MINUTES
BOARD OF SELECTMEN
MONDAY, SEPTEMBER 11, 2006
BEMIS HALL, LINCOLN, MASSACHUSETTS
PRESENT: PersonNameSarah Cannon Holden (Chairman, Sara Mattes, Gary Taylor
STAFF: Timothy Higgins (Town Administrator). Debra Parkhurst (Adm. Asst.)
Staff: Anita Scheipers (placePlaceNameAssistant PlaceTypeTown Administrator), Mark Whitehead (Town Planner), Art Cotoni (Fire Chief); Kevin Mooney, Police Chief; Karen Santucci (COA Director)
Deaconess: PersonNameHerb placeCityTaylor
The Chairman opened the meeting with a Moment of Silence to remember the victims of dateYear2001Day11Month9September 11, 2001. She then explained that the meeting was an opportunity for questions and comments, noting that the projects are still involved in on-going discussions. The Chairman then introduced fellow Selectman Gary Taylor to discuss the genesis of the Deaconess and Mall projects. Mr. Taylor reiterated encouragement for public participation, noting that the Selectmen seek to promote public dialog on these key development issues. The Selectmen want to inform the citizens of opportunities to participate. The New England Deaconess Association is presenting a 195 unit Continuing Care residence facility that will provide more housing options for seniors, 30 more
units of affordable housing, and a significant contribution to property tax revenues. This will require approval of a zoning change (a two-third vote of Town Meeting ) and Town Meeting approval of a concept plan. Town meeting will be on November 4. This property was discussed a as part of the At Risk Properties presentation at the State of the Town last year. Deaconess has had several public presentations and discussions with abutters as well as more direct talks with the town formed Deaconess Steering Committee. Pending issues include water supply, fire safety, access, traffic and abutters impacts. The second issue for tonight’s meeting is the Rural Land Foundation (RLF) Mall proposal that includes a new Post Office, a café or restaurant, expansion of Donelan’s Supermarket, and refurbishment of the remaining retail space. Advantages to this re-development are that it preserves the Post Office in the Town retail center; it
improves the Town center community environment, which in turn provides a local gathering spot. Discussion for this project began during the 1998-1999 Charrette and past presentations to the PersonNameBoard of Selectmen and other boards. RLF has provided a Town wide mailing and two open houses. Pending issues include talks with abutters on shared septic system treatment impacts, access to commuter parking and Lincoln Woods, traffic and pedestrian flow, and the potential liquor license. Mr. Taylor said the public process includes approval of a concept plan and zoning, including public hearings before the Planning Board. If Town meeting approves, public hearings continue before the Planning Board for site plan approvals which must be in substantial compliance with the Town Meeting approved plans. Approval of the liquor license involves a ballot vote and PersonNameBoard of Selectmen hearings. Mr. Taylor also said that Deaconess will have a hearing
tomorrow morning with the Water Board.
Ken Hurd, Chairman of the Planning Board gave an overview of the Permitting process. He explained that the Deaconess has applied under the North Lincoln Planning District, whereby they seek simultaneous approval of their concept plan and their inclusion in that Overlay District. The Mall falls under the South Lincoln Planning District. This District was approved at the recent Town Meeting, and the approval of the plan only needs a majority vote of Town meeting. The Planning Board has held preliminary meetings with both developers. Mr. Hurd reviewed the dates of submission and the dates of the hearings, noting that given the short time frame, hearings for both projects will probably be held every other week until November 4. If approved at the placePlaceNameFall
PlaceTypeTown meeting, the developer goes back before the Planning Board for review of their definitive plan (based substantially on their approved concept plan). Mr. Hurd went on to review the required written documentation and plan, including impacts on traffic, environment, and municipal services.
Mr. PersonNameHerb Taylor, Executive Director on the New England Deaconess Association, identified their organization and its mission. He noted that they have built similar facilities in multiple locations. Their focus is on elder care and accommodation and caring within the community. The proposed continuing care facility will be a stand alone not for profit organization with a Board of Directors that is community based. He specifically mentioned Newbury Court and Newbury Commons in Concord as well as other projects in Northampton, Provincetown, Malden, Gilford, New Hampshire and Wells, Maine. Deaconess believes placeCityLincoln to be a wonderful site and identified a need in the area. Using an overhead view of the site, Mr. Taylor described meetings and
agreements with the abutters and the three “internal” neighbors. The site will provide 100 unit congregate housing, 67 cottage homes, and an additional 30 unit rental. The entrance fee is 90% refundable. There is a monthly operating fee as well. The independent living facility will offer transportation, dining, activities, wellness center, and other services. Deaconess has talked to the community and neighbors and has had positive feedback. A Question and Answer period followed.
Q: Is there parking for the cottages?
A: Each unit has one garage and one space behind.
Q: What is an approximate monthly charge?
A: addressStreetCall Newbury Court for those charges. This community is looking to provide a new paradigm, where one moves into and independent unit and stays as long as possible. As needs increase, services can be brought to the unit. There is a base charge which could include housekeeping, maintenance, utilities, transportation and a certain number of meals. There would be a customized range of services. The entry fee helps defray the cost of construction.
Q: You are proposing 195 units. How does that affect the Town’s affordable factor?
A: The 30 affordable rental units will push the town back over the 10%. Mr. Taylor explained that the census is done every ten years.
Q: As people need more services, where do these helpers come from?
A: They will start with a certain core staff, and additional staff will be added as needed.
Q: Will there be a placePlaceNameNursing PlaceTypeCenter?
A: Not on this campus. The placeCityConcord campus has facilities; access to those needs would happen through placeCityConcord; transportation would be provided for folks to visit.
Q: As people develop dementia, who decides where and how they are taken care of?
A: Ultimately family and community are responsible.
Q: What about the three ponds on site?
A: These are retention ponds, but they also serve to beautify the site. Groundwater will be kept on site.
Q: The buildings seem sort of tight or dense
A: We are trying to be as “green’ as possible.
Q: What about other “green” initiatives, such as recycling?
A: We will try and do whatever the Town wants.
Q: What are the financial considerations when someone moves to Alzheimers?
A: There is a discounted rate or fee when they are moved to the Concord Campus, even if they are coming from the placeCityLincoln campus.
Q: The structures seem large. Is there any way we can make them more “Lincoln-like?” Will there be trails?
A: Walking trails are included and will be linked to community trials. EGA Architects do not use a “cookie cutter” approach and will create buildings that fit into the community.
Q: Are the affordable rental units for Seniors?
A: Yes, they are for 62+.
Q: Will placeCityLincoln residents have priority?
A: The Planning Board may require that in their permit.
Q: There are 195+ residential units plus a number of care givers; what is the nature of the access?
A: There are 110 residences in placeCityConcord. There are 139 people (29 couples). About 2/3 to 3/4 of them have cars. Only one-half of these might drive regularly, and not at peak travel times. The residents do not impact traffic. We will not have residents come in and out of Route 2. Up until Route 2 is completed, access will be from addressStreetBethany Road (onto addressStreetSandy Pond Road).
Q: Can you clarify if this is an assisted living facility?
A: Care will be provided in place.
Q: How has the plan changed since the insertion of the 100 unit building in the plan?
A: The 100 unit building was always in place. The 30 unit rental building came from talks with the steering committee and the State Department of Housing and Community Development. The addition of the three properties allowed this 30 unit addition to look and fit well. The plan shows the buffer to addressStreetSandy Pond Road. The project also has to meet the new inclusionary bylaw (Ken Hurd, Planning Board).
Q: (from interior neighbors) If the plan deviates much from what was submitted, we would like to understand what would happen if these three properties are not included.
A: If the plan is different from what the Town approves at Town Meeting, then it has to go back to another Town Meeting.
Q: If approved is it re-zoned?
A: When constructed.
Q: What is the timing?
A Given the level of interest, we hope to start construction before next year; that depends upon deposits received. WeE would hope to have people start moving in 2008-2009.
Q: How do taxes work? Do you pay taxes?
A: The Assessors use construction costs of leaseable space. We are a non-profit, but want to be good neighbors. The contribution will be a significant help to budgeting.
Q: What is happening with Route 2?
A: Money is in the TIP (Transportation improvement Program) for 2010-2011.
Q; How personal can the units be made?
A: You can bring your own furniture and effects; have a garden, some other optional improvements and upgrades.
Q: Do any of you developments include an indoor pool?
A: This one might; we could have a pool for aqua therapy and aerobics.
There being no further questions. The Chairman thanked Mr. Taylor for coming.
Rural Land Foundation (RLF)/ Lincoln Mall
Present on behalf of the RLF: Geoff McGean, Director and Sarah Andrysiak; Bill Jackson & Carol Kendrick (Jackson Associates); Ed Nardi and Steve Peabody (Cresset Group); David O’Neill, O’Neill/Pennoyer Architects); David Albrecht (Rizzo Associates); Also: Jack Donelan of Donelan;’s Supermarket, Kathy Ramone of Lincoln Woods, Amelie Kass, RLF.
Mr. Nardi said that the renovations for the Mall are designed to enhance core services. The Post Office had expressed a problem with the size and location of their present of their facility, however, they have signed a lease with the RLF that is dependent on the Town Meeting approval of the new Post Office building. Mr. Nardi discussed the new site plan that includes new entrances, parking, lighting, and landscaping. The renovated Mall would provide more space for a new Post Office and larger Supermarket. They plan to maintain the tenant mix and meet the community desire for a meeting space. They plan to incorporate sustainable design. Mr. Nardi added that without significant investment, the Mall will not survive. The Mall
has not been upgraded for 30 years. There is a need for reconfiguration and re-design. Mr. Nardi reviewed the recent meetings and open houses the RLF has conducted. The RLF team is incorporating feedback from residents and town boards; they have reached an agreement regarding the septic system and are working with DEP to enhance the system. They are working with Lincoln Woods and the Town on the easement relocation that allows Lincoln Woods residents to access addressStreetWells Road from the back. Mr. Nardi reviewed the current plans, showing the egress locations into the paring areas, as well as the two new buildings which will contain the new Post Office and a café with a lobby on the first floor. There are currently 167 parking spaces; they propose 182 spaces, plus eight additional spaces, if needed. Mr. Nardi emphasized that it is critical to retain the Post Office and the Supermarket to keep the community shopping locally. It has been suggested that the name be
changed to “Lincoln Station.” The Planning Board hearing is September 20 and they plan to incorporate public and Board feedback on the project. Town Meeting is on November 4, and the RLF seeks input and support.
Q: Are you offering retail space to existing tenants?.
A: First floor space remains much the same; “Curves” may have to move upstairs.
Q: How does it all fit?
A: Certain stores remain where they are, others move to available space.
Q: Restaurants are hard to sustain. Is that space in jeopardy of becoming another bank, etc.?
A: The aim is to have a restaurant. The RLF has hired the Boston Restaurant Group to solicit input from the restaurant community. It would be used for another purpose if it cannot be used as a restaurant.
Q: Would like to have covered walkways. Will the green in front of Lincoln Woods be maintained?
A: Yes.
Comment: Neighbor discussed the noise associated with commercial mowers.
Q: Will there be public toilets?
A: Not in the retail establishments, but there will be a new one in the expanded Donelans’ and in the lobby of the Post Office.
Comment: concern about a café or restaurant surviving.
Q: We hear a lot about Smart Growth, about housing near transportation. Are we closing this off from Smart Growth?
A: The Mall is already developed. Other nearby properties are looking for housing opportunities.
Q: Will the Lincoln Center Post Office remain open?
A: Yes.
Comment: I am concerned with the height of the Post Office in front. I thought Post Office should be in the back; large structure takes away from view; the supermarket might be too large. Will we just get more offices?
A: We did an analysis along addressStreetLincoln Road; there are other taller buildings along the road. The proposed Post Office fits in with the existing context. The renovated mall supplies 5000 square feet of office space for local businesses.
Comment: I asked RLF and was unable to obtain financial information and have concerns.
A: This is a significant investment. The current assessment for the property is Four million dollars, and it will go up.
Q: We voted in the South Lincoln District in hopes of affordable housing going there. If the RLF mission is to purchase open space, what if the mission was changed to provide housing as well as open space?
Q: Will the restaurant compete with the Whistle Stop?
A: The RLF does not believe so. The new restaurant will serve lunch and dinner. The Whistle Stop was offered the new café space first.
Q: Is there a possibility of a drugstore?
A: There is not enough traffic or volume here.
Q: Will the development meet placeCityADA requirements?
A: Yes.
Comment: I noticed only four handicapped spaces and there is some parking pedestrian conflict.
Comment: Please treat “Inside/Outside’ with respect. They have been here a long time.
A: We are trying to ensure that all our tenants remain.
Q: Post Office parking?
A: Their trucks are behind the building.
Q; Will there be sidewalks?
A: Yes
Q; What about the birch trees?
A: They may be re-located
Q; I have concerns about financial feasibility. What are the needs? There is a poor history of demand here. Lexia, a company that was located here, has just moved to placeCityConcord. Where is there need for more office space?
A: We are trying to accommodate a new restaurant, and we do not feel that there is a lot of excess retail in the area.
Q: Why is the Post Office up front?
A: This location came out of earlier discussions for a village look and feel.
Q: I’m concerned about the turning radius for large trucks.
A: The radius is no different than what we have had.
Q: I am interested in “green” initiatives and concerned about septic issues: I have noticed smells in the area, is this the septic?.
A: We have long term plans for septic upgrades. Some of these smells may come from Codman Farm, located close by.
The Chairman thanked the participants and the audience for coming and reminded everyone of the scheduled hearings with the Planning Board and the upcoming Fall Town Meeting.
The meeting adjourned at timeMinute5Hour1010:05.
Submitted by Debra Parkhurst
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