The reality of housing mix does reflect diversity- type and cost. A significant portion of that diversity exists near the train station and mall.
We cannot ensure racial or ethnic diversity with zoning changes or housing choices. We can increase, to some degree, lower cost housing. But what had been floated in the recent past was a larger number of high end condos and a small number of subsidized units. What has worked in the past was the creation on the affordable housing ( 14% of existing housing stock) and a mix of housing choices. I was suggesting we continue to pursue more of the same. In the past, we did it without major changes in zoning that would circumvent Town Meeting votes. Perhaps it is time to re-examine goals if diverse housing stock is no longer a desired goal. Sara Sent from my iPhone > On Jan 26, 2022, at 11:33 AM, Bob Kupperstein <[email protected]> wrote: > > > Sara, > > With all due respect, "It has worked in the past" is a subjective statement. > > It has worked "for whom", in achieving "what goals"? > > Certainly not in allowing the opportunity for more diverse populations to > move to Lincoln; certainly not in providing more affordable housing. > > I know there is significant sentiment for preserving the "character" of > Lincoln, but IMO we also have a responsibility to be a part of the solution > to regional problems. We can increase our population and diversify our > housing mix while continuing to protect open spaces, which could also go a > long way to revitalizing a stagnant and fragile town center retail district. > > Thanks, > > -Bob > >> On Tue, Jan 25, 2022 at 7:55 PM Sara Mattes <[email protected]> wrote: >> Well, to that last sentence-this is what Lincoln has been doing since the >> 70s…usually 2 steps ahead of any other town. >> We have done it thoughtfully, with full-town participation and consensus >> through Town Meeting >> This is NOT the process of the suggested zoning changes. >> >> And, does anyone seriously thing is is reasonable to demand every town, >> regardless of size and proximity to a train or bus stop, add 750 units-the >> minimum for all, under the draft regulation? >> Lincoln's current housing inventory - 2359 units, of which only 1532 are >> single family residences. >> The draft regulations would increase our housing by almost 1/3, with no Town >> Meeting say. >> Does that make sense for us, or any town our size, or smaller? >> >> We should take a long hard look before we capitulate. >> We should, perhaps, stay the course…add housing where and when seems most >> reasonable. >> It has worked in the past. >> >> Sara >> >> >> ------ >> Sara Mattes >> >> >> >> >>> On Jan 25, 2022, at 12:22 PM, Michael Moodie <[email protected]> wrote: >>> >>> Well said, Allen. Especially your last sentence. >>> Michael Moodie >>> >>>> On Tue, Jan 25, 2022 at 11:24 AM Allen Vander Meulen >>>> <[email protected]> wrote: >>>> It should also be noted that the “density” metric is measured on a per lot >>>> basis. >>>> >>>> Lincoln Woods has been cited in this thread as a “high density” >>>> development, but property contains a lot of wetland and conservation land, >>>> as well as a septic treatment plant set well back from the rest of the >>>> property - around 21 acres all told. So, with 125 units, its actual >>>> density is only about 6 units / acre - well under the state’s proposed “By >>>> Right” minimum for the Lincoln Station area. >>>> >>>> "The Commons" property is about 31 acres with around 209 living units, >>>> according to its online “property card”. So its density is under 7 >>>> units/acre. >>>> >>>> Oriole Landing (next door to The Commons) is about 6 acres - with 60 >>>> units, or 10 units / acre, and is therefore the town’s highest-density >>>> property - and both The Commons and Oriole Landing are quite far from any >>>> public transit. >>>> >>>> In other words, none of the major multi-unit developments in town are even >>>> close to the proposed requirement of 15 units/acre. However, as Margaret >>>> Olson said, this proposed “by Right” zoning can be modified by >>>> restrictions due to wetlands, conservation, and other considerations and >>>> controls imposed by the town. And, it will be some time before the >>>> proposed regulations are finalized - with a lot of negotiating and >>>> refining likely to happen between now and then. >>>> >>>> It is abundantly clear we need far more housing in this town for those >>>> with low to moderate incomes. Many employers in town (far more than most >>>> of us realize) need people willing to fill their low to moderate income >>>> positions. But with a very limited supply of affordable housing, most of >>>> these people have to commute huge distances to work here. Given a choice, >>>> they will choose to work closer to home and/or at businesses with less >>>> expensive transportation options. So, our local businesses, nonprofits, >>>> and service providers are struggling to find and retain adequate help: the >>>> issue isn’t the quality of work the environment, but whether their >>>> employees can afford to work here in town at all. >>>> >>>> From an Affordable Housing point of view, Lincoln is (in theory) in a good >>>> “place” right now, thanks to the addition of 60 units to our “Subsidized >>>> Housing Inventory” courtesy of the Oriole Landing project. Under current >>>> law, we should be safe for quite some time from high-density developments >>>> built without concern for harmonizing with the community. But, as the >>>> Housing Choice Act shows, the law is changing - and needs to. >>>> >>>> Personally, I welcome the Housing Choice Act as an important first effort >>>> to address those needs. However, it is far from perfect: the proposed >>>> regulations and guidelines that derive from it will need considerable >>>> refinement before they can work as the state intends for towns like >>>> Lincoln. I also expect that this is merely the first step in a series of >>>> moves the Commonwealth will make over the next several years to encourage, >>>> and eventually require, more low to moderate income housing as well as >>>> improved access to public transportation. >>>> >>>> I believe we must be thoughtfully proactive on these issues. Lincoln is >>>> already doing so through the work of SLPAC and the Planning Board - among >>>> other efforts. Ignoring or downplaying these issues will eventually lead >>>> to the town being forced into making difficult, painful, and expensive >>>> adjustments with no recourse - as has happened in several nearby >>>> communities. >>>> >>>> We need to continue to pursue more and better housing options here in town >>>> for all - doing so thoughtfully, carefully, and mindful of what’s best for >>>> not just ourselves, but for our neighbors and local businesses as well. >>>> >>>> - Allen Vander Meulen >>>> >>>>> On Jan 24, 2022, at 20:48, Margaret Olson <[email protected]> wrote: >>>>> >>>>> The Housing Choice Act covers "by right" zoning. Specifically, to comply >>>>> we would need to zone 50 acres at 15 units per acre. The Oriole Landing >>>>> buildings are consistent with that density. >>>>> >>>>> The act does not address housing construction or the current multi-family >>>>> housing inventory. It is concerned only with zoning. >>>>> >>>>> In other words, if we were to zone the entire 1/2 mile around the MBTA >>>>> station for 15 units per acre, and none of the current owners either >>>>> built multi-family housing or sold their property to a developer, we >>>>> would be in compliance even though no new housing would be built in that >>>>> scenario. Similarly, if we had 750 units in our current South Lincoln >>>>> overlay district we would not be in compliance because the overlay >>>>> requires town meeting approval. "By right" means that the property owner >>>>> has the right to build at the specified density. The town is still able >>>>> to apply regulations - building heights, design guidelines, site plan >>>>> review, and other controls over the nature of the development. >>>>> >>>>> Margaret >>>>> >>>>>> On Mon, Jan 24, 2022 at 8:10 PM Joan Kimball <[email protected]> wrote: >>>>>> I believe that many existing units count. Could someone please clarify? >>>>>> Planning Board? >>>>>> >>>>>> Many of us want to help with the housing crisis in this part of MA. And >>>>>> i appreciate that there are differing opinions. May we continue to be >>>>>> civil as we are doing now. >>>>>> >>>>>> Joan >>>>>> >>>>>>> On Mon, Jan 24, 2022, 7:54 PM Debra Daugherty <[email protected]> >>>>>>> wrote: >>>>>>> I guess I wish they would just take into consideration the housing we >>>>>>> already have. There are 120 units next to the Hanscom bus stop (Battle >>>>>>> Road Farm) not to mention all the HAFB units. That's a ton of units. >>>>>>> There's a lot of open land on the Hanscom Air Field lot right across >>>>>>> the street from the bus stop, but I'm not sure what the status of that >>>>>>> land is. In town we have lots of units in Lincoln Woods right next to >>>>>>> the train. Not sure why that shouldn't count toward our quota. >>>>>>> >>>>>>>> On Mon, Jan 24, 2022 at 7:06 PM Bob Mason <[email protected]> >>>>>>>> wrote: >>>>>>>> I don't (yet) have a POV on the specifics of this legislation nor the >>>>>>>> feasibility for Lincoln, but I do wonder about a moral responsibility >>>>>>>> to reconsider wholesale housing policy in towns like Lincoln. >>>>>>>> >>>>>>>> It is my understanding that part of the housing crises that have >>>>>>>> plagued San Francisco, Los Angeles and other metropolitan regions >>>>>>>> across the US all have to do with too much NIMBYISM. At some point, >>>>>>>> for us to have a functional society, we need to rethink our physical >>>>>>>> infrastructure and how that can create stronger communities, have >>>>>>>> greater economic impact and reduce environmental pressures. >>>>>>>> >>>>>>>> Perhaps the specifics of this legislation is untenable for the >>>>>>>> geographical constraints of Lincoln, but maybe we need to lean even >>>>>>>> more into being part of the metropolitan solution. >>>>>>>> >>>>>>>>> On Mon, Jan 24, 2022 at 6:49 PM Richard Panetta >>>>>>>>> <[email protected]> wrote: >>>>>>>>> Margaret, >>>>>>>>> >>>>>>>>> >>>>>>>>> Would the property near the bus stop be an area of concern as well >>>>>>>>> then? Or would most of that land be in the National Park district? >>>>>>>>> >>>>>>>>> Rich >>>>>>>>> >>>>>>>>>> On Mon, Jan 24, 2022 at 6:45 PM Margaret Olson >>>>>>>>>> <[email protected]> wrote: >>>>>>>>>> Sara, >>>>>>>>>> The original map published in the Squirrel was incorrect. This is my >>>>>>>>>> fault - I made that map and made a mistake in the GIS. This was >>>>>>>>>> brought to my attention in the comments; Alice contacted me and she >>>>>>>>>> updated the article with the corrected map. >>>>>>>>>> >>>>>>>>>> What the updated map shows is that in order to comply we would need >>>>>>>>>> to rezone some of the current R1 (single family 2 acre) zone that is >>>>>>>>>> within a half mile of the station. Depending on how the regulations >>>>>>>>>> shape up after the comment period the town may be facing some >>>>>>>>>> difficult choices. >>>>>>>>>> >>>>>>>>>> On the question of the MBTA station - we also have a bus stop, at >>>>>>>>>> Hanscom. We are a bus service town under the draft rules. >>>>>>>>>> >>>>>>>>>> Margaret >>>>>>>>>> >>>>>>>>>>> On Mon, Jan 24, 2022 at 5:53 PM Sara Mattes <[email protected]> >>>>>>>>>>> wrote: >>>>>>>>>>> Very interesting, and there will be serious push-back. >>>>>>>>>>> >>>>>>>>>>> Note-"That is the message Massachusetts is sending to 175 cities >>>>>>>>>>> and suburbs in the Boston area, as a bill passed last year to boost >>>>>>>>>>> housing production begins to take effect. Almost every jurisdiction >>>>>>>>>>> in eastern Massachusetts, from the New Hampshire border to >>>>>>>>>>> Worcester to the Cape Cod Canal…” >>>>>>>>>>> >>>>>>>>>>> Certainly some serious pressure will and should be placed on State >>>>>>>>>>> Reps. once other towns realize the implications. >>>>>>>>>>> >>>>>>>>>>> Lincoln already has grasped the implications. >>>>>>>>>>> >>>>>>>>>>> For Lincoln, as was shown in a recent article in the Squirrel, the >>>>>>>>>>> land available, given the map proposed by MAPC and this new growth >>>>>>>>>>> initiative (NOT a mandate), the proposed 750 units would have to >>>>>>>>>>> fit into a very small land mass. >>>>>>>>>>> In order to reach 750 units, we would need to redevelop with 5-6 >>>>>>>>>>> story buildings, at a minimum. >>>>>>>>>>> >>>>>>>>>>> It simply is not feasible. >>>>>>>>>>> >>>>>>>>>>> We should all be contacting our current and future State Reps. to >>>>>>>>>>> ask their positions, and to explain. >>>>>>>>>>> >>>>>>>>>>> We have regularly added multi family housing, including affordable >>>>>>>>>>> housing to our inventory, and, I expect we will continue to do so, >>>>>>>>>>> but not in this manner. >>>>>>>>>>> >>>>>>>>>>> Sara Mattes >>>>>>>>>>> >>>>>>>>>>> ------ >>>>>>>>>>> Sara Mattes >>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>>>> On Jan 24, 2022, at 5:29 PM, Lynne Smith <[email protected]> wrote: >>>>>>>>>>>> >>>>>>>>>>>> An interesting article for Lincoln. >>>>>>>>>>>> >>>>>>>>>>>> https://slate.com/business/2022/01/massachusetts-zoning-apartments-housing-transit.html >>>>>>>>>>>> >>>>>>>>>>>> >>>>>>>>>>>> Lynne Smith >>>>>>>>>>>> 5 Tabor Hill Road >>>>>>>>>>>> Lincoln, MA 01773 >>>>>>>>>>>> 781-258-1175 >>>>>>>>>>>> Sent from my iPhone >>>>>>>>>>>> -- >>>>>>>>>>>> The LincolnTalk mailing list. >>>>>>>>>>>> To post, send mail to [email protected]. >>>>>>>>>>>> Search the archives at http://lincoln.2330058.n4.nabble.com/. >>>>>>>>>>>> Browse the archives at >>>>>>>>>>>> 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