By Lynne Smith
Many people in town are aware of the emotions around the Housing Choice Act proposed zoning amendment. These emotions are a testament to the fierce love we have for Lincoln. We cherish its past, appreciate its current beauty, and imagine a rejuvenating future that builds on our values. People on both sides of the issue share these feelings but disagree over the path.
We all want to:
- Comply with the HCA
- Add new multifamily units at lower prices than existing housing
- Protect retail business and parking at the mall
- Minimize environmental impact and preserve green space
- Continue Lincoln’s practice of 15%+ affordable housing
- Recognize Lincoln’s past success in developing 800 multifamily units (40% of our existing housing)
I believe we all want to be thoughtful and thorough about this momentous decision.
One of the main issues that deserves further discussion is this: A yes vote at Town Meeting would permit 100 units of housing* to be built at the Lincoln Mall. The Rural Land Foundation, owner of the mall, has shown a preliminary plan with 40 units, but has stated that allowing only 40 units is “not economically viable.” Where would the additional 60 units be built? Unfortunately, due to the finite space available at the mall, the likely outcome would be the replacement of retail space with housing units — the demise of Lincoln’s retail center.
We are fortunate to have Lincoln resident Ben Shiller, an economics professor, engaged with this issue. He has created a video that explains the problems with large-scale development of the mall and you can watch it here.
Ben Shiller is part of a data-driven grassroots organization that has been analyzing the HCA rezoning since last September. This group has coalesced as the Lincoln Residents for Housing Alternatives, LRHA, which corrected flaws in the initial zoning proposed by the Planning Board. LRHA has put together an informative website that describes and illustrates HCA issues. You can review it here before making a final decision.
I’m voting no for now to get to yes together! We should pause before taking the irreversible step of voting yes on Article 3 at Town Meeting on March 23. It will pass if only a simple majority of voters who attend the Town Meeting in person vote in favor. This could leave much of the town deeply dissatisfied with the result as well as with the process for the development of the proposed zoning, which was rushed through ahead of the legally permitted timeline without adequate time for public input to be received and incorporated.
Lincoln has until December 2024 to submit the HCA proposal. With a nine-month runway, a collaborative working group could craft a proposal that would pass with a substantial majority. An ideal plan would allow representatives from the LRHA and from a working group appointed by the Select Board to sit down together, analyze the data, iron out differences, and create a better choice with more public input. Much work has already been done and residents are more informed. A direct dialog with reasonable people on both sides could quickly lead to a consensus. I believe this group could arrive at a first draft by the end of May, revise and share it with residents over the summer months, and then present it in September, well before the state mandated deadline of December 31, 2024.
Members of the Planning Board and the Select Board have said we have time to get this right:
Jim Hutchinson, Select Board (March 7, 2024)
“If you like Option C, you should be comfortable voting for it, but if you don’t like it and want us to go in a different direction, we’ll get everyone back to the table and come up with a compromise to consider before year end.”
Ephraim Flint and Lynn DeLisi, Planning Board (March 6, 2024):
“…we need more time to bring people together to discuss a compromise solution that most residents of town can agree on. This too could be done by forming a new subcommittee of the Planning Board to help obtain consensus between opposing views.”
Please join me in making sure that we take the necessary time to unite our town and to get the HCA Right. Vote “no for now.”
*Current proposal zones the mall’s four acres at 25 units per acre.
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