The Lincoln Squirrel

News, features and photos from Lincoln, Mass.

land use

Public hearings coming up

The Lincoln Planning Board will hold a public hearing on Tuesday, Jan. 23 at 7 p.m. to review an application for Site Plan Review under Section 17 of the Zoning Bylaw. The applicant, Patricia M. O’Hagan Nominee Trust, 270 Concord Rd., proposes to add a ground-mounted solar array.

The Lincoln Conservation Commission will hold a public hearing on Wednesday, Jan. 24 at 7:30 p.m. in response to the duly filed Notice of Intent by Steve Nohrden for an addition to the existing garage, and replacement of existing septic leaching field within the 100-foot buffer zone at 14 Old Cambridge Turnpike in Lincoln.

The Zoning Board of the Appeals will hold a public hearing on Thursday, Feb. 1 at 7:30 p.m. to hear and to act on the following petitions:

  • Food Project, 10 Lewis St., for new tenant and renew a special permit.
  • Stephen Nohrden, 14 Old Cambridge Turnpike, for a special permit to demolish and reconstruct a new larger garage with office and bathroom on a nonconforming lot.
  • Neil Aronson, Trustee of the 9 Strafford Way Nominee Trust, 76 Trapelo Rd., to transfer name and renew special permit for an accessory apartment.
  • Care Dimensions, 121-129 Winter St., to extend and amend the original special permit granted February 5, 2015.

The Lincoln-Sudbury School Committee will hold public hearings on Tuesday, Feb. 13 at 7:30 p.m. in Conference Room B at Lincoln-Sudbury Regional High School, regarding the FY19 school budget. and school choice.Copies of the FY19 Budget will be available in the Superintendent’s Office at Lincoln-Sudbury Regional High School from Jan. 26, 2018 and may be inspected during regular office hours.

Developer seeks 60 units of mixed-income housing

A conceptual rendering of the interior courtyard at Oriole Landing.

If residents vote yes at Town Meeting in March, a proposed 60-unit mixed-income housing development would help meet Lincoln’s state-mandated affordable housing requirement for decades.

Civico Development is proposing to build 60 one- and two-bedroom units in two adjacent buildings on Mary’s Way abutting The Commons. Fifteen of the units in Oriole Landing will be deed-restricted as affordable; for prospective tenants to qualify, their household income may be no more than 80 percent of the area median income adjusted for family size. Seventy percent of the 15 affordable units will be set aside for town employees and others who work in Lincoln, current Lincoln residents, and those with children in the Lincoln Public Schools.

Civico is holding a series of open houses (see below) in advance of the March 25 Town Meeting, which will include two measures relating to the project. Voters will be asked to approve a zoning change to establish a North Lincoln Planning Development Overlay District and to approve a preliminary development and land use plan for the project. If it gets those approvals, Civico will later have to undergo a site plan review with details on traffic and environmental impacts and obtain a special permit from the Planning Board, Director of Planning and Land Use Jennifer Burney said.

Company representatives have been meeting since October with town officials including the Housing Options Working Group (HOW), the Planning Board, and the Affordable Housing Trust. The Planning Board has scheduled a February 13 public hearing on the preliminary plan. At its December 12 meeting, the board noted that “the timeline may be aggressive for March Town Meeting” but that Civico could always defer until the special town meeting scheduled for June.

On the affordable housing cusp

The fate of the project is important because if the town doesn’t create more affordable housing by the next census in 2020, it’s in danger of falling below the state-mandated minimum. In towns where affordable housing comprises less than 10 percent of the housing stock, developers are allowed to bypass a number of local zoning restrictions when proposing 40B housing projects (named after the relevant chapter of state law).

In 2017, the Housing Commission estimated that Lincoln’s subsidized housing inventory would fall from 10.9 percent to 9.75 by 2020. As of November 2016, 11.17 percent of the town’s housing units were classified as affordable, Burney said.

The Oriole Landing site just off Route 2 and directly south of The Commons.

When at least 25 percent of a given development’s units are affordable, the state allows all of the units to be counted in the town’s subsidized housing inventory. If Oriole Landing is approved, the additional 60 units will put the town “well above” the 10 percent benchmark, she noted.

“We need more multifamily housing in Lincoln. There are so many seniors who want to downsize, and a lot of young professionals can’t afford houses” in town, said HOW member and former Housing Commission chair Pamela Gallup.

In an effort to create more affordable units in town while avoiding a large single development, residents approved the Affordable Accessory Apartment Program in 2017. That program provides incentives for homeowners to offer affordable rental units attached to their single-family homes. However, the program is still awaiting legislative approval for the tax-exemption portion, Gallup said.

$1 million grant

The Affordable Housing Coalition is supporting the project with a $1 million grant with funds from Community Preservation Act appropriations, Phase 2 of The Commons, and a bequest from the late Florence Hollingsworth, whose will required that some of the proceeds from the sale of her Twin Pond Lane home be used for affordable housing in town, she said.

The six-acre parcel on Mary’s Way was formerly Oriole Farm, a working farm owned for decades by the Morrissey family. The property includes a house (part of which was built in 1865 and is on the Historic Register) plus several smaller buildings. Civico will go before the Historic District Commission tonight (January 16) to discuss demolition or other measures.

When the Morrissey property went on the market in 2016, several 40B developers inquired about the site in hopes of building anywhere from 125 to 250 housing units, “but we were able to say no to them” because the town was above the 10 percent affordable-housing threshold, Gallup said. Oriole Landing “is small in comparison with that a 40B developer would put there,” she added.

Civico’s plan has itself gotten smaller. The company initially proposed 72 units on four floors but scaled it back to 60 units on three floors (with a 40-foot height maximum) in two separate buildings after getting feedback from town officials. The current proposal also calls for underground parking for each unit with additional parking along the perimeter; a community building with a fitness center, office space and meeting area; and a community garden and public outdoor gathering space.

Public meetings

The Housing Coalition and Civico will hold an informational meeting on Wednesday, Jan. 31 at 7 p.m. in the town office building. The developer has also created a web page to solicit feedback and will hold open houses in the Lincoln Public Library where residents can drop and learn more about Oriole Landing on the following Thursdays:

  • January 25 from 2–4 p.m.
  • February 8 from 6:30–8:30 p.m.
  • February 15 from 1–3 p.m.
  • February 22 from 6:30–8:30 p.m.

“As developers, we want to work in communities that are creative and open to providing a diversity of housing types, and the town of Lincoln has a history of being resourceful in this aspect,” architect and Civico head Andrew Consigli said in an email to the Lincoln Squirrel.

If all goes as planned, construction could start as soon as fall 2018 and would take about 14–16 months, with occupancy beginning in the spring of 2020, Consigli said.

Property sales in November

6 Smith Hill — Xiaowen Chan to Kai Wang for $1,070,000 (November 15)

5 Birchwood Lane — Deborah Robbins, trustee to Phyllis Green for $554,000 (November 14)

17 Story Dr. — David Hwang to Lee O’Brien and Jeffrey Sutherland for $1,380,000 (November 9)

27 Conant Rd. — John Klobuchar, trustee to Russell Kondaveti and Keerthi Bala for $864,000 (November 9)

226 Rower Rd. — William Sporrong to Elizabeth and Robert Luczak for $1,590,000 (November 6)

76 Trapelo Rd. — John Robinson to Neil H. Aronson, trustee for $1,230,000 (November 3)

Oxbow Meadow proposal to be decided by state court

The red oval shows the location of the proposed Oxbow Meadow playing field in Wayland, just south of the Lincoln town line in red (click to enlarge).

By Alice Waugh

Opponents of a new playing field at Oxbow Meadows in Wayland close to the Lincoln town line have filed suit in an attempt to halt the project, but “both sides are talking right now” about resolving some of issues outlined in the appeal, according to Sarkis Sarkisian, Wayland’s town planner.

​​The recreational field was proposed by the Wayland Parks and Recreation Department for the old Nike missile site on Trout Brook Road just south of Birchwood Lane in Lincoln. The site would include a soccer field, a 34-space parking lot, and a pathway connecting to the existing Farrar Pond trail network, but no lighting. The playing field is a permitted use, but the town needed Planning board approval to expand parking from the current 10 spaces.

The proposal is the subject of numerous “Save Oxbow Meadows” lawn signs in Wayland and Lincoln, and the issue was debated in an August 4 Boston Globe article

The federal government deactivated the site in 1974 and Wayland purchased some of the land for housing and recreation purposes, according to a Wayland Recreation Department website detailing the history of the site and the various studies that have been done over the years.

The Wayland Planning Board granted site plan approval with conditions on August 8. Abutters filed an appeal in August with the state Land Court and the Zoning Board of Appeals, taking issue with a traffic study and the project’s potential impact on pedestrians from overflow parking on nearby roads. The ZBA determined it had no standing in the case because there was no building permit involved, but the court litigation is still pending.

At a Lincoln Board of Selectmen meeting in July, some residents expressed concern about the possibility of increased traffic on Farrar Road as well as environmental impacts from digging up land that may have been polluted by the missile site. But selectmen and Town Administrator Tim Higgins noted that Lincoln has no legal jurisdiction to intervene, although the board sent a letter in June asking Wayland to minimize impacts from traffic, noise and light.

Other Wayland projects

Wayland and Lincoln share the problem of having too few public playing fields. Last spring, Lincoln approved purchase of some of the Wang property on Bedford Road and is building a playing field which will be shared with the Birches School.

Two more fields were recently built in Wayland close to the Lincoln town line on Old Sudbury Road by the Carroll School, which has relocated some of its students to renovated buildings on  the site. Lincoln officials explored the possibility of seeking field privileges there, “but we were advised by Carroll School that this would not be an option as they are attempting to limit impacts on the neighborhood,” Higgins said earlier this month. The town has not requested privileges for the proposed Oxbow playing field, he added.

A second set of protest lawn signs in Lincoln and Wayland saying “Stop the Monster” refers to another Wayland construction proposal. Developers are hoping to build a three-story residential building with 60 units (15 of which would be affordable housing) at 133-119 Boston Post Rd. on the site of the former Mahoney’s Garden Center, which has moved to expanded quarters at the company’s existing location at Nine Acre Corner in Concord. Yet another proposal for 188 apartments at 484-490 Boston Post Rd. near Wayland’s town line with Sudbury. At least 25 percent of those units will be affordable, and at least 25 percent age-restricted for older residents. Both proposals are in the public hearing process with the Wayland ZBA.

Public hearings coming up

The Historic District Commission will hold two public hearings starting at 7:30 p.m. on Tuesday, Dec. 12:

  • To consider the application of Colin and Diana Smith to install solar panels on the roof of the dwelling at 8 Trapelo Road.
  • To consider the application of Jane O’Rourke to add an overhang on the rear door, storm door on the front door and shed at 29 Lincoln Road.

The Lincoln Conservation Commission will hold a public hearing on Wednesday, Dec. 13 at 7:30 p.m. in response to the Request for Determination of Applicability by Michael Brewster, Trustee, Oak Ridge Realty Trust IX in regards to 21 Sunnyside Lane. The request is whether the area depicted on plan(s) and/or map(s) referenced in the filing is an area subject to jurisdiction of the Wetlands Protection Act; whether the boundaries of resource area(s) depicted on plan(s) and/or map(s) referenced in the filing are accurately delineated; and whether the area and/or work depicted on plan(s) referenced in the filing are subject to the jurisdiction of the Town of Lincoln wetlands protection bylaw, Article 18.

 

Property sales in October

1 Hawk Hill Rd. — Pamela Clapp to Steve J. and Haley A. Laken for $1,750,000 (October 31)

79 Autumn Lane — Robert L. Muzzi to Eri Anne-Marie Buitrago and Carlos Rafael Buitrago for $705,000 (October 31)

140 Lincoln Rd. — Yvonne Fenijn to Ryan Estate #11 LLC for $407,500 (October 27)

0 Silver Hill Rd. — Irene Plattner Cannon Trust to David E. Winston for $550,000 (October 23)

66 Beaver Pond Rd. — Thomas Michel Trust to Harold Wilion and Elizabeth Johnson for $1,075,000 (October 20)

5 Hawk Hill Rd. — Turid Horgen to Deutsche Bank National Trust for $700,000 (October 19)

48 Windingwood Lane — Richard P. Winchell Trust to John Ottenberg for $590,000 (October 13)

142 Chestnut Circle — Alvin Schmertzler to Mary K. Calitri for $570,000 (October 5)

Hospice facility on track to open this winter

The Care Dimensions Hospice House on Winter Street in Lincoln and Waltham. (Photo by Alice Waugh)

The Care Dimensions hospice facility on Winter Street is running a bit behind but is expected to open to patients in early 2018.

Construction started in late summer 2016 on the 18-bed, 27,500-square-foot inpatient hospice facility will provide a home-like setting for terminally ill patients who need hospital-level care for pain and symptom management where hospice physicians, nurses and support staff can provide 24-hour care. Work is expected to finish next month, followed by permitting and Department of Public Health certification.

“We haven’t had an deviation or changes” from the project schedule aside from minor delays, said Jean Graham, senior director of marketing. “Everything’s gone along exactly as planned.”

The company’s original proposal was for 42,000-square-foot with 20 beds but was scaled back after objections from neighbors. To shrink the footprint, much of the building plan went from one floor to two, and some of the patient rooms on the second floor will have walk-out patios overlooking Winter Street, Graham said. Each floor will have a dining and kitchen area for families, and the grounds will feature a remembrance/healing garden.

The facility is using a construction entrance on the Lincoln side of the town line, but once it opens, the primary entrance will be in Waltham with the Lincoln entrance used only for emergencies.

Care Dimensions is in the process of hiring and training staff for the new facility and is also recruiting volunteers for things like patient visits (especially with pets), working at the reception desk, operating a snack cart, flower arranging, etc. For more information, see the company’s volunteer web page or call 888-283-1722.

South Lincoln revitalization ideas gathering steam

An aerial perspective of what the green might look like (click to enlarge).

Major construction projects involving the Lincoln School and a community center attracted much of the limelight at the State of the Town meeting, but a third more modest project may also come to pass: revitalizing South Lincoln, piece by piece.

Several past studies by the town have consistently identified a desire for the area to be a “vibrant, walkable and sustainable village… but to be honest, not a lot of progress has been made over the years,” Margaret Olson of the South Lincoln Planning Implementation Committee (SLPIC) said at the November 4 town-wide meeting. Now, however, ideas are sprouting from SLPIC’s project teams for wayfinding, the MBTA station, placemaking, and village planning and zoning. Suggestions, discussion, and pictures are available on an interactive website at at courb.co/lincoln.

One of the goals of the Placemaking Team is revitalizing the green space tucked into the southeast corner of Donelan’s. The Rural Land Foundation, which owns the property, commissioned a study by Concord landscape architect Lemon Brooke LLC of how the space could be made more enjoyable and useful for the public. Their report includes illustrations of ideas for seating and a play area to replace the “tot lot” on the other side of a brushy area close to Lincoln Woods.

The underutilized green next to Donelan’s.

The town recently learned that it was turned down for a $50,000 matching grant from MassDevelopment to fund the work (which would cost a total of about $100,000). The SLPIC Placemaking Team will exploring other possible funding sources such as grants, crowdfunding or the possible use of Community Preservation Act funds, said Director of Planning and Land Use Jennifer Burney.

The Wayfinding Team will help solve the problem that “when you come to town for one thing, you don’t know other things are there,” said Olson, who is also chair of the Planning Board. Part of the $400,000 Complete Streets grant that the town recently received will help fund signs and informational kiosks in South Lincoln as well as roadway markings and other measures improve pedestrian, transit and bicycle circulation around Lincoln Station.

The Planning and Zoning Team is working on drafting new regulations to encourage a mix of housing and commercial uses in South Lincoln and will present them for a vote at a special town meeting in November 2018, Olson said. SLPIC has also commissioned a study of the DPW site on Lewis Street with an eye to possibly consolidating or moving some of its functions.

The MBTA team is thinking about improvements to the commuter rail station, which has inadequate signage, no passenger shelters or bike amenities, and is not ADA-compliant. Olson noted that the MBTA is under pressure to improve train travel times, and a handicapped-accessible platform such as the one in West Concord would make passenger boarding and alighting much faster. It’s also almost impossible under current conditions to get a bike onto the train “unless you’re pretty young and pretty strong,” Olson remarked.

Architects ask for reactions to school and community center possibilities

The current school campus showing when various sections were built.

(Editor’s note: Check back tomorrow for more coverage of the State of the Town meeting.)

At Saturday’s State of the Town meeting, residents began offering feedback on six concept drawings for a reconfigured Lincoln School as well as some photos of community center ideas.

The school campus drawings by Ewing-Cole and SMMA Architects represented only ideas for where various parts of the school could be located relative to each other on campus, rather than actual building outlines and walls, explained SMMA’s Joel Seeley. The presentation also did not address parking, fields and roadways, and it intentionally looked at a mostly new or completely new buildings.

All six designs had some features in common:

  • Academic hubs organized by grade level in for PreK–4 and by team teaching mode for grades 5–8.
  • Separate entrances for PreK, K–4, and 5–8.
  • Classrooms as well as breakout spaces for students groups of varying sizes and abilities in each hub.
  • Facilities for “specials” (art, music, science, and maker spaces) located close to the hubs.
  • A single dining commons and kitchen for the entire school.

The concepts are categorized in three groups according to whether the school building is concentrated in the current “L” configuration (Group A), or on the north or west side of the ballfield (Groups B and C). Some distinguishing features:

  • A1 — Retains the two gyms and auditorium, and is closest in shape to the current school.
  • A2 — Follows the same basic shape but in a curved rather than L-shaped fashion, with two new gyms and the existing auditorium.
  • B1 — A northern focus with five two-story linear classroom hubs, retaining and enclosing the Reed Gym and auditorium.
  • B2 — An all-new building on the north side, with a gym and theater space next to each other but separated from the rest of the school by a commons area to demarcate school and public uses.
  • C1 — A western focus having the clearest plan for two separate schools in one. Includes a new gym and a glassed-in or covered walkway to the existing auditorium.
  • C2 — A western focus with a ring of angled hubs around a central piazza and a new gym between the classrooms and the auditorium.

The concepts and explanations can be seen on the School Building Committee website. See larger versions of the drawings by clicking on one of the images below:

No Images found.

At the State of the Town, residents offered written comments, but others may use the SBC’s online feedback form. The form asks what viewers saw or heard that they liked, what they wished would be developed further, and what they wonder about, or what questions should be answered.

The SBC and architects will continue to gather public input and refine the concepts in the coming months. Residents will be asked to vote on a design concept at a special town meeting in June 2018. By that point, officials hope to have a plan that has “overwhelming community support. We don’t want to get to a vote in June and wonder what we missed,” said Chris Fasciano, chair of the SBC.

Community center

The Community Center Preliminary Planning and Design Committee (CCPPDC) recently hired Maryann Thompson Architects to work alongside SMMA and design a proposal for a community center. Their first step at State of the Town was to post “character study” photos of various community center interiors, exteriors, and landscapes and asked residents to jot down “gut reactions” on sticky notes with comments on the easels.

The architects are hoping for more detailed feedback via a “wish list” questionnaire on the CCPPDC website, which also includes the images shown on Saturday and an accompanying comment form. Residents are invited to download the questionnaire, answer whichever parts they wish, and email it back by noon on Friday, Nov. 10. The firm expects to have a proposed basic design along with “firm cost estimates” before the special town meeting in June, which will also address the school.

There are various advantages and disadvantages to having the community center physically connected to the school rather than on the Hartwell side, noted Town Administrator Tim Higgins. He briefly touched on some of those pluses and minuses as outlined by a group including the two school principals, Parks and Recreation Department Director Dan Pereira, Council on Aging Director Carolyn Bottum, and Administrator for Business and Finance Buck Creel.

Factors mitigating against having the two facilities side by side, according to their report:

  • There would be less space for athletic fields on the school side and the topography of the Hartwell side would also make it difficult to put a field there.
  • Sharing space would be impractical since the hours of operation of the school and community center would largely overlap.
  • The parking on the north and west side of campus would have to be significantly increased and the roadway network would have to be rethought.
  • There would be public safety and security concerns associated with keeping the various building users separate and out of restricted spaces.
Finances

The town can afford to borrow up to $80 million for the projects and still retain its AAA bond rating, said Andrew Payne, vice chair of the Finance Committee. Each $10 million borrowed would increase the tax bill by about $275–300 per year, depending on the interest rate. The current median tax bill is $13,600.

The FinCom’s debt financing subcommittee also recommends that the town should make bond payments that are more or less equal throughout a 30-year term. Some of the town’s debt stabilization fund, currently at $4.7 million, can be used to even out some of the tax bill impact in the first few years, Payne added.

McLean lawsuit decision expected early next year

By Alice C. Waugh

A ruling in the trial that took place after McLean Hospital sued over the town’s denial of a permit to house patients at a property in Lincoln is expected this winter or early spring.

McLean filed suit after the Zoning Board of Appeals ruled in November 2016 that a residential program in dialectical behavioral therapy (DBT) for teenage boys did not qualify as an “educational” use of the residential property at 16 and 22 Bypass Rd. A property is exempt from many local zoning regulations if its proposed new use is religious or educational.

The trial ended on October 10. Post-trial briefs are due on December 1, and “we would expect the court to issue a ruling anywhere between 30 and 90 days thereafter,” said attorney Michael Fee. Fee is representing a collection of Bypass Road neighborhood property owners as defendants.

According to a pretrial memorandum, the defendants planned to call Elizabeth Simpson, MD, director of the Massachusetts Mental Health Center in Boston, as an expert witness. “She will opine that [McLean’s Lincoln] program is substantively identical to standard DBT programs practiced throughout the country as therapeutic medical treatment reimbursable by insurance, and does not, in her opinion, constitute a program where the educational component is primary or predominant,” according to the memo.

McLean was scheduled to call three expert witnesses. Dr. Alex Miller, co-author of three textbooks on DBT, was expected to testify that DBT has “an educational focus as taught by qualified professionals who follow highly structured curricula with specific lesson plans and homework assignments,” according to the memo. S. Paul Reville, a professor at Harvard University’s Graduate School of Education and former Massachusetts Secretary of Education, planned to testify that DBT elements are already included in many schools’ IEPs (individualized education programs) for students with special needs, and that “secondary education is moving towards a greater focus on social and emotional growth and skills of the type on which DBT focuses.”