Let’s also remind our residents of other things in Option E outside of decoupling the mall from HCA.
1) Concentrates more than 50% of compliance parcels at Battle Road Farm which is essentially a non starter in terms of future Development. So zero new units there now and in the future. That is the spirit! Option C doesn’t make such a cynical deal in the first place by avoiding that area all together knowing that it is already under pressure from the airport and the environmental challenges that come along with that location. 2) Has been generated by a private group with no visibility into partners that they are working with. As to the earlier comment about the Developer behind the Commons finding this such an appealing place to build, let’s remember their justification for wanting to build in their own words: *While the Commons currently operates profitably, the expansion will provide further economies of scale by spreading operating costs over a greater number of units, which should ultimately serve to increase the financial stability of the community,”* It is almost like more units in Lincoln might also help us spread the costs of town services in the same way. On Tuesday, November 28, 2023, Karla Gravis <karlagra...@gmail.com> wrote: > "If the Town continues to make development unattractive to developers" - > makes the assumption that we have been unattractive to developers. Civico > is actively looking to work with us again, and their input is being > considered for our zoning bylaws. Like many others have posted, we have the > highest percentage of multi-family housing in the area. Oriole Landing was > opened as recently as 2020. The Commons is looking to expand. That does not > paint a situation of us being unattractive. > > The RLF has said that they will submit a plan to redevelop the mall in > March, either as part of the winning HCA option or outside of it, so it is > a valid assumption that development of the mall will happen regardless. The > issue I see is that bundling the Mall with HCA compliance muddies the > water on the topics being voted on. We are being asked to vote on something > this coming Sunday without understanding all the implications. Let's > remember that the mall acreage doesn't even count for compliance. > > Open meeting discussions point to a lot of possible concessions to private > entities (applying for grants on their behalf, in lieu fees, increasing > height restrictions to 48", quid pro quo exchange of land, reduction of > commercial space at the mall). Option E is the only one that allows all of > the pieces to be disclosed to residents with time to deliberate and > understand the various issues at play without having to vote down > compliance with the HCA in March. > > > > On Tue, Nov 28, 2023 at 5:47 AM Andy Wang <andyrw...@gmail.com> wrote: > >> >> Or...the town just doesn't include that clause from the *DRAFT* bylaw. >> >> Or...the fees are significant enough to provide suitable funds to the >> Affordable Housing Trust to support development elsewhere. >> >> Or...we understand that changes to bylaws still have to be approved at >> Town Meeting >> >> Though the inclusion of 'in lieu of' fees is still a hotly debated topic >> in general, I would contend that it's the structure of those fees that are >> more important than the inclusion of them. >> >> When drawing the conclusion that "Option E would actually be the only >> way to ensure that affordable housing will be built at the Mall", the >> assumption is being made that development in the Mall would happen >> regardless of zoning changes. If the Town continues to make development >> unattractive to developers, I would argue that 15% (or 25% or whatever) of >> 0 development, is still 0 development of ANY type of housing, affordable or >> otherwise. >> >> >> >> >> >> On Tue, Nov 28, 2023 at 5:30 AM Karla Gravis <karlagra...@gmail.com> >> wrote: >> >>> The planning board bylaws draft contemplates allowing the developer to >>> pay a fee in lieu of building any affordable units. >>> >>> Therefore, Option E would actually be the only way to ensure that >>> affordable housing will be built at the Mall. >>> >>> Please see below for screenshot of draft bylaws shared by the PB last >>> week, which showcase this fee in lieu of affordable housing. >>> >>> >>> >>> >>> >>>> ---------- Forwarded message --------- >>>> From: Louis Zipes <louiszi...@gmail.com> >>>> Date: Mon, Nov 27, 2023 at 18:59 >>>> Subject: Re: [LincolnTalk] A recommended Sunday drive >>>> To: David Cuetos <davidcue...@gmail.com> >>>> CC: Sara Mattes <samat...@gmail.com>, Lincoln Talk < >>>> lincoln@lincolntalk.org> >>>> >>>> >>>> Housing Inventory - Lincoln >>>> >>>> Lincoln has 298 units of housing, or 12.83% of total units, that are >>>> counted as ‘affordable’ by the State. This includes 120 market rate units >>>> (allowed for rental projects where at least 20% or 25% are affordable, per >>>> regulations), reducing the SHI to 8.36% if removed. Click here >>>> <https://www.rhsohousing.org/lincoln/files/lincoln-dhcd-shi-report> to >>>> see Lincoln's Subsidized Housing Inventory (SHI) report from EOHLC. >>>> >>>> https://www.rhsohousing.org/node/9293/housing-inventory >>>> SHI <> Number of available affordable units as per your link. Plan E >>>> is hopes and dreams and stalling. >>>> >>>> >>>> On Monday, November 27, 2023, David Cuetos <davidcue...@gmail.com> >>>> wrote: >>>> >>>>> There is a lot Lincoln has to be proud of when it comes to housing. We >>>>> lead our peers in providing multifamily housing and affordable housing. >>>>> All >>>>> of this was accomplished through Town Meeting, which some town elected >>>>> officials would now prefer us to relinquish. >>>>> >>>>> >>>>> https://www.mass.gov/doc/subsidized-housing-inventory/download >>>>> >>>>> ChatGPT is well aware we are leader in inclusive, sustainable housing >>>>> (take this for whatever is worth). >>>>> >>>>> >>>>> >>>>> >>>>> On Sun, 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> 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> >>>>>> 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> 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 >>>>>> >>>>>> >>>>>> >>>>>> >>>>>> On Nov 26, 2023, at 11:27 AM, Sara Mattes <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. >>>>>> Browse the archives at https://pairlist9.pair.net/mai >>>>>> lman/private/lincoln/. >>>>>> Change your subscription settings at https://pairlist9.pair.net/mai >>>>>> lman/listinfo/lincoln. >>>>>> >>>>>> >>>>>> -- >>>>>> The LincolnTalk mailing list. >>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>> Browse the archives at https://pairlist9.pair.net/mai >>>>>> lman/private/lincoln/. >>>>>> Change your subscription settings at https://pairlist9.pair.net/mai >>>>>> lman/listinfo/lincoln. >>>>>> >>>>>> >>>>>> -- >>>>>> The LincolnTalk mailing list. >>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>> Browse the archives at https://pairlist9.pair.net/mai >>>>>> lman/private/lincoln/. >>>>>> Change your subscription settings at https://pairlist9.pair.net/mai >>>>>> lman/listinfo/lincoln. >>>>>> >>>>>> >>>>>> -- >>>>>> The LincolnTalk mailing list. >>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>> Browse the archives at https://pairlist9.pair.net/mai >>>>>> lman/private/lincoln/. >>>>>> Change your subscription settings at https://pairlist9.pair.net/mai >>>>>> lman/listinfo/lincoln. >>>>>> >>>>>> -- >>>>>> The LincolnTalk mailing list. >>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>> Browse the archives at https://pairlist9.pair.net/mai >>>>>> lman/private/lincoln/. >>>>>> Change your subscription settings at https://pairlist9.pair.net/mai >>>>>> lman/listinfo/lincoln. >>>>>> >>>>>> -- >>> The LincolnTalk mailing list. >>> To post, send mail to Lincoln@lincolntalk.org. >>> Browse the archives at https://pairlist9.pair.net/mai >>> lman/private/lincoln/. >>> Change your subscription settings at https://pairlist9.pair.net/mai >>> lman/listinfo/lincoln. >>> >>>
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