(Image by upklyak – freepik.com)
Lincoln residents want to keep the post office, restaurants, and some retail offerings in South Lincoln, but they also want to retain the town’s rural character, according to results of a survey released last week.
The Planning Board, which launched the survey in May, will host a discussion of the results on Tuesday, Sept. 28 at 7 p.m. The agenda and Zoom information will be available on the town calendar and the board’s web page prior to the meeting.
For the last two-plus years, the Planning Board has been considering changes to the zoning in the area around the Mall at Lincoln Station and the commuter rail station. The goal is to encourage more diversity in housing in that area as well as commercial activity, services, and amenities in and around the mall.
One of the drivers is a measure passed by the state in 2020 that, among other things, requires towns with a commuter rail station or other public transit (“MBTA communities”) to allow multifamily housing by right within half a mile of the station or lose access to various state grants. The specific implications for Lincoln are unclear because details still being worked out at the state level, but all towns are considered to be in compliance for now.
Among the survey data points:
- 47% of respondents wanted to see changes in South Lincoln, while 17% did not and 36% weren’t sure.
- The most important goals for respondents were retaining a village center with commercial businesses (80%) and supporting their economic viability (76%), followed by maintaining the town’s rural character (72%), minimizing environmental impact (70%), and ensuring accessibility for all ages and abilities (68%).
- The features that garnered the most support were a post office (91%), retail offerings such as a grocery store (88%), and restaurants and entertainment (76%). The only feature that had more opponents than supporters was additional parking (29% to 19%, with 51% neutral).
- 24% wanted no additional housing in the village center, while 27% preferred 50-100 units and 26% weren’t sure.
- In a post-pandemic environment, 47% said they planned to use the commuter rail one to five times a year, while 7% said they would take the train three to five times a week and 31% said they never would.
- The biggest factors influencing the responses were concerns about the environment and an increased focus on climate change and sustainability, followed by the increased cost of housing in the region.
The number of people who filled out the survey isn’t clear, but 91% said they own their own home, and about the same proportion are in their 40s to 70s.
Many respondents included long and thoughtful comments with their responses (the compilation is more than 80 pages long). Those comments skewed heavily toward not wanting additional development and wanting to maintain the town’s rural character. Some accused the survey writers of being pro-development and not recognizing the quality of commercial and pedestrian/bike-friendly amenities already in place. Several also called for a restaurant with a more family-friendly atmosphere and menu.
A sampling of comments:
- “I am not sure higher-density housing near commuter rail will support persons with modest incomes to live in Lincoln as commuter rail schedules/fees are not aligned with all needs/income levels of workers.”
- “I don’t shop at Donelan’s: limited variety, low quality, high price. Retail is struggling everywhere as people have shifted to shop on line. Only personal services (P.O., salon, dry cleaner) and fresh items will draw shoppers.”
- “Need a family-friendly moderately-priced restaurant that serves lunch and dinner and is long term!”
- “Don’t spend any taxpayer money on changing the town center. Leave it alone. We just spent $93 million on schools.”
- “I want to discourage further growth in Lincoln. I’m perfectly happy to travel to other towns to keep Lincoln small and rural. If I wanted a town with more development, I would move to one.”
- “Changing the town, in which homeowners have chosen to buy property based on the rural, undeveloped character, in order to promote the political goals of a few, is problematic.”
- “It is essential that Lincoln broaden its population by including affordable one- or two-bedroom apartments in a dense and sustainably constructed housing development that is within walking distance of the MBTA and the mall. The DPW should move to the current site of the transfer station.”
- “Turn the village into community/town use.”
- “Really am not sure why a small group of development-minded people keep pushing for these changes… as with so much planning in Lincoln, it seems completely ill advised and a project that the next generation will regret for years to come.”
- “One of my worries is that increased density will require municipal sewer and/or force us to join the MWRA for water. Lincoln’s rural character is maintained in part by the need for sufficient acreage per dwelling so that the land can support the burden we put on it. Municipal sewers would make out current zoning no longer justifiable and could threaten the rural. character of the town.”
- “If we don’t change something, we will keep losing businesses and the town center will be a shell of itself.”
- “The Town of Lincoln must develop a larger commercial base for the town. The taxes charged for residential homes are becoming unsustainable.”
- “I’m strongly in favor of changes to the center to increase housing density and shopping options even if it means more vehicle traffic — and I live on Lincoln Rd.”
- “It is not clear that residents in any new housing near Lincoln Station would drive less than other residents. It seems reasonable to assume that increased density will come with an increase in cars, especially in a town like Lincoln that simply cannot provide enough resources within walking distance to anyone.”
- “We need to fill the vacant properties we have in South Lincoln before we begin to expand commercial/multi-use development. In expanding available housing units, is there a proven, commensurate uptick in local commercial patronization? ”
- “I want the rural town I bought into. Just because someone got their MS in town planning doesn’t mean we have to change out the town to stroke their edifice complex. Biased questions — should have a column for ‘leave what we bought into alone’.”
- “Lincoln is long overdue to add business and cultural opportunities and help reduce the tax burden on its residents. Soon only the ultra-rich will be able to afford living in Lincoln.”
- “Too many apartments and condos already.”