A map showing locations of the proposed South Lincoln Village District subareas (click to enlarge).
A town committee is proposing new zoning and a special permitting process to allow denser and more diverse commercial and residential development in South Lincoln. A set of proposed zoning bylaw amendments will be up for discussion at the State of the Town meeting in the fall and a Town Meeting vote in March 2020.
The Village Planning and Zoning group (a subcommittee of the South Lincoln Planning and Implementation Committee) presented its work at a public forum on May 7. The group is one of several SPLIC teams, along with Placemaking, Wayfinding, and MBTA. SPLIC also commissioned a recent study of Department of Public Works needs and potential alternate locations.
The new South Lincoln Village District would have two subareas: business, which emphasizes commercial or mixed use, and residential, which provides a variety of housing options close to transit and retail amenities. The residential subarea would allow buildings up to three and a half stories further back from Lincoln Road to accommodate greater density.
• This series of slides summarizes the work of the Village Planning and Zoning group
Most uses already allowed by current zoning would be allowed by right with a site plan review. Other uses — such as multifamily housing and artist live-work studios in the residential subarea or mixed-use development, restaurants, brew pubs and service stations in the business subarea — would require a special permit.
To get this permit in the residential subarea, up to 15% of the housing would have to be affordable to low-income, residents — and another 10% affordable to middle-income residents.
“That’s a subset that’s missing in Lincoln—people that are not low-income but still can’t afford to move here,” said Alexis Smith, a senior planner with the Metropolitan Area Planning Council, which awarded the town a $15,000 grant and assistance with the zoning and design guideline work. (Lincoln also received a $25,000 Community Compact Grant.)
To receive a special permit from the Planning Board, projects must also conform to specific design guidelines that could accommodate both modern and traditional designs, so “it won’t all look like Ye Olde Town Center,” as one resident at the forum commented. Projects exceeding special permit uses and densities could seek Town Meeting approval through South Lincoln Overlay District process.
Some residents worried about helping the business spaces already in South Lincoln succeed in addition to encouraging new ventures. Smith assured them that denser and more affordable housing would “create the foot traffic that would support those businesses and bring down those vacancy levels.”
“We definitely want to give a stronger footing to the businesses we do have,” said SPLIC member Gary Taylor.
Another resident was wary. “This is like a Pandora’s box. Once you change the zoning law, you don’t know what you’re going to get. Lincoln has a certain character, and that’s the reason I moved here,” he said.
But resident Jon Lynch was supportive. “This is really where Lincoln Center should be,” with development around the MBTA mass transit hub, he said. “We don’t have a critical mass of people… if we had stuff there, people would get off the train and do something instead of just jumping in their car and driving away. We have to get cars to stop thinking of [South Lincoln] as a drive-through.”
Sara Mattes urged more work on increasing parking capacity and fixing the MBTA station, saying denser housing could create an undue strain on public services and septic capacity. Director of Planning and Land Use Jennifer Burney assured her that the town is in fact doing a parking study for the commuter and business lots. Lincoln has also applied for another $400,000 Complete Streets grant to enable walkability and parking improvements, she added.
“With the school [project] and taxes, increasing the tax base is really important, so there’s urgency from another perspective,” Peyton Marshall said.
Attracting more residents and commercial development is crucial for Lincoln’s future, Ken Hurd said. “This is a death knell for this town if we don’t address it and attract younger folks.”