FAQs Released on Proposed Zoning Article Amendments
Posted on: November 10, 2022 - 1:30pm
November 10, 2022- In preparation for the upcoming November 14, 2022 Town Meeting, proponents of the proposed elderly housing development at Sagamore Spring Golf Course issued an FAQ sheet on the two zoning article amendments and elderly housing project.
FAQ’s can be found below and are also available as a downloadable PDF by clicking HERE.
For more information on zoning article amendments and the development at Sagamore Spring Golf Course, click HERE.
LYNNFIELD SPECIAL TOWN MEETING - NOVEMBER 14, 2022
WARRANT ARTICLES 6 and 7
FREQUENTLY ASKED QUESTIONS (FAQs)
1. QUESTION: What zoning amendments are being proposed at the Special Town Meeting?
ANSWER: Two (2) zoning amendments are proposed. The first change would clarify the
definition of Housing for the Elderly to allow for detached units and amenities such as a
clubhouse and pool. The second change would amend the Zoning District of a 36-acre portion
of the 168-acre golf facility owned by Sagamore Spring Real Estate Trust (the “Trust”) to Elderly
Housing. This is the area encompassing the driving range and extending up towards Friendship
Lane.
2. QUESTION: What is Housing for the Elderly?
ANSWER: According to the Town of Lynnfield Zoning Bylaw, Housing for the Elderly allows for a
community in which the dwelling units must have at least 1 occupant who is 55 years of age or
over. Additionally, children under the age of 18 are prohibited from residing in the community
on a permanent basis.
3. QUESTION: What is proposed to be developed on the 36-acre parcel?
ANSWER: 66 detached units of Housing for the Elderly with recreational facilities for the
residents are being proposed on the 36-acre parcel.
4. QUESTION: What other alternatives has the Trust considered?
ANSWER: The Trust currently owns 168 acres of land in the Residence D zoning district. The
land could yield up to 82 single-family house lots. This would replace the existing golf course.
5. QUESTION: Have other Town boards supported the proposed zoning changes?
ANSWER: Yes. The Select Board, Planning Board, Finance Committee, and School Committee
have all endorsed the zoning amendments. In addition, the Lynnfield Center Water District
(“LCWD”) voted to accept the east side of the golf course into the District so that the proposed
development can connect to the water supply.
6. QUESTION: Will Sagamore Spring Golf Club tie in their irrigation system to the Lynnfield Center
Water District?
ANSWER: No. Sagamore Spring Golf Club obtains their irrigation water from a surface pond.
7. QUESTION: Is there enough water to support an elderly housing development?
ANSWER: Yes. Availability of water for the development has been confirmed by the Lynnfield
Center Water District through their consulting engineer, CDM.
9. QUESTION: Is the connection to the MWRA water supply necessary for this development?
ANSWER: No. The Lynnfield Center Water District has stated that a connection to the MWRA
system is not needed to provide water for the development.
10. QUESTION: Will the elderly housing development connect irrigation to the Lynnfield Center
Water District?
ANSWER: No. The Trust and the developer of the elderly housing project have signed a
Memorandum of Agreement with LCWD that prohibits connection of irrigation for the project to
the water system without its further approval.
11. QUESTION: Are there any benefits to the east side of the golf course being admitted into the
Lynnfield Center Water District?
ANSWER: Yes. The Trust and the proposed developer of the elderly housing development signed
a Memorandum of Agreement with the LCWD. Pursuant to the MOA:
• The Trust will grant an easement on the west side of the golf course to allow for the
connection of LCWD Station 2 (off Main Street) and Station 4 (off Glen Drive). This will
provide a critical redundancy to the water system and greater ability to provide
treatment to the water supply.
• The developer of the housing will design and construct approximately 1 mile of new
water main that will loop back to Lowell Street. This infrastructure will provide critical
flow and water quality improvements to the Lowell Street neighborhood east of Main
Street.
12. QUESTION: I heard that the elderly housing development would have a large septic system.
How is that different than my house septic system?
ANSWER: The elderly housing development will have a single septic system known as a common
septic system. A common septic system is regulated by MassDEP Title 5 and must be equipped
with an enhanced wastewater treatment system. This enhanced treatment system will have a
strict operation and maintenance plan overseen and funded by a condominium association and
under a permit issued by the Lynnfield Board of Health and MassDEP. In contrast, a singlefamily home is not normally required to have an enhanced treatment system.
13. QUESTION: What are the benefits of approving the elderly housing district that would not be
available for the current single-family zoning?
ANSWER: There are multiple benefits to approving the zoning changes. First, these zoning
changes will allow a small portion of the golf course to be developed for elderly housing while
keeping the 18-holes of the golf course intact. This is a “win-win” for the Town and the Trust
because it allows a needed type of housing on a small area, while allowing the golf course to
continue in operation. Without the zoning changes, the only other option for the Trust may be
to sell the golf course for the development of single-family homes. Not only could the Town lose
an amenity that has been in operation for 95 years, but the alternative development would be a
total of up to 82 single family homes on both sides of Main Street with all of the roadways,
individual septic systems, and lot clearing that would go with that type of development.
Second, the Trust has signed a Development Agreement with the Select Board. Pursuant to the
Development Agreement, the Trust has agreed to the grant the following benefits to the Town
but only if the zoning changes are approved:
• Residential development will be prohibited on the west side of Main Street for 25 years.
• The Trust will donate to the Town 9.4 acres of land adjacent to the “Richardson” parcel
recently acquired by the Town.
• The water main to be installed for the development will extend through the parcel to
the end of Friendship Lane which would allow for installation of a fire hydrant to provide
improved fire protection to that neighborhood.
14. QUESTION: What are other benefits of Housing for the Elderly compared to the existing Single-Family District.
ANSWER: The development will be served by a private driveway. This means that the Town
would have no responsibility for maintenance, plowing or trash removal as this cost will be
incurred by the condominium association. The use restricts occupants under the age of 18 from
residing in the homes. This means that the use will have no impact on the Lynnfield School
System. Per the fiscal analysis prepared by ESE Consultants, this development is projected to
provide an Annual Net Tax Surplus of $787,374 per year.
15. QUESTION: Wouldn’t the elderly housing development add traffic to Main Street?
ANSWER: While it is true that any development will add traffic to the street it fronts on, an
elderly housing use generates a low number of car trips. According to the Institute for
Transportation Engineers (ITE), the trip generating pattern for elderly housing is shown to be flat
over the course of the day and is not shown to have peaks that coincide with the typical
commuter peak periods between 7AM and 9AM in the morning and 4PM and 6PM in the
afternoon. There would be a significantly greater impact if the zoning amendments were not
approved, and the land were developed for single-family homes.
16. QUESTION: What about other traffic concerns?
ANSWER: The elderly housing development will be designed in full compliance with
transportation standards including providing adequate sight lines at the new driveway on Main
Street along with any necessary visitor parking spaces and driveways meeting Town of Lynnfield
standards.
17. QUESTION: Will approving the zoning amendments allow the elderly housing development to be
built?
ANSWER: No. The zoning amendments will make the elderly housing development possible but
are only the first step of the permitting process. With approval of the zoning amendments, the
proposed project would then undergo an extensive design and permitting process. This
permitting process would require a Special Permit from the Planning Board. It would also
require an Order of Conditions from the Conservation Commission and other approvals from the
Board of Health, Lynnfield Center Water District and MassDEP. Through these permitting
processes, independent engineering consultants, representing the Town of Lynnfield, would
review the project.
18. QUESTION: Won’t the development of the land result in the loss of trees and forest?
ANSWER: Since the parcel to be developed includes the driving range, a large portion of it
currently has no trees, but there are portions of the site where trees will be removed. However,
as a cluster form of development, approximately 50% of the land area will be preserved in its
natural condition. In contrast, a single-family development with 60,000 square foot lots for each
home, would require the removal of many more trees to accommodate the road, each of the
homes, yards and individual septic systems.
19. QUESTION: If the Elderly Housing District rezoning is approved, would the developer be able to
build more than 66 units on the parcel since the zoning allows for 136 units?
ANSWER: No. The development could not construct more than 66-dwelling units. The
development will be served by an onsite wastewater disposal system. As such, the maximum
wastewater flow that is allowed is 10,000 gallons per day which limits the development to no
more than 66 elderly housing units.