Dear Margaret, Can you please give a pointer to this document that we can review the nuances? Thank you. Bijoy Misra
On Wed, Oct 11, 2023 at 9:56 AM Margaret Olson <s...@margaretolson.com> wrote: > If we require 25% affordable housing we will not comply with the state's > 3A requirements. To require any amount over 10% we need an economic > feasibility study showing that our affordable housing requirement is > economically feasible. The town commissioned a study and unfortunately we > can not even require 15% let alone 25%. We can negotiate with a developer > to increase the affordable housing, but this does of course involve giving > them something (money, additional units, etc) that they would not get by > right. > > Any affordable housing agreement, at 10% or any other number, would be > attached to the deed or otherwise in a permanently legally binding > agreement. This is the town's existing practice. Our existing affordable > housing agreements will stay in place even if their underlying zoning is > changed. > > The state's rules are complex, restrictive, and difficult to understand. > Keep the questions coming, I will do my best. > > Margaret > > On Wed, Oct 11, 2023 at 8:45 AM ٍSarah Postlethwait <sa...@bayhas.com> > wrote: > >> With oriole landing the town gave Covico a million dollar loan to secure >> 25% affordable housing- and there is no way it would have passed town >> meeting without that amount of affordable housing, so they really had no >> choice if they wanted to get it approved. Thats why they don’t want to go >> to town meeting again. >> >> The planning board can negotiate all they want- the reality is a *developer >> doesn’t have any obligation to listen to the town or even hold up their end >> of the agreement once they own the property since 10% is all that is >> allowed by right.* We lose ALL the power when we make it part of the >> zoning and skip over the traditional special permit process that has always >> been how large developments get passed in Lincoln. This development is >> going to be significantly more profitable for them than Oriole landing, and >> they sold that for 32.375 million dollars last year. They go through the >> town meeting process with other towns all the time, why is our planning >> board giving them a free pass? >> >> Furthermore, the only way that civico is going to agree to more >> affordable housing than it is required to is if another loan is given in >> exchange for additional units. I highly doubt residents want to extend a >> developer another million+ dollar loan (would likely need to be at least >> 2-5 million after inflation is taken into account and the significant >> difference in apartments between the 155 units they are planning for >> Lincoln station and the 60 at oriole landing.) >> >> I will support rezoning Lincoln station… but only if they can make it 25% >> affordable housing by right. Otherwise we are just creating overpriced >> inventory that will not benefit the people it’s intended to benefit. >> >> Sarah Postlethwait >> >> On Wed, Oct 11, 2023 at 7:34 AM John Mendelson <johntmendel...@gmail.com> >> wrote: >> >>> Thank you, Carl. Wise words. >>> >>> Regarding the percentage of affordable housing, this question was raised >>> at the meeting last night and the answer was that the town can (and very >>> likely) will work with the developer on the Lincoln Station plan to >>> negotiate and support a percentage higher than 10% much like it did with >>> Oriole Landing where the percentage is 25%. >>> >>> John >>> >>> On Wed, Oct 11, 2023, 12:00 AM Carl Angiolillo <carlangioli...@gmail.com> >>> wrote: >>> >>>> I share similar questions about the percentage of affordable housing, >>>> overall volume, and timeline that others have already raised so I won't >>>> belabor those. However, I just wanted to chime in on the question of >>>> *location.* >>>> >>>> > What drew you here? I suspect it was the investment of previous >>>> generations in the preservation of fields and forest, and the trails and >>>> open space. >>>> >>>> Absolutely. (That and being able to live within walking distance of a >>>> train station, supermarket, and farm.) I hope we can all agree that any >>>> housing solution should preserve the fields, forests, trails, and open >>>> space that make Lincoln unique. >>>> >>>> From a conservation standpoint, focusing on density in areas that are >>>> already the most disrupted by human activity (such as Lincoln Station but >>>> also The Commons, Oriole Landing, Lincoln North, etc) seems like it's our >>>> best hope to minimize impacts to Lincoln’s fields, forests, trails, and >>>> open spaces. >>>> >>>> From an environmental standpoint, density near Lincoln Station has the >>>> additional advantage of allowing for the largest share of trips by foot, >>>> bike, or transit compared to any other location in town. Given the sad >>>> state of the MBTA this share isn't as large as it should be, but any amount >>>> is better than none. >>>> >>>> From a historical perspective, a dense core surrounded by open space is >>>> how towns developed for thousands of years before the popularization of the >>>> automobile. Every year more people seem to acknowledge the social, >>>> financial, and environmental benefits of this approach. >>>> >>>> For these reasons I believe that greenfield development with >>>> scattered housing units throughout the town is not a good option. >>>> >>>> Carl >>>> Codman Rd >>>> >>>> >>>> On Tue, Oct 10, 2023 at 5:02 PM Bijoy Misra <misra.bi...@gmail.com> >>>> wrote: >>>> >>>>> May I intimate people that some of the developers could be the members >>>>> in this group? They are carving their way monitoring this discussion. >>>>> A developer would like a concentrated landing and that is where we >>>>> could >>>>> be headed through the navigation of our captains. The resistance >>>>> voice of >>>>> distribution of projects in town through a single developer or by >>>>> finding >>>>> several developers may eventually quell naturally or artificially. >>>>> Thought to alert! Have a good meeting. >>>>> Bijoy Misra >>>>> >>>>> On Tue, Oct 10, 2023 at 12:46 PM William Broughton < >>>>> wbroughto...@gmail.com> wrote: >>>>> >>>>>> "Developers are evil" is an oversimplification that is a convenient >>>>>> way to make it seem like a silly concern. What we need to be eyes wide >>>>>> open >>>>>> about is the reality that developers are not here to be our friends and >>>>>> keep Lincoln's best interests in mind. They are running a business, and >>>>>> their objective is to make a profit by building. There is nothing wrong >>>>>> with that at all, but we need to remember that we, the citizens and >>>>>> government of the town, are their checks and balances. The proposals >>>>>> shared, which overshoot the minimums required by the HCA, give >>>>>> developers a >>>>>> green light with a substantial amount of running room. Once that is >>>>>> approved, the town and residents are more restricted in ability to rein >>>>>> them back in. >>>>>> >>>>>> Will >>>>>> >>>>>> >>>>>> On Tue, Oct 10, 2023 at 10:13 AM John Mendelson < >>>>>> johntmendel...@gmail.com> wrote: >>>>>> >>>>>>> I just don't buy the "developers are evil" argument. How else do we >>>>>>> build without a healthy public/private development partnership? >>>>>>> >>>>>>> What do you propose to do other than nothing? >>>>>>> >>>>>>> We continue to hear arguments that our school is overbuilt and under >>>>>>> enrolled, our taxes are too high, etc. We've already preserved 40% of >>>>>>> our >>>>>>> land in perpetuity. >>>>>>> >>>>>>> What is really at stake here? >>>>>>> >>>>>>> John >>>>>>> >>>>>>> On Tue, Oct 10, 2023 at 10:01 AM Robert Ahlert <robahl...@gmail.com> >>>>>>> wrote: >>>>>>> >>>>>>>> Developers John! Save it from Developers! I'm trying to >>>>>>>> illustrate the scale of what this approval could enable. I understand >>>>>>>> fully that Zoning does not equal Building 1:1 but why risk it? Why not >>>>>>>> propose a true compromise solution? >>>>>>>> >>>>>>>> You seem to think you are on high moral ground here. All you are >>>>>>>> doing is helping future wealthy residents - no one else! >>>>>>>> >>>>>>>> Rob >>>>>>>> >>>>>>>> On Tue, Oct 10, 2023 at 9:55 AM John Mendelson < >>>>>>>> johntmendel...@gmail.com> wrote: >>>>>>>> >>>>>>>>> Save it from what? Progress? Working to help solve the regional >>>>>>>>> challenges of housing, traffic, environment? Providing housing >>>>>>>>> alternatives? >>>>>>>>> >>>>>>>>> Or should we just continue to approve 20,000 sq/ft single family >>>>>>>>> houses on big lots and put our heads in the sand? >>>>>>>>> >>>>>>>>> Lincoln is not an island despite what many seem to wish it could >>>>>>>>> be. >>>>>>>>> >>>>>>>>> John >>>>>>>>> >>>>>>>>> On Tue, Oct 10, 2023 at 9:47 AM Robert Ahlert <robahl...@gmail.com> >>>>>>>>> wrote: >>>>>>>>> >>>>>>>>>> 1000% agree with Susanna. Well said. I have young children and >>>>>>>>>> want them to enjoy Lincoln as it is now, not as another Concord or >>>>>>>>>> Bedford >>>>>>>>>> or Lexington. >>>>>>>>>> >>>>>>>>>> Lincoln is precious, save it! >>>>>>>>>> >>>>>>>>>> Rob >>>>>>>>>> >>>>>>>>>> On Tue, Oct 10, 2023 at 9:41 AM Susanna Szeto <szeto...@gmail.com> >>>>>>>>>> wrote: >>>>>>>>>> >>>>>>>>>>> A developer’s only objective is to make money! It is not a >>>>>>>>>>> charitable organization who cares about providing more affordable >>>>>>>>>>> housing >>>>>>>>>>> for people! Please find one example that proves the contrary! >>>>>>>>>>> Regarding >>>>>>>>>>> 😊 ng the train to work because they live walking distance to the >>>>>>>>>>> train >>>>>>>>>>> station! When we moved to Lincoln in 1977, my husband was working >>>>>>>>>>> at Mass >>>>>>>>>>> General Hospital, an ideal situation for him to take the train to >>>>>>>>>>> work. He >>>>>>>>>>> did it at the beginning and gave up the idea because for one thing, >>>>>>>>>>> it ends >>>>>>>>>>> up more costly and the train does not run often enough to give the >>>>>>>>>>> flexibility he needs! >>>>>>>>>>> Yes, we have enjoyed decades of living in Lincoln, and we want >>>>>>>>>>> the future generation of Lincolnites to enjoy what we have loved >>>>>>>>>>> about >>>>>>>>>>> Lincoln, the open space, the ‘low key’ nature of our town center >>>>>>>>>>> even >>>>>>>>>>> though occasionally we complained we are far from everything! We >>>>>>>>>>> care >>>>>>>>>>> greatly about what will happen to Lincoln even though we both at >>>>>>>>>>> the later >>>>>>>>>>> stage of our lives! So, for the relatively newcomers to town, >>>>>>>>>>> there are >>>>>>>>>>> older residents in town who do care what is going to happen to >>>>>>>>>>> Lincoln even >>>>>>>>>>> though it may take decades for the developers to get their hands on >>>>>>>>>>> Lincoln! We have resisted them so far by using our tax dollars to >>>>>>>>>>> buy up >>>>>>>>>>> lands for conservation! There is no other town like Lincoln that >>>>>>>>>>> is so >>>>>>>>>>> close to Boston! Please do not let the developers come in to spoil >>>>>>>>>>> it for >>>>>>>>>>> us! >>>>>>>>>>> >>>>>>>>>>> On Oct 9, 2023, at 11:29 PM, ٍSarah Postlethwait < >>>>>>>>>>> sa...@bayhas.com> wrote: >>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>>> All very well voiced points! >>>>>>>>>>> >>>>>>>>>>> But make no mistake- do not be fooled by the voices saying >>>>>>>>>>> "potential >>>>>>>>>>> development will take decades". >>>>>>>>>>> If option C of this rezoning gets passed, development will >>>>>>>>>>> begin immediately. >>>>>>>>>>> >>>>>>>>>>> *The HCAWG and the RLF are directly working with Civico, the >>>>>>>>>>> developer of Oriole Landing*. Civico isn’t working with the >>>>>>>>>>> town because it likes us and is a trusted town partner… it wants to >>>>>>>>>>> make >>>>>>>>>>> money. >>>>>>>>>>> Civico has threatened the town by saying it will not go through >>>>>>>>>>> the town meeting process again after it did so with Oriole Landing. >>>>>>>>>>> The >>>>>>>>>>> pro-building HCAWG (which includes the Executive Director of the >>>>>>>>>>> RLF as a >>>>>>>>>>> member) wants Civico to develop. >>>>>>>>>>> So in turn, the HCAWG and Planning board added mixed Use Zoning >>>>>>>>>>> at Lincoln Center to this proposal so it wouldn’t be necessary for >>>>>>>>>>> them to >>>>>>>>>>> go through the traditional town meeting process. >>>>>>>>>>> >>>>>>>>>>> This gives Civico the chance to push a high cost, high density >>>>>>>>>>> housing complex (125 units), with only 10% affordable housing (we >>>>>>>>>>> required >>>>>>>>>>> 15% with Oriole landing). And it’s more likely to be passed because >>>>>>>>>>> *only >>>>>>>>>>> a simple majority is needed under the HCA instead of the usual 2/3 >>>>>>>>>>> majority >>>>>>>>>>> at town meeting*; not to mention, the HCAWG is making it seem >>>>>>>>>>> like a looming lawsuit and loss of grants are eminent to encourage >>>>>>>>>>> residents to pass the rezoning. >>>>>>>>>>> >>>>>>>>>>> Let me emphasize again- if Civico develops this Subdistrict, it >>>>>>>>>>> will be 112 units at market rate and 13 units of affordable >>>>>>>>>>> housing. *Market >>>>>>>>>>> rate for Oriole Landing is currently $4,000 to $8,500 without >>>>>>>>>>> utilities,* >>>>>>>>>>> according to their listing on Apartments.com. >>>>>>>>>>> That is not affordable housing for anyone who wants to downsize >>>>>>>>>>> or work in Lincoln, as many seem to be under the impression this >>>>>>>>>>> development would help. >>>>>>>>>>> >>>>>>>>>>> A slide from the presentation: >>>>>>>>>>> >>>>>>>>>>> <69012668-7F39-478C-B8C4-134AB43AB1A5.jpeg> >>>>>>>>>>> >>>>>>>>>>> <75467D4B-940C-4471-880D-5A25ED122A3D.jpeg> >>>>>>>>>>> >>>>>>>>>>> On Mon, Oct 9, 2023 at 9:15 PM William Broughton < >>>>>>>>>>> wbroughto...@gmail.com> wrote: >>>>>>>>>>> >>>>>>>>>>>> Thank you Bob and Rob, among many others, for the helpful >>>>>>>>>>>> insights. >>>>>>>>>>>> >>>>>>>>>>>> I have a number of concerns with the currently proposed HCA >>>>>>>>>>>> options. The impacts to affordable housing in town (both absolute >>>>>>>>>>>> number >>>>>>>>>>>> and percentage of total), traffic, and finances (taxes) are just a >>>>>>>>>>>> few. >>>>>>>>>>>> >>>>>>>>>>>> As another resident mentioned in a separate thread, the >>>>>>>>>>>> potential for areas like Lincoln Woods, with a higher % of >>>>>>>>>>>> affordable >>>>>>>>>>>> housing units, to one day be redeveloped and, despite an increase >>>>>>>>>>>> in total >>>>>>>>>>>> number of housing units, result in a net decrease in the town's >>>>>>>>>>>> number of >>>>>>>>>>>> affordable units, is concerning. If we can only mandate that 10% >>>>>>>>>>>> of new >>>>>>>>>>>> housing units (in the HCA zone) must be affordable, and the 40b >>>>>>>>>>>> threshold >>>>>>>>>>>> for the town is also 10%, doesn't that imply that the town's >>>>>>>>>>>> overall ratio >>>>>>>>>>>> would get closer and closer to being under the threshold with each >>>>>>>>>>>> new >>>>>>>>>>>> development that is built? What will that result in - yet more >>>>>>>>>>>> development? >>>>>>>>>>>> >>>>>>>>>>>> Further, the argument that the entire district needs to be near >>>>>>>>>>>> the commuter rail station does not make sense to me. The commuter >>>>>>>>>>>> rail is, >>>>>>>>>>>> at its best, inconvenient and expensive, and at its worst it is >>>>>>>>>>>> both of >>>>>>>>>>>> those things, plus unreliable. The traffic study that was shared, >>>>>>>>>>>> in my >>>>>>>>>>>> opinion, grossly understates the potential impact of the additional >>>>>>>>>>>> vehicles resulting from the additional development. The reality is >>>>>>>>>>>> that >>>>>>>>>>>> most people, unless they live in perhaps >>>>>>>>>>>> Boston/Cambridge/Somerville, use >>>>>>>>>>>> cars for much of their daily lives. >>>>>>>>>>>> >>>>>>>>>>>> It also pains me to hear, from multiple individuals, that the >>>>>>>>>>>> "potential development will take decades". I'm a relatively new and >>>>>>>>>>>> young homeowner in Lincoln. I intend to be here in the future >>>>>>>>>>>> "decades" >>>>>>>>>>>> referenced, and I hope to get to enjoy Lincoln with my children in >>>>>>>>>>>> much the >>>>>>>>>>>> same way so many current residents have over the past several >>>>>>>>>>>> decades. >>>>>>>>>>>> These choices we make today will have big impacts, and we can also >>>>>>>>>>>> be sure >>>>>>>>>>>> that this will not be the last effort by the Commonwealth to force >>>>>>>>>>>> additional development in the decades to come. >>>>>>>>>>>> >>>>>>>>>>>> I look forward to the continued lively debate among residents >>>>>>>>>>>> and the various working groups, but it feels like there is much >>>>>>>>>>>> more that >>>>>>>>>>>> needs to be explored before we can have a "final" proposal. >>>>>>>>>>>> >>>>>>>>>>>> Best, >>>>>>>>>>>> Will Broughton >>>>>>>>>>>> Round Hill Rd >>>>>>>>>>>> >>>>>>>>>>>> >>>>>>>>>>>> On Fri, Oct 6, 2023 at 2:32 PM Robert Ahlert < >>>>>>>>>>>> robahl...@gmail.com> wrote: >>>>>>>>>>>> >>>>>>>>>>>>> Thank goodness you are paying attention Bob! >>>>>>>>>>>>> >>>>>>>>>>>>> The HCA feels like a juggernaut and options were clearly >>>>>>>>>>>>> favored towards “all near Lincoln station”. I have a long series >>>>>>>>>>>>> of >>>>>>>>>>>>> unanswered questions. I hope to get answers and publish them all >>>>>>>>>>>>> on a >>>>>>>>>>>>> blog/website that everyone can read. >>>>>>>>>>>>> >>>>>>>>>>>>> I’ll need help to put it together and get answers. >>>>>>>>>>>>> >>>>>>>>>>>>> If anyone is even slightly concerned about what is happening >>>>>>>>>>>>> with the HCA in Lincoln, please email me privately or text me on >>>>>>>>>>>>> 781.738.1069. >>>>>>>>>>>>> >>>>>>>>>>>>> Rob A >>>>>>>>>>>>> >>>>>>>>>>>>> On Fri, Oct 6, 2023 at 1:30 PM Robert Domnitz < >>>>>>>>>>>>> bobdom...@hotmail.com> wrote: >>>>>>>>>>>>> >>>>>>>>>>>>>> As a recently-retired member of the Planning Board and >>>>>>>>>>>>>> Housing Choice Act Working Group, I am concerned that the three >>>>>>>>>>>>>> options >>>>>>>>>>>>>> presented last Saturday at the SOTT - and the plan to choose >>>>>>>>>>>>>> just one of >>>>>>>>>>>>>> those options at a multi-board meeting on October 10th - will >>>>>>>>>>>>>> restrict Town >>>>>>>>>>>>>> Meeting to merely rubber-stamping the HCAWG's decision. And the >>>>>>>>>>>>>> HCAWG's >>>>>>>>>>>>>> decision will reflect its embedded priorities that may differ >>>>>>>>>>>>>> from what >>>>>>>>>>>>>> town meeting would choose if we are given more options. I >>>>>>>>>>>>>> therefore think >>>>>>>>>>>>>> it is crucial for the HCAWG to submit several options to the >>>>>>>>>>>>>> state for >>>>>>>>>>>>>> advisory opinions prior to Town Meeting. All options should be >>>>>>>>>>>>>> presented to >>>>>>>>>>>>>> Town Meeting for debate and vote. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> I'd like to expand on some of the points made - and some of >>>>>>>>>>>>>> the points omitted - by the presenters at last Saturday's SOTT >>>>>>>>>>>>>> meeting. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> 1. *About 35% of the town's residences are currently >>>>>>>>>>>>>> multi-family* (not including Hanscom Field, see list below). >>>>>>>>>>>>>> Most folks are surprised when they hear this. Lincoln has done an >>>>>>>>>>>>>> outstanding job allowing multi-family living while maintaining >>>>>>>>>>>>>> our rural >>>>>>>>>>>>>> character. With full build-out under the HCA, multi-family >>>>>>>>>>>>>> housing will >>>>>>>>>>>>>> approach 50% of the town's inventory. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> 2. *State guidelines for the HCA provide a mechanism for >>>>>>>>>>>>>> towns to **get** credit for existing multifamily housing.* >>>>>>>>>>>>>> Towns are free to locate HCA-compliant subdistricts in areas >>>>>>>>>>>>>> that currently >>>>>>>>>>>>>> have high residential density. These subdistricts will help us >>>>>>>>>>>>>> meet our >>>>>>>>>>>>>> "quota," even though it is very unlikely these areas will be >>>>>>>>>>>>>> redeveloped. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> 3. *An evaluation of the various options requires >>>>>>>>>>>>>> consideration of the likelihood that redevelopment will >>>>>>>>>>>>>> **actually >>>>>>>>>>>>>> **occur.* Existing condo developments would require consent >>>>>>>>>>>>>> of the owners to redevelop, with the particular procedures laid >>>>>>>>>>>>>> out in the >>>>>>>>>>>>>> condominiums' organizational documents. If condo owners >>>>>>>>>>>>>> don't want redevelopment to happen, it won't happen. Existing >>>>>>>>>>>>>> apartment buildings (e.g., Oriole Landing) owned by a single >>>>>>>>>>>>>> entity would >>>>>>>>>>>>>> only require a decision by that entity and would depend on their >>>>>>>>>>>>>> analysis >>>>>>>>>>>>>> of whether an increase in density would justify the cost of >>>>>>>>>>>>>> redevelopment. >>>>>>>>>>>>>> On the other hand, rezoning single family homes on Conant Road >>>>>>>>>>>>>> as shown in >>>>>>>>>>>>>> options A,B, and C from the HCAWG would likely result in rapid >>>>>>>>>>>>>> redevelopment, as owners on Conant Road take advantage of >>>>>>>>>>>>>> the jump in value that would result from the increase in >>>>>>>>>>>>>> development potential. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> 4. *State guidelines require that only 20% of the >>>>>>>>>>>>>> HCA-compliant district be located in the vicinity of the >>>>>>>>>>>>>> commuter rail >>>>>>>>>>>>>> station*. The other 80% can be anywhere in town. However, >>>>>>>>>>>>>> the HCAWG eliminated consideration of the Farrar Pond and >>>>>>>>>>>>>> Lincoln Ridge >>>>>>>>>>>>>> condos as "too far from any amenities and public transit." See >>>>>>>>>>>>>> link below >>>>>>>>>>>>>> to p. 17 of SOTT slide deck. This area could be used as part of >>>>>>>>>>>>>> our plan >>>>>>>>>>>>>> for compliance; the HCAWG's decision to eliminate consideration >>>>>>>>>>>>>> of this >>>>>>>>>>>>>> area reflects their prioritization of access to public transit >>>>>>>>>>>>>> and goes >>>>>>>>>>>>>> beyond what the state requires. Similarly, the Commons/Oriole >>>>>>>>>>>>>> Landing area >>>>>>>>>>>>>> was removed from consideration by the HCAWG because it is "not >>>>>>>>>>>>>> walkable to >>>>>>>>>>>>>> any public transit or public amenities." See p. 20 of SOTT slide >>>>>>>>>>>>>> deck. >>>>>>>>>>>>>> Instead, the HCAWG has proposed placing 100% of the district in >>>>>>>>>>>>>> Lincoln >>>>>>>>>>>>>> Station (option C) or adding to option C additional subdistricts >>>>>>>>>>>>>> in North >>>>>>>>>>>>>> Lincoln so that the total development potential greatly exceeds >>>>>>>>>>>>>> what is >>>>>>>>>>>>>> necessary for compliance. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> 5. *The HCAWG should consider other ways of splitting the >>>>>>>>>>>>>> HCA district. *The current option C fully complies with the >>>>>>>>>>>>>> HCA by allowing development only within the Lincoln Station >>>>>>>>>>>>>> area. If >>>>>>>>>>>>>> compliance with state law is our objective, options A and B are >>>>>>>>>>>>>> less >>>>>>>>>>>>>> appealing because they needlessly add to option C more >>>>>>>>>>>>>> development >>>>>>>>>>>>>> potential elsewhere in town. Among the three options, C is the >>>>>>>>>>>>>> obvious >>>>>>>>>>>>>> choice for most residents because it minimally complies with the >>>>>>>>>>>>>> HCA. But >>>>>>>>>>>>>> the Town deserves a chance to vote on other options that do not >>>>>>>>>>>>>> exceed the >>>>>>>>>>>>>> HCA's requirements. Three options that would make sense are: >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> - Place the entire district at Lincoln Station (current >>>>>>>>>>>>>> option C) >>>>>>>>>>>>>> >>>>>>>>>>>>>> - Place most of the district at Lincoln Station and some of >>>>>>>>>>>>>> the district elsewhere. >>>>>>>>>>>>>> >>>>>>>>>>>>>> - Place some of the district at Lincoln Station and most of >>>>>>>>>>>>>> the district elsewhere. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> For all options, the details should be worked out for minimal >>>>>>>>>>>>>> compliance with the HCA, giving Lincoln residents maximum >>>>>>>>>>>>>> control over >>>>>>>>>>>>>> future land use decisions. It's worth noting that the HCA does >>>>>>>>>>>>>> allow, on a >>>>>>>>>>>>>> discretionary basis, subdistrict boundaries that do not match >>>>>>>>>>>>>> parcel >>>>>>>>>>>>>> boundaries. This may provide the Town with additional >>>>>>>>>>>>>> flexibility it needs >>>>>>>>>>>>>> to comply with, but not exceed, the HCA's requirements. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> Residents deserve a meaningful, democratic chance to choose >>>>>>>>>>>>>> the level of development they want in the Lincoln Station area. >>>>>>>>>>>>>> Due to the >>>>>>>>>>>>>> limited set of options that were presented, I don't think the >>>>>>>>>>>>>> survey taken >>>>>>>>>>>>>> at the SOTT is a good indicator of the will of the town. >>>>>>>>>>>>>> Surprisingly, the >>>>>>>>>>>>>> HCAWG did not propose an option where some development allowed >>>>>>>>>>>>>> elsewhere in >>>>>>>>>>>>>> Town is used to reduce the development allowed at Lincoln >>>>>>>>>>>>>> Station. All >>>>>>>>>>>>>> three of their options allow more than 400 units of additional >>>>>>>>>>>>>> development >>>>>>>>>>>>>> in the Lincoln Station area. That is an extreme increase >>>>>>>>>>>>>> compared to what >>>>>>>>>>>>>> currently exists in the area. See p. 40 of SOTT slide deck. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> My goal in writing this post is to encourage the HCAWG to >>>>>>>>>>>>>> give our Town Meeting the respect and deference to which it is >>>>>>>>>>>>>> entitled. >>>>>>>>>>>>>> This is a hugely important matter for the Town and we can move >>>>>>>>>>>>>> forward >>>>>>>>>>>>>> together only if Town Meeting has a meaningful role as the >>>>>>>>>>>>>> decisionmaker. >>>>>>>>>>>>>> Please attend the October 10th multi-board meeting to share your >>>>>>>>>>>>>> thoughts. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> Best regards to all, >>>>>>>>>>>>>> >>>>>>>>>>>>>> Bob Domnitz >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> SOTT slide deck: Follow link found in >>>>>>>>>>>>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group >>>>>>>>>>>>>> >>>>>>>>>>>>>> Existing multifamily housing in Lincoln (not including >>>>>>>>>>>>>> Hanscom housing): >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> The Commons >>>>>>>>>>>>>> >>>>>>>>>>>>>> Oriole Landing >>>>>>>>>>>>>> >>>>>>>>>>>>>> Battle Road Farms >>>>>>>>>>>>>> >>>>>>>>>>>>>> Minuteman Commons >>>>>>>>>>>>>> >>>>>>>>>>>>>> Lincoln Woods >>>>>>>>>>>>>> >>>>>>>>>>>>>> Greenridge Condos >>>>>>>>>>>>>> >>>>>>>>>>>>>> "Flying Nun" apartments >>>>>>>>>>>>>> >>>>>>>>>>>>>> Ridge Road apartments >>>>>>>>>>>>>> >>>>>>>>>>>>>> Ridge Road Condos >>>>>>>>>>>>>> >>>>>>>>>>>>>> Todd Pond Condos >>>>>>>>>>>>>> >>>>>>>>>>>>>> Farrar Pond Condos >>>>>>>>>>>>>> >>>>>>>>>>>>>> Lincoln Ridge Condos >>>>>>>>>>>>>> >>>>>>>>>>>>>> Ryan Estate >>>>>>>>>>>>>> >>>>>>>>>>>>>> Accessory Apartments in Single Family Homes >>>>>>>>>>>>>> >>>>>>>>>>>>>> Miscellaneous (Scattered sites under Housing Comm.) >>>>>>>>>>>>>> >>>>>>>>>>>>>> -- >>>>>>>>>>>>>> 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. >>>>>>>>>>>>>> >>>>>>>>>>>>>> -- >>>>>>>>>>>>> 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. >>>>>>>>>>>>> >>>>>>>>>>>>> -- >>>>>>>>>>>> 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. >>>>>>>>>>>> >>>>>>>>>>>> -- >>>>>>>>>>> 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. >>>>>>>>>>> >>>>>>>>>>> -- >>>>>>>>>>> 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. >>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>> >>>>>>>>>> -- >>>>>>>>>> *Robert Ahlert* | *781.738.1069* | robahl...@gmail.com >>>>>>>>>> -- >>>>>>>>>> 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. >>>>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>> -- >>>>>>>> *Robert Ahlert* | *781.738.1069* | robahl...@gmail.com >>>>>>>> >>>>>>> -- >>>>>>> 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. >>>>>>> >>>>>>> -- >>>>>> 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. >>>>>> >>>>>> -- >>>>> 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. >>>>> >>>>> -- >>>> 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. >>>> >>>> -- >>> 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. >>> >>> -- >> 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. >> >> -- > 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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