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land use

AKA Bistro to close Sunday; Blazes may take its place

May 3, 2016

Aka Bistro, part of the Mall at Lincoln Station.

Aka Bistro may soon be replaced by Blazes.

By Alice Waugh

Mother’s Day will be the last day of business for AKA Bistro, which garnered widespread praise for its innovative French and Japanese cuisine but was a victim of not one but two natural disasters.

Meanwhile, Richard Card, the Lincoln resident behind the proposed Blazes bookstore/coffee shop/cocktail bar, has made an offer to lease the space currently occupied by AKA Bistro and has launched a website detailing what Blazes plans to offer.

Rumors have swirled for some time that Aka Bistro might be closing. “AKA is a tenant at will and has been struggling to pay the rent for the space,” Geoff McGean, executive director of the Rural Land Foundation (which owns the Mall at Lincoln Station), said in an email last week. “We have talked with several new potential restaurant tenants about the space. Richard Card/Blazes is one of the potential tenants that has expressed interest in the space, and we have had discussions with them.”

Card confirmed that he has made an offer on a five-year lease for the AKA Bistro space for Blazes, which he hopes to open as soon as this fall if all goes well, but said on Tuesday he had not gotten a response.

“This is very sad because I like the town very much. It reminds me of the village in France where I grew up, a small community where everyone knows everyone. This is something I’ll miss a lot,” Christian Touche, co-owner and general manager of AKA Bistro, said in an interview Tuesday night. “It would have been easier if there was something bad” such as substandard food or poor service, but such was not the case, he said.

AKA Bistro was was never able to recover from a pair of unfortunate events: the lengthy closure of nearby Donelan’s after its roof collapsed in a snowstorm in February 2011, significantly reducing business traffic for the entire mall, and the closure of AKA itself for several months starting in December 2013 after a burst ceiling pipe caused extensive interior water damage. “I learned a lot about insurance,” Touche said ruefully.

The plan for Blazes had its first public airing at Town Meeting in 2015 when Card applied for a liquor license. He told the Lincoln Squirrel beforehand that his business would aim for a “salon atmosphere” with a breakfast, lunch and light dinner menu, and a small bookstore that would stock “only high-minded and literary works.”

At that time, Card said he did not have a specific site identified, though he later said he was looking at space on 10 Lewis St. That later turned out not to be workable due to a shortage of parking space.

Even though nothing has been signed, Blazes now has its own website noting that the establishment will be a “cultural cafe” with “an inviting chic and urban edge.” Offerings will include crafted coffees, loose-leaf teas, fresh fruit drinks, and food including “meticulously prepared soups, local cheeses and charcuteries.” The website includes a sample menu and an undated list of events Card hopes to hold there.

Asked about pricing, Card said that Blazes would be somewhere in between Concord’s Woods Hill Table and the Whistle Stop in Lincoln “so people can come here once or twice a week and not feel it’s going to be a big expense. We definitely do not want to be a ‘special occasion’ place.”

Card has assembled a committee of about a dozen Lincoln residents who are investing and/or lending their expertise in the design and planning process. He’s also planning to launch a Kickstarter online fundraising campaign featuring a promo video and a song. Among the committee members is Wendy Harrington, who said she and other Lincolnites are excited about what Blazes could offer beyond just its menu and merchandise.

“Italy and France have cafes in town squares, England has the pubs and Iceland has the baths,” Harrington said. “The problem with a small town like Lincoln is that it doesn’t have a town center” where people can run into each other and socialize with a cup of gourmet coffee or a cocktail.

“I’ll still go to Concord or Waltham or Lexington” to eat out for dinner, “but I would much rather have a casual meal [at a place] where I can throw on a coat and and go downtown [in Lincoln] with my daughter, or drop in during the day,” Harrington said. “I think Richard has really hit on it. I think he’s got a very holistic approach to the culture [of Lincoln] and the food part of it that was really missing.”

The impending closure of the well-regarded AKA Bistro came as a surprise to gourmets outside Lincoln as well. The restaurant was featured on April 22 in Boston Magazine’s “Best Food Instagrams of the Week” and was reviewed in detail on April 15 in The Passionate Foodie, a blog by Richard Auffrey, who said he had no idea about the upcoming change when he wrote his blog post.

Touche said he had considered “downgrading” the AKA Bistro menu a bit to get more local customers, but decided it was too risky. “I may or may not gain people from Lincoln, but I’d certainly lose the people who drive half an hour” for AKA’s fare, he said.

Touche isn’t certain what’s next for him, but said there will definitely be another restaurant in his future, and the AKA Bistro experience has taught him a lot. “I wish the best for the new people who are coming. It’s a great spot and maybe they’ll get a better sense of the needs of the residents,” he said.

Category: food, land use, news 12 Comments

MBTA monopole session postponed

April 26, 2016

Yellow stars indicate the three sites in Lincoln where the MBTA is proposing to put monopoles (click to enlarge).

Circled yellow stars indicate the three sites in Lincoln where the MBTA is proposing to put monopoles (click to enlarge).

Tonight’s scheduled presentation to the Planning Board about a plan to build three monopoles along the commuter-rail right of way in Lincoln has been postponed after federal officials recommended reclassifying the proposal as a multi-use WiFi project.

At the request of Lincoln officials, MBTA representatives had planned to attend tonight’s Planning Board meeting to answer questions about the agency’s proposal to put three poles, each about 70 feet high, along the train tracks in Lincoln. The poles here and elsewhere on the MBTA commuter rail system will carry telecommunications equipment allowing the MBTA to comply with a federal mandate for emergency train-stopping technology, also known as Positive Train Control. The poles could also hold third-party equipment to improve WiFi access on the trains.

Because the pole sites are within the MBTA’s right of way and not located in wetlands areas, the agency is not required to obtain approval from town land use boards.

“When compliance paperwork was initially filed with the FCC, a number of the monopoles were to be used for Positive Train Control, while a majority were to be used for commuter rail WiFi multipurpose guidelines,” MBTA Deputy Press Secretary Jason Johnson said on Tuesday. “In reviewing the findings, the FCC determined that not all of the monopoles were dedicated to PTC use and recommended to us that the filing would have to be reclassified as a multi-use WiFi project.”

The classification change “gives the MBTA the flexibility to utilize the infrastructure for future projects, reducing the need to build potentially redundant structures along the rights of way, saving future projects time and money,” Johnson added.

Category: government, land use, news Leave a Comment

Public hearings coming up

April 19, 2016

House-1Conservation Commission

Public hearing on Wednesday, April 27 at 7:45 p.m. in accordance with wetlands regulations regarding a notice of intent from Vincent Mula for grading and earthwork in the 100-foot buffer zone at 7 Forester Rd in Lincoln.

Historic District Commission

Public hearing on Tuesday, May 3 at 7:30 p.m. to review the application of Lisa and Seth Rosen to enclose a side porch at 53 Bedford Rd.

Zoning Board of Appeals

Public hearing on Thursday, May 5 at 7:30 p.m. to hear and to act on the following petitions for accessary apartment renewals:

  • Mary Alice Williamson, 15 Conant Rd.
  • Christopher Boit, 61 Bedford Rd.
  • Johan Pontin, 19 Bedford Rd.
  • Phillip Greenspun, 10 Beaver Pond Rd.
  • Julia Altman, 5 Boyce Farm Rd.

Category: land use Leave a Comment

Property news

April 12, 2016

House-1Property sales
  • 311 Hemlock Circle — Bonnie Kiernan to Michael Trembicki for $512,000 (March 21)
  • 34C Indian Camp Lane — William Carlezon Jr. to Mary Hill Peters for $350,000 (March 15)
  • 9 Smith Hill Rd. — David Ireland to Ali and Danielle Raja for $1,475,000 (March 15)
  • 24C Lincoln Rd. — Margaret Ramsay to Zahra Shahrokh for $527,500 (March 15)
  • 0 Winter St. — Charles Stankard Jr. to MMV LLC for $500,000 (March 11)
  • 12 Silver Hill Rd. — Bolitas Limited Partnership to Carey Cort for $870,000 (March 1)
  • 14 Hilliard Rd. — John Sullivan to Karen L:andin for $1,035,000 (February 10)
Public hearings

Tuesday, April 26

  • Planning Board — to review an application for Site Plan Review under Section 17 of the Zoning Bylaw. The applicant, Jonathan Drew, 133 Weston Road, proposes to add a screened porch to an existing home.

Tuesday, April 12

  • Planning Board — to review an application for signs under Section 16 of the Zoning Bylaw. The applicant at 131 Cambridge Turnpike proposes to locate a sign above the garage doors for his business.
  • Historical Commission — to consider the application of Jonathan and Rachel Drew for a Demolition Plan Review to demolish the dwelling at 135 Weston Road.
  • Lincoln Historical Commission — to consider the application of Tom Bucknall for MCH 80 Tower, LLC for a Demolition Plan Review to demolish the dwelling at 80 Tower Road.
  • Historical Commission — to consider the application of Elisabeth and Zach Herbert for repairs to the slate roof, screen porch, siding and window repair/restoration at 28 Lincoln Road.
  • Historical Commission — to consider the application of Peter and Hytho Pantazelos to demolish more than 25 percent of the roof structure and an attached greenhouse at 12 Woodcock Lane.

Wednesday, April 6

  • Public hearing in response to the Request for Determination of Applicability by Keolis Commuter Services vegetation management within the 100-foot buffer zone along the MBTA right of way in Lincoln.

Category: land use Leave a Comment

Letter to the editor: monopoles may boost cell phone coverage

March 31, 2016

letter

Editor’s note: The following was one of several comments made on the March 29 story about proposed MBTA monopoles and is reprinted as a letter with the permission of Mr. Domnitz, who served on the Planning Board from 2003-2015.

To the editor:

Although it is never easy to accept the preemptive authority of a state agency, a potential benefit of the proposed towers is that they may finally provide a relatively benign solution to the coverage gaps in two neighborhoods that have been relentlessly targeted by cellular telephone companies—the Red Rail Farm/Walden Pond area, and the Route 117 corridor near the Weston line.

About 11 years ago, the Planning Board did a comprehensive town-wide study of potential cell tower sites in an attempt to relieve the pressure we were experiencing from cell phone carriers who were seeking to locate at will throughout the town. Ironically, we identified the MBTA right-of-way sites near Red Rail Farm and Weston as viable options, but we were unable to arouse any interest from the MBTA. They are now interested, and they seem willing to work with Lincoln stakeholders.

A few points:

  1. The Planning Board should reach out to the affected neighborhoods and invite them to attend the April 26 meeting. The Walden Woods Project and DCR [Department of Conservation and Recreation]/Walden Pond should also be notified.
  2. Although the MBTA appears to be exempt from local zoning, the Planning Board should assess the extent to which the current proposals do not comply with current zoning dimensional controls. This might help the town negotiate any issues of concern to abutters.
  3. The Planning Board should consider whether it makes sense to put the proposed sites into the Wireless Communications Facilities overlay district. This might provide some benefit to the town in the future by discouraging cell phone companies from attempting to negotiate siting with other property owners.

Sincerely,

Bob Domnitz
21 Mill St.


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.

Category: government, land use 1 Comment

Three concrete towers planned along railroad tracks in Lincoln

March 29, 2016

Yellow stars indicate the three sites in Lincoln where the MBTA is proposing to put monopoles (click to enlarge).

Yellow stars indicate the three sites in Lincoln where the MBTA is proposing to put monopoles (click to enlarge).

By Alice Waugh

The MBTA plans to install three monopole towers along the commuter rail tracks in Lincoln to comply with a federal mandate for emergency train stop controls. The concrete towers will range in height from about 65 to 75 feet.

Because the pole sites are within the MBTA’s right of way, the agency is not required to obtain approval from town land use boards unless the sites fall within a wetlands area, said Director of Planning and Land Use Jennifer Burney, adding that she heard about the plan only indirectly.

At least one of the towers will have “multiple arrays” of antennas for both train control and passenger Wi-Fi access, according to a Request for Determination of Applicability submitted to the Conservation Commission by Ramaker & Associates, a Wisconsin engineering firm hired by the MBTA. The tower will also support a radio equipment cabinet, and a 5-by-5-foot pad is proposed to support future radio equipment.

In response to a request from the town, the MBTA will attend the Lincoln Planning Board meeting on April 26 to give an overview of the project and answer questions. Representatives from the Conservation Commission and the Walden Woods Project will also attend, Burney said.

The monopoles will carry telecommunications equipment for a computerized system that combines GPS and wireless radio to monitor trains for excessive speed or proximity and to stop them before a collision or derailment can result. The U.S. Department of Transportation’s Positive Train Control regulations stem from the Rail Safety Improvement Act of 2008.

The MBTA plans to install a total of 330 poles along the commuter rail system starting in April with the Fitchburg and Rockport lines, said Jason Johnson, deputy press secretary for the MBTA.

The MBTA has also entered into a partnership with inMotion Wireless to offer commuter rail and boat passengers free Wi-Fi and broadband Internet access. The contractor paying for the monopole installations will also “have the option to examine private revenue generation” by adding antennas for cell phone companies and other commercial users, Johnson said.

To work properly, the poles need to be a maximum distance apart depending on the curvature of the track. They are being spaced as far apart as possible (an average of 1.3 miles) to minimize the number of poles required, and sites in “the least obtrusive areas available” were chosen, Johnson said. “In addition, this infrastructure has been designed as a multi-use structure that could support the needs for additional projects in the future, limiting the need for redundant building on the right of way,” he said.

Burney said MBTA officials told her that they might be open to suggestions about altering the locations of the monopoles only if there were “very small adjustments” of less than 30 feet involved. They have also agreed in principle to a “balloon test” where a tethered balloon is sent aloft at each site up to the height of the proposed pole so people in the area can see how high the top of each pole will be, and from what distance it can be seen, she said.

The Massachusetts Historical Commission has requested a “viewshed” analysis and archeological survey of the planned monopole site near where Route 126 goes over the train tracks. That area is close to the Walden Woods historical landscape as well as a Native American cremation and burial site that has not yet been systematically investigated.

Category: government, land use 10 Comments

Voters OK buying land for possible solar swap

March 20, 2016

The lighter green protion of the Hargreaves-Heald property will be purchased by the town for conservation land.

The lighter-green portion of the Hargreaves-Heald property will be purchased by the town for conservation land.

By Alice Waugh

Thanks to a vote at the March 19 Town Meeting, Lincoln will buy a new piece of conservation land that could be used as part of a “land swap” with the state to allow a solar array to be built on the capped landfill.

Voters approved spending $225,000 on a three-acre portion of the seven-acre Hargreaves-Heald property in Sandy Pond Road, which includes the meadow just to the east of the Old Town Hall Exchange. Converting the three acres into town-owned conservation land means that it will be preserved as open space and that the town can run a conservation trail through it.

The purchase was one of 11 projects to be funded by a Community Preservation Committee (CPC) allocation of $897,882. Housing and recreation reserves brought the total for the CPC measure (which was approved with a few “nay” votes) to $1,030,162.

According to state law, if the town decides to remove the conservation designation from a parcel such as the landfill for purposes of installing a solar array, it must compensate by designating an equivalent amount of other land as conservation property. While a solar array will not be proposed for the Hargreaves-Heald land itself, that land could potentially be “swapped” for the landfill in exchange for permission to site a solar array on the landfill conservation land.

The idea of putting solar panels on the landfill site was discussed at the State of the Town meeting in November 2015, though no concrete proposals have been put forth yet.

Green Energy Committee chair John Snell proposed amending the CPC motion to specify that the Hargreaves-Heald purchase could be counted as a conservation land swap in a future application to the state. “It would really help if this was an option… it would be a good forward-thinking thing to do,” he said.

Town officials huddle in front of Town Counsel Joel Bard to craft amended wording for the Hargreaves-Heald motion as Town Moderator Sarah Cannon Holden (left) waits.

Town officials huddle in front of Town Counsel Joel Bard to craft amended wording for the Hargreaves-Heald motion as Town Moderator Sarah Cannon Holden (left) waits. 

After a lengthy on-stage huddle among Lincoln officials, Town Counsel Joel Bard drafted amended wording for the motion. “It’s just a paper designation, if you will—the acquisition and use of the parcel is not going to change,” he said, adding that the amendment conferred “the option but not the obligation” to use the property as part of a future conservation land swap.

“We’ve done such a good job with conservation land that we don’t really have any fungible municipal land” to use in a swap, said Selectman Noah Eckhouse, who along with Snell is a members of the Landfill Solar Steering Committee. “The state is trying to keep towns from cracking into conservation land they already have.”

 

Category: conservation, government, land use 2 Comments

Planning Board candidate #2: Margaret Olson

March 4, 2016

ballotEditor’s note: This is the second of three articles on candidates for the Lincoln Planning Board, which has three candidates running for two seats. Yesterday, we featured Steve Gladstone, and on Saturday we will feature Jennifer Morris Gundy. Next week we will have an article about Board of Selectman candidate James Craig, who is running unopposed for the seat of Noah Eckhouse, who is stepping down. The town election is Monday, March 28.

Margaret Olson

To the editor:

I am writing to ask for your support in the upcoming election for Planning Board. I have lived in town since 1998, served on both the ZBA and for the past three years on the Planning Board. The work of the planning board is very important to the long-term health of the town in terms of both preserving and continuing the land stewardship values that make Lincoln so special and the health of our small commercial area at Lincoln Station.

Here is a brief overview of the major issues that the Planning Board will be facing over the next few years:

  • Regulation: Site plan review (SPR) has been the primary tool by which the town has sought to preserve the characteristics of our neighborhoods and road scape. As more and more houses have come under site plan review, we have been learning what its strengths and weaknesses are. As currently implemented, SPR takes up inordinate amounts of staff time and of course imposes a burden on homeowners seeking to make modifications to their properties. The board has worked over the past two years to streamline this process—to make it faster and more efficient while preserving the goals embodied in the regulation. We have more work to do here.
  • Commuter train: The commuter rail is an important amenity for residents working in Cambridge and Boston. As the commute by car into Boston and Cambridge continues to become longer and more difficult, the commuter rail will become even more essential. Currently, Lincoln is listed on the Metropolitan Area Planning Council site as an example of an “undeveloped station” (see page 31-32). As the MBTA pushes to reduce costs and compress schedules, Lincoln is vulnerable to reduced schedules. This will not only impact residents, but has already had a negative impact on the ability of the businesses in the Lincoln Station area to attract and retain employees. We need to find a way to keep or increase ridership in a manner that has a positive impact on the town and provides sufficient MBTA parking.
  • South Lincoln/Lincoln Station: For many residents, Donelan’s and the other Lincoln Station businesses are critical to the community; they are convenient and local. The economic changes of the last 20 years have not been kind to small local business areas. With a mix of attention to the train station and some creative planning we can keep Lincoln Station healthy and vibrant, but it will require considerable planning.
  • Complete streets: “Complete streets” is a term used to describe a street that is friendly to pedestrians, bicyclists and cars. On too many Lincoln roads, walking is not safe, and it’s particularly not safe at rush hour. We’ve gone to great lengths to preserve the rural feel of our roadsides, but too often we are enjoying that only from a car window. “Complete Streets” is a state initiative from which the Planning Board may be able to secure funding to help the town apply multiple strategies (not necessarily sidewalks or roadside paths).

Please continue make Lincoln a great and special place to live. I ask for your support and vote on March 28th.

Sincerely,

Margaret Olson
17 Boyce Farm Rd.
781-392-4403
margaret@margaretolson.com (mobile)

Category: elections, government, land use 2 Comments

Planning Board candidate #1: Steve Gladstone

March 3, 2016

ballotEditor’s note: This is the first of three articles on candidates for the Lincoln Planning Board, which has three candidates running for two seats. Tomorrow will feature incumbent Margaret Olson and Saturday will feature Jennifer Morris Gundy. Next week we will have an article about Board of Selectman candidate James Craig, who is running unopposed for the seat of Noah Eckhouse, who is stepping down. The town election is Monday, March 28.

Steve Gladstone

To the editor:

I would like to announce my candidacy for one of the vacant seats on Lincoln’s Planning Board.

Having joined the Lincoln community nine years ago, my wife Susan and I are still relative newcomers to a town whose founding families still enrich our community.  It has been a real pleasure to become ever more closely involved with townsfolk, governance, and of course the landscape.

Soon after our arrival, I was in a position to serve on the Facilities Coordinating Committee. Identifying usage patterns, availability, capabilities and limitations of our core meeting spaces led to deeper engagement in the town’s management and social processes. Most recently I was selected as one of the three at-large members of the Community Center Study Committee.

Professionally, I have applied two science master’s degrees as Director of Research Operations at Beth Israel Deaconess Medical Center (BIDMC) for 22 years, where I was part of the management team responsible for an interdisciplinary academic/clinical research enterprise with a $325 million budget. As a director in BIDMC’s Office of Science and Technology, I was intimately involved in budgeting, strategic planning, space allocation, and implementation of diverse critical functions. I am now part of the management team at a pharmaceutical startup in Cambridge.

Lincoln enjoys a distinct rural character unique among towns so near Boston. It is a fundamental aspect of our special town spirit, one that deserves to be maintained, to “Keep Lincoln, Lincoln.” We must and will change as times change.  This mindfully managed evolution is one of my core values. The Planning Board and Town should and must be open to new ideas and concepts as they blend with this guiding principle.

Volunteers are the backbone of Lincoln’s community spirit. It is exciting to continue my involvement in Town affairs by offering my candidacy for the Planning Board.  It is my hope that this note gives the voters of Lincoln some familiarity with me personally, and with my professional background.  Please call or email me with your thoughts, questions, or concerns—or join me for coffee at the Whistle Stop.  And please DO vote, DO volunteer and DO get involved in this exceptional town!

Sincerely,

Steve Gladstone
67 Winter St.
steve.gladstone@gmail.com

Category: elections, government, land use, letters to the editor 1 Comment

Property news

February 18, 2016

House-1Land transactions for January 2016
  • 15 Oak Meadow Rd. — George Speen, trustee, to Anne Niemi for $685,000 (January 8)
  • 64 Birchwood Lane — James Reider, trustee, to William Glynn and Anna Lombroso for $604,000 (January 11)
  • 32B Indian Camp Lane  — Erik Phillips to Patrick McCusker and Tracy Steele for $367,000 (January 12)
  • 121 Tower Rd. — Trinity Group LLC to Chad Sears and Thomas McMennamin for $1,500,000 (January 15)
  • 34 Old Winter St. — David Ries to Christopher and Susan Murphy for $815,000 (January 22)
  • 0 Lexington Rd. — Alice DeNormandie to Zeis Lincoln One LLC for $800,000 (January 25)
  • 14 Winter St. — Samson Munn to Zachary and Kim Morris for $1,425,000 (January 29)
Zoning Board of Appeals hearings

The Zoning Board of the Appeals will hold a public hearing on Thursday, March 3 at 7:30 p.m. at the Town Office Building to hear and to act on the following petitions under the zoning bylaws:

  • Christina Van Vleck and David Nydam, 2 Lewis St., for a special permit to construct alterations and make landscape improvements to a non-conforming structure on a non-conforming lot in a B-2 Business District, to use the premises for both business and residential uses, and to reduce the applicable parking requirement.
  • Adrian and Jennifer Fretland, 8 Pine Ridge Rd., for a special permit to construct a new garage and kitchen addition to a non-conforming structure.
  • Harold Engstrom, 27 Old Farm Rd., for a special permit to construct a shed on a non-conforming lot and/or structure.

Category: land use Leave a Comment

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