Open Questions
Part of this important town-wide process is to ask questions and get answers.
In the spirit of stewardship that is defined by Lincoln's dedication to environmentalism, affordable housing, education, pragmatism, and inclusion, questions and answers that direct us all toward a crystal-clear understanding of what various rezoning choices can mean in Lincoln's future are critical to making an informed vote on this highly consequential question at the Annual Town Meeting on Saturday, March 23.
Click to contact the Selects with your questions and concerns!
(pre-addressed and ready to write & send!)
Also, attend meetings listed here and convey your questions as part of the public record during time for public comment. If you care, speak up!
Here are questions posed after taking a deep dive into the details:
Questions related to the Mall
Why is Utile assuming only one residential parking spot per unit in their schematics for the Mall? The commercial parking picture changes dramatically if that ratio is higher. Oriole Landing's ratio, for example, is 1.75. The town would not be able to prevent a developer from reserving all Mall parking spaces for town residents.
Why do the bylaws allow 42’ heights in the Lincoln Rd/Lewis St. district? It is particularly undesirable given it is the elevated side of the road and the front setback is only 15’.
When will the RLF “reveal” their true plans? How will those plans be dictated in final redevelopment? What is the enforcement mechanism after the property is sold?
Could the Planning Board and the HCAWG provide insights into the reasoning behind its comfort with the planned reduction of commercial space at the Mall as stated by the RLF? Why was a cap of 45,000 sq ft of commercial space (vs. 55,000 sq ft of existing space) requirement put in place? This appears to be in contrast to the goal of supporting our commercial center.
Why did the Planning Board reduce the frontage requirements in the primary accessway to only the first 100’? It looks like it was tailor made to enable a developer to get rid of Donelan’s.
Why not require underground residential parking at the Mall? It seems like the only way to ensure the survival of commercial parking.
Why hasn’t the HCAWG conducted a study to understand the impact of the demolition of the existing space on the existing businesses?
Regarding "street activated uses:" Are real estate offices and private gyms an enhancement? Can we get a more community-friendly definition of appropriate street-activated commercial endeavors? What role has CIVICO played in designated items?
General HCA rezoning questions
Can we get an explanation why the town’s Feasibility Study submitted to the State that included two unnecessary scenarios that guaranteed our request to elevate the percentage of affordable units to 15% would be denied? Concord, with similar property values as Lincoln, just got approved for 20% affordable housing under HCA.
Why has the HCAWG not conducted a comprehensive financial analysis of the implications of rezoning? Additionally, could you clarify the reliance on a flawed analysis of incremental expenses at the School in the FAQs?
Why has the HCAWG not conducted a traffic study for a number of vehicles commensurate with the magnitude or the rezoning that includes Five Corners, the best known bottleneck in town?
Why are deep setbacks at the rear of the property rather than the front? Wouldn’t having the greater setback in front minimize visual impact from the road?
Do the schematics confirm that our wetland buffer will be reduced to 50’ from our current 100’?
The SHI Subsidized Housing Inventory for affordable apartments is a list managed by the state and the State has excluded all Hanscom housing when calculating the SHI Percentage for 40B Housing in the Town of Lincoln. Lincoln has enormous pride that its SHI number is well over 10%. The Town has negotiated successfully with the state to keep the Hanscom households out of the SHI calculations. Why should the HCA number imposed by the State on the Town of Lincoln INCLUDE the 735 Hanscom households when they are not included in the SHI calculations? Why haven’t we officially petitioned the state for relief from this burden on our town?
How would rezoning affect existing residents when their assessed values and, consequently, their taxes go up? We are not implying that they will be taxed as a multi-family, just that as comparable properties sell for higher prices, their assessment will necessarily increase.
Why isn’t the HCAWG reaching out to neighboring towns like Weston to collaboratively advocate for improved public transportation? The current frequency and delays of the commuter rail have been a concern.
What might be the implications on outside watering if the town were to add the maximum 800 units in Options C? Given existing restrictions, this is a concern for residents.
Questions about inclusion of town land and other districts
Why is the DPW site included in proposals despite contributing zero units to compliance? Is there a reason for locking it at a 10% affordability rate?
Why are the commuter lots being rezoned? Again, no reason for locking them at a low affordability rate and hard to understand why the town would ever want to dispose of this property, which enables residents to take the Commuter Rail.
The acreage in the Lincoln Rd/Lewis St district as presented at Town meeting and afterward is inconsistent with previous figures. When will we get an explanation for these changes?