TOWN OF LINCOLN
MINUTES OF PLANNING BOARD MEETING
Held on October 20, 2009
In the Donaldson Room, Lincoln Town Offices
PRESENT: B.Wolf (Chair), D.Boynton, K.Hurd, R.Domnitz ABSENT: J.Craig
STAFF: M.Whitehead, C.Perry
7:30 PM BUSINESS:
REVIEW OF ANR PLAN: JERODEL REALTY TRUST, 63-65 Winter Street
Charles Stankard presented a plan under the ‘Approval Not Required’ procedure of Massachusetts General Law and the Board’s Subdivision Rules and Regulations. In March 2009, the Board approved a minor street subdivision including this land, to achieve the separation of two family houses. The current plan references the subdivision plan and is to be recorded with it. The proposal is to separate off a large portion of lot 1 of the subdivision (63 Winter Street), comprising approximately 54 acres away from the road, as a non-buildable parcel. The owner hopes to sell this land to the Cambridge Water Authority. It has no frontage, but there will be an access easement for walking. The remaining house lot for 63 Winter Street will be reduced to approximately 4 acres.
A MOTION was proposed by Mr. Boynton and seconded by Mr. Hurd, to endorse the plan Passed 4-0
The Board signed the mylar plan and three paper copies.
Minutes
The Board voted unanimously to approve the minutes of its meeting held on October 13th with amendments.
8:00 PM PUBLIC HEARING CONTINUATION: RYAN ESTATE CONDOMINIUM ASSOCIATION, 140 Lincoln Road, Map 95/Lot 19, sign permit request under Section 16.5.
Steve Low, manager of the Ryan Estate condominium building and owner of one of the units, attended with Frank Churchill, his sign designer. Mr. Low had previously explained to the Board that he wished to improve the existing sign by including the phone number and website reference, adding a means of advertising vacancies and positioning the lights so that they will not be covered by snow. He had requested a delay to consider the design. Now he has submitted drawings showing a replacement sign board with a curved strip at the top to hold LED lights. The existing granite support posts will be retained.
Mr. Low described the sign as dark green with gold lettering. The material is 2” PVC. The dimensions are marked on the drawing. He said that as the sign is set back from the road, it will not obstruct visibility.
The applicant supplied technical details of the lighting, as requested by Mrs. Perry. Two strips of 96 LEDs are proposed to be housed under a shielding rim on the curved top. The rim extends around the ends. The lights have a 120º beam, concentrated towards the center, and will be angled to illuminate the sign, although some light will fall on the ground. Mr. Churchill stated that the particular LEDs chosen produce a slightly warm color of light. The lights will operate on a 12V supply with the transformer either underground or attached to the support.
The Board was concerned that the lighting may be too bright. It noted that there are technical difficulties in converting the specifications to standard measures. Mr. Hurd suggested installing a dimmer switch but other Board members thought this might be vulnerable to being re-set or might affect the color. Mr. Churchill stated that various means of lowering the brightness are available if the lights prove too bright upon installation, including substituting strips with fewer LEDs. The Board and the applicant agreed to a try-it-and-see approach.
A MOTION was proposed by Mr. Boynton and seconded by Mr. Domnitz, to approve the sign as presented, subject to final approval within 60 days after installation. Passed 4-0
8:30 PM DISCUSSION OF DECISION: ROBERT & JANE SOLAR, 40 Deerhaven Road, Map 24/Lot 27, subdivision of property under Rules and Regulations Governing the Subdivision of Land and the Laying Out of Ways.
Mr. Whitehead reported that new plans have been received from John Hamel with amended wording. The Board checked that the wording matched its advice.
The Board considered that the Fire Department should review the turnaround layout to ensure its adequacy for emergency vehicles, in terms of the radius and the length of stubs that will be properly surfaced. Mr. Whitehead will ask the Fire Chief to review the plan.
The Board began to review the waivers that were requested. In relation to allowing above-ground wires, the Board was prepared to allow them for the existing house, with retention of the pole that also serves another existing house on Deerhaven Road. It noted that if the Solars’ existing house is relocated, the applicants have indicated that they will rebuild, so the proposal will be subject to site plan review and the Board can decide then whether to require the wires to be placed underground. The Board considered that many of the waivers were satisfactory, some may be unnecessary, some have been superseded by changes in the plans and one is a catch-all provision. The Board will need to consider how to frame its decision. Mr. Domnitz agreed to review the Subdivision Rules and Regulations to see if
any important relevant provisions have been missed.
9:00 PM MINOR CHANGE TO SIGN PERMIT: CHARLES AUDI, Tracey’s Gas Station, 0 Bedford Road, Map 29/Lot 27, request for modification of existing sign.
Charles Audi attended with Billy Crosby of Crosby’s Design. Mr. Audi explained that he has a lease to operate the gas station, under the name Route 2 Gas. He wishes to replace two panels in the existing pylon sign to show the new name and a single gas price. A third panel showing credit card logos will remain. A picture was supplied. The sign is externally illuminated, although it was originally designed for internal illumination which is not allowed by the zoning bylaw. Mr. Audi stated that the previous ‘Gulf’ panel was removed by that company and he has already replaced it with the new name to show that the gas station is open. He proposes a single gas price in order to be more readable and less distracting to drivers than multiple prices, and quicker and therefore safer to change. The
full range of prices will be shown on signs on the pumps.
The Board noted that the gas station’s zoning status is that of a protected non-conforming use but that permits are needed for signs, and aspects reviewed include colors and fonts. The Board found the name and logo design unappealing and asked if something more in keeping with Lincoln could be substituted. It suggested that the credit card logos were unnecessary and that a complete new sign board would be preferable. Mr. Audi responded that he wished to show the official business name; also that he currently only has a six month lease and wishes to see if the business is successful before investing in a more expensive sign. The Board was sympathetic to this situation but wished to see a better sign in the longer term in what it felt was a sensitive gateway location for the town.
A MOTION was proposed by Mr. Boynton and seconded by Mr. Domnitz, to approve the sign as submitted for six months, subject to submission of a replacement sign design by February 1st, 2010. Passed 4-0
OTHER BUSINESS:
Town Meeting follow-up
The Board discussed the Special Town Meeting held the previous Saturday. It noted that an amendment was proposed to the motion concerning the Comprehensive Long Range Plan but that it was defeated. It considered that the amendment would have been of little practical significance, as explained by town counsel at the meeting.
It noted that a point was raised concerning health and emergency planning which may need to be addressed through the Implementation Committee’s work. Paper copies of the full Plan need to be available for reference.
Mr. Hurd reported that there are a few volunteers for the Implementation Committee. The charge and appointments will need early attention. A study of the area around Lincoln Station has been identified as a high priority. Water and sewers have been identified as threshold issues, probably needing specialist advice, and if the work goes forward, a volunteer with project management skills might be useful.
Reports from Meetings
Mr. Domnitz reported that he attended the ‘newcomers/ old timers’ event on Sunday and outlined the Planning Board’s role.
Budget
Mark Whitehead reported that the Town’s base budget guideline for FY 2011 is a reduction of 0.5% on FY 2010. Boards and department heads are being asked to consider how this low budget could be achieved. A level services budget and a preferred budget will also be developed. Union staff groups have already negotiated a 2.5% pay increase. There is uncertainty about the level of state aid.
Mrs. Wolf noted that the Community Preservation Committee has some big projects under consideration.
The Chair agreed to look at the budget guideline. It will be discussed further next week.
Town Planner’s Report
Mr. Whitehead reported that Countryside Development will be presenting a preliminary proposal next week for a new house at 31 Conant Road. This will also go to the ZBA.
Mr. Whitehead outlined items before other boards, including an enforcement order against Lincoln Fuels by the Conservation Commission concerning the use of tar for a berm near wetlands.
Munroe landscape business, 9-13 Lewis Street
Mrs. Wolf drew the Board’s attention to conditions at the premises on Lewis Street which she believed were not in compliance with the site plan on which the Board made a recommendation to the ZBA. She showed photographs. Mr. Whitehead agreed to ask the Building Inspector to investigate.
116 South Great Road
The Chair signed a letter to the Building Inspector concerning the new fence that has not been approved.
Countryside Development, 173 Tower Road
The Chair signed a letter to the Building Inspector conveying the Board’s approval of a deck as a minor change to the approved site plan.
Executive Session Minutes
The Board voted unanimously to release the minutes of executive sessions relating to the Egendorf and Verizon appeals.
The meeting was adjourned at 10:10 PM
Submitted by Catherine Perry
Approved as amended October 27, 2009
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