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Planning board approves rear‑yard variances, final plan modifications for Lonsdale Main Place
Summary
The Lincoln Planning Board approved dimensional variances and a final plan modification allowing small rear decks and architectural overhangs on a nine‑unit Lonsdale Main Place development, conditioned on retaining‑wall construction, stormwater checks and other TRC requirements. Staff said the project will connect to a nearby sewer stub and add a water loop to improve service.
The Lincoln Planning Board on Jan. 28 approved dimensional variances and a final plan modification for Lonsdale Main Place, a project that will place nine residential units in three three‑unit buildings on a steep, narrow lot on Lonsdale Main Street.
Planning staff (Stephanie) told the board the modification adds decks and overhangs that encroach into the rear‑yard setback at several units — for example, 7.2 feet for the building with Units 1–3 and 2.1 feet for Units 4–6 — and that the TRC recommended approval after finding the lot’s narrow geometry and steep slopes create the hardship. “The relief requested is at that narrowest point,” Stephanie said, and the TRC forwarded a positive recommendation to the board.
The board voted, on a motion recorded as made by Mr. London and seconded by Mr. Seymour, to approve the variances conditioned on the staff report and the final plan modification; the motion passed by voice vote. The board then approved the plan modification in a separate voice vote (motion by Mr. Seymour; second by Mr. London).
Conditions the board placed on approvals include completion and inspection of a retaining wall and riprap/swale (with structural engineer certification), verification of infiltration rates for fill material in stormwater calculations, sodding to stabilize yard areas, installation of specified sidewalk/curbing before occupancy, recording homeowner/condo association documents if homeownership type changes, and obtaining required sewer and improvement guarantees before permits are issued.
On water and sewer, staff said the applicant originally proposed private wells but, after a meeting that afternoon with the town engineer and water commission leadership, agreed to extend a small water loop to connect to Monesdale Avenue to improve water quality for the neighborhood. “Originally, they did not receive a water commitment,” Stephanie said, then described the agreement to loop to existing mains to avoid private wells. Engineer David D'Amico (PE) told the board the sewer will tie into an existing stub in the street and that the developer will extend the sewer and provide laterals for properties that choose to connect.
The board emphasized that some permits and inspections must be completed before building permits or occupancy certificates can issue; staff said foundation permits for certain buildings may be issued to facilitate retaining‑wall construction but full building permits will wait on required certifications. The approvals allow the developer to proceed subject to the listed conditions and outstanding permits.
The board recorded the vote as a voice vote with the ayes prevailing; no roll‑call tallies were entered into the record and one member was asked to abstain if they had not reviewed the materials in sufficient detail.
The applicant team said construction sequencing and the utility work should follow the board’s conditions; next steps include satisfying the structural engineer certification and permitting requirements before further permits are issued.
