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My Turn: “No for now” will lead to “yes together”

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:

  1. Comply with the HCA
  2. Add new multifamily units at lower prices than existing housing
  3. Protect retail business and parking at the mall
  4. Minimize environmental impact and preserve green space
  5. Continue Lincoln’s practice of 15%+ affordable housing
  6. 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.

“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.

News acorns

Tours of Hartwell pods this week

In preparation for the March 23 Annual Town Meeting, residents are invited to tour the Hartwell pods with Brandon Kelly, Lincoln’s facilities manager, starting at pod A on these dates:

  • Wednesday, March 20 at 6:30 p.m.
  • Thursday, March 21 at 9 a.m.
  • Friday, March 22 at 9 a.m.
  • Saturday, March 23 at 8 a.m.

Article 4 at Town Meeting asks if the town will fund construction of a community center to meet the needs of the Council on Aging & Human Services, the Parks and Recreation Department, and the Lincoln Extended-Day Activities Program. The community center would be built on the site of the Hartwell Pods. 

Indoor arts and farmer’s market on March 30

The third off-season indoor Lincoln Arts and Farmers Market will take place at Pierce House on Saturday, March 30 from 9 a.m.–1 p.m. There will be an Easter egg hunt (open to all, drop by any time to search), fresh cut flowers, spring potted plants, gift cards, crochet arts, alpaca yarn, honey and hot sauce, pottery, and photo opportunities. Click here to pre-book a sitting with photographer Jocelyn Finlay.

Kids invited to play Vernal Pool Bingo

Compete for the prize of an annual parking pass for all Massachusetts state parks worth $60 by entering the Vernal Pool Bingo contest. Contestants must be 18 or younger. The winner will be drawn at random from contestants who have completed two rows of tasks. Forms must be returned by April 28. Click here for more information on the contest and related upcoming events: a reading of The Noisy Puddle: A Vernal Pool through the Seasons on March 30 and a vernal pool walk on April 27. Sponsored by Lincoln Public Library, the Conservation Department, and the Lincoln Land Conservation Trust.

Classes and events at Codman Community Farms

Codman Community Farms is offering several classes and other events this spring — click here for the full list, or click on a title below for details and registration.

Rep. Gentile schedules office hours

State Rep. Carmine Gentile (D-Sudbury) will hold virtual office hours on Tuesday, March 26 from 1–3 p.m. Any constituent who wishes to speak to Rep. Gentile can sign up for a 20-minute time slot by emailing his legislative aide, Ravi Simon, at ravi.simon@mahouse.gov. Please provide your full name, address, phone number, email, and discussion topic.

My Turn: How attractive is Lincoln’s village center to developers?

By Tom Walker

Setting aside the RLF mall, how financially attractive is developing multi-unit housing in Lincoln’s village center? This is an important question that keeps coming up and has been raised again most recently on LincolnTalk. Some research I did back in November to inform my own choice before the State of the Town meeting may add some useful information to the ongoing conversation.

In November, I reached out to a developer I know who’s been involved in small and large projects around Boston for many decades. My concern was that if Lincoln’s village center is financially very attractive to developers under the HCA, it probably would make sense to err on the side of constraining multi-unit housing development opportunities there (i.e., zone for fewer units). My research led me to a different conclusion.

It turned out that my developer contact, who knows Lincoln well, owns several buildings in neighboring towns similar to Lincoln that he is evaluating for development under HCA. He was kind enough to talk me through the detailed financial analysis for one of these buildings and his analysis provides useful insights into the likelihood of development for properties (in Lincoln’s village center. His potential project involves a relatively large building (>100 units) in a town that borders Lincoln. The building provides reasonable economies of scale and already has sewer and water connections, parking, and adequate stormwater controls.

For the Lincoln village center properties, by way of contrast, parcels would need to be assembled to achieve scale economies, sewage treatment is challenging, parking is constrained, stormwater infrastructure is problematic and facing increasingly stringent state regulations. All these issues would make development in Lincoln substantially more complex and expensive.

Even with the economic advantages afforded the multi-unit housing project in the neighboring town development of the project under HCA turns out not to be financially very attractive. This is due primarily to high construction costs — besides high material and labor costs, the developer pointed to other incidental costs, such builders’ insurance, that have risen dramatically in recent years. Affordability requirements imposed by towns add to the cost. High interest rates and a pullback by lenders have also created real barriers to development. The financial analysis ultimately indicates that a developer would be just about as well off leaving his or her money in the bank as investing in this HCA development project.

While this is just one example, it suggests that development in Lincoln’s village center may not be the path to riches for developers that is sometimes claimed. Yes, lower interest rates will improve the profitability of projects. But the remaining challenges of assembling parcels to achieve scale economies, solving the septic, parking and stormwater issues, addressing affordable housing requirements, and navigating the general complexity of Lincoln’s bylaw and design guidelines all make multi-unit housing in Lincoln’s village center expensive and probably less attractive than opportunities for larger developments in other towns in the region.

Given this state of affairs, my own conclusion back in December was that an option providing the largest number of opportunities (Option C) in the village center maximizes the likelihood that Lincoln gets at least some multi-unit housing, although I’m not at all convinced that the economics will result in much actual building. In the intervening months, I’ve seen no information, data, or analysis that changes my view.

“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: Jennifer Glass for Select Board

By Jonathan Dwyer

Many times, I have witnessed Jennifer’s wisdom, skill, and thoughtfulness from the upper rows of the Harriett Todd Lecture Hall in Donaldson Auditorium, from the seat beside her at our board meetings, in the parlor room at Bemis Hall, and on the grass at Pierce Park. She is everywhere in town, and wherever she goes, she is taking care of business and bringing people together. 

I remember in 2012 when Jennifer was chair of the School Committee, she pursued the most fiscally responsible decision the town could make: a $49 million school project that would only cost the town $29 million after state funding. Her knack for designing inclusive processes that promote community input showed in the many forums and charettes ahead of the town vote for the project. That vote failed, but Jennifer immediately invested effort, resourcefulness, and persistence into restarting the process.

Incredibly dedicated, she volunteered for School Building Committee #2, that resulted in the recently finished school project. I remember watching Jennifer and her committee colleagues, over many cycles and numerous hours, debate options for reducing inflation-driven cost projections back in line with budget. 

Concurrently with SBC #2, she was on the Select Board where she led the town’s Property Tax Study Committee. Anticipating that school building costs might exceed the financial means of some residents, this committee researched ways to provide relief. The committee’s proposal was approved at Town Meeting and submitted to the state for approval. 

When the Water Commission needed a temporary member, she volunteered to serve as a commissioner and assist the commission in identifying financially responsible options for implementing essential upgrades to the filtration system, as required by regulators.

Jennifer wants you to be informed and works hard at it. She has been instrumental in connecting Select Board members to residents, with meetings in locations beyond Town Hall. There have been regular Ask a Select Board Member drop-ins at Bemis Hall, Lincoln Woods, Battle Road Farm, PTO meetings, Parks & Recreation concerts, and summer camp drop-off time. She is the editor-in-chief of the Select Board Newsletter you receive in the mail.

We saw her at Pierce Park commemorating Memorial Day, July 4th, Black Lives Matter, Pride Progress, and standing behind a table providing information on Lincoln’s committees.

In so many ways, she visibly demonstrates how much she cares about Lincoln, its schools, municipal services, infrastructure, and people. She has a long history of pursuing inclusive processes and long-term value for our tax dollars.

Jennifer cares about you, and our town. I respectfully ask that you join me in voting her back onto the Select Board on March 25.

Dwyer served two terms on the Select Board from 2017–2023.

“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.

Clarification

The headline and some of the text in the March 7 article headlined about the March 4 Select Board meeting on two major issues has been edited to clarify that the board did not offer a full unconditional endorsement of the amended zoning bylaw as they did for the community center measure.

“Our letter basically says, ‘the Housing Choice Act Working Group and the Planning Board did a good job. 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’,” Select Board Chair Jim Hutchinson summarized in a March 8 email to the Lincoln Squirrel.

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.

Fire heavily damages Old Concord Road home

The damaged house at 14 Old Concord Road looking east toward the Lindentree Farm barn (left).

A fire cause by high winds heavily damaged a home on Old Concord Road in the early-morning hours of February 29.

Neighbors saw fire shooting through the roof of 14 Old Concord Road and called the Fire Department, which responded with Engine 2 and Ladder 1 and was assisted by firefighters from Concord, Wayland, Weston, and Hanscom Air Force Base. No injuries were reported. No one was in the house, which has been unoccupied for some time.

The fire started when a large tree came down over power lines due to high wins and causing a power surge to the house, Fire Chief Brian Young said. The fire was also found to have a “significant head start” due to a lack of working smoke detectors within the home, he added.

The house, which is located behind the Lindentree Farm barn on a separate parcel, is owned by Heather McCune, according to town land records. The one-story flat-roof cinderblock home was built around 1950 and is assessed at just $103,000, though the 2.9-acre parcel is assessed for $943,900.

Draft of HCA design guidelines released

Editor’s note: This article was amended on February 29 to include a link to remarks accompanying some of the slides.

New buildings that go up in the future HCA subdistricts will have to adhere to design guidelines presented as a draft at a February 27 community forum.

The slide decks from the forum (one with notes and one without) recap the feedback received by the Housing Choice Act Working Group — feedback that has shifted over time between a preference for concentrating affordable housing at the mall vs. spreading it around town — plus resulting changes that HCAWG and the Planning Board made, and answers to some questions. (Remarks by Select Board and Housing Choice Act Working Group member Jennifer Glass in some of the slides in the deck without notes are truncated but can be accessed here.)

The guidelines beginning on page 8 of the two slide decks aim to “ensure new buildings are in keeping with the scale and character appropriate for a village center and support the high quality of design and connection to the outdoors that Lincoln values.” The slides include pictures of various types of building designs that would be acceptable and lay out guidelines with an emphasis on:

  • Open space
  • Front setbacks
  • Enhancing connectivity through sidewalks and paths
  • Minimizing the visual impact of parking
  • Thoughtful landscaping with native and drought-tolerant plants whenever possible

The required site plan review for each project will continue to include minimizing impact on trees as well as imposing controls on storm water management, lighting, and hardscape. Building guidelines also call for articulated facades and use of half stories and stepbacks to break up massing. All new developments should include accessible public space such as restaurant seating, public gathering space, and street furniture.

For mixed-use buildings:

  • Sidewalks and outdoor space adjacent to buildings should be designed to accommodate outdoor seating and gathering areas that complement the commercial space within the building.
  • Front setback areas should be designed either as a public visual amenity or accessible public space.

Other guidelines in the draft:

  • Public directional signage should follow current town signage design
  • Outdoor displays must be approved by the Planning Board
  • Bicycle racks are required
  • Sustainability is required through the town’s Specialized Stretch Code and Ten Town Pilot Program.
Upcoming meetings:
  • Rural Land Foundation forum outlining latest thoughts about redevelopment of the mall via Zoom — Thursday, Feb. 29 at 7 p.m.
  • Town Meeting preview forum on Housing Choice Act — Thursday, March 14 from 7–8:30 p.m. (details TBA)
  • Planning Board meeting to review and approve design guidelines to submit to Town Meeting — Tuesday, March 19 at 7 p.m. (Zoom only)
  • Annual Town Meeting — Saturday, March 23 starting at 9:30 a.m. in Donaldson Auditorium

My Turn: Elect Sarah Postlethwait to Planning Board

By Barbara Peskin

(Editor’s note: Postlethwait is challenging incumbent Gary Taylor for a seat on the Planning Board in the March 25 town election.)

We are so fortunate that Sarah Postlethwait seeks our vote for the Lincoln Planning Board. Sarah is responsive, smart, and a team player. Should you arrive at the Planning Board with an issue for your own property, Sarah will care about your goals, consider them fairly, and work with you and the Planning Board to craft a balanced solution.

For rezoning, future planning and HCA planning, Sarah knows our bylaws and state laws for rezoning inside and out. She researches thoroughly, knowing that the details are key when making decisions that impact our town’s future. Her communication style is clear, thoughtful, and respectful. If I have any bylaw question, especially around a topic I am struggling to understand, I turn to Sarah. She finds a way to explain it so I get it. Sarah also has a great sense of humor.

Sarah understands and prioritizes the financial and environmental impacts of Planning Board decisions on you and on Lincoln. She will work with the Planning Board team, invite input, and give respect to all opinions.

If you want to vote for someone who cares deeply for Lincoln’s legacy while understanding how Planning shapes the future of living, working and raising a family in Lincoln’s present, vote for Sarah Postlethwait.

Meet Sarah at a coffee chat on Wednesday, Feb. 28 from 9-10:30 a.m., at 241 Old Concord Rd., hosted by Joanne and Jack Wise. Drop in for all or part of the time. I think you’ll learn why she wins my vote, and also deserves yours at the polls on March 25.

“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.