| This process has been discussed and surveyed for so long that it is hard to believe anybody really thinks it’s been rushed. And the reason the proposed zoning is concentrated at Lincoln Station is because that is what the long process resulted in — most people (still) think this is right for any number of reasons, not least the fact that it is near public transit, it is already at least partially developed and in some cases parking lots, and spreading it around town will make Lincoln feel more suburban, not less. So much of our land is protected, apparently wildlife won’t be negatively impacted by building on parking lots, and density translates to sustainability. Most importantly, the housing crisis can’t be brushed aside as other people’s problems — it impacts people at all levels and stages of life, and it is wrong not to try to make a meaningful, good-faith effort to help. And to answer the (possibly rhetorical) question I saw over the weekend: the reason we should hope people from other towns would consider shopping at Donelan’s is the same reason you shouldn’t keep a good restaurant to yourself. If the numbers don’t work they’ll close. So thank you to the HCAWG — Your fan, Lis Sent from my iPhone On Nov 13, 2023, at 11:04 AM, Robert Ahlert <robahl...@gmail.com> wrote:
The Dec 2nd "Survey" (non-binding) doesn't contain a full spectrum of options for the town to choose from unless the Selects, Planning Board, HCAWG decide to change course tonight to open up the process and give more time. This isn't due until Dec 2024 so why rush this? Just to have a March 2024 town vote? That is 9 months early. We could be spending that time coming up with a GREAT compromise solution that a solid majority of townspeople can get behind.
I urge you to write your selects to ask foore "More Time, More Options"
We have some good "E" alternatives including Options that include the Mall, all we need to do is discuss it and not rush. The HCAWG wants to finalize this EARLY for some reason, why?
Rob A 185 Lincoln Rd, Lincoln, MA 01773
Not so, I think it will be found on Dec 2, though maybe I’m wrong—
Larry Buell
Tower Road
... The overwhelming voice is to exclude the Lincoln
station area until a full analysis is done.
I believe this to be completely unsubstantiated.
It may be the view of the loudest/most persistent voices on LT, but AFAIK there isn't any poll that shows a
majority view to exclude Lincoln Station (or anything else to do with the HCA).
First, I did not say I wanted people from other towns flocking here. I said the opposite.
Second, I would love to maintain the rural character of Lincoln, too, but the fact is we have a severe housing shortage not just in Massachusetts but across the country. Families who work full
time, multiple jobs cannot afford apartments, much less condos or homes. There are people looking to step into home ownership who can't because they are priced out. The Massachusetts shelter system is full, not just from refugees and immigrants, but from
people who cannot find housing, no matter how much assistance they have. So, yes, even luxury condos would help. (Though I see the town's commendable track record of negotiating a higher level of affordable housing and trust them to continue to do the same.)
But it is also true that Lincoln's exclusionary zoning - which has maintained the rural character we love - has contributed to the housing crisis. Lastly, I would love more taxpayers to come to town because in the end I am also a capitalist and would like
to see my taxes go down. So I can buy berries for my kids with abandon.
Why on earth would we want people from other towns flocking to Lincoln for their groceries?? The beauty of Lincoln's current commercial area is it provides just what the town needs, and not more. This is an environmentally sound model,
if not one for thriving capitalism. Lincoln's affordable housing can be expanded without giving up control to developers.
Many people move to Lincoln specifically to avoid the traffic and commercial pressures that are evident in neighboring towns, once beautifully semi-rural, now overbuilt with strip malls. Lincoln has been preserved over the decades by careful
planning and zoning.
As an example of developer-friendly zoning, Lexington has long had commercial zoning in the center, yet there are empty storefronts and over a dozen random banks. There are only two restaurants that have lasted over the years, dozens have
shuttered. Zoning for the benefit of developers doesn't guarantee businesses will come, or stay. Belmont is also struggling with empty storefronts, it is happening across the region. Developers come and go, but residents are left with the developers' decisions,
rarely based on the long term goals of the town. This is not a good model for Lincoln. If Lincoln cedes control to developers, it is in perpetuity, it can't be reversed.
Many in town hope that the working group of the HCA ruling will slow the process, take the necessary time to address the concerns of the townspeople, and allow alternative choices on the ballot.
The best way to make sure commercial stays commercial is to make the businesses viable and the best way to do that is to make sure there are people shopping there. Sorry but people from other towns are not flocking to Lincoln to buy $10
pints of strawberries from Donelans. And I've only been here 5 years and have noticed the string of restaurants that have tried to fill the ONE space. Whether we make any changes there's no guarantee these businesses will stick around. That's capitalism folks.
But we can help by AT LEAST zoning for more housing in the area.
Along similar lines, how can the town ensure commercial space stays commercial as the new owners could easily decide to raise very high or not renew any commercial lease in order to build more luxury residential units by right as long as
the project has unused housing units within the zoning allotment.
How can the RLF guarantee that any particular commercial space will remain once they sell the land to Civico? Are they planning to include a requirement for a supermarket in the deed? Anything else would just be a "recommendation".
We know that a zoning change does not “dictate” that anything be built or changed, but we also know that major changes WILL happen in Lincoln, should this pass. Do any of you remember many years ago when zoning changes were made that impacted
any changes an owner could make (as much as a bay window) without ZBA approval on pre-existing non-conforming lots? Some people who are pushing for the re-zoning here are the same people that tried to instill the fear of “mansionisation” should we allow any
changes to homes on less than 2 acre lots. At town meeting, they showed pictures of dense mid-rise housing from other towns to scare people into taking away the rights of the pre-existing (grandfathered) non-conforming lot owners. Now some of these same people
are advocating for providing similar dense mid-rise housing that they were adamantly opposed to. What happened to the “stewards of the land?”
Michelle Barnes from the RLF can confirm, but I believe Donelan's will remain after the mall redevelopment.
A reminder: zoning affects what the property owner has a right to do with their property. It does not dictate that anything be built or changed.
If I am reading the rezoning plans correctly.... the Reducition in retail includes eliminating Donelans and the Bank.
Is the alternative for the nation area to fill it with dense housing, while we are told there will be reduction in retail?
And, that housing will only reflect the wealth gap-only 10% affordable, and the rest, high-end?
What happened to the concept of a “vibrant commercial center?”
What happened to a “walkable village?”
What will everyone walk to as retail is reduced?
Let us be more creative in what we can develop.
As Ken has suggested, we have done it in the past.
We seem to have lost our mojo.
The HCA is NOT the answer.
During the discussion on the Zoom forum hosted by the HCAWG on Wednesday evening, I mentioned the recently released report on the history of exclusionary zoning
in the Boston area. And also, for those of you who couldn’t stay to see it following the Wednesday morning forum at Town Hall, below is the link to hear the presentation sponsored by The Boston Foundation.
Unless we know our history, it is known that history has a tendency to repeat itself. With respect to objections raised to the options offered by the Housing
Choice Working Group, I do hope that current residents can follow the example of earlier Lincoln leaders from the 1970’s who worked with, rather than against, the 40B mandate from the state to provide more affordable housing. That, and their efforts to preserve
land in a way that could be shared with others, made Lincoln a model community that attracted national attention.
With the Housing Choice Act, there is no less an opportunity to combine our responsibility to provide more housing in the greater Boston region with helping
to revive the ailing Lincoln Station area. After all, given our current manner of approving development around Lincoln Station and the fact that there has been no interest by developers in doing so for the past eighteen years, even with more favorable economic
conditions, why should we expect anything different other than more empty spaces available for lease going forward?
I urge us to affirm the work of the Working Group to fulfill the spirit of the Housing Choice Act by supporting Option C, including the rezoning of the mall,
to address this conundrum.
Here is the link to the report:
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