My Take on Planning Board Meeting on January 30, 2024
By Laurie Gray

Here is my summary of the 1/30 meeting.  My intention is to try to be succinct but capture resident as well as board member comments.

The 1/30 meeting was focused on the “design guidelines,” and throughout the meeting there was discussion about what should be in design guidelines vs the bylaws.  The bylaws have more “teeth” (more enforceable) but take time to change (1.5 years).  The “design guidelines” have less teeth, but they are supposed to be clear such that if a developer deviates from them, the planning board would want to know why.  There was some debate about how strong the “teeth” of design guidelines are.  The design guidelines draft is a 28 page document that is on the HCAWG website.  There is also a google doc where residents can give feedback. 

Some of the items discussed:

• Bicycle parking will be required

• EV charging stations cannot be required.

• There was some discussion about the height of the first story of the buildings (12 vs 14 vs 15 feet).

• No neon signs, backlit signs, internally lit signs.

• Outdoor displays can be approved by the planning board.

• Lighting at night will be by site plan review because it depends on the hours of the businesses.  (My aside–light pollution is detrimental to people, animals, and insects, but obviously might be needed for safety).   

• ”Glazing” refers to transparent glass.  60% of commercial and 40% of non-retail/non-residential facing the street must be transparent glass.

• One planning board member had concerns about the sound and the placement of all the back-up generators.  They discussed that this would be part of “site plan review.”    

Resident feedback:

(The Zoom chat was disabled, so only verbal questions and comments were taken. A Google Form was set up to receive written feedback, but attendees were unable to see and consider these comments and it is not (to our knowledge) part of the meeting's public record.)

• A resident/member of the bike committee suggested that the planning board put a cap on residential parking at 1 spot per residential unit to ease concerns about commercial parking and also to make things better for bikers and walkers. (My 2 cents--this was a good idea)

• A resident stated that the town’s current bylaws call for 4 parking spots per 1000 sq feet commercial.  The planning director stated that no commercial parking can be required under the HCA.

• A resident asked why we are trying to squeeze housing into the mall area if there are other parcels that could be better suited for housing, particularly family friendly housing.  That would leave the mall for commercial use.

• A resident asked: how enforceable are the design guidelines?  See above. Definitely a point of debate/uncertainty.

• A resident asked whether commercial at the mall can be reduced to 0% by special permit.  The answer is yes.  A planning board member stated that if it is not economically viable we would have empty storefronts, which we do not want.  The resident stated that “there are many ways to create empty storefronts.”

• A resident asked if 2 family houses could be created.  This could be a greener option on single family lots as existing houses could have additions or renovations rather than be demolished and rebuilt (this is a major environmental concern--demolishing and rebuilding has a big carbon footprint).  Technically, 2-family houses (houses side by side of similar size) are not allowed by the HCA but accessory dwellings could be allowed under the current zoning single family zoning (an accessory dwelling is smaller).  Each parcel in 3A can choose whether to go under the old single family zoning or the new multifamily zoning (can switch in the future).

• A resident suggested the Board look at the Lincoln Comprehensive Plan from 2009 for guidance on design guidelines.

• A resident asked why 4 stories at the mall is no longer being considered. He thought this would allow for larger units (rather than 600-800 sq ft units) that would be more family friendly.  A member of the planning board stated that the bylaws are not set in stone and that if he and others feel this way they should come to the public forums.

• Another resident also expressed concern that 600-800 sq ft units are not family friendly.  A PB member stated that the planning board cannot do or say anything about the size of the units or number of bedrooms.  A resident stated that Lexington put into its bylaws that developers must put in a playground/greenspace to make it family friendly.

• A resident stated that knowledgeable professionals in town should be utilized in revising the design guidelines.  She expressed concern that design guidelines do not have teeth (see above) and are not a “guardrail.”

• Several residents asked “when will we see a full built out plan” at the mall because without that it is really hard to understand what is going to happen.  “If parking is going to need a parking garage then let’s see that.” If 100 units are zoned for at the mall, residents want to see that. A planning board member stated that there is an infinite variety of things that can be done under the zoning.  If the residents want to see a plan then they have to talk to the RLF.  The property owners get to decide what gets built.

• A resident stated if we cannot require commercial parking, then is the planning board OK with the entire mall turning into a housing complex only with no commercial?  A planning board member stated any developer will know that parking will be needed to support the commercial space.

• A resident asked if a development could be denied because of the potential adverse impact of traffic on Lincoln.  A planning board member said developers do have to pay for traffic studies, which could lead to recommendations, but the town would have to pay for and implement these traffic mitigation measures (probably some traffic lights on Lincoln road and a rotary at 5 corners).  

• A resident stated that while the RLF owns the mall now, in 5 years it may decide to sell.  We need to consider future owners in making these guidelines.