[LincolnTalk] Free German alphabet wooden puzzle

[Britta Das]

Does anyone have little kids learning German? 
Wooden puzzle with one object per letter. 
Please email me for pick up. 
Vielen Dank! ;-)


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[LincolnTalk] Donations requested/will pick up

[Connie Bruce]

Lightly used winter clothing, coats and boots for all sizes are among many
items needed at The Wish Project in Chelmsford. A few friends and I are
making a big push before winter sets in to collect these items from our
neighbors and friends. We can pick up any items that can be moved by car.
Other items needed include small appliances, cookware, unused hygiene items
like shampoo, soap, toothpaste and diapers. Check out thewishproject.org
online. They do amazing work. Contact Connie at conniebruc...@gmail.com or
text me at 781-820-8568.  Thank you! This project is a 501c3 nonprofit
charity.
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Peter Buchthal]

Along similar lines, how can the town ensure commercial space stays
commercial as the new owners could easily decide to raise very high or not
renew any commercial lease in order to build more luxury residential units
by right as long as the project has unused housing units within the zoning
allotment.


Peter Buchthal
Weston Rd

On Sat, Nov 11, 2023 at 12:27 PM David Cuetos  wrote:

> How can the RLF guarantee that any particular commercial space will remain
> once they sell the land to Civico? Are they planning to include
> a requirement for a supermarket in the deed? Anything else would just be a
> "recommendation".
>
> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
> margo.fisher.mar...@gmail.com> wrote:
>
>> Hi All,
>>
>> We know that a zoning change does not “dictate” that anything be built or
>> changed, but we also know that major changes WILL happen in Lincoln, should
>> this pass. Do any of you remember many years ago when zoning changes were
>> made that impacted any changes an owner could make (as much as a bay
>> window) without ZBA approval on pre-existing non-conforming lots? Some
>> people who are pushing for the re-zoning here are the same people that
>> tried to instill the fear of “mansionisation” should we allow any changes
>> to homes on less than 2 acre lots. At town meeting, they showed pictures of
>> dense mid-rise housing from other towns to scare people into taking away
>> the rights of the pre-existing (grandfathered) non-conforming lot owners.
>> Now some of these same people are advocating for providing similar dense
>> mid-rise housing that they were adamantly opposed to. What happened to the
>> “stewards of the land?”
>>
>> Sincerely,
>>
>> Margo Martin
>>
>>
>>
>>
>>
>>
>> On Fri, Nov 10, 2023 at 5:27 PM Margaret Olson 
>> wrote:
>>
>>> Michelle Barnes from the RLF can confirm, but I believe Donelan's will
>> remain after the mall redevelopment.
>>
>> A reminder: zoning affects what the property owner has a right to do with
>> their property. It does not dictate that anything be built or changed.
>>
>> On Fri, Nov 10, 2023 at 4:38 PM Terri via Lincoln <
>> lincoln@lincolntalk.org> wrote:
>>
>>> Hi all,
>>>
>>> If I am reading  the rezoning plans correctly the  Reducition in
>>> retail includes eliminating Donelans and the  Bank.
>>>
>> Is this correct?

 Theresa K


 On Friday, November 10, 2023 at 11:25:26 AM EST, Sara Mattes <
 samat...@gmail.com> wrote:


 Is the alternative for the nation area to fill it with dense housing,
 while we are told there will be reduction in retail?
 And, that housing will only reflect the wealth gap-only 10% affordable,
 and the rest, high-end?

 What happened to the concept of a “vibrant commercial center?”
 What happened to a “walkable village?”
 What will everyone walk to as retail is reduced?
 Each other's units?

 Let us be more creative in what we can develop.
 As Ken has suggested, we have done it in the past.
 We seem to have lost our mojo.
 Let’s get it back.

 The HCA is NOT the answer.




 --
 Sara Mattes




 On Nov 10, 2023, at 10:55 AM, Ken Hurd  wrote:

 Hello LincolnTalkers,

 During the discussion on the Zoom forum hosted by the HCAWG on
 Wednesday evening, I mentioned the recently released report on the history
 of exclusionary zoning in the Boston area.  And also, for those of you who
 couldn’t stay to see it following the Wednesday morning forum at Town Hall,
 below is the link to hear the presentation sponsored by The Boston
 Foundation.

 Unless we know our history, it is known that history has a tendency to
 repeat itself. With respect to objections raised to the options offered by
 the Housing Choice Working Group, I do hope that current residents can
 follow the example of earlier Lincoln leaders from the 1970’s who worked
 with, rather than against, the 40B mandate from the state to provide more
 affordable housing.  That, and their efforts to preserve land in a way that
 could be shared with others, made Lincoln a model community that attracted
 national attention.

 With the Housing Choice Act, there is no less an opportunity to combine
 our responsibility to provide more housing in the greater Boston region
 with helping to revive the ailing Lincoln Station area.  After all, given
 our current manner of approving development around Lincoln Station and the
 fact that there has been no interest by developers in doing so for the past
 eighteen years, even with more favorable economic conditions, why should we
 expect anything different other than more empty spaces available for lease
 going forward?

 I urge us to affirm the work of the Working Group to fulfill the spirit
 of the Housing Choice Act by supporting Option C, including the rezoning o

[LincolnTalk] Looking for snow removal service

[O'Malley, Patricia J.,M.D.]

Dear community,  I am reaching out on behalf of a nest of four adjacent 
driveways looking for snow removal services on Winter Street, as our designated 
person has sadly fallen ill.  Hoping that there may be some new additions to 
the list below, which is from our last year's search.  Many thanks,  Pat 
O'Malley



Snow removal

Jesus Mayen
774-285-2903
Kathy Gimbel

George Carrette, EcoQuiet Lawn 
Care
978-341-4115
gcarre...@ecoquietlawncare.com
Joanna Schmergel

David Snow
978-973-7226
Stephen Dirrane

Dave Appleton
774-545-0563
Kimberly Phillips

Mike Egan, 

 Egan’s Forestry 
Unlimited
978-265-3189 or 603-365-4094

David Hicks
617-678-3804

Tom Aucoin
978-987-6269

David Aster, 

 Aster 
Landscaping
508-353-7360
Dan Downing

Tim 
Siok

Munroe Tree & Landscape (Lincoln)
781-259-9800

Bill Wagner
617-285-4856


The information in this e-mail is intended only for the person to whom it is 
addressed.  If you believe this e-mail was sent to you in error and the

Re: [LincolnTalk] Antisemitism

[Anne Warner]

I think it is fair to say that there are people at the extreme on not both, but all sides of the conflict in the Middle East who do want to commit genocide against another group. And, there are good and kind people on all sides who want to find a way to peace for all. Between these views there is a huge and variegated range of other views, all of which have validity in the eyes of those who hold them. Recent, not so recent, and even ancient history in that region is full of conflict and “justifications” for the extremists, and there is also reason for deep fear among both peace-loving Jews and well as peace-loving Palestinians.  We must take the time to listen deeply and understand all sides before we judge or take a position. For those who have yet to understand the view of moderate Palestinians who themselves condemn Hamas, I recommend the website jerusalemstory.com which provides a highly factual explanation and recitation of recent history from the Palestinian vantage point. Because of the atrocities of WWII, we are all at least familiar at a rudimentary level with events that illustrate the horrors that have been visited in Jews, although we can and should always be learning more. And, because of this history, we must continue to stand strong with Israel. However, Israel - of all the countries in the world - has an obligation not to treat others as it has been treated, and we must continue to counsel that approach. Suffice it to say this is a very, very, VERY complicated situation. There are so many viewpoints that it is impossible to fully understand all of them. My heart goes out every day to everyone who is directly suffering as a result of the ongoing conflict. - Sent from iPhone. Typed by thumb. Excuse misspellings! On Nov 11, 2023, at 12:27 PM, Forest Brown  wrote:Thank you to the many people who privately thanked me for my courage to speak the truth. I’m overwhelmed with gratitude for the support and not surprised it was all done privately, and that only naysayers responded publicly. This demonstrates a symptom of the very issues at hand that began this conversation in the first place. Even in a town like Lincoln, Jews and Jewish supporters still feel very afraid to be exposed and speak out against antisemitism and false accusations.On Nov 9, 2023, at 2:11 PM, Forest Brown  wrote:Firstly, I have compassion for your personal experience and am sorry that you’re hurting.That being said, you are spreading dangerous propaganda and I’m asking you to please stop.You have used the word “genocide” incorrectly. Genocide is by definition intentional ethnic cleansing: the deliberate killing of a large number of people from a particular nation or ethnic group with the aim of destroying that nation or group."a campaign of genocide" Hamas is trying to inflict ethnic cleansing. Israel is defending itself with the intention to spare as many casualties as possible while successfully completing the mission to wipe out terrorists. It is Israel’s responsibility to protect their citizens from genocide. No level-headed person desires war or death of any innocent people. We in the west have been sheltered from was war looks like. There was a ceasefire on October 6. Hamas who was elected by the Palestinians inflicted TERRORISM. If Hamas is not eliminated there will be MORE civilian deaths in total on both sides. If you expand the reach of your news sources you’ll see Hamas is responsible for many of those Palestinians deaths.I encourage you to educate yourself about the history of Israel and this conflict, and not use incorrect verbiage that can cause communities their lives. This lie that Israel is committing genocide is causing the rise of antisemitism globally right now.Spreading misinformation is an irresponsible.For those who wish to explore this topic, I’ll include a link to a 2 minute reel/video that is simple and easy to follow, as well as a post that includes  references and is fact-checked to explain how misinformation is spreading through the media, and by Hamas.Propoganda break down - Google Drivedrive.google.comOn Nov 9, 2023, at 9:12 AM, Forest Brown  wrote:This is dangerous propaganda.You have used genocide incorrectly and that is dangerous. Genocide is by definition ethnic cleansing. Hamas is enforcing ethnic cleansing. It is Israel’s responsibility to its civilians to protect them from genocide. No level headed person desires war or death of any innocent people. We in the west have been sheltered from was war looks like. You’re right. This isn’t a normal war. There was a ceasefire on October 6. Hamas who was elected by the Palestinians inflicted TERRORISM. If Hamas is not eliminated there will be MORE civilian deaths in total on both sides. If you round out your news sources you’ll see Hamas is responsible for many of those Palestinians deaths.I encourage you to educate yourself about the history of Israel and this conflict, and not use incorrect verbiage that can cause communities their lives.Spread

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[DJCP]

The best way to make sure commercial stays commercial is to make the
businesses viable and the best way to do that is to make sure there are
people shopping there. Sorry but people from other towns are not flocking
to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
been here 5 years and have noticed the string of restaurants that have
tried to fill the ONE space. Whether we make any changes there's no
guarantee these businesses will stick around. That's capitalism folks. But
we can help by AT LEAST zoning for more housing in the area.

Diana
Giles Rd

On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:

> Along similar lines, how can the town ensure commercial space stays
> commercial as the new owners could easily decide to raise very high or not
> renew any commercial lease in order to build more luxury residential units
> by right as long as the project has unused housing units within the zoning
> allotment.
>
>
> Peter Buchthal
> Weston Rd
>
> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
> wrote:
>
>> How can the RLF guarantee that any particular commercial space will
>> remain once they sell the land to Civico? Are they planning to include
>> a requirement for a supermarket in the deed? Anything else would just be a
>> "recommendation".
>>
>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>> margo.fisher.mar...@gmail.com> wrote:
>>
>>> Hi All,
>>>
>>> We know that a zoning change does not “dictate” that anything be built
>>> or changed, but we also know that major changes WILL happen in Lincoln,
>>> should this pass. Do any of you remember many years ago when zoning changes
>>> were made that impacted any changes an owner could make (as much as a bay
>>> window) without ZBA approval on pre-existing non-conforming lots? Some
>>> people who are pushing for the re-zoning here are the same people that
>>> tried to instill the fear of “mansionisation” should we allow any changes
>>> to homes on less than 2 acre lots. At town meeting, they showed pictures of
>>> dense mid-rise housing from other towns to scare people into taking away
>>> the rights of the pre-existing (grandfathered) non-conforming lot owners.
>>> Now some of these same people are advocating for providing similar dense
>>> mid-rise housing that they were adamantly opposed to. What happened to the
>>> “stewards of the land?”
>>>
>>> Sincerely,
>>>
>>> Margo Martin
>>>
>>>
>>>
>>>
>>>
>>>
>>> On Fri, Nov 10, 2023 at 5:27 PM Margaret Olson 
>>> wrote:
>>>
 Michelle Barnes from the RLF can confirm, but I believe Donelan's will
>>> remain after the mall redevelopment.
>>>
>>> A reminder: zoning affects what the property owner has a right to do
>>> with their property. It does not dictate that anything be built or changed.
>>>
>>> On Fri, Nov 10, 2023 at 4:38 PM Terri via Lincoln <
>>> lincoln@lincolntalk.org> wrote:
>>>
 Hi all,

 If I am reading  the rezoning plans correctly the  Reducition in
 retail includes eliminating Donelans and the  Bank.

>>> Is this correct?
>
> Theresa K
>
>
> On Friday, November 10, 2023 at 11:25:26 AM EST, Sara Mattes <
> samat...@gmail.com> wrote:
>
>
> Is the alternative for the nation area to fill it with dense housing,
> while we are told there will be reduction in retail?
> And, that housing will only reflect the wealth gap-only 10%
> affordable, and the rest, high-end?
>
> What happened to the concept of a “vibrant commercial center?”
> What happened to a “walkable village?”
> What will everyone walk to as retail is reduced?
> Each other's units?
>
> Let us be more creative in what we can develop.
> As Ken has suggested, we have done it in the past.
> We seem to have lost our mojo.
> Let’s get it back.
>
> The HCA is NOT the answer.
>
>
>
>
> --
> Sara Mattes
>
>
>
>
> On Nov 10, 2023, at 10:55 AM, Ken Hurd  wrote:
>
> Hello LincolnTalkers,
>
> During the discussion on the Zoom forum hosted by the HCAWG on
> Wednesday evening, I mentioned the recently released report on the history
> of exclusionary zoning in the Boston area.  And also, for those of you who
> couldn’t stay to see it following the Wednesday morning forum at Town 
> Hall,
> below is the link to hear the presentation sponsored by The Boston
> Foundation.
>
> Unless we know our history, it is known that history has a tendency to
> repeat itself. With respect to objections raised to the options offered by
> the Housing Choice Working Group, I do hope that current residents can
> follow the example of earlier Lincoln leaders from the 1970’s who worked
> with, rather than against, the 40B mandate from the state to provide more
> affordable housing.  That, and their efforts to preserve land in a way 
> that
> could be shared with others, made Lincoln a model community that att

[LincolnTalk] 15 Units per Acre - Part 5: "More Time, More Options" please

[Robert Ahlert]

Hi all -

As of this morning, I believe there is still no option being added to the
Dec 2nd Ranked Choice Survey on the HCA for "More Time, More Options" or
"None of the Above"

Please email the Selects and HCAWG as well as talk to your friends and
neighbors about your concerns with the Options put forward by the HCAWG.

Also, please visit our website for updated E alternatives.  It provides
some examples of what we believe would also comply, just with a different
set of strategies.

https://sites.google.com/lincolnresidentsforhousingalternatives.org/info/a-fairer-approach

[image: image.png]

Rob Ahlert (not the spokesperson, just a member)
185 Lincoln Rd, Lincoln, MA 01773
-- 
*Robert Ahlert* | *781.738.1069* | robahl...@gmail.com
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Re: [LincolnTalk] Free German alphabet wooden puzzle

[Stephanie Smoot]

Britta, if you haven’t already, contact the Boylston Schul Verein in
Westwood. Conveniently, they teach German at Saturday School for kids of
all ages at Lexington Middle School and have annual book/puzzles sale.
Stephanie

On Sun, Nov 12, 2023 at 6:13 AM Britta Das  wrote:

> Does anyone have little kids learning German?
> Wooden puzzle with one object per letter.
> Please email me for pick up.
> Vielen Dank! ;-)
>
>
> Please excuse mobile brevity and thumb induced typos!--
> 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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[LincolnTalk] FS candle holders

[Carol Ryan]

1 box set of 6 , 4 in bronze $30
1 box set of 6, 4 in pewter  $30
Carol 781-698-9436



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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Karla Gravis]

I want to emphasize that the Mall is currently a profitable concern.The RLF
disclosed a rental profit of $164,571 in 2022. Details here
.
However, if we rezone it by right, Civico would get to decide what mix of
commercial and residential to build. As a private enterprise, they will
choose to build whatever leads to the highest profits, which we know is
residential. Ms. Barnes mentioned that commercial space will be reduced
during the forum on Wednesday. We have no guarantees that Civico would
maintain Donelan's or any of the existing commercial space. This outcome
would be at odds with our goal of supporting our commercial center and
reducing the town's carbon footprint. This is one of the reasons why it is
so important that the Mall redevelopment goes through Town Meeting.

It is also important to puncture the myth that building units at Lincoln
Station would do much to boost the commercial prospects of the area:

   - The Planning Board released a Lincoln Station Planning Study in 2014.
   The study concluded that each 100 units added would only support 2,500 sq
   ft of space. For reference, Donelan's footprint is 20,387 sq ft. Study
   here
   

   - 2,500 sq ft of commercial space per 100 units is probably a very
   optimistic number. The Study assumed that the leakage (% of convenience
   buys by residents that happen outside of Lincoln Station) would come down
   from 80% to 50%. If we use the actual 80% leakage, those 100 units would
   only support 1,000 sq ft of space.
   - In all likelihood the leakage is actually higher than 80% today given
   the increased penetration of online sales in the nine years elapsed.





From: DJCP 
> Date: Sun, Nov 12, 2023 at 08:14
> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
> Report-the HAC will make us even more exclusive.
> To: Listserv Listserv 
>
>
> The best way to make sure commercial stays commercial is to make the
> businesses viable and the best way to do that is to make sure there are
> people shopping there. Sorry but people from other towns are not flocking
> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
> been here 5 years and have noticed the string of restaurants that have
> tried to fill the ONE space. Whether we make any changes there's no
> guarantee these businesses will stick around. That's capitalism folks. But
> we can help by AT LEAST zoning for more housing in the area.
>
> Diana
> Giles Rd
>
> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>
>> Along similar lines, how can the town ensure commercial space stays
>> commercial as the new owners could easily decide to raise very high or not
>> renew any commercial lease in order to build more luxury residential units
>> by right as long as the project has unused housing units within the zoning
>> allotment.
>>
>>
>> Peter Buchthal
>> Weston Rd
>>
>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>> wrote:
>>
>>> How can the RLF guarantee that any particular commercial space will
>>> remain once they sell the land to Civico? Are they planning to include
>>> a requirement for a supermarket in the deed? Anything else would just be a
>>> "recommendation".
>>>
>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>>> margo.fisher.mar...@gmail.com> wrote:
>>>
 Hi All,

 We know that a zoning change does not “dictate” that anything be built
 or changed, but we also know that major changes WILL happen in Lincoln,
 should this pass. Do any of you remember many years ago when zoning changes
 were made that impacted any changes an owner could make (as much as a bay
 window) without ZBA approval on pre-existing non-conforming lots? Some
 people who are pushing for the re-zoning here are the same people that
 tried to instill the fear of “mansionisation” should we allow any changes
 to homes on less than 2 acre lots. At town meeting, they showed pictures of
 dense mid-rise housing from other towns to scare people into taking away
 the rights of the pre-existing (grandfathered) non-conforming lot owners.
 Now some of these same people are advocating for providing similar dense
 mid-rise housing that they were adamantly opposed to. What happened to the
 “stewards of the land?”

 Sincerely,

 Margo Martin






 On Fri, Nov 10, 2023 at 5:27 PM Margaret Olson 
 wrote:

> Michelle Barnes from the RLF can confirm, but I believe Donelan's will
 remain after the mall redevelopment.

 A reminder: zoning affects what the property owner has a right to do
 with their property. It does not dictate that anything be built or changed.

 On Fri, Nov 10, 2023 at 4:38 PM Terri via Lincoln <
 lincoln@lincolntalk.org> wrote:
>>>

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[DJCP]

First, I did not say I wanted people from other towns flocking here.  I
said the opposite.

Second, I would love to maintain the rural character of Lincoln, too, but
the fact is we have a severe housing shortage not just in Massachusetts but
across the country. Families who work full time, multiple jobs cannot
afford apartments, much less condos or homes.  There are people looking to
step into home ownership who can't because they are priced out.  The
Massachusetts shelter system is full, not just from refugees and
immigrants, but from people who cannot find housing, no matter how much
assistance they have.  So, yes, even luxury condos would help.  (Though I
see the town's commendable track record of negotiating a higher level of
affordable housing and trust them to continue to do the same.)  But it is
also true that Lincoln's exclusionary zoning - which has maintained the
rural character we love - has contributed to the housing crisis.   Lastly,
I would love more taxpayers to come to town because in the end I am also a
capitalist and would like to see my taxes go down.  So I can buy berries
for my kids with abandon.

Diana
Giles Rd

On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe  wrote:

> Why on earth would we want people from other towns flocking to Lincoln for
> their groceries?? The beauty of Lincoln's current commercial area is it
> provides just what the town needs, and not more. This is an environmentally
> sound model, if not one for thriving capitalism. Lincoln's affordable
> housing can be expanded without giving up control to developers.
>
> Many people move to Lincoln specifically to avoid the traffic and
> commercial pressures that are evident in neighboring towns, once
> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
> preserved over the decades by careful planning and zoning.
>
>  As an example of developer-friendly zoning, Lexington has long had
> commercial zoning in the center, yet there are empty storefronts and over a
> dozen random banks. There are only two restaurants that have lasted over
> the years, dozens have shuttered. Zoning for the benefit of developers
> doesn't guarantee businesses will come, or stay. Belmont is also struggling
> with empty storefronts, it is happening across the region. Developers come
> and go, but residents are left with the developers' decisions, rarely based
> on the long term goals of the town. This is not a good model for Lincoln.
> If Lincoln cedes control to developers, it is in perpetuity, it can't be
> reversed.
>
> Many in town hope that the working group of the HCA ruling will slow the
> process, take the necessary time to address the concerns of the
> townspeople, and allow alternative choices on the ballot.
>
> Gail O'Keefe
>
>
>
> On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:
>
>> The best way to make sure commercial stays commercial is to make the
>> businesses viable and the best way to do that is to make sure there are
>> people shopping there. Sorry but people from other towns are not flocking
>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>> been here 5 years and have noticed the string of restaurants that have
>> tried to fill the ONE space. Whether we make any changes there's no
>> guarantee these businesses will stick around. That's capitalism folks. But
>> we can help by AT LEAST zoning for more housing in the area.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>>
>>> Along similar lines, how can the town ensure commercial space stays
>>> commercial as the new owners could easily decide to raise very high or not
>>> renew any commercial lease in order to build more luxury residential units
>>> by right as long as the project has unused housing units within the zoning
>>> allotment.
>>>
>>>
>>> Peter Buchthal
>>> Weston Rd
>>>
>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>>> wrote:
>>>
 How can the RLF guarantee that any particular commercial space will
 remain once they sell the land to Civico? Are they planning to include
 a requirement for a supermarket in the deed? Anything else would just be a
 "recommendation".

 On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
 margo.fisher.mar...@gmail.com> wrote:

> Hi All,
>
> We know that a zoning change does not “dictate” that anything be built
> or changed, but we also know that major changes WILL happen in Lincoln,
> should this pass. Do any of you remember many years ago when zoning 
> changes
> were made that impacted any changes an owner could make (as much as a bay
> window) without ZBA approval on pre-existing non-conforming lots? Some
> people who are pushing for the re-zoning here are the same people that
> tried to instill the fear of “mansionisation” should we allow any changes
> to homes on less than 2 acre lots. At town meeting, they showed pictures 
> of
> dense mid-rise housing from other town

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Margaret Olson]

We have no guarantees that the RLF will maintain Donelan's either. If
Donelan's is not sufficiently profitable they will leave, and the RLF may
or may not be willing and able to set their rent at a level that keeps them
profitable.

A note on the 2014 study: much of the research on the impact of the train
was conducted at noon on a public holiday.

On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis  wrote:

> I want to emphasize that the Mall is currently a profitable concern.The
> RLF disclosed a rental profit of $164,571 in 2022. Details here
> .
> However, if we rezone it by right, Civico would get to decide what mix of
> commercial and residential to build. As a private enterprise, they will
> choose to build whatever leads to the highest profits, which we know is
> residential. Ms. Barnes mentioned that commercial space will be reduced
> during the forum on Wednesday. We have no guarantees that Civico would
> maintain Donelan's or any of the existing commercial space. This outcome
> would be at odds with our goal of supporting our commercial center and
> reducing the town's carbon footprint. This is one of the reasons why it is
> so important that the Mall redevelopment goes through Town Meeting.
>
> It is also important to puncture the myth that building units at Lincoln
> Station would do much to boost the commercial prospects of the area:
>
>- The Planning Board released a Lincoln Station Planning Study in
>2014. The study concluded that each 100 units added would only support
>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>Study  here
>
> 
>- 2,500 sq ft of commercial space per 100 units is probably a very
>optimistic number. The Study assumed that the leakage (% of convenience
>buys by residents that happen outside of Lincoln Station) would come down
>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>only support 1,000 sq ft of space.
>- In all likelihood the leakage is actually higher than 80% today
>given the increased penetration of online sales in the nine years elapsed.
>
>
>
>
>
> From: DJCP 
>> Date: Sun, Nov 12, 2023 at 08:14
>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>> Report-the HAC will make us even more exclusive.
>> To: Listserv Listserv 
>>
>>
>> The best way to make sure commercial stays commercial is to make the
>> businesses viable and the best way to do that is to make sure there are
>> people shopping there. Sorry but people from other towns are not flocking
>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>> been here 5 years and have noticed the string of restaurants that have
>> tried to fill the ONE space. Whether we make any changes there's no
>> guarantee these businesses will stick around. That's capitalism folks. But
>> we can help by AT LEAST zoning for more housing in the area.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>>
>>> Along similar lines, how can the town ensure commercial space stays
>>> commercial as the new owners could easily decide to raise very high or not
>>> renew any commercial lease in order to build more luxury residential units
>>> by right as long as the project has unused housing units within the zoning
>>> allotment.
>>>
>>>
>>> Peter Buchthal
>>> Weston Rd
>>>
>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>>> wrote:
>>>
 How can the RLF guarantee that any particular commercial space will
 remain once they sell the land to Civico? Are they planning to include
 a requirement for a supermarket in the deed? Anything else would just be a
 "recommendation".

 On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
 margo.fisher.mar...@gmail.com> wrote:

> Hi All,
>
> We know that a zoning change does not “dictate” that anything be built
> or changed, but we also know that major changes WILL happen in Lincoln,
> should this pass. Do any of you remember many years ago when zoning 
> changes
> were made that impacted any changes an owner could make (as much as a bay
> window) without ZBA approval on pre-existing non-conforming lots? Some
> people who are pushing for the re-zoning here are the same people that
> tried to instill the fear of “mansionisation” should we allow any changes
> to homes on less than 2 acre lots. At town meeting, they showed pictures 
> of
> dense mid-rise housing from other towns to scare people into taking away
> the rights of the pre-existing (grandfathered) non-conforming lot owners.
> Now some of these same people are advocating for providing similar dense
> mid-rise housing that they were adamantly opposed to. What happened to the
> “stewards

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[melinda bruno-smith]

I too thought the town was interested in developing or at least maintaining its 
commercial center.
Sent from my iPhone
Melinda Bruno-Smith




On Nov 12, 2023, at 10:44 AM, Margaret Olson  wrote:


We have no guarantees that the RLF will maintain Donelan's either. If Donelan's 
is not sufficiently profitable they will leave, and the RLF may or may not be 
willing and able to set their rent at a level that keeps them profitable.

A note on the 2014 study: much of the research on the impact of the train was 
conducted at noon on a public holiday.

On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
mailto:karlagra...@gmail.com>> wrote:
I want to emphasize that the Mall is currently a profitable concern.The RLF 
disclosed a rental profit of $164,571 in 2022. Details 
here.
 However, if we rezone it by right, Civico would get to decide what mix of 
commercial and residential to build. As a private enterprise, they will choose 
to build whatever leads to the highest profits, which we know is residential. 
Ms. Barnes mentioned that commercial space will be reduced during the forum on 
Wednesday. We have no guarantees that Civico would maintain Donelan's or any of 
the existing commercial space. This outcome would be at odds with our goal of 
supporting our commercial center and reducing the town's carbon footprint. This 
is one of the reasons why it is so important that the Mall redevelopment goes 
through Town Meeting.

It is also important to puncture the myth that building units at Lincoln 
Station would do much to boost the commercial prospects of the area:

  *   The Planning Board released a Lincoln Station Planning Study in 2014. The 
study concluded that each 100 units added would only support 2,500 sq ft of 
space. For reference, Donelan's footprint is 20,387 sq ft. Study  
here
  *   2,500 sq ft of commercial space per 100 units is probably a very 
optimistic number. The Study assumed that the leakage (% of convenience buys by 
residents that happen outside of Lincoln Station) would come down from 80% to 
50%. If we use the actual 80% leakage, those 100 units would only support 1,000 
sq ft of space.
  *   In all likelihood the leakage is actually higher than 80% today given the 
increased penetration of online sales in the nine years elapsed.




From: DJCP mailto:djcp0...@gmail.com>>
Date: Sun, Nov 12, 2023 at 08:14
Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning 
Report-the HAC will make us even more exclusive.
To: Listserv Listserv mailto:lincoln@lincolntalk.org>>


The best way to make sure commercial stays commercial is to make the businesses 
viable and the best way to do that is to make sure there are people shopping 
there. Sorry but people from other towns are not flocking to Lincoln to buy $10 
pints of strawberries from Donelans. And I've only been here 5 years and have 
noticed the string of restaurants that have tried to fill the ONE space. 
Whether we make any changes there's no guarantee these businesses will stick 
around. That's capitalism folks. But we can help by AT LEAST zoning for more 
housing in the area.

Diana
Giles Rd

On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
mailto:pbucht...@gmail.com>> wrote:
Along similar lines, how can the town ensure commercial space stays commercial 
as the new owners could easily decide to raise very high or not renew any 
commercial lease in order to build more luxury residential units by right as 
long as the project has unused housing units within the zoning allotment.


Peter Buchthal
Weston Rd

On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
mailto:davidcue...@gmail.com>> wrote:
How can the RLF guarantee that any particular commercial space will remain once 
they sell the land to Civico? Are they planning to include a requirement for a 
supermarket in the deed? Anything else would just be a "recommendation".

On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin 
mailto:margo.fisher.mar...@gmail.com>> wrote:
Hi All,

We know that a zoning change does not “dictate” that anything be built or 
changed, but we also know that major changes WILL happen in Lincoln, should 
this pass. Do any of you remember many years ago when zoning changes were made 
that impacted any changes an owner could make (as much as a bay window) without 
ZBA approval on pre-existing non-conforming lots? Some people who are pushing 
for the re-zoning here are the same people that tried to instill the fear of 
“mansionisation” should we allow any changes to homes on less than 2 acre lots. 
At town meeting, they showed pictures of dense mid-rise housing from other 
towns to scare people into taking away the rights of the pre-existing 
(grandfathered) non-conforming lot owners. Now some of these same people are 
advocating for providing similar dense mid-rise housing tha

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[DJCP]

The town has been working on this for 18 months. Diffuse options were
considered, but the overwhelming voices back when the options were being
first formulated said to concentrate everything in town center.  And I am
willing to bet that is still true.  To me, it seems that a small but vocal
group of people are speaking up now.  But we need to vote to comply with
the HCA in short order.  That is why this process started over a year ago!
As it is, this is just a zoning change, and there are no guarantees
anything will be built.  But it's still more than thoughts and prayers to
fix the housing (and climate) crisis.

Diana
Giles Rd

On Sun, Nov 12, 2023 at 10:41 AM Bijoy Misra  wrote:

> Everyone is sympathetic to housing and new people.  The issue is
> where to build.  The overwhelming voice is to exclude the Lincoln
> station area until a full analysis is done.  Congestion, transport
> and environment are the issues.  Hence the appeal is for distributed
> housing.  To sell the Lincoln station area for residential development
> without analysis would be suicidal for the town.  I am speaking on behalf
> of many who wish to live here and develop the town wholesome
> retaining its character.
> Best regards,
> Bijoy Misra
>
> On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:
>
>> First, I did not say I wanted people from other towns flocking here.  I
>> said the opposite.
>>
>> Second, I would love to maintain the rural character of Lincoln, too, but
>> the fact is we have a severe housing shortage not just in Massachusetts but
>> across the country. Families who work full time, multiple jobs cannot
>> afford apartments, much less condos or homes.  There are people looking to
>> step into home ownership who can't because they are priced out.  The
>> Massachusetts shelter system is full, not just from refugees and
>> immigrants, but from people who cannot find housing, no matter how much
>> assistance they have.  So, yes, even luxury condos would help.  (Though I
>> see the town's commendable track record of negotiating a higher level of
>> affordable housing and trust them to continue to do the same.)  But it is
>> also true that Lincoln's exclusionary zoning - which has maintained the
>> rural character we love - has contributed to the housing crisis.   Lastly,
>> I would love more taxpayers to come to town because in the end I am also a
>> capitalist and would like to see my taxes go down.  So I can buy berries
>> for my kids with abandon.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe 
>> wrote:
>>
>>> Why on earth would we want people from other towns flocking to Lincoln
>>> for their groceries?? The beauty of Lincoln's current commercial area is it
>>> provides just what the town needs, and not more. This is an environmentally
>>> sound model, if not one for thriving capitalism. Lincoln's affordable
>>> housing can be expanded without giving up control to developers.
>>>
>>> Many people move to Lincoln specifically to avoid the traffic and
>>> commercial pressures that are evident in neighboring towns, once
>>> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
>>> preserved over the decades by careful planning and zoning.
>>>
>>>  As an example of developer-friendly zoning, Lexington has long had
>>> commercial zoning in the center, yet there are empty storefronts and over a
>>> dozen random banks. There are only two restaurants that have lasted over
>>> the years, dozens have shuttered. Zoning for the benefit of developers
>>> doesn't guarantee businesses will come, or stay. Belmont is also struggling
>>> with empty storefronts, it is happening across the region. Developers come
>>> and go, but residents are left with the developers' decisions, rarely based
>>> on the long term goals of the town. This is not a good model for Lincoln.
>>> If Lincoln cedes control to developers, it is in perpetuity, it can't be
>>> reversed.
>>>
>>> Many in town hope that the working group of the HCA ruling will slow the
>>> process, take the necessary time to address the concerns of the
>>> townspeople, and allow alternative choices on the ballot.
>>>
>>> Gail O'Keefe
>>>
>>>
>>>
>>> On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:
>>>
 The best way to make sure commercial stays commercial is to make the
 businesses viable and the best way to do that is to make sure there are
 people shopping there. Sorry but people from other towns are not flocking
 to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
 been here 5 years and have noticed the string of restaurants that have
 tried to fill the ONE space. Whether we make any changes there's no
 guarantee these businesses will stick around. That's capitalism folks. But
 we can help by AT LEAST zoning for more housing in the area.

 Diana
 Giles Rd

 On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
 wrote:

> Along similar lines, how can the town ensure comm

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Karla Gravis]

I thought the premise of locating 100% of rezoned units around the train
station and giving away our town meeting negotiating power was to "support
and maintain our small commercial center" and "promote decarbonization
and climate
change adaptation by rezoning near transportation and amenities.

But we are now being told that the plans for the mall will reduce
commercial space and that we may not even be able to keep Donelan's. So why
do we insist on putting all rezoned housing into the same spot where there
are likely to be fewer amenities in the future? The train schedule is
limited and unreliable enough that it is naive to think people will take
the train to do a grocery run. It sounds like a situation where the cure is
worse than the disease.

*It is not true that much of the study was conducted at noon on a public
holiday.* The consulting team conducted field studies across 8 days, none
of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
May 8, 2013. Page 25 of the study).

https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal




On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
melindabr...@hotmail.com> wrote:

> I too thought the town was interested in developing or at least
> maintaining its commercial center.
> Sent from my iPhone
> Melinda Bruno-Smith
>
> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
> wrote:
> 
> We have no guarantees that the RLF will maintain Donelan's either. If
> Donelan's is not sufficiently profitable they will leave, and the RLF may
> or may not be willing and able to set their rent at a level that keeps them
> profitable.
>
> A note on the 2014 study: much of the research on the impact of the train
> was conducted at noon on a public holiday.
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable concern.The
>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>> .
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that Civico
>> would maintain Donelan's or any of the existing commercial space. This
>> outcome would be at odds with our goal of supporting our commercial center
>> and reducing the town's carbon footprint. This is one of the reasons why it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at Lincoln
>> Station would do much to boost the commercial prospects of the area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> 
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>- In all likelihood the leakage is actually higher than 80% today
>>given the increased penetration of online sales in the nine years elapsed.
>>
>>
>>
>>
>>
>> From: DJCP 
>>> Date: Sun, Nov 12, 2023 at 08:14
>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>> Report-the HAC will make us even more exclusive.
>>> To: Listserv Listserv 
>>>
>>>
>>> The best way to make sure commercial stays commercial is to make the
>>> businesses viable and the best way to do that is to make sure there are
>>> people shopping there. Sorry but people from other towns are not flocking
>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>> been here 5 years and have noticed the string of restaurants that have
>>> tried to fill the ONE space. Whether we make any changes there's no
>>> guarantee these businesses will stick around. That's capitalism folks. But
>>> we can help by AT LEAST zoning for more housing in the area.
>>>
>>> Diana
>>> Giles Rd
>>>
>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>> wrote:
>>>
 Along similar lines, how can the town ensure commercial space stays
 commercial as the new owners could easily decide to raise very high or not
 renew any commercial lease in order to build more luxury residential units
 by right as long as the project has unused housing units within

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Margaret Olson]

In commenting on the survey I was referring only to the impact of the train
on retail. I was on the planning board at the time and asked the consultant
for details. I was not happy with the answers.

On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis  wrote:

> I thought the premise of locating 100% of rezoned units around the train
> station and giving away our town meeting negotiating power was to "support
> and maintain our small commercial center" and "promote decarbonization
> and climate change adaptation by rezoning near transportation and
> amenities.
>
> But we are now being told that the plans for the mall will reduce
> commercial space and that we may not even be able to keep Donelan's. So why
> do we insist on putting all rezoned housing into the same spot where there
> are likely to be fewer amenities in the future? The train schedule is
> limited and unreliable enough that it is naive to think people will take
> the train to do a grocery run. It sounds like a situation where the cure is
> worse than the disease.
>
> *It is not true that much of the study was conducted at noon on a public
> holiday.* The consulting team conducted field studies across 8 days, none
> of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
> May 8, 2013. Page 25 of the study).
>
>
> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>
>
>
>
> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
> melindabr...@hotmail.com> wrote:
>
>> I too thought the town was interested in developing or at least
>> maintaining its commercial center.
>> Sent from my iPhone
>> Melinda Bruno-Smith
>>
>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>> wrote:
>> 
>> We have no guarantees that the RLF will maintain Donelan's either. If
>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>> or may not be willing and able to set their rent at a level that keeps them
>> profitable.
>>
>> A note on the 2014 study: much of the research on the impact of the train
>> was conducted at noon on a public holiday.
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>>
>>>
>>>
>>>
>>> From: DJCP 
 Date: Sun, Nov 12, 2023 at 08:14
 Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
 Report-the HAC will make us even more exclusive.
 To: Listserv Listserv 


 The best way to make sure commercial stays commercial is to make the
 businesses viable and the best way to do that is to make sure there are
 people shopping there. Sorry but people from other towns are not flocking
 to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
 been here 5 years and have noticed the string of restaurants that have
 tried to fill the ONE space. Whether we make any changes there's no
 guarantee these businesses will stick around. That's capitalism folks. But
 we can help by AT LEAST zoning for more housing in the area.

 Diana

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[ٍSarah Postlethwait]

Are you saying that the survey and report are not accurate?

None of the days listed in the survey are a public holiday.

April 12, 13, 16, 17, 24, 27, and 29, and May 8, 2013

The only public holiday around that time is Patriots day, April 15, which
was not a day listed.



On Sun, Nov 12, 2023 at 11:12 AM Margaret Olson 
wrote:

> In commenting on the survey I was referring only to the impact of the
> train on retail. I was on the planning board at the time and asked the
> consultant for details. I was not happy with the answers.
>
> On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis 
> wrote:
>
>> I thought the premise of locating 100% of rezoned units around the train
>> station and giving away our town meeting negotiating power was to "support
>> and maintain our small commercial center" and "promote decarbonization
>> and climate change adaptation by rezoning near transportation and
>> amenities.
>>
>> But we are now being told that the plans for the mall will reduce
>> commercial space and that we may not even be able to keep Donelan's. So why
>> do we insist on putting all rezoned housing into the same spot where there
>> are likely to be fewer amenities in the future? The train schedule is
>> limited and unreliable enough that it is naive to think people will take
>> the train to do a grocery run. It sounds like a situation where the cure is
>> worse than the disease.
>>
>> *It is not true that much of the study was conducted at noon on a public
>> holiday.* The consulting team conducted field studies across 8 days,
>> none of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29,
>> and May 8, 2013. Page 25 of the study).
>>
>>
>> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>>
>>
>>
>>
>> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
>> melindabr...@hotmail.com> wrote:
>>
>>> I too thought the town was interested in developing or at least
>>> maintaining its commercial center.
>>> Sent from my iPhone
>>> Melinda Bruno-Smith
>>>
>>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>>> wrote:
>>> 
>>> We have no guarantees that the RLF will maintain Donelan's either. If
>>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>>> or may not be willing and able to set their rent at a level that keeps them
>>> profitable.
>>>
>>> A note on the 2014 study: much of the research on the impact of the
>>> train was conducted at noon on a public holiday.
>>>
>>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>>> wrote:
>>>
 I want to emphasize that the Mall is currently a profitable
 concern.The RLF disclosed a rental profit of $164,571 in 2022. Details
 here
 .
 However, if we rezone it by right, Civico would get to decide what
 mix of commercial and residential to build. As a private enterprise, they
 will choose to build whatever leads to the highest profits, which we know
 is residential. Ms. Barnes mentioned that commercial space will be
 reduced during the forum on Wednesday. We have no guarantees that
 Civico would maintain Donelan's or any of the existing commercial space. 
 This
 outcome would be at odds with our goal of supporting our commercial center
 and reducing the town's carbon footprint. This is one of the reasons why it
 is so important that the Mall redevelopment goes through Town Meeting.

 It is also important to puncture the myth that building units at
 Lincoln Station would do much to boost the commercial prospects of the 
 area:

- The Planning Board released a Lincoln Station Planning Study in
2014. The study concluded that each 100 units added would only support
2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
 ft.
Study  here

 
- 2,500 sq ft of commercial space per 100 units is probably a very
optimistic number. The Study assumed that the leakage (% of convenience
buys by residents that happen outside of Lincoln Station) would come 
 down
from 80% to 50%. If we use the actual 80% leakage, those 100 units would
only support 1,000 sq ft of space.
- In all likelihood the leakage is actually higher than 80% today
given the increased penetration of online sales in the nine years 
 elapsed.





 From: DJCP 
> Date: Sun, Nov 12, 2023 at 08:14
> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
> Report-the HAC will make us even more exclusive.
> To: Listserv Listserv 
>
>
> The best way to make sure commercial stays commercial is to make the
> businesses viable and the best way to do that is to make sure there are
> pe

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Margaret Olson]

I am saying that I personally did not think the right questions were asked
at the right time of day.

On Sun, Nov 12, 2023 at 11:19 AM ٍSarah Postlethwait 
wrote:

> Are you saying that the survey and report are not accurate?
>
> None of the days listed in the survey are a public holiday.
>
> April 12, 13, 16, 17, 24, 27, and 29, and May 8, 2013
>
> The only public holiday around that time is Patriots day, April 15, which
> was not a day listed.
>
>
>
> On Sun, Nov 12, 2023 at 11:12 AM Margaret Olson 
> wrote:
>
>> In commenting on the survey I was referring only to the impact of the
>> train on retail. I was on the planning board at the time and asked the
>> consultant for details. I was not happy with the answers.
>>
>> On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis 
>> wrote:
>>
>>> I thought the premise of locating 100% of rezoned units around the train
>>> station and giving away our town meeting negotiating power was to "support
>>> and maintain our small commercial center" and "promote decarbonization
>>> and climate change adaptation by rezoning near transportation and
>>> amenities.
>>>
>>> But we are now being told that the plans for the mall will reduce
>>> commercial space and that we may not even be able to keep Donelan's. So why
>>> do we insist on putting all rezoned housing into the same spot where there
>>> are likely to be fewer amenities in the future? The train schedule is
>>> limited and unreliable enough that it is naive to think people will take
>>> the train to do a grocery run. It sounds like a situation where the cure is
>>> worse than the disease.
>>>
>>> *It is not true that much of the study was conducted at noon on a public
>>> holiday.* The consulting team conducted field studies across 8 days,
>>> none of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29,
>>> and May 8, 2013. Page 25 of the study).
>>>
>>>
>>> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>>>
>>>
>>>
>>>
>>> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
>>> melindabr...@hotmail.com> wrote:
>>>
 I too thought the town was interested in developing or at least
 maintaining its commercial center.
 Sent from my iPhone
 Melinda Bruno-Smith

 On Nov 12, 2023, at 10:44 AM, Margaret Olson 
 wrote:
 
 We have no guarantees that the RLF will maintain Donelan's either. If
 Donelan's is not sufficiently profitable they will leave, and the RLF may
 or may not be willing and able to set their rent at a level that keeps them
 profitable.

 A note on the 2014 study: much of the research on the impact of the
 train was conducted at noon on a public holiday.

 On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
 wrote:

> I want to emphasize that the Mall is currently a profitable
> concern.The RLF disclosed a rental profit of $164,571 in 2022. Details
> here
> .
> However, if we rezone it by right, Civico would get to decide what
> mix of commercial and residential to build. As a private enterprise, they
> will choose to build whatever leads to the highest profits, which we know
> is residential. Ms. Barnes mentioned that commercial space will be
> reduced during the forum on Wednesday. We have no guarantees that
> Civico would maintain Donelan's or any of the existing commercial space. 
> This
> outcome would be at odds with our goal of supporting our commercial center
> and reducing the town's carbon footprint. This is one of the reasons why 
> it
> is so important that the Mall redevelopment goes through Town Meeting.
>
> It is also important to puncture the myth that building units at
> Lincoln Station would do much to boost the commercial prospects of the 
> area:
>
>- The Planning Board released a Lincoln Station Planning Study in
>2014. The study concluded that each 100 units added would only support
>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
> ft.
>Study  here
>
> 
>- 2,500 sq ft of commercial space per 100 units is probably a very
>optimistic number. The Study assumed that the leakage (% of convenience
>buys by residents that happen outside of Lincoln Station) would come 
> down
>from 80% to 50%. If we use the actual 80% leakage, those 100 units 
> would
>only support 1,000 sq ft of space.
>- In all likelihood the leakage is actually higher than 80% today
>given the increased penetration of online sales in the nine years 
> elapsed.
>
>
>
>
>
> From: DJCP 
>> Date: Sun, Nov 12, 2023 at 08:14
>> Subject: Re: [LincolnTalk] Hous

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Scott Clary]

Thank goodness we have some really smart people paying attention. These are
all facts.

I'm a bit dismayed at the contradictions within one's own post on this
topic. I see the townspeople looking for more options to comply to HCA,
back most everything with fact.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Sun, Nov 12, 2023, 11:05 AM Karla Gravis  wrote:

> I thought the premise of locating 100% of rezoned units around the train
> station and giving away our town meeting negotiating power was to "support
> and maintain our small commercial center" and "promote decarbonization
> and climate change adaptation by rezoning near transportation and
> amenities.
>
> But we are now being told that the plans for the mall will reduce
> commercial space and that we may not even be able to keep Donelan's. So why
> do we insist on putting all rezoned housing into the same spot where there
> are likely to be fewer amenities in the future? The train schedule is
> limited and unreliable enough that it is naive to think people will take
> the train to do a grocery run. It sounds like a situation where the cure is
> worse than the disease.
>
> *It is not true that much of the study was conducted at noon on a public
> holiday.* The consulting team conducted field studies across 8 days, none
> of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
> May 8, 2013. Page 25 of the study).
>
>
> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>
>
>
>
> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
> melindabr...@hotmail.com> wrote:
>
>> I too thought the town was interested in developing or at least
>> maintaining its commercial center.
>> Sent from my iPhone
>> Melinda Bruno-Smith
>>
>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>> wrote:
>> 
>> We have no guarantees that the RLF will maintain Donelan's either. If
>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>> or may not be willing and able to set their rent at a level that keeps them
>> profitable.
>>
>> A note on the 2014 study: much of the research on the impact of the train
>> was conducted at noon on a public holiday.
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>>
>>>
>>>
>>>
>>> From: DJCP 
 Date: Sun, Nov 12, 2023 at 08:14
 Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
 Report-the HAC will make us even more exclusive.
 To: Listserv Listserv 


 The best way to make sure commercial stays commercial is to make the
 businesses viable and the best way to do that is to make sure there are
 people shopping there. Sorry but people from other towns are not flocking
 to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
 been here 5 years and have noticed the string of restaurants that have
 tried to fill the ONE space. Whether we make any changes there's no

Re: [LincolnTalk] Thanksgiving-Massasoit and the strategic Wampanoag alliance with the Pilgrims

[Sara Mattes]

Some were able to open this, others not.
It is a very large file, with pics and that is why it was not an attachment in 
the email.

If you would like a copy, I can send it to you as MailDrop.
Just let me know.

Best,
Sara
--
Sara Mattes




> On Nov 11, 2023, at 7:25 PM, Sara Mattes  wrote:
> 
> Another bit of our history-
> 
> 
> 
> Facing threats from local rivals and deadly epidemics, the Native American 
> leader used his alliance with the English to protect his people.
> 
> https://www.nationalgeographic.com/history/history-magazine/article/massasoit-strategic-diplomacy-kept-peace-pilgrims-decades
>  
> 
> --
> Sara Mattes
> 
> 
> 
> 

-- 
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Scott Clary]

Hello Good Lincoln People,

I just read the majority of the 2014 study on the commercial feasibility of
Lincoln station/mall area.

It looks thorough and well done to my layman eyes - 8 days and 82 surveyed
is a decent sample size. I learned a lot by reading it. The main premise
that I took out of it is that town leadership and the planning board wanted
to improve and expand our commercial base which they seem to have done a
180 on since.

Most often, highest, best and most profitable use of land is residential.
Civico is primarily a residential developer. If the mall is conveyed to
them and they are in control without town meeting process... I don't need
to say anymore.

I fail to see which public holiday occupied the majority of the survey. If
the statement referring to such is not accurate, then it is misleading as
an effect on the results.

Kind Regards,

Scott Clary
617-968-5769
Oak Knoll

Sent from a mobile device - please excuse typos and brevity

On Sun, Nov 12, 2023, 10:44 AM Margaret Olson  wrote:

> We have no guarantees that the RLF will maintain Donelan's either. If
> Donelan's is not sufficiently profitable they will leave, and the RLF may
> or may not be willing and able to set their rent at a level that keeps them
> profitable.
>
> A note on the 2014 study: much of the research on the impact of the train
> was conducted at noon on a public holiday.
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable concern.The
>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>> .
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that Civico
>> would maintain Donelan's or any of the existing commercial space. This
>> outcome would be at odds with our goal of supporting our commercial center
>> and reducing the town's carbon footprint. This is one of the reasons why it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at Lincoln
>> Station would do much to boost the commercial prospects of the area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> 
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>- In all likelihood the leakage is actually higher than 80% today
>>given the increased penetration of online sales in the nine years elapsed.
>>
>>
>>
>>
>>
>> From: DJCP 
>>> Date: Sun, Nov 12, 2023 at 08:14
>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>> Report-the HAC will make us even more exclusive.
>>> To: Listserv Listserv 
>>>
>>>
>>> The best way to make sure commercial stays commercial is to make the
>>> businesses viable and the best way to do that is to make sure there are
>>> people shopping there. Sorry but people from other towns are not flocking
>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>> been here 5 years and have noticed the string of restaurants that have
>>> tried to fill the ONE space. Whether we make any changes there's no
>>> guarantee these businesses will stick around. That's capitalism folks. But
>>> we can help by AT LEAST zoning for more housing in the area.
>>>
>>> Diana
>>> Giles Rd
>>>
>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>> wrote:
>>>
 Along similar lines, how can the town ensure commercial space stays
 commercial as the new owners could easily decide to raise very high or not
 renew any commercial lease in order to build more luxury residential units
 by right as long as the project has unused housing units within the zoning
 allotment.


 Peter Buchthal
 Weston Rd

 On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
 wrote:

> How can the RLF guarantee that any particular commercial space will
> remain once they sell the land to Civico? Are they planning to include
> a requirement for a supermarket in the deed? Anything else would just be a
> "recommendat

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Rich Rosenbaum]

To me it seems that there are a number of methodological limitations to the
survey. It is hard to tell from the report but it implies that somewhat
less that 70 Lincoln residents were surveyed. Less than 10 a day does not
seem representative.
It was also noted that it partially overlapped a school vacation week and
the survey was potentially biased by an unusually large number of students
due to the schools closing early on one day.

I could not find the time of day of the surveys mentioned in the report. If
only 10 people were surveyed on a given day that could greatly affect the
results.




On Sun, Nov 12, 2023 at 1:29 PM Scott Clary  wrote:

> Hello Good Lincoln People,
>
> I just read the majority of the 2014 study on the commercial feasibility
> of Lincoln station/mall area.
>
> It looks thorough and well done to my layman eyes - 8 days and 82 surveyed
> is a decent sample size. I learned a lot by reading it. The main premise
> that I took out of it is that town leadership and the planning board wanted
> to improve and expand our commercial base which they seem to have done a
> 180 on since.
>
> Most often, highest, best and most profitable use of land is residential.
> Civico is primarily a residential developer. If the mall is conveyed to
> them and they are in control without town meeting process... I don't need
> to say anymore.
>
> I fail to see which public holiday occupied the majority of the survey. If
> the statement referring to such is not accurate, then it is misleading as
> an effect on the results.
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
> Oak Knoll
>
> Sent from a mobile device - please excuse typos and brevity
>
>
-- 
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.

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Louis Zipes]

   - The Planning Board released a Lincoln Station Planning Study in 2014.
   The study concluded that each 100 units added would only support 2,500 sq
   ft of space. For reference, Donelan's footprint is 20,387 sq ft. Study
   here
   

   - 2,500 sq ft of commercial space per 100 units is probably a very
   optimistic number. The Study assumed that the leakage (% of convenience
   buys by residents that happen outside of Lincoln Station) would come down
   from 80% to 50%. If we use the actual 80% leakage, those 100 units would
   only support 1,000 sq ft of space.


Another reason to go with Option C then to have the most units available to
support any retail! 😀

On Sunday, November 12, 2023, Karla Gravis  wrote:

> I thought the premise of locating 100% of rezoned units around the train
> station and giving away our town meeting negotiating power was to "support
> and maintain our small commercial center" and "promote decarbonization
> and climate change adaptation by rezoning near transportation and
> amenities.
>
> But we are now being told that the plans for the mall will reduce
> commercial space and that we may not even be able to keep Donelan's. So why
> do we insist on putting all rezoned housing into the same spot where there
> are likely to be fewer amenities in the future? The train schedule is
> limited and unreliable enough that it is naive to think people will take
> the train to do a grocery run. It sounds like a situation where the cure is
> worse than the disease.
>
> *It is not true that much of the study was conducted at noon on a public
> holiday.* The consulting team conducted field studies across 8 days, none
> of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
> May 8, 2013. Page 25 of the study).
>
> https://www.lincolntown.org/DocumentCenter/View/65765/
> Lincoln-Station-Planning-Study-3-27-2014bwfinal
>
>
>
> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
> melindabr...@hotmail.com> wrote:
>
>> I too thought the town was interested in developing or at least
>> maintaining its commercial center.
>> Sent from my iPhone
>> Melinda Bruno-Smith
>>
>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>> wrote:
>> 
>> We have no guarantees that the RLF will maintain Donelan's either. If
>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>> or may not be willing and able to set their rent at a level that keeps them
>> profitable.
>>
>> A note on the 2014 study: much of the research on the impact of the train
>> was conducted at noon on a public holiday.
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>>
>>>
>>>
>>>
>>> From: DJCP 
 Date: Sun, Nov 12, 2023 at 08:14
 Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
 Report-the HAC will make us even more exclusive.
 To: Listserv Listserv 


 The best way to make sure commercial st

Re: [LincolnTalk] Antisemitism

[Sara Mattes]

Thank you-well said, from both heart and mind.

--
Sara Mattes




> On Nov 11, 2023, at 2:33 PM, Anne Warner  wrote:
> 
> I think it is fair to say that there are people at the extreme on not both, 
> but all sides of the conflict in the Middle East who do want to commit 
> genocide against another group. And, there are good and kind people on all 
> sides who want to find a way to peace for all. Between these views there is a 
> huge and variegated range of other views, all of which have validity in the 
> eyes of those who hold them. 
> 
> Recent, not so recent, and even ancient history in that region is full of 
> conflict and “justifications” for the extremists, and there is also reason 
> for deep fear among both peace-loving Jews and well as peace-loving 
> Palestinians.  We must take the time to listen deeply and understand all 
> sides before we judge or take a position. For those who have yet to 
> understand the view of moderate Palestinians who themselves condemn Hamas, I 
> recommend the website jerusalemstory.com which provides a highly factual 
> explanation and recitation of recent history from the Palestinian vantage 
> point. Because of the atrocities of WWII, we are all at least familiar at a 
> rudimentary level with events that illustrate the horrors that have been 
> visited in Jews, although we can and should always be learning more. And, 
> because of this history, we must continue to stand strong with Israel. 
> However, Israel - of all the countries in the world - has an obligation not 
> to treat others as it has been treated, and we must continue to counsel that 
> approach. 
> 
> Suffice it to say this is a very, very, VERY complicated situation. There are 
> so many viewpoints that it is impossible to fully understand all of them. My 
> heart goes out every day to everyone who is directly suffering as a result of 
> the ongoing conflict. 
> 
> - Sent from iPhone. Typed by thumb. Excuse misspellings! 
> 
>> On Nov 11, 2023, at 12:27 PM, Forest Brown  wrote:
>> 
>> 
>> Thank you to the many people who privately thanked me for my courage to 
>> speak the truth. I’m overwhelmed with gratitude for the support and not 
>> surprised it was all done privately, and that only naysayers responded 
>> publicly. 
>> 
>> This demonstrates a symptom of the very issues at hand that began this 
>> conversation in the first place. Even in a town like Lincoln, Jews and 
>> Jewish supporters still feel very afraid to be exposed and speak out against 
>> antisemitism and false accusations.
>> 
>>> On Nov 9, 2023, at 2:11 PM, Forest Brown  wrote:
>>> 
>>> 
>>> Firstly, I have compassion for your personal experience and am sorry that 
>>> you’re hurting.
>>> 
>>> That being said, you are spreading dangerous propaganda and I’m asking you 
>>> to please stop.
>>> 
>>> You have used the word “genocide” incorrectly. Genocide is by definition 
>>> intentional ethnic cleansing: the deliberate killing of a large number of 
>>> people from a particular nation or ethnic group with the aim of destroying 
>>> that nation or group."a campaign of genocide" Hamas is trying to inflict 
>>> ethnic cleansing. Israel is defending itself with the intention to spare as 
>>> many casualties as possible while successfully completing the mission to 
>>> wipe out terrorists. It is Israel’s responsibility to protect their 
>>> citizens from genocide. No level-headed person desires war or death of any 
>>> innocent people. We in the west have been sheltered from was war looks 
>>> like. 
>>> 
>>> There was a ceasefire on October 6. Hamas who was elected by the 
>>> Palestinians inflicted TERRORISM. If Hamas is not eliminated there will be 
>>> MORE civilian deaths in total on both sides. If you expand the reach of 
>>> your news sources you’ll see Hamas is responsible for many of those 
>>> Palestinians deaths.
>>> 
>>> I encourage you to educate yourself about the history of Israel and this 
>>> conflict, and not use incorrect verbiage that can cause communities their 
>>> lives. This lie that Israel is committing genocide is causing the rise of 
>>> antisemitism globally right now.
>>> 
>>> Spreading misinformation is an irresponsible.
>>> 
>>> For those who wish to explore this topic, I’ll include a link to a 2 minute 
>>> reel/video that is simple and easy to follow, as well as a post that 
>>> includes  references and is fact-checked to explain how misinformation is 
>>> spreading through the media, and by Hamas.
>>> 
>>> https://drive.google.com/drive/folders/1nUwoMzuA_80k-GB5gHX6RvQ0axFNvcZ_
>>> 
 On Nov 9, 2023, at 9:12 AM, Forest Brown  wrote:
 
 This is dangerous propaganda.
 
 You have used genocide incorrectly and that is dangerous. Genocide is by 
 definition ethnic cleansing. Hamas is enforcing ethnic cleansing. It is 
 Israel’s responsibility to its civilians to protect them from genocide. No 
 level headed person desires war or death of any innocent people. We in the 
>>>

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Rich Rosenbaum]

Given the history of businesses leaving the mall, $165k seems to be a thin
margin for predicting future rental profitability.

It might be noted that rental income is only part of the RLF financials.
Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
the prior year. That doesn't paint a picture of financial stability to me.

Rich
(not an accountant, either)

On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis  wrote:

> I want to emphasize that the Mall is currently a profitable concern.The
> RLF disclosed a rental profit of $164,571 in 2022. Details here
> .
> However, if we rezone it by right, Civico would get to decide what mix of
> commercial and residential to build. As a private enterprise, they will
> choose to build whatever leads to the highest profits, which we know is
> residential. Ms. Barnes mentioned that commercial space will be reduced
> during the forum on Wednesday. We have no guarantees that Civico would
> maintain Donelan's or any of the existing commercial space. This outcome
> would be at odds with our goal of supporting our commercial center and
> reducing the town's carbon footprint. This is one of the reasons why it is
> so important that the Mall redevelopment goes through Town Meeting.
>
> It is also important to puncture the myth that building units at Lincoln
> Station would do much to boost the commercial prospects of the area:
>
>- The Planning Board released a Lincoln Station Planning Study in
>2014. The study concluded that each 100 units added would only support
>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>Study  here
>
> 
>- 2,500 sq ft of commercial space per 100 units is probably a very
>optimistic number. The Study assumed that the leakage (% of convenience
>buys by residents that happen outside of Lincoln Station) would come down
>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>only support 1,000 sq ft of space.
>- In all likelihood the leakage is actually higher than 80% today
>given the increased penetration of online sales in the nine years elapsed.
>
>
-- 
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To post, send mail to Lincoln@lincolntalk.org.
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Sara Mattes]

So, are we now giving up retail at the mall?

--
Sara Mattes




> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
> 
> Given the history of businesses leaving the mall, $165k seems to be a thin 
> margin for predicting future rental profitability.
> 
> It might be noted that rental income is only part of the RLF financials. 
> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for the 
> prior year. That doesn't paint a picture of financial stability to me.
> 
> Rich
> (not an accountant, either)
> 
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis  > wrote:
>> I want to emphasize that the Mall is currently a profitable concern.The RLF 
>> disclosed a rental profit of $164,571 in 2022. Details here 
>> .
>>  However, if we rezone it by right, Civico would get to decide what mix of 
>> commercial and residential to build. As a private enterprise, they will 
>> choose to build whatever leads to the highest profits, which we know is 
>> residential. Ms. Barnes mentioned that commercial space will be reduced 
>> during the forum on Wednesday. We have no guarantees that Civico would 
>> maintain Donelan's or any of the existing commercial space. This outcome 
>> would be at odds with our goal of supporting our commercial center and 
>> reducing the town's carbon footprint. This is one of the reasons why it is 
>> so important that the Mall redevelopment goes through Town Meeting.
>> 
>> It is also important to puncture the myth that building units at Lincoln 
>> Station would do much to boost the commercial prospects of the area:
>> The Planning Board released a Lincoln Station Planning Study in 2014. The 
>> study concluded that each 100 units added would only support 2,500 sq ft of 
>> space. For reference, Donelan's footprint is 20,387 sq ft. Study  here 
>> 
>> 2,500 sq ft of commercial space per 100 units is probably a very optimistic 
>> number. The Study assumed that the leakage (% of convenience buys by 
>> residents that happen outside of Lincoln Station) would come down from 80% 
>> to 50%. If we use the actual 80% leakage, those 100 units would only support 
>> 1,000 sq ft of space.
>> In all likelihood the leakage is actually higher than 80% today given the 
>> increased penetration of online sales in the nine years elapsed.
> -- 
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Scott Clary]

Hello Louis,

Yes, that is the question- will there be "ANY" commercial base left???


Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Sun, Nov 12, 2023, 1:45 PM Louis Zipes  wrote:

>
>- The Planning Board released a Lincoln Station Planning Study in
>2014. The study concluded that each 100 units added would only support
>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>Study  here
>
> 
>- 2,500 sq ft of commercial space per 100 units is probably a very
>optimistic number. The Study assumed that the leakage (% of convenience
>buys by residents that happen outside of Lincoln Station) would come down
>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>only support 1,000 sq ft of space.
>
>
> Another reason to go with Option C then to have the most units available
> to support any retail! 😀
>
> On Sunday, November 12, 2023, Karla Gravis  wrote:
>
>> I thought the premise of locating 100% of rezoned units around the train
>> station and giving away our town meeting negotiating power was to "support
>> and maintain our small commercial center" and "promote decarbonization
>> and climate change adaptation by rezoning near transportation and
>> amenities.
>>
>> But we are now being told that the plans for the mall will reduce
>> commercial space and that we may not even be able to keep Donelan's. So why
>> do we insist on putting all rezoned housing into the same spot where there
>> are likely to be fewer amenities in the future? The train schedule is
>> limited and unreliable enough that it is naive to think people will take
>> the train to do a grocery run. It sounds like a situation where the cure is
>> worse than the disease.
>>
>> *It is not true that much of the study was conducted at noon on a public
>> holiday.* The consulting team conducted field studies across 8 days,
>> none of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29,
>> and May 8, 2013. Page 25 of the study).
>>
>>
>> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>>
>>
>>
>>
>> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
>> melindabr...@hotmail.com> wrote:
>>
>>> I too thought the town was interested in developing or at least
>>> maintaining its commercial center.
>>> Sent from my iPhone
>>> Melinda Bruno-Smith
>>>
>>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>>> wrote:
>>> 
>>> We have no guarantees that the RLF will maintain Donelan's either. If
>>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>>> or may not be willing and able to set their rent at a level that keeps them
>>> profitable.
>>>
>>> A note on the 2014 study: much of the research on the impact of the
>>> train was conducted at noon on a public holiday.
>>>
>>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>>> wrote:
>>>
 I want to emphasize that the Mall is currently a profitable
 concern.The RLF disclosed a rental profit of $164,571 in 2022. Details
 here
 .
 However, if we rezone it by right, Civico would get to decide what
 mix of commercial and residential to build. As a private enterprise, they
 will choose to build whatever leads to the highest profits, which we know
 is residential. Ms. Barnes mentioned that commercial space will be
 reduced during the forum on Wednesday. We have no guarantees that
 Civico would maintain Donelan's or any of the existing commercial space. 
 This
 outcome would be at odds with our goal of supporting our commercial center
 and reducing the town's carbon footprint. This is one of the reasons why it
 is so important that the Mall redevelopment goes through Town Meeting.

 It is also important to puncture the myth that building units at
 Lincoln Station would do much to boost the commercial prospects of the 
 area:

- The Planning Board released a Lincoln Station Planning Study in
2014. The study concluded that each 100 units added would only support
2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
 ft.
Study  here

 
- 2,500 sq ft of commercial space per 100 units is probably a very
optimistic number. The Study assumed that the leakage (% of convenience
buys by residents that happen outside of Lincoln Station) would come 
 down
from 80% to 50%. If we use the actual 80% leakage, those 100 units would
only support 1,000 sq ft of space.
- In all likelihood the leakage is actually higher than 80% toda

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[John Mendelson]

"Commercial" does not just mean "retail."  I am encouraging the RLF to add
more office space to the mix. While Boston's commercial real estate market
is struggling, this is nit the case in the suburbs.  See:
https://www.bostonglobe.com/2022/08/28/business/wellesley-suburbs-office-market-is-thriving/?p1=Article_Inline_Related_Link

Part of smart growth is finding ways to work closer to where we live.  If
you have the opportunity to try it, I think you will find trading a long
commute for more time at home or at the office, can have a very healthy
outcome.

Remember that we all have a role to play here.  In order for the HCA to
achieve its goals, we have to engage as a state, as a town, and as
individuals.

John

On Sun, Nov 12, 2023, 2:18 PM Scott Clary  wrote:

> Hello Louis,
>
> Yes, that is the question- will there be "ANY" commercial base left???
>
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
>
> Sent from a mobile device - please excuse typos and errors
>
> On Sun, Nov 12, 2023, 1:45 PM Louis Zipes  wrote:
>
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> 
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>
>>
>> Another reason to go with Option C then to have the most units available
>> to support any retail! 😀
>>
>> On Sunday, November 12, 2023, Karla Gravis  wrote:
>>
>>> I thought the premise of locating 100% of rezoned units around the train
>>> station and giving away our town meeting negotiating power was to "support
>>> and maintain our small commercial center" and "promote decarbonization
>>> and climate change adaptation by rezoning near transportation and
>>> amenities.
>>>
>>> But we are now being told that the plans for the mall will reduce
>>> commercial space and that we may not even be able to keep Donelan's. So why
>>> do we insist on putting all rezoned housing into the same spot where there
>>> are likely to be fewer amenities in the future? The train schedule is
>>> limited and unreliable enough that it is naive to think people will take
>>> the train to do a grocery run. It sounds like a situation where the cure is
>>> worse than the disease.
>>>
>>> *It is not true that much of the study was conducted at noon on a public
>>> holiday.* The consulting team conducted field studies across 8 days,
>>> none of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29,
>>> and May 8, 2013. Page 25 of the study).
>>>
>>>
>>> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>>>
>>>
>>>
>>>
>>> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
>>> melindabr...@hotmail.com> wrote:
>>>
 I too thought the town was interested in developing or at least
 maintaining its commercial center.
 Sent from my iPhone
 Melinda Bruno-Smith

 On Nov 12, 2023, at 10:44 AM, Margaret Olson 
 wrote:
 
 We have no guarantees that the RLF will maintain Donelan's either. If
 Donelan's is not sufficiently profitable they will leave, and the RLF may
 or may not be willing and able to set their rent at a level that keeps them
 profitable.

 A note on the 2014 study: much of the research on the impact of the
 train was conducted at noon on a public holiday.

 On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
 wrote:

> I want to emphasize that the Mall is currently a profitable
> concern.The RLF disclosed a rental profit of $164,571 in 2022. Details
> here
> .
> However, if we rezone it by right, Civico would get to decide what
> mix of commercial and residential to build. As a private enterprise, they
> will choose to build whatever leads to the highest profits, which we know
> is residential. Ms. Barnes mentioned that commercial space will be
> reduced during the forum on Wednesday. We have no guarantees that
> Civico would maintain Donelan's or any of the existing commercial space. 
> This
> outcome would be at odds with our goal of supporting our commercial center
> and reducing the town's carbon footprint. This is one of the reasons why 
> it
> is so important that the Mall redevelopment goes through Town Meeting.
>
> It is also important to puncture the myth that building units at
> Lincoln Station would d

[LincolnTalk] On Mall finances

[Karla Gravis]

Let's not conflate the RLF finances with the Mall finances.

The 990 filings indicate that the Mall itself has been consistently
profitable over the last five  years

:

   - 2018: $80,399
   - 2019: $191,279
   - 2020: $122,519
   - 2021: $111,795
   - 2022: $164,571

In terms of the RLF finances, if there is a concern about its
sustainability, perhaps there should be a reflection about its cost
structure. I would like to point out that Concord Land Conservation Trust,
which oversees double the acreage (more than 1,000 vs more than 500 acres
in Lincoln), has expenses of $187K versus $334K for the RLF/LLCT

.

On Sun, Nov 12, 2023 at 2:06 PM Rich Rosenbaum  wrote:

> Given the history of businesses leaving the mall, $165k seems to be a thin
> margin for predicting future rental profitability.
>
> It might be noted that rental income is only part of the RLF financials.
> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
> the prior year. That doesn't paint a picture of financial stability to me.
>
> Rich
> (not an accountant, either)
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable concern.The
>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>> .
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that Civico
>> would maintain Donelan's or any of the existing commercial space. This
>> outcome would be at odds with our goal of supporting our commercial center
>> and reducing the town's carbon footprint. This is one of the reasons why it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at Lincoln
>> Station would do much to boost the commercial prospects of the area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> 
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>- In all likelihood the leakage is actually higher than 80% today
>>given the increased penetration of online sales in the nine years elapsed.
>>
>>
>>
>>
>>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Margaret Olson]

The proposed zoning for the mall has a mandatory retail component.

On Sun, Nov 12, 2023 at 2:13 PM Sara Mattes  wrote:

> So, are we now giving up retail at the mall?
>
> --
> Sara Mattes
>
>
>
>
> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
>
> Given the history of businesses leaving the mall, $165k seems to be a thin
> margin for predicting future rental profitability.
>
> It might be noted that rental income is only part of the RLF financials.
> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
> the prior year. That doesn't paint a picture of financial stability to me.
>
> Rich
> (not an accountant, either)
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable concern.The
>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>> .
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that Civico
>> would maintain Donelan's or any of the existing commercial space. This
>> outcome would be at odds with our goal of supporting our commercial center
>> and reducing the town's carbon footprint. This is one of the reasons why it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at Lincoln
>> Station would do much to boost the commercial prospects of the area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> 
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>- In all likelihood the leakage is actually higher than 80% today
>>given the increased penetration of online sales in the nine years elapsed.
>>
>> --
> 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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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
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>
>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[ٍSarah Postlethwait]

It is Mandatory to have retail… however the representative for the Mall,
Michelle Barnes, clearly stated during Wednesday’s meeting that the
commercial component would be *smaller* than it is currently because the
RLF’s main goal is to “derisk” the mall. And it was explained that
residential properties are less risky than commercial properties.

And commercial, of course, also includes offices and other non retail
establishments.

Many people are under the impression that this rezoning of the mall will
lead to a vibrant development full of new business- but that clearly is not
the case.

If the point of having all of this housing around the mall is to encourage
people to walk to the amenities and not use a car, why are we reducing the
already very limited amount of retail businesses?


Sarah Postlethwait

On Sun, Nov 12, 2023 at 2:35 PM Margaret Olson 
wrote:

> The proposed zoning for the mall has a mandatory retail component.
>
> On Sun, Nov 12, 2023 at 2:13 PM Sara Mattes  wrote:
>
>> So, are we now giving up retail at the mall?
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
>>
>> Given the history of businesses leaving the mall, $165k seems to be a
>> thin margin for predicting future rental profitability.
>>
>> It might be noted that rental income is only part of the RLF financials.
>> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
>> the prior year. That doesn't paint a picture of financial stability to me.
>>
>> Rich
>> (not an accountant, either)
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>> --
>> 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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>> 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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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
> Change your subscription settings at
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>
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Re: [LincolnTalk] Plumber recommendation for water heater

[Sam inakbari]

Thanks for all the recommendations. Very helpful.

On Fri, Nov 10, 2023 at 6:59 PM Joan Kimball  wrote:

> Agree. John Silva is terrific!!!
>
> Joan
>
> On Fri, Nov 10, 2023, 5:45 PM Scott Clary  wrote:
>
>> John Silva. Perhaps the most intelligent plumber you'll meet, very nice,
>> reasonably priced and great work and a Lincoln resident.
>>
>> 781-647-3236
>>
>> Kind Regards,
>>
>> Scott Clary
>> 617-968-5769
>>
>> Sent from a mobile device - please excuse typos and errors
>>
>> On Fri, Nov 10, 2023, 5:08 PM Ellen Waldron 
>> wrote:
>>
>>> Kirkland and Shaw did my work too. Recommend!
>>>
>>> ellen
>>>
>>> Sent from my iPhone
>>>
>>>
>>> On Nov 10, 2023, at 11:29 AM, Sara Mattes  wrote:
>>>
>>> I second that recommendation
>>>
>>> --
>>> Sara Mattes
>>>
>>>
>>>
>>>
>>> On Nov 10, 2023, at 8:35 AM, June L Matthews  wrote:
>>>
>>> I use Kirkland and Shaw, 781-272-2670, and have been very pleased with
>>> their service.
>>>
>>> June Matthews
>>>
>>> *From:* Lincoln  *On Behalf Of *Sam
>>> inakbari
>>> *Sent:* Thursday, November 9, 2023 9:53 PM
>>> *To:* lincoln@lincolntalk.org
>>> *Subject:* [LincolnTalk] Plumber recommendation for water heater
>>>
>>> Hello
>>>
>>> I am looking for a plumber that can change the water heater tank. We
>>> will purchase the new tank and need someone to remove the old one and
>>> install the new one. Do you have any plumber recommendations?
>>>
>>> Thank you
>>> Sam
>>> --
>>> 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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>>> 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.
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>> Browse the archives at
>> https://pairlist9.pair.net/mailman/private/lincoln/.
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>>
>> --
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> .
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Peter Buchthal]

We try to teach our children that "Actions speak louder than words."  Yet,
the words "support and maintain our small commercial center" sounds like a
good goal.
If only the actions of the Town really followed through on the goal.

Why is the town asking to spend 15 to 25 Million on a new Senior Center at
Hartwell instead of putting their aspirational 100+ or so daily visitors to
the Senior Center in the center of the Lincoln Commercial District. *I
believe the economic benefits to our small commercial retail businesses of
a 6000 square foot senior center and their 100+ daily visitors would exceed
10 to 20 times the economic benefits generated by the six new multifamily
units (1000 square foot per unit) using the same space in or near the mall.*

Where is our town master plan that combines the benefits of these two
projects? (hint: There are no cross project benefits)

*If we could only vote for more and different plans than C, D1, D2 and D3
for our HCA Compliance rezoning! Maybe plans that maintain the oversight to
the public through town meetings for the future development of Lincoln
Mall.*

*If we could only vote not just for the size of a new community center, but
a different location!*


Peter Buchthal
Weston Rd


On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis  wrote:

> I thought the premise of locating 100% of rezoned units around the train
> station and giving away our town meeting negotiating power was to "support
> and maintain our small commercial center" and "promote decarbonization
> and climate change adaptation by rezoning near transportation and
> amenities.
>
> But we are now being told that the plans for the mall will reduce
> commercial space and that we may not even be able to keep Donelan's. So why
> do we insist on putting all rezoned housing into the same spot where there
> are likely to be fewer amenities in the future? The train schedule is
> limited and unreliable enough that it is naive to think people will take
> the train to do a grocery run. It sounds like a situation where the cure is
> worse than the disease.
>
> *It is not true that much of the study was conducted at noon on a public
> holiday.* The consulting team conducted field studies across 8 days, none
> of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
> May 8, 2013. Page 25 of the study).
>
>
> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>
>
>
>
> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
> melindabr...@hotmail.com> wrote:
>
>> I too thought the town was interested in developing or at least
>> maintaining its commercial center.
>> Sent from my iPhone
>> Melinda Bruno-Smith
>>
>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>> wrote:
>> 
>> We have no guarantees that the RLF will maintain Donelan's either. If
>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>> or may not be willing and able to set their rent at a level that keeps them
>> profitable.
>>
>> A note on the 2014 study: much of the research on the impact of the train
>> was conducted at noon on a public holiday.
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,00

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Bijoy Misra]

Everyone is sympathetic to housing and new people.  The issue is
where to build.  The overwhelming voice is to exclude the Lincoln
station area until a full analysis is done.  Congestion, transport
and environment are the issues.  Hence the appeal is for distributed
housing.  To sell the Lincoln station area for residential development
without analysis would be suicidal for the town.  I am speaking on behalf
of many who wish to live here and develop the town wholesome
retaining its character.
Best regards,
Bijoy Misra

On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:

> First, I did not say I wanted people from other towns flocking here.  I
> said the opposite.
>
> Second, I would love to maintain the rural character of Lincoln, too, but
> the fact is we have a severe housing shortage not just in Massachusetts but
> across the country. Families who work full time, multiple jobs cannot
> afford apartments, much less condos or homes.  There are people looking to
> step into home ownership who can't because they are priced out.  The
> Massachusetts shelter system is full, not just from refugees and
> immigrants, but from people who cannot find housing, no matter how much
> assistance they have.  So, yes, even luxury condos would help.  (Though I
> see the town's commendable track record of negotiating a higher level of
> affordable housing and trust them to continue to do the same.)  But it is
> also true that Lincoln's exclusionary zoning - which has maintained the
> rural character we love - has contributed to the housing crisis.   Lastly,
> I would love more taxpayers to come to town because in the end I am also a
> capitalist and would like to see my taxes go down.  So I can buy berries
> for my kids with abandon.
>
> Diana
> Giles Rd
>
> On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe  wrote:
>
>> Why on earth would we want people from other towns flocking to Lincoln
>> for their groceries?? The beauty of Lincoln's current commercial area is it
>> provides just what the town needs, and not more. This is an environmentally
>> sound model, if not one for thriving capitalism. Lincoln's affordable
>> housing can be expanded without giving up control to developers.
>>
>> Many people move to Lincoln specifically to avoid the traffic and
>> commercial pressures that are evident in neighboring towns, once
>> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
>> preserved over the decades by careful planning and zoning.
>>
>>  As an example of developer-friendly zoning, Lexington has long had
>> commercial zoning in the center, yet there are empty storefronts and over a
>> dozen random banks. There are only two restaurants that have lasted over
>> the years, dozens have shuttered. Zoning for the benefit of developers
>> doesn't guarantee businesses will come, or stay. Belmont is also struggling
>> with empty storefronts, it is happening across the region. Developers come
>> and go, but residents are left with the developers' decisions, rarely based
>> on the long term goals of the town. This is not a good model for Lincoln.
>> If Lincoln cedes control to developers, it is in perpetuity, it can't be
>> reversed.
>>
>> Many in town hope that the working group of the HCA ruling will slow the
>> process, take the necessary time to address the concerns of the
>> townspeople, and allow alternative choices on the ballot.
>>
>> Gail O'Keefe
>>
>>
>>
>> On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:
>>
>>> The best way to make sure commercial stays commercial is to make the
>>> businesses viable and the best way to do that is to make sure there are
>>> people shopping there. Sorry but people from other towns are not flocking
>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>> been here 5 years and have noticed the string of restaurants that have
>>> tried to fill the ONE space. Whether we make any changes there's no
>>> guarantee these businesses will stick around. That's capitalism folks. But
>>> we can help by AT LEAST zoning for more housing in the area.
>>>
>>> Diana
>>> Giles Rd
>>>
>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>> wrote:
>>>
 Along similar lines, how can the town ensure commercial space stays
 commercial as the new owners could easily decide to raise very high or not
 renew any commercial lease in order to build more luxury residential units
 by right as long as the project has unused housing units within the zoning
 allotment.


 Peter Buchthal
 Weston Rd

 On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
 wrote:

> How can the RLF guarantee that any particular commercial space will
> remain once they sell the land to Civico? Are they planning to include
> a requirement for a supermarket in the deed? Anything else would just be a
> "recommendation".
>
> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
> margo.fisher.mar...@gmail.com> wrote:
>
>> Hi All,
>>
>>

[LincolnTalk] ISO - dog/child gates

[David Hicks]

Hey there Lincoln Talkers,

I hope this finds you well and enjoying this beautiful Sunday afternoon. 

We thought we’d reach out to see if anyone has any dog/child gates they might 
want to part with. Older pup needs to be kept off the stairs. 

Thanks! Please email me directly. 

All the best,
David 

Sent from my iPhone
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[LincolnTalk] Seeking housing in L-S

[Heather Stewart]

Small family, (mom and two teens), seeking a home to rent for the remainder
of the school year (June 25th) in the Lincoln-Sudbury school district.

Able to housesit, pet sit, garden, in exchange for a rental home, or a part
of a home.

Any leads appreciated.
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[gail o'keefe]

Why on earth would we want people from other towns flocking to Lincoln for
their groceries?? The beauty of Lincoln's current commercial area is it
provides just what the town needs, and not more. This is an environmentally
sound model, if not one for thriving capitalism. Lincoln's affordable
housing can be expanded without giving up control to developers.

Many people move to Lincoln specifically to avoid the traffic and
commercial pressures that are evident in neighboring towns, once
beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
preserved over the decades by careful planning and zoning.

 As an example of developer-friendly zoning, Lexington has long had
commercial zoning in the center, yet there are empty storefronts and over a
dozen random banks. There are only two restaurants that have lasted over
the years, dozens have shuttered. Zoning for the benefit of developers
doesn't guarantee businesses will come, or stay. Belmont is also struggling
with empty storefronts, it is happening across the region. Developers come
and go, but residents are left with the developers' decisions, rarely based
on the long term goals of the town. This is not a good model for Lincoln.
If Lincoln cedes control to developers, it is in perpetuity, it can't be
reversed.

Many in town hope that the working group of the HCA ruling will slow the
process, take the necessary time to address the concerns of the
townspeople, and allow alternative choices on the ballot.

Gail O'Keefe



On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:

> The best way to make sure commercial stays commercial is to make the
> businesses viable and the best way to do that is to make sure there are
> people shopping there. Sorry but people from other towns are not flocking
> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
> been here 5 years and have noticed the string of restaurants that have
> tried to fill the ONE space. Whether we make any changes there's no
> guarantee these businesses will stick around. That's capitalism folks. But
> we can help by AT LEAST zoning for more housing in the area.
>
> Diana
> Giles Rd
>
> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>
>> Along similar lines, how can the town ensure commercial space stays
>> commercial as the new owners could easily decide to raise very high or not
>> renew any commercial lease in order to build more luxury residential units
>> by right as long as the project has unused housing units within the zoning
>> allotment.
>>
>>
>> Peter Buchthal
>> Weston Rd
>>
>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>> wrote:
>>
>>> How can the RLF guarantee that any particular commercial space will
>>> remain once they sell the land to Civico? Are they planning to include
>>> a requirement for a supermarket in the deed? Anything else would just be a
>>> "recommendation".
>>>
>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>>> margo.fisher.mar...@gmail.com> wrote:
>>>
 Hi All,

 We know that a zoning change does not “dictate” that anything be built
 or changed, but we also know that major changes WILL happen in Lincoln,
 should this pass. Do any of you remember many years ago when zoning changes
 were made that impacted any changes an owner could make (as much as a bay
 window) without ZBA approval on pre-existing non-conforming lots? Some
 people who are pushing for the re-zoning here are the same people that
 tried to instill the fear of “mansionisation” should we allow any changes
 to homes on less than 2 acre lots. At town meeting, they showed pictures of
 dense mid-rise housing from other towns to scare people into taking away
 the rights of the pre-existing (grandfathered) non-conforming lot owners.
 Now some of these same people are advocating for providing similar dense
 mid-rise housing that they were adamantly opposed to. What happened to the
 “stewards of the land?”

 Sincerely,

 Margo Martin






 On Fri, Nov 10, 2023 at 5:27 PM Margaret Olson 
 wrote:

> Michelle Barnes from the RLF can confirm, but I believe Donelan's will
 remain after the mall redevelopment.

 A reminder: zoning affects what the property owner has a right to do
 with their property. It does not dictate that anything be built or changed.

 On Fri, Nov 10, 2023 at 4:38 PM Terri via Lincoln <
 lincoln@lincolntalk.org> wrote:

> Hi all,
>
> If I am reading  the rezoning plans correctly the  Reducition in
> retail includes eliminating Donelans and the  Bank.
>
 Is this correct?
>>
>> Theresa K
>>
>>
>> On Friday, November 10, 2023 at 11:25:26 AM EST, Sara Mattes <
>> samat...@gmail.com> wrote:
>>
>>
>> Is the alternative for the nation area to fill it with dense housing,
>> while we are told there will be reduction in retail?
>> And, that hou

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Bayhas Kana]

I don’t believe that renders the study results invalid, specially after
reading it in depth

The survey is well stratified over several days to prevent exactly that
claim, if the results are not favorable to one’s views, it does not mean
the study is inadmissible

The study:
https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal


Bayhas



On Sun, Nov 12, 2023 at 11:33 AM Margaret Olson 
wrote:

> I am saying that I personally did not think the right questions were asked
> at the right time of day.
>
> On Sun, Nov 12, 2023 at 11:19 AM ٍSarah Postlethwait 
> wrote:
>
>> Are you saying that the survey and report are not accurate?
>>
>> None of the days listed in the survey are a public holiday.
>>
>> April 12, 13, 16, 17, 24, 27, and 29, and May 8, 2013
>>
>> The only public holiday around that time is Patriots day, April 15, which
>> was not a day listed.
>>
>>
>>
>> On Sun, Nov 12, 2023 at 11:12 AM Margaret Olson 
>> wrote:
>>
>>> In commenting on the survey I was referring only to the impact of the
>>> train on retail. I was on the planning board at the time and asked the
>>> consultant for details. I was not happy with the answers.
>>>
>>> On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis 
>>> wrote:
>>>
 I thought the premise of locating 100% of rezoned units around the
 train station and giving away our town meeting negotiating power was to 
 "support
 and maintain our small commercial center" and "promote decarbonization
 and climate change adaptation by rezoning near transportation and
 amenities.

 But we are now being told that the plans for the mall will reduce
 commercial space and that we may not even be able to keep Donelan's. So why
 do we insist on putting all rezoned housing into the same spot where there
 are likely to be fewer amenities in the future? The train schedule is
 limited and unreliable enough that it is naive to think people will take
 the train to do a grocery run. It sounds like a situation where the cure is
 worse than the disease.

 *It is not true that much of the study was conducted at noon on a
 public holiday.* The consulting team conducted field studies across 8
 days, none of which were public holidays. (April 12, 13, 16, 17, 24, 27,
 and 29, and May 8, 2013. Page 25 of the study).


 https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal




 On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
 melindabr...@hotmail.com> wrote:

> I too thought the town was interested in developing or at least
> maintaining its commercial center.
> Sent from my iPhone
> Melinda Bruno-Smith
>
> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
> wrote:
> 
> We have no guarantees that the RLF will maintain Donelan's either. If
> Donelan's is not sufficiently profitable they will leave, and the RLF may
> or may not be willing and able to set their rent at a level that keeps 
> them
> profitable.
>
> A note on the 2014 study: much of the research on the impact of the
> train was conducted at noon on a public holiday.
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable
>> concern.The RLF disclosed a rental profit of $164,571 in 2022. Details
>> here
>> .
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that
>> Civico would maintain Donelan's or any of the existing commercial space. 
>> This
>> outcome would be at odds with our goal of supporting our commercial 
>> center
>> and reducing the town's carbon footprint. This is one of the reasons why 
>> it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at
>> Lincoln Station would do much to boost the commercial prospects of the 
>> area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
>> ft.
>>Study  here
>>
>> 
>>- 2,500 sq ft of commercial space per 100 units is probably a
>>very optimistic n

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[ٍSarah Postlethwait]

Could anyone on the Planning Board and/or HCAWG disclose what percentage of
commercial will be required in the Mandatory Mixed Use district?

What percentage of a building and/or lot will be required to be commercial?

Would commercial parking count towards the maximum commercial % lot
coverage, or does the lot coverage only apply to buildings?

Thank you!
Sarah Postlethwait

On Sun, Nov 12, 2023 at 2:35 PM Margaret Olson 
wrote:

> The proposed zoning for the mall has a mandatory retail component.
>
> On Sun, Nov 12, 2023 at 2:13 PM Sara Mattes  wrote:
>
>> So, are we now giving up retail at the mall?
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
>>
>> Given the history of businesses leaving the mall, $165k seems to be a
>> thin margin for predicting future rental profitability.
>>
>> It might be noted that rental income is only part of the RLF financials.
>> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
>> the prior year. That doesn't paint a picture of financial stability to me.
>>
>> Rich
>> (not an accountant, either)
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>> --
>> 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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>> Browse the archives at
>> https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at
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>>
>> --
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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
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[LincolnTalk] HCA lessons from Newton's recent elections

[Karla Gravis]

I would encourage folks to read about what happened in Newton's recent
elections, held this past November 7th.

A grassroots volunteer group was created due to resident
dissatisfaction with the HCA plan being proposed by the town, as well as
discontent with residents' voices being ignored. The local movement group,
"Save Newton Villages", endorsed a number of candidates and won 5 seats in
the recent election (Micley, Farrell, Block, Getz, and Lobovits were all
endorsed by “Save Newton Villages").

Interestingly, even though Newton is very different from Lincoln, the
concerns of the Newton local group mirror the concerns being expressed by
Lincoln residents. You can look at their site here
 for the full list, but
they include:

   - Zoning should be for people, not for developers!
   - Give Newton citizens a voice and let them vote on zoning reform!
   - Newton should hold onto our “Special Permit” power over developers so
   we have greater control and public input over what gets built and how.
   - Conduct a community capacity/needs assessment.
   - The minimum open space requirement for a lot in the proposal (30%) is
   much too low; it needs to be at least 50%. Preserve nature, don’t
   over-build.
   - Promote and support much more affordable and moderate income housing
   - City Hall's zoning proposal needs to be changed! It's unreasonable.
   Their proposal allows buildings that are too high and out of scale with the
   villages, calls for too much density, will lead to gentrification, is
   not environmentally friendly, will harm local small businesses and fails to
   provide enough affordability."

A few quotes from the winning candidates
:

   - “For-profit developers don’t ever try to lower housing prices,”
   Lobovits wrote in the statement regarding housing affordability. “Their
   redevelopment model is based on pushing rents and housing prices as high as
   possible because their only motive is maximizing profits.”
   - “[VCOD] will zone for around 15,000 by-right units—much taller
   buildings by-right than we need to to reach the mandate,” Micley said. “My
   issue with that is, I really think it just gives up too much power to
   developers that we don’t need to hand over to them.”
   - “We have to weigh [traffic] when we think about what kind of
   additional housing we’re going to allow in this city,” Block said. “I
   chaired the neighborhood committee and was part of the negotiating team
   that advocated for a smaller development to reduce the impact on the
   adjacent neighborhoods,” Block said. “With support from our Ward 4
   councilors … we reached an agreement with the developer for a development
   of 1 million square feet, one-third commercial and two-thirds housing.”
   - “(...) most of it’s going to be market rate and what they call
   affordable, again, in my opinion, is not affordable for the people that we
   would want to live there.” Farrell said.
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Re: [LincolnTalk] HCA lessons from Newton's recent elections

[John Mendelson]

Not terribly surprising.  People fighting change and perpetuating
exclusionary zoning practices are what got us into the housing crisis to
begin with.

For more, read this:

https://tcf.org/content/report/walls-exclusion-massachusetts-three-mothers-overcome-discriminatory-zoning-laws-improve-lives-children/

*The constraint on supply has had a highly predictable result. In a 2020
study of housing affordability by Moody Analytics and U.S. News & World
Report, Massachusetts ranked forty-eighth of fifty states, making it one of
the least affordable states in the country for housing. The median price
for single-family homes in the state exceeds $500,000. In Boston, the
percentage of homes in the metropolitan area that cost $1 million has
nearly doubled in five years.*

John

On Sun, Nov 12, 2023, 7:07 PM Karla Gravis  wrote:

> I would encourage folks to read about what happened in Newton's recent
> elections, held this past November 7th.
>
> A grassroots volunteer group was created due to resident
> dissatisfaction with the HCA plan being proposed by the town, as well as
> discontent with residents' voices being ignored. The local movement group,
> "Save Newton Villages", endorsed a number of candidates and won 5 seats
> in the recent election (Micley, Farrell, Block, Getz, and Lobovits were
> all endorsed by “Save Newton Villages").
>
> Interestingly, even though Newton is very different from Lincoln, the
> concerns of the Newton local group mirror the concerns being expressed by
> Lincoln residents. You can look at their site here
>  for the full list,
> but they include:
>
>- Zoning should be for people, not for developers!
>- Give Newton citizens a voice and let them vote on zoning reform!
>- Newton should hold onto our “Special Permit” power over developers
>so we have greater control and public input over what gets built and how.
>- Conduct a community capacity/needs assessment.
>- The minimum open space requirement for a lot in the proposal (30%)
>is much too low; it needs to be at least 50%. Preserve nature, don’t
>over-build.
>- Promote and support much more affordable and moderate income housing
>- City Hall's zoning proposal needs to be changed! It's unreasonable.
>Their proposal allows buildings that are too high and out of scale with the
>villages, calls for too much density, will lead to gentrification, is
>not environmentally friendly, will harm local small businesses and fails to
>provide enough affordability."
>
> A few quotes from the winning candidates
> :
>
>- “For-profit developers don’t ever try to lower housing prices,”
>Lobovits wrote in the statement regarding housing affordability. “Their
>redevelopment model is based on pushing rents and housing prices as high as
>possible because their only motive is maximizing profits.”
>- “[VCOD] will zone for around 15,000 by-right units—much taller
>buildings by-right than we need to to reach the mandate,” Micley said. “My
>issue with that is, I really think it just gives up too much power to
>developers that we don’t need to hand over to them.”
>- “We have to weigh [traffic] when we think about what kind of
>additional housing we’re going to allow in this city,” Block said. “I
>chaired the neighborhood committee and was part of the negotiating team
>that advocated for a smaller development to reduce the impact on the
>adjacent neighborhoods,” Block said. “With support from our Ward 4
>councilors … we reached an agreement with the developer for a development
>of 1 million square feet, one-third commercial and two-thirds housing.”
>- “(...) most of it’s going to be market rate and what they call
>affordable, again, in my opinion, is not affordable for the people that we
>would want to live there.” Farrell said.
>
> --
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> 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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Re: [LincolnTalk] HCA lessons from Newton's recent elections

[Karla Gravis]

I encourage folks to read the candidate interviews here
.
The grassroots organization endorsed 11 candidates - 10 of them were
elected.

The citizens' group concerns were very similar to ours, that is,
maintaining influence over developers and ensuring citizens are heard.
Ultimately, it is the town as a whole that should decide, following a
democratic process.

“For-profit developers don’t ever try to lower housing prices,”
[newly-elected Councilor] Lobovits wrote in the statement regarding housing
affordability. “Their redevelopment model is based on pushing rents and
housing prices as high as possible because their only motive is maximizing
profits.”


On Sun, Nov 12, 2023 at 7:39 PM John Mendelson 
wrote:

> Not terribly surprising.  People fighting change and perpetuating
> exclusionary zoning practices are what got us into the housing crisis to
> begin with.
>
> For more, read this:
>
>
> https://tcf.org/content/report/walls-exclusion-massachusetts-three-mothers-overcome-discriminatory-zoning-laws-improve-lives-children/
>
> *The constraint on supply has had a highly predictable result. In a 2020
> study of housing affordability by Moody Analytics and U.S. News & World
> Report, Massachusetts ranked forty-eighth of fifty states, making it one of
> the least affordable states in the country for housing. The median price
> for single-family homes in the state exceeds $500,000. In Boston, the
> percentage of homes in the metropolitan area that cost $1 million has
> nearly doubled in five years.*
>
> John
>
> On Sun, Nov 12, 2023, 7:07 PM Karla Gravis  wrote:
>
>> I would encourage folks to read about what happened in Newton's recent
>> elections, held this past November 7th.
>>
>> A grassroots volunteer group was created due to resident
>> dissatisfaction with the HCA plan being proposed by the town, as well as
>> discontent with residents' voices being ignored. The local movement group,
>> "Save Newton Villages", endorsed a number of candidates and won 5 seats
>> in the recent election (Micley, Farrell, Block, Getz, and Lobovits were
>> all endorsed by “Save Newton Villages").
>>
>> Interestingly, even though Newton is very different from Lincoln, the
>> concerns of the Newton local group mirror the concerns being expressed by
>> Lincoln residents. You can look at their site here
>>  for the full list,
>> but they include:
>>
>>- Zoning should be for people, not for developers!
>>- Give Newton citizens a voice and let them vote on zoning reform!
>>- Newton should hold onto our “Special Permit” power over developers
>>so we have greater control and public input over what gets built and how.
>>- Conduct a community capacity/needs assessment.
>>- The minimum open space requirement for a lot in the proposal (30%)
>>is much too low; it needs to be at least 50%. Preserve nature, don’t
>>over-build.
>>- Promote and support much more affordable and moderate income housing
>>- City Hall's zoning proposal needs to be changed! It's unreasonable.
>>Their proposal allows buildings that are too high and out of scale with 
>> the
>>villages, calls for too much density, will lead to gentrification, is
>>not environmentally friendly, will harm local small businesses and fails 
>> to
>>provide enough affordability."
>>
>> A few quotes from the winning candidates
>> :
>>
>>- “For-profit developers don’t ever try to lower housing prices,”
>>Lobovits wrote in the statement regarding housing affordability. “Their
>>redevelopment model is based on pushing rents and housing prices as high 
>> as
>>possible because their only motive is maximizing profits.”
>>- “[VCOD] will zone for around 15,000 by-right units—much taller
>>buildings by-right than we need to to reach the mandate,” Micley said. “My
>>issue with that is, I really think it just gives up too much power to
>>developers that we don’t need to hand over to them.”
>>- “We have to weigh [traffic] when we think about what kind of
>>additional housing we’re going to allow in this city,” Block said. “I
>>chaired the neighborhood committee and was part of the negotiating team
>>that advocated for a smaller development to reduce the impact on the
>>adjacent neighborhoods,” Block said. “With support from our Ward 4
>>councilors … we reached an agreement with the developer for a development
>>of 1 million square feet, one-third commercial and two-thirds housing.”
>>- “(...) most of it’s going to be market rate and what they call
>>affordable, again, in my opinion, is not affordable for the people that we
>>would want to live there.” Farrell said.
>>
>> --
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org.
>> Browse the archives 

Re: [LincolnTalk] HCA Myths

[Bijoy Misra]

Now there is a new play that RLF is in negative cash flow and should be
allowed to sell.
I think they should be given the opportunity to make the case for selling
land.
To cover under the guise of HCA is inappropriate. It appears dubious and
distrustful.
Let HCA happen, if we must comply but outside the RLF operations.
RLF should present the case of residential development in Lincoln station
separately for approval in town.
I appeal for transparency in all fiscal operations.
Best regards,
Bijoy Misra


On Sun, Nov 12, 2023 at 4:01 PM David Cuetos  wrote:

> I would like to address some of the HCA myths that have been flying around:
>
>-
>
>The HCAWG never conducted a survey to support the claim that there was
>overwhelming support to concentrate all the rezoning at Lincoln Station.
>There are more than 50 public supporters of the HCA Alternatives Group and
>many more private ones.
>-
>
>The HCAWG held its first open door meeting less than a year ago. It
>only started presenting proposals five months ago.There were only ten days
>between the time when their preferred proposal (Option C) was presented at
>SOTT and the HCAWG’s vote to submit it to the State.
>-
>
>Market forces dictate that left to their own devices developers would
>not build housing in Lincoln that is remotely affordable. It would most
>likely resemble Sudbury's Cold Brook
>
> ,
>where a two-bedroom starts at almost $800,000. Analysts
>
> 
>remain divided about whether building luxury housing will alleviate or
>exacerbate the low-income housing shortage in the Greater Boston area.
>-
>
>There is no evidence to suggest that taxes would go down if more
>multi-family units are added in Lincoln. In fact, common sense would
>dictate that taxes would go up to provide for the incremental services
>(particularly education) if the town adds more units at a fraction of the
>assessed cost of the median house in town. Below are two analyses that
>would support this:
>-
>
>The town actually asked a consultant (Sasaki Associates) to conduct a
>similar study back when a Hanscom Field closure was in the cards around
>2005. In that scenario, Lincoln would have had to absorb 850 new housing
>units at Hanscom. By happenstance this would be roughly equivalent to the
>impact of Option C. Option C could lead to 950 incremental units as it
>would rezone for up to 1,135 units versus the existing 185.
>-
>
>The Sasaki study concluded that expenses would go up by 63% and
>revenues would only go up by a corresponding 28%. The implication is that
>taxes for existing residents would need to increase by 27%.The study is
>attached for everyone’s reference.
>-
>
>My own analysis
>
> 
>of the fiscal impact of HCA rezoning leads to similar proforma tax
>increases (29%)  in a full-buildout scenario.
>
> David Cuetos
>
>
> On Sun, Nov 12, 2023 at 11:04 AM DJCP  wrote:
>
>> The town has been working on this for 18 months. Diffuse options were
>> considered, but the overwhelming voices back when the options were being
>> first formulated said to concentrate everything in town center.  And I am
>> willing to bet that is still true.  To me, it seems that a small but vocal
>> group of people are speaking up now.  But we need to vote to comply with
>> the HCA in short order.  That is why this process started over a year ago!
>> As it is, this is just a zoning change, and there are no guarantees
>> anything will be built.  But it's still more than thoughts and prayers to
>> fix the housing (and climate) crisis.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023 at 10:41 AM Bijoy Misra 
>> wrote:
>>
>>> Everyone is sympathetic to housing and new people.  The issue is
>>> where to build.  The overwhelming voice is to exclude the Lincoln
>>> station area until a full analysis is done.  Congestion, transport
>>> and environment are the issues.  Hence the appeal is for distributed
>>> housing.  To sell the Lincoln station area for residential development
>>> without analysis would be suicidal for the town.  I am speaking on behalf
>>> of many who wish to live here and develop the town wholesome
>>> retaining its character.
>>> Best regards,
>>> Bijoy Misra
>>>
>>> On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:
>>>
 First, I did not say I wanted people from other towns flocking here.  I
 said the opposite.

 Second

[LincolnTalk] Antisemitism

[Garrick Niemiec]

For those who want to understand what genocide truly is visit the Holocaust
Museum and witness yourself.
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[LincolnTalk] Antisemitism

[Garrick Niemiec]

CNN tonight 9pm
Antisemitism in America
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