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

My Turn

My Turn: Glass is running for a third term on Select Board

Dear fellow Lincoln residents,

I write to announce my candidacy for re-election to the Select Board for a three-year term, and I respectfully ask for your support.

As a community, we often ask ourselves hard questions: Who are we? Who do we want to be? And what actions should we take to get there? During my time on the board, I have found it helpful to regularly challenge myself to think about these questions because they keep me focused on principles of holistic planning and collaborative decision-making. My interest in exploring those questions and dedication to upholding those principles guides my work with individuals, other committees, regional colleagues, and Lincoln’s professional team, and continues to motivate me as I seek the honor and privilege of serving the town for another term.  

Since I joined the board in 2017, we as a community have weathered a pandemic; completed the Lincoln School renovation project; drafted a climate action plan; continued work on exploring the town’s role in fostering diversity, equity, inclusion, and anti-racism; and chosen paths forward both for a community center building project and for rezoning that is compliant with the Housing Choice Act of 2021.

All of these topics are complex, nuanced, and require our willingness to share ideas, reshape our own perceptions, compromise, and trust that while we may have differences of opinion, we are all dedicated to building a strong, caring, and resilient community. 

Together, we have been able to move forward with this hard work because we have a skilled and knowledgeable professional team, dedicated volunteers on our town boards and committees, and engaged residents. And we have also been able to tackle these issues because of the capacity of Lincoln residents to consider each question on its merits, and to recognize and value the fact that as individuals we can disagree with our friends, neighbors, and colleagues on one topic and then work closely together and in complete alignment on another. That is an enormous strength of our community!

If you have not met me and want to learn more about my volunteer work in Lincoln, please visit my public Facebook group. And if you have questions or ideas, please reach out to me directly.

I am deeply grateful for the opportunity you have given me to serve the Lincoln community and to the colleagues who guide me. With your support, I look forward to continuing to contribute to the work of the town. Again, I ask for your vote at the town election on Monday, March 25th.

Respectfully,

Jennifer Glass
11 Stonehedge Rd.
jglassselect@lincolntown.org (town email)
jlrglass@mac.com (personal email)

“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: A path forward for retail at the mall under Option C

By Benjamin Shiller

Option C has emerged as the winning choice for rezoning for the Housing Choice Act. Although the discussion may have seemed divisive, I truly believe that our goals for the town are aligned.

The Planning Board has already made great strides in a short time towards drafting the bylaws. However, the time left is extremely limited. If we all work together, we can fine-tune bylaws that protect retail at the mall and benefit residents, the environment, and walkability. The mall is the only area zoned for retail in the station area under our Housing Choice Act proposal) Thus, our only chance for retail is through the mall’s redevelopment. More retail increases walkability and reduces fossil fuel usage.

Here are some concerns I think we should consider at the upcoming January 5 Planning Board meeting.

  1. Retail space and residential affordability are not compatible: At their December 12 meeting, Planning Board members discussed what percentage of square footage at the mall should be required to be retail rather than residential. While town residents benefit from retail space, strict requirements may make redevelopment unprofitable, and several members believe we need to substantially reduce retail space from current levels to make the mall redevelopment viable. I suggest we encourage developers to use profits from market-rate units in the mall to subsidize larger retail spaces. The mall is not the place to build a large number of “affordable” apartments. Fortunately, Option C provides numerous locations outside of the mall to build a variety of housing options for a variety of budgets.
  2. Ground-level and second-floor retail are both appealing: The Planning Board seems to prefer retail on the ground level — which I agree with — but this is not yet set in stone. Retail space on the ground level is more appealing to retail establishments such as restaurants, grocery stores, and banks. The second floor may be appealing as office space, as in the current mall.
  3. Retail parking is vital: One parking space for retail allows multiple customers to come and shop there at different times of day; one retail parking spot = multiple customers. However, if retail parking spaces are displaced by resident parking spaces, retail customers will go elsewhere, putting our retail in a more precarious position than currently. Moreover, the Housing Choice Act does not allow us to require any spaces for retail parking, and there is limited land for buildings and parking. This is not a problem with a simple solution.
  4. Parking during construction: Our retail is allegedly in a fragile state. Can it survive if parking spots for customers are temporarily (or permanently) removed during construction? Let’s craft a plan that makes clear where customers can park and how trucks full of groceries can reach the offloading bay during construction.

We can do hard things. And we can do them quickly as long as we all work together. This is arguably the biggest change in Lincoln in last 50 years. Let’s make sure we do this right!

Shiller is a member of Lincoln Residents for Housing Alternatives, a citizens’ group that advocated for other rezoning alternatives prior to the December 2 Special Town Meeting. 

“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: A fond farewell to an extraordinary partner

By Jacquelin Apsler

On December 15, 2023, Chief Kevin Kennedy will retire from Lincoln’s Police Department — a public servant greatly admired by his peers, deeply respected by his constituents, and very much cherished by his colleagues and friends. The phrase “he will be missed” doesn’t capture the extraordinary loss of his leadership.

As a resident of Lincoln, I have known Chief Kennedy nearly 30 years since he was a young pup new to Lincoln and policing, but always mature, focused, and clear-sighted from the beginning. Students who knew him as a Juvenile Officer recall him as “leading by example,” “a silent hero who takes good care of the community without any fanfare,”and  a professional who modeled community policing long before it became a prominent tenet in the policing world.

Lincoln Police Chief Kevin Kennedy

For the past 18 years, I have had the honor of working alongside Chief Kennedy as a partner in our never-ending fight against domestic violence. As a strong proponent of community and police partnerships, he has supported every aspect of DVSN’s work to the very best of his ability and to the extent resources would allow.

For over a year, while our advocate office at the Bedford Police Department is being renovated, the Lincoln police have welcomed us into their building, generously sharing their one meeting room with us, and embracing our staff and volunteer advocates with tremendous kindness and thoughtfulness. The department’s core values of “integrity, mutual respect, and problem-solving through cooperation and collaboration” have been on display every minute of every day. We are extremely grateful to Chief Kennedy, the dispatchers, and the officers and staff for sharing their space with us and for their exceptional embodiment of respect and kindness.

Additionally, Chief Kennedy is a man of many amazing and varied talents — master provider of burgers, chips, beverages, and cookies for numerous community cookouts; renowned expert on juvenile law; dedicated teacher; enthusiastic mentor; diligent lawyer; masterful cabinet maker; avid skier; a very quick wit; a devoted family man; and an extraordinary public servant — truly the best of the best. I am deeply honored to call him friend and wish him much satisfaction and fulfillment in his retirement.

He most definitely will be missed.

“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: With measured success, officials grapple with HCA vote at multi-board meeting

By Lynne Smith

On December 2, Lincoln residents voted with the recommendations of the Planning Board (PB) and the Housing Choice Act Working Group (HCAWG) to adopt Option C. On December 4 at a multi-board meeting, the two groups were aware that the vote was not an overwhelming majority. In fact, Option C received 55% of the votes while Option E, developed by the grassroots organization Lincoln Residents for Housing Alternatives (LRHA), received 38%. Select Chair Jim Hutchison expressed his view that he would like to see a higher level of support for the proposed rezoning by the March 23 Town Meeting, even though only a majority vote will be needed.

To gain greater support, the Planning Board and the HCAWG have work to do to create Lincoln’s option for compliance with the Massachusetts Housing Choice Act. The PB must develop the bylaws and the HCAWG must communicate them to residents who are now more fully aware of the impact such development can have on the Town.

Developer bylaws for 800+ units are key

At the meeting, members focused on the best ways to adopt bylaws to allow HCA development that will now be concentrated within half a mile of the MBTA station. The HCA model for Option C gives the town credit for 648 housing units, but the LRHA estimates that approximately 800 new housing units could be developed on a by right basis within that small area. The impact of this development on the town will depend in large part on the content of the zoning bylaws to be proposed by the Planning Board and presumably adopted by the town.

At Saturday’s Special Town Meeting, the Selects presented a chart listing the types of “guardrails,” including requirements for certain Planning Board approvals, which the town can impose on developments. It appears that the Planning Board and Selects expect the members of the HCAWG to be part of this process.

The content of these bylaws is extremely important and must be carefully drafted to impose appropriate standards for by right development that will win town support and pass HCA compliance requirements.

Outreach and input are important

Select Kim Bodnar emphasized the importance of a steady stream of communication to town residents, especially those most affected by the rezoning in and near the Option C parcels: Codman Road, Lewis Street, Lincoln Woods, Lincoln Road, and the mall. Margaret Olson, chair of the PB, suggested that HCAWG should manage outreach while coordinating with PB and the Selects.

PB vice chair Lynn De Lisi said that just outreach is not enough and that every meeting of the PB and HCAWG should allow public input. HCAWG member Terri Perlmutter said that there had been a “loss of trust” as residents felt that developers would be given a “free rein” because details of the zoning were not fully communicated. She felt this created a disconnect with residents. Communication with residents is a vital part of the work of the town-appointed groups.

Meetings and topics need organized scheduling

Between now and March 23, the PB plans to schedule weekly meetings to write and deliberate on the proposed bylaws. Craig Nicholson of the HCAWG suggested that the meetings could be organized by topic — for example, height of the buildings, setbacks, energy efficiency and sustainability, and overall design. This meeting format would help participants focus on the key bylaw provisions, allow residents to tune in to the topics of greatest interest, and help organizations such as the Green Energy Committee, FOMA, and LRHA to contribute expertise in a timely manner. Susan Hall Mygatt requested that draft guidelines be issued prior to the scheduled meetings.

All of these meeting suggestions would facilitate better discussions, shorter meetings, and greater resident participation.

Outside expertise still needed

Director of Planning and Land Use Paula Vaughn-MacKenzie said that Utile, the consulting firm that helped develop the C and D options, could continue its role up through the March Annual Town Meeting. If we run out of grant money for this service, we might have use town funds. Town counsel will continue to be consulted for zoning bylaws.

Officials at the multi-board meeting said that the Rural Land Foundation (RLF) needs to provide more information about the potential and proposed development at the mall. They also pointed out that residents need to know what it will look like, what the footprint will be, and the details of parking and traffic studies. Susan Hall Mygatt suggested that several residents in town be invited to sit on the HCAWG in an advisory capacity. Rather than commenting on the draft language from “outside” the Planning Board, they could actually help draft bylaws and develop models. This would increase participation in the process and would likely lead to increased public support for the proposed bylaws.

Voting tabulation at Town Meeting

With over 800 people attending the December 2 Special Town Meeting, the Select Board discussed the difficulty of tabulating ballots on the spot. As many residents who stayed for the entire eight-hour meeting noted, about three of those hours were spent wandering around while the votes were tabulated. While it was fun to get coffee and snacks from the Girl Scouts and eat sandwiches brought from home sitting in the hallways of the sparkling new school, it would be better if the time were spent actually discussing the issues at hand. More people could have participated if the meeting were shorter. Select Jim Hutchinson bravely faced the topic head on and said he would look into it. Good luck, Jim!

The multi-board meeting closed with 41 people attending on line and several in the Donaldson Room. Many Lincoln residents will be paying close attention to the Planning Board meetings where the drafts of bylaws will be discussed. Planning Board meeting dates, agendas, and minutes can be found here.

“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: To include or not to include the mall?

By Laurie Gray

To include the mall or not to include the mall — that is the HCA question.

I am a supporter of Option E, and I want development at the mall. What I would like for the mall is for some number of housing units to go up in the range of 150 units while maintaining the viability of Donelan’s. I would also want to keep a commuter rail lot. For environmental reasons, I want to support people who already use the commuter rail. Keeping a grocery store in the mall also supports the environmental mission of the town — to have more people walk rather than drive to amenities. I would also like to see a large percentage of these units at the mall be affordable. If the mall is rezoned through the HCA, we could only ask developers for 10% of the units to be affordable.

What I have heard is developers do not want to go through Town Meeting. That is the line that has been repeated. I agree that developers would rather not have to negotiate with the town. They would not get as much of what they want, which is profit. People have said that developers won’t go through town meeting, and therefore the only way to get housing at the mall is to push it through the HCA. I am skeptical of this.

First of all, before August, the mall was not even allowed to be included in the HCA because mixed use land (residential + commercial) was not allowed in the proposals. There were other plans to develop the mall outside the HCA. Other projects like Oriole Landing have gone through town meeting successfully. It may take time but I believe it is worth it to have the town center that is best for our residents, current and future. Once we give up our rights to developers, it is gone. This is our prime real estate.

I know there has been chatter about special interests and secrecy in the Option E group. I’m not sure exactly what the special interest would be in this case. However, is it possible there is a special interest tricking people into thinking the best way to get housing at the mall is through the HCA? I am worried that we are being taken advantage of. That our moral principles, which are strong and great, could blind us to what could really be going on. Good, smart people can be misled.

I plan to vote for Option E on Saturday. I would also support slowing down the process. Including the mall in our HCA proposal is a new concept, only introduced around September. Could the town get more information about the plans for the mall before including it in the HCA? I want to trust but verify, because this decision is too important.

“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: Reflections on a community center for Lincoln

By Barbara Slayter

Over the years, there has been a lot of discussion about the pros and cons as well as the specific characteristics of a community center that we might eventually have in Lincoln. Three contributions to the Lincoln Squirrel’s “My Turn” in recent weeks have shaped my thinking about how to vote at Saturday’s Special Town Meeting. They are Ellen Shorb’s “How would you use a community center?,” Dilla Tingley’s “A community center for Lincoln” and David Levington’s “How about equity for seniors?”

Ellen’s delightful essay encouraged us to imagine possibilities. The question she posed was not “How would I use a community center in Lincoln right now?” but rather “How might I have used it when I first moved to Lincoln with four young children?” and “How might I use it in the near future?” Her lively responses led me to reflect on these same questions for myself. How might I have used a community center at different stages in my life? What opportunities could have existed in the past and what might be available in the future? It is intriguing to speculate!

Dilla’s essay led me to ponder another set of questions. We are not talking about a senior center. We are talking about a community center that will serve the whole community — seniors, school children, and everyone in between. LEAP will be ensconced in the community center as planned, but more than that, the building will be accessible to all ages, interest groups, and organizations in the community in the way that the facilities at Bemis Hall (much as I treasure them) simply can’t accommodate. If you have ever tried to schedule a discussion group at Bemis or a public meeting with your state representative, you know the pressure that exists on use of those spaces.

With an “edge” about seniors being left out, David asks us to look at the big picture. Given three options to consider, he (and almost everyone else) writes off the least expensive as being unacceptable, a structure totally inadequate for addressing the programmatic and administrative needs of the COA&HS and Parks and Recreation.

He then looks at the tax implications of the remaining two choices and determines that, from his perspective, the difference is not large. Why not, he asks, take the step to create a structure that will serve us well over a long period of time? “Why not?” I ask myself. This might be an opportunity not to be missed. Who knows when it will come again.

I would also add another thought. Isolation and loneliness are widely regarded as significant concerns in contemporary American life. Across the country approximately 30% of households have only one adult in residence. 

In Lincoln, a significant number of adults live alone. While this may be especially true for seniors, it is also the case for all age groups. I can well imagine the benefits of a gathering place where residents can get together informally, at will, and as need be for casual interactions over a cup of coffee or planned discussions, activities, or events.

How special to have a place to go without invitation, or pre-arrangements, or pre-programming. Just turn up! This is my community, my center, and I, along with everyone else in this community, am welcome. And if it is beautiful, spacious, and accommodating, so much the better.

“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: 90 residents sign letter in support of Option C

We the undersigned Lincoln voters have carefully reviewed the options for compliance with the Massachusetts Housing Choice Act at the Special Town Meeting on Saturday, Dec. 2. We plan to support Option C for the following reasons:

  • Option C, in which all the rezoning takes place near the train station and in the area surrounding the mall, provides the best and most likely opportunity to create a vibrant, welcoming center for this town.  
  • We have confidence in the Rural Land Foundation to live up to its mission to acquire, protect, and steward conservation land in Lincoln as it has done conscientiously since its formation in 1965.

Option C is preferable to Option E because:

  • Option E does not include the mall in its rezoning plan. We believe improvements in the mall will not happen in the near future if we delay the process for future Town Meeting approvals.
  • Option E designates 54.3% of new units at Battle Road Farm, a disingenuous plan since approval of new housing is unlikely to take place. Battle Road Farm has a cumbersome and complicated process in which 100% of condominium owners must approve a requested change. In terms of approval for new housing, Battle Road Farm is a non-starter.
  • We believe that affordable housing can be achieved in other ways in the rezoned areas. We are content, for now, to agree to 10% affordable housing in the mall area.  
  • We believe that Option C offers the most environmentally sound approach to joining efforts to address greater Boston’s housing needs and strengthen the use of the commuter rail, while also maintaining our commitment to conscientious stewardship of our environment.

Therefore, we support C, which will:

  • Strengthen Lincoln’s commercial area, creating a vibrant center for the town.
  • Provide a timely and honest response to the housing crisis in greater Boston.
  • Enable Lincoln to work toward an optimal housing affordability ratio.
  • Adhere to our values of cherishing our environment while supporting the human needs of our larger community.
Sarah Andrysiak
Carl Angiolillo
Lisa Barna
Ken Bassett
Cindy Bencal
Alex Benik
Merrill Berkery
Laura Berland
Becky Bermont
Sarah Bishop
Rebecca Blanchfield
Pam Boardman
John Bordiuk
Rory Bordiuk
Janet Boynton
Brian Burns
Jessica Callow
Tom Casey
Alex Chatfield
Jason Curtin
Christine Damon
Priscilla Damon
Alice DeNormandie
Nancy Donaldson
Anne Doyle
Andy Falender
Jon Ferris
Kristen Ferris
Jim Fleming
Nancy Fleming
Martha Frost
Rainer Frost
Amy Funkenstein
Gina Halsted
Emily Haslett
Tom Haslett
Ruth Ann Hendrikson
Lis Herbert
Zach Herbert
Shira Horowitz
Ken Hurd
Pam Hurd
Brian Jalet
Judy Kearney
Joan Kimball
John Kimball
Jackie Lenth
David Levington
Elizabeth Levy
Connie Lewis
Gwyn Loud
Sara Lupkas
Rick Mandelkorn
Rachel Mason
John Mendelson
DJ Mitchell
Staci Montori
Buffer Morgan
Terri Morgan
Richard Nichols
John Nolan
Trisha O’Hagan
David Onigman
Jason Paige
Ginger Reiner
Kurt Reiner
Aldis Russell
Greg Schmergel
Joanna Schmergel
Ellen Shorb
Paul Shorb
Barbara Slayter
Victoria Slingerland
Jonathan Soo
Kara Soo
Bill Stason
Jim Stock
Peter Sugar
Tricia Thornton-Wells
Dilla Tingley
Christina Van Vleck
Mary Jo Veling
Katy Walker
Irene Weigel
Susan Welsh
Krystal Wood
Jennifer Zeis
 

“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: Thoughts on a community center

By Craig Donaldson

On Saturday, a key vote will determine the future course of the proposal to build a town community center. As I have considered our best course over the last year, the answers to several key questions have gradually become clearer:

Does the town have sufficient resources now to support current and future program needs? 

The Council on Aging and Human Services (COA&HS), Parks and Recreation Department (PRD) and Lincoln Extended-Day Activities Program (LEAP) are three stakeholders among a virtual beehive of social, educational, and cultural activities sponsored by town government and local organizations. A mixture of core staff and large numbers of volunteers provides the leadership and energy to make these three programs available.

Though possibly skewed by recent experience with the pandemic and my perspective as a participant in COA activities and service on the Friends of the COA board, it appears that matching these programs to current resources and venues increasingly taxes the ingenuity and patience of all, despite exercising our Yankee virtue of “making do.” In upcoming years, any increase in number and scope of programs will be stymied without improved accommodations. Though any particular program’s value must be judged in the eye of the beholder, there are likely valuable programs which have failed or were never started for lack of suitable venue or facility.

Is it necessary to build a new building now to meet current and future needs?

Concern that stakeholder programming was being inadequately served by our existing facilities resulted in funding for further study this year. The Community Center Building Committee (CCBC) and consultant ICON Architecture have appraised currently available venues as part of their charge. Early indications suggest that remodeling and renovation of existing spaces to enhance parking, access, and necessary amenities would cost significantly more than building a new facility.

Meanwhile, the experience with resources such as Bemis Hall, Pierce House, Town Hall, and our schools and churches suggests that ongoing programming will entail continuation of familiar stresses, with additional strain should programming expand. Investing in new space would add a central venue, up to modern code with parking, internet interconnectivity and facility to host a wide array of activities for all ages, interests and needs. Concern that the existing venues will lie fallow after a new building is opened appears unfounded, given crowding in some town facilities and likely gradual growth of town services and programs.  

Would an alternative site to the Hartwell campus be preferable now?

The charge to CCBC and ICON from the Special Town Meeting in fall 2022 was to provide three alternative cost points for a community center at the Hartwell site on the school campus. Some proponents of the community center concept have reasonably suggested that the new facility be located in the commercial center at the train station, given a projected increase in population density there as the state mandate for additional housing takes shape.

As discussions have evolved, however, it is clear that the needs of all three stakeholder programs will be best served by space at Hartwell, interfacing LEAP with the school, PRD with outdoor and gym facilities and COA&HS with all. The path to an expanded commercial and housing center has yet to be clearly mapped and its realization appears remote, particularly considering community center stakeholder needs which many feel have been evident and growing for years.

How can we afford the cost of a community center now?

The cost of a new building is certainly an important concern, especially as we now face the fresh burden of debt for the new school. As many have urged, we must be clear about the difference between what we need and what we want. The CCBC and ICON have created plans for a center at three different cost points to allow careful choice of the best fit for our needs and means as a town and as taxpayers. Whichever option is chosen for further design, it should feature a core structure which would enable efficient adaptation and enhancement in future years should needs dictate and means allow. It is clear that costs will only be higher as time goes by — an important reality urging us to reach decisive action soon.

How can we assure the best choice for the town?

The CCBC has taken on the task of leading the process through these issues, working with ICON on behalf of the town to solicit input from townspeople as well as keeping us informed of the issues and options at hand. Discussion and voting at Saturday’s Town Meeting will result in a choice for the town to pursue in detail prior to a final vote on funding in March. Throughout, constructive participation with civility, compromise, and good faith has been prominently displayed on behalf of reaching the current crossroads for the town.

Exercise your civic enfranchisement by joining the festivities on Saturday!

“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: Option C vs. Option E

By Benjamin Shiller

After spending a lot of time thinking about the various options for the Housing Choice Act, I have become very concerned about potential consequences of having too much growth too quickly. I thought the most concentrated housing option, Option C, might be manageable at the stated increase in units — 454, or about a 20% increase in Lincoln (excluding Hanscom) housing units. However, digging deeper, I learned that the increase could be much higher than stated, raising serious concerns about unintended consequences. The reason for the severe underestimate is the inclusion of properties with substantial wetlands and town-owned lands. The state compliance model heavily discounts such properties, excessively so, raising the concern that the actual number of additional units may be more than twice as high.

I have created this video, explaining this in more detail, which I hope you might consider viewing. 

There are plenty of ways to do more than our part to alleviate the local housing shortage without jeopardizing our town. We could try to choose parcels more selectively to avoid a surprise. For example, we could choose parcels that are privately owned and which do not contain wetlands. 

There really doesn’t seem to be any rationale for including public lands, as they do not count at all towards compliance. For example, it has been claimed that the DPW needs to be included for contiguity, because the road counts as public lands rather than “public ways” which are to be exempted from contiguity. However, even if you think roads on municipal land do not count as “public ways,” which seems contrary to how Massachusetts defines a public way, one could change it to a municipal road with the stroke of a pen, then drop the DPW from Option C.  

Ryan Estate poses a bigger issue, but one that can be solved with a little creative thinking. Ryan Estate is probably needed for contiguity for options where the majority of the acres surround the mall. However, Ryan Estate could be assigned to its own subdistrict with much lower density, eliminating the risk of surprises. Option E does this.

I close with a question. Proponents of Option C have repeatedly claimed that development would take place slowly over time. If that is the case, then what is the harm of selecting a less risky option, like Option E, along with the mall redevelopment, which together would increase housing units (yes, new housing) across Lincoln by about 15%? This would already be a very large change especially since it is all concentrated in one area. We could do that, then see if substantial rapid development causes any issues. If it does not, then we could do additional rezoning to increase housing units further, and avoid the HCA limitation of 10% affordable units. I have difficulty seeing why all of our housing expansion has to occur right now under the Housing Choice Act.

Benjamin Shiller is a member of Lincoln Residents for Alternative Housing.

“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: Option C is best for the mall and the town

By the Rural Land Foundation Board of Directors

As the December 2 Town Meeting approaches, we thought it would be helpful to briefly remind you of who we are, why we think our preliminary proposal to redevelop the mall with by-right mixed-use zoning is in the best interest of Lincoln, and our current thinking of the HCA options.

The RLF and its mission

The Rural Land Foundation (RLF) is a nonprofit land conservation organization whose central mission, along with our sister organization the Lincoln Land Conservation Trust (LLCT), is to help protect the rural character of Lincoln. The RLF board, made up of 17 Lincoln residents and its three Lincoln resident staff members, all care deeply about this town.

While our primary goal is to help the town conserve land through acquisition, creative planning, and limited development, we also own and operate the mall for the benefit of Lincoln residents. Proceeds from operating the mall fund our land conservation activities in Lincoln. Through the years, RLF’s creative model has helped us work with the town to conserve more than 2,500 acres of land and create over 80 miles of interconnected trails. Whether it is protecting most of the 100+acre Wheeler Farm back in the early 1960s with a limited development model, or more recently, conserving much of the Wang property and providing an opportunity for the town to create a much-needed athletic field, our goals and commitment are to help the town meet its needs and preserve its rural character.

RLF’s preferred option

At the December 2 Special Town Meeting, the town is asking Lincoln residents to vote on a preferred zoning warrant article that meets the requirements of the Housing Choice Act (HCA). Four of the zoning options (C, D1, D2, and D3) allow the town to take credit for the mall rezoning towards the total number of units the state requires for Lincoln to comply with the HCA. We think all four of these particular options make sense for the town to take credit for housing units zoned at the mall. It is our belief that Option C creates the best opportunity to:

  • Create new multifamily housing near public transportation
  • Provide economically diverse housing options and create affordable housing that may actually be built
  • Help the mall’s valued tenants in an otherwise struggling retail environment
  • Minimize climate change impacts

We see this as an exciting opportunity to work with town residents and officials to revitalize our small commercial area and create a sustainable and vibrant town center. For any potential redevelopment that is considered at the mall, we are committed to help the town ensure a commercial-based town center for the long term.

Why by-right zoning is best for redeveloping the mall

We are asking for the by-right mixed-use zoning for the mall vs. the Town Meeting process because we believe it:

  • Provides the most financial flexibility
  • Creates site planning clarity for RLF and a future developer
  • Allows the mall to be on the same competitive playing field for developers as other HCA by-right zoned areas within Lincoln and surrounding towns
  • Is more likely to attract essential outside capital for much-needed reinvestment in the mall
  • Still preserves our commercial center and is more likely to create a vibrant and sustainable town center
Public process

RLF is fully committed to a public process that, in addition to Planning Board site plan review, includes numerous feedback sessions with town residents and many other opportunities to let us know what you like and what you don’t like. Our last redevelopment project at the mall in the early 2000s, where we saved the post office and Donelan’s from leaving, involved a process that included Town Meeting and nearly seven years of listening and public feedback, much of which we tried to incorporate. The uncertainty, cost, and length of that process almost resulted in the project not coming to fruition.

We know many residents are very concerned about the future of the commercial center and we appreciate that interest. The RLF board and staff have worked hard over the years to maintain a commercial center for Lincoln and we hope to ensure a vibrant and sustainable center for the future. It is our belief that a well-thought-out “Lincoln-scale” redevelopment project will help our valued tenants at the mall continue to thrive. However, ultimately, Lincoln residents control the future of our commercial center by either shopping there and using the services or not.

Trust and support

As we have done for decades with our conservation projects, we are respectfully asking you for your trust and support. RLF has a track record across decades of being a thoughtful steward for the town. We are asking the citizens of Lincoln to trust our organization to do what’s best for the community at the mall, consistent with our nonprofit mission, and we seek more flexibility in achieving these goals. We want to continue to partner with the town to improve its socioeconomic diversity while maintaining its rural character, thriving agriculture and open space for enjoyment by all.

P.S. We know that there have been a lot of specific questions about the project and RLF. We will continue to try to answer those questions through the FAQs on our website and the HCAWG website.

RLF board members are Michelle Barnes (chair), Susan Allen (vice chair), Kenneth Bassett, William G. Constable, Daniel England, Andy Falender, Andrew Gnazzo (vice treasurer), James Henderson, Weston Howland III, Diana Jong, Gwyneth Loud, Robert Mason, Ellen Meadors (treasurer), Paul Shorb, Nancy Soulette (secretary), Andrew Stevenson, and Susan Welsh.

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