Ruth Ann is absolutely correct, and I 100% agree with her logic and endorsement of option C.
I also think it important to emphasize and expand upon the concerns she raises about "Option E," and the town meeting process in general. Those who invest in large projects are not looking to run a substantial risk of losing the major upfront investments and commitments they must make in any project before it gets to the point of final approval. That's reasonable: we would not ask our friends or neighbors to throw a pile of their money and years of effort on the table and risk it all on a roll of the dice, and we would be resentful if they asked it of us. In general, the need for a Town Meeting approval - no matter what town - is seen as a roll of the dice with a high risk of failure at the last minute. Further, Lincoln's history in that regard does not inspire confidence. And so, with plenty of other nearby towns competing for those same investments, investors and developers have no need to ever put Lincoln on their shortlist of possible project opportunities. This will become even more true as more and more communities conform to the HCA. Developers look for an approval process that they see as fair and predictable. (And it's that perception that counts, not our convictions to the contrary.) They look for assurance that if they play by the rules, they will have a reasonably good chance of success. What the rules are is not as important as that they are predictable and stable. So, the onus is upon us to craft a set of rules and processes to guide their efforts, so that their project meets the town's expectations and needs. It is in everyone's best interest to put those guard rails in at the front end of the approval process, rather than having them burst upon the scene at the last minute. Many will point to Oriole Landing as an example of how town meeting can work. I was involved in that entire process from our first meeting with them through to the groundbreaking of the completed project. It needs to be pointed out that it was Civico's first exposure to the town meeting process, and they have already said they would never willingly do so again. So, as long as the current Town Meeting approval process is in place, we will rarely, if ever, be approached by developers - whether we actively try to recruit them or not. and even if we are approached, there is little chance they will stick with us through the entire approval process. Lincoln will not only never have a seat at the table when such projects are in their formative stages, we likely won't even know the table exists. Allen Vander Meulen Sent from my iPhone > On Nov 28, 2023, at 21:02, Ruth Ann Hendrickson <raand...@earthlink.net> > wrote: > > > I support new and more affordable housing in Lincoln, and I’d like to see > most of it in the area of the train station and the Lincoln Mall. I will > therefore be supporting option C at the Special Town Meeting on December 2. > 1) Options C is the best hope for retaining the retail businesses at the > Mall. I remember when the roof caved in, and Donelan’s was out of business > for over a year. We missed them terribly. If we even needed a pint of cream, > we had to go out of town. Retail is struggling all over the country, but I > notice that West Concord, (population 7,003 per Census data: ACS 2021) which > developed a large apartment complex near the Nashoba Brook a few years ago, > has managed to retain real retail, not just banks and restaurants. I am > hoping that with enough new housing in the mall area, we also could have a > thriving retail center. > 2) History shows that adding new housing enriches the Town. Change is always > worrisome. When Farrah pond village near where I live was proposed, the > neighbors were violently against it because of traffic. The traffic has not > materialized, and Farrar Pond Village has turned out to be a wonderful place > for Lincoln people to retire. Recently, because of the cost of housing, it > has also attracted families with children to the extent that they have built > a playground. When the town developed Lincoln Woods, people were aghast; much > denser than Farrar Pond Village and right there in the middle of town. And > yet I know someone who works at Donelan’s who is able to live there, and a > friend of mine, who has MS, is also able to live there to be near her mother. > This complex has definitely given living options to Lincoln people who needed > it. The proposed new housing would again add housing for our children and > those who work here. > 3) Our Agricultural Heritage is safe. Remember, 40% of the Lincoln is > permanently in conservation. 40%! Those fields will continue to be farmed by > local farmers. Codman farm belongs to the town and will also remain in > perpetuity. The trails we love to walk will always be there. Adding some > higher density housing near the train station will not affect that. > 4) Do not be fooled by Option E. Some think that, if we chose Option E, we > can slow down and develop housing at our own pace under the town meeting > process. Most of the towns around us, however, will have designated large > areas as multifamily “by right”. What developer in his right mind would risk > thousands of dollars to take a proposal to town meeting, only to see it voted > down, when he could easily go to the next town, and develop something by > right? The RLF will be unable to replenish their endowment and revitalize > the mall in this new housing development environment. Please vote to allow > the RLF to develop the mall/housing complex by right. The RLF is a non-profit > whose mission is to assist the town of Lincoln in shaping its land-use > destiny. History has show that they can be trusted to work to the Town’s > benefit. > -- > Ruth Ann Hendrickson > (She, her) > -- > The LincolnTalk mailing list. > To post, send mail to Lincoln@lincolntalk.org. > Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/. > Change your subscription settings at > https://pairlist9.pair.net/mailman/listinfo/lincoln. >
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