By Barbara Peskin
(Editor’s note: this article was revised on March 19 to add words that were missing at the end of several sentences.)
Whether you are a No for Now, Heck Yeah, or Undecided for the pivotal rezoning vote on March 23 at Town Meeting, I hope you will make the effort to understand the implications of your vote by taking a walk around the 38 properties which would be rezoned under the proposed HCA zoning amendment, properties which include 190 residential homes. These properties are listed below. On your walk, note that each of these properties would be rezoned at a density of 8-25 units per acre.
Codman Road District properties (proposed new density: 10 units/acre):
- Single-family: 168 Lincoln Rd, 34 Lewis St, 72 Codman Rd, 78 Codman Rd, 84 Codman Rd, 86 Codman Rd, 90 Codman Rd, 94 Codman Rd, 98 Codman Rd 104, Codman Rd, 108 Codman Rd.
- Town-owned or business: DPW (30 Lewis St).
Lincoln Road/Lewis Street District properties (proposed new density: 11 units/acre):
- Multi-family: 8 Ridge Road (4 units), 7 Ridge Road (3 units), 20/26 Lewis Street (3 units), 140 Lincoln Road/Ryan Estate (25 units).
- Two-family: 1 & 3 Lewis Street, 5 & 7 Lewis Street, 14 & 16 Lewis Street, 22 Lewis Street, 154 Lincoln
- Single-family: 136 Lincoln Road, 148 Lincoln Road, 150 Lincoln Road.
- Town-owned or business: Joseph’s, Church, 152 Lincoln Road (real estate/dental office building), red 3-S building, Station Park, Food Project, Save-a-Tree, Clark Gallery building, 9 Lewis Street, 146A Lincoln Road.
Lincoln Woods District properties (proposed new density: 8 units/acre):
- Multi-family: 40 apartments and 94 townhouses located at 1-95 Wells Road.
Village Center District properties (proposed new density: 25 units/acre):
- Town-owned or business: Doherty’s, resident parking lot, the mall, commuter parking lot, two small town-owned lots adjacent to the railroad tracks.
Here’s why I am voting No for Now. We are close to a solution, but we need more time, and we have more time. The town will be able to comply with the HCA by the deadline of December 31, 2024.
Flaws in the proposed zoning bylaw
- A three-family home can be eight times bigger than a one-family home on the same size lot. This can easily be fixed by scaling the footprint allowed for buildings with fewer units. Other towns have done this in their HCA bylaws (see image at right).
An illustration of building massing under the current R1 zoning (top) and the proposed HCA zoning amendment (bottom). Click image to enlarge.
- We need more green space and tree protection. Other towns include green space and tree protection in their bylaws. Design guidelines are not sufficient protection.
- Proposed 15-foot setbacks on Lewis Street should be larger; Lewis Street has 11 homes and only one building set back as close as 15 feet. Why didn’t the Planning Board incorporate the input of Lewis Street residents on this?
- Proposed setbacks on both sides of Lincoln Road (25 feet on one side and 15 feet on the other) mean we could lose the sun-filled tree lined heart of Lincoln. The current buildings are comfortably spaced from each other, and Lincoln Road does not feel crowded by buildings. Imagine 40+ units at the mall, set back only 25 feet from Lincoln Road, with the existing large trees removed or damaged from the new construction, opposite a large apartment building across the street, also set back only 15 feet from Lincoln Road. Note that 55 units could be built on the 5+ acres across Lincoln Road proposed for rezoning (including the St Joseph’s Church parcel and adjacent properties).
- Concentrated development in our Village Center will increase the heat island in the center of our town.
- Development of current single-family homes is likely to occur. Owners who want to stay in their homes may change their minds when multistory buildings rise up next door, and developers offer generous prices to purchase their property.
There is a chance to do better
- Many more people are engaged in the process now than when the districts proposed for rezoning were selected by the Housing Choice Act Working Group appointed by the Select More minds, more hearts, more residents are now aware of the implications of the proposed rezoning and are seeking input to arrive at a better solution.
- With the new state law, the mall can be rezoned to permit multifamily housing with a 50% vote outside of the requirements of the HCA. Lincoln could determine the appropriate density number, the percentage of units that would be affordable, and the amount of parking required for commercial uses. Such a rezoning would need a 50% vote, not a two-thirds vote. The RLF would have time to present a concept plan and explain the financial requirements for economic sustainability, and the town could engage with the RLF in a partnership which would be beneficial to all.
- After testing out Option C with the Planning Board’s proposed bylaw amendment, residents are now better informed, and understand the importance of finding at least one other parcel outside of the Lincoln Station area to accomplish HCA compliance.
Please join me in voting No for Now, and then let’s unite Lincoln and work together for a better solution.
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