Town Report on Lincoln 1956-1959, Part 35

Author: Lincoln (Mass.)
Publication date: 1956
Publisher: Lincoln (Mass.)
Number of Pages: 1026

USA > Massachusetts > Middlesex County > Lincoln > Town Report on Lincoln 1956-1959 > Part 35

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It is essential that there be an overall plan for the total South Lincoln Commercial Area so that the area will be developed in an attractive, efficient and economical manner. The Planning Board has such a plan, but it needs further work, and has found the three ownerships most recently involved cooperative.

B. Area along Route 2A

An addition to a building owned by David W. Mann. Inc., necessi-

PLANNING AND PUBLIC WORKS

tated additional parking area; this was approved by the Planning Board.

III. LONG-TERM PLANNING

A. Traffic Count

The Planning Board, with the help of some public-spirited citi- zens, had an Origin and Destination Traffic Count on April 9, 1958, between 7:00 and 9:00 A. M. on Lincoln Road near the Center School. 326 cars passed from south to north in this period, an increase of 71 cars over a similar count taken in 1955. Local traffic was down from 65% in 1955 to 62%; through traffic had risen from 35% to 38%. For the first time a north to south count was taken -- 221 cars were counted, of which 71% were local.

B. Route 2 Relocation

The relocation and conversion of the present Route 2 into a limited access highway has been a constant concern of the Planning Board, as past Town Reports testify. It is one of the most important changes facing the Town. There has been no activity by the Massa- chusetts Department of Public Works this year, but their past ex- pressed interest in relocating it across the end of Sandy Pond would do irreparable damage to the Town -- it would not only destroy some of the most valuable future residential areas of the Town and endanger the Town's water supply, but it would separate the northern part of Lincoln from the rest of the Town irrevocably. Fortunately, the "Planning for Lincoln" report, prepared for the Town by the two con- sultants, Morton Braun and Charles Eliot, offers a solution.

C. National Historic Park

The Boston National Historic Sites Commission, a Federal commis- sion appointed by the U. S. Congress in 1955 to study the feasibility of preserving historic Colonial properties in and around Boston, sub- mitted its report to the Secretary of the Interior in December. Among other things, it recommends that a national historic park of 712 acres be created embracing portions of the route in Lexington, Lincoln and Concord that was traversed by the British on the 19th of April, 1775, and used by the Minute Men to turn their withdrawal into a rout. Three hundred of these acres are in Lincoln. The consul - tants of the "Planning For Lincoln" report recommended that Lincoln support the Commission's report with two provisions (see following section). After frequent consultation with the Commission and Conrad Wirth, director of the National Park Service, the government agency that would run this proposed park, the Planning Board felt the interests of the landowners involved were protected and with its two provisions accepted the consultants' recommendation for the reasons appearing in the following section.

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D. "Planning for Lincoln" Report

By far the most important work that the Planning Board faced this year was bringing to a successful conclusion the work begun by the two consultants, hired by the Planning Board in 1957 after the Town had voted $2,000, to be matched by Federal funds. They began their work in February, 1958, and finished in December. This required a great amount of extra time and work on the part of Planning Board members. The Board feels that the citizens of Lincoln have an unusual oppor- tunity before them -- to guide the future development of the Town along the principles outlined by the consultants. The Town is still young enough in its potential population growth and land use to make decisions now that will lead to an orderly and attractive community development resulting in a town that in decades to come will still be offering its citizens a kind of living that rampant growth has already caused to disappear in many towns and cities in the present metropoli- tan region. There is a sense of urgency about utilizing this oppor- tunity; it will not exist for long because of the enormous metropolitan pressures being exerted on towns, such as Lincoln, on the rim of the present urban areas. We hope all citizens will study this report carefully, and we reprint below for the record the Planning Board's introduction to this report with its recommendations for action and with its "Preliminary General Plan" map.

" To the Citizens of Lincoln:

At the Town Meeting of March 18, 1957, the Planning Board was authorized to engage professional services 'toward a comprehensive study and presentation of factual data on the current conditions and trends in the Town, including the impact of light industrial, com- mercial or other zoning changes upon the Town'. The Board then se- lected two professional planners to carry out the study: Professor Charles W. Eliot of Harvard University and Mr. Morton Braun of Plan- ning and Renewal Associates. The consultants submitted their report and the Planning Board in turn reviewed their findings. in a series of special meetings during the summer and fall, at many of which the consultants were present. The Board then reached its conclusions. The booklet contains the complete text of the professional study, with this introductory statement giving the position of the Planning Board in regard to the consultants' recommendations. An appendix presents a series of graphs and tables that illustrate the 'current conditions and trends in the Town'. A map entitled "Town of Lincoln - Prelim- inary General Plan" serves as a key illustration to the study and ap- pears as a central spread in the booklet.

The report refers to the 'character and distinctive qualities of Lincoln' that are being enjoyed by the citizens and shows how they have grown out of nature and the works of man over the past two hun- dred and fifty years. With this as background, the planners point to the forces of change that are now exerting their impact on the develop-

PLANNING AND PUBLIC WORKS

ment of the Town. They recommend measures to safeguard existing values and to cope with the usual problems associated with a rapid town growth; they also enter into the special difficulties arising from the encroachment of Bedford Airport and the proposed relocation of Highway 2 on the northern edge of Sandy Pond. They point to the unusual opportunities before the Town to protect and develop North Lincoln that rest in the proposal of the Boston National Historic Sites Commission to establish a National Historic Park in that area.

The growth of Lincoln has greatly accelerated since the end of World War II. The figures presented on page 50 of the report show that the Town grew at the rate of 50 houses per year between 1949 and 1957. Were that rate to continue, the available land for 80,000 square foot house lots would be consumed in twenty years and a popu- lation of 6000 would be reached. Though this will not happen in such a short time if large land owners continue to hold on to their proper- ties, nevertheless, present day planning for Lincoln must anticipate the consequences of a doubling in the size of the population within the not too distant future. Rural farm and woodland will be dis- appearing in subdivisions; many of the Town's narrow country roads will become inadequate for a greatly increasing traffic both from our growing population and from the expanding industrial and housing developments in the region; and the need for more costly town services - schools in particular - may cause continuously rising taxes.

The consultants in their planning study throw light on each of these points and outline their conclusions in the 'Summary of Findings and . Recommendations' on pages 15-18. The Planning Board explains its position in respect to these findings and recommendations under the following headings : (1) "The Open Space Program", (2) "The Proposed National Historic Park"; (3) "The Road Problem", (4) "Considerations for Rezoning". The Board then presents a plan for action under each heading.

The 'Preliminary General Plan' consolidates the various proposals in a map offering a framework for the orderly growth and development of the town. While many of the details may undergo changes without impairment to the over-all objectives of the Plan, certain of its features are vital to the future of Lincoln as a residential community. These are: first, the definition of the limits of the air base and all its fringe developments in relation to the town; second, the prevention of a physical division of the town by a road of the type proposed for the new Highway 2; third, the preservation of open space.

THE OPEN SPACE PROGRAM

During the past twenty-five years, Lincoln has become a part of the metropolitan community. By far the major portion of our popula- tion are now commuters. But despite this change, we have managed so far to preserve the essentially rural character of the town. Much of

PLANNING BOARD

the land is still being farmed. Owing to large individual holdings, much of it is still in fields and woods. We have not yet lost the spaciousness, the beauty of landscape, the opportunities for outdoor recreation and nature study, the many values that are associated with country, as opposed to typically suburban, living.

This is not inconsistent with Lincoln's position in the larger community . As the consultants state in this report: "Different parts of a metropolitan region should be expected to serve different pur- poses, peculiar to the physical conditions, history and potentialities of the particular area". The unique character of our town is depen- dent on one factor above all others: Open Space. By 'open space' is meant land which is under cultivation or left in its natural state, as distinguished from land which is developed for residential or other purposes. This is what has attracted people to Lincoln as a place to live and bring up their children; this is what the citizens of Lincoln - in advance of most other communities - have sought to preserve. We were one of the first towns in Massachusetts to adopt zoning, estab- lishing a minimum lot requirement of 10,000 feet in 1929, and of 40,000 feet in 1936. We were the first in the state to go to overall 80,000 feet in 1955. Our assessment policies have indicated our awareness of the importance to us of our farms and other open land. We have established a private Land Trust; and, at the recommendation of the Planning Board, the Town voted at the last Town Meeting to set up a Conservation Commission (again, the first town in the state to do this), as authorized by recent State legislation.

Financially speaking, open land is not a luxury. On the con- trary, the experience of other towns - and our own experience to date - indicates that increased building and increased population leads to a higher tax rate; in other words, that the additional expense of school and other services exceeds the additional income from taxes on new residential property.

Two important considerations in an open space program are water conservation and recreation. The growing concern of both the federal and state governments with water conservation demands that local gov- ernment groups play their part in preserving watersheds and wet lands. A second point is that 80,000 square feet zoning does not supply re- creational facilities for the community as a whole, such as would be provided by a system of connected open spaces and public rights of way.

In the opinion of the Planning Board, immediate action is necessary if we are to preserve our open space, and with it the character of our town. As the Public Land Study Committee stated over two years ago in its report: 'The future will bring more people, more houses and more traffic into town. Less open land will remain for the enjoyment of the citizen. That is when public land will be needed the most, and that is the time it will be hardest to come by.

PLANNING AND PUBLIC WORKS

The present report describes those areas that are considered most essential to be preserved as open space. (It should be noted that a large proportion is swamp land essential to water conservation, which could be acquired at a minimum cost to the Town). While State and Metropolitan District Commission projects are included in this survey, the Planning Board believes that emphasis should be placed on the pro- jects which are the responsibility of the Town; i.e., projects on which local action is possible.

Your Board strongly endorses the consultants' plan for advance acquisition and a coordinated effort (by the Planning Board, Lincoln Land Conservation Trust and Conservation Commission) toward preserving the connected land indicated on the Preliminary General Plan map as open space, by means of citizen gifts, voluntary restrictions, ease- ments, covenants, direct town acquisition and/or zoning. It recom- mends :

1. That the Town support State action on the Bay Circuit, Walden Pond, Cat Rock and Cambridge Reservoir projects when the occasion arises.

2. That the Conservation Commission

a. Negotiate, in coordination with the Lincoln Land Conservation Trust, with private owners for preservation of natural landscape as open areas along some such lines as indicated by proposed areas on the map, plus areas around the town center. The Planning Board, however, definitely rejects any suggestions that these open areas be used at any future time for road purposes.

b. Make, prior to the 1960 Annual Town Meeting, a specific recommendation on acquisition of land for a town forest and/or recreation area.

3. That a stabilization fund be established to be used on a long range basis for strategic land acquisition, and that an article be placed in the warrant for. the 1959 Annual Town Meeting to appropriate $7000 as an initial appropriation for this purpose.

4. That the Planning Board

a. Negotiate with subdividers for the preservation of recreational areas, setbacks from stream and swamp land whenever possible.

b. Place the following article in the warrant for the 1959 annual Town Meeting:

To see if the Town will authorize the Planning Board to obtain options for land or rights therein that it desires to recommend be ac- quired by the Town as locations for future streets, for playgrounds and recreational purposes, or for any other proper municipal

PLANNING BOARD

purpose; appropriate a sum of money therefor, or take any other action relative thereto.

c. Bring to the 1960 Annual Town Meeting recommenda- tions concerning zoning for preservation of swamp land, streams, open space; and/or flood plain and agricultural zoning.

5. That the Selectmen appoint an advisory committee to replace the present Roadside Beautification Committee to be called the Town Landscape Committee, to be composed of the Tree Warden, 2 members from the Garden Club, and 2 members at large - this committee's responsibility to be the preserva- tion, maintenance and extension of roadside planting, re- placement of public trees, landscaping and exterior decora- tion of public buildings.

THE PROPOSED NATIONAL HISTORIC PARK

The Historic Features section of the consultants' report is divided into three parts: (1) Proposed Minute Man National Historic Park, (2) Old Houses and Their Settings, (3) Names of Places and Roads. By far the most important is the proposed National Park, which would become an integral part of the General Plan for the orderly growth and development of Lincoln.

In 1955, the 84th Congress, sparked by Senator Saltonstall and Congressman McCormack and the other members of the Massachusetts dele- gation in Washington, created a commission to study 'the feasibility of establishing a coordinated local, State and Federal program in the city of Boston, Mass., and general vicinity thereof, for the purpose of preserving the historic properties, objects and buildings of the Colonial and Revolutionary period of American history'. The Lincoln Planning Board and the consultants have been in constant touch with this commission and the area indicated on the Preliminary General Plan map is the same as the commission is recommending to Congress in 1959. *

The state and federal governments favor the establishment of this park from patriotic, educational and economic motives. Already there are two national parks dealing respectively with the middle and end of the American Revolution (Saratoga and Yorktown) and there is a need for a park dealing with the beginning of the Revolution. This partic- ular section of the country has been chosen because of the importance of the Lexington-Concord Battle Road.

The consultants further suggest that two provisions be attached to the establishment of this Park -- that the National Park Service arrange for life tenancy, lease-back, assistance in moving residences,

Copies of this commission's report available at Town Hall and Library.

PLANNING AND PUBLIC WORKS

and similar provision to minimize the disruption of residential and business uses and hardship to owners and occupants, and that the Act establishing the Historic Park will make provision for payment of taxes or payments in lieu of taxes on all properties included in the park which are used for a private purpose or require services from the Town of Lincoln.

State and federal policies are often in opposition to local de- sires; but in this case the Town of Lincoln stands to benefit consider- ably by the establishment of the Park for the following reasons :

1. It would provide a stabilization zone between Bedford Air Base and the Town of Lincoln, with consequent support of real estate values south of the Park.

2. It would offer further justification for relocating Highway 2 on the edge of the Town, since this location would make the proposed park more accessible and would eliminate the necessity for a separate by-pass road.

3. It would provide a buffer zone between the town and any future light industrial zone with consequent protection of real estate values south of the Park.

For these reasons the Planning Board strongly supports the con- sultants' recommendation with its two provisions for the establishment of the Minute Man National Historic Park.

The other two parts of the Historic Features section of the re- port : 'Old Houses and Their Settings' and 'Names of Places and Roads' are of importance in preserving the 'character and distinctive quali- ties of Lincoln'. If a town in a large metropolitan area wishes to save itself from 'sprawling urbanitis', it should identify and pre- serve the old houses that give it individuality; houses that are con- cerned with historic events, famous men, or the town's own development. The same thing is true of the names of places and roads. In any

community which attracts as many new residents as Lincoln, names can provide continuity and a distinctive quality in the life of the Town. An inventory should be made of names that reflect the history of the town and the importance of old families and original settlers, so that as new buildings go up, new subdivisions are developed, and open spaces set aside, an opportunity will be presented to revive the memory of these people or places, as has been done in the case of the Hartwell School.

For these reasons, by the following action, the Planning Board supports the consultants' recommendation that the historical aspects of the town should be preserved:

Appointment of a committee by the Selectmen, headed by Town Historian, to study further this section of the

PLANNING BOARD

report and recommendations II E 3 through 6 on p. 17 and II A 2 on p. 16 (the formation of an historical society and inventory of and means of preserving historic houses, places and names), and report to the 1961 Town Meeting.

THE ROAD PROBLEM

The population growth in and around Lincoln is certain to in- crease traffic volume on local roads far beyond present conditions. The basic road pattern originally evolved for local services now must carry traffic to and from substantial employment centers outside the town. We now face the necessity for immediate decision if we are to preserve the present pattern of tree-lined country roads and field- stone walls that give the town its character and enhance its real estate values.

Detailed surveys giving traffic counts and projections to deter- mine pavement widths, timing of road construction and estimation of costs are not within the scope of this report; but rather it presents definite policies which, if adopted, would evolve into an overall plan to serve as a guide and check whenever subdivisions are proposed or road improvements undertaken.

The consultants point out that the major volume of through traffic should be carried by a few more-than-adequate main routes; in Lincoln these are 2, 2A, 117, 126. £ These roads should be brought up to the standards necessary to carry this traffic.

They also discuss the need for reducing through traffic on local roads by the construction of by-pass roads (they suggest various possi- bilities). They point out that the building of connections between the streets radiating from the 5-point Center intersection (the rim concept) through subdivision planning would relieve traffic congestion at this point and give better local circulation. They also suggest a new method of preserving the town's existing roads by the construc- tion of a parallel travelled way on the other side of the tree and stone wall lines, for divided traffic. Parts of 126 and 117 might be doubletracked, as well as Lincoln, Bedford, Lexington and Trapelo Roads.

The Planning Board realizes that some of these policies are ex- pensive and require substantial time for development. But we shall be forced to change some of our roads if reasonable standards of safety and convenience are to be maintained.

Last and most important, they recommend a relocation of Highway 2, adjacent to the proposed Historic Park. Of primary concern to Lincoln residents is the Department of Public Works' present proposal to place a new limited-access highway, 300-350 feet in width, south of the present Highway 2 along the northern shore of Sandy Pond. This would not only destroy some of the most valuable future residential areas of

PLANNING AND PUBLIC WORKS

the town and endanger the town's watershed but would sever North Lin- coln from the rest of the Town and lower the quality of the existing residential development in that section. The consultants point out that the alternative choice of relocation just south of the proposed Historic Park is based not only on the selfish interests of Lincoln but offers advantages to the State: it makes the airbase more access- ible and lowers the State's cost of road building, in that it eliminates the expense of building a separate by-pass road south of the Proposed Historic Park.

The Planning Board recommends the following action:

1. Adoption and vigorous advocacy by the Town Boards and towns- people of the relocation of Highway 2 along the southern boundary of the Proposed Historic Park.

2. Preparation and adoption by the Selectmen with the help of the Planning Board of a long range road plan to be printed and sent to the town by the 1960 annual town meet- ing and based on

a. The classification of roads in Appendix I of the 1956 Report of the Long-Term Capital Requirements Committee.

b. Detailed traffic surveys to determine pavement widths and jurisdiction of road classes.

c. The consideration of double-tracking wherever feasible (e.g. South Lincoln commercial area).

d. The bringing of the numbered routes up to stan- dards necessary to carry through traffic.

e. Acceptance of the concept and further study of a by-pass road to eliminate the inevitable danger and congestion at the 5-point Center intersection and on Lincoln Road (the Town's most important road - on it are located the Town's schools, two of its three churches, library, town offices and shopping centers).

f. Acceptance of the rim concept in subdivision plan- ning. The Planning Board has and will continue to provide extension for road linkage between sub- divisions.

g . Adoption of policy of replacement of trees and stone walls whenever widening of roads seems the only answer, and exploration of possibility that abuttors might give land in exchange for such re- placement.

h . Traffic study to determine if Old County Road would draw off through traffic from local town roads, and, if so, construction, with the help of Chapter 90, of a relocated Old County Road from North Avenue in Weston to Winter Street and an improved Old County Road as far as Trapelo Road.

PLANNING BOARD

CONSIDERATIONS FOR REZONING

One of the main purposes for which the consultants were employed was to make a study of 'the impact of light industrial, commercial or other zoning changes on the Town'. Though Lincoln has always been an agricultural and residential community, in the last few years the thought has arisen that the Town should consider rezoning for industry. The reasons for this are: first, that with a rising tax rate the town's income from an industry might help to reduce the levy on home owners; second, that near the research station at the Bedford Airbase is a good location for related industries, particularly as this is also close to Highway 128 where a great number of industries have moved; three, that such location of industry would eliminate the loss of this land to the Air Force.

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Town Report on Lincoln 1956-1959, Part 35

Author: Lincoln (Mass.) Publication date: 1956 Publisher: Lincoln (Mass.) Number of Pages: 1026

Author: Lincoln (Mass.)
Publication date: 1956
Publisher: Lincoln (Mass.)
Number of Pages: 1026