Developers present two Jordan Farms options — board asks legal, water and phasing questions

At a pre-application hearing, the developer on Jordan Farms described two distinct development concepts for a 17.27-acre site off Cobble Hill Road and sought feedback from the Lincoln Planning Board and staff on zoning, phasing and infrastructure.

Town Planner Stephanie opened the discussion, saying the applicant had presented two visions: an all-residential plan of 27 four-unit buildings totaling about 108 units (with roughly 25% of units proposed as affordable) and a compact option of 25 duplex buildings (50 units) coupled with a large-scale solar array at the rear of the lot. Staff said the solar-plus-duplex option could yield more affordable units while reducing school and utility impacts.

Developer presentation and affordability claim

The applicant, who identified himself for the record, described the solar field as approximately two acres (about 13% of the site) and said the solar revenue would “subsidize the building of that so we can make them all affordable.” He said the solar would operate under a 20-year contract with the off-taker and acknowledged modules and contracts typically last decades but may need replacement or maintenance during that period.

Board questions: zoning, variance and timing

Staff and board members noted two regulatory constraints: multifamily housing and a large-scale solar field are not permitted as-of-right in the site’s RS-20 zoning district, meaning a use variance or a comprehensive-permit approach would be necessary. The board asked whether the solar could be included as part of a comprehensive-permit application (which the planner said would require additional research) or whether a use variance would be required.

Members pressed on infrastructure and timing. The applicant said water availability — and the town water department’s timeline for capacity upgrades — could take a year or more; several participants flagged a government solar program with a 2027 operational deadline, and staff/board members warned that lengthy permitting or design lead time could risk losing subsidy funding that underpins the developer’s affordability plan.

Phasing and legal research

Staff suggested the developer could file a master plan to lock in concept and then pursue phased preliminary and final approvals. The board asked town staff and legal counsel to research whether phasing or the comprehensive-permit pathway could accommodate the solar component without a separate use variance.

Site logistics and mitigation

The developer described site topography, access from Mark Drive, drainage planning and options for basements on some lots. He proposed planting buffers to reduce visual impact from nearby homes and said he would keep ownership of the solar parcel and provide controlled access for occasional maintenance.

Outcome

No formal decision or vote was taken; the board asked staff and the town solicitor to research procedural paths (comprehensive permit vs. use variance, phasing) and report back so the applicant can decide whether to advance to detailed design. The applicant said he would prefer legal clarity before investing in costly engineering and design work.

Representative quotes

Town Planner Stephanie: “This is a comprehensive permit, pre application. It involves the development of a 17.27 acre property located off of Cobble Hill Road.”

Applicant (self-identified): “The solar field would subsidize the building of that so we can make them all affordable.”

What’s next

The planning board requested legal research and clarification from staff about whether the solar can be included within a comprehensive-permit review or whether a use variance will be necessary; the developer will await that guidance before committing to detailed design and permitting work.

Procedure note: this was a pre-application discussion and not a formal application or vote.