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

South Lincoln/HCA*

New state law requires towns to allow multifamily zoning near train stations

Editor’s note: This story was originally published on or about February 13 but was lost after a website malfunction and later recovered.

A new state law will require rezoning part of the South Lincoln area to encourage multifamily housing around the commuter rail station — something the Planning Board has been wrestling with for years but has not been able to accomplish.

The Act Enabling Partnerships for Growth, signed into law by Gov. Baker on January 14, is intended to encourage multifamily development close to transportation stops to promote greater use of public transportation. It imposes new multifamily zoning requirements for “MBTA communities” that are within a half-mile of commuter rail stops and other transit locations in eastern Massachusetts. Those communities must now have at least one zoning district in which multifamily housing is allowed by right with no age restrictions, and that district must allow at least 15 units per acre.

The law also reduces the voting approval threshold for approving certain zoning bylaw amendments and special permits from a two-thirds majority to a simple majority. These amendments include those that allow (by right or by special permit) multifamily or mixed-use developments at “eligible locations” (which would include the South Lincoln area), accessory dwelling units, and open space residential developments.

The new law is a “comprehensive economic relief and stimulus bill that will affect a multitude of industries across the Commonwealth” and includes “provisions intended to spur housing development and economic growth,” according to this analysis by JD Supra, a company that provides commentary and analysis from lawyers and law firms.

Affected towns that do not amend their zoning bylaw as required will face penalties including loss of access to state grants.

In 2019, a subset of the South Lincoln Planning and Advisory Committee (SLPAC) presented a rezoning proposal that would have created a new South Lincoln Village District with subdistricts (commercial or mixed use, and residential), with buildings up to three and a half stories allowed if they were farther back from Lincoln Road. The measure would have also given the Planning Board the authority to approve special permits for some developments rather than requiring Town Meeting approval.

The goal was to create a more vibrant “village center” with housing options that would allow for housing that’s smaller and more affordable than single-family homes for smaller households and older residents who are downsizing but want to stay in Lincoln. However, the proposal was tabled after objections from residents who worried that the apartments and condos on Ridge Road could be squeezed out and were also uncomfortable with ceding too much authority to the Planning Board.

Lincoln officials are organizing a public multiboard meeting hosted by the town’s legal counsel, KP Law, to review the new legislation and its implications for Lincoln. “After that, the Planning Board will map the way forward with directions to SLPAC as to objectives and public process,” said Director of Planning and Land Use Paula Vaughn-MacKenzie.

Third SOTT looks at electricity aggregation, road safety, South Lincoln

Residents heard updates on electricity aggregation, road safety measures, and planning for South Lincoln’s future at the third State of the Town meeting on November 19.

Electricity from renewable sources

Almost three years after voters authorized the Board of Selectmen to start developing the program, the Green Energy Committee is nearing the finish line for Lincoln Green Energy Choice, a program that will give residents the option of buying electricity from renewable sources. Eversource will continue to provide transmissions lines and billing, but the town will seek bids for renewable energy from the local grid. Committee chair C.J. Volpone explained that residents can opt in or out of the program at any time, though they will be automatically enrolled initially in a plan that will cost about the same as Eversource’s winter rates.

Eversource is currently required to draw 18% of its electricity from renewable sources. The new program will offer three options:

  • Budget, with 20% of the electricity from renewable sources
  • Basic Green, with 35-50% renewable (the default option that residents will be enrolled in unless they opt out)
  • Total Green, with 100% of the electricity from renewable sources. Volpone said this option would probably cost $20–$30 a month more than the current average bill, though the exact price won’t be known until buds are received and a contact is signed.

LGEC has posted a table showing preliminary estimates of additional costs depending on type and amount of electricity usage.

Benefits of the program include reducing greenhouse gas emissions, having a choice of electricity sources, and having long-term predictable rates for electricity, since LGEC contracts will be longer than the six-month contacts required of Eversource, Volpone said. Using electricity from renewable sources will become more important in the years to come as more and more people buy electric cars and use electric-power heat pumps for home heating, he added.

Homeowners will get a postcard in the mail informing them of the options and asking if they want to opt out before the program launches, which is expected to happen in March 2021, Volpone said. Resident Sara Mattes (one of 118 people who attended the online meeting) worried that there could be “blowback” because people will be automatically enrolled in the program, but Volpone said the impact on electric bills for the Basic Green option would be “minimal.”

Advisory shoulders

Bob Wolf and Ginger Reiner of the Bicycle and Pedestrian Advisory Committee (BPEC) outlined a method that could be used to make Lincoln’s roads safer for bikes and walkers. Advisory shoulders are lanes marked with white dashed lines on either side of a road to indicate where bikes and pedestrians have the right of way. Vehicles can cross the lines to avoid traffic coming from the opposite direction but must yield to oncoming traffic if there are “vulnerable users” (bicyclists, pedestrians, or any other non-vehicle) ahead or alongside.

The committee and its predecessor, the Cycling Safety Advisory Committee, came into being after two bicyclists were killed and a third was injured in three separate accidents on Lincoln roads in 2016. More than half of the residents who responded to a subsequent town-wide survey said they were not comfortable biking or walking on some of Lincoln’s roads.

As a road safety measure, advisory shoulders have the advantage that they are inexpensive and easy to create. “It doesn’t change how the road should be used, but it shows the clearance that vehicles should give vulnerable users,” Wolf said. In other towns such as Hanover, N.H., that have tried this approach, “drivers get used to this pretty quickly.”

The BPAC studied Baker Bridge Road as a possible first case where advisory shoulders could be installed. As one of several designated “minor connectors” in town, the road offers connections to schools and access to conservation trails. In a neighborhood Zoom meeting with the BPAC in October, there was “universal agreement” among Baker Bridge Road residents that the road is not safe for pedestrians and family cycling.

Wolf acknowledged that “it’s not one size fits all for all Lincoln roads” and invited residents of other neighborhoods to set up a Zoom meeting with the committee to discuss safety issues by emailing lincoln-bpac@googlegroups.com.

South Lincoln

The South Lincoln Planning and Advisory Committee (SLPAC) has “restarted the process to evolve our village center” to make it more vibrant for residents and businesses, Planning Board chair Margaret Olson said. Businesses in the area have been struggling for some time, and a “confusing and costly” permitting process on top of a “hodgepodge” of five different zoning districts has made it very difficult for any sort of new development to win approval.

Revamping the zoning rules in South Lincoln would offer more flexibility in building uses, a more diversified housing stock, and a clearer permitting process while still imposing design guidelines to ensure new development is in keeping with Lincoln’s “look” and character, Olson said. SLPAC and the Planning Board will “build consensus… around an open and transparent process” with broad public participation and input. As part of that goal, the committee is inviting public comment any time and posting letters from residents on its website.

As part of the larger goal to limit climate change, the town hopes to encourage use of the commuter rail stop as well as energy-efficient buildings and more usage by bikes and pedestrians. The state also wants to encourage more use of mass transit. For example, Massachusetts House Bill 3931 would require multifamily zoning within one mile of train subway and bus stops.

While that particular bill may not pass, “there is pressure mounting in the system for something along these lines,” Olson said. “When regional problems get too big, the dam breaks, and 40B [the affordable housing mandate] is an example of that. We need to indicate how we want the town to change and adapt to the political and environmental changes headed our way in the next few decades.”

SLPAC’s predecessor tried to bring zoning changes to a town-wide vote last year but met with stiff opposition from residents who, among other things, were worried that residents in midrange housing such as the Ridge Road condominiums would be displaced. “SLPAC has heard that loud and clear,” Olson said, adding that near-term rezoning efforts will focus only on the south side of Lincoln Road.

The need for action is not hypothetical. The privately owned sewage treatment system used by Lincoln Woods and the mall is past its useful life, and the town plans to commission a study of options for upgrading and expanding it or else finding some other solution to allow more development.

Another reason for rethinking the South Lincoln commercial area: the mall itself will not be economically viable for much longer. Michelle Barnes, chair of the Rural Land Foundation (which owns the mall) reiterated her statement from last spring that changes in shopping habits are making it increasingly difficult for stores to succeed.

“I’m trying not to say anything about our current collection of enterprises, but I think it’s fair to say that over time, year after year, we have seen a decline in business at the mall,” Barnes said at the SOTT meeting. “Thinking about what’s going on economically elsewhere with local malls, they just have not been surviving, and certainly not thriving. The longer-term trends don’t look that great and we feel we have to be proactive in making sure it stays a vibrant place.”

The RLF operates the mall as a nonprofit, Barnes noted. “As economic forces on the mall continue to go in one direction, the fact that we don’t have much margin makes that endpoint collide eventually. That’s not tomorrow, but the long-term sustainability of the mall in its current state is not tenable.”

Managers of Real restaurant depart; eatery’s future uncertain

Two of the three owner/managers of Lincoln’s Real restaurant have left the business, which has suspended service for the time being, although “there is no intention to close Real,” according to remaining manager Lindsay Parker.

When Real opened in South Lincoln in 2019, Tom Fosnot was the primary chef and Ruth-Anne Adams was in charge of the front-of-house staff and general operations while Parker handled the business side. Geoff McGean, executive director of the Rural Land Foundation, which owns the building, said this week that Parker “has not indicated  to us what the future of the restaurant might be.”

“I am going to spend some time to regroup and consider the right next chapter for the restaurant, especially in light of existing challenges presented by COVID,” Parker said in an email. “That being said, there is no intention to close Real. I have been deeply gratified by the support Real has received from the Lincoln community since we opened in March 2019, and especially since the world changed so dramatically earlier this year. I look forward to the prospect of returning that favor by having Real continue as an inviting gathering spot and community asset for years to come.”

“We truly loved being in Lincoln and the Rural Land Foundation has been an amazing source of support for Tom and I,” Adams said in an email. “In addition, we have tremendous gratitude toward the community that was brought together through the building of Real. We would like, however, to speak with our attorney before commenting further.”

Real is the latest of several restaurants that have come and gone at Lincoln Station. Lincoln Kitchen closed after just 15 months of operation. It was preceded by AKA Bistro, which operated for several years but was ultimately doomed by a pair of unfortunate events: the lengthy closure of nearby Donelan’s after its roof collapsed in a snowstorm in February 2011, significantly reducing business traffic for the entire mall, and the closure of AKA itself for several months starting in December 2013 after a burst ceiling pipe caused extensive interior water damage. 

Septic treatment becoming an issue for mall and South Lincoln

A aerial view from Google Maps of the Mall at Lincoln Station and Lincoln Woods (click to enlarge).

(Editor’s note: this article was updated on October 13.)

To remain economically viable, the Mall at Lincoln Station needs an upgrade to the septic treatment facility for the entire area, according to the Rural Land Foundation, which owns the mall.

Last winter, officials proposed rezoning parts of South Lincoln to create more incentives for businesses and moderate-income housing, but the idea met with opposition from residents and was shelved. However, it appears that even if the town did vote to loosen some restrictions on commercial and residential density in the area, the bigger infrastructure issue remains, even in the shorter term.

Michelle Barnes, chair of the RLF and Lincoln Land Conservation Trust, thanked town officials for this “unexpected and welcome opportunity to consider redevelopment” of the mall in a letter to the Board of Selectmen last spring. However, “in considering this opportunity, it has become apparent to us that there is no real feasible way to redevelop the Mall at Lincoln Station, nor the wider area beyond the mall, without first solving the problem of creating a viable septic solution supportive of such development.”

Barnes reiterated the message in a meeting with the Board of Selectmen on October 5 that was also attended by Planning Board members. Given the ongoing decline of smaller brick-and-mortar stores and malls as well as added financial stresses caused by the pandemic, “the belief that the RLF could preserve the mall in its current state is untenable,” she said.

Much of the South Lincoln area is in the same boat when it comes to expanding property use, Barnes added. “If every Lincoln Station landowner who wanted to develop their property in the future satisfied their sewage treatment needs on their own premises, there would be significant economic and operational challenges that would impede such development, and important economies of scale would be lost by trying to do it piecemeal.”

Community Builders (TCB), which owns the Lincoln Woods apartment complex, operates a septic treatment facility on land northwest of the mall adjacent to the train tracks and leases the use of some of its capacity to the RLF. Before it was built, the mall had its own septic system, “which too frequently failed,” Barnes said. A solution to the septic issue is “a crucial first step to any redevelopment.”

About a decade ago, the town commissioned a study by Camp, Dresser & McKee into the future viability and potential expansion of the plant, which has been operating since 1976. At the time of the consultant’s report, the plant was operating at about 50% capacity, processing 12,900 gallons per day (gpd) of wastewater. It was designed to receive an average of 30,000 gpd and was permitted for 26,000 gpd, the report said.

The report outlined three possible upgrade scenarios and cost estimates:

  • Make minor modifications and increase the plant’s usage to 17,300 gpd ($2.03 million)
  • Do a process upgrade to increase the average daily flow to 26,000 gpd ($2.49 million)
  • Replace the existing facility with a plant that could serve the entire South Lincoln Sewer District, including Lewis Street and the Lincoln School, treating 45,000 gpd ($5.8 million).

A more pressing issue is the current state of the facility. If its single-walled steel tank were to fail, the plant would be inoperable and it would cost TCB $14,000 a week to truck wastewater away for off-site treatment while repairs were being made, the 10-year0old report said. When the report was written, the tank had already exceeded its 20-year expected lifespan.

Selectmen and others at this month’s meeting acknowledged that any upgrade to allow more development would be very costly for TCB, so the town would have to provide “some sort of incentive or support for them,” said Planning Board member Gary Taylor. “TCB may not be amenable to going forward with this… we may have to look at other options.”

Among the options that could be explored are using some of the town’s conservation land in the area for additional wastewater treatment, which would require an equal amount of land elsewhere in town to be put into conservation status.

“It’s a very complicated problem, but it’s fundamental to any kind of development at the mall,” Taylor said.

“This septic question has to be addressed at the outset of any SLPAC work,” said Selectman James Craig. “If we don’t solve it, we’ll be constrained to something not very different from what we have right now.”

SLPAC is the South Lincoln Planning and Advisory Committee, a retooled version of the former 12-member SLPIC (where the “I” stood for “implementation”). SLPIC spearheaded several projects to revitalize South Lincoln, and the rezoning proposal came from one of its subcommittees. SLPAC was created in June and expected to have five members, but it’s now down to four because the Finance Committee will be represented by a liaison (Tom Sander) rather than a full voting member who would be expected to attend all meetings.

Town Administrator Tim Higgins suggested creating a group with members from the Planning Board, SLPAC, and the Board of Health as well as TCB to scope out a new town-funded study of septic treatment options. SLPAC has already been talking to Camp, Dresser & McKee about updating their study and researching grant funding for it.

Even before its first meeting, SLPAC was already generating controversy — this time about whether it should hold morning or evening meetings. At the Planning Board’s July 28 meeting, Bob Domnitz moved that it meet no earlier than 7 p.m., but after lengthy discussion, the motion failed by a 3–2 vote. However, a second vote to “encourage SLPAC to meet in the evening whenever possible” passed unanimously.

The Planning Board is scheduled to discuss the South Lincoln septic issues at its October 13 meeting. Selectmen will also discuss it further at their next meeting to “hammer out a path forward,” Craig said.

My Turn: Who can best craft a workable plan for South Lincoln?

By Allen Vander Meulen

I admire the experience and track record of all three candidates for the two open Planning Board seats. If electing competent, thoughtful candidates to the Planning Board is the only concern, all have proven themselves worthy.

One major point of contention, and really what (in my mind) should be the single largest differentiating factor between the three, is the issue of how to resolve the conundrum of approval for large-scale projects in the Lincoln Station area — or anywhere in town, for that matter.

The problem is that the mechanism by which the will of the town is made known on such issues — through a Town Meeting vote — is unworkable: the perception potential investors and developers have is that the substantial investment they must make to draft and gain all the necessary approvals before ground is broken on a major project is at great risk by what they perceive as a roll of the dice at a Town Meeting vote. Recent history (in the form of Lincoln’s vote at the 2012 Special Town Meeting to defeat the proposed school project) proves this is a valid concern. No developer has approached the town with a proposal for a major project in the Lincoln Station area for at least 15 years, and that will not change as long as the current mechanism for approval of such projects remains in place, unchanged.

Now, I want to emphasize: I’m talking principle (town and Town Meeting control over the approval process) vs. mechanism (a single final vote at Town Meeting) vs. perception (of potential investors and developers). All three candidates agree the principle will not change. But for potential developers to perceive Lincoln as a viable candidate for such development, the mechanism must change.

Therefore, what sort of changes to our current process must we make to preserve the principle of the town having control over approval of a project while at the same time assuring potential developers that if they adhere to “the rules,” then their significant investment in getting a project approved in Lincoln will not be at risk due to a whim or last-minute controversy? I am not saying we should eliminate the Town Meeting vote or its central role in the process. What I am saying is that how we accomplish this must be rethought.

The SLPIC Lincoln Station zoning proposal was a start at the creation of such a mechanism. However, lack of transparency, an oversized committee, and some major missteps in communication doomed it. It is clear that the Planning Board, which will always be at the heart of this entire discussion, has learned some important lessons from the furor that arose when the proposal was first published and is retooling their approach in light of the lessons learned.

I am very interested to see if any of the three candidates can provide a vision for a path towards a solution that will address this challenge, and if they will be a positive force within the Planning Board as the task of crafting such a solution proceeds.

Based on what I’ve heard and read from Rick Rundell, he understands this challenge quite well and has the vision, political finesse, and skills needed to craft a workable solution (if anyone can). I have not yet heard or seen evidence that either of the other candidates have either a workable proposal in mind to resolve this, or the vision necessary to create one. So, which candidate (if any) I will vote for as my second choice in the coming election is still an open question.

Allen Vander Meulen
Beaver Pond Road, Lincoln

”My Turn” is a forum for Lincoln residents to offer their 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.

South Lincoln panel is now a five-member “SLPAC”

The Planning Board voted on June 9 to reorganize and rename the South Lincoln Planning and Implementation Committee (SLPIC), but not until after a lengthy debate about the makeup and responsibilities of panel’s new incarnation.

The board began discussing downsizing SLPIC last week in the wake of opposition to one of its initiatives. With the help of consultants, SLPIC’s Village Planning and Zoning subcommittee drew up proposed regulations that would rezone part of South Lincoln to allow more commercial and housing development and also allow the fate of some projects to be decided by the Planning Board rather than Town Meeting.

Originally the plan was going to be voted on at the Annual Town Meeting in March, but before the Covid-19 pandemic hit, it was delayed until the fall . The plan has now been permanently shelved after numerous residents objected at a forum in February.

Last week, the board acknowledged that the 12-member SLPIC was unwieldy, sometimes failing to achieve a quorum even though it met infrequently. Meanwhile, it was difficult for residents to follow the work of the five-person Village Planning and Zoning subcommittee, whose plan was unveiled at a public forum in May 2019.

“It felt very much to residents that this work was pretty finalized, set in stone, and ready for a vote at March Town Meeting,” said Jessica Packineau, a Lincoln Road resident and an organizer of a coalition protesting the rezoning and approval process proposals.

The board agreed that the next iteration of SLPIC would be more transparent and do a better job of publicizing its meetings and ramping up outreach as the latest School Building Committee did after the failed 2012 Town Meeting vote. 

At this week’s meeting, Planning Board member Lynn DeLisi initially said SLPIC should be disbanded entirely. “I just don’t see the purpose any more — it causes a lot of controversy,” she said. The full Planning Board, not SLPIC or one of its subcommittees, should be in charge of drafting rezoning proposals, she added.

But other board members objected to that idea, saying that it was too much work for the board (which meets every other week) to manage along with its regular duties of deciding on development applications. “We couldn’t have other things on our agenda, and we will all have to be meeting at least once a week and sometimes twice a week to get the work done,” chair Margaret Olson said.

“Devoting 98% of our time devoted to one part of the town doesn’t feel like it’s serving our mandate to address planning across Lincoln generally,” board member Rick Rundell said.

Eventually, members unanimously decided to keep the subcommittee but to rename it the South Lincoln Planning Advisory Committee (SLPAC). Other subcommittees of the former SLPIC can remain as well, depending on the willingness of their members to continue serving. Those teams will probably evolve in name and purview as well.

DeLisi argued that the new SLPAC should have seven or eight members rather than five, and that at least one member should be a resident of the area under rezoning discussion. But this also met with opposition. 

“It’s very dicey trying to pick one person to represent South Lincoln [residents],” said board member Steve Gladstone. For reasons of accountability with voters, all the members should be people who are already elected officials, he added.

“Once you start going down the stakeholder path, you’re on a very slippery slope,” Olson agreed. South Lincoln residents include house and condo owners as well as renters, so “who do you leave out?”

The board last week was moving toward creating a five-person successor to SLPIC consisting of two members from the Planning Board, one from the Housing Commission, one Selectman, and perhaps a fifth member to be decided. 

This week, DeLisi advocated a seven-member SPLAC with representatives from the Board of Health and the Conservation Commission as well as a resident, but the board voted down that idea 4-1. It subsequently voted by the same margin (with DeLisi voting “nay”) to go forward with the five-member plan, with the fifth coming from the Finance Committee.

Before the vote, former Planning Board member Bob Domnitz advocated postponing any decisions until after the June 15 election in which he, DeLisi, and Rundell and vying for two seats. “It would be nice if there was confidence that this [SLPAC reorganization] would still be a workable arrangement next week. I don’t think people necessarily have that confidence at this point,” he said. “Are you really sure you want to do this tonight?”

After the election, the board will write the charge for SLPAC and discuss which specific residents it will comprise.

South Lincoln planning group to be downsized

A July 2019 overview of some of SLPIC’s completed and proposed improvements to the Lincoln Station area (click image to enlarge).

The South Lincoln Planning and Implementation Committee will be restructured into a smaller group and will shelve its South Lincoln rezoning proposal, at least for now

SLPIC was created in late 2016 as part of an effort to revitalize the area around the MBTA station and the Lincoln mall by enabling more business development and moderately priced housing while also encouraging pedestrian traffic and train ridership. Its subcommittees fostered projects to create a “pocket park” next and wayfinding signs, draw up a list of improvements for the MBTA station, and study the possibility of relocating the Department of Public Works to a site next to the transfer station to free up land on Lewis Street for other uses — an idea that met with protests from North Lincoln residents.

Last year, SLPIC unveiled a sweeping proposal to rezone parcels of land in South Lincoln to encourage mixed-use development with denser housing that what’s now allowed. It would also have streamlined the permitting process so that some projects could be approved by the Planning Board rather than having to go to Town Meeting. But many residents at two public forums, especially one in February 2020, were not receptive to the idea.

The committee also suffered from being simultaneously too large and too small, Planning Board members said at a May 26 meeting. It was large enough that it sometimes had trouble achieving a quorum for meetings, yet it did not include residents of the areas that would be affected, particularly the condo developments on Ridge Road.

“There was concern that opening that area up to more concentrated redevelopment might actually undercut some of the only middle-range housing in Lincoln,” Planning Board member and SLPIC co-chair Gary Taylor said.

The feedback the board received indicated that “it’s time for a bit of a rethink on how to approach this [and] find a middle ground between getting something done and letting the Planning Board loose to overdevelop the area,” Taylor added. However, because of the economic circumstances of South Lincoln businesses and the town as a whole, “we can’t really sit back and do nothing,” he added. “The problem is getting everyone to yes.”

Board members also recognized that SLIPC’s successor needs to gather more public input as it forms its proposals. “We need to get to a point where that group is meeting with the public and interested parties on some pretty regular, well publicized and well understood cadence,” chair Margaret Olson said.

“It was almost an economic development committee,” SLPIC co-chair Lynn DeLisi said. “It’s time for a change.”

The original plan was to have a vote on the rezoning proposal at a Special Town Meeting in the fall. Now the Planning Board will come up with a charge for the new group and discuss it with the Board of Selectmen before voting on a formal move. Olson proposed a smaller committee consisting of two members from the Planning Board, one from the Board of Selectmen and one from the Housing Commission.

“I am from the bottom of my heart grateful for listening to us in South Lincoln,” resident Jessica Packineau told the board. Packineau was one of the organizers of United Residents for Responsible Redevelopment, a neighborhood coalition that took issue with the rezoning proposal at the February forum.

“You all are going in the right direction,” Greenridge Lane resident June Matthews said. “All I ask for is representation of the constituents in the area.”

Residents argue pros and cons of South Lincoln rezoning

By Alice Waugh

Current zoning in South Lincoln (left, where “SLOD” stands for South Lincoln Overlay District) and the changes being proposed. Click image for larger version.

A proposal to rezone part of South Lincoln met with opposition last week as residents worried about ceding too much control to the Planning Board for building projects in that area.

More than 60 residents packed the Town Hall conference room for the second public forum on the rezoning proposals, which was hosted by a subcommittee of the South Lincoln Planning and Implementation Committee (SLPIC). The group has been working with an outside consultant in drafting changes to the zoning bylaw to encourage a more dynamic “village center” around the train station with a greater variety of businesses and housing. This would result in a larger commercial tax base as well as options to stay in Lincoln for older residents and others in smaller households who are looking to downsize. 

The proposal builds on recommendations of several planning studies done in the past 20 years, including the 2009 Comprehensive Plan.

As outlined in the forum last May and the State of the Town meeting in November, the proposal would create a new South Lincoln Village District consisting of two subdistricts: Village Business, which emphasizes commercial or mixed use, and Village Residential, which provides a variety of housing options close to transit and retail amenities. That area would also allow buildings up to three and a half stories if they’re farther back from Lincoln Road.

Units that combine living and working space for a yoga studio, artist, architect, or designer, or bed and breakfast would be allowed in the entire village district, while uses such as an artisan bakery or a microbrewery would be allowed in the business district. 

Under the proposal, projects that have up to six units per acre and no more than 25% lot coverage would require only a site plan review by the Planning Board. “Lot coverage” takes height into account, so if a building’s footprint occupies 15% of the lot’s square footage but has two stories, it would have 30% lot coverage.

These criteria are still quite restrictive, however — “that’s not going to get anyone’s juices flowing,” Planning Board chair Margaret Olson said at the February 5 forum. The expectation is that developers would prefer more density, which would require them to apply for a special permit as well as the site plan review. With a special permit, projects could be up to 20 units per acre and have a greater maximum lot coverage (60% for residential and 100% for business). The developer would also have to include “density bonuses” such as outdoor play areas or gardens, sidewalks and seating, and at least 10% of the housing would have to qualify as moderate income.

Getting a special permit would require a public hearing, notices to abutters, traffic and environmental analyses, input from other town boards, and other conditions. However, Town Meeting approval would not be required unless a proposed project exceeds the special-permit density. 

Recently added to the rezoning proposal is a circuit-breaker provision that limits the total number of residential units that can be created at Lincoln Station over time. Once that number is reached, the hurdles become steeper for developers, and Town Meeting could also amend the cap at any time.

Town Meeting discourages developers

For developers today, the Town Meeting process is “lengthy, costly, and unpredictable,” so many potential applicants in Lincoln simply go elsewhere, said Olsen. The town would be better served by a rigorous Planning Board review using new regulations and guidelines, which includes a series of back-and-forth discussions with the developer, she added. This is “poorly suited to the Town Meeting process, and frankly, if you want to lean on a developer, it helps to have had practice.” The result would be a more comprehensive, predictable and efficient process for permitting, according to an FAQ sheet created by SLPIC.

Another stumbling block for existing South Lincoln businesses is that many do not meet current zoning, and, as a result, require a special permit to operate. Special permits can require renewals if there is a change in tenant or for any improvement to the building.

“Building owners stated that such uncertainty in the permitting process made it difficult to find suitable tenants because small local businesses or their lenders would not expend time and up-front money with the risk that permits might not be issued. Consequently, some existing businesses are not making improvements to their properties due to the current permitting process,” the FAQ sheet says. 

Additionally, under current rules, any modification to the mall other than minor changes must be approved by a two-thirds vote at Town Meeting. The mall and restaurant/post office building are owned by the Rural Land Foundation and sit in the South Lincoln Overlay Zone.

“With Town Meeting, there’s no rules… [Developers] have very little idea of whether [the project] met the town’s expectations,” Olson said. “If we want to achieve the goals of 20 years of master planning, we need a set of rules we can communicate about what is and is not acceptable in our town.”

A few residents at the forum spoke in favor of the rezoning proposal. “There are needs for more housing and more diverse economic availability for people. I’m concerned that my children won’t be able to live in a generational town or afford to retire here,” said C.J. Doherty, a Lincoln resident who co-owns the Twisted Tree Cafe. “As a business owner, having more people living around my business would certainly help. We need businesses to make a town. Change is painful and disruptive, but I don’t think it should preclude us from even considering it.”

Potential applicants in the past have asked if they would have to go to Town Meeting for a specific project, and when they learn they do, “that ends the conversation,” said Allen Vander Meulen, a member of the Housing Commission.

At a Town Meeting, “there are maybe 200 people who actually know anything about the particular question. [Other attendees] haven’t researched it. They just vote a straight yes or no on housing or school funding or whatever,” resident Paul Rice said. “My faith is in the [Planning] board, and if we’re putting the wrong people on the board, that’s a whole different question.”

Voice in opposition

But others protested what they saw as taking voting power away from residents and giving too much power to the Planning Board.

“Town Meeting is the ultimate arbiter of our town collectively, not just one five-person committee,” Peter Braun said. Under the rezoning proposal, “all we have is a ‘trust us’ kind of dimension to it. This is radical change in how we’re governing ourselves.”

“If we allow Town Meeting to keep having the final say on every single project, there will be no projects,” Olson said.

“If it’s the right project, it will pass,” replied Braun, noting that voters approved The Commons in Lincoln and Oriole Landing (albeit with the help of a $1 million grant from the Housing Commission for the latter).

Others said SLPIC has not gathered enough input from renters and homeowners in the areas that would be subject to rezoning, and that they do not have a representative on its planning and zoning subcommittee. Olson said that the Planning Board will consult town counsel about the legality of opening up more seats.

“Any steps in being less transparent as citizens as a town is the wrong direction. Part of what I love about Lincoln is having Town Meeting and having that say,” said Greenridge Lane resident Lisa Parker.

Along with official handouts at the forum were flyers produced by United Residents for Responsible Redevelopment touting its website, StrongSouthLincoln.com, that argues against the rezoning proposal. One member of the coalition, Jessica Packineau, said after the meeting that she supports mixed-use redevelopment, especially for the mall. 

“I think there are strategic ways to do it,” said Packineau, who lives at 148 Lincoln Rd. behind St. Joseph’s Church. “I love the goals of increasing [train] ridership and I think attention to parking is critical, but we should look at it holistically across the town. There are a lot of tweaks we could make to the zoning code that would advantage homeowners in what they could do to create more value on their lots.”

If the current proposal were to be enacted, “it could have been very lucrative for us,” Packineau added, noting that her property would be eligible for denser development. “I’m not being Nimby about it — I think it’s just wrong philosophically and politically.”

The rezoning proposal was originally slated for a Town Meeting vote next month, but officials didn’t complete all of their impact analysis in time, Olson said, so the vote will be postponed until a Special Town Meeting next fall. One of the provisions that might change is the 20-units-per-acre maximum that would be allowed with a special permit but not a Town Meeting, she said.

Commuter parking fees to go up

Starting February 1, the daily charge for non-resident parking in the commuter rail lot near Donelan’s will rise from $3 to $5.

The Board of Selectmen voted the increase in December — the first price hike in about 15 years. Lincoln’s fee was considerably lower than those for other towns with commuter rail lots. Selectmen briefly debated raising the price to $4, but the lots still accept only cash payments, and “I’m looking at four folded one dollar bills stuffed into the slot vs one five dollar bill,” Selectman Jennifer Glass said. 

The town will explore getting a pay-by-phone app this spring after the Annual Town Meeting, said Director of Planning and Land Use Jennifer Burney. Selectmen are also considering ways to increase the number of spaces by restriping, removing islands or changing the traffic circulation. 

The South Lincoln Planning and Implementation Committee has also hired a consultant to study the idea of creating fund as part of a new parking benefits district, which would require Town Meting approval.

Lincoln grapples with growth within and outside its borders

By Alice Waugh

As the population in the MetroWest area keeps growing, Lincoln will have to decide how to allow more housing and businesses — or whether it even wants to.

In an effort to direct growth around the MBTA station in Lincoln, the South Lincoln Planning and Implementation Committee presented a draft of proposing zoning changes at the November 2 State of the Town meeting. Since Oriole Landing was approved, the town won’t face pressure for dense affordable housing developments for at least another decade — but several surrounding towns are not so lucky, Selectman Jennifer Glass noted in her “Setting the Context” presentation.

Neighboring communities are being forced to entertain 40B housing projects, which are allowed to circumvent many zoning restrictions for height and density in towns that have fallen short of state requirements for affordable housing. Hundreds of units (not all of them designated affordable) have been proposed or built in Sudbury, Wayland, Weston, and West Concord, Glass noted.

Already completed are the 250-unit Avalon apartment complex in Sudbury and the 56-unit Coolidge for residents 55+ in Wayland. For years, Sudbury residents fought Sudbury Station, a 250-unit rental housing proposal next to the cemetery at the town center. Last year, the town agreed to swap that property for another site on Route 117, where the developer has proposed the 274-unit Quarry North.

Weston has so many 40B proposals that it created a separate town web page on the topic. Among them: 180 rental units at 751 Boston Post Rd. just west of Weston Center; 150 rental units at 104 Boston Post Rd. close to the I-95 interchange; and 200 rental units on South Avenue near Weston High School. Sixteen rental units at 269 North Ave. just south of Dairy Joy and 10 condo units on Merriam Street are also being considered.

In Wayland, there are proposals for two major housing developments on Boston Post Road, one close to the Sudbury town line and the other on the site of the former Mahoney’s Garden Center.

Many of these proposals are tied up in court on appeals from either developers or residents, but eventually at least some of them will be built, and that means more traffic in and around Lincoln — as well as opportunities for local businesses. And South Lincoln may become more attractive because it’s one of the few towns in the area with a commuter rail station and commuter parking availability — hence the conversation around transit-oriented, middle-income housing.

“Adding some carefully planned mixed-use development near the station will help support the businesses we do have… and convince the MBTA that it’s in their economic interest to add more train service rather than slowly taking it away,” Glass said.

Lincoln is grappling with how to balance its desire for a sustainable, rural character and lots of conservation land vs. property tax hikes for the new school and other expenses down the road, including a possible community center. More businesses in South Lincoln could boost the tax base — but to encourage that kind of development, more housing is probably needed as well, which in turn costs money for schools and services. The State of the Town meeting touched on several of these interrelated topics: zoning, transportation, property taxes, the school project, and community choice electricity aggregation (now awaiting approval from the state Department of Public Utilities).

“This is an opportunity to reach out and collaborate and try to shape the coming changes to have a positive impact on Lincoln,” Glass said.