A sketch of what the starter homes might look like (click to enlarge). See the April 27 Lincoln Squirrel article for more project illustrations.

The Planning Board got more details this week on the Nature Link project proposed for Page Road/Route 2 land, including information on sizes and estimated prices of the homes.

The Rural Land Foundation is asking voters at a Special Town Meeting on June 25 to approve rezoning and funding measures that would allow the town to purchase 77 acres of land now owned by the Frank Panetta Jr. Trust and Farrington Memorial. Oriole Landing developer Civico, which is providing $3.3 million of the $6.4 million total land purchase cost, hopes to build 20 tightly clustered single-family condominium homes on some of the parcel, while most of the rest will become town-owned conservation land. Farrington Nature Linc would remain as is, though with a new access road from Page Road.

To make it happen, voters must approve a change to the existing North Lincoln Overlay District for the proposed housing and another to preserve the existing Gerard’s Farm Stand on Route 2, as well as a $950,000 appropriation from the town’s Community Preservation Act fund. Another $800,000 from the City of Cambridge and $1.35 million in private donations to the RLF will round out the total.

The three houses now on the Panetta land will be razed. In addition to 17 small starter homes ranging from 1,650 to 2,000 square feet, the development will include three 4,500-square-foot homes on the southeast corner of the site. Andrew Consigli of Civico estimated that the starter homes will sell for under $1 million while the three larger homes would fetch $1.5 million to $2 million. Three of the starter homes would be income-restricted.

Because it will be a condominium complex, owners will not be allowed to make substantial changes to their homes without consent of the entire condo homeowners’ association. The RLF will have right of first refusal if Farrington Memorial ever decides to sell their parcel, which will have deed restrictions so Farrington Nature Linc can continue to operate on part of the land and “make small additions to their footprint” in the future if desired, said Geoff McGean,  Executive Director of the RLF, which is distributing this brochure touting the project.

If all goes as planned, the deal will conserve the largest remaining parcel of undeveloped and unprotected land in Lincoln. “This is the result of many, many years of negotiation,” McGean told the Planning Board. “It’s a balance of benefits, and all parties involved have made some sacrifices. I can’t emphasize enough that this is a moment in time… it’s not going to be there next year.”

The decision to propose small starter homes rather than townhouses or multifamily housing was based on economics as well as the wishes of the Panettas, Consigli said. The development is modeled after the nascent 40Y state program, though the Lincoln proposal would allow houses larger than the $1,850-square-foot state maximum.

The Planning Board will hold a public hearing on June 10. Before that will be public information sessions and site walks as well as presentations to the Conservation Commission, Community Preservation Committee, and Housing Coalition.

Each house will have a two-car garage and a small private yard, and residents will have access to a common green. “It’s going to have a very communal feel,” said Jeremy Lake of Union Studio Architecture & Community Design, which designed the Riverwalk housing in West Concord.

Planning Board member Susan Hall Mygatt was concerned that preserving the commercial farm stand alongside the housing might constitute spot zoning. Director of Planning and Land Use Paula Vaughn-Mackenzie said town counsel was reviewing the issue.

Many attendees at the April 29 meeting expressed support for the proposal. Andrew Glass, chair of the Historical Commission, noted that his group approves about half a dozen teardowns each year, and most of them are small houses. “This will help replenish a form of housing stock in Lincoln that we have seen a great decimation of in the last several decades,” he said.

A map showing the land that the town hopes to purchase (click to enlarge).

Lincoln could see 20 new homes near Route 2 along with dozens of acres of newly town-owned woods and wetlands if residents vote yes at a Special Town Meeting on June 25.

Seventeen of the 20 homes will be tightly clustered 1,850-square-foot “starter homes” on 14 acres of Page Road land currently owned by the Panetta family. The town proposes to buy a total of 77 acres from the Panettas and Farrington Memorial (which operates the nonprofit Farrington Nature Linc) for $6.4 million. Funds for the purchase would come from developer Consigli ($3.3 million), which built Oriole Landing, as well as $800,000 from the City of Cambridge, $950,000 from the Lincoln’s Community Preservation Act fund, and $1.35 million in private donations.

Farrington Memorial will retain ownership of some of its land within its parcel that will be accessed (as will the new houses) from a roadway coming off Page Road, and Farrington Nature Linc will continue to operate as it now does (see the Lincoln Squirrel, April 17, 2015).

A sketch of where the homes would be placed.

To make it all happen, voters must two zoning measures by a two-thirds margin — a change to the existing North Lincoln Overlay District for the proposed housing and another to preserve the existing Gerard’s Farm Stand on Route 2 — plus the CPA funding for the conservation component of the project that would protect the land from development and eventually add 1.5 miles of new trails connecting to the Osborn Conservation area to the south.

The deal won’t go through unless the RLF can raise $1.35 million in donations by June 25. RLF Executive Director Geoff McGean acknowledged the tight timeline for fundraising and voter approval. “It’s a very complicated project with a lot of moving parts that somehow all come together at this brief moment in time, unfortunately,” he said.

The fundraising effort will include appeals to foundations, friends of conservation, and a townwide mailing. “Most of the time it’s individual Lincoln residents that step up, and we’re hopeful that residents will think this is a good project worth supporting,” McGean said.

The housing plan is modeled on the state’s nascent 40Y program, which offers a zoning tool for towns to approve “starter homes” of up to 1,850 square feet in districts that allow at least four starter homes per acre. However, though the law has been passed, the state has not yet released specific guidelines for towns and developers, so there will be no opportunity for state grants or other involvement, McGean said.

The RLF presented the proposal to the Select Board on April 14 and will make an informal presentation to the Planning Board on Tuesday, April 29.

The plan is similar in some respects to the town’s 2016 purchase of the Wang property on Bedford Road. That deal paved the way for a new home for the Birches School, a new town playing field, and several acres of conservation land.