Below is my article published today in The Lincoln Squirrel
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My Turn: Option E and More New Housing
November 22, 2023
By Lynne Smith
<https://lincolnsquirrel.com/wp-content/uploads/2021/02/myturn-sm-feb2021.jpg>
I support new and more affordable housing in Lincoln and I’d like to see some
of it developed as the town has always done it, especially at the Lincoln Mall
owned by the Rural Land Foundation. I would also like to see the preservation
of our small retail area and a more vibrant commercial center.
The Lincoln Process: ~ 800 multifamily units over 60 years
At the Special Town Meeting on December 2, using ranked choice voting, Lincoln
will select one option to be rezoned as required by the state’s Housing Choice
Act (HCA). Lincoln’s HCA Working Group (HCAWG) will likely present five
options, one of which was created by the recently formed Lincoln Residents for
Housing Alternatives
<https://sites.google.com/view/lincoln-hca-info/home>(LRHA) and is called
Option E. Over the last 60 years, Lincoln has added almost 800 multifamily
homes — 40% of our total number of housing units.* During this time, the town
process allowed us to hold on to the rural character of our town while
welcoming new families to moderately priced homes, accommodating older people
in age-restricted developments, and insuring that over 15% of homes were
“affordable.”
The Housing Choice Act: 635+ new units allowed
The HCA requires that Lincoln rezone to allow a minimum of 635 units and gives
developers “by right” zoning, which means they can bypass approvals by the
Planning Board, Zoning Board, and Town Meeting (editor’s note: as long as they
adhere to some preexisting requirements concerning height, wetlands, etc.). A
maximum of just 10% may be zoned as affordable. At 635 units, Lincoln is the
only MBTA community in the state asked to zone for an amount of units over 25%
<https://sites.google.com/view/lincoln-hca-info/unique-impact-on-lincoln> of
its existing housing. The reason is that the state model includes Hanscom
housing in its calculation of Lincoln’s units although the town is not allowed
to rezone any areas there.
My Conundrum
I have been struggling with this conundrum: I want new multifamily housing at
market rate or below. I want to get credit for our many existing units. While I
want some units developed soon, especially at the mall, I don’t want more than
we can absorb and plan for all at once. Among many concerns, the following
stand out for me.
Lincoln Mall: This precious part of town near Donelan’s and the MBTA commuter
rail stop is the logical place for new housing. The Rural Land Foundation has
asked to have it rezoned to allow for mixed-use residential and commercial
buildings. Recently, the HCAWG and the Selects have proposed that a new warrant
article in March could ensure that traffic studies, parking, affordability,
retail spaces, and other considerations would follow the Lincoln approval
process. Option E is the only option that excludes the mall from HCA rezoning
and would allow the town to shape the outcome collaboratively with a developer.
Affordability: Lincoln is an expensive town, made more so by property taxes,
which are not offset by commercial development, and by our wonderful
conservation land, which increases land value. Because of today’s high
construction costs, “luxury” condos and apartments are now the norm for
developers who want to make a profit. HCA allows towns to require only 10%
affordable units. If Lincoln wants more, this means the town must subsidize
affordability as we did for Oriole Landing—or look for developers who have a
good track record for building low-cost, high-quality, sustainable projects.The
nonprofit Community Builders <https://tcbinc.org/>, current owners and
operators of Lincoln Woods, are committed to that mission. Because Option E
excludes the mall from HCA development, the town would be able to negotiate
higher affordability while still actively allowing new housing and commercial
spaces.
Compliance and existing multifamily areas: Lincoln should get recognition for
its existing multifamily developments. Rezoning some of these areas is a
reasonable way to gain compliance with HCA requirements, which would make
Lincoln eligible for state funds for infrastructure improvements such as our
badly needed replacement water mains. Option E includes Lincoln Woods, Battle
Road Farm, and areas along Lincoln Road as part of HCA rezoning.
Informed decision on December 2
I believe we can find a way to comply with HCA rules and also develop new
housing units, especially at the Lincoln Mall, without sacrificing our Lincoln
process. Option E will help us do just that. It would divide redevelopment
evenly between the village center (45.7%) and North Lincoln (54.3%), would
fully comply with HCA requirements, would avoid allowing for a greater number
of units than called for, and would exempt Lincoln Mall development from HCA
requirements. I hope everyone will review Option E here
<https://sites.google.com/view/lincoln-hca-info/compare-the-options> and be
prepared to make an informed decision at the Special Town Meeting on December 2.
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*~800 multifamily housing units developed over the last 60 years:
1966: 21 condos, Todd Pond
1970: 125 apartments, Lincoln Woods
1977: 80 condos, Farrar Pond
1979: 58 condos, Lincoln Ridge
1981: 25 condos, Green Ridge
1990: 120 town homes, Battle Road Farm
1991: 25 age-restricted condos, Ryan Estate
2000: ~262 age-restricted condos, The Commons
2006: 32 age-restricted condos, Minuteman Commons
2022: 60 apartments, Oriole Landing
Source caveat: Various online sites for each of the areas named may not have
the exact number of units and dates are approximate based on available
information.
Lynne Smith
5 Tabor Hill Road
Lincoln, MA 01773
cell: 781-258-1175
ly...@smith.net
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