May 6th. Modified plans were now submitted, with revised elevations and a reduction in the driveway width to 16 feet. The proponents stated that the driveway needs to be wide enough for agricultural equipment to gain access. The existing driveway is 12 feet wide. Large pavers are proposed at the front, and grassed permeable paving around the side of the house. The Board asked for a visual scale to be added to the drawings and for the pool terrace/ walkway to be shown on the elevations.
A landscape plan including a plant list was supplied. The design includes planting in front of the house to screen the view from the road. A low area near the road will need to be raised for the septic system. Mrs. Wolf asked whether existing trees on the frontage would survive. They were stated to be on the edge of the fill area.
Perspective drawings in color from various viewpoints were shown. One from the northeast corner was stated to have the trees omitted to show the building. The proponents stated that the building masses have been stepped a little. The overall width of the front of the house was given as 85 to 90 feet. The Board noted that the peak of the glass roof over the atrium is lower than in the initial design but not as low as an interim design where it was proposed to be almost flat. The architect stated that the building height is now 36 feet from average natural grade. The Board asked what would be the alternative if it does not allow the use of average natural grade for the height calculation. The architect responded that since there is a walkout basement at the rear, the whole structure would need to be lowered.
The number of stories was also discussed. The Board asked for calculations to be set out.
Mrs. Wolf asked why the metal balustrades are of varied shape, some being vertically curved and others straight; the architect said that the curved ones were to give occupants more sense of space, but that this detail may be open to reconsideration. Proposed materials for the house are clapboard for the front and a mixture of clapboard and stucco elsewhere.
Drainage was discussed. The proponents stated that runoff will be handled within the site and that the Conservation Commission has reviewed the proposal in relation to wetlands. Measures to control runoff include: an area of permeable pavement with
Cul Tec systems beneath; an overall reduction in impervious area; and collection of roof water for watering plants.
Mr. Whitehead reported that a copy of the Board’s lighting policy was supplied to the architect. Catalog cuts of selected fixtures were shown. The Board reviewed lighting proposed for paths, driveway and parking areas and around the pool. It thought the amount of driveway lighting was more than normally approved, and asked if there was a wall or a steep drop-off. It appeared that there was only a shallow slope adjacent to the driveway. The proposed driveway lights were stated to be 24-30 inches high and the fence pole lights near the pool about 24 inches high. No lights are proposed at the street. The building will have sconces at doors. The Board asked if the glass roof will be lit. The architect said that it would not be lit upwards and would appear dim.
Comments from neighbors were invited. Peter Conrad, a neighbor to the rear at 20 Old Sudbury Road, said he appreciated the intention to keep the old farmhouse and to provide some screening, but that he was unhappy with the massive appearance of the house. He asked whether the pool cabana meets setback requirements; the architect stated that it does, and added that the replacement of an existing building with a pool will open up a view into the site. Libby Bradshaw, also of 20 Old Sudbury Road, questioned the placement of a pool in that location; she felt that if it was fenced for safety, it would not appear very open.
The Board received a letter from Laura Berland and Jon Wyman, abutters at 18 Old Sudbury Road, who considered that the house was already somewhat out of proportion to its surroundings and objected to allowing the height of the new house to be measured from average natural grade. Mrs. Perry agreed to supply a copy of the letter to the applicant.
Mr. Cramer referred to photographs of a range of other houses in Lincoln, and supplied sets of copies. They included houses on Old Sudbury Road, Page Road, Stratford Way and Woodcock Lane. One on Waltham Road was found not to be in Lincoln. The Board accepted the photographs as showing that there is a variety of houses in town, but suggested that examples of houses reviewed in recent years and in the same neighborhood would be most relevant to the present decision. One on Woodcock Lane appeared to be the only recent one.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Craig, to continue the hearing to June 17th at 9:30 PM. Passed 3-0
8:40 PM PUBLIC HEARING: PAUL LAZAY, 69 Silver Hill Road, Map 66/Lot 5, site plan review for reconstruction of a house under Section 17.7.
The hearing session was recorded on audio tape due to Mr. Hurd’s absence. Mrs. Lazay attended with the architect.
Plans and elevations were presented. Following the preliminary meeting on April 15th, some changes have been made to the design of the house. A small cupola is proposed on the garage, rather than a larger one on the main house roof, and the end mass has been reduced to a one story porch. The proposed height is 35’10” from the base of the garage door to the ridge. The architect stated that the basement does not count as a story.
It is proposed that the main access will be by the existing curb cut that is close to the road intersection, but that there will be a connecting driveway link to the old garage, with a second curb cut a little further north than the existing one there. The old garage will be retained as a tool shed. Driveway drainage issues will be addressed with some areas of porous paving, pitching of the driveway and a small swale system. Roof water is proposed to be piped to a collector and drainage field.
The old tennis court will be removed and the landform adjusted to make it more natural and incorporate the drainage components. This work will have some impact on the wetland buffer.
In terms of landscaping, some mountain laurels will be relocated to strengthen screening along the roadside and bicycle path. Most existing mature vegetation will be kept but there will be some disturbance for the septic system. Trees that will be cut are shown on a plan. Mrs. Lazay said that the arborist has advised against trying to save some trees that are in poor condition. The Board asked for the limits of disturbance to be defined.
The main house roof will be shingled and the ‘eyebrow’ and cupola roofs will be metal. Proposed lighting consists of lights at entrances, mostly under overhangs, and one at each garage door. No lights are proposed in the cupola or along the driveway.
The Board had some concerns about the connecting driveway in terms of the amount of hard surface. The proponents wanted it for a safer alternative access point when traffic is busy, and as a way to provide for vehicles to turn around and park. They pointed out that grading and planting will reduce its visibility. Mrs. Lazay reported that in the past, the main driveway for the property was on Trapelo Road but it was moved to just around the corner; also that Tom DeNormandie has told her there have not been any problems with water running onto the road. The Board asked whether alternative positions for the house had been explored. The site of the existing house was chosen for its flatness, orientation to the sun and minimal site disturbance. The Board asked about the positioning of the garage. This was said
to be sited to block road noise and avoid occupying the sunny side of the building.
A neighbor from Trapelo Road spoke in support the proposed driveway configuration, commenting that traffic is heavy at times and that he did not think there was a water run-off issue.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Craig, to approve the proposal as submitted and presented. Passed 3-0
The architect asked, on an advisory basis, whether an amendment to the design to create an additional entrance to the basement workshop would be allowable. The Board said that if plans were prepared it could consider this as a minor amendment to the site plan.
9:00 PM PRELIMINARY MEETING: MARK WILKINSON, 9 Tabor Hill Road, Map 120/Lot 5, site plan review for reconstruction of a house under Section 17.7
David O’Neil and Sheldon Pennoyer, architects, attended for a preliminary discussion of a proposal to reconstruct a house. The site slopes steeply up from the road and the house is positioned on a rocky outcrop overlooking Cambridge Reservoir. The architects stated that the existing house is not visible from the road. They reported that approval has been received from the Historical Commission to demolish the existing house.
A model of the site and preliminary house design was displayed. The architects reported that the site is exposed and the owners currently enter the house via the garage in winter as the parking area becomes icy. Some aims for the project are to connect the levels of the house and to make it more energy efficient. The conceptual design has a ground level entrance under a porch, with stairs from the entry hall to the main living level. An upper level is proposed with dormers, to provide further space while keeping a low appearance to the house. Across a front courtyard and connected by a covered walkway, a second building element is proposed on the downward slope. This would be used as a garage with a workshop below and a porch on the side. The existing driveway would be kept but the turning area would be
raised from its current level to link the building sites better.
The Board pointed out that if the two building elements are joined together, they will be considered under the bylaw as a single structure, rather than a principal building and an accessory structure, and will have to satisfy the rules governing height and number of stories. The height will need checking against the rules but the number of stories as proposed clearly fails to comply with the bylaw.
The connecting walkway was discussed. This is intended to be roofed but open-sided. Mrs. Wolf thought it was likely that a future owner would wish to fully enclose it. One way to avoid the problem with the number of stories would be to have an open walkway such as a pergola but it would not provide weather protection. The Board asked whether a different position for the garage was considered; a position facing the driveway was considered but rejected as it would dominate the view on arrival.
Drainage factors were discussed. Water was reported to run off the site due to its nature as ledge rock and a summit. However the intention is to keep the trees that provide some mitigation.
Some lighting is proposed under porches and at the side of the garage door. Details of fixtures will need to be supplied with a formal application.
The Board will wish to visit the site. It agreed to schedule a public hearing for July 14th. The proponents will need to consider how to address the bylaw requirements on height and number of stories.
10:00 PM TREE HEARING CONTINUATION: LINCOLN DEPARTMENT OF PUBLIC WORKS and NSTAR ELECTRIC AND GAS CORPORATION, for cutting and removal of trees in the public Right of Way on Winter Street, Old County Road, Sandy Pond Road, Baker Bridge Road, Oakdale Lane, Mill Street, Bedford Road, Concord Road, Bedford Lane, Trapelo Road, and Old County Road Extension, under the Shade Tree Act (MGL c.87) and the Scenic Road Act (MGL c.40, s.15C and Lincoln General Bylaws Art. XVII).
Mrs. Wolf, Mr. Domnitz and Mr. Craig reported that they had visited the trees that are proposed for cutting. Of the trees proposed for cutting by the Town, Mr. Craig considered that those numbered 9, 10, 14, 25, 26 and 27 were worth saving. Mrs. Wolf and Mr. Domnitz considered that number 8 on this list was also worth saving. It was noted that numbers 26 and 27 are not on scenic roads; the others are all on Baker Bridge Road.
Of the trees proposed for cutting by NSTAR, Mrs. Wolf, Mr. Domnitz and Mr. Craig considered that it would be better to trim number 34 rather than remove it.
Mrs. Perry reported that she compiled sets of objection letters received, for the Planning Board and the Tree Warden, and one more letter has been received from Tom and Emily Haslett.
Upon discussion, the Planning Board was in agreement with cutting the remaining trees on the lists.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Craig, for the Planning Board to:
- approve the cutting and removal of the listed trees that are on scenic roads, except for numbers 8, 9, 10, 14 and 25 on the Town’s list and number 34 on NSTAR’s list;
- allow number 34 on NSTAR’s list to be trimmed; and
- recommend to the Tree Warden and Selectmen in favor of cutting the other listed trees except for numbers 26 and 27 on the Town’s list.
Passed 3-0
OTHER BUSINESS:
Comprehensive Long Range Plan
Mr. Whitehead reported that the Selectmen are examining the Plan and will hold a discussion at their meeting on June 22nd. The Planning Board’s public hearing may need to be postponed due to the late availability of documents. The Board felt that it would welcome more time to consider and comment on the Plan. It wished to postpone the public hearing to July 21st, and to schedule a discussion in the interim.
Land Use Partnership Act
Mr. Domnitz reported that his briefing to the Selectmen on the Land Use Partnership Act was well received.
Route 2 Meeting
Mrs. Perry reported on a meeting held for neighbors of the Crosby’s Corner project on June 9th. Some neighbors had asked for clear statements from the Planning Board or the Town, on zoning conformity issues relating to lots that will be subject to strip takings. Mr. Whitehead is requesting advice from town counsel.
4th July Parade
The Board received an invitation and questionnaire from Nancy Felsheim for the Town’s annual Parade, but did not feel able to participate this year.
The meeting was adjourned at 11:05 PM.
Submitted by Catherine Perry
Approved as amended, July 7, 2009
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