The Lincoln Squirrel – News, features and photos from Lincoln, Mass.

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Special Town Meeting vote on marijuana businesses planned

The town will schedule a Special Town Meeting this fall to vote on extending the current moratorium on recreational marijuana businesses in Lincoln and whether to seek a full ban on such businesses.

Massachusetts legalized recreational marijuana sales in 2016, but individual cities and towns can choose to opt out of marijuana growing, processing, testing or retail businesses. Lincoln narrowly voted to legalize recreational marijuana in the state election in 2016; as a result, any future partial or full ban in Lincoln must be approved by a two-thirds majority at Town Meeting and by a simple majority at a later ballot vote.

In March 2017, Lincolnites approved a temporary moratorium on cannabis businesses while residents decided on a permanent course of action. That moratorium is set to expire on November 20, but the town has the option of extending it for a limited period of time. This fall’s Town Meeting vote will seek to extend it until June 30, 2019.

At the fall vote, residents will also be asked if they want to institute a full ban on all cannabis businesses. If two-thirds say yes, the town will seek to affirm that vote at the ballot box after the spring 2019 Annual Town Meeting. “We’re fairly close to two-thirds now in terms of support for a full ban,” Selectman James Craig noted at the board’s June 19 meeting, referring to results of a town-wide survey mailed to residents in April.

If the two-thirds bar isn’t met, the Marijuana Study Committee will seek more feedback with another survey “so we can really drill down on what appetite the town has for commercial development ore retails sales” of cannabis products, Craig said. The Planning Board would then draw up proposed zoning amendments to regulate businesses and would bring them to a Town Meeting vote in spring 2019.

If the town does nothing, the state could begin issuing licenses to marijuana-based establishments in Lincoln once the moratorium has expired, as noted in the FAQ document posted by the committee in April.

Selectmen emphasized that any town-wide action on cannabis businesses will not affect the personal rights granted under the 2016 statewide legalization of recreational marijuana. Under the new law, Massachusetts residents 21 and older may use, grow and possess marijuana products. Individuals may possess under 10 ounces of marijuana inside their homes and under one ounce in public, as well as grow up to six marijuana plants in their homes (or 12 plants in households with two adults). Public consumption and driving under the influence of marijauan remain illegal.

There will be another public forum on marijuana businesses in Lincoln in October. “We want to make sure people understand what they’re voting on” at the Special Town Meeting later in the fall, Craig said.

Property sales in June

82 Virginia Rd. #B411 — Debra Taylor to Carol Bickford for $420,000 (June 29)

5A South Commons — Ronald Golay to Kathleen Sullivan for $460,000 (June 26)

17 Stonehedge — Henry Cretella to Joseph Soucy and Norana Cavanao for $1,315,000 (June 26)

3 Smith Hill — Gita Srinivastava to Piyush and Gari Srinivastava for $1,150,000 (June 26)

84 Davison Drive — Belinda Gingrich Trust to Xiaoran Fu and John Carr for $1,492,500 (June 22)

102 Lincoln Rd. — Steven Tanabe to Ephraim Lessell for $590,000 (June 22)

97 Lincoln Rd. — Susan Jones to Timothy Clark and Kate Johnsen for $1,400,000 (June 22)

10 Twin Pond Lane — Roger Cody to Antje and Sebastian Barreveld for $2,288,000 (June 21)

12 Hiddenwood Path — Carolyn L. Buckler Trust for Elana McDermott and Michael DiGiando for $865,000 (June 18) 

7 Linway Rd. — Herman Michael Tannert Trust to Jonathan and Elizabeth Everitt for $885,000 (June 18)

55 Old Bedford Rd. — FFMS Lincoln North LLC to RCS-Bedford (DM) (Parks IDE) LLC c/0 Arsenault Holdings LLC for $19,550,000 (June 15)

# Goose Pond Rd. — Patricia Gray to Robert and Anne McGarr for $1,285,000 (June 13)

 

 

Property sales in May

79 Lincoln Rd. — Elizabeth Levey Trust to Winthrop Estates LLC for $1,535,625 (May 30)

117 Lincoln Rd. — Creighton Alexander to Chen Shu for $1,139,000 (May 29)

256 Lincoln Rd. — Joseph Boyce to Alexandra McLean and Padraic O’Reilly for $1,290,000 (May 23)

11 Lexington Rd. — Zeis Lincoln One LLC to Katherine and Brian Coverdale for $2,700,000 (May 18)

5 Stonehedge — William C. Mason Trust to Manoj and Kiran Manandhar for $729,900 ( May 18)

5 Hawk Hill Rd. — Deutsche Bank National Trust to David Knoerr for $624,000 (May 17)

72 Winter St. — Aliza Wheeler to Edward and Mary Ann Babrich for $1,300,000 (May 3)

Property sales in April

  • 145 Chestnut Circle — Barbara B. Dunn to Daniel and Janet Boynton for $585,000 (April 2)
  • 14 Baker Bridge Rd. — Barbara A. Brannen Trust to Myra Ferguson for $1,300,000 (April 3)
  • 241 Old Concord Rd. —  Wallace P. Boquist to Joanne D. Wise for $950,000 (April 24)
  • 4 Todd Pond Rd. — Mary E. Field Trust to Nathanial Mendell Trust and Dana Kelly Trust for $1,335,000 (April 24)
  • 15 Conant Rd. — Mary Alice Williamson to William and Scarlett Carey for $1,535,000 (April 27)
  • 221 Aspen Circle — Richard Nenneman Trust to Steven and Patricia Gray for $620,000 (April 27)
  • 36 Todd Pond Rd. — Adam Hogue to Jennifer C. Ma for $538,000 (April 30)
  • 116 Chestnut Circle — Patricia Thompson to Stephen Hines and Constance Phillips for $510,000 (April 30)
  • 34 Goose Pond Rd. — Marion P. Crean to Clint and Terry Epperson for $1,009,500 (April 30)

Panelists share views on marijuana sales and use

A panel including a doctor, Lincoln Police Chief Kevin Kennedy, and a cannabis industry researcher and consultant discussed some of the issues Lincoln voters will need to think about when deciding whether or not to permit cannabis businesses in town.

Massachusetts legalized recreational marijuana sales in 2016, but individual cities and towns can choose to opt out of marijuana growing, processing, testing or retail businesses. To enact a partial or full ban, a Town Meeting vote to adopt a zoning bylaw amendment restricting or banning such businesses must pass by a two-thirds majority, followed by a simple majority at a town election. Lincoln’s current moratorium on cannabis businesses expires in November.

To be allowed to grow marijuana outdoors, businesses must have the crop fenced and equipped with security cameras, and the plants must be out of view of any public right of way, said Ari Kurtz, a member of the Marijuana Study Committee (MSC) and ]the Agricultural Commission. Growers must undergo background checks and can sell only to licensed dispensaries or product manufacturers. Cannabis can also be grown in secure indoor facilities with windows blacked out.

An advantage to the town of allowing marijuana business stems from the host community agreement provision built into the state law whereby the town gets 3 percent of the business’ gross income.

Marijuana could become a billion-dollar industry in Massachusetts by 2020, according to research reported in the Boston Globe last year, “and people ask, why not keep some of the money in the community through tax dollars?” Kurtz said. “Even small-scale growing can be extremely lucrative.” However, marijuana farming requires a large investment up front in licenses, utilities, and equipment as well as security, he added.

If the town were to permit commercial marijuana growing, it could use zoning rules and the site plan review process to limit what areas of town the plant can be grown, odor mitigation, screening from neighbors, etc. Those measures could restrict other types of marijuana businesses as well.

Panelist Jean Welsh, a Lincoln resident, is a cannabis educator and policy researcher. She said she also uses cannabis to help relieve chronic back pain after many other medical treatments had been ineffective. Medical marijuana does have side effects—”you can get inebriated, but you don’t have to, if you understand how to titrate and deliver the dose,” she said.

Welsh advocated making marijuana more affordable and easier to obtain for medical purposes, “but I have no problem if you want to use my medicine for recreation,” she said. “Some people just want to come home at night and chill with some cannabis instead of a glass of wine… and be able to just walk into a shop and see the products available.”

Legal concerns surrounding marijuana businesses center around security and the fact that marijuana is still illegal at the federal level, Kennedy said. This means that businesses can’t access the banking system and must therefore rely on cash transactions, making them a potential robbery target. There are also concerns about children getting easier access to cannabis, as well as the potential for increased emergency room visits for users who become too intoxicated, he added.

“I would encourage Lincoln to opt out of retail [cannabis] businesses,” said Dr. Eden Evins, an addiction researcher and professor of psychiatry at Harvard Medical School. At issue is the potential for easier access by children, especially in newer forms such as oils, vaping and edibles. In adolescents, “repeated marijuana use in adolescents can cause lasting changes in brain structure and function,” she sai

Even though retail sales nationwide are restricted to adults only, its very availability lends an air of social acceptability, Evins said. Tobacco and alcohol are definitely more harmful than marijuana for users of all ages, but for those other substances, “it’s a health issue not just because they’re more dangerous, but because their legal status causes more widespread use.”

Although deaths from marijuana overdose are almost nonexistent, the drug can be addictive, Evins said. Since the 1960s and 1970s, the potency of marijuana has increased significantly, and this has led to increases in admissions to addiction programs for people whose primary complaint is marijuana addiction, she said, adding that 25 to 30 percent of teenagers who use marijuana daily become addicted.

“Everyone in this industry agrees that kids should not have access to cannabis,” Welsh said. Edibles also pose more of a risk because the drug tends to last longer and feel stronger, she added. “If you’re a newbie, don’t do them.”

To give officials a better sense of what the public thinks about marijuana businesses as they mull what rules to propose, Selectman and MSC member James Craig urged residents to return the one-page paper survey that was recently mailed to all homes. There will be a second town forum in September, followed by a Special Town Meeting and special election in October, in addition to the Town Meeting on the school project.

Other area towns are already voting on the issue Winchester has banned all marijuana businesses except testing labs, and Concord has banned all types of businesses. Sudbury will vote on whether to prohibit marijuana manufacture, cultivation or sales on May 7.

School, community center groups respond to Finance Committee questions

The current Ballfield Road campus.

Committees for the two campus projects have submitted answers to a series of questions from the Finance Committee in advance of two April 30 meetings on project costs.

A multi-board meeting on the campus projects begins at 6 p.m. in the Hartwell B pod, followed by a joint meeting of the FinCom and the Capital Planning Committee from 7:30–9 p.m. A Special Town Meeting on the projects will take place on June 9.

In their answers to the FinCom, both the school and community center committees recommended against building a school project and a community center at the same time, citing the different projects scopes and timelines, construction durations, and problems in using the campus while two projects were under construction simultaneously.

The Community Center Planning and Preliminary Design Committee (CCPPDC) noted that contractors who are able to build a 160,000-square-foot square foot project such as the school do not typically compete for 23,000-square-foot buildings, and “it is likely that using the general contractor and subcontractors that typically handle the bigger, more complex projects for the smaller community center will actually add cost to the community center.”

The School Building Committee offered some FAQs about cost estimates on its website on April 29. Earlier, the SBC responded to a list of questions from the FinCom on:

  • Factors driving the cost per square foot of the various concepts
  • Enrollment projections
  • Space and cost numbers for comparable projects in other towns
  • Incremental costs of specific features such as a new or renovated Smith gym, renovated auditorium, and hubs for grades 3-8
  • Construction cost inflation and escalation
  • Comparisons to revant data form the Massachusetts School Building Authority
  • Operation and maintenance costs (also asked by the CapComm)
  • What’s included in “soft costs”

The CCPPDC was asked to supply figures and assumptions used for capacity planning for the community center design, and to explain why Bemis Hall can’t be renovated for the Council on Aging. The group’s answers are here, with more information on their research here (click on the “Finance Committee information for April 30” tab in the middle of the page).

In a discussion of the square footage sought for the community center, the CCPPDC noted that even newer community centers in other towns have proved to be too small. “The one town our size that offers a senior facility larger than the senior component of the community center says that they are already short on space,” the committee wrote. “Almost all towns we spoke with, including those with quite new facilities, said that they built too small and now need more space. We do not want to make the same mistakes as other towns by assuming that their facilities are adequate for their population when they are not, especially when these mistakes cost towns more in the long run when additions need to be built.”

Marijuana forum could precede town votes in the fall

In advance of Wednesday’s public forum, the Marijuana Study Committee has released this FAQ document explaining the ramifications of the state’s 2016 vote to legalize recreational marijuana, the pros and cons of allowing marijuana businesses in Lincoln, and a town decision timeline. The forum takes place on Wednesday, April 25 from 7–9 p.m. in Town Hall.

After Lincoln residents approved the 2016 ballot question, the town imposed a temporary moratorium on cannabis businesses while it decides what to do about the issue. The moratorium expires in November and most likely cannot be renewed. Any town—including Lincoln—whose residents voted in favor of the measure in 2016 must take certain steps if it decides it doesn’t want to allow commercial medical or recreational cannabis cultivation, processing, or sales within its borders.

To enact a partial or full ban, a Town Meeting vote to adopt a zoning bylaw amendment restricting or banning cannabis businesses must pass by a two-thirds majority, followed by a simple majority at a town election. A partial ban could allow only one type of business use, such as cultivation, testing, manufacturing, or retail businesses to the exclusion of others. The town could also opt to do nothing, in which case the state could begin issuing licenses to qualified Lincoln‐based marijuana establishments of any type permitted by state statute. Lincoln voters cannot prohibit personal use or cultivation of marijuana.

Assuming that the June 9 Special Town Meeting on the school and community center projects is not expanded to include the marijuana question, there would be a second town forum in September, followed by a Special Town Meeting and special election in October, according to the committee’s FAQ document.

South Lincoln sidewalk, other improvements on the way

A new sidewalk will appear in coming weeks between the Cambridge Trust Co. building and St. Joseph’s Church.

Now that the weather is finally improving, a new sidewalk will soon be installed across from the Bank of America in South Lincoln, which pedestrians in the area have been requesting for years.

The sidewalk, which was removed during a road construction project eight years years ago and never replaced, is one of the projects funded by a $400,000 Complete Streets grant the town received last fall in an effort spearheaded by Director of Planning and Land Use Jennifer Burney and the South Lincoln Planning Implementation Committee (SLPIC).

The package of projects, which Burney said should be completed by September 2018, also includes informational kiosks, safety improvements to the intersection of Route 117 and Lincoln Road, wayfinding signs, and repairs to some sidewalks and roadside paths.

The South Lincoln Revitalization Project includes several SLPIC working teams that are looking at wayfinding, planning and zoning, the Department of Public Works site on Lewis Street, the MBTA station, and the green on the east side of the mall between Donelan’s and Lincoln Woods. The goals are outlined in this presentation made at the State of the Town meeting in November 2017.

The town plans to apply for a second $400,000 Complete Streets grant next fall to fund the following projects, according to Burney:

ProjectLocationFunding request
Complete Streets gap analysis and strategy for trails, sidewalks, biking, school bus routes, and places of interestTown-wide$108,000
Intersection improvements study and constructionIntersection of Lincoln Road and Codman Road$25,000
Bicycle improvementsTown-wide$50,000
Repaits to culvert, wooden pedestrian bridge, and sidewalkLincoln Road$20,000
Intersection improvements study and constructionFive Corners near library$40,000
Intersection improvements study and constructionIntersection of Route 117 and Tower Road$25,000
Parking lot study and improvements including pay kiosk and lightingLincoln Station commuter lot$132,000

Residents drill down on school, community center options before June vote

This School Building Committee chart compares the six options on features and cost and also shows total estimated campus costs that include the community center. (click to enlarge).

Residents who packed two workshops on April 10 on the campus building projects were asked for feedback on six school concepts and three community center schemes in preparation for votes at a Special Town Meeting on June 9.

At that meeting, voters will be asked to choose from among the three community center ideas and an as-yet-unknown number of school concepts, though it will be at least two. Firm cost estimates for each will be presented, and there will be two votes in the fall to bond the project. To win approval, Town Meeting must approve by a two-thirds majority; a simple majority is required at the polls.

The footprint, features and cost of the school concepts are described in this six-page summary, which also includes an energy performance analysis for all but one of the concepts, and the added cost to bring each concept into compliance with the “stretch” code (a higher level of energy efficiency than the state’s base building code) and net-zero energy use.

The paper version of the six-page concept summary handed out at Tuesday’s meeting also listed the annual tax bill increase for the median Lincoln taxpayers based on a 4 percent of 5 percent bond interest rates:

School conceptEstimated costAnnual tax increase (4% interest)Annual tax increase (4% interest)Added cost for stretch code compliance/net zero energy efficiency, including solar
R
$49 million$1,329$1,494N/A
L1
$73 million$1,980$2,226N/A
L2
$79 million$2,142$2,409$0 / $6 million
L3
$89 million$2,413$2,714$0 / $6 million
C
$95 million$2,576$2,897$0 / $2 million
FPC
$109 millionAnalysis not yet performed for this optionAnalysis not yet performed for this optionAnalysis not yet performed for this option

Superintendent of Schools Becky McFall outlined the educational advantages of each of the six options:

Option R

  • There would be no educational improvement except for a more consistent temperature climate due to the heating system upgrade.

Option L1

  • The new dining commons between the Brooks gym and auditorium lobby could serve as a learning space for large groups.

Option L2

  • Bringing preK into the main school from Hartwell saves time for staff who serve both preK and K-8, as well as preK students who must sometimes cross the campus, and it also eases the integration of preK children into the school as well as faculty collaboration.
  • Two new flexible-use spaces on each side of the school.
  • Having a single, centrally located lower and middle school office and dining commons  also reduces travel time for students and staff.

Option L3

  • Hub spaces for grades 3-8 where classes can open out into larger collaboration or teaching spaces, and which allow more collaboration among teachers. At the new Hanscom Middle School, which includes hubs, “we find teachers are doing much more conscious planning together, and we see the impact of more integrated curricula being developed,” McFall said. For each grade, the hubs also “create a bit of a community within a community,” she added.
  • A larger commons space than previous concepts, and the space looks out onto the woods, which is less distracting for students.

Option C

  • Having two floors in part of the building reduces transition times for middle schoolers by shortening corridors. “The compactness helps with efficiencies and interactions for both faculty and students, as well as greater sustainability,” McFall said. “I feel like it’s a better design for education.”
  • More space for playing fields

Option FPC

  • Allows for the “optimal” educational program, with three more classrooms than the current school (or options L2, L3 and C), as well as hubs for all nine grades and more athletic field space.
  • This option was recently added at the request of residents who wanted to see what an “ideal” building would look like, so the design is still in flux and it may be more compact building with two floors in some places, McFall said.

Almost every elementary school in Massachusetts designs within the past 10 years includes small breakout rooms and/or larger hub spaces between classrooms, McFall said. The U.S Department of Defense’s education arm, which oversees construction of schools on military bases, mandated this type of design for the Hanscom school. “They did a lot of research, and they’re convinced of it—their analysis shows a true benefit,” McFall said.

Having hubs and breakout rooms “is the catalyst to change… an eruptor that makes you think something else is possible,” said resident Jen Holleran. “This is a generational opportunity.”

The Capital Planning Committee is now researching long-term operating costs for the various options, which would include estimating the financial value of making a greater up-front investment in a more sustainable design, Finance Committee chair Andy Payne said. Any savings on current utility costs would not help pay down the bond but would show up in slower growth in the school’s annual operating costs, he said.

Following the presentation, residents were asked to specify their two favorite options to help the School Building Committee gauge how many concepts should be presented for a vote on June 9. In 2012, the SBC offered only one option for an up-or-down vote that failed to garner the required two-thirds majority, “and we will not make the same mistake—we feel like we have to bring that choice to you,” said Selectman and former SBC chair Jennifer Glass.

Community center

Workshop attendees then saw the three latest concepts for a community center located on the Hartwell side of campus and were asked for feedback on paper. (The fourth concept on the Community Center Preliminary Planning and Design Committee website—putting the facility in renovated Smith school space—is no longer being considered.)

All are 23,000 square feet and include renovation of any remaining standalone Hartwell pods. Scheme 3 calls for having the community center linked to all three pods, with a resulting total cost ($13.5 million to $16.5 million) lower than the estimate for the other two options (both $15 million to $18 million).

There will be a multi-board meeting to discuss more details of how to finance the campus projects on Monday, April 30.

Property sales in February

18 Page Rd. — Michael Pehl to Boston Unibo Corp. for $4,000,000 (February 20)

15 Oak Meadow Rd. — Anne Neimi to Sean and Elizabeth Crovetti for $935,000 (February 23)

20 Hillside Rd. — Mary R. Gayley Trust to Gail O’Keefe and Emma Melton for $985,000 (February 27)