TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held on July 21, 2009
In the Donaldson Room, Lincoln Town Offices
PRESENT: B.Wolf (Chair), J.Craig, D.Boynton, R.Domnitz, K.Hurd
STAFF: M.Whitehead, C.Perry
ALSO IN ATTENDANCE:
Sara Mattes Board of Selectmen
Gary Taylor Board of Selectmen
Peter Sugar CLRP Steering Committee
Ruth Wales Lincoln Historical Commission/ Historic District Comm.
Alaric Naiman Huntley Lane
Dick Anderson Juniper Ridge Road
Peter Wyatt Juniper Ridge Road
Nancy Wyatt Juniper Ridge Road
Himanshu Gandhi Juniper Ridge Road
Eleanor Fitzgerald Juniper Ridge Road
Derek Fitzgerald Juniper Ridge Road
Jason Felsch Ridge Road
Maria Hylton Oakdale Lane
Steve Gladstone Winter Street
Jane Herlacher Brooks Hill Road
Mark Hochman Winter Street
Owen Beenhouwer Old Winter Street
Sheila Webber Minebrook Road
John Kimball Hillside Road
Neil Feinberg Concord Road
Judi Barrett Community Opportunities Group
Patti Kelleher Community Opportunities Group
Mike Day Community Newspaper Co.
7:30 PM BUSINESS:
Minutes
The Board voted unanimously to approve the minutes of the meeting held on June 17th as submitted.
The Board voted unanimously to approve the minutes of the meeting held on July 7th with amendments.
Wilkinson, 9 Tabor Hill Road
In connection with the site plan review, Bob Domnitz reported that he visited the site and saw evidence that water had been running off the driveway. Other Board members intend to visit. The Board asked Mark Whitehead to contact the Director of Public Works to ask if there are any catch basins in the vicinity and whether any work is proposed to address drainage in the area as part of the roads repaving program.
Mr. Whitehead reported that the Building Inspector has looked at the drawings which show a central portion of the walkway roof raised and overlapping the side portions. The Building Inspector considers that this configuration would achieve the necessary separation for the lower building to be an accessory building.
8:00 PM PUBLIC HEARING: COMPREHENSIVE LONG RANGE PLAN
Bryce Wolf introduced the public hearing and invited Ken Hurd, as Chairman of the Comprehensive Long Range Plan Committee, to outline the background, content and status of the Plan.
Mr. Hurd explained that the Planning Board and CLRP Committee are seeking public input on the Plan, which may include comments on where it is heading and issues that have been missed. There has been a preparation process spanning three years and involving over eighty people, but this is a formal opportunity for the public to have an input prior to Town Meeting. Review by fresh eyes can be helpful at this stage, to ensure that the Plan makes sense to readers. Recent work has focused on resolving areas of possible competing interests in the Plan and improving its ‘voice’ so that it reflects Lincoln’s views. The Plan has been made available on the website, in the Library and at Town Offices but revisions are ongoing. Adjustments are being made to the wording on economic development and land
use as a result of recent discussions, and there will be expanded coverage of regional planning efforts and of agricultural issues.
Copies of the latest version of the Executive Summary, which will form the first chapter of the document, were distributed. Mr. Hurd explained that the Executive Summary encapsulates the topic elements which form the main chapters of the Plan: land use and zoning, natural resources, cultural and historic resources, the built environment, open space, housing, economic development, transportation and circulation, community services and facilities and governance. In addition the Plan includes a background discussion of town finances and an Implementation Plan. The Implementation Plan groups recommendations from various chapters under key themes.
Public questions and comments were invited.
John Kimball (speaking for himself) commented on the built environment chapter. In his view it leaned too much towards preservation and continued a recent trend to more regulation which he considered undesirable. He referred to the following recommendations: promotion of neighborhood conservation districts; expanded use of historic districts, scenic roads and site plan review; increased setbacks from conservation land; introduction of a visual preference guide; and increased demolition delay. He predicted a loss of variety in design and encouragement of complaints as well as a loss of individual freedom.
Eleanor Fitzgerald, a real estate professional, argued that Lincoln’s regulations such as setbacks restrict property values. She felt that the compromises that are reached on expansions of houses on non-conforming lots were not always good outcomes.
Mr. Domnitz asked for opinions on ‘mansionization’. John Kimball pointed out that the Codman house would not have been built if big houses were not permitted, and said that he saw no need to preserve ‘depression era’ homes. Another attendee said that he does not like to see big houses replacing smaller ones but doubted that much could be done about it.
Selectman Sara Mattes referred to the Plan’s inclusion of guidance on the process by which the Town will consider any future proposals for land use changes and on the factors which will be considered. Ms. Mattes questioned the need for written guidance, as she considered that the processes that have been used by the Town have served it well over many years. Mr. Hurd explained that this is an area of the Plan on which there have been recent discussions and refinement of wording; hardly anyone objects to the process but it is hard to articulate it in an agreed way. Mr. Domnitz said that he sees the purpose of the guidance as ratifying or restoring a past way of operating and avoiding recent moves away from it. Mrs. Wolf added that newer or less involved people do not always understand how the
process should work and the Plan may help to raise awareness. Ms. Mattes said she wonders if the process and criteria as worded might have prevented some of the creative developments of the past.
Neil Feinberg asked what the criteria were and how they fitted with the zoning bylaw. Mr. Hurd explained that they are for proposals that would change the zoning, such as Planned Development Districts using the overlay district provisions.
Mrs. Fitzgerald expressed a concern about peak hour traffic on town roads, and advocated that the traffic impact of any new development should be considered. Mr. Hurd mentioned that recent data gathered in connection with the repaving project does not support all the statements made about traffic in the Plan and there may be a need for some revisions.
Mr. Feinberg asked about the recommendations for the Lincoln Station area and whether the Town was proposing being directly involved in development. Mr. Hurd explained that many people have suggested this location as suitable for further development and that the Plan aims to examine and promote its potential. Mr. Feinberg suggested that words like ‘study’ and ‘explore’ would express the intention better than ‘develop’ and ‘create’.
Mr. Feinberg noted that one proposed action under the Plan is to set up an economic development committee; he asked what other clear actions were proposed. Mr. Hurd mentioned the proposal to appoint a facilities manager, and the intention to create a visual preferences document. Mrs. Wolf said that the list of action items will be clearer when further work has been done on the Implementation Plan.
Ms. Mattes explained that the idea of the economic development committee is to examine the financial implications of possible future scenarios concerning the mix of housing types and land uses, and not to identify sites for development. Mr. Domnitz mentioned that the current intention is that the economic development committee will be appointed by the Board of Selectmen. Mrs. Fitzgerald asked how the committee can forecast whether developments would cost more money than they bring in. Ms. Mattes responded that the At Risk Properties Committee has conducted such studies in the past.
Maria Hylton asked whether the main reason for wanting more businesses in the Lincoln Station area was increased services or increased revenue to support the Town’s activities. Mr. Hurd responded that the reasons were a combination: goods and services for residents, jobs for residents and revenue for the Town, with a common theme of maintaining diversity. In terms of property taxes, he explained that Lincoln’s high proportion of conservation land and small amount of commercial development place a large burden on the residential tax base, leading to financial pressure for lower income households. There has been little support for office parks on the edge of town but more support for commercial development around Lincoln Station. Mrs. Wolf added that strengthening existing businesses was part of
the concern as the location has lost businesses such as pharmacies and hardware stores. Ruth Wales expressed support, noting that the Lincoln Station area is a convenient location for people who want a smaller house, access to public transport and shopping within walking distance.
Mrs. Hylton suggested that the Plan’s proponents must be looking at a level of spending that normal Proposition 2½ tax increases would not support, and asked if cost control has been considered. Mr. Hurd responded that the revenue need is not a new problem but that it has been identified as an issue. Selectman Gary Taylor explained that although the Town has been very prudent in its financial management, many cost drivers such as insurance are outside its control. The Town’s health insurance contribution is currently lower than other towns’, and capital improvements to buildings and facilities have been delayed, so the Town is facing substantial spending needs. Also, he stated that citizens have asked for improvements in communications, on which the Town is lagging. The Town has
already done what it can, within its authority, to offer tax relief to vulnerable groups.
An attendee from the board of Lincoln Woods confirmed that there is a problem of people having to leave Lincoln due to the costs of living here. Mrs. Fitzgerald referred to Lincoln Woods’ own financial issues and asked whether all ideas that the town supports will be sustainable. Mrs. Wolf said that although the rules governing affordable housing can change, the Housing Commission pays close attention to financial sustainability.
In terms of new development in peripheral areas, Gary Taylor commented that Lincoln has not chosen to promote commercial development but has considered proposals when change has come forward and has worked to make some good ideas a reality, for example the Deaconess development. One attendee asked why not promote commercial development near major roads on the periphery. Mr. Taylor noted that sites vary, with some peripheral areas being neighborhoods or sensitive resource areas such as the National Park or Walden Pond.
The discussion drew to a close and Mrs. Wolf and Mr. Hurd thanked people for coming.
10:30 PM EXECUTIVE SESSION: Discussion of Verizon lawsuit
A MOTION was proposed by Mr. Domnitz and seconded by Mr. Hurd, to enter executive session for the purpose of discussing strategy in relation to pending litigation, and not to return to open session.
A roll-call vote was taken:
Craig Yes
Wolf Yes
Hurd Yes
Domnitz Yes
Boynton Yes.
(Executive session minutes prepared separately)
The meeting was adjourned at 9:30 PM.
Submitted by Catherine Perry
Approved as amended, August 18, 2009
TOWN OF LINCOLN
MINUTES OF EXECUTIVE SESSION OF PLANNING BOARD
Held on July 21, 2009
In the Donaldson Room, Lincoln Town Offices
Discussion of Verizon lawsuit
The Board discussed the appeal by Verizon relating to the Tracey’s site. Town Counsel has informed the Board that Verizon is offering to install a light shield provided that the Board withdraws its requirement for tree planting.
A MOTION was proposed by Mr. Craig and seconded by Mr. Hurd, to accept the proposed settlement, subject to a condition that the light shield is installed within four months. Passed 5-0
The Board asked Mr. Whitehead to inform Joel Bard of its position.
A MOTION was proposed by Mr. Hurd and seconded by Mr. Craig, to leave executive session. A roll call vote was taken:
Craig Yes
Wolf Yes
Hurd Yes
Domnitz Yes
Boynton Yes
Submitted by Catherine Perry
Approved September 8, 2009
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