By Lynne Smith
I support new and more affordable housing in Lincoln and I’d like to see some of it developed as the town has always done it, especially at the Lincoln Mall owned by the Rural Land Foundation. I would also like to see the preservation of our small retail area and a more vibrant commercial center.
At the Special Town Meeting on December 2, using ranked choice voting, Lincoln will select one option to be rezoned as required by the state’s Housing Choice Act (HCA). Lincoln’s HCA Working Group (HCAWG) will likely present five options, one of which was created by the recently formed Lincoln Residents for Housing Alternatives (LRHA) and is called Option E.
The Lincoln Process: ~ 800 multifamily units over 60 years
Over the last 60 years, Lincoln has added almost 800 multifamily homes — 40% of our total number of housing units.* During this time, the town process allowed us to hold on to the rural character of our town while welcoming new families to moderately priced homes, accommodating older people in age-restricted developments, and insuring that over 15% of homes were “affordable.”
The Housing Choice Act: 635+ new units allowed
The HCA requires that Lincoln rezone to allow a minimum of 635 units and gives developers “by right” zoning, which means they can bypass approvals by the Planning Board, Zoning Board, and Town Meeting (editor’s note: as long as they adhere to some preexisting requirements concerning height, wetlands, etc.). A maximum of just 10% may be zoned as affordable. At 635 units, Lincoln is the only MBTA community in the state asked to zone for an amount of units over 25% of its existing housing. The reason is that the state model includes Hanscom housing in its calculation of Lincoln’s units although the town is not allowed to rezone any areas there.
My Conundrum
I have been struggling with this conundrum: I want new multifamily housing at market rate or below. I want to get credit for our many existing units. While I want some units developed soon, especially at the mall, I don’t want more than we can absorb and plan for all at once. Among many concerns, the following stand out for me.
- Lincoln Mall: This precious part of town near Donelan’s and the MBTA commuter rail stop is the logical place for new housing. The Rural Land Foundation has asked to have it rezoned to allow for mixed-use residential and commercial buildings. Recently, the HCAWG and the Selects have proposed that a new warrant article in March could ensure that traffic studies, parking, affordability, retail spaces, and other considerations would follow the Lincoln approval process. Option E is the only option that excludes the mall from HCA rezoning and would allow the town to shape the outcome collaboratively with a developer.
- Affordability: Lincoln is an expensive town, made more so by property taxes, which are not offset by commercial development, and by our wonderful conservation land, which increases land value. Because of today’s high construction costs, “luxury” condos and apartments are now the norm for developers who want to make a profit. HCA allows towns to require only 10% affordable units. If Lincoln wants more, this means the town must subsidize affordability as we did for Oriole Landing—or look for developers who have a good track record for building low-cost, high-quality, sustainable projects.The nonprofit Community Builders, current owners and operators of Lincoln Woods, are committed to that mission. Because Option E excludes the mall from HCA development, the town would be able to negotiate higher affordability while still actively allowing new housing and commercial spaces.
- Compliance and existing multifamily areas: Lincoln should get recognition for its existing multifamily developments. Rezoning some of these areas is a reasonable way to gain compliance with HCA requirements, which would make Lincoln eligible for state funds for infrastructure improvements such as our badly needed replacement water mains. Option E includes Lincoln Woods, Battle Road Farm, and areas along Lincoln Road as part of HCA rezoning.
Informed decision on December 2
I believe we can find a way to comply with HCA rules and also develop new housing units, especially at the Lincoln Mall, without sacrificing our Lincoln process. Option E will help us do just that. It would divide redevelopment evenly between the village center (45.7%) and North Lincoln (54.3%), would fully comply with HCA requirements, would avoid allowing for a greater number of units than called for, and would exempt Lincoln Mall development from HCA requirements. I hope everyone will review Option E here and be prepared to make an informed decision at the Special Town Meeting on December 2.
*~800 multifamily housing units developed over the last 60 years:
- 1966: 21 condos, Todd Pond
- 1970: 125 apartments, Lincoln Woods
- 1977: 80 condos, Farrar Pond
- 1979: 58 condos, Lincoln Ridge
- 1981: 25 condos, Green Ridge
- 1990: 120 town homes, Battle Road Farm
- 1991: 25 age-restricted condos, Ryan Estate
- 2000: ~262 age-restricted condos, The Commons
- 2006: 32 age-restricted condos, Minuteman Commons
- 2022: 60 apartments, Oriole Landing
Source caveat: Various online sites for each of the areas named may not have the exact number of units and dates are approximate based on available information.
“My Turn” is a forum for readers to offer their letters to the editor or views on any subject of interest to other Lincolnites. Submissions must be signed with the writer’s name and street address and sent via email to lincolnsquirrelnews@gmail.com. Items will be edited for punctuation, spelling, style, etc., and will be published at the discretion of the editor. Submissions containing personal attacks, errors of fact, or other inappropriate material will not be published.