ChatGPT’s screed (as supplied by Ray Shephard and commented-on by Sara Mattes) is definitely disappointing, but also no surprise. It is accurate, though incomplete.
There's been a clear trend for at least the last two decades (that I know of, but almost certainly much longer than that) in which moderate priced housing and large subdividable lots in town have been replaced (for the most part) by high end homes on 2 acre lots. This is an inevitable result of our current zoning bylaws, combined with the challenges and uncertainty any developer faces as a result of needing to go through Town meeting to attain approval of nearly any major project. …Few if any developers in Massachusetts will consider, let alone actually enter into, a Town Meeting approval process (not just Lincoln’s). They are not against the Town Meeting process per se. It’s just that they need a process that is predictable: one where if they play by the rules, their efforts and substantial investments will not be derailed at the last minute. (I would be very reluctant to subject myself to that level of risk, the current process requires - as I think anyone would be.) But, even if we claim to be friendly and supportive of development, our last minute rejection of the school project in 2012 forever cemented our reputation as a town that is too risky. Even so, historically, Lincoln has done outstandingly well in terms off creating housing that qualifies as “Affordable” on our town’s Subsidized Housing Inventory, and have done far better in this respect than all but a very few towns throughout the state. Is it “good enough”? (No, definitely not, in my opinion). Further, we have no process or mechanisms designed to encourage the creation or preservation of moderate priced housing. So (and as I was told by a member of the Planning Board years ago): if we stay the current course, Lincoln will inevitably become almost entirely high end homes and estates, with a few “Affordable” enclaves scattered throughout the town, and nothing in between. I have no indication of a lack of interest or support for more affordable housing in town. (In fact, I am certainly constantly encouraged - and even pleasantly surprised - by the amount of support we see whenever the issue comes up.) But, we don't have the structures and processes we need to influence the current trajectory - which I sometimes call “The creeping Weston-ization of Lincoln." There has been a lot of discussion (and angst) over the shape and details of enacting Zoning and Bylaws that conform to the HCA’s requirements, and rightly so: we’re trying to weave a thread through a very complex tangle of competing legacies, interests, goals, requirements, and regulations. No solution is (let alone can be) perfect - but that’s the nature of life (and especially politics). I share the concerns about creating a situation that would undercut Lincoln’s history of inclusionary zoning, or of accelerating the current trend towards ever greater economic discrimination in town. But, I think the current set of alternatives being presented will be a net positive towards the production (and conservation) of moderate and lower income housing in Lincoln. My hope is that this Saturday we select an alternative that everyone can agree is a good (albeit imperfect) one, given all the considerations and constraints that must be considered. - Allen Vander Meulen > On Nov 26, 2023, at 23:32, Sara Mattes <samat...@gmail.com> wrote: > > It is interesting and disappointing to read this. > Lincoln stood out for creating affordable housing/ mixed income housing long > before others. > Lincoln Woods, a cooperative mixed income development led the way in the > 1970s. > > Development of new types of multi- family housing, rental and home-ownership, > have continued. > Today, 40% of our housing units are multi-family, and 13% of all housing is > state- certified “affordable.” > So, I am not sure what data this report relies on. > > Certainly, most of our single family homes prices have made us > discriminatory… by income. > It would be great to come up with a program to address that. > But the HCA is not such a program. > In fact, HCA rezoning creates further economic discrimination by capping > affordability and promoting 90% of all units as “ market rate” and often > luxury. > This would undercut Lincoln’s history of inclusionary zoning, requiring all > developments offer a minimum of 15% affordable units. > > To me, that makes HCA zoning discriminatory, by Lincoln standards. > > So much for AI! > > > Sent from my iPhone > >> On Nov 26, 2023, at 10:09 PM, Ray Shepard <kathleenshep...@verizon.net> >> wrote: >> >> >> From the perspective of ChatGPT.... >> >> What towns in Massachusetts are known for exclusionary zoning? >> >> ChatGPT >> Several towns in Massachusetts have been identified for their practices of >> exclusionary zoning. These towns often use zoning laws to limit the >> development of affordable housing, resulting in a lack of diversity in >> housing types and prices. Some notable examples include: >> Weston: Known for its large lot zoning, which requires a significant amount >> of land per housing unit, making it difficult for smaller, more affordable >> homes to be built. >> Dover: Similar to Weston, Dover also employs large lot zoning, which >> effectively limits the availability of affordable housing options. >> Lincoln: This town is known for its strict zoning regulations that limit the >> types and densities of allowable housing, often pricing out lower-income >> families. >> Wellesley: Wellesley has been cited for using zoning laws to restrict the >> development of multi-family housing, which tends to be more affordable. >> Lexington: Known for its high property values and zoning practices that >> favor single-family homes, limiting more affordable housing options. >> These towns, among others in Massachusetts, often use zoning as a tool to >> maintain a certain demographic and economic status quo, leading to criticism >> regarding social equity and inclusiveness. >> >> >> On Sunday, November 26, 2023 at 09:28:56 PM EST, Sara Mattes >> <samat...@gmail.com> wrote: >> >> >> It had absolutely NOTHING to do with preventing “undesirable” people moving >> in. >> It had to do with land preservation and conservation and concern over the >> inability of the town finances to support a rapid growth in population. >> We had no commercial base, except a few small business along Rt.2A and 117. >> >> Racial and ethnic (antisemitism) was an issue a bit later-it was near >> impossible to buy a house in Lincoln if you were Black or Jewish. >> Story goes that a seller was present at the tour and always expressed >> interest in who would be the buyer. >> If a Jew managed to get a showing, the seller would take their time and then >> turn down the offer. >> If you were black, it was next to impossible to get a showing. >> I moved here in 1976, and told that was the case, even then. >> >> It had nothing to do with zoning. >> >> >> >> >> >> >> >> ------ >> Sara Mattes >> >> >> >> >>> On Nov 26, 2023, at 8:36 PM, DJCP <djcp0...@gmail.com> wrote: >>> >>> Two acre zoning was meant as a means of "control" (a word currently bandied >>> about without any shame) after WWII housing booms to prevent too much >>> housing being built and "undesirable" people moving in. Anyone who has >>> given an ounce of attention to the anti racism reckoning we are currently >>> going thru shouldn't have a problem seeing through any other rationale >>> given for such zoning. >>> >>> Diana >>> Giles Rd >>> >>> On Sun, Nov 26, 2023, 7:55 PM Sara Mattes <samat...@gmail.com >>> <mailto:samat...@gmail.com>> wrote: >>> Two acre zoning was to protect wetlands and open space and encourage land >>> conservation. >>> It bought time to allow for creative planning and development efforts. >>> I recommend reading A Rich Harvest to better understand the arc of our >>> history and the role land protection has played. >>> Also, Bob Lemire’s book, Creative Land Development has been leading light >>> not just in Lincoln, but nationally. >>> >>> There is such to be proud of and to be thankful for- for the wisdom of >>> those who did big picture thinking in the past, and made wise investments >>> to ensure most of the plans were realized. >>> The environment thanks us for the tree cover and the carbon sink our land >>> provides. >>> The environment thanks us for wetlands protection. >>> Folks in our forward-thinking affordable housing developments thank us. >>> Seniors who now have multiple housing choices for down-sizing thank us. >>> Those seeking respite from the city to walk our trails and fields thank us. >>> >>> >>> We need to build on that-move forward, and add to it-esp. with more housing >>> choices,-but to do it in cautious, thoughtful and deliberate ways. >>> >>> >>> >>> >>> >>> ------ >>> Sara Mattes >>> >>> >>> >>> >>>> On Nov 26, 2023, at 12:18 PM, Louis Zipes <louiszi...@gmail.com >>>> <mailto:louiszi...@gmail.com>> wrote: >>>> >>>> And our emergency services are quite familiar with our part of 117 since >>>> there are so many accidents due to our bucolic scenery and other >>>> historical roadways. >>>> >>>> I especially find it fascinating that Lincoln was the first town in >>>> Massachusetts to adopt two acre housing. So much history to be proud of! >>>> >>>> On Sun, Nov 26, 2023 at 12:01 PM Ken Hurd <kenh...@keha.com >>>> <mailto:kenh...@keha.com>> wrote: >>>> Sara, >>>> >>>> Your comment is very misleading. >>>> >>>> Cold Brook Crossing is not at all what one might see in Lincoln Station >>>> because of the controls that the Planning Board would have over any >>>> complex with the Site Plan Review section of Lincoln’s Zoning Bylaws that >>>> are already in place. >>>> >>>> Cold Brook Crossing is an example of Chapter 40B housing in which >>>> developers are allowed to bypass zoning when the SHI (Subsidized Housing >>>> Inventory) is under 10%. These are two different animals. >>>> >>>> I’m sorry you felt you needed to resort to such a scare tactic in this >>>> discussion. >>>> >>>> Ken Hurd >>>> >>>> Lifting the Human Spirit by Design >>>> 781-259-3300 >>>> 781-259-8900 cell >>>> www.keha.com <http://www.keha.com/> >>>> >>>> >>>> >>>> >>>>> On Nov 26, 2023, at 11:27 AM, Sara Mattes <samat...@gmail.com >>>>> <mailto:samat...@gmail.com>> wrote: >>>>> >>>>> 117 offers a lovely drive from Lincoln to Leominster, and a history >>>>> lesson as you see the landscape and the towns change as you head west. >>>>> >>>>> Nearby, is a starling lesson. >>>>> >>>>> Just past Nine Acre Corner in Concord, and over the Sudbury line, on your >>>>> right as you head west, you will see Cold Brook Crossing. >>>>> It is a new housing development, many units completed and more under >>>>> construction. >>>>> It is a model for what we might see on Lincoln, esp. at the mall. >>>>> >>>>> Take a drive and see. >>>>> Is that what we want? >>>>> You be the judge. >>>>> >>>>> ------ >>>>> Sara Mattes >>>>> >>>>> >>>>> >>>>> >>>>> -- >>>>> The LincolnTalk mailing list. >>>>> To post, send mail to Lincoln@lincolntalk.org >>>>> <mailto: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 >>>> <mailto: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 >>> <mailto: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. >> <mailto: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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