land use

To the editor:

It doesn’t seem so long ago, but it has been three years since I declared my candidacy for the Planning Board, and I’m asking you to elect me once again for a three-year term.

In my initial letter, I summarized my previous service to Lincoln on the Finance Committee, the Housing Commission/Housing Trust and as a Selectman. Now I would point to how the Planning Board has improved since you first elected me, and commit to you that, if elected, I would continue to work to give Lincoln the forward looking planning effort that it needs and deserves.

When I asked for your support previously, I identified two objectives that I would pursue. First, the board should spend much more time actually planning and much less time in the process of negotiating with people about what they could and couldn’t do with their residential properties. The second objective, related to the first, was to make the process of residents seeking reasonable improvements to their property much simpler and less costly. We have made substantial progress on both fronts.

The process through which residents seek to develop or improve their properties has become much simpler, more efficient, and far less costly. The board now delegates to its talented staff, Jennifer Burney and Paula Vaughn-Mackenzie, the task of resolving conflicts between applicants’ plans and Lincoln’s bylaws and board policies. Most issues are addressed at the staff level, so public hearings required for approval are focused narrowly upon any conflicts that remain and any concerns raised by abutters and interested parties.

Unlike in the past, it is rare that we continue a public hearing (forcing applicants and their architects to return) except in cases of substantial public interest, such as development of the new Minuteman High School facilities, or very large and impactful residences. The board protects the town’s interests but makes the process as user-friendly as possible. Furthermore, the board is considering changes to the bylaws governing site plan review to make them much more equitable.

By making its permitting function more efficient, the board and planning staff have been able to turn their attention to the planning that Lincoln needs. In addition to following and supporting the school building and community center development committees, the board has begun efforts to revitalize the Lincoln Station/mall area and to improve wayfinding and connectivity in Lincoln. The Lincoln Station effort includes working with the MBTA to improve commuter rail facilities, alterations to zoning to improve incentives for private commercial and residential development, and creation of “spaces” to make the mall area more attractive.

Wayfinding and connectivity initiatives seek to better inform people of what Lincoln has to offer and where to find it, and to develop facilities such as walkways, crosswalks, and trails to increase foot and bicycle access to key locations and improve safety. Our staff has brought in over $600,000 in grants to support these efforts, and we are actively pursuing additional grant funding.

I ask your support in the upcoming election to further pursue these efforts.

Sincerely.

Gary Taylor
2 Beaver Pond Rd.

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Letters to the editor must be signed with the writer’s name and street address and sent via email to lincolnsquirrelnews@gmail.com. Letters will be edited for punctuation, spelling, style, etc., and will be published at the discretion of the editor. Letters containing personal attacks, errors of fact or other inappropriate material will not be published.

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.

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.

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.