Topics of Interest
Housing that People Can Afford
What is "market rate" in Lincoln?
In real terms, the current market rate for a ~1000 sq. foot, 2 bedroom apartment in Lincoln is over $4,000 per month, as the recent listings below illustrate.
Through Article 3's HCA rezoning, at least 90% of units developed can be market rate. No more than 10% of units built can be designated as "affordable housing" based on a feasibility study submitted to the State. There have also been discussions at Planning Board meetings about reducing that percentage even lower by paying compensatory fees to Lincoln's Affordable Housing Trust. Lincoln historically has exceeded its peer towns by percentage in building multi-family and affordable housing (normally 15%).
Assuming housing costs should not exceed 1/3 of income, a minimum household income to afford this rent is $144,000.00. Meanwhile, the most recent US Census shows Boston's median household income as $81,744. In practice, rezoning the Lincoln Station area for up to 720 market rate units, going for $4,000/month, is itself "exclusionary" for middle- and working-class households.
"Suitable for families with children" is the phrase used in HCA guidelines describing the "spirit of the law." Despite presenting the currently proposed Option (a.k.a Option C) in December 2023 as a solution to a housing crisis in Greater Boston, the HCAWG has since stated in January 2024 that the HCA is actually not about affordable (or transit oriented) housing after all. That statement may be confusing to people who believe that there is a lack of housing that's affordable for middle- and working-class households in the Greater Boston area and voted for Option C in December to help solve the problem. It begs the question: what happened to "the spirit of the law" and who benefits from all this new expensive housing?
The argument by Article 3 (aka Option C) proponents that there is low likelihood that most of the units zoned for in Article 3 will ever be built (or at least not for a long time) strays from Lincoln's mindful path to-date of planning growth with intention. This spiritless position allows for the appearance of eager compliance without the sincerity to see it though, and it contradicts statements committing to promote inclusive housing and community diversity. It is a performative approach that puts Lincoln's stability in many domains at risk. Again: who benefits from all this new expensive housing?
A more moderate approach to HCA rezoning could allow Lincoln to participate in adding to regional housing stock while maintaining more agency over its longtime commitment to inclusive housing.