The Lincoln Squirrel – News, features and photos from Lincoln, Mass.

My Turn

My Turn: Fiduciary behavior and debt burden

By Chris Burns

Of course, a community center would be nice to have, but…

The town debt service today is greater than what we spend for the Police Department or L-S High School or the entire town government. How high should it go?

In the warrant for the March 26, 2022 Town Meeting, page 18 reads: “The Finance Committee understands that the large increase in debt service resulting for the required [$88.5 million] bonding for this [school] project is a burden for residents, and we have made it a priority to minimize the likelihood of requesting residents to approve any additional debt or capital exclusions over the next couple of years.” Is this fiduciary behavior when asking for an additional $16 million in debt less than two years later? This is a 20% increase in our debt load.

Please pay close attention as Lincoln’s debt soars toward $104,000,000 or $17,000+ per citizen, not household.

“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 Submissions containing personal attacks, errors of fact, or other inappropriate material will not be published.

My Turn: The real housing crisis is affordability

By Gail O’Keefe

The HCA zoning decision looming is based on an assumption that we have a housing crisis in Massachusetts. Politicians have linked development to diversity, claiming all towns must help the state in the housing struggle. However, in looking at recent building data from local cities and towns, it seems very likely that the housing crisis is really an affordability crisis, with housing being built that is too expensive for those needing affordable housing.

Earlier this month the Boston Globe reported on the housing boom in Everett — 1,600 new units under construction now, with a total increase of 16% added to their housing stock over the past few years. Only 5% of those units are “affordable” housing, leaving us to question how these units will offset the housing needs facing families.

On Zillow today, over 1,000 housing units are available for rent (and ~100 for sale) in Cambridge; Boston has over 8,000 available for rent, (~1,000 for sale). An additional 800 for rent in Somerville, with 75 for sale. In Waltham, many are available; a brand-new one bedroom will cost you only $2,700/month. In Lexington, 30 rentals, mostly one- and two-bedrooms available. Price range: $2,500- $5,000 per month. And here in Lincoln in mid-March, there are still five units available at Oriole Landing, as well as a few houses.

Clearly, supply is plentiful. Market-rate housing units are available, with hundreds more being built right now all around Boston.

The zoning changes under the HCA has buoyed developers, so the future will see a surge in housing stock. Why, then, are we rushing to jeopardize our grocery store and small retail area to build 100 units? Who are we really helping? Are there thousands of people to fill all these homes? Or is it the cost the real housing crisis? Will trickle-down really reduce housing costs?

HCA Option C simply adds to the volume of new units, 90% at market rate. What happens if we rush to build, alongside all the other MBTA-adjacent towns, and end up with vacant residential units while losing our retail in the deal? One of the state’s goals with the HCA is economic growth for developers. Is that a goal of Lincoln as well? If not, let’s make the zoning more attractive to townspeople rather than RLF’s “more attractive to developers.”

Lincoln’s planning board and the RLF have presented Option C as the only choice, yet other options were not fully presented to the town in the fall. We needn’t give up on affordability and diversity, and should not jeopardize our small but critical retail space. We only need to submit a plan by the end of 2024! There is plenty of time to come to a plan that aligns with the values and goals of our town.

“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.

My Turn: Vander Meulen endorses Taylor for Planning Board

By Allen Vander Meulen

I’ve known Gary Taylor for nearly 15 years. He and his wife Susan were one of the first people we met when we moved into our home on Beaver Pond Rd.

I think we all are very aware of the many years both Gary and Susan have invested in service to the town, in many roles and in many ways. So, instead of dwelling on his many qualifications, I thought I’d share two tidbits that speak to me of Gary’s thoughtfulness and long-term dedication to many of the issues central to the challenges and controversies of the present.

Back in 2014 or so, I attended a Planning Board meeting. Following that meeting, Gary took the time to talk at length with me about his concerns over the erosion of moderate-priced housing in Lincoln, and how economic realities plus the regulatory structure at the local, state, and federal levels all conspired to promote the creation of housing for folks at the low end and high end of the income scale, but nothing for those in the middle. This is precisely the challenge that the Housing Choice Act seeks to address. 

Now, this was around the time I joined the Housing Commission, and I was still quite the newbie in that arena. Even so, Gary made sure his concerns were clear, and that I clearly understood the “bigger picture” of housing, not just whether Lincoln could keep its SHI (Subsidized Housing Inventory) percentage above 10% as mandated by state law. I learned a lot in that conversation, and as a result the concerns he raised have been part of my own thoughts and work ever since.

In 2017 I ran for the Select Board against Jennifer Glass — and (rightfully) got stomped. (Mainly, I think, because it was clear I had neither the experience nor the connections within the Lincoln community to be in such a position — yet.) Even so, Gary and Susan went out of their way to host a neighborhood coffee for Jennifer and me during that campaign so their Lincoln neighbors and friends could meet both candidates and hear what they had to say. They didn’t have to do that, and I’m sure they knew that I had little or no hope of winning that election. But it was important to them to facilitate communication and understanding for all. And frankly, I learned a lot from that evening myself: not just meeting many Lincolnites I hadn’t met before, but also hearing what they felt was important for us to learn, no matter who won that race.

So to me, that’s who Gary Taylor is: a man who has spent a very long time working to make Lincoln a more inclusive, welcoming, and diverse community. A gracious and a good friend, an attentive listener, a deeply thoughtful and knowledgable speaker, a creative and reliable worker, and someone who remains diligent in working for the town’s best interests.

Please join me in re-electing Gary Taylor to the Planning Board.

“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.

My Turn: In support of Article 3 at Town Meeting

By Joan Kimball

I am supporting Article 3, the Housing Choice bylaw, at the March 23 Town Meeting.

Having voted in favor of Article C (with the majority) at the December Special Town Meeting, I have since read carefully the pros and cons, attended meetings about the Housing Choice Act and made my decision. I will vote yes on March 23 for the following reasons:

  1. Knowing that we in Massachusetts have a housing crisis, I want Lincoln to be part of the solution, not part of the problem. 
  2. I believe that we have an opportunity now, with RLF and the mall, to actually build some multiple-family housing. Building in the (relatively) near term will:
    • Actually provide housing
    • Be developed by an owner, RLF, who has a proven record of doing things for the town and an understanding of the town so that the development will fit Lincoln. I liked the conceptual drawing that we saw at the recent RLF meeting.
    • Provide more customers for our retail businesses. We need more customers. When I go to Donelan’s, there is never a line, and when I go to other businesses, I am often the only customer. This is not sustainable.
    • Create housing that is near transportation — an important aspect as we oppose climate change.
  3. If we do not include the mall with its potential for building housing, I strongly believe it will take years and years to actually build any housing. It is a complex and challenging undertaking. In addition, I have heard that developers do not want to risk time and investment in projects with the risk of going through Town Meeting.
  4. With town and private investment we can choose to increase the moderate income percentage in housing developments.
  5. As a former Conservation Commission member, I support development on already built land whenever possible to protect habitat on undeveloped land.

Bylaws are not specific housing developments; they are zoning “rules.” A great deal of time — as well as incorporating public comments — has gone into this bylaw. I think it is a good one. Therefore, I vote yes.

“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.

My Turn: The importance of counting the votes

By David Onigman

I have lived in Lincoln most of my life. I grew up here, my mother and her four brothers lived here. I worked for various town departments through a Massport internship growing up in town, working for the Select Board, the Finance Department, and others. I attended Town Meetings growing up, running around microphones during public comment and running the soundboard. I sit on the Parks and Recreation Committee as well as the Bicycle and Pedestrian Advisory Committee. I coach basketball in our Tri-Town league and I regularly perform music for my fellow residents at the Tack Room and Twisted Tree.

But none of that makes my vote any more or less important than every other voter in Lincoln. Whether you are a patriarch of the town, moved here in the 1900s, or moved here last year… whether you live in a large house on Blackburnian Lane, or live in multifamily housing on Wells Road, your vote counts once.

I have grown extremely weary of the slow drumbeat from the group of residents that opposes Article 3 at our upcoming Town Meeting that implies the will of the town is best measured by any means other than a Town Meeting vote.

Public comment at open meetings, the frequency of those comments, the passion behind those comments, LincolnTalk posts, emails to town officials, or other informal ways of gauging public opinion are no replacement for a democratic process where all votes are counted. In fact, any initiative to not have our votes be counted at the upcoming Town Meeting is a dangerous threat to our democratic process.

I applaud the members of the Planning Board that voted to move forward with the proposed bylaws so that we could indeed, as a town, all voters, vote “Yes” or “No” on the proposed zoning.

I support the proposed zoning. I believe the Housing Choice Act mandated by the Commonwealth of Massachusetts is long overdue. I believe one of the many contributing factors to the housing crisis that Massachusetts and the county finds itself in is due to the exclusionary zoning bylaws towns like Lincoln adopted in the mid-1900s.

It is 2024 and our commercial center of town, which is also conveniently located near the commuter rail, does not have the appropriate zoning to allow for multifamily housing development. Left to our own devices, we have not done enough. The HCA is forcing our hand, and it is long overdue.

The commercial center of our town is where this zoning makes the most sense. “Spreading this zoning around town” is not smart municipal planning, in fact it contributes to suburban sprawl, and increases — not decreases — traffic. I also believe the Rural Land Foundation have been great stewards of the town, and the frequent questioning of their motives and lack of trust in the organization has been most disappointing.

But most disheartening has been the recurring talking point that residents like myself, who both support this zoning and also live in the proposed subdistrict, are motivated by our own financial interests and not our true beliefs as housing advocates. There is no way for me to convince someone otherwise if they just continue to say it over and over again, I suppose, but I wish more of my fellow residents who oppose Article 3 would trust me at my word that:

  • Yes, I support this zoning.
  • No, I do not have any plans to sell my property; it is my family’s original home and I love it.
  • Yes, I would be welcoming if my neighbors on either side chose to further develop their property.

In closing, I would like to extend my thanks to all of the hours invested in this process to date, by everyone involved, whether we agree on the topic or not. I look forward to the upcoming Town Meeting vote to truly see what the majority of voters in our town support.

It is my hope that the “Yesses” will have it when we vote on Article 3. But if we don’t, you have my word that I will not decry the process. I will be disappointed in the outcome, but I’ll shake it off, and see how I can best advocate for my position moving forward.

Onigman is a Codman Road resident.

“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.

My Turn: Taking issue with Planning Board dissenters

By Trisha O’Hagan

Editor’s note: O’Hagan has said that her quote by her in the February 27 Lincoln Squirrel story headlined “Planning Board splits 3-2 on endorsing zoning amendments” was inaccurate, so it has been removed.

I attended the February 26 Planning Board meeting and felt I needed to respond when a community member emphatically told the planning board that they shouldn’t “sell” the zoning changes at the March 2024 town meeting.

Our Planning Board and Housing Choice Act Working Group have worked diligently to develop sensible zoning changes in line with the Housing Choice Act. They listened to all community members feed back and incorporated many of the residents’ suggestions into the zoning guidelines. And we should all be delighted that the planning board made some very last-minute changes (after checking with the state and our town lawyer) that may allow for including 15% affordable housing.

And lest we forget, they were working from the results of the 2023 December Special Town Meeting in which Option C received the most votes. This is how our town democracy works — we listen, we learn, we vote, and we respect the results of the election.

So it is deeply troubling to me that two members of the Planning Board “do not believe that the vote at the December Special Town Meeting should be taken as a legal act.” Since when does Lincoln have a Town Meeting and vote and then elected town officials decide that it is “not the right time” and advocate to negate people’s vote?

We will all have a chance to vote again soon at the March 23 Town Meeting. My hope is that Option C passes. I believe that Lincoln is a wonderful, welcoming and generous town and that we will embrace the opportunity to be a part of the solution to Massachusetts’ housing crisis. I hope we can build inviting, all-electric, multifamily housing close to our train and town center where people can walk and bike to our schools and shops and churches as well as Codman and Drumlin Farms and our multitude of trails. And I will always respect the results of the election, even if my choice does not prevail.

“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.

My Turn: Don’t post signs in front of other people’s houses

By Mark Robidoux

This office has received multiple questions and concerns from residents that signs are being installed on the town-owned easement in front of private residences without the resident’s permission or town permission.

As a friendly reminder, 16.4 of the local zoning ordinance states signs on town-owned property need approval from the Select Board and a permit from the Building Inspector.

You are welcome to install political signs on your own property or at the following intersections: Sandy Pond and Lincoln Road, Ballfield Road and Lincoln Road, Lincoln Poad and South Great Road, Bedford Road and Morningside Lane, and Codman Road and Concord Road.

Thanks in advance for your cooperation on this very important matter. Please reach out to me with any questions or concerns on the sign bylaw.

Sincerely,

Mark Robidoux, Building Commissioner/Zoning Enforcement Officer
781-259-2613, robidouxm@lincolntown.org

“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.

My Turn: HCA in Lincoln – managing risks and finding solutions

By Rob Ahlert

When it comes to finding a solution to the Housing Choice Act riddle for Lincoln, there are many paths the town could choose to go down. When choosing which path to go down, an organization (e.g., our town) usually carefully identifies its options and the risks vs rewards for each, ultimately choosing the option which has the lowest risk and the highest reward. The conundrum we face in Lincoln is that the reward for one group (e.g., a lot more housing in one area) is in fact a major risk for the other group (too much housing in one area). So how do we as an organization (Lincoln) move forward to make a decision when we don’t even have the same objectives?

As you probably are suspecting, the right answer is to find a compromise.

OK, but how do we compromise? How do we not end up with a solution that only 51% of the population is satisfied with?

This is where sitting down together and documenting the risks/fears that folks have is critical.  And it will get very touchy because it’s hard not to quickly dismiss someone’s fears when you think you already have the answer. This is where talking, listening and documenting risks becomes critically important. What are the risks? Can we quantify and agree on the likelihood and impact on a 1 to 10 scale for each risk? Are there any obvious mitigations?

During a workshop or series of workshops, each risk can be graded on likelihood (1 to 10) and Impact (1 to 10).  The risk can either be “Accepted,” “Needs More Info,” or “Mitigated” and a workshop participant (or participants) can be assigned to take responsibility for that action. Below are some examples from a list of risks I’ve heard on both sides of the discussion.  

  • Risk #1: Developers put in offers on over 50% of the parcels in the first year after maps are published.
  • Risk #2: Developers will not build family-friendly three-bedroom apartments or condos.
  • Risk #3: Traffic will be bumper to bumper on Lincoln Road from Five Corners to Codman Road, not just during the rush hours but also at other times of the day and on weekends.

These are just three examples. There are likely 50+ unique risks we could document if we had a workshop on this topic.

When faced with a decision that has a lot of risks, does leadership go ahead and choose an option that exposes the organization to potential large downside impacts, especially given that reversing this decision would be over a year away? I would hope not, especially in a consensus-driven organization like a town. This is not a private enterprise with a CEO, this is a town.

So we document a lot of risks/fears from folks on both sides of discussion. What do we do next? Now comes the really hard work. Do we decide to just accept one of these risks because both the likelihood and impact are so low? Are we aware of an immediate mitigation that we can apply that will lower the likelihood or impact? Do we need more information? How much time and money do we need to gather more info or mitigate?

If you’ve read this far, some of you are really rolling your eyes saying this is way too much trouble to go through to get to a solution to the HCA riddle. But that’s the point. By going through this trouble, we better understand risks that each other see and find a consensus solution, choosing a compromise path.

That is what Brookline did, that’s what we can do as well. On March 23rd, vote “No for Now” on the HCA-related article and then we can get to “Yes” together before December 2024 and easily comply.

Calling all leaders and/or project managers/therapists to the table!

“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.

My Turn: Misconceptions about the Housing Choice Act

By Bob Domnitz

It’s distressing to see the continuing confusion about the HCA and the town’s response to the HCA. From my perspective as a former member of the Planning Board and Housing Choice Act Working Group, I will address two of the most common misconceptions.

Misconception #1: The HCA falls particularly hard on Lincoln.

— No, the HCA does not fall hard on Lincoln. We can easily comply.

Misconception #2: The HCA is complex…too complex for residents to understand.

— No, the law is not complex. Town leadership’s response to the law is complex. Near the beginning of presentations made by town leadership, the following principle is stated: Rezone near public transportation and town amenities.

This is a policy decision made by our town that goes far beyond the requirements of state law. State law only requires that our town locate 20% of the rezoning near public transportation. At a webinar held in early 2022 that town staff and I attended, the state agency that administers the HCA recognized that some towns would be unduly burdened by the new law. To illustrate their point, they showed a map of one town’s neighborhood around its commuter rail station. The town had significant wetlands, conservation land, and other land that was not developable. That town was Lincoln. In recognition of this undue burden, the guidelines issued by the state agency in August 2022 allowed towns to place some rezoning anywhere in town if they didn’t have much developable land near public transportation. Lincoln was one such town. Under the state agency’s guidelines, Lincoln was given flexibility to put 80% of its rezoning anywhere in town.

The complexity of the town’s response to the HCA is, in large part, a consequence of the town’s decision to disregard the flexibility given us by the state. There is no undue burden imposed upon us by the state. We have created the undue burden.

I’ve stated above that we can easily comply with the HCA. We need eight acres of land rezoned near the train station and 34 acres rezoned at a suitable location, anywhere in town. There are myriad combinations of land parcels that would meet the criteria. It’s not worth debating whether we should comply with the HCA. It’s not worth debating whether the state’s requirements fall harshly on Lincoln. It’s not worth debating whether the state has properly accounted for housing at Hanscom Air Force Base. We can comply. We should comply. We can easily comply.

A sound approach to the HCA would adopt a simple plan that achieves compliance. We would then be free to pursue our goals for affordable housing and mall redevelopment outside the formulaic, rigid constraints of the HCA. For example, we could choose to rezone Lewis Street, the mall, the south side of Lincoln Road, Codman Road, etc., with zoning decisions made by Town Meeting in the traditional manner, without the arbitrary constraints of the HCA. Importantly, we would be able to invoke the town’s inclusionary housing requirement to provide more affordable housing than the HCA allows.

I wish town leadership would trust residents to make these decisions. Instead, town leadership has chosen to combine three elements — HCA compliance, housing, and mall redevelopment — into one omnibus package. Because the package includes HCA compliance, it spreads the coercive urgency of the HCA’s deadline onto the other two elements of the package: housing and mall redevelopment. That’s what has led to the rush for action on the entire package. That’s what has led to the complexity of the package. Residents might have wanted to deal with housing and the mall separately from HCA compliance, but town leadership did not give us that option in December and we are not being given that option now.

The town’s initial decision to locate all rezoning at Lincoln Station, disregarding the flexibility given to us by the state, has led to the complex hodgepodge of subdistricts that we’ll be voting on in March. It may have been hard to foresee that we’d end up here as a result of the simple choice to put the entire HCA district at Lincoln Station. But sometimes, when you get to the end of a design process, you realize that initial decisions need to be re-examined. We are at such a time. We should rethink the initial decision to comply with the HCA by rezoning only near public transportation and town amenities.

Several years ago, the state changed the Zoning Act to allow a simple majority at town meetings to approve multifamily housing-related zoning amendments. Under prior law, these zoning amendments required a two-thirds supermajority vote for adoption. At our December 2023 Town Meeting, a scaled-down zoning plan was presented by a group of residents. Their plan got 37% of the vote, even though they were denied the opportunity to give a cohesive presentation. If that vote is replicated at our March Annual Town Meeting, leadership’s omnibus zoning package may pass as the least popular, most divisive zoning amendment in Lincoln’s history.

I urge town leadership to withdraw their plan and work with residents to craft a simpler plan that we can all support.

Bob Domnitz (Lincoln Planning Board, 2003-2015; 2020-2023 Housing Choice Act Working Group, 2022-2023)
bobdom333@hotmail.com

If any residents would like to discuss this with me, please send me a private email with your phone number and I’ll call you back as soon as I’m able.

“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.

My Turn: Vander Meulen endorses Glass for reelection

By Allen Vander Meulen

As some might recall, I was Jennifer Glass’s challenger during her first campaign for Select Board in 2017.

I must say, I got royally stomped in that election, receiving about 10% of the vote. But the outcome was no surprise: Jennifer clearly had the experience, temperament, and talent needed for such a challenging position, while at the time I was still relatively unknown and unproven.

In that campaign, I came to deeply respect and admire Jennifer, and that respect and admiration have only grown since. Jennifer listens carefully to all of her constituents (and her opponents too, as I learned). She is not afraid to rethink her approach or path when new information is presented, or it is clear the current path is not workable. She is very clear and consistent in her determination to make Lincoln a more just, welcoming, and livable community for all. And she has proven herself to be adept at constantly educating herself about, and navigating, the extremely intricate and challenging legal, regulatory and political landscape within which Lincoln exists.

While I have great respect for one of the other candidates challenging her (I do not know the third candidate at all), it is clear to me that Jennifer Glass is by far the best choice for the position. This is not just because of her past record, but also because she continues to be a creative, knowledgable, deeply thoughtful, forward-thinking, and energetic leader. Such qualities are absolutely necessary for those who wish to lead our community in confronting the challenges we face.

Please join me in re-electing Jennifer Glass to the Select Board.

“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.