I believe I speak for many residents that we are all concerned with not just the problems of our state submission, but with the process, and messaging of the HCAWG.
1) How 18 extra acres of lots were included in our submission to the State without anyone on the HCAWG, Town Administration or Util Consultants checking the work. 2)* I believe few people in the town understand (I know I didn't until David's email), that unless we are careful, builders will be able build by right (without Town approval) up to the maximum number of units which is total acres including wetlands multiplied by the density factor. * So, even though Lincoln Woods has just 7 buildable acres, a developer would be able to build 400+ units (20 acres multiplied by 20 Units per Acre (density in Option C)). Granted, it may be difficult to build that many, but any new buildings could be built up to 36 feet tall, which would allow three floors and parking could be below ground or on the ground floor with two or three floors above. So, I have learned the modelled number of units is NOT a maximum but a calculated number that should be used for HCA compliance purposes only. *3) I would like the HCAWG to invite David Cuetos to be a member of the group to make sure the public is well informed and the submissions are correct. A healthy debate will only lead to better outcomes for everyone in the town. * Best, Peter Buchthal Weston Rd On Fri, Oct 27, 2023 at 8:11 AM Susanna Szeto <szeto...@gmail.com> wrote: > Good questions Karla! We need someone to ask these questions at the board > meeting! WHO will do it? > > Susanna > > On Oct 27, 2023, at 6:02 AM, Karla Gravis <karlagra...@gmail.com> wrote: > > > > There are a lot of details here (which I encourage everyone to read) but 3 > very important questions require answers: > > > - Why did we submit 18 more acres in parcels to the State than what > was approved by town boards for Option C? > - Why are we unnecessarily zoning Lincoln Woods to a much higher > number of units than we have currently, thus creating an incentive for TCB > or another developer to come in and rebuild? The current affordability > requirement ends in 2032. > - Why are we including so many parcels that give us no compliance > credit with the State but enable developers to build many more units than > is required for compliance? > > Karla > > > > >> >> ---------- Forwarded message --------- >> From: ٍSarah Postlethwait <sa...@bayhas.com> >> Date: Thu, Oct 26, 2023 at 13:16 >> Subject: Re: [LincolnTalk] Inaccuracies in rezoning proposals submitted >> to the State >> To: David Cuetos <davidcue...@gmail.com> >> CC: Lincoln Talk <lincoln@lincolntalk.org> >> >> >> It’s concerning that we are paying Utile at least $20k to come up with >> these proposals on the town’s behalf and they have submitted it with this >> many inaccuracies. >> What is also is concerning is that, according to the minutes page, the >> HCAWG has not had a working meeting since the end of August- right after >> the guideline changes were announced and before option C was formed. No >> meetings were held in September and the two October meetings were multi >> board meeting presentations. >> >> *Is the full HCAWG reviewing the current proposals and what is being >> submitted to the state?* >> >> Including an additional 18 acres of land in the state proposal that has >> not been presented to the town and the Select board and planning board is >> unacceptable. >> >> *The HCAWG needs disbanded for the following reasons:* >> •2 members are representing the best interest of the RLF LLC (aka trying >> to get the highest density possible allowed by right so they can sell the >> property to Civico for more money). >> •The proposals presented to the town all include unnecessary land that >> does not count towards the HCA compliance target. >> •Option C has been submitted to the state with this many inconsistencies >> that has been pointed out by David, and 18 acres of land being added that >> were not approved by the Select board or Planning board or the town. >> •The Open meeting law has been violated numerous times by the HCAWG; and >> a meeting mentioned in the select board minutes is missing from the HCAWG >> minutes page entirely. >> >> >> Better ways to comply with the HCA have been proposed. Stop rushing to >> get a RLF centric rezoning passed and get a better Working group in place. >> >> *This rezoning is going to shape the future decades of Lincoln- let’s do >> it thoughtfully and purposefully. * >> >> >> Sarah Postlethwait >> >> >> >> On Thu, Oct 26, 2023 at 10:37 AM David Cuetos <davidcue...@gmail.com> >> wrote: >> >>> *Executive Summary:* >>> >>> >>> - I identified a series of mistakes in the Option C proposal >>> submitted to the State for compliance check. Option C as presented in the >>> SOTT and approved by the Boards for submission rezoned 70 acres of land. >>> The model that was sent to the State rezoned 88 acres, 18 acres more. >>> After >>> reviewing with our consultant Utile, the mistakes were confirmed by our >>> Director of Planning. For reference, the State is asking us to rezone 42 >>> acres. >>> - The model sent to the State states the maximum number of units >>> that can be built in Lincoln as a result of the rezoning is 1,679. The >>> State is asking for 635 units. >>> - The HCAWG’s decision to include so many parcels near wetlands is >>> the main reason for this very high number of units. >>> - Public land, for example the DPW, is unnecessarily included in our >>> option C proposal. This has the impact of lowering our gross density, >>> which >>> is one of the State's requirements. >>> - Options C and D1-D3 create an incentive for massive redevelopment >>> of Lincoln Woods. This could be avoided with no impact to compliance. It >>> seems that the density denominator used for Lincoln Woods is wrong as >>> well. >>> - Options D1-D3 presented last night rezone 60-75 acres and could >>> also lead to >1,000 units built. >>> - More foresight has been applied to the proposals our resident >>> group has prepared: the maximum number of units built is exactly the same >>> as the compliance requirement (~635). 7 of these proposals have more than >>> 20% units near Lincoln Station. >>> >>> *Findings* >>> >>> Following multiple requests by residents over the past week, the HCAWG >>> finally released the Option C submission to the public yesterday. The >>> details of the model were surprising: *about 18 more acres of land were >>> included in what was sent to the State than what was presented to the >>> public and approved by the Boards. A number of parcels along Lincoln Rd >>> that were never part of any district presented to the public were added to >>> our submitted proposal*. While the parcels do not provide credit >>> towards compliance, their inclusion would lead to up to ~325 incremental >>> units given the unit per acre cap. >>> >>> I alerted the Director of Planning of the discrepancy. After she checked >>> with our consultant, Utile, I was informed that the inclusion of those >>> parcels had been a mistake. This revelation raises a few questions: >>> >>> >>> - *Are we submitting rezoning proposals to the State prepared by a >>> third party without reviewing them?* >>> - *Is there someone in the Administration or the HCAWG who has >>> studied the model and understands how it works?* >>> - *Who is driving the decisions about our district design? Utile or >>> appointed officials?* >>> >>> The State uses a very basic model to calculate the maximum building >>> footprint of any parcel. First, any wetlands are excluded. Then, 20% of the >>> gross acreage is also taken out as “open land”. Finally, 45% of the >>> remainder is considered parking spaces – note the irony that we are >>> fantasizing about a car-free neighborhood and the State is assuming parking >>> space will take almost as much land as the buildings*. It is extremely >>> punitive to include parcels with a big wetland presence. Either Utile did >>> not communicate the message or our WG/staff did not digest it, as we could >>> not have come up with a more wetland-heavy district.* >>> >>> Option C includes *over 40 acres of parcels for which we get no credit >>> from the State*, which we could drop from our proposal with no >>> repercussions. We are *unnecessarily including 6 acres of public land, >>> even conservation land, most of which is the DPW, which could have been >>> left out altogether.* Including all that unnecessary public land lowers >>> our gross density. It is important to note that just because the State does >>> not give us credit in modeling does not mean that those parcels could not >>> be developed at some future date to the maximum number of units per acre >>> they have been rezoned to, perhaps in combination with other parcels. >>> >>> There are more surprises. Option C would allow TCB, the owner of Lincoln >>> Woods, to build up to 403 units in that parcel. It is important to >>> understand that the maximum number of units per acre applies to all the >>> land in a parcel, not just the developable land. *TCB could in time >>> evict all tenants, tear down all of the 125 two-story semi-detached housing >>> units, and build one or more massive three-story buildings in their parcel >>> with a lot more units.* The fact that the affordability restriction for >>> Lincoln Woods ends in 2032 makes that possibility all the more real. This >>> threat can be avoided if the WG puts a cap of 7 or 8 units per acre rather >>> than 20. The Town gets absolutely no compliance benefit from having that >>> higher cap since it is only modeling 159 units. *Why are we rezoning >>> Lincoln Woods at 20 units per acre if we get no additional credit from it?* >>> It >>> is worth noting that the developable land in Lincoln Woods had been >>> presented as 7.0, last night it jumped to 7.6, but if we look at the model >>> submitted it only adds up to 6.2. It looks like either the number of units >>> calculated for Lincoln Wood or the gross density are wrong. >>> >>> Putting it all together, we get an alarming vision of the potentialities >>> of the rezoning exercise. The table below is a screenshot from the model >>> submitted. *Up to 1,679 units could be built within 0.5 miles of >>> Lincoln Station*. That is 80% of the existing total number of units in >>> Lincoln (ex. Hanscom). I realize this is a worst-case scenario, by *why >>> are we even talking about this risk?* All of this can be avoided if a >>> little bit more thought is applied to the proposals. >>> <image.png> >>> >>> >>> *Proposals D1-D3 presented last night suffer from the same deficiencies. >>> All of them would enable up to well over 1,000 units built in Lincoln.* >>> >>> *The proposals our group of concerned residents put together and have >>> presented to the WG, PB and SB do not have any of these problems. The >>> modeled capacity of our proposals, 7 of which have more than 20% of units >>> and land in Lincoln Station, exactly matches the maximum number of units >>> that could be built.* >>> >>> David Cuetos >>> >>> Weston Rd >>> >> -- >>> 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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