MEETING MINUTES
BOARD OF SELECTMEN
Monday, September 22, 2008
PRESENT: Sara A, Mattes (Chairman), Sarah Cannon Holden, Gary Taylor
STAFF: Timothy Higgins (Town Administrator), Debra Parkhurst (Administrative Assistant)
Welcome & Introductions:
The meeting opened at 7:35 PM. The Chairman welcomed the public, reviewed the agenda and action items for the meeting.
Announcements:
· Ms. Mattes announced that Massachusetts National Guard is moving its headquarters to Hanscom Air Force Base.
· Ms. Mattes announced that interested citizens can subscribe to e-mail notification by clicking on “subscribe:” on the town’s website at www.lincolntown.org.
Appointments:
Police Chief Kevin Mooney and Fire Chief Artie Cotoni
Mr. Higgins asked the chiefs to describe the events around the recent house fire on Beaver Pond Road. Chief Cotoni said that Public Safety was at the site of an accident involving a Lincoln Sudbury bus and another vehicle when they received the call regarding the house fire. Noting that there were no injuries at the bus accident, the chief and other firefighters responded to the fire call. The fire eventually went to four alarms involving nine (9) towns and the rehab bus. He noted that the alarm from the homeowner’s security company came in at the same time that a Channel 25 News helicopter covering the bus accident spotted the fire and called it in.
Chief Cotoni commented that Dispatchers Farrell and Keough did a great job dispatching under some difficult circumstances, including the fact that the radio equipment at the Public Safety Building is in the process of being replaced. Mr. Taylor noted that a few years ago, the Town supported four additional firemen and a ladder truck, all useful at this time. The Lincoln Fire Department was also called upon to help Concord with the fire at Verrill Farm this past weekend. Chief Cotoni said that one firefighter was injured at the fire on Beaver Pond Road; a second firefighter was injured at Verrill Farm, but both are back at work. The Chief has already sent letters of appreciation to the mutual aid communities. The Board thanked Public Safety for all their efforts.
Curb Cut application: 29 Boyce Farm Road:
“Cricket’ Kerrebrock presented the application for relocation of a driveway in conjunction with a house expansion. They plan to abandon the old driveway opening and re-landscape the berm along the front. They propose a 14’ width at the driveway entrance. The bylaw allows for 12’ foot width with expansion up to 15’. The Planning Board, Conservation Commission and Building Department had no issues, and the Board reviewed the comments from Chris Bibbo, DPW Director.
Mr. Taylor made a MOTION, to approve the curb cut substantially as submitted, with the exception that the opening shall be limited to 12 feet per the bylaw. Mrs. Holden seconded. It was noted that the applicant could return to the Board with a request to widen the driveway if the circumstances warrant a widening up to 15’. The Motion passed unanimously.
Joint Session of Board of Selectmen and Planning Board
Re: At Risk Properties Committee Presentation of Final Report.
Present on behalf of the Lincoln Planning Board; Bob Domnitz, Bryce Wolf, James Craig, Mark Whitehead (Town Planner). Ms. Mattes opened the joint session and introduced the Chairman of the Planning Board.
Overview of Rezoning Process in Lincoln:
Bob Domnitz Chairman of the Planning Board, described the re-zoning process from the initial submittals through the public hearing process and final Town Meeting approval. He also described the overlay districts in town, noting that in these cases, the site plan must match what was specifically approved at Town meeting.
At Risk Properties Committee (ARPC):
Selectman Gary Taylor described the At Risk Properties Committee. The Committee was initiated when it was discovered that significant properties were, and continue to be, under development pressure. Current zoning may not prevent undesirable outcomes. The original ARPC created concept site plans for various larger parcels in town. The concept plans were based on reasonable assumptions. Costs and revenues associated with each scenario were calculated. Various concepts were analyzed for best use. Observations and trade-offs included the understanding that two-acre zoning does not pay for itself, consumes open space, provides no tax diversification, and increases the need for affordable housing. Commercial development offers potential tax relief by producing a revenue
surplus over cost but may have substantial negative impacts. It was recognized that while open space costs money up front, it also improves quality of life. Mr. Taylor said that the question is how to balance all the pressures. The ARPC study and report were presented to the town at the State of the Town Meeting in the fall of 2005, which approved the at risk approach as a proactive response to potential large-scale developments.
An outcome of the original At Risk Study, which considered large-scale housing on the old BIIC property, and a perceived need for elderly housing resulted in the Deaconess coming forward with a proposal. In response the Deaconess Steering Committee was formed, which was able to negotiate certain elements of the development beneficial to the town prior to and as a part of the formal process.
Town Response to Leggat McCall and Chronology:
Mrs. Holden outlined the history of the latest ARPC study. In the spring of 2007, Bill Gause, representative from Leggatt McCall approached the town. The Board of Selectmen scheduled a June meeting. At that meeting, Mr. Gause informed the Board that Leggatt McCall had a purchase option on the Arshad property, and the Board determined to reconvene the At Risk Properties Committee. The ARPC, made up of a broad representation of town boards, began meeting in mid September. October 10, 2007 was the first working session; November 14, 2007 Mr. Gause made a presentation; March 14, 2008, the consultant team hired by ARPC gave its report; July 22, 2008 was the final Meeting and Report.
Mr. Taylor, discussing the Final Report, said the ARPC developed various scenarios using the Arshad property alone and in concert with the adjoining Kennedy parcel, which had been part of the original ARPC study. Potential alternatives included single family residence use, multi-family and or 40B development by outside developers, institutional use, such as a school or church, commercial office space, and a discussion (not studied) on its use as conservation land. Impacts, including traffic, financial, quality of life, including environmental and neighborhood issues, were studied. An economics chart was developed.
Traffic was identified as a primary issue. The development of the one way section on Winter Street on the Lincoln Waltham border in the 1980’s was noted. This was recognized as an extremely effective limitation on morning traffic benefiting Winter Street and certain congested intersections, particularly at Old County and Trapelo Roads. Many believe that the one way street would be threatened by any significant development of the Arshad property. Regional development already under way could add four million square feet along the 128/95 corridor and will add approximately 59,000 cars per day to Route 128/95 and its connecting roads. Office use at the Arshad/Kennedy site could add approximately 130-195 trips per hour and three additional cars per minute at the Winter Street/Old County
Road intersection, and would also exacerbate the queuing problems at other intersections.
While conservation efforts would yield protective benefits, the conservation groups do not see this as a high value option. The properties are not located near other conservation land, and would not connect to existing conservation trails.
The Leggatt McCall option expired in July and was not renewed because the developer realized that there would be little support from town boards. However, both the Arshad and Kennedy properties remain at risk for large-scale development. The Mayo Group, a national housing developer, now owns the Kennedy parcel. The Town estimates it could be short of the mandated target of 10% affordable housing by anywhere from 15 to 20 units after the 2010 census, leaving Lincoln exposed to potential 40B developments. Institutional use, not subject to local zoning, also remains a threat.
Members of the audience spoke of their concerns. Eleanor Fitzgerald spoke of concern with “creeping commercial” expansion. Roy Kundit of Old County Road asked if a 40B development would be as negative on traffic as a commercial development. A 40B development could allow up to 150 housing units on the Arshad/Kennedy property, of which 25% must be affordable. A 40B development can have significant impact due to size and scale. John Hammond of Winter Street asked what the Board is doing to be pro-active. The Board noted that there is an existing comprehensive planning effort, including the study of increasing affordable housing, and several groups are actively seeking new housing options. Discussion followed on past housing efforts, including Battle Road Farm, Lincoln
Woods, Minuteman Commons, the Groves (Deaconness), and Sunnyside Lane.
Sarah Guerrero, Winter Street, said she and many others were concerned with the process over the last year. The Board noted that the ARP process had been endorsed by the town as the appropriate mechanism to assess development impacts when such large parcels were in play. The Board explained that any development other than as-of-right residential would require consideration by the Planning Board and approval by Town Meeting, so the normal protections against undesirable development remain in place. C. Manos of Forester Road said there was a perception that there was momentum to move this particular project forward and that the adjacent neighborhood was on the “edge” or “periphery” of town. The neighbors were frustrated that they alone were being impacted. The Chairman of
the Selectmen apologized for any ill will or anxiety, but believed this was an effort to conduct a full assessment on the land in question and the development impacts on the town, as a whole..
Dan England noted that some outcomes can not be controlled, but the Town is now more educated on chapter 40B, the Dover Amendment, and commercial development impacts. Discussion followed among all parties regarding putting smaller scale affordable housing on the parcels in the area, making sure that the one-way section of Winter Street stays intact, working with the neighboring 128 communities to mitigate traffic impacts overall, and perhaps using conservation and other preservation restrictions along the roads to protect them for enlargement.
John Robinson of Laurel Drive said the Town is doing the right thing to look at how various parcels might be used. Revenues from the state and the federal government are going down while property taxes are rising, and that the town needs to consider options other than higher property taxes to raise revenue for the Town.
Minutes: Deferred
Warrants : Approved and signed
The meeting adjourned at 9:35 PM.
Submitted by Debra Parkhurst
Approved on February 23, 2009
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