land use

3 Goose Pond Rd. — Robert McGarr to Juliana Sagor and Peter Lee for $1,775,000 (April 28)

21 Birchwood Lane — Anthony Dubon to David B. Martin Trust and Laurel K. Martin Trust for $875,000 (April 25)

30 Old Sudbury Rd. — Paul Chapman to John and Margaret Doyle for $2,000,000 (April 4)

61 Oxbow Rd. — Marijke E. Holtrop Trust to Amanda Millis and Florian Allroggen for $1,400,000 (April 2)

19 Sunnyside Lane — Donna Bryne to Wei Zhu and Coty Sheme for $1,010,000 (March 18)

49 Birchwood Lane — Laura Stookey Johnson Trust to John and Samara Fangman for $975,000 (March 17)

A map showing the land that will be developed and conserved under the proposal. Click image to enlarge, and see the April 27 and April 20 Lincoln Squirrel articles for more information.

The Rural Land Foundation has scheduled a number of public forums (in person and via Zoom) and site walks to acquaint residents with the proposal to purchase and rezone land to allow 20 construction of 20 single-family houses plus new town-owned conservation land. 

Thursday, May 8
12:00-1:00pm, Lincoln Public Library Tarbell Room

Monday, May 12
7:00-8:00pm, Zoom

Tuesday, May 13
9:30-11:30am, site walk at Farrington Nature Nature Linc (RSVP here)

Wednesday, May 21
9:00-10:00am, site walk at Farrington Nature Nature Linc (RSVP here)

Thursday May 22
7:00-8:00pm, Zoom

Tuesday, June 3
7:00-8:00pm, Zoom

Wednesday, June 4
12:00-1:00pm, Lincoln Library Tarbell Room

The three lots owned by the Plauts are outlined in blue (click to enlarge).

The Planning Board voted 4-1 last week to approve a proposal to clear-cut and replant several acres of undeveloped land between Old Winter Street and Trapelo Road.

Representatives of Timothy and Madeleine Plaut, who own three lots totaling 8.5 acres, presented a proposal in March to clear about one-third of the land, regrade part of it for a driveway, plant new native trees and shrubs, and create a meadow in preparation for building a single-family house. The board specified that “to the extent possible,” construction and delivery vehicles must enter and leave the property from the Trapelo Road side of Old Winter Street and that the applicants build a temporary turnaround for that purpose. They had originally hoped to gain temporary access from Silver Hill Road, but the Conservation Commission denied that request since the route would traverse wetlands.

In their written decision, the board also required the applicant to mark every tree six inches or larger in diameter that they intend to cut down, and to have a site visit with Planning Department staff before tree removal begins.

At the board’s April 22 meeting, member Susan Hall Mygatt voted against the proposal, arguing that the clearing and replanting portions of the proposal do not conform to Section 17.7.4a of the town zoning bylaw that says that “the landscape shall be preserved in its natural state insofar as practicable by minimizing any grade changes and vegetation and soil removal.” The plan calls for cutting down 137 mature trees and planting 268 new trees of varying sizes as well as shrubs and ground cover. 

“It’s a question of what you consider the ‘natural state’,” board co-chair Gary Taylor said. “I would consider this to be preserving the natural environment of Lincoln.”

“I don’t think it meant it should be preserved as of the date that bylaw was enacted. I’m not an originalist; I think landscapes change,” Mygatt responded. “It’s going to be beautiful, but it’s just inconsistent with the bylaw.” Also, she added, “It’s such a huge project that while I believe [the Plauts] have the vision and financial capability to pull this off, if we’re wrong, it’s one heck of a mess on that property… I just think it’s an unnecessary risk to take.”

“If I’m an abutter, this is the next best thing to [having it be] conservation land. It’s better than three McMansions,” board member Rob Ahlert said — a sentiment that was echoed by two of those abutters.

Although the board approved the plan, they also agreed that the town needs more teeth in controlling what can be done to the landscape of private property. “I think we need to revise our bylaws and come up with something about taking down trees,” co-chair Lynn DeLisi said — something that the Tree Preservation Study Group is already working on.

But others at the meeting objected more strenuously. The intent of the zoning bylaw is to “preserve the current ecosystem,” said Barbara Peskin, who envisioned “children seeing wildlife running for their lives.

“I think this is an ecological disaster,” Vicky Diadiuk said. “Property rights are not as important as the welfare of the community. We’re talking about a common resource we’re about to devastate… it’s unworthy of the town of Lincoln. Stop studying and start passing laws that protect our environment. You’ll be gone by the time you finish talking about it.”

A sketch of what the starter homes might look like (click to enlarge). See the April 27 Lincoln Squirrel article for more project illustrations.

The Planning Board got more details this week on the Nature Link project proposed for Page Road/Route 2 land, including information on sizes and estimated prices of the homes.

The Rural Land Foundation is asking voters at a Special Town Meeting on June 25 to approve rezoning and funding measures that would allow the town to purchase 77 acres of land now owned by the Frank Panetta Jr. Trust and Farrington Memorial. Oriole Landing developer Civico, which is providing $3.3 million of the $6.4 million total land purchase cost, hopes to build 20 tightly clustered single-family condominium homes on some of the parcel, while most of the rest will become town-owned conservation land. Farrington Nature Linc would remain as is, though with a new access road from Page Road.

To make it happen, voters must approve a change to the existing North Lincoln Overlay District for the proposed housing and another to preserve the existing Gerard’s Farm Stand on Route 2, as well as a $950,000 appropriation from the town’s Community Preservation Act fund. Another $800,000 from the City of Cambridge and $1.35 million in private donations to the RLF will round out the total.

The three houses now on the Panetta land will be razed. In addition to 17 small starter homes ranging from 1,650 to 2,000 square feet, the development will include three 4,500-square-foot homes on the southeast corner of the site. Andrew Consigli of Civico estimated that the starter homes will sell for under $1 million while the three larger homes would fetch $1.5 million to $2 million. Three of the starter homes would be income-restricted.

Because it will be a condominium complex, owners will not be allowed to make substantial changes to their homes without consent of the entire condo homeowners’ association. The RLF will have right of first refusal if Farrington Memorial ever decides to sell their parcel, which will have deed restrictions so Farrington Nature Linc can continue to operate on part of the land and “make small additions to their footprint” in the future if desired, said Geoff McGean,  Executive Director of the RLF, which is distributing this brochure touting the project.

If all goes as planned, the deal will conserve the largest remaining parcel of undeveloped and unprotected land in Lincoln. “This is the result of many, many years of negotiation,” McGean told the Planning Board. “It’s a balance of benefits, and all parties involved have made some sacrifices. I can’t emphasize enough that this is a moment in time… it’s not going to be there next year.”

The decision to propose small starter homes rather than townhouses or multifamily housing was based on economics as well as the wishes of the Panettas, Consigli said. The development is modeled after the nascent 40Y state program, though the Lincoln proposal would allow houses larger than the $1,850-square-foot state maximum.

The Planning Board will hold a public hearing on June 10. Before that will be public information sessions and site walks as well as presentations to the Conservation Commission, Community Preservation Committee, and Housing Coalition.

Each house will have a two-car garage and a small private yard, and residents will have access to a common green. “It’s going to have a very communal feel,” said Jeremy Lake of Union Studio Architecture & Community Design, which designed the Riverwalk housing in West Concord.

Planning Board member Susan Hall Mygatt was concerned that preserving the commercial farm stand alongside the housing might constitute spot zoning. Director of Planning and Land Use Paula Vaughn-Mackenzie said town counsel was reviewing the issue.

Many attendees at the April 29 meeting expressed support for the proposal. Andrew Glass, chair of the Historical Commission, noted that his group approves about half a dozen teardowns each year, and most of them are small houses. “This will help replenish a form of housing stock in Lincoln that we have seen a great decimation of in the last several decades,” he said.

A map showing the land that the town hopes to purchase (click to enlarge).

Lincoln could see 20 new homes near Route 2 along with dozens of acres of newly town-owned woods and wetlands if residents vote yes at a Special Town Meeting on June 25.

Seventeen of the 20 homes will be tightly clustered 1,850-square-foot “starter homes” on 14 acres of Page Road land currently owned by the Panetta family. The town proposes to buy a total of 77 acres from the Panettas and Farrington Memorial (which operates the nonprofit Farrington Nature Linc) for $6.4 million. Funds for the purchase would come from developer Consigli ($3.3 million), which built Oriole Landing, as well as $800,000 from the City of Cambridge, $950,000 from the Lincoln’s Community Preservation Act fund, and $1.35 million in private donations.

Farrington Memorial will retain ownership of some of its land within its parcel that will be accessed (as will the new houses) from a roadway coming off Page Road, and Farrington Nature Linc will continue to operate as it now does (see the Lincoln Squirrel, April 17, 2015).

A sketch of where the homes would be placed.

To make it all happen, voters must two zoning measures by a two-thirds margin — a change to the existing North Lincoln Overlay District for the proposed housing and another to preserve the existing Gerard’s Farm Stand on Route 2 — plus the CPA funding for the conservation component of the project that would protect the land from development and eventually add 1.5 miles of new trails connecting to the Osborn Conservation area to the south.

The deal won’t go through unless the RLF can raise $1.35 million in donations by June 25. RLF Executive Director Geoff McGean acknowledged the tight timeline for fundraising and voter approval. “It’s a very complicated project with a lot of moving parts that somehow all come together at this brief moment in time, unfortunately,” he said.

The fundraising effort will include appeals to foundations, friends of conservation, and a townwide mailing. “Most of the time it’s individual Lincoln residents that step up, and we’re hopeful that residents will think this is a good project worth supporting,” McGean said.

The housing plan is modeled on the state’s nascent 40Y program, which offers a zoning tool for towns to approve “starter homes” of up to 1,850 square feet in districts that allow at least four starter homes per acre. However, though the law has been passed, the state has not yet released specific guidelines for towns and developers, so there will be no opportunity for state grants or other involvement, McGean said.

The RLF presented the proposal to the Select Board on April 14 and will make an informal presentation to the Planning Board on Tuesday, April 29.

The plan is similar in some respects to the town’s 2016 purchase of the Wang property on Bedford Road. That deal paved the way for a new home for the Birches School, a new town playing field, and several acres of conservation land.

Front and rear views of the townhouse proposal.

A proposal for a four-unit multifamily townhouse near condos on Ridge Road will be the subject of a Planning Board public hearing on May 13.

The 2.1-acre parcel was formerly owned by the Teabo family (Prince Teabo died in 2018 and his wife Betty in 2022) that’s accessed by an existing private right of way running from Lincoln Road to Greenridge Lane. The land isn’t part of the recently rezoned Housing Choice Act area; it’s in the R-2 General Residence District, where townhouses are allowed by right with a site plan review by the Planning Board.

Applicant Fabio Andrade hopes to replace the single-family home on the property with a flat-roofed two-story structure covering 2,262 square feet with four two-bedroom units built over above-ground garage parking.

The three lots owned by the Plauts are outlined in blue (click to enlarge).

Editor’s note: This article was updated on March 19, 2025.

The owners of three lots on Old Winter Street totaling 8.5 wooded acres want to clear-cut about one-third of the land, regrade part of it for a driveway, and plant new native trees and shrubs.

The Planning Board held a hearing on the landscaping plan on March 11, which will be continued on March 25. The applicants, Timothy and Madeleine Plaut, are hoping to get approval for cutting down 137 mature trees, installing a driveway, and planting 268 new trees of varying sizes before going back to the board to seek approval for a single-family house in the southwestern area of the three-lot parcel.

The Plauts currently live in London and own several other properties around the world, though they hope to split their time between Lincoln and Europe once their new home is built, according to the narrative supplied by their landscape architect. They bought the properties in April 2024 from Thomas and Katherine DeNormandie.

The Plauts, who are in their late 60s, want to create a more diverse “three-layered woodland” by replacing some of the white pines and invasive species with local plantings, shrubs, ground cover, and pollinator meadows without a formal lawn area, modeling it after
Garden in the Woods in Framingham, said Jen Stephens of Matthew Cunningham Landscape Design.

“They very much see this as a legacy property and are anxious to get plantings underway,” she said.

The property owners hope to clear-cut, regrade and replant the area in darker green (click to enlarge).

“Philosophically, we’re pretty aligned with this project… it’s a better outcome than it could have been for the neighborhood,” said Justin Hopson, one of the abutters, noting that zoning rules allow a house on each of the three lots.

However, one aspect of the project met with opposition: the plan to install a permanent driveway from Old Winter Street rather than from Silver Hill Road, as the owners originally proposed. The latter idea was rejected by the Conservation Commission (ConCom) because a driveway, even if unpaved, is considered a “permanent structure” and is therefore prohibited in the wetlands just east of Silver Hill Road.

A permanent driveway from Old Winter Street won’t be a major problem for the neighborhood, but during landscaping, utilities, and house construction, “there will be a huge amount of disruption” to an area with four nearby homes with young families, said abutter Chris Murphy. It’s “insane” for the Conservation Commission to route construction traffic from Old Winter Street when a much shorter temporary construction driveway could be built coming off Silver Hill Road, he said. That strip of land could later be restored, Stephens suggested.

Planning Board Chair Margaret Olson asked Susan Hall Mygatt, a ConCom member who was at the board’s meeting, to get a sense of the commission’s willingness to change its regulations to allow the temporary access road, if in fact those rules “are forcing [the owners]  to do something that none us think is environmentally the right thing to do.” Stephens said she would try to get on the commission’s March 26 agenda for that purpose. The Planning Board might be able to give its landscaping plan approval contingent on ConCom’s permission to move the temporary driveway, Olson said.

Examples of permitted and unacceptable outdoor lighting from 2015. The yellow dots indicates the position of the lightbulb.

At the December 7 State of the Town meeting, the Dark Skies Committee will give an update on its work to update rules on outdoor lighting to reflect changes in technology since they were last amended in 2016.

Artificial light at night keeps away wildlife (thus reducing their habitat), kills insects, and interferes with nocturnal breeding cycles and bird migration, said Louise Bergeron, head of the Planning Board subcommittee, in a presentation at the November 18 Select Board meeting.

Current zoning rules require permanent lighting to be installed or shielded to “prevent direct light or glare from the light source from interfering with the vision of motorists or pedestrians” or illuminating neighboring properties, and exterior lamps to have a color temperature of 3,000K or below. Lights must also be no more than 900 lumens (a measure of brightness). Color temperature refers to the color of the light — the lower the temperature, the more orange it appears, whereas higher-temperature numbers indicate bluer light.

Outdoor lighting was the topic of heated debate at Town Meeting in 2015, when voters rejected some rule changes.

In recent years, LED lights — which tend to have a cooler color temperature than incandescent lights — have become commonplace, and people are often tempted to buy the brightest outdoor lights they can, Bergeron said. Her group is also studying ideas such as allowing only activated lights in certain circumstances, and asking or requiring owners of larger buildings to turn off outdoor lights that currently shine all night, such as those in parking lots, schools, churches, and the Water Department.

Town officials can grant exceptions if warranted, and the public safety will continue to be exempt.

“This is a lot about education,” Select Board member Jennifer Glass said. “You’re going to get the best result when you educate people, because we don’t have the capacity to go around policing everyone.”

An illustration showing proposed new construction in yellow and new walking paths are shown in bright green. Click image to enlarge.

The owners of The Commons in Lincoln won approval for their planned expansion earlier this month, though the exact construction schedule is still unclear.

The Planning Board gave its thumbs-up on November 12 after the close of public hearings, concluding a process that began in February 2023. Residents of the senior living community objected to the original plan for 47 new independent living units, so The Commons returned with scaled-down plan for 23 units, and voters approved a zoning amendment to allows the project in December 2023. More recently, owners updated the plans for landscaping and the location of new parking spaces.

At the hearing in September, representatives for The Commons said that construction would begin with the additions to the main building. Cottages will be on their own timeframe and isolated with fencing as separate construction sites. sites

“We are excited to get started in Q1 of 2025 and will be happy to share more phasing details after our financing on the project has closed,” Rey LeBlanc, executive director of The Commons, told the Squirrel last week.