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land use

McLean lawsuit decision expected early next year

November 2, 2017

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.”

Category: land use, news Leave a Comment

Codman Community Farms grows by adopting modern practices

November 2, 2017

Codman chickens stroll and roost in their dust-bath holes. See more photos in gallery below. (Photo by Alice Waugh)

By Alice Waugh

Lots of fresh air, lying around in the warm sun or cool shade, munching on fresh grass in a spacious field, a change of scenery every few days—what more could an animal ask for?

Horizons have expanded for Codman Community Farms livestock since Pete Lowy took over as farm manager in early 2016. Human visitors have also noticed some changes, including a major expansion of the farm store and—ironically—fewer animals to be seen in and around the familiar white barns.

When visitors see the mostly empty coops and pens, “they say, ‘Oh, you’re not farming anymore?'” Lowy said. “Everyone hates the term ‘petting zoo,’ but it was sort of like that before—there were a few animals here and there, but it wasn’t really a working farm. Our challenge is conveying how this is better for the quality of the land and the livestock.”

Making the farm a going concern

By using new equipment such as a large moveable cattle shade and lightweight electric fencing, he’s been able to go beyond CCF’s 18 acres and utilize a total of about 80 acres for grazing livestock in various locations around town. Now, instead of a henhouse with a few dozen chickens, this summer there were more than 1,000 laying hens and 600 meat chickens puttering around off Codman Road and Old Concord Road, 125 turkeys on the north side of Codman Road, 80 pigs (mostly in the Van Leer field on Old Sudbury Road), and 26 Red Devon beef cattle in three different meadows—one of which includes a habitat for bobolinks.

The lower barn was converted earlier to an enlarged and modernized facility for washing and packing the 70 dozen eggs that those 1,000 hens lay each day. Just this week, workers began framing and insulating part of the space so it can be used for this year-round. Other recent additions to the farm include an energy-efficient walk-in freezer and several fruit orchards and plots for rhubarb, raspberries, tomatoes, kale and chard.

Some of these improvements are being funded by grants from the Massachusetts Department of Agricultural Resources and Lincoln’s Ogden Codman Trust as well as private donations. In the past year, $100,000 has been invested in infrastructure including the portable fencing, new water lines, a greenhouse for the chickens in the winter, tractors and other equipment. However, CCF’s operations are not subsidized by the town, which is responsible only for the upkeep on the buildings. Money to lease conservation land, buy and feed livestock, maintain the land, and pay Lowy and assistant farm manager Jared Martin has to come largely from sales of meat, eggs and produce.

While many of these items are sold in the CCF store, local restaurants including Lincoln Kitchen/Trail’s End and 80 Thoreau in Concord now buy eggs, while Moody’s in Waltham buys stewing hens to make chicken stock and other products. The store itself has new glass-front refrigerators as well as a high-tech self-service checkout. Customers scan bar codes corresponding to what they’re buying and then use a touchscreen to pay via credit card or ApplePay—though leaving cash in a paper envelope is still an option.

[Best_Wordpress_Gallery id=”81″ gal_title=”Codman Community Farms 2017″]

 

The first stop on a tour via electric golf cart and pickup truck was the vegetable garden and high-density apple orchard between the barns and the Codman Estate. In modern practice, fruit trees are planted very close together, clipped to trellises, and pruned aggressively to yield more fruit per acre than a traditional orchard.

This fall’s yield also included pumpkins, winter squash and a few potatoes; Lowy hopes to plant more spuds next spring. None of the produce is sold to outside buyers, however’ “it’s just to round out the products we have here,” he said. “One of the keys to successful farming is being diversified.”

A herd of cows grazes on a field next to the solar and septic facilities for Lincoln Woods. Like most of the other livestock, the cows are moved en masse every few days to a new section when the farmers pick up and relocate areas of flexible electric fencing (some of it solar-powered) within the meadow. Moving the animals frequently means that they always have fresh grass, and the field can recover in stages while also getting fertilized evenly over time, thanks to their four-legged guests.

Although it’s better for the land and animals, this technique is more labor-intensive than keeping livestock in larger fixed fields. Lowy and Martin have to move the fencing and animals themselves, and they also need to keep the section edges trimmed, because wet grass touching the electric fence above will cause a short circuit. It also requires mental work, since each spot has unique amounts of rocks, slope, and wetness.

“You have to keep it all in your head and know what you have to do each time, and what fields are best for what,” Lowy said.

Fowl play in the fields

Chickens populate the field on the south side of Codman Road near Route 126. Inside their fenced area are feeders, a moveable water tank, and a coop on wheels where they can take shelter and lay their eggs. Despite the fencing, the birds and their eggs would be easy prey for coyotes, fisher cats, and raccoons, but they have protection in the form of Toby. He’s an Anatolian shepherd, a type of dog specifically bred to guard flocks of poultry, and he’s unperturbed by the dozens of clucking birds trotting around his legs.

Although the chickens don’t tear up the grass as much as cows or pigs, they have another habit that can pose a hazard for the farmers if they don’t keep their eyes on the ground while feeding the birds and collecting their eggs every day—the field is pitted with shallow holes that the chickens scratch out to give themselves a dust bath and then nestle in to rest. But with plenty of room for their excavations, the chickens are more spread out, so they don’t peck each other or spread illnesses as quickly.

Across Codman Road is a field with similar enclosure for turkeys guarded by Andy, another Anatolian shepherd, while a field near Mount Misery is home to the stewing chickens. The dogs live in the enclosures with the birds 24/7, sharing their water and eating raw meat provided by the farmers. Like the birds, they take advantage of the shade provided by the mobile coops to doze on hot summer days.

The dogs aren’t expected to kill predators—they just keep them away by barking and marking boundaries in the way dogs generally do. However, living with the dogs does put some limits on where the birds can be located—if they’re too close to houses, their canine guards will keep the homeowners awake at night with their barking.

Perhaps the most contented livestock this summer were the pigs, who live in the field on the south side of Old Sudbury Road. They spent their time rooting for plants, socializing, and enjoying the muddy spots (“that’s the air-conditioned section,” Lowy joked). “That’s why our animals taste good—they eat great food, get a lot of fresh air, and run around.”

Winter plans

Now that the cold weather is coming, the chickens and Toby will soon be moved to the greenhouse, which will offer shelter and light at least 12 hours a day (so the hens keep laying eggs) but is also open to the outdoors. The turkeys, alas, will not survive the winter—mainly because they’re all spoken for, with Thanksgiving coming up.

As fall deepens into winter, the farmers will bring the pigs back to the main farm to live in a barn and fenced area. The sows will be slaughtered after having their first litter of piglets and the meat brought to smokehouses in Connecticut and Vermont for eventual purchase by New England Charcuterie in Waltham as well as CCF store customers.

The cows will stay outside during the winter in a field closer to the barn. Lowy is installing an insulated frost-free drinker that uses water from the new piping, and they’ll eat the hay that was harvested over the summer. But the best is yet to come for three young cows—Lowy plans to rent a bull to breed the lucky heifers in the front pasture (hopefully at a moment when no children are visiting).

Meanwhile, the store is still expanding its selection with yogurt from Sidehill Farm in Hawley, Mass. (also a supplier for Whole Foods), and bread, baguettes, and bagels from Bread Obsession in Waltham available on Fridays and Saturdays. These products are sold alongside eggs and chicken with the Pete and Jen’s Backyard Birds label, which dates from when Lowy and his wife raised chickens while he was assistant farm manager at Verrill Farm in Concord.

Once winter is here, Lowy and Martin will be freed of their fence- and animal-moving duties and will spend more time doing repairs and maintenance around the farm, cleaning and painting the chicken coops, and other tasks in addition to caring for the livestock. Lowy and the CCF board will also be thinking about how they can illustrate for visitors the operations of a farm that, at first glance, doesn’t seem to have many animals.

The hard work in the fields starts again in the spring, when Lowy has lots of ideas for further reinvigorating Codman Community Farms: more haying and vegetable gardening, more field acreage, more turkeys—and some sheep to join the other livestock. He also hopes to find a part-time coordinator for volunteers, who play a big role in haying, mowing, gardening and other tasks. Once the weather warms, up, “we can always find things for folks to do,” he said.

 

Category: agriculture and flora, conservation, features, land use Leave a Comment

Initial design concepts for school to be presented

October 30, 2017

Architects will unveil some initial design concepts for the Lincoln School and ask for feedback at Saturday’s State of the Town meeting, which starts at 9 a.m. in the Brooks auditorium.

The first 90 minutes of the meeting will be devoted to updates from the two campus project groups—the School Building Committee and the Community Center Preliminary Planning and Design Committee (CCPPDC). School architect SMMA will introduce a range of initial concepts that explore building size, shape, and location of the school, while CCPPDC architect Maryann Thompson will present a series of photographs to start a conversation about aesthetic preferences. The Finance Committee will also provide high-level financial context for the projects.

Residents will be asked to weigh in on the Lincoln School design concepts and to provide input about design elements they think reflect Lincoln values and are appropriate for the campus. The SBC will post directions for the feedback exercises and, if possible, images of those design concepts later this week. 

Also on the SOTT agenda are updates on Lincoln Station improvements and proposals for a plastic bag/water bottle ban, recreational marijuana rules, a gas leak repair resolution, the Lincoln Historic District, and Lincoln becoming a sanctuary town.

Category: government, land use, school project*, schools, seniors, sports & recreation Leave a Comment

Public hearings coming up

October 29, 2017

Zoning Board of Appeals

The Zoning Board of the Appeals will hold a public hearing on Thursday, Nov. 2 at 7:30 p.m. to hear and to act on the following petitions:

  • Jonathan Donaldson, 7 Old Lexington Rd., for a special permit for an accessory apartment.
  • Walter Scott, 0 Juniper Ridge, for a special permit to construct a single-family house.
  • Patricia Horwitz, 68 Conant Rd., for renewal of a special permit for an accessory apartment.
  • Kathy Moritz, Trustee 135 Lexington Rd. Realty Trust, 135 Lexington Rd., for renewal of a special permit for an accessory apartment.

Planning Board

The Lincoln Planning Board will hold a public hearing at 7 p.m. on Tuesday, Nov. 14 to review an application for Site Plan Review. The applicants, Anne Finucane and M. Barnicle, 20 Trapelo Rd., propose to add an accessory structure.

A full list of legal notices for Lincoln can be found here.

Category: land use Leave a Comment

Updates on multitude of issues planned for State of the Town

October 26, 2017

An agenda chock-full of information and discussion about issues affecting Lincoln’s future will greet residents at the State of the Town meeting on Saturday, Nov. 4 from 9 a.m.–12:30 p.m. in the Lincoln School auditorium. The event offers informational updates on important issues in town and (in some cases) a preview of measures that will come up for votes at the Annual Town Meeting in spring 2018.

The first 90 minutes will consist of presentations the two proposed campus building projects: the Lincoln School building project and the Community Center project. Recent Lincoln Squirrel articles on these topics include:

  • Architects show how school design can enhance education
  • Five campus possibilities offered at SBC workshop
  • School Committee selects dual-firm design partnership
  • Community center group selects architect
  • Voters give the go-ahead to school project and community center planning

Other agenda items are below, and are also discussed in the latest Selectmen’s Newsletter. There will then be an open forum from 11:40 a.m.–noon and an opportunity to talk to representatives of the groups who presented during the meeting at information/discussion tables from 12:30–1 p.m.

Lincoln Station

The South Lincoln Implementation Planning Committee is studying improvements to the Lincoln Station area as well as possible rezoning, though a proposed zoning bylaw change is not likely by spring. There are five teams working on different topics for SLPIC, which reports to the Planning Board.

  • Interactive website brings residents into South Lincoln planning
  • Board approves study of DPW site
  • Groups proposed for economic development, south Lincoln

Plastic bags and bottles

The Lincoln-Sudbury Regional High School Environmental Club is revisiting its push to regulate the sale of disposable plastic grocery bags and single-use plastic water bottles in Lincoln. Warrant articles were tabled in Town Meeting in 2017 but passed in Sudbury. Town Meeting will feature either warrant articles or a general bylaw change proposal.

  • Roundup of further Town Meeting results
  • Water bottle, plastic bag issues may be tabled at Town Meeting
  • Students sponsor three Town Meeting citizens’ petitions

Recreational marijuana

The Board of Selectmen is forming a committee to help the town understand the 2016 statewide measure that legalized the cultivation, personal use and retail sale of recreational marijuana. The group will assess the law’s implications for Lincoln and make recommendations regarding potential policies, bylaws and regulations that may be desired and/or required to protect the town’s interests. Town Administrator Timothy Higgins said this week that a bylaw proposal may come up at a Special Town Meeting later in 2018 rather than the annual spring meeting.

To learn more about the committee, contact Higgins at 781-259-2604 or higginst@lincolntown.org. To apply, submit a letter of interest to Administrative Assistant Peggy Elder at elderp@lincolntown.org.

At Town Meeting in 2017, residents approved a moratorium on allowing use of land or structures for recreational marijuana establishments until November 30, 2018 pending new regulations from the Cannabis Control Commission and possible zoning amendments in Lincoln.

  • Roundup of further Town Meeting results
  • Up for discussion: marijuana businesses in Lincoln

Historic District

The Historic District Commission and Friends of Modern Architecture are working with property owners interested in adding their Modern houses to the Lincoln Historic District. At Town Meeting, residents will vote on a proposal that would allow at least 17 owners of Modern homes to voluntarily join the Lincoln Historic District. The district currently consists of 73 properties in four different areas.

Sanctuary Town

A planned Town Meeting measure seeks to make Lincoln an official Sanctuary Town, which organizers hope will safeguard illegal immigrants in Lincoln from federal immigration enforcement and otherwise help immigrants feel protected

Mothers Out Front

This group has been working on local responses to climate change such as curbing greenhouse gas emissions by fixing gas leaks from underground pipes. Members are expected to propose a resolution at Town Meeting calling for the repair of utilities’ leaking gas pipes.

  • Group uses humor and art to tag gas leaks

Category: agriculture and flora, community center*, educational, government, history, land use, news, seniors, sports & recreation Leave a Comment

Property sales in September

October 24, 2017

  • 5 Deerhaven Rd. — Theresa Meehan to Roger and Rebecca Yeh for $860,000 (September 1)
  • 19 Brooks Rd. — Sarah Smith Cairns to Brian and Kimberly Jalet for $850,000 (September 22)
  • 142 Bedford Rd. — Hui Pires to Paul and Reanna Wu for $618,999 (September 18)
  • 12 Old Cambridge Turnpike — Amanda Fargo to Leon Calitri for $575,000 (September 1)
  • 169 Lexington Rd. — Yolanda Cellucci Trust et al to Lincoln Master Build 1 LLC for $350,000 (September 13)
  • 0 Fridolin Hill Rd. (three parcels) — Donald W. Barron and Charles Anton to Yesim Taskor and Halil Ali Pirnar for $1,400,000 (September 29)

Category: land use, news Leave a Comment

Community center group selects architect

October 22, 2017

The Community Center Preliminary Planning and Design Committee (CCPPDC) has selected the firm of Maryann Thompson Architects to help design a proposal for a community center for Lincoln.

Massachusetts work by the Cambridge-based firm includes designs for the Atrium School in Watertown, the Broad Institute in Cambridge, the Walden Pond visitors’ center, and Temple Ahavat Achim in Gloucester. The firm is already working closely with SMMA Architects, which was hired to design the Lincoln School project.

The CCPPDC and the School Building Committee will present updates at the State of the Town meeting on November 4. By that time, “we want the two architectural firms to have spoken quite a bit and start aligning their processes and procedures, and maybe put a couple of community forums on the calendar,” said CCPPDC Vice Chair Margit Griffith.

Maryann Thompson Architects should have a proposed basic design for a community center along with firm cost estimates ready before an anticipated Special Town Meeting in June, when residents will be asked to vote on a school design, Griffith said. If and when residents decide to pursue the community center project, the town will ask for bids from firms to do the detailed design. “They’re not producing a plan for a community center that people vote on [in June] and break ground on,” she said.

The CCPPDC is drafting a timeline in conjunction with the SBC with “key choice points for decisions and deliverables by the architect,” said committee Chair Ellen Meyer Shorb. Designing a school and a community center simultaneously is “a really difficult, complex process that no one has done before, but the bottom line is to include the town early and often.”

 

 

 

Category: community center*, government, land use, news, seniors, sports & recreation Leave a Comment

Interactive website brings residents into South Lincoln planning

October 18, 2017

A screen shot of the South Lincoln revitalization website at courb.co/lincoln.

Using a new interactive website, residents can look at a map of South Lincoln, see some of the improvements being discussed, and add their own comments and suggestions.

The project page at courb.co/lincoln was created for the Lincoln Planning Board and the South Lincoln Planning Implementation Committee (SLPIC), which are working to make the area around Lincoln Station a vibrant, walkable and sustainable village center. Officials can post updates and respond to comments by residents as part of the public process, which also includes in-person workshops and events.

The project team behind the website can drop a “pin” on certain areas of the map to invite discussion. For example, when users click on one of pins, it opens a text box saying “If this underutilized green space next to Donelan’s and Lincoln Woods was revitalized, what events would you like to see held here?” Residents can then post and read each other’s responses, much like the comments section at the bottom of a blog post, or add their own pins to start discussion on another specific area of South Lincoln. Participants receive a notification when the project team replies.

The town was recently awarded a $400,000 Complete Streets grant for 10 projects in town, some of which include including signs, roadway markings, crosswalks, bike racks, and informational kiosks in South Lincoln. One of the website pins asks residents where they wold like to see these kiosks located.

The web platform was created by coUrbanize, a startup founded by urban planners from MIT with the goal of supplementing the traditional community process that planners use by connecting people online. “Traditional planning workshops are important, but they can be a challenge for many people to attend,” said coUrbanize co-founder Karin Brandt. “By using technology to reach people and lowering the bar to participation, we can ensure that more voices are heard.”

Category: government, land use, news, South Lincoln/HCA* Leave a Comment

Roadside pasture getting ready for return of the cows

October 10, 2017

New fenceposts await installation in the pasture running along Route 117. (Photo by Alice Waugh)

The narrow pasture between Drumlin Farm and the railroad tracks along Route 117 is being cleared and fenced in preparation for the return of a quintessentially Lincoln sight: cattle grazing in roadside fields.

The area was historically known as the “night pasture” because it was where the cows were turned out to graze in the evenings, but then the fence deteriorated to the point where it couldn’t safely contain the cows. With no livestock, invasive plant species took over the field, said Drumlin Farm Wildlife Sanctuary Manager Renata Pomponi.

Drumlin Farm is replacing the fence as part of a grant from the National Resource Conservation Service (part of the U.S. Department of Agriculture) to promote rotational grazing and invasives removal. The sanctuary has also invested in the clearing and fencing work as part of its ecological management plan, Pomponi said.

“Our staff have been working on that field for two years in preparation — a combination of physical removal (hard work!) and some limited chemical spraying to get rid of the black swallow wort. Our goal is to return cows to that field as soon as we can,” she said.

“The prospect of cleaning up that edge and having cows be the first thing people see in the early mornings and evenings as they drive into Lincoln over the railroad tracks has always been so appealing to me. We’re excited about restoring it to farmland use,” Pomponi said.

Category: conservation, land use Leave a Comment

Lincoln property sales in August 2017

October 10, 2017

  • 18 Oak Meadow Rd. — Ann Helmus to Amrite Aniruddha and Prajakta Badri for $1,000,000 (August 1)
  • 213 Sandy Pond Rd. — Shawn Samuel to Todd and Sara Morneau for $1,250,000 (August 4)
  • 170 South Great Rd. — LV Realty LLC to 179 South Great Road LLC for $750,000 (August 9)
  • 190 Lincoln Rd. — UMB Bank NA, trustee to Lorraine and Theresa Hanley, trustees, for  $1,475,000 (August 11)
  • 14C North Commons — Kara Swanson to Alexander Pina and Lu Zhang for $379,9000 (August 18)
  • 34 Windingwood Lane — Robert Sutherland to Wayne and Elizabeth Ogden for  $651,000 (August 18)
  • 41 Todd Pond Road — Page Wasson to Susan Peacock for $419,000 (August 25)
  • 120 Lexington Rd. — Lexington Development Limited Partnership to Christopher and Susan Silber for $1,700,000 (August 31)

Category: land use Leave a Comment

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