The Lincoln Squirrel

News, features and photos from Lincoln, Mass.

South Lincoln/HCA*

Initial ideas for mall redevelopment to be presented Thursday

A conceptual drawing of the front of the mall (Donelan’s is at left rear) shared by the RLF last June. 

The Rural Land Foundation will hold a public forum on Thursday, Jan. 18 at 7 p.m. via Zoom to present preliminary conceptual plans for redevelopment of a portion of the mall at Lincoln Station. There will be a brief presentation followed by time for questions and feedback. Click here for the Zoom link (passcode: 466177).

The mall building closer to Lincoln Woods (excluding the Tack Room, Post Office, etc.) is under discussion along with other areas in South Lincoln for rezoning to comply with the Housing Choice Act. The RLF, which owns the mall, has been in discussions for some time with Civico about ideas whereby Civico would redevelop the mall while adding a second and third floor for multifamily housing as stipulated in the HCA.

Whatever is eventually proposed will have to conform to the revised zoning bylaw now being drafted by the Planning Board in preparation for a vote at the March 23 Annual Town Meeting. The board at one point was considering whether to allow a building height of 48’ and a fourth story by special permit (up from the current limits of 36 feet for residential buildings and 42 feet for mixed-used buildings) but decided on January 9 to remove that proposal from the zoning bylaw, according to the Jan. 10 update posted on the Housing Choice Act Working Group web page.

The draft bylaw currently requires that 33% of the total square footage of all buildings on a parcel be for commercial use. In addition, 80% of a building’s frontage along Lincoln Road or along a private right of way (e.g. the driveway into Donelan’s) must be dedicated to commercial use, the update notes. For the other three subdistricts (Lincoln Woods, Lincoln Road and Codman Road but not the Village Center subdistrict that includes the mall), the Planning Board is also considering a new “building footprint + parking” parameter that limits the footprint and parking to no more than 50% of the lot. 

The number of potential housing units on the site will depend on numerous site constraints (including parking, circulation, access) and the overall economics of any proposed redevelopment project, RLF board chair Michelle Barnes said in a December 20 email to the Lincoln Squirrel.

Civico, which developed and later sold the Oriole Landing project, has been in talks with the RLF to design a mutually acceptable mall project, with the possibility of Civico eventually buying or leasing the property from the RLF. Any future sale would include deed restrictions that would mandate a certain proportion of commercial use in perpetuity, Barnes has said. RLF has no legal agreements with Civico or any other developer at this point in the process, Barnes said in December.

A redevelopment project would also require additional septic capacity. The mall uses the same wastewater facility as Lincoln Woods, which is owner by TCB (The Community Builders). Barnes said last month that the RLF has had “very preliminary discussions” with TCB about the possibility of a redevelopment project and that a design study is underway.

The schedule of Planning Board meetings, public hearings and community forums on the HCA can be found here.

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: 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.

Residents share their thoughts about marathon Town Meeting

At the December 2 Special Town Meeting, voters approved the 100% option for the proposed community center, Option C for HCA rezoning, and “yes” for allowing expansion at The Commons in Lincoln. Since the Lincoln Squirrel was unable to cover the meeting, we invited residents to share their impressions afterwards. Following is an edited sample of the responses.

“Nothing like coming together in person”

LincolnTalk has dominated the airwaves with data, opinions, and wishes before [Saturday’s] Even with so much information at our fingertips, time and time again, there is absolutely nothing like coming together in person with our neighbors, to legislate our town’s future, to truly listen and discern. We meet new people and find common ground (or not), but we all take away something new, every single time, from the experience… As Bob Domnitz said [Saturday], we might have appreciated some healthy food and a break, but seeing friends and talking was a different kind of nourishment for many.

We are a small town, certainly wonderful but also imperfect. For some who find Lincoln too precious or frustrating or suffocating, myself included, it occasionally requires leaving town to regain a healthy perspective. Folks then come home and cruise down Bedford Road to the five corners to marvel at all that is here, and how we imperfectly but in good faith hold each other up.

— Nancy Marshall

Someone left this personalized copy of a page from Maurice Sendak’s Where the Wild Things Are among the papers on the podium of Town Moderator Sarah Cannon Holden. “It gave me a big laugh after our robust meeting,” she said.

Of cold waffles and worries about rezoning

We are already joking that we will long remember the “cold waffles” Town Meeting. A resident of The Commons got up and complained that expansion there did not make sense since they are having trouble hiring enough help as it is, and he even had to endure cold waffles for breakfast. He went on a bit too long, and Sarah Holden tried to shut him down, telling him that his two minutes were up, but he just kept rambling on. The result was the whole auditorium erupted into laughter and he couldn’t talk over that!

Regarding the HCA vote: the Option E supporters were concerned about the ominous mentions of a clause allowing a developer to pay a fee in lieu of providing affordable housing, and apparently it seems the Planning Board might be willing to allow four-story buildings. Also the inclusion of the commuter parking lot as a building site with no evident replacement parking for commuters made people nervous. Also a parking garage in front of Donelan’s… There were plenty of reasons to give pause to worriers.

But the Planning Board had the public’s support and the vote was resoundingly in favor of Option C. It shows the citizens of Lincoln have a good amount of trust in our town committees.

— Diana Smith

A new sense of what the majority wants

I originate from New York/New Jersey, where I never heard of decisions being made in town meetings, but I have learned living in Lincoln over the past decade that this turns out to be an amazing albeit not perfect democratic process. In my several years on the Planning Board, I have never seen such controversy as what culminated in [Saturday’s] all-day meeting. Yet I thought it was handled very well. A grassroots organization of residents who care deeply about the future of this town was allowed to speak up and produce an alternative to the town’s [Housing Choice Act Working Group] response, and indeed that alternative proposal received at least one-third of the total vote. I have urged the leadership of that group to participate in our town process by now running for offices in the next election.

While my personal choices may not have been the ones selected, I still feel good, because I have a new sense of what the majority of people in the town want to see happen. As a member of the Planning Board and the board’s representative on the Community Center Building Committee, I will continue to listen to residents who speak up and work towards maintaining Lincoln as the special town we all moved to, and yet bring it further into the future. I believe that the Planning Board, with input from residents, can craft a good amended bylaw that will add more housing that is affordable near the train station and still be a viable center for commercial activity, green space, and gathering with neighbors and friends.

We have a lot of work to do between now and March, but we will do it!

— Lynn DeLisi

It’s high time for a voting tabulation system

(Editor’s note: the following is a copy of a letter that Kanner sent to the Select Board, Town Administrator, and Town Clerk).

Saturday’s Special Town Meeting seemed to me to be a success in hearing out a wide variety of our townsfolk on the three major issues presented, but it was also a catastrophic failure in its voting process. I believe Lincoln’s archaic, amazingly inefficient, and seemingly interminable process of simply taking a vote and tabulating the results, which process I estimate occupied about three hours of the eight hours or so of the meeting, threatens the survival of Town Meeting as a viable and representative method of governance. We have to do better.

Someone in town government must be looking into vote tabulator systems. As a citizen, though, I have heard no mention of any such investigation, so on Saturday night I did a quick Internet search. On the first try up comes a list of multiple companies that provide vote tabulation systems to towns for such events as town meetings. In fact, the town of Westford posted the results of their 2022 inquiry into its evaluation of such systems and concluded that the Meridia system was the best. They indicated that their town and 30 others (!) in Massachusetts are now using this system, and another 30 towns use other systems. The Meridia system is also used by the U.S. House of Representatives.

I also did the obvious arithmetic, which would be to ask how much a system that included 800 handheld voting units (to cover our massive turnout on Saturday). That would be about $25,000 or so all in. Think on that. We had 800 people sitting around for about three hours each while vote tabulations were done on Saturday. That’s 2,400 or so hours of citizens’ time, wasted. How would you value their wasted time?

I urge you to promptly look into such voting systems with the intent to have one in effect for the March town meetings. Too many people were wandering around, waiting and complaining, during the tabulation delays. The “Lincoln way” doesn’t need to be interminable voting and tabulation that wears everyone out and often overshadows the actual lively and substantive discussions that are the purpose of the meetings. Please, let’s get moving promptly with a goal to have a vetted system in place by March. 

— Steven R. Kanner

Discussion was “mostly substantive and hearteningly civil”

I thought the discussion at all stages was mostly substantive and hearteningly civil compared to some snarky and/or obsessively repetitive LincolnTalk posts in the runup, especially about the HCA. Motions to cut off debate on all issues were well-timed; each passed by huge majorities (another sign of order being maintained). Yes, there were messy moments, but overall it was a good example of how democracy should work.

— Larry Buell

Some unanswered questions

  • Why was Choice E not described on the ballot?
  • Who paid for the lawn signs advocating Choice C and disparaging Choice E?
  • Why didn’t FinCom articulate anticipated upcoming capital expenditures?
  • Why not disclose that town operating expenses are growing faster than 2.5% and how a new $25 million building will affect those rising expenses?
  • Why couldn’t attendees vote their ballots once received? If there were changes to the questions, would the town reprint the ballots?
  • Why not survey all taxpayers as to preferences rather than rely on attendance on a Saturday?
  • If the HCAWG wanted Option C, were the other choices actually red herrings?
  • Why are longtime Lincoln stewards Sara Mattes and Ken Hurd ignored?
  • Why do people make statements during the question period?
  • Why does it feel like taxpayers are railroaded at Town Meetings by well-organized and funded insiders?

— Chris Burns

Another point of view

He got a ride! He took the van, from somewhat far away. Next, he checked in, walked down the hall, then sat there half the day.

He listened to the formal talks; stood up, when it was time. It took a bit of fortitude to stand there in the line.

His turn had come! This was his chance to stand up to the mike. And our chance, too, to hear him out, know what his life is like.

It was easy to feel antsy. His time was up, that’s true… Why not give him one more moment, see things from his point of view?

He put thought into his statement. (He’s an elder, with a name.) Its true meaning — did we miss it? Yet, “inclusion” we proclaim.

I’m sorry I’m not laughing, a wet blanket, but I’m sad. His vision dimmed, his hearing shot — that could have been my dad.

— Sarah Liepert

Lincoln Station is already the most densely populated area of town; is it fair to ask those residents to assume the entire burden of additional housing? Also, it is the most diverse: if one stands on Lincoln Road at the entrance to the mall, one can see the Lincoln Woods apartments, Ryan Estate (62+), the Ridge Court (“flying nun”) apartments, and at a slightly farther distance, Greenridge (where I live) and Todd Pond condominiums.

Each of these properties has its own architectural style, but somehow they all fit together into the character and ethos of Lincoln (and none of the buildings are taller than the trees!). They serve a diverse range of ages and income levels — a diversity which I believe that the town embraces. Although I realize that only a small fraction of Lincoln’s land area is being considered for rezoning, this is an important area – not only to those of us who live nearby but to everyone who passes through en route to or from their residences.

When I moved to Lincoln 30+ years ago, I did so on account of its semi-rural, small-town nature, its open space, farmland, conservation land, and trails. Let’s not compromise these aspects by granting carte blanche to a developer to build by right whatever he chooses. Any fraction of Lincoln’s unique character that we cede will be lost; we cannot, nor can future generations, get it back.

— June Matthews

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: 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: 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.

“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: Mothers Out Front endorse Option C

By the Mothers Out Front Lincoln leadership team

Lincoln’s Mothers Out Front leadership team enthusiastically endorses HCA Option C.

We believe that transit-friendly housing is a climate solution. By increasing housing density near public transportation and within the town center, Lincoln will be part of the solution to both the regional housing crisis and climate. In Lincoln and statewide, we feel that housing, climate, quality of life, diversity, inclusion, and a thriving economy are all critically important community issues.

We therefore support enacting zoning changes that comply with both the law and spirit of the MBTA Communities Act. We vigorously encourage construction of additional housing at the mall and near Lincoln’s train station. Option C is the only plan that does not increase density near or in the expanding Hanscom airport and Lincoln’s one environmental justice community.

We encourage the town to continue advancing a broad program of climate mitigation, environmental justice, and resilience strategies through our 2023 Climate Action Plan, including sustainable building practices, ecological landscaping around new development, and minimizing carbon emissions.

We extend our sincere appreciation to our Select Board, the Housing Choice Act Working Group, town staff, and all who have worked towards developing these zoning options.

We wholeheartedly hope you will join us on Saturday and Vote for Option C.

Lincoln’s Mothers Out Front leadership team members are Emily Haslett, Staci Montori, Rachel Neurath, Trish O’Hagan, and Candace Pearson.

“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: Lincoln, the HCA, and what lies ahead

By Barbara Peskin

This morning, I walked my dog at Harrington (a.k.a. Stonybrook) and saw an “E is Exclusionary” yard sign in the parking lot. I support Option E over C, not to be exclusionary, but because while it allows for significant HCA development in the Lincoln Station area, Option E doesn’t earmark all 39 parcels.

HCA developments will not create communities like the Lincoln Woods apartments; instead, construction will be three- and four-story high-end condo buildings. Option E also keeps wildlife and habitat around Codman Farm and gardens and along Codman Road less vulnerable. The map here compares the Option C and E parcel plans.

(Click image to enlarge)

I compiled the parcel list and map at right to show which parcels are in Option E that are also in Option C. 2 Lewis St. was recently added to Option E. Once an HCA bylaw passes, development on HCA parcels can happen quickly, with only Planning Board site plan review.

Because Option C puts all 39 parcels into play for quick process development, a scenario like this could result:

  • January 2, 2025 — Developer 1 begins construction of a 20-unit, three-story condo building at 152-154 Lincoln Rd. February 1, 2025. Developer 2 begins construction of a 30-unit condo building at 146/148 Lincoln Road.
  • February 1, 2025 — Concurrently, Developer 3 begins construction of a 40-unit three-story condo building at 90 Codman Rd. and 26 units at 78 Codman Rd. When, how, and at what pace each of the 9 Codman Rd. parcels would be developed is unknown. HCA rezones for future development without a specific proposal in hand. We rezone any named HCA parcel for future by right development at any time. You can imagine the concern that has been expressed by some Codman Road residents who were not contacted prior to Option C and do not support the rezoning of their single home district. Some of us who often walk or bike ride Codman Road and cherish its habitat are concerned about the clear-cutting and impact on wildlife as well.
  • March 1, 2025 — Developer 4 starts building at the mall and Doherty’s. They buy all six village center 25-units-per-acre parcels to build 170 units with multiple condo buildings plus some retail. They call the condo buildings next to Codman Farm and garden “Lincoln Gardens.”
  • May 1, 2025 — Developer 5 closes a Codman/Lincoln/Lewis corner deal to purchase seven parcels: 72 and 74 Codman Rd., 168 Lincoln Rd., and four parcels on Lewis Street to build a 75-unit development on seven acres.

So far, in this scenario, 19 parcels would be redeveloped with three- to four-story condos and over 330 units, and we still have 20 more parcels to go. With Option C, we could have 19, 28 or even 39 different developers and projects all under construction at the same time.

Compare this to Option E, which has 14 parcels in the Lincoln Station area. The Select Board has said that if Option E is our choice on December 2, a parallel proposal to develop the mall will also be on the March Town Meeting warrant.

So Option E will result in significant redevelopment, yet leaves some of the other 25 Lincoln Station area parcels available for affordable housing development done at a pace we can anticipate and plan. The color coded map above shows the overlap of Option E with Option C.

Additional thoughts
  • The state wants to know a town’s HCA districts by December 31, 2024.
  • The Lincoln Select Board has decided that the town should vote on Lincoln’s HCA final solution at the March 2024 Town Meeting.
  • The Select Board/HCAWG’s Options C and Ds include a village district (Doherty’s, mall, and four town-owned parcels) that would mix commercial with residential use. Since “mixed-use” isn’t strictly housing, and HCA is about housing, the state asks to review any “mixed-use” potential HCA district three months ahead of time.
  • The three-month lead time specifically for mixed-use districts, along with Lincoln’s self-imposed March 2024 deadline instead of the state imposed December 2024 deadline, is what is pushing our option preliminary vote to the December 2, 2023 meeting.
  • Option E does not include a mixed-use district and so does not require this additional lead time. If Option E is the choice of the town, we do not have to rush the decision.
  • There is open-source software to model solutions. Lincoln Residents for Alternative Housing has modeled over 15 solutions, including Option E now on the December 2 slate of options.
  • Our existing Lincoln zoned multifamily housing like Battle Road Farm and Lincoln Woods apartments have far more affordable housing than HCA guidelines require of developers.

Barbara Peskin 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.