TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held on July 14, 2009
At 7:30 PM in the Donaldson Room, Lincoln Town Offices
PRESENT: R.Domnitz, D.Boynton, J.Craig ABSENT: K.Hurd, B.Wolf
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
Lewandowski, 3 Bowles Terrace
Mark Whitehead reported that the Building Inspector has laid out a line to which the stone wall must be reduced, and set a period of one month for compliance.
Cingular Wireless, De Cordova Museum, Sandy Pond Road
Mr. Whitehead reported that following the pre-application discussion, application materials have been received for the WCF renewal, including a supplementary WF emissions report to cover the rooftop terrace. The hearing is scheduled for August 11th. Mr. Domnitz will not be able to attend.
8:00 PM PUBLIC HEARING: ROBERT DAVOLI, 8 Winchelsea Lane, Map 101/Lots 7-5 and 7-6, site plan review for accessory structure under Section 17.7.
Robert Davoli attended with his architect, Michael Price. The applicant previously came to the Board with a proposal for a storage building and parking area on lot 7-5 which is an unbuilt lot in a cluster subdivision. The applicant has a house on the adjacent lot 7-6. Because storage can only be allowed as an accessory use in the R-1 district, and accessory uses have to be on the same lot as the principal building, the previous application could not be approved and was withdrawn. The applicant now proposes to combine the two lots to overcome this problem. The applicant wishes to retain the ability to re-separate the lots at a future date.
The Board stated that it may not be able to give a guarantee about future approval for re-separation of the lots but that it would consider making a supportive statement. It pointed out that if the current proposal is approved, then when the lots are re-separated in future, it will be necessary to remove the storage building or make it accessory to a new house on the same lot.
Robert Domnitz outlined the site plan review considerations. The Board received a letter from Peter and Ellen McCann, neighbors across the road at 7 Winchelsea Lane, expressing concern about the appearance of the proposed parking area and asking for screening with evergreen planting on the road frontage, a narrower driveway entrance, a shift of the entrance toward the east, and use of a hard surface rather than gravel for the portion of the driveway within the Winchelsea Lane right of way. The McCanns also asked the Board to consider the effect of the lot merger on the terms of the cluster subdivision covenant (such as the division of road maintenance costs) and to provide legal clarity. Mr. Domnitz considered that the latter was a private matter for the subdivision lot owners.
The Board viewed photographs of the site and photo renderings of the proposal. Mr. Price stated that compared to the previous plans, the building has been positioned further back on the lot behind a large ash tree and the driveway has been shifted slightly to the east. He considered that a defined entrance for parking would be an improvement on the current situation where the whole frontage is open. Mr. Davoli stated that large events are only held at the house approximately four times per year. The Board asked if the Fire Department has any concerns about parking for events. Mr. Price reported that the Fire Department does not want cars parking in or near the turning head, and that valet parking has been used recently to address problems. The Board and the architect estimated that the proposed parking
area will hold approximately 20 self-parked cars or 30 valet-parked cars. The applicant thought that this would be sufficient.
The Board confirmed that the proposed building is within the building envelope. In relation to the parking, it considered that it may be appropriate to apply a condition limiting the number of events, and asked if this would be acceptable to the applicant. Mr. Davoli responded that a limit of ten events per year would be acceptable. Board members supported Mr. McCann’s suggestions of making the driveway entrance narrower, shifting it further to the east, and providing some screen planting on the remainder of the road frontage. Mr. Domnitz wondered if shifting the driveway to the west would do more to minimize headlights shining towards the McCanns’ house as cars are driven by valets from the parking area to the Davoli house, but an electrical transformer on the lot frontage appeared to make
this option difficult. The Board asked if short grass would be a suitable alternative to gravel for the parking area; the applicant was agreeable to this suggestion.
The Board reviewed the design of the storage building. It was described as being built on a slab foundation and having natural looking walls and a truss roof. The height to the ridge is 19 feet. The building will be heated. There will be a garage style door and a regular door. The corners of the building have been staked on site.
Alaric Naiman of Huntley Lane raised a concern about bright lights on the Davoli house, visible from his property; he asked if the lights could be angled down. The applicant agreed to look into it. Mr. Naiman said that there is also a continuing issue with water running off the site onto his property and he believes that the agreed measures to control it were not installed properly. Mr. Whitehead agreed to check the approved site plan. Also in relation to the existing house, the Board asked if the noise shield for the generator has been installed yet. Mr. Price stated that it will be installed soon.
A MOTION was proposed by Mr. Boynton and seconded by Mr. Craig, to close the public hearing. Passed 3-0
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Boynton, to approve the proposal as presented subject to conditions including:
- driveway to be a maximum of 12 feet wide
- parking area to be mown grass not gravel
- evergreen shrubs to be planted near the road frontage
and, potentially, measures to deal with run off on the Huntley Lane side of the house.
Passed 3-0
The Board will aim to draft a decision for signing on July 28th. The decision will include reference to the merger and potential future separation of the two lots.
8:30 PM PUBLIC HEARING: MARK WILKINSON, 9 Tabor Hill Road, Map 69/Lot 7 site plan review for teardown and reconstruction of single family residence under Section 17.7.
The hearing session was recorded on audio tape due to the absence of Mr. Hurd and Mrs. Wolf. Liz Wilkinson attended with David O’Neil, architect. Mr. O’Neil provided two sets of plans. Revisions have been made since the preliminary discussion on June 10th. A model was displayed.
The Board received a letter from the Cambridge Water Department asking for the Board to give attention to the control of storm water runoff. The letter mentions that municipal storm drains on Tabor Hill Road, which discharge to the Cambridge reservoir, currently receive some runoff from the site. It asks for the applicant to develop an erosion and sedimentation control plan for the construction phase of the project and to manage the property in an environmentally-sensitive way after construction, and offers to provide guidance.
The architect referred to a plan showing the footprint of the existing house, which is on a hill. He said that the proposal is to build on this footprint but more compactly and on varied levels. The main house is designed with dormer windows to give a low appearance. A secondary building is proposed on a lower level, closer to the road. Mr. O’Neil stated that the existing house conforms to zoning requirements and so the proposal does not need to go to the ZBA.
A desired feature is a covered walkway connecting the two buildings. At the preliminary discussion, the Board drew attention to the need for disconnection so that the secondary building qualifies as an accessory structure; if it was part of the main house, the maximum number of stories and height would be exceeded. The architect proposes to achieve disconnection by raising the central portion of the walkway roof and having it overlap but not connect. There will also be a break in the floor and no connecting foundation. The Board agreed to obtain an opinion from the Building Inspector as to whether this configuration satisfies the bylaw.
Mr. O’Neil stated that the site slopes very steeply down towards the road, and the secondary building will help to contain drainage. The depth of the building will be limited to avoid a very high rear foundation wall. The septic system is lower down the slope.
The Board examined the drawings and asked for some dimensions to be marked, including the height of the house from lowest exposed point. The architect stated that the house exceeds 36 feet from lowest to highest point but that from average natural grade the height is just under 30 feet. The Board pointed out that a decision to allow average natural grade is at its discretion, based on the effect on the neighborhood. Mr. O’Neil commented that the site is well screened with dense woodland below the septic system.
Mr. O’Neil reported that he discussed the bylaw requirements relating to number of stories with Mr. Whitehead. The lower entry level could not meet the definition of a basement and therefore he has adjusted the design for the top floor to make it a half story so that the total number of stories in the house is 2½. He supplied calculations.
Proposed materials are wood siding, some of which will be applied vertically, and roofing shingles. The walkway will have a metal roof.
The Board asked about drainage. The existing driveway is paved and the lower portion is steep. It is proposed to raise the top portion by two feet. Mr. O’Neil reported that the lower driveway currently sheds water to one side. The new upper portion will be crowned to shed to both sides but water from both sides will be led to a flare drain. Mrs. Wilkinson stated that the slope absorbs water well. Mr. Domnitz asked about Tabor Hill Road’s drainage. Mrs. Wilkinson responded that it has some problems that the Town may need to address. Mr. O’Neil stated that there are storm drains which may take water into the Cambridge Reservoir but that the project will not contribute to this situation. He acknowledged that there may be a need for protection around the building site during construction. The
house basement will have a perimeter drain.
The septic tank beneath the top of the driveway will be replaced and there will be a leachfield in the current location. Percolation tests needs to be done to identify a reserve area.
Lighting proposals were shown on a plan. Some recessed lights and some fixtures extending from building walls are proposed. The Board mentioned that it is likely to apply a standard condition of 60W maximum incandescent equivalent bulbs. Mrs. Wilkinson mentioned that there is an existing light at the driveway; this should be shown on the plan.
No comments were received from neighbors. The Board agreed to visit the site individually and to give further consideration to height and drainage issues.
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Craig, to continue the hearing to July 28th at 10:00 PM. Passed 3-0
8:40 PM PUBLIC HEARING CONTINUATION: FIRST PARISH CHURCH, 4 Bedford Road, Map 53/Lot 9, expansion of building under Section 19.1e.
Mr. Whitehead reported that the Church had requested a continuation until October.
A MOTION was proposed by Mr. Boynton and seconded by Mr. Craig, to continue the hearing to October 27th at 7:45 PM. Passed 3-0
9:00 PM PUBLIC HEARING: NEW CINGULAR WIRELESS PCS, LLC, 51 Sandy Pond Road, Map 44/Lot 2, renewal of wireless communication facility under Section 12.6 and 17.
Due to the lack of a quorum for a special permit, the applicant’s agreement had been obtained to continue the public hearing.
A MOTION was proposed by Mr. Craig and seconded by Mr. Boynton, to continue the hearing to August 11th at 8:00 PM. Passed 3-0
9:30 PM PUBLIC HEARING CONTINUATION: LISA & CARLOS GUTIERREZ, 16 Old Sudbury Road, Map 119/Lot 2, site plan review for reconstruction of a house under Section 17.7.
A MOTION was proposed by Mr. Craig and seconded by Mr. Boynton, to continue the hearing to July 28th at 9:30 PM. Passed 3-0
OTHER BUSINESS:
Comprehensive Long Range Plan
Mr. Boynton and Mr. Domnitz reported that they have prepared a set of edits to the Plan based on the previous week’s discussion.
Reports from Committees
Mr. Craig reported that the Historic District Commission met the previous evening and approved a French door for the Atkins house at 5 Sandy Pond Road. Conservation Commission approval will be needed for steps outside the door.
The meeting was adjourned at 10:00 PM.
Submitted by Catherine Perry
Approved August 11, 2009
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