date:20231128

You're right, I misread his email.

But John has picked one line out of a guide - and we don't even know which
one.

This is from the assessor's website and explains how the town calculates
the assessed value of a property:
https://www.lincolntown.org/Faq.aspx?QID=84
It is based on property sales, and applying some value extrapolated from
the sales to all of the properties in town.  So short of a gut rehab or
tearing down and rebuilding your house, I don't think one factor such as
rezoning can spike one's property tax.  Interestingly though, if prices
keep being sold at our artificially inflated prices, our collective taxes
keep going up!

Here is another helpful guide I found on how Wellfleet calculates property
taxes.  All communities in Mass work off of the same state law - Mass. Gen.
Laws ch 59


On Mon, Nov 27, 2023 at 10:02 PM William Broughton 
wrote:

>
> I’m sorry but isn’t that the exact opposite of what John just quoted from
> a Massachusetts guide for property assessors?
>
> Best,
> Will
>
>
>
>
>
> On Nov 27, 2023, at 6:39 PM, DJCP  wrote:
>
> 
> BUt I think the point is that the assessment doesn't change until the 30
> units are built. Sure it has more potential value, and someone may pay more
> for it than before the zoning change, but it won't change your actual
> assessment or tax bill.
> Diana
>
> On Mon, Nov 27, 2023 at 6:25 PM John F. Carr 
> wrote:
>
>> I don't think this statement is accurate:
>> "Properties are assessed based on their current use, not on future
>> possible use."
>>
>> Quoting from a Massachusetts guide for property assessors:
>>
>> "Fair cash valuation is based on the highest and best use of the land,
>> which
>> should reflect the applicable zoning, building or other land use laws and
>> regulations, as well as the physical characteristics of the land."
>>
>> A buildable lot in Lincoln, zoned for one residence, is worth over
>> half a million
>> dollars.  What happens if that land is rezoned to allow 30 units instead
>> of one?
>> The land is going to be worth several million dollars, not half a
>> million.  The
>> assessed value of the structure on the land has not changed.  The total
>> tax
>> bill has changed.
>>
>> John Carr
>>
>> On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln
>>  wrote:
>> >
>> > On behalf of the HCAWG Outreach Team, we wish you a relaxing holiday
>> weekend.
>> >
>> >
>> > - Jennifer, Gary, Kathy
>> >
>> >
>> > 2023 11 22 Housing Choice Act Working Group - FAQs
>> >
>> > What is Option E? A group of residents submitted an option that was
>> reviewed at the November 21st Housing Choice Act Working Group (HCAWG)
>> meeting. Documents describing the option, as submitted, may be found in the
>> documents section of the HCAWG web page (
>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group).  The
>> link to the meeting recording is here:
>> https://us06web.zoom.us/rec/share/OWG-84wg0A5W2q8JB2fYWrWAoTq7sMmr4Mv8qCJRRMn0IV7INcFS1evLwQljYv8-.1lOpdFNjrb0Yvp2Q
>> >
>> >
>> >
>> > Will property value assessments change with rezoning?  No. Properties
>> are assessed based on their current use, not on future possible use.  If a
>> neighbor’s property changes use, that still does not affect assessment.
>> Assessments change when an individual property’s use changes.
>> >
>> >
>> >
>> > Why is the commuter parking lot included in the Village Center
>> subdistrict? All of the options developed by the HCAWG include the Village
>> Center subdistrict which is comprised of the Mall (owned by the RLF),
>> Doherty’s, and the two town-owned commuter parking lots (the resident lot
>> and the one at the back of the Mall).
>> >
>> > ·   Both commuter lots are currently part of the South Lincoln
>> overlay district. Keeping the lots in the Village Center overlay district
>> is consistent with past practice and planning principles.
>> >
>> > ·   As the HCAWG has said from the beginning, and in keeping with
>> planning discussions over the past several decades, including it in the
>> Village Center subdistrict gives the town planning flexibility.
>> >
>> > o   The Mall area is small (4 acres). Including the parking lot allows
>> for more holistic planning.
>> >
>> > o   Including it gives the Town leverage in conversations about how
>> that area is redeveloped.
>> >
>> > o   Residents have expressed strong support for developing moderate and
>> affordable housing. Including the parking lot signals to the state and
>> potential developers that Lincoln is serious about transit-oriented
>> planning.  This would help the Town gain access to housing development
>> funding that is only available to municipalities.  This funding is what
>> would make moderate/affordable housing possible.
>> >
>> > o   It is also a signal to the MBTA that we are doing our part and
>> expect them to do theirs when it comes to providing an accessible station
>> and improved service.
>> >
>> > ·   Because it is town-owned land, ANY change in use of the parking

Re: [LincolnTalk] bus service from hanscom

2023-11-28 Thread Virginia Goodwin

I can speak to the quality (lack thereof) of the 76 bus for commuters.
Years ago I lived in Somerville, relatively close to Alewife, and took the
76 out to Lincoln for work. To be blunt: it sucked.

As Stephanie has said, it only runs once per hour, even during peak
commuting times. Good luck if you miss your bus; you're now an hour late.
It takes the better part of an hour to get through Arlington & Lexington,
vs. 20 minutes going direct out Rt. 2. Then, in the evening, the schedule
inbound gets messy - many of the busses don't come all the way out to
Lincoln, but stop at 5 Forks (whatever the hell that is - I think it's the
random intersection in Lexington by the gas station on 2A, but that remains
unconfirmed). I once misinterpreted it and got stuck at work until 10pm.

I didn't have as much hassle as Stephanie on the red line side, since I was
only going two stops. Anything further into town does add significant time,
as Stephanie said.

Anyway, after a few months of diligently attempting to take the bus, I gave
up and returned to using my private vehicle. Obviously, I'm very privileged
to have that choice. I feel terrible for people who can't afford a car,
because the public transit here in the burbs is incredibly inconvenient and
time-consuming.

Best,
Virginia Goodwin

On Tue, Nov 28, 2023 at 6:12 AM Carl Angiolillo 
wrote:

> I am sorry you had such an uncomfortable experience, that sounds awful.
>
> Does anyone else have actual experience with the 76 bus? Several people in
> other threads have recommended it but it's not clear how many of them have
> actually taken it. As someone who commuted by transit for many years
> I found recommendations from fellow straphangers more useful.
>
> Another good reality check is ridership numbers. According to 2018
> ridership data*, on an average weekday ~11 people got on and ~11 people got
> off at Old Bedford Rd, ~6 people got on and ~6 people got off at the Civil
> Air Terminal, and ~288 people got on and ~259 people got off at Lincoln
> Station.
>
> So while there were people who relied on both in 2018, the train appeared
> to be ~16 times more popular despite being more expensive and similar in
> scheduled travel time.
>
> Carl
> Codman Rd
>
> * I pulled data from Spring 2018 for Lincoln Station at
> https://mbta-massdot.opendata.arcgis.com/datasets/MassDOT::mbta-commuter-rail-ridership-by-trip-season-route-line-and-stop/explore
> and data for Fall 2018 for Old Bedford Rd and Civil Air Terminal
> https://mbta-massdot.opendata.arcgis.com/datasets/MassDOT::mbta-bus-ridership-by-trip-season-route-line-and-stop/explore
>
>
> Unfortunately they did not have data from the same season and it's
> certainly possible that some of the difference is due to seasonal
> differences but I would not expect it to be this substantial. It's also
> possible that there is an error in my calculations or I am misinterpreting
> the source data so I'd encourage anyone who is interested to double-check
> my work.
>
>
> On Mon, Nov 27, 2023 at 6:27 PM Stephanie Smoot 
> wrote:
>
>> I used the bus service to Alewife to get into Boston for about three
>> months.  I would not recommend using the bus to commute to Boston
>> especially if you live in south Lincoln.  While it is about a third cheaper
>> than the commuter rail monthly pass, it is very slow, uncomfortable, and
>> can be dangerous.  I would budget two hours in morning and three hours in
>> evening to get back and forth.
>>
>> if you are using it as a commuter, the bus is frequently off schedule so
>> add time.  In the morning there were always seats and ran close to schedule
>> but the bus filled up as it slowly worked its way thru Lexington.  Time to
>> get to Alewife is about one hour plus any waiting time.   Then you would
>> take the red line into boston which has had had many delays so add generous
>> time to get into Boston.
>>
>> The evening route was truly horrible-one of the worst of any public
>> transportation system I have experienced.  First, you have to get to
>> Alewife from Boston and there are many delays so add  a lot of  time.  If
>> you miss one of the infrequent evening busses and by then crowds of people
>> were waiting  to cram onto bus and you have to stand outside to keep your
>> place for at least an hour.  Regularly, the driver did not know the routes
>> and riders were coaching along the way.   Once when I as really desperate,
>> I took Bedford bus and got off at I-95 overpass and walked to  parking
>> space in Lincoln. But it is very dark,heavy traffic and there are few
>> sidewalks on 2A and it took a lot of time.
>>
>>
>> Regards,
>> *Stephanie Smoot*
>>
>> 857 368-9175  work
>> 781 941-6842  personal cell
>> *617 595-5217 *work cell
>>
>>
>>
>> --
>> 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

Re: [LincolnTalk] Housing Choice FAQs

If *houses keep being sold...

On Tue, Nov 28, 2023 at 9:29 AM DJCP  wrote:

> You're right, I misread his email.
>
> But John has picked one line out of a guide - and we don't even know which
> one.
>
> This is from the assessor's website and explains how the town calculates
> the assessed value of a property:
> https://www.lincolntown.org/Faq.aspx?QID=84
> It is based on property sales, and applying some value extrapolated from
> the sales to all of the properties in town.  So short of a gut rehab or
> tearing down and rebuilding your house, I don't think one factor such as
> rezoning can spike one's property tax.  Interestingly though, if prices
> keep being sold at our artificially inflated prices, our collective taxes
> keep going up!
>
> Here is another helpful guide I found on how Wellfleet calculates property
> taxes.  All communities in Mass work off of the same state law - Mass. Gen.
> Laws ch 59
>
>
> On Mon, Nov 27, 2023 at 10:02 PM William Broughton 
> wrote:
>
>>
>> I’m sorry but isn’t that the exact opposite of what John just quoted from
>> a Massachusetts guide for property assessors?
>>
>> Best,
>> Will
>>
>>
>>
>>
>>
>> On Nov 27, 2023, at 6:39 PM, DJCP  wrote:
>>
>> 
>> BUt I think the point is that the assessment doesn't change until the 30
>> units are built. Sure it has more potential value, and someone may pay more
>> for it than before the zoning change, but it won't change your actual
>> assessment or tax bill.
>> Diana
>>
>> On Mon, Nov 27, 2023 at 6:25 PM John F. Carr 
>> wrote:
>>
>>> I don't think this statement is accurate:
>>> "Properties are assessed based on their current use, not on future
>>> possible use."
>>>
>>> Quoting from a Massachusetts guide for property assessors:
>>>
>>> "Fair cash valuation is based on the highest and best use of the land,
>>> which
>>> should reflect the applicable zoning, building or other land use laws and
>>> regulations, as well as the physical characteristics of the land."
>>>
>>> A buildable lot in Lincoln, zoned for one residence, is worth over
>>> half a million
>>> dollars.  What happens if that land is rezoned to allow 30 units instead
>>> of one?
>>> The land is going to be worth several million dollars, not half a
>>> million.  The
>>> assessed value of the structure on the land has not changed.  The total
>>> tax
>>> bill has changed.
>>>
>>> John Carr
>>>
>>> On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln
>>>  wrote:
>>> >
>>> > On behalf of the HCAWG Outreach Team, we wish you a relaxing holiday
>>> weekend.
>>> >
>>> >
>>> > - Jennifer, Gary, Kathy
>>> >
>>> >
>>> > 2023 11 22 Housing Choice Act Working Group - FAQs
>>> >
>>> > What is Option E? A group of residents submitted an option that was
>>> reviewed at the November 21st Housing Choice Act Working Group (HCAWG)
>>> meeting. Documents describing the option, as submitted, may be found in the
>>> documents section of the HCAWG web page (
>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group).
>>> The link to the meeting recording is here:
>>> https://us06web.zoom.us/rec/share/OWG-84wg0A5W2q8JB2fYWrWAoTq7sMmr4Mv8qCJRRMn0IV7INcFS1evLwQljYv8-.1lOpdFNjrb0Yvp2Q
>>> >
>>> >
>>> >
>>> > Will property value assessments change with rezoning?  No. Properties
>>> are assessed based on their current use, not on future possible use.  If a
>>> neighbor’s property changes use, that still does not affect assessment.
>>> Assessments change when an individual property’s use changes.
>>> >
>>> >
>>> >
>>> > Why is the commuter parking lot included in the Village Center
>>> subdistrict? All of the options developed by the HCAWG include the Village
>>> Center subdistrict which is comprised of the Mall (owned by the RLF),
>>> Doherty’s, and the two town-owned commuter parking lots (the resident lot
>>> and the one at the back of the Mall).
>>> >
>>> > ·   Both commuter lots are currently part of the South Lincoln
>>> overlay district. Keeping the lots in the Village Center overlay district
>>> is consistent with past practice and planning principles.
>>> >
>>> > ·   As the HCAWG has said from the beginning, and in keeping with
>>> planning discussions over the past several decades, including it in the
>>> Village Center subdistrict gives the town planning flexibility.
>>> >
>>> > o   The Mall area is small (4 acres). Including the parking lot allows
>>> for more holistic planning.
>>> >
>>> > o   Including it gives the Town leverage in conversations about how
>>> that area is redeveloped.
>>> >
>>> > o   Residents have expressed strong support for developing moderate
>>> and affordable housing. Including the parking lot signals to the state and
>>> potential developers that Lincoln is serious about transit-oriented
>>> planning.  This would help the Town gain access to housing development
>>> funding that is only available to municipalities.  This funding is what
>>> would make moderate/affordable housing possible.
>>> >
>>> > o   It is also a signal to the M

Re: [LincolnTalk] bus service from hanscom

2023-11-28 Thread Virginia Goodwin

FWIW Anne, I've never seen the bus stop there; you would have to walk a
the way down to the Civil Air terminal. I think the website is a lie.
Sorry. :( There is zero public transit a reasonable walking distance from
our houses.
Best,
Virginia

On Tue, Nov 28, 2023 at 9:29 AM Anne Warner  wrote:

> I have experience with the 76 bus -- and not good experience!  The website
> says there is a busstop at the intersection of Rt 2A and the entrance road
> to Hanscom field.  However, there is no sign there. I went to that place
> when I needed to get into town and tried to wave down a bus, but the driver
> shook his head and refused to stop.  What gives, does anyone know?
>
> On Tue, Nov 28, 2023 at 6:12 AM Carl Angiolillo 
> wrote:
>
>> I am sorry you had such an uncomfortable experience, that sounds awful.
>>
>> Does anyone else have actual experience with the 76 bus? Several people
>> in other threads have recommended it but it's not clear how many of them
>> have actually taken it. As someone who commuted by transit for many years
>> I found recommendations from fellow straphangers more useful.
>>
>> Another good reality check is ridership numbers. According to 2018
>> ridership data*, on an average weekday ~11 people got on and ~11 people got
>> off at Old Bedford Rd, ~6 people got on and ~6 people got off at the Civil
>> Air Terminal, and ~288 people got on and ~259 people got off at Lincoln
>> Station.
>>
>> So while there were people who relied on both in 2018, the train appeared
>> to be ~16 times more popular despite being more expensive and similar in
>> scheduled travel time.
>>
>> Carl
>> Codman Rd
>>
>> * I pulled data from Spring 2018 for Lincoln Station at
>> https://mbta-massdot.opendata.arcgis.com/datasets/MassDOT::mbta-commuter-rail-ridership-by-trip-season-route-line-and-stop/explore
>> and data for Fall 2018 for Old Bedford Rd and Civil Air Terminal
>> https://mbta-massdot.opendata.arcgis.com/datasets/MassDOT::mbta-bus-ridership-by-trip-season-route-line-and-stop/explore
>>
>>
>> Unfortunately they did not have data from the same season and it's
>> certainly possible that some of the difference is due to seasonal
>> differences but I would not expect it to be this substantial. It's also
>> possible that there is an error in my calculations or I am misinterpreting
>> the source data so I'd encourage anyone who is interested to double-check
>> my work.
>>
>>
>> On Mon, Nov 27, 2023 at 6:27 PM Stephanie Smoot <
>> stephanieesm...@gmail.com> wrote:
>>
>>> I used the bus service to Alewife to get into Boston for about three
>>> months.  I would not recommend using the bus to commute to Boston
>>> especially if you live in south Lincoln.  While it is about a third cheaper
>>> than the commuter rail monthly pass, it is very slow, uncomfortable, and
>>> can be dangerous.  I would budget two hours in morning and three hours in
>>> evening to get back and forth.
>>>
>>> if you are using it as a commuter, the bus is frequently off schedule so
>>> add time.  In the morning there were always seats and ran close to schedule
>>> but the bus filled up as it slowly worked its way thru Lexington.  Time to
>>> get to Alewife is about one hour plus any waiting time.   Then you would
>>> take the red line into boston which has had had many delays so add generous
>>> time to get into Boston.
>>>
>>> The evening route was truly horrible-one of the worst of any public
>>> transportation system I have experienced.  First, you have to get to
>>> Alewife from Boston and there are many delays so add  a lot of  time.  If
>>> you miss one of the infrequent evening busses and by then crowds of people
>>> were waiting  to cram onto bus and you have to stand outside to keep your
>>> place for at least an hour.  Regularly, the driver did not know the routes
>>> and riders were coaching along the way.   Once when I as really desperate,
>>> I took Bedford bus and got off at I-95 overpass and walked to  parking
>>> space in Lincoln. But it is very dark,heavy traffic and there are few
>>> sidewalks on 2A and it took a lot of time.
>>>
>>>
>>> Regards,
>>> *Stephanie Smoot*
>>>
>>> 857 368-9175  work
>>> 781 941-6842  personal cell
>>> *617 595-5217 *work cell
>>>
>>>
>>>
>>> --
>>> 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.
>>
>>
>
> --
> Anne Taubes Warner
> warneran...@gmail.com
> --
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .

Re: [LincolnTalk] A recommended Sunday drive - fee in lieu of affordable housing

2023-11-28 Thread Sara Lupkas

"Open meeting discussions point to a lot of possible concessions to private
entities (applying for grants on their behalf, in lieu fees, increasing
height restrictions to 48", quid pro quo exchange of land, reduction of
commercial space at the mall). Option E is the only one that allows all of
the pieces to be disclosed to residents with time to deliberate and
understand the various issues at play without having to vote down
compliance with the HCA in March."

There is no "quid pro quo exchange of land." Any change in use of
town-owned land would require 2/3 vote at a Town Meeting to approve.
Just because an idea has been mentioned in meetings does not mean that
there is any plan to exchange that land, which again, could not be
done outside of town meeting.

There is also no planned reduction of commercial space at the mall.
RLF representatives have only tried to be realistic about the mall,
which is suffering the same fate and future prospects as all in-person
retail across the US. Claiming that Option E would "protect commercial
retail in our Village Center" is disingenuous, and as far as I know,
no one from the group who came up with Option E has met with any
tenants, or RLF management, to discuss what specifically would protect
retail there.

The entire concept of open meetings, which the group who developed
Option E seems so determined to parse every moment of, has been
entirely lost with the creation of Option E. Letting a
special-interest group, which has had secret meetings to develop these
options, with no public notifications of meetings or publication of
minutes, put an option up to vote has done more to damage the
integrity of this process than anything else I've seen.

** Lastly, anyone who feels strongly about protecting the existing
retail at the mall should commit to doing more shopping there,
especially this holiday season.**



-- 
*Sara Lupkas*
-- 
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] A recommended Sunday drive

2023-11-28 Thread Virginia Goodwin

Regarding the issue of "we don't write discriminatory laws", I have two
examples off the top of my head:

1) Arlington refusing to allow the Red Line to go through is a specific
local example of laws passed to control (ie: restrict) all of those “inner
city” (ie: poor; ie: Black) T riders from besmirching the pristine environs
of their precious suburb.

2) The total nonexistence of either town buses or bike lanes in Lincoln is
another specific example of laws that restrict non-car owners’ ability to
move around Lincoln. And guess which demographic groups in the US are
poorer, and less likely to own a car? Hint: it correlates pretty strongly
with melanin, go figure. For example, I, here in North Lincoln, have ZERO
public transit options a reasonable walking distance from my house, and
both Bedford Rd. and Rt. 2A are a sick joke in terms of safety for
bicyclists. I HAVE to drive in order not to risk life and limb. You can
also read my response to a different thread on LT on the poor quality of
the 76 bus in terms of actual transportation utility.

I could probably come up with more examples if I wanted to take the time,
these are just the obvious ones that I can pull off the top of my head.
This isn't the South during Jim Crow, we don't write laws that literally
say, "Colored people can't do XYZ"... we're much more subtle with our
racism. We write laws that make it difficult to impossible for poor people
to exist, and then we also write laws that disproportionately target people
of color and create ongoing poverty in colored communities. It's the ol'
racist two-step. You can google search for anti-racism reading lists and
educate yourself on these issues, there are a lot of good books and
articles, very accessible to the general public.

Virginia Goodwin

On Mon, Nov 27, 2023 at 6:27 PM Terri via Lincoln 
wrote:

> Neighbor to neighbor... This is  sad to read.
> Respectfully, I am not aware of  any laws passed "to control the movement
> of people who look like you or with more Melanin"  especially by residents
> of Lincoln.  I always  welcome educating myself  on State laws as I will be
> the first to admit... I did NOT attend law school.
>  With regards to the 2 acre zoning perhaps you should invite the
> planning board to give us all a historical perspective of the  zoning of
> Lincoln.  Hopefully, they can enlighten us all so we can remind each other
> that we are ALL  on the same side.
>
> Warmly,
> Terri Kafina
> Giles
>
> On Monday, November 27, 2023 at 10:15:54 AM EST, DJCP 
> wrote:
>
>
> It is ridiculous to keep relying on past laurels as if Lincoln is some
> sort of beacon of affordable housing.  Look around.  It is not.  It is not
> diverse, and certainly not as diverse as it could be if 2-acre zoning was
> not instituted.  I am frequently in all-white spaces.  When residents say
> they want to "control" development - well, that smacks to me as
> exclusionary.  Many laws have been passed to control the rights and
> movement of people who look like me - not to mention those with much more
> melanin.  Regardless of the wholesome intent of those who instituted the
> zoning in the first place, the effect it has had is to keep generational
> wealth (i.e., home ownership) mostly with white people.  At the very least
> acknowledge the disparate effect of this type of zoning, even if you insist
> on keeping the founders on a pedestal.
>
> Diana
> Giles Rd
>
> On Sun, Nov 26, 2023 at 11:32 PM Sara Mattes  wrote:
>
> It is interesting and disappointing to read this.
> Lincoln stood out for creating affordable housing/ mixed income housing
> long before others.
> Lincoln Woods, a cooperative mixed income development led the way in the
> 1970s.
>
> Development of new types of multi- family housing, rental and
> home-ownership, have continued.
> Today, 40% of our housing units are multi-family, and 13% of all housing
> is state- certified “affordable.”
> So, I am not sure what data this report relies on.
>
> Certainly, most of our single family homes prices have made us
> discriminatory… by income.
> It would be great to come up with a program to address that.
> But the HCA is not such a program.
> In fact, HCA rezoning creates further economic discrimination by capping
> affordability and promoting 90% of all units as “ market rate” and often
> luxury.
> This would undercut Lincoln’s history of inclusionary zoning, requiring
> all developments offer a minimum of 15% affordable units.
>
> To me, that makes HCA zoning discriminatory, by Lincoln standards.
>
> So much for AI!
>
>
> Sent from my iPhone
>
> On Nov 26, 2023, at 10:09 PM, Ray Shepard 
> wrote:
>
> 
> *From the perspective of ChatGPT...*.
>
> *What towns in Massachusetts are known for exclusionary zoning?*
>
> *ChatGPT*
> Several towns in Massachusetts have been identified for their practices of
> exclusionary zoning. These towns often use zoning laws to limit the
> development of affordable housing, resulting in a lack of diversity in
> housi

Re: [LincolnTalk] Lincoln and the Housing Choice Act: What Lies Ahead

Who created this?  There is no identifying information or disclosure
attached or as part of the content.

In this age of disinformation, it is irresponsible and deceptive to put
forth something like this (not to mention endorsing it) without disclosing
who created it and who is behind it.

Respectfully,

-Bob


On Tue, Nov 28, 2023 at 6:10 AM Bijoy Misra  wrote:

> Very clear.  Very well done!
> Bijoy Misra
>
> On Mon, Nov 27, 2023 at 10:03 PM Barbara Peskin 
> wrote:
>
>> Dear Lincoln,
>>
>> Please review this screencast about Option C, Option E and What Lies
>> Ahead.
>>
>>
>> https://drive.google.com/file/d/1ZqfU8l81x9-zkboI7Gmargq62nxri5X6/view?usp=sharing
>>
>> The video is 8 minutes 25 seconds.
>>
>> Attached is a PDF of the slides; the screencast provides more informative
>> explanation.
>>
>> Thank you.
>>
>> Barbara
>>
>> ~
>> Barbara Peskin
>>
>> *My Moments in Nature Photo Gallery: barbarapeskin.com
>> *
>> --
>> The LincolnTalk mailing list.
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Re: [LincolnTalk] Reminder: Town HCA information

The 5-way intersection *intentionally* slows traffic - and thus adds to
congestion.

If we are really concerned about congestion, regardless of what decision we
make on the HCA, there are simple solutions (eliminating the stop signs on
Lincoln and Bedford Roads or having a traffic officer posted for the
morning/evening rush hours) and more involved/creative ones (rotary!).

-Bob

On Mon, Nov 27, 2023 at 9:36 PM Sara Mattes  wrote:

> What do we know about implications for the 5 corner intersection?
> Sent from my iPhone
>
> > On Nov 27, 2023, at 6:25 PM, John F. Carr 
> wrote:
> >
> > Table 5 of the traffic report shows intersection delays.
> > For example, in 2020 about one car a minute made it
> > through the southbound stop sign on Codman Road
> > during rush hour.  The volume and delay at this intersection
> > may already exceed the threshold for a traffic signal.
> >
> > Lincoln Road capacity is limited by intersections.
> > You can move a lot more cars along a lane of
> > road than you can get through a stop sign.
> > For ballpark estimating, the capacity of an intersection
> > does not exceed 1,000 vehicles per lane per hour
> > while the capacity of an unobstructed road is twice that.
> >
> > John Carr
> >
> >> On Mon, Nov 20, 2023 at 8:18 PM Bijoy Misra 
> wrote:
> >>
> >> I just saw a traffic study report posted at the town site. The report
> date is Dec 20, 2020
> >> I don't know how the charge was stated, but it goes on counting cars at
> various locations
> >> and projects the expected cars as those locations under some
> development criterion.
> >> It fails to cite the critical quantity like traffic delays. One would
> like to know the objective
> >> estimate of transport time between Lincoln Station to Library crossing
> (Five Corner) or
> >> Rt2 lights if we put fifty extra vehicles in rush hour. What happens if
> we put a hundred
> >> extra vehicles?  Software should exist to parametrize the road (speed,
> bumps, curves,
> >> children)  and estimate the delays.
> >> Then the recommendation could be how to release the bottleneck.  The
> report has many
> >> left right numbers at intersections which I thought were useless.  Will
> the Planning Manager
> >> or the Planning Board help unravel the purpose and the findings in this
> document?
> >> Best regards,
> >> Bijoy Misra
> > --
> > The LincolnTalk mailing list.
> > To post, send mail to Lincoln@lincolntalk.org.
> > Browse the archives at
> https://pairlist9.pair.net/mailman/private/lincoln/.
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Re: [LincolnTalk] Lincoln and the Housing Choice Act: What Lies Ahead

Hello Bob,

It's clear to me this came from Barbara Peskin. Her name is the only name
on the email post. She certainly didn't have the intent of being secretive.
I reached out privately  and she's quite proud of this effort. It was a lot
of work.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Tue, Nov 28, 2023, 9:50 AM Bob Kupperstein  wrote:

> Who created this?  There is no identifying information or disclosure
> attached or as part of the content.
>
> In this age of disinformation, it is irresponsible and deceptive to put
> forth something like this (not to mention endorsing it) without disclosing
> who created it and who is behind it.
>
> Respectfully,
>
> -Bob
>
>
> On Tue, Nov 28, 2023 at 6:10 AM Bijoy Misra  wrote:
>
>> Very clear.  Very well done!
>> Bijoy Misra
>>
>> On Mon, Nov 27, 2023 at 10:03 PM Barbara Peskin 
>> wrote:
>>
>>> Dear Lincoln,
>>>
>>> Please review this screencast about Option C, Option E and What Lies
>>> Ahead.
>>>
>>>
>>> https://drive.google.com/file/d/1ZqfU8l81x9-zkboI7Gmargq62nxri5X6/view?usp=sharing
>>>
>>> The video is 8 minutes 25 seconds.
>>>
>>> Attached is a PDF of the slides; the screencast provides more
>>> informative explanation.
>>>
>>> Thank you.
>>>
>>> Barbara
>>>
>>> ~
>>> Barbara Peskin
>>>
>>> *My Moments in Nature Photo Gallery: barbarapeskin.com
>>> *
>>> --
>>> The LincolnTalk mailing list.
>>> To post, send mail to Lincoln@lincolntalk.org.
>>> Browse the archives at
>>> https://pairlist9.pair.net/mailman/private/lincoln/.
>>> Change your subscription settings at
>>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>>
>>> --
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org.
>> Browse the archives at
>> https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>
>> --
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Re: [LincolnTalk] A recommended Sunday drive

IMO, the recent Boston Globe Spotlight series did an excellent job of
explaining how use of zoning laws and local governance have created our
current state of economic/racial inequities, as well as the current housing
shortage.

The example towns they used did not include Lincoln, but if the arguments
against housing/transportation development mirror those brought up here.

What does it mean to 'maintain the character' of a town that is beyond the
reach of so many people?

-Bob

On Mon, Nov 27, 2023 at 6:26 PM Terri via Lincoln 
wrote:

> Neighbor to neighbor... This is  sad to read.
> Respectfully, I am not aware of  any laws passed "to control the movement
> of people who look like you or with more Melanin"  especially by residents
> of Lincoln.  I always  welcome educating myself  on State laws as I will be
> the first to admit... I did NOT attend law school.
>  With regards to the 2 acre zoning perhaps you should invite the
> planning board to give us all a historical perspective of the  zoning of
> Lincoln.  Hopefully, they can enlighten us all so we can remind each other
> that we are ALL  on the same side.
>
> Warmly,
> Terri Kafina
> Giles
>
> On Monday, November 27, 2023 at 10:15:54 AM EST, DJCP 
> wrote:
>
>
> It is ridiculous to keep relying on past laurels as if Lincoln is some
> sort of beacon of affordable housing.  Look around.  It is not.  It is not
> diverse, and certainly not as diverse as it could be if 2-acre zoning was
> not instituted.  I am frequently in all-white spaces.  When residents say
> they want to "control" development - well, that smacks to me as
> exclusionary.  Many laws have been passed to control the rights and
> movement of people who look like me - not to mention those with much more
> melanin.  Regardless of the wholesome intent of those who instituted the
> zoning in the first place, the effect it has had is to keep generational
> wealth (i.e., home ownership) mostly with white people.  At the very least
> acknowledge the disparate effect of this type of zoning, even if you insist
> on keeping the founders on a pedestal.
>
> Diana
> Giles Rd
>
> On Sun, Nov 26, 2023 at 11:32 PM Sara Mattes  wrote:
>
> It is interesting and disappointing to read this.
> Lincoln stood out for creating affordable housing/ mixed income housing
> long before others.
> Lincoln Woods, a cooperative mixed income development led the way in the
> 1970s.
>
> Development of new types of multi- family housing, rental and
> home-ownership, have continued.
> Today, 40% of our housing units are multi-family, and 13% of all housing
> is state- certified “affordable.”
> So, I am not sure what data this report relies on.
>
> Certainly, most of our single family homes prices have made us
> discriminatory… by income.
> It would be great to come up with a program to address that.
> But the HCA is not such a program.
> In fact, HCA rezoning creates further economic discrimination by capping
> affordability and promoting 90% of all units as “ market rate” and often
> luxury.
> This would undercut Lincoln’s history of inclusionary zoning, requiring
> all developments offer a minimum of 15% affordable units.
>
> To me, that makes HCA zoning discriminatory, by Lincoln standards.
>
> So much for AI!
>
>
> Sent from my iPhone
>
> On Nov 26, 2023, at 10:09 PM, Ray Shepard 
> wrote:
>
> 
> *From the perspective of ChatGPT...*.
>
> *What towns in Massachusetts are known for exclusionary zoning?*
>
> *ChatGPT*
> Several towns in Massachusetts have been identified for their practices of
> exclusionary zoning. These towns often use zoning laws to limit the
> development of affordable housing, resulting in a lack of diversity in
> housing types and prices. Some notable examples include:
> Weston: Known for its large lot zoning, which requires a significant
> amount of land per housing unit, making it difficult for smaller, more
> affordable homes to be built.
> Dover: Similar to Weston, Dover also employs large lot zoning, which
> effectively limits the availability of affordable housing options.
> * Lincoln: This town is known for its strict zoning regulations that limit
> the types and densities of allowable housing, often pricing out
> lower-income families.*
> Wellesley: Wellesley has been cited for using zoning laws to restrict the
> development of multi-family housing, which tends to be more affordable.
> Lexington: Known for its high property values and zoning practices that
> favor single-family homes, limiting more affordable housing options.
> *These towns, among others in Massachusetts, often use zoning as a tool to
> maintain a certain demographic and economic status quo, leading to
> criticism regarding social equity and inclusiveness.*
>
>
> On Sunday, November 26, 2023 at 09:28:56 PM EST, Sara Mattes <
> samat...@gmail.com> wrote:
>
>
> It had absolutely NOTHING to do with preventing “undesirable” people
> moving in.
> It had to do with land preservation and conservation and concern over the
> inab

Re: [LincolnTalk] Lincoln and the Housing Choice Act: What Lies Ahead

2023-11-28 Thread Margo Fisher-Martin

Hi,

Yes. It came from Barbara Peskin who created the slide show with maps and
parcel lists and screencast which came directly from data on the town
website and LRAH website (lincolnhca.org, which by the way, is not a
private group - anyone can be added to this resident group.

I think it really helped me understand how important this December 2
decision is to all of us and the possible impact. Many people have good
intentions, however, the reality is that the adoption of either option C
and D will likely not result in significant affordable housing.

Respectfully,
Margo Fisher-Martin
14 Giles

On Tue, Nov 28, 2023 at 10:31 AM Scott Clary  wrote:

> Hello Bob,
>
> It's clear to me this came from Barbara Peskin. Her name is the only name
> on the email post. She certainly didn't have the intent of being secretive.
> I reached out privately  and she's quite proud of this effort. It was a lot
> of work.
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
>
> Sent from a mobile device - please excuse typos and errors
>
> On Tue, Nov 28, 2023, 9:50 AM Bob Kupperstein  wrote:
>
>> Who created this?  There is no identifying information or disclosure
>> attached or as part of the content.
>>
>> In this age of disinformation, it is irresponsible and deceptive to put
>> forth something like this (not to mention endorsing it) without disclosing
>> who created it and who is behind it.
>>
>> Respectfully,
>>
>> -Bob
>>
>>
>> On Tue, Nov 28, 2023 at 6:10 AM Bijoy Misra 
>> wrote:
>>
>>> Very clear.  Very well done!
>>> Bijoy Misra
>>>
>>> On Mon, Nov 27, 2023 at 10:03 PM Barbara Peskin 
>>> wrote:
>>>
 Dear Lincoln,

 Please review this screencast about Option C, Option E and What Lies
 Ahead.


 https://drive.google.com/file/d/1ZqfU8l81x9-zkboI7Gmargq62nxri5X6/view?usp=sharing

 The video is 8 minutes 25 seconds.

 Attached is a PDF of the slides; the screencast provides more
 informative explanation.

 Thank you.

 Barbara

 ~
 Barbara Peskin

 *My Moments in Nature Photo Gallery: barbarapeskin.com
 *
 --
 The LincolnTalk mailing list.
 To post, send mail to Lincoln@lincolntalk.org.
 Browse the archives at
 https://pairlist9.pair.net/mailman/private/lincoln/.
 Change your subscription settings at
 https://pairlist9.pair.net/mailman/listinfo/lincoln.

 --
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>>> https://pairlist9.pair.net/mailman/private/lincoln/.
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Re: [LincolnTalk] Pet Insurance Recommendations

2023-11-28 Thread Adam M Hogue

I sell pet insurance or have carriers that carry it and generally it’s not worth the cost. Adam M HogueCell: (978) 828-6184On Nov 27, 2023, at 6:25 PM, John F. Carr wrote:My understanding is that pet insurance is at the end state of the so-called"insurance death spiral". Here is an exerpt from an interview with MIT economistAmy Finkelstein promoting her recent book _Risky Business_:"...if you look at the market for pet health insurance, which has beengrowing over the last couple decades, the prices really are exorbitantrelative to the risk. So for example, a 12-year-old bulldog, if youwant to insure him, the annual premium is $4300. And here's thekicker, the maximum payout is $5000. So that is a very, very highprice. But one of the reasons the price is so high is because thepeople who are insuring their 12-year-old bulldogs are the people whoknow not only that Rover is going to about to need a lot of medicalcare, but that they're the type of owner who if Rover does need thatmedical care are not going to give him some pain relief and sadly saygoodbye, they're going to do the high tech invasive surgery on their12-year-old dog. And so one of the reasons insurance looks so bad andgets such a bad rap is because it often is high priced and alsolimited in all kinds of annoying ways with waiting periods anddeductibles. But that's there precisely because of the selectionproblem. It's the insurers trying to figure out how they can insurethis risk that is so adversely selected."John CarrOn Fri, Nov 24, 2023 at 12:22 PM Kim Jalet wrote:Good Afternoon,We are likely about to adopt a kitten and his mother soon. Does anyone have a pet insurer that they have used and liked? Looking for recommendations.Thank you, Kim--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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Re: [LincolnTalk] Housing Choice FAQs

It would be good to know what the potential tax implications are under HCA.
Our tax increases are slowly but surely squeezing my family out of town.

Regardless of what an annual percentage increase in property values may be,
the Commonwealth's levies are capped at two and a half percent unless an
override. And in theory as property values go up the tax rate can come
down.

I am curious how our property prices / values are artificially inflated.
Market forces determine value. Whether one thinks our zoning bylaws are
exclusionary or not,  market forces still set value.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Tue, Nov 28, 2023, 9:30 AM DJCP  wrote:

> You're right, I misread his email.
>
> But John has picked one line out of a guide - and we don't even know which
> one.
>
> This is from the assessor's website and explains how the town calculates
> the assessed value of a property:
> https://www.lincolntown.org/Faq.aspx?QID=84
> It is based on property sales, and applying some value extrapolated from
> the sales to all of the properties in town.  So short of a gut rehab or
> tearing down and rebuilding your house, I don't think one factor such as
> rezoning can spike one's property tax.  Interestingly though, if prices
> keep being sold at our artificially inflated prices, our collective taxes
> keep going up!
>
> Here is another helpful guide I found on how Wellfleet calculates property
> taxes.  All communities in Mass work off of the same state law - Mass. Gen.
> Laws ch 59
>
>
> On Mon, Nov 27, 2023 at 10:02 PM William Broughton 
> wrote:
>
>>
>> I’m sorry but isn’t that the exact opposite of what John just quoted from
>> a Massachusetts guide for property assessors?
>>
>> Best,
>> Will
>>
>>
>>
>>
>>
>> On Nov 27, 2023, at 6:39 PM, DJCP  wrote:
>>
>> 
>> BUt I think the point is that the assessment doesn't change until the 30
>> units are built. Sure it has more potential value, and someone may pay more
>> for it than before the zoning change, but it won't change your actual
>> assessment or tax bill.
>> Diana
>>
>> On Mon, Nov 27, 2023 at 6:25 PM John F. Carr 
>> wrote:
>>
>>> I don't think this statement is accurate:
>>> "Properties are assessed based on their current use, not on future
>>> possible use."
>>>
>>> Quoting from a Massachusetts guide for property assessors:
>>>
>>> "Fair cash valuation is based on the highest and best use of the land,
>>> which
>>> should reflect the applicable zoning, building or other land use laws and
>>> regulations, as well as the physical characteristics of the land."
>>>
>>> A buildable lot in Lincoln, zoned for one residence, is worth over
>>> half a million
>>> dollars.  What happens if that land is rezoned to allow 30 units instead
>>> of one?
>>> The land is going to be worth several million dollars, not half a
>>> million.  The
>>> assessed value of the structure on the land has not changed.  The total
>>> tax
>>> bill has changed.
>>>
>>> John Carr
>>>
>>> On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln
>>>  wrote:
>>> >
>>> > On behalf of the HCAWG Outreach Team, we wish you a relaxing holiday
>>> weekend.
>>> >
>>> >
>>> > - Jennifer, Gary, Kathy
>>> >
>>> >
>>> > 2023 11 22 Housing Choice Act Working Group - FAQs
>>> >
>>> > What is Option E? A group of residents submitted an option that was
>>> reviewed at the November 21st Housing Choice Act Working Group (HCAWG)
>>> meeting. Documents describing the option, as submitted, may be found in the
>>> documents section of the HCAWG web page (
>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group).
>>> The link to the meeting recording is here:
>>> https://us06web.zoom.us/rec/share/OWG-84wg0A5W2q8JB2fYWrWAoTq7sMmr4Mv8qCJRRMn0IV7INcFS1evLwQljYv8-.1lOpdFNjrb0Yvp2Q
>>> >
>>> >
>>> >
>>> > Will property value assessments change with rezoning?  No. Properties
>>> are assessed based on their current use, not on future possible use.  If a
>>> neighbor’s property changes use, that still does not affect assessment.
>>> Assessments change when an individual property’s use changes.
>>> >
>>> >
>>> >
>>> > Why is the commuter parking lot included in the Village Center
>>> subdistrict? All of the options developed by the HCAWG include the Village
>>> Center subdistrict which is comprised of the Mall (owned by the RLF),
>>> Doherty’s, and the two town-owned commuter parking lots (the resident lot
>>> and the one at the back of the Mall).
>>> >
>>> > ·   Both commuter lots are currently part of the South Lincoln
>>> overlay district. Keeping the lots in the Village Center overlay district
>>> is consistent with past practice and planning principles.
>>> >
>>> > ·   As the HCAWG has said from the beginning, and in keeping with
>>> planning discussions over the past several decades, including it in the
>>> Village Center subdistrict gives the town planning flexibility.
>>> >
>>> > o   The Mall area is small (4 acres). Including

Re: [LincolnTalk] Housing Choice FAQs

I'd like to know if God exists, but some things we just can't know until
they happen (in the case of my question, when I die I guess)!

But Google did show me this published journal article and, if I'm reading
it correctly, seems to say that restrictive (i.e., single family) land use
regulations (i.e., zoning) drive up the price of land, by about $50k in the
Boston area, based on a  pre-covid data, even.
https://www.nber.org/papers/w28993


And by artificially inflated prices, I just mean because of our
artificially low housing stock based on things like lack of construction
b/c of things like restrictive zoning, whereas there is plenty of demand.

And there absolutely can be artificially inflated prices.  We had a whole
global economic crisis in 2008 related to it.

On Tue, Nov 28, 2023 at 11:28 AM Scott Clary  wrote:

> It would be good to know what the potential tax implications are under
> HCA. Our tax increases are slowly but surely squeezing my family out of
> town.
>
> Regardless of what an annual percentage increase in property values may
> be, the Commonwealth's levies are capped at two and a half percent unless
> an override. And in theory as property values go up the tax rate can come
> down.
>
> I am curious how our property prices / values are artificially inflated.
> Market forces determine value. Whether one thinks our zoning bylaws are
> exclusionary or not,  market forces still set value.
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
>
> Sent from a mobile device - please excuse typos and errors
>
> On Tue, Nov 28, 2023, 9:30 AM DJCP  wrote:
>
>> You're right, I misread his email.
>>
>> But John has picked one line out of a guide - and we don't even know
>> which one.
>>
>> This is from the assessor's website and explains how the town calculates
>> the assessed value of a property:
>> https://www.lincolntown.org/Faq.aspx?QID=84
>> It is based on property sales, and applying some value extrapolated from
>> the sales to all of the properties in town.  So short of a gut rehab or
>> tearing down and rebuilding your house, I don't think one factor such as
>> rezoning can spike one's property tax.  Interestingly though, if prices
>> keep being sold at our artificially inflated prices, our collective taxes
>> keep going up!
>>
>> Here is another helpful guide I found on how Wellfleet calculates
>> property taxes.  All communities in Mass work off of the same state law -
>> Mass. Gen. Laws ch 59
>>
>>
>> On Mon, Nov 27, 2023 at 10:02 PM William Broughton <
>> wbroughto...@gmail.com> wrote:
>>
>>>
>>> I’m sorry but isn’t that the exact opposite of what John just quoted
>>> from a Massachusetts guide for property assessors?
>>>
>>> Best,
>>> Will
>>>
>>>
>>>
>>>
>>>
>>> On Nov 27, 2023, at 6:39 PM, DJCP  wrote:
>>>
>>> 
>>> BUt I think the point is that the assessment doesn't change until the 30
>>> units are built. Sure it has more potential value, and someone may pay more
>>> for it than before the zoning change, but it won't change your actual
>>> assessment or tax bill.
>>> Diana
>>>
>>> On Mon, Nov 27, 2023 at 6:25 PM John F. Carr 
>>> wrote:
>>>
 I don't think this statement is accurate:
 "Properties are assessed based on their current use, not on future
 possible use."

 Quoting from a Massachusetts guide for property assessors:

 "Fair cash valuation is based on the highest and best use of the land,
 which
 should reflect the applicable zoning, building or other land use laws
 and
 regulations, as well as the physical characteristics of the land."

 A buildable lot in Lincoln, zoned for one residence, is worth over
 half a million
 dollars.  What happens if that land is rezoned to allow 30 units
 instead of one?
 The land is going to be worth several million dollars, not half a
 million.  The
 assessed value of the structure on the land has not changed.  The total
 tax
 bill has changed.

 John Carr

 On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln
  wrote:
 >
 > On behalf of the HCAWG Outreach Team, we wish you a relaxing holiday
 weekend.
 >
 >
 > - Jennifer, Gary, Kathy
 >
 >
 > 2023 11 22 Housing Choice Act Working Group - FAQs
 >
 > What is Option E? A group of residents submitted an option that was
 reviewed at the November 21st Housing Choice Act Working Group (HCAWG)
 meeting. Documents describing the option, as submitted, may be found in the
 documents section of the HCAWG web page (
 https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group).
 The link to the meeting recording is here:
 https://us06web.zoom.us/rec/share/OWG-84wg0A5W2q8JB2fYWrWAoTq7sMmr4Mv8qCJRRMn0IV7INcFS1evLwQljYv8-.1lOpdFNjrb0Yvp2Q
 >
 >
 >
 > Will property value assessments change with rezoning?  No. Properties
 are assessed based on

Re: [LincolnTalk] Housing Choice FAQs

Thank you for providing this information Diana.

I understand that in the end what transpires in the future will be fact. My
point was that it would be good to have an idea of "potential" tax
implications now. This estimate could be accomplished with impact studies
of which I do not have knowledge if any exist.

I read a good chunk of the article from Wharton School. The premise is
based on supply side issues. And as I stated in my previous post,
regardless of the supply side issues, the article confirms that market
forces determine value. Nowhere did I see any insinuations to artificial
inflation.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Tue, Nov 28, 2023, 11:54 AM DJCP  wrote:

> I'd like to know if God exists, but some things we just can't know until
> they happen (in the case of my question, when I die I guess)!
>
> But Google did show me this published journal article and, if I'm reading
> it correctly, seems to say that restrictive (i.e., single family) land use
> regulations (i.e., zoning) drive up the price of land, by about $50k in the
> Boston area, based on a  pre-covid data, even.
> https://www.nber.org/papers/w28993
> 
>
> And by artificially inflated prices, I just mean because of our
> artificially low housing stock based on things like lack of construction
> b/c of things like restrictive zoning, whereas there is plenty of demand.
>
> And there absolutely can be artificially inflated prices.  We had a whole
> global economic crisis in 2008 related to it.
>
> On Tue, Nov 28, 2023 at 11:28 AM Scott Clary 
> wrote:
>
>> It would be good to know what the potential tax implications are under
>> HCA. Our tax increases are slowly but surely squeezing my family out of
>> town.
>>
>> Regardless of what an annual percentage increase in property values may
>> be, the Commonwealth's levies are capped at two and a half percent unless
>> an override. And in theory as property values go up the tax rate can come
>> down.
>>
>> I am curious how our property prices / values are artificially inflated.
>> Market forces determine value. Whether one thinks our zoning bylaws are
>> exclusionary or not,  market forces still set value.
>>
>> Kind Regards,
>>
>> Scott Clary
>> 617-968-5769
>>
>> Sent from a mobile device - please excuse typos and errors
>>
>> On Tue, Nov 28, 2023, 9:30 AM DJCP  wrote:
>>
>>> You're right, I misread his email.
>>>
>>> But John has picked one line out of a guide - and we don't even know
>>> which one.
>>>
>>> This is from the assessor's website and explains how the town calculates
>>> the assessed value of a property:
>>> https://www.lincolntown.org/Faq.aspx?QID=84
>>> It is based on property sales, and applying some value extrapolated from
>>> the sales to all of the properties in town.  So short of a gut rehab or
>>> tearing down and rebuilding your house, I don't think one factor such as
>>> rezoning can spike one's property tax.  Interestingly though, if prices
>>> keep being sold at our artificially inflated prices, our collective taxes
>>> keep going up!
>>>
>>> Here is another helpful guide I found on how Wellfleet calculates
>>> property taxes.  All communities in Mass work off of the same state law -
>>> Mass. Gen. Laws ch 59
>>>
>>>
>>> On Mon, Nov 27, 2023 at 10:02 PM William Broughton <
>>> wbroughto...@gmail.com> wrote:
>>>

 I’m sorry but isn’t that the exact opposite of what John just quoted
 from a Massachusetts guide for property assessors?

 Best,
 Will





 On Nov 27, 2023, at 6:39 PM, DJCP  wrote:

 
 BUt I think the point is that the assessment doesn't change until the
 30 units are built. Sure it has more potential value, and someone may pay
 more for it than before the zoning change, but it won't change your actual
 assessment or tax bill.
 Diana

 On Mon, Nov 27, 2023 at 6:25 PM John F. Carr 
 wrote:

> I don't think this statement is accurate:
> "Properties are assessed based on their current use, not on future
> possible use."
>
> Quoting from a Massachusetts guide for property assessors:
>
> "Fair cash valuation is based on the highest and best use of the land,
> which
> should reflect the applicable zoning, building or other land use laws
> and
> regulations, as well as the physical characteristics of the land."
>
> A buildable lot in Lincoln, zoned for one residence, is worth over
> half a million
> dollars.  What happens if that land is rezoned to allow 30 units
> instead of one?
> The land is going to be worth several million dollars, not half a
> million.  The
> assessed value of the structure on the land has not changed.  The
> total tax
> bill has changed.
>
> John Carr
>
> On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln

Re: [LincolnTalk] A recommended Sunday drive - fee in lieu of affordable housing

2023-11-28 Thread Louis Zipes

Let’s also remind our residents of other things in Option E outside of
decoupling the mall from HCA.

1) Concentrates more than 50% of compliance parcels at Battle Road Farm
which is essentially a non starter in terms of future Development. So zero
new units there now and in the future. That is the spirit!

Option C doesn’t make such a cynical deal in the first place by avoiding
that area all together knowing that it is already under pressure from the
airport and the environmental challenges that come along with that
location.

2) Has been generated by a private group with no visibility into partners
that they are working with.

As to the earlier comment about the Developer behind the Commons finding
this such an appealing place to build, let’s remember their justification
for wanting to build in their own words:

*While the Commons currently operates profitably, the expansion will
provide further economies of scale by spreading operating costs over a
greater number of units, which should ultimately serve to increase the
financial stability of the community,”*

It is almost like more units in Lincoln might also help us spread the costs
of town services in the same way.


On Tuesday, November 28, 2023, Karla Gravis  wrote:

> "If the Town continues to make development unattractive to developers" -
> makes the assumption that we have been unattractive to developers. Civico
> is actively looking to work with us again, and their input is being
> considered for our zoning bylaws. Like many others have posted, we have the
> highest percentage of multi-family housing in the area. Oriole Landing was
> opened as recently as 2020. The Commons is looking to expand. That does not
> paint a situation of us being unattractive.
>
> The RLF has said that they will submit a plan to redevelop the mall in
> March, either as part of the winning HCA option or outside of it, so it is
> a valid assumption that development of the mall will happen regardless. The
> issue I see is that bundling the Mall with HCA compliance  muddies the
> water on the topics being voted on. We are being asked to vote on something
> this coming Sunday without understanding all the implications. Let's
> remember that the mall acreage doesn't even count for compliance.
>
> Open meeting discussions point to a lot of possible concessions to private
> entities (applying for grants on their behalf, in lieu fees, increasing
> height restrictions to 48", quid pro quo exchange of land, reduction of
> commercial space at the mall). Option E is the only one that allows all of
> the pieces to be disclosed to residents with time to deliberate and
> understand the various issues at play without having to vote down
> compliance with the HCA in March.
>
>
>
> On Tue, Nov 28, 2023 at 5:47 AM Andy Wang  wrote:
>
>>
>> Or...the town just doesn't include that clause from the *DRAFT* bylaw.
>>
>> Or...the fees are significant enough to provide suitable funds to the
>> Affordable Housing Trust to support development elsewhere.
>>
>> Or...we understand that changes to bylaws still have to be approved at
>> Town Meeting
>>
>> Though the inclusion of 'in lieu of' fees is still a hotly debated topic
>> in general, I would contend that it's the structure of those fees that are
>> more important than the inclusion of them.
>>
>> When drawing the conclusion that "Option E would actually be the only
>> way to ensure that affordable housing will be built at the Mall", the
>> assumption is being made that development in the Mall would happen
>> regardless of zoning changes. If the Town continues to make development
>> unattractive to developers, I would argue that 15% (or 25% or whatever) of
>> 0 development, is still 0 development of ANY type of housing, affordable or
>> otherwise.
>>
>>
>>
>>
>>
>> On Tue, Nov 28, 2023 at 5:30 AM Karla Gravis 
>> wrote:
>>
>>> The planning board bylaws draft contemplates allowing the developer to
>>> pay a fee in lieu of building any affordable units.
>>>
>>> Therefore, Option E would actually be the only way to ensure that
>>> affordable housing will be built at the Mall.
>>>
>>> Please see below for screenshot of draft bylaws shared by the PB last
>>> week, which showcase this fee in lieu of affordable housing.
>>>
>>>
>>>
>>>
>>>
 -- Forwarded message -
 From: Louis Zipes 
 Date: Mon, Nov 27, 2023 at 18:59
 Subject: Re: [LincolnTalk] A recommended Sunday drive
 To: David Cuetos 
 CC: Sara Mattes , Lincoln Talk <
 lincoln@lincolntalk.org>


 Housing Inventory - Lincoln

 Lincoln has 298 units of housing, or 12.83% of total units, that are
 counted as ‘affordable’ by the State. This includes 120 market rate units
 (allowed for rental projects where at least 20% or 25% are affordable, per
 regulations), reducing the SHI to 8.36% if removed. Click here
  to
 see Lincoln's Subsidized Housing Inventor

[LincolnTalk] NYTimes.com: 100 Notable Books of 2023-including Lincoln's Elizabeth Graver!

2023-11-28 Thread Sara Mattes

Lincoln’s own-
KANTIKA 
 
by Elizabeth Graver
Inspired by the life of Graver’s maternal grandmother, this exquisitely 
imagined family saga spans cultures and continents as it traces the migrations 
of a Sephardic Jewish girl from turn-of-the-20th-century Constantinople to 
Barcelona, Havana and, finally, Queens, N.Y.
Amazon
 Barnes & Noble
 
Local
 Booksellers
 Apple
 



Check out this article from The New York Times. Because I'm a subscriber, you 
can read it through this gift link without a subscription.

100 Notable Books of 2023

Here are the year’s notable fiction, poetry and nonfiction, chosen by the staff 
of The New York Times Book Review.

https://www.nytimes.com/interactive/2023/11/21/books/notable-books.html?unlocked_article_code=1.B00.1eFR.ReAEZqQ9nq7P&smid=em-share
 

--
Sara Mattes




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[LincolnTalk] Lincoln Residents for Housing Alternatives and HCA Choices

2023-11-28 Thread Lynne Smith

I am writing in response to recent comments on Lincoln Talk, one of which 
accused the Lincoln Residents for Housing Alternatives (LRHA) of being a 
“special interest group, which has had secret meetings to develop…options with 
no public notifications of meetings or publication of minutes”. 

This group of residents sprang up organically from individuals using Lincoln 
Talk, our only open-ended Town-wide communication platform.  They did not have 
the advantage of being appointed as committee members by the Selects.  Instead, 
they attended meetings, read distributed information, and looked up relevant 
Massachusetts’ law.  Their ideas grew during back-and-forth discussions on 
Lincoln Talk. There is no open meeting law to restrict residents from talking 
together. To characterize these discussions as ‘secret meetings’ is offensive 
to me. 

These individuals, without a hierarchy of leaders but with similar ideas and 
meeting mostly on line, created a web site 
 with fact-based 
information regarding the Housing Choice Act and a fifth option, now called 
Option E. While I have not contributed to the website, I have taken a strong 
interest in the analysis presented there.  To my knowledge, there is no 
‘special interest’ that unites the group other than basing their opinions on 
data and analysis and showing where that leads.

And that leads me to Option E, which is entirely compliant with HCA rezoning 
rules. Its main difference compared to Options C and D, is that it excludes the 
Lincoln Mall from HCA development. It excludes the Mall because many of us, 
listed as supporters 
 on the LRHA 
website, believe it is the most likely to be developed and we want it to be 
developed subject to Town approvals: we want more affordability and better 
control of the layout and design than a ‘by right’ developer might give us. 

As a 20-year member of the Lincoln Land Conservation Trust and a supporter of 
the RLF, I want to see the Mall filled with wonderful condos, one of which I 
might buy when we are ready to downsize! I do not criticize the Town staff, the 
RLF, and the appointed Working Group members.  They have done a great job 
getting us to this point. But everyone has their own lens for Lincoln’s 
response to the housing crisis.  Let’s not criticize those residents who have 
invested their time and volunteered their skills to create alternatives. We 
will all meet on December 2nd to make the best choice we know how to make for 
Lincoln’s future. See you there!

Lynne Smith
5 Tabor Hill Road
Lincoln, MA 01773
cell:  781-258-1175
ly...@smith.net



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[LincolnTalk] Clarification

2023-11-28 Thread Sara Mattes

Anyone would  look at the email chain, the original email identifies the sender.

This drumbeat of secret cabals, disinformation, deception reveals a certain 
lack of curiosity as to the parties behind the LincolnHCA.
They have a website, which “names names.”
It also has a lot of good, clear information- “just the facts, ma’am,”  in 
addition to a clear opinion about what they support.
The website is pretty good at separating the factual presentation from opinion.
The opinion is derived from analysis of the facts and interpretations of 
potential outcomes.

Before anymore such vitriol appears in these public forums, please check 
yourself.
Do your homework.

Only municipal organizations and members, elected or appointed, are bound by 
Open Meeting Law.
They such give 48 hours notice of meetings with a posted agenda.
They must keep, vote to approve and then post minutes.

Organizations such as the Boy Scouts, the Garden Club, the Lincoln Minutemen, 
etc. are not bound by the same requirements.
Most, but not all have publicly available websites, as does the Lincoln HCA.
Others do not.

What we all share is a passionate concern about the future of our town.
Let us not cast aspirations on those we differ with.

Can we agree to disagree-civilly…AND respectfully?

Sara

--
Sara Mattes

> On Nov 28, 2023, at 9:49 AM, Bob Kupperstein  wrote:
> 
> Who created this?  There is no identifying information or disclosure attached 
> or as part of the content.
> 
> In this age of disinformation, it is irresponsible and deceptive to put forth 
> something like this (not to mention endorsing it) without disclosing who 
> created it and who is behind it.
> 
> Respectfully, 
> 
> -Bob
> 
> 
> On Tue, Nov 28, 2023 at 6:10 AM Bijoy Misra  > wrote:
>> Very clear.  Very well done!
>> Bijoy Misra
>> 
>> On Mon, Nov 27, 2023 at 10:03 PM Barbara Peskin > > wrote:
>>> Dear Lincoln, 
>>> 
>>> Please review this screencast about Option C, Option E and What Lies Ahead. 
>>> 
>>> https://drive.google.com/file/d/1ZqfU8l81x9-zkboI7Gmargq62nxri5X6/view?usp=sharing
>>> 
>>> The video is 8 minutes 25 seconds. 
>>> 
>>> Attached is a PDF of the slides; the screencast provides more informative 
>>> explanation. 
>>> 
>>> Thank you.
>>> 
>>> Barbara
>>> 
>>> ~
>>> Barbara Peskin
>>> 
>>> My Moments in Nature Photo Gallery: barbarapeskin.com 
>>> 
>>> -- 
>>> The LincolnTalk mailing list.
>>> To post, send mail to Lincoln@lincolntalk.org 
>>> .
>>> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
>>> Change your subscription settings at 
>>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>> 
>> -- 
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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] A recommended Sunday drive

2023-11-28 Thread Don Seltzer

On Tue, Nov 28, 2023 at 9:49 AM Virginia Goodwin 
wrote:

> Regarding the issue of "we don't write discriminatory laws", I have two
> examples off the top of my head:
>
> 1) Arlington refusing to allow the Red Line to go through is a specific
> local example of laws passed to control (ie: restrict) all of those “inner
> city” (ie: poor; ie: Black) T riders from besmirching the pristine environs
> of their precious suburb.
>

I was a resident of Arlington at that time.  I strongly disagree with your
interpretation of  what happened in the 1970's.
The proposal at that time was to extend and terminate the Red line in
Arlington Center.  It was a terrible idea because the terminus of a subway
line should have a large parking facility, a large bus station serving
feeder routes, and good access to major highways.  Unlike the Alewife site,
Arlington Center had none of these.  It would have been a traffic and
parking nightmare to terminate the Red line there.  What many Arlington
residents were demanding was an extended Red line to at least Arlington
Heights, and preferably all the way to 128.  They were open to the Red line
going through town, with one or two stations, but opposed to the line
terminating in town.

The most vocal opposition came from St Agnes Church, which would have been
heavily impacted by a terminal built next door.  There were multiple
reasons for the opposition, in which fear of increased crime was certainly
one.  It has been popularized by some authors of academic papers as the
primary reason for opposition, without any analytical data.  My perception
as a resident was that racial/crime fears were secondary.  Most residents
wanted faster, more convenient public transportation, but a Red line
terminus in Arlington had too many insurmountable problems.  That is why I
and many of my neighbors voted against it.

Don Seltzer
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Re: [LincolnTalk] Housing Choice FAQs

2023-11-28 Thread John F. Carr

I think the assessment is supposed to change, but the software won't do a good
job for the first year or two.

Your property is rezoned.  A builder offers you $5 million with the
intention of tearing
down your house and building a bunch of ugly boxes.  (Credit Don Henley for that
expression.)  You refuse for reasons only known to you.  Your property
is worth at
least $5 million fair cash value.  But how does the assessor know without any
completed sales in the new district?  You do not have to report rejected offers.

The law (link below) requires two pieces of information for each
property: classification
and "fair cash valuation".  Fair cash value is what the property would
sell for in an arm's
length transaction.  Classification is based on current use without
regard to zoning.
In most towns classification is "residential" or "commercial," with commercial
uses paying a higher rate.  In Lincoln a house on a lot zoned
commercial is billed at
the $12.89 residential rate.  A store on the same lot is billed at the
$19.70 commercial rate.

https://malegislature.gov/Laws/GeneralLaws/PartI/TitleIX/Chapter59/Section38

I can't speak for the current assesors' plans and I can't say what the
Select Board
will ask of them.  I especially can't speak for any future assessors.  Remember
when we hired a new water superintendent and she took her job seriously?

John Carr

On Mon, Nov 27, 2023 at 6:39 PM DJCP  wrote:
>
> BUt I think the point is that the assessment doesn't change until the 30 
> units are built. Sure it has more potential value, and someone may pay more 
> for it than before the zoning change, but it won't change your actual 
> assessment or tax bill.
> Diana
>
> On Mon, Nov 27, 2023 at 6:25 PM John F. Carr  wrote:
>>
>> I don't think this statement is accurate:
>> "Properties are assessed based on their current use, not on future
>> possible use."
>>
>> Quoting from a Massachusetts guide for property assessors:
>>
>> "Fair cash valuation is based on the highest and best use of the land, which
>> should reflect the applicable zoning, building or other land use laws and
>> regulations, as well as the physical characteristics of the land."
>>
>> A buildable lot in Lincoln, zoned for one residence, is worth over
>> half a million
>> dollars.  What happens if that land is rezoned to allow 30 units instead of 
>> one?
>> The land is going to be worth several million dollars, not half a million.  
>> The
>> assessed value of the structure on the land has not changed.  The total tax
>> bill has changed.
>>
>> John Carr
>>
>> On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln
>>  wrote:
>> >
>> > On behalf of the HCAWG Outreach Team, we wish you a relaxing holiday 
>> > weekend.
>> >
>> >
>> > - Jennifer, Gary, Kathy
>> >
>> >
>> > 2023 11 22 Housing Choice Act Working Group - FAQs
>> >
>> > What is Option E? A group of residents submitted an option that was 
>> > reviewed at the November 21st Housing Choice Act Working Group (HCAWG) 
>> > meeting. Documents describing the option, as submitted, may be found in 
>> > the documents section of the HCAWG web page 
>> > (https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group).  The 
>> > link to the meeting recording is here:  
>> > https://us06web.zoom.us/rec/share/OWG-84wg0A5W2q8JB2fYWrWAoTq7sMmr4Mv8qCJRRMn0IV7INcFS1evLwQljYv8-.1lOpdFNjrb0Yvp2Q
>> >
>> >
>> >
>> > Will property value assessments change with rezoning?  No. Properties are 
>> > assessed based on their current use, not on future possible use.  If a 
>> > neighbor’s property changes use, that still does not affect assessment.  
>> > Assessments change when an individual property’s use changes.
>> >
>> >
>> >
>> > Why is the commuter parking lot included in the Village Center 
>> > subdistrict? All of the options developed by the HCAWG include the Village 
>> > Center subdistrict which is comprised of the Mall (owned by the RLF), 
>> > Doherty’s, and the two town-owned commuter parking lots (the resident lot 
>> > and the one at the back of the Mall).
>> >
>> > ·   Both commuter lots are currently part of the South Lincoln overlay 
>> > district. Keeping the lots in the Village Center overlay district is 
>> > consistent with past practice and planning principles.
>> >
>> > ·   As the HCAWG has said from the beginning, and in keeping with 
>> > planning discussions over the past several decades, including it in the 
>> > Village Center subdistrict gives the town planning flexibility.
>> >
>> > o   The Mall area is small (4 acres). Including the parking lot allows for 
>> > more holistic planning.
>> >
>> > o   Including it gives the Town leverage in conversations about how that 
>> > area is redeveloped.
>> >
>> > o   Residents have expressed strong support for developing moderate and 
>> > affordable housing. Including the parking lot signals to the state and 
>> > potential developers that Lincoln is serious about transit-oriented 
>> > planning.  This would help the Town gai

Re: [LincolnTalk] A recommended Sunday drive

2023-11-28 Thread Bijoy Misra

*What does it mean to 'maintain the character' of a town that is beyond the
reach of so many people? *
Do distributed housing.  Allow people to come, don't pack up.
Option E is created. further creativity can emerge,
We just have to think on behalf of the land.
Best regards,
Bijoy Misra

On Tue, Nov 28, 2023 at 10:36 AM Bob Kupperstein  wrote:

> IMO, the recent Boston Globe Spotlight series did an excellent job of
> explaining how use of zoning laws and local governance have created our
> current state of economic/racial inequities, as well as the current housing
> shortage.
>
> The example towns they used did not include Lincoln, but if the arguments
> against housing/transportation development mirror those brought up here.
>
> What does it mean to 'maintain the character' of a town that is beyond the
> reach of so many people?
>
> -Bob
>
> On Mon, Nov 27, 2023 at 6:26 PM Terri via Lincoln 
> wrote:
>
>> Neighbor to neighbor... This is  sad to read.
>> Respectfully, I am not aware of  any laws passed "to control the movement
>> of people who look like you or with more Melanin"  especially by residents
>> of Lincoln.  I always  welcome educating myself  on State laws as I will be
>> the first to admit... I did NOT attend law school.
>>  With regards to the 2 acre zoning perhaps you should invite the
>> planning board to give us all a historical perspective of the  zoning of
>> Lincoln.  Hopefully, they can enlighten us all so we can remind each other
>> that we are ALL  on the same side.
>>
>> Warmly,
>> Terri Kafina
>> Giles
>>
>> On Monday, November 27, 2023 at 10:15:54 AM EST, DJCP 
>> wrote:
>>
>>
>> It is ridiculous to keep relying on past laurels as if Lincoln is some
>> sort of beacon of affordable housing.  Look around.  It is not.  It is not
>> diverse, and certainly not as diverse as it could be if 2-acre zoning was
>> not instituted.  I am frequently in all-white spaces.  When residents say
>> they want to "control" development - well, that smacks to me as
>> exclusionary.  Many laws have been passed to control the rights and
>> movement of people who look like me - not to mention those with much more
>> melanin.  Regardless of the wholesome intent of those who instituted the
>> zoning in the first place, the effect it has had is to keep generational
>> wealth (i.e., home ownership) mostly with white people.  At the very least
>> acknowledge the disparate effect of this type of zoning, even if you insist
>> on keeping the founders on a pedestal.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 26, 2023 at 11:32 PM Sara Mattes  wrote:
>>
>> It is interesting and disappointing to read this.
>> Lincoln stood out for creating affordable housing/ mixed income housing
>> long before others.
>> Lincoln Woods, a cooperative mixed income development led the way in the
>> 1970s.
>>
>> Development of new types of multi- family housing, rental and
>> home-ownership, have continued.
>> Today, 40% of our housing units are multi-family, and 13% of all housing
>> is state- certified “affordable.”
>> So, I am not sure what data this report relies on.
>>
>> Certainly, most of our single family homes prices have made us
>> discriminatory… by income.
>> It would be great to come up with a program to address that.
>> But the HCA is not such a program.
>> In fact, HCA rezoning creates further economic discrimination by capping
>> affordability and promoting 90% of all units as “ market rate” and often
>> luxury.
>> This would undercut Lincoln’s history of inclusionary zoning, requiring
>> all developments offer a minimum of 15% affordable units.
>>
>> To me, that makes HCA zoning discriminatory, by Lincoln standards.
>>
>> So much for AI!
>>
>>
>> Sent from my iPhone
>>
>> On Nov 26, 2023, at 10:09 PM, Ray Shepard 
>> wrote:
>>
>> 
>> *From the perspective of ChatGPT...*.
>>
>> *What towns in Massachusetts are known for exclusionary zoning?*
>>
>> *ChatGPT*
>> Several towns in Massachusetts have been identified for their practices
>> of exclusionary zoning. These towns often use zoning laws to limit the
>> development of affordable housing, resulting in a lack of diversity in
>> housing types and prices. Some notable examples include:
>> Weston: Known for its large lot zoning, which requires a significant
>> amount of land per housing unit, making it difficult for smaller, more
>> affordable homes to be built.
>> Dover: Similar to Weston, Dover also employs large lot zoning, which
>> effectively limits the availability of affordable housing options.
>> * Lincoln: This town is known for its strict zoning regulations that
>> limit the types and densities of allowable housing, often pricing out
>> lower-income families.*
>> Wellesley: Wellesley has been cited for using zoning laws to restrict the
>> development of multi-family housing, which tends to be more affordable.
>> Lexington: Known for its high property values and zoning practices that
>> favor single-family homes, limiting more affordable housing options.
>> *Th

Re: [LincolnTalk] Lincoln and the Housing Choice Act: What Lies Ahead

2023-11-28 Thread Lis Herbert

Respectfully, it doesn't take a video or screencast to understand that E
results in virtually no housing at all. And so if the goal is to present an
option that results in meaningful housing near usable public
transportation, any option that excludes the mall, or dumps much of the
zoning changes near Hanscom, should be a non-starter.

The proponents of E have said as much in various town meetings, even as
recently as last week -- I'm paraphrasing but "none of this is going to be
built anyways" is the underlying premise of what they've proposed. Once you
read everything they've said through that lens, it all comes into focus.

Lis

On Tue, Nov 28, 2023 at 10:41 AM Margo Fisher-Martin <
margo.fisher.mar...@gmail.com> wrote:

> Hi,
>
> Yes. It came from Barbara Peskin who created the slide show with maps and
> parcel lists and screencast which came directly from data on the town
> website and LRAH website (lincolnhca.org, which by the way, is not a
> private group - anyone can be added to this resident group.
>
> I think it really helped me understand how important this December 2
> decision is to all of us and the possible impact. Many people have good
> intentions, however, the reality is that the adoption of either option C
> and D will likely not result in significant affordable housing.
>
> Respectfully,
> Margo Fisher-Martin
> 14 Giles
>
> On Tue, Nov 28, 2023 at 10:31 AM Scott Clary 
> wrote:
>
>> Hello Bob,
>>
>> It's clear to me this came from Barbara Peskin. Her name is the only name
>> on the email post. She certainly didn't have the intent of being secretive.
>> I reached out privately  and she's quite proud of this effort. It was a lot
>> of work.
>>
>> Kind Regards,
>>
>> Scott Clary
>> 617-968-5769
>>
>> Sent from a mobile device - please excuse typos and errors
>>
>> On Tue, Nov 28, 2023, 9:50 AM Bob Kupperstein  wrote:
>>
>>> Who created this?  There is no identifying information or disclosure
>>> attached or as part of the content.
>>>
>>> In this age of disinformation, it is irresponsible and deceptive to put
>>> forth something like this (not to mention endorsing it) without disclosing
>>> who created it and who is behind it.
>>>
>>> Respectfully,
>>>
>>> -Bob
>>>
>>>
>>> On Tue, Nov 28, 2023 at 6:10 AM Bijoy Misra 
>>> wrote:
>>>
 Very clear.  Very well done!
 Bijoy Misra

 On Mon, Nov 27, 2023 at 10:03 PM Barbara Peskin 
 wrote:

> Dear Lincoln,
>
> Please review this screencast about Option C, Option E and What Lies
> Ahead.
>
>
> https://drive.google.com/file/d/1ZqfU8l81x9-zkboI7Gmargq62nxri5X6/view?usp=sharing
>
> The video is 8 minutes 25 seconds.
>
> Attached is a PDF of the slides; the screencast provides more
> informative explanation.
>
> Thank you.
>
> Barbara
>
> ~
> Barbara Peskin
>
> *My Moments in Nature Photo Gallery: barbarapeskin.com
> *
> --
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at
> https://pairlist9.pair.net/mailman/private/lincoln/.
> Change your subscription settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
> --
 The LincolnTalk mailing list.
 To post, send mail to Lincoln@lincolntalk.org.
 Browse the archives at
 https://pairlist9.pair.net/mailman/private/lincoln/.
 Change your subscription settings at
 https://pairlist9.pair.net/mailman/listinfo/lincoln.

 --
>>> The LincolnTalk mailing list.
>>> To post, send mail to Lincoln@lincolntalk.org.
>>> Browse the archives at
>>> https://pairlist9.pair.net/mailman/private/lincoln/.
>>> Change your subscription settings at
>>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>>
>>> --
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org.
>> Browse the archives at
>> https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>
>> --
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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] Housing Choice FAQs

2023-11-28 Thread David Cuetos

Massachusetts law

dictates that "The assessors of each city and town shall determine the fair
cash valuation of such real property for the purpose of taxation on the
first day of January of each year." Best practice would be for assessors to
proactively adjust land valuations to reflect best and highest use, but
even if they fail to do so, properties will eventually transact in the open
market reflecting the new higher valuation. It is the job of the assessors
to use those comparable sales to adjust the value of rezoned properties.

I also want to clarify there is no linkage between our tax bills and our
property values to speak of. Our average property taxes have for well over
a decade not failed to increase the maximum 2.5% allowed without an
override, regardless of what happens with property values. The only thing
that higher assessed values help with is keeping our property tax RATE per
dollar of assessed value lower. There is also a provision that caps average
property taxes for any municipality in Massachusetts at 2.5% of assessed
value, but we are very far from that today.

On Tue, Nov 28, 2023 at 9:32 AM DJCP  wrote:

> If *houses keep being sold...
>
> On Tue, Nov 28, 2023 at 9:29 AM DJCP  wrote:
>
>> You're right, I misread his email.
>>
>> But John has picked one line out of a guide - and we don't even know
>> which one.
>>
>> This is from the assessor's website and explains how the town calculates
>> the assessed value of a property:
>> https://www.lincolntown.org/Faq.aspx?QID=84
>> It is based on property sales, and applying some value extrapolated from
>> the sales to all of the properties in town.  So short of a gut rehab or
>> tearing down and rebuilding your house, I don't think one factor such as
>> rezoning can spike one's property tax.  Interestingly though, if prices
>> keep being sold at our artificially inflated prices, our collective taxes
>> keep going up!
>>
>> Here is another helpful guide I found on how Wellfleet calculates
>> property taxes.  All communities in Mass work off of the same state law -
>> Mass. Gen. Laws ch 59
>>
>>
>> On Mon, Nov 27, 2023 at 10:02 PM William Broughton <
>> wbroughto...@gmail.com> wrote:
>>
>>>
>>> I’m sorry but isn’t that the exact opposite of what John just quoted
>>> from a Massachusetts guide for property assessors?
>>>
>>> Best,
>>> Will
>>>
>>>
>>>
>>>
>>>
>>> On Nov 27, 2023, at 6:39 PM, DJCP  wrote:
>>>
>>> 
>>> BUt I think the point is that the assessment doesn't change until the 30
>>> units are built. Sure it has more potential value, and someone may pay more
>>> for it than before the zoning change, but it won't change your actual
>>> assessment or tax bill.
>>> Diana
>>>
>>> On Mon, Nov 27, 2023 at 6:25 PM John F. Carr 
>>> wrote:
>>>
 I don't think this statement is accurate:
 "Properties are assessed based on their current use, not on future
 possible use."

 Quoting from a Massachusetts guide for property assessors:

 "Fair cash valuation is based on the highest and best use of the land,
 which
 should reflect the applicable zoning, building or other land use laws
 and
 regulations, as well as the physical characteristics of the land."

 A buildable lot in Lincoln, zoned for one residence, is worth over
 half a million
 dollars.  What happens if that land is rezoned to allow 30 units
 instead of one?
 The land is going to be worth several million dollars, not half a
 million.  The
 assessed value of the structure on the land has not changed.  The total
 tax
 bill has changed.

 John Carr

 On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln
  wrote:
 >
 > On behalf of the HCAWG Outreach Team, we wish you a relaxing holiday
 weekend.
 >
 >
 > - Jennifer, Gary, Kathy
 >
 >
 > 2023 11 22 Housing Choice Act Working Group - FAQs
 >
 > What is Option E? A group of residents submitted an option that was
 reviewed at the November 21st Housing Choice Act Working Group (HCAWG)
 meeting. Documents describing the option, as submitted, may be found in the
 documents section of the HCAWG web page (
 https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group).
 The link to the meeting recording is here:
 https://us06web.zoom.us/rec/share/OWG-84wg0A5W2q8JB2fYWrWAoTq7sMmr4Mv8qCJRRMn0IV7INcFS1evLwQljYv8-.1lOpdFNjrb0Yvp2Q
 >
 >
 >
 > Will property value assessments change with rezoning?  No. Properties
 are assessed based on their current use, not on future possible use.  If a
 neighbor’s property changes use, that still does not affect assessment.
 Assessments change when an individual property’s use changes.
 >
 >
 >
 > Why is the commuter parking lot included in the Village Center
 subdistrict? All of the options developed by the HCAWG incl

Re: [LincolnTalk] Lincoln and the Housing Choice Act: What Lies Ahead

2023-11-28 Thread Barbara Peskin

Hi Bob,
If you mean the slide show, maps and parcel lists and screencast, I created
it completely from data on the town website and LRAH website (lincolnhca.org)
and google maps - it took a while to map the parcels but I was diligent in
my efforts.

I had my name on the Lincoln Talk post.

Thanks for checking it out.

Barbara Peskin
South Great Road

On Tue, Nov 28, 2023 at 9:49 AM Bob Kupperstein  wrote:

> Who created this?  There is no identifying information or disclosure
> attached or as part of the content.
>
> In this age of disinformation, it is irresponsible and deceptive to put
> forth something like this (not to mention endorsing it) without disclosing
> who created it and who is behind it.
>
> Respectfully,
>
> -Bob
>
>
> On Tue, Nov 28, 2023 at 6:10 AM Bijoy Misra  wrote:
>
>> Very clear.  Very well done!
>> Bijoy Misra
>>
>> On Mon, Nov 27, 2023 at 10:03 PM Barbara Peskin 
>> wrote:
>>
>>> Dear Lincoln,
>>>
>>> Please review this screencast about Option C, Option E and What Lies
>>> Ahead.
>>>
>>>
>>> https://drive.google.com/file/d/1ZqfU8l81x9-zkboI7Gmargq62nxri5X6/view?usp=sharing
>>>
>>> The video is 8 minutes 25 seconds.
>>>
>>> Attached is a PDF of the slides; the screencast provides more
>>> informative explanation.
>>>
>>> Thank you.
>>>
>>> Barbara
>>>
>>> ~
>>> Barbara Peskin
>>>
>>> *My Moments in Nature Photo Gallery: barbarapeskin.com
>>> *
>>> --
>>> The LincolnTalk mailing list.
>>> To post, send mail to Lincoln@lincolntalk.org.
>>> Browse the archives at
>>> https://pairlist9.pair.net/mailman/private/lincoln/.
>>> Change your subscription settings at
>>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>>
>>> --
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org.
>> Browse the archives at
>> https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>
>>

-- 
~
Barbara Peskin

*My Moments in Nature Photo Gallery: barbarapeskin.com
*
-- 
The LincolnTalk mailing list.
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Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
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Re: [LincolnTalk] A recommended Sunday drive - fee in lieu of affordable housing

2023-11-28 Thread David Cuetos

The quid pro quo deal is not just an idea, it is an active plan to incent a
property owner (TCB) to open up their water treatment plan to enable
another private property owner (RLF/Civico) to save itself the cost and
space of building its own septic. Mr. Taylor has mentioned this plan twice
during Planning Board meetings. Coincidentally, there have been three
Select Board meetings to discuss the potential conveyance of town property.
The Selects have refused disclosing which parcels were discussed.
Regardless of the need for a town vote to convey this property, how can
this plan be represented as advancing the general interest of townspeople?

The RLF Chair has been very explicit in public meetings about the plan to
reduce commercial space at the Mall. This a verbatim quote from the
November 8th Community Forum: "We are not trying to increase the amount of
square footage of commercial space we have at the Mall. So right now what
we are thinking of doing would in fact on net decrease the amount of
commercial space we have at the Mall by some amount." 1:46:59
https://cloud.castus.tv/vod/lincoln/video/6553ef5bc9f26400089ffb98?page=HOME

Lincoln Residents for Housing Alternatives is not a special-interest group.
There is no special economic profit any of us will derive from Option E. As
has already been discussed, one of our members is a property owner of a
parcel that would be rezoned under every option, including E. The only
interest we are defending is the general interest of the residents of
Lincoln. We are just a group of residents, open to anyone in town who
shares these concerns. In fact, many residents joined the group only
recently and have made very substantial contributions. I am somewhat
perplexed by the comment of us not having minutes of our meetings. We are
not a public body or a board of directors, just a group of residents. It is
not a relevant critique.

There are certainly residents in town who work for the biggest economic
beneficiary of the rezoning under options C-D, namely the RLF. They are of
course entitled to sharing their opinion, but I would argue it would be
good practice for them to share their underlying conflict of interest when
speaking publicly on this matter.

David Cuetos

On Tue, Nov 28, 2023 at 9:34 AM Sara Lupkas  wrote:

> "Open meeting discussions point to a lot of possible concessions to private
> entities (applying for grants on their behalf, in lieu fees, increasing
> height restrictions to 48", quid pro quo exchange of land, reduction of
> commercial space at the mall). Option E is the only one that allows all of
> the pieces to be disclosed to residents with time to deliberate and
> understand the various issues at play without having to vote down
> compliance with the HCA in March."
>
> There is no "quid pro quo exchange of land." Any change in use of town-owned 
> land would require 2/3 vote at a Town Meeting to approve. Just because an 
> idea has been mentioned in meetings does not mean that there is any plan to 
> exchange that land, which again, could not be done outside of town meeting.
>
> There is also no planned reduction of commercial space at the mall. RLF 
> representatives have only tried to be realistic about the mall, which is 
> suffering the same fate and future prospects as all in-person retail across 
> the US. Claiming that Option E would "protect commercial retail in our 
> Village Center" is disingenuous, and as far as I know, no one from the group 
> who came up with Option E has met with any tenants, or RLF management, to 
> discuss what specifically would protect retail there.
>
> The entire concept of open meetings, which the group who developed Option E 
> seems so determined to parse every moment of, has been entirely lost with the 
> creation of Option E. Letting a special-interest group, which has had secret 
> meetings to develop these options, with no public notifications of meetings 
> or publication of minutes, put an option up to vote has done more to damage 
> the integrity of this process than anything else I've seen.
>
> ** Lastly, anyone who feels strongly about protecting the existing retail at 
> the mall should commit to doing more shopping there, especially this holiday 
> season.**
>
>
>
> --
> *Sara Lupkas*
>
> --
> 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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Re: [LincolnTalk] Housing Choice FAQs

2023-11-28 Thread Lis Herbert

A bit shorter than the NBER paper is this article

that
explains how the natural balance of supply and demand in the housing market
can be easily muddied by outside forces, specifically zoning regulations
that mean there is not enough supply to meet demand. Restrictive zoning
prevents meaningful multi-family housing construction, inflates existing
home prices, pushes low income people out of their communities, and results
in the beneficiaries of that zoning clinging to the regulations that cause
their home values to skyrocket, and on and on it goes, for decades now.

This isn't news to many people but it's fair to say that artificially
inflated prices are the result of the market not working, when regulations
are allowed to play an outsized role in dictating supply. Prices may be set
by the market but the market is flawed and it is, as you note Scott,
definitely a supply side problem.

"A huge dose of moderate-income housing construction would have a major
impact on affordability." Lincoln alone isn't going to build a huge dose,
but the intent of the HCA

is
for the aggregate to make a meaningful difference. If Lincoln votes to
approve zoning in parts of town that will never be redeveloped, we are not
doing our part, and nobody should be patting themselves on the back for
voting for nothing. (Or to quote Andy Wang: X% of 0 is 0.)

Here's the cautionary note at the end:

In some cases, a city may be on its way to becoming a “great city,” and
market forces should be allowed to drive out lower-income people who can’t
participate fully in this greatness to make way for those who can. But,
more often, a city with a high housing-price-to-income ratio is less a
“great city” than a supply-constrained one lacking in empathy, humanitarian
impulse, and, increasingly, diversity. And that creates fertile ground for
dangerous animosities.

Why Do Cities Become Unaffordable? | by Robert J. Shiller

project-syndicate.org

Lis

[One advantage of being moderated is the ability to edit, when you remember
that pasting a link isn't helpful without some context.]

On Tue, Nov 28, 2023 at 12:57 PM Scott Clary  wrote:

> Thank you for providing this information Diana.
>
> I understand that in the end what transpires in the future will be fact.
> My point was that it would be good to have an idea of "potential" tax
> implications now. This estimate could be accomplished with impact studies
> of which I do not have knowledge if any exist.
>
> I read a good chunk of the article from Wharton School. The premise is
> based on supply side issues. And as I stated in my previous post,
> regardless of the supply side issues, the article confirms that market
> forces determine value. Nowhere did I see any insinuations to artificial
> inflation.
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
>
> Sent from a mobile device - please excuse typos and errors
>
> On Tue, Nov 28, 2023, 11:54 AM DJCP  wrote:
>
>> I'd like to know if God exists, but some things we just can't know until
>> they happen (in the case of my question, when I die I guess)!
>>
>> But Google did show me this published journal article and, if I'm reading
>> it correctly, seems to say that restrictive (i.e., single family) land use
>> regulations (i.e., zoning) drive up the price of land, by about $50k in the
>> Boston area, based on a  pre-covid data, even.
>> https://www.nber.org/papers/w28993
>> 
>>
>> And by artificially inflated prices, I just mean because of our
>> artificially low housing stock based on things like lack of construction
>> b/c of things like restrictive zoning, whereas there is plenty of demand.
>>
>> And there absolutely can be artificially inflated prices.  We had a whole
>> global economic crisis in 2008 related to it.
>>
>> On Tue, Nov 28, 2023 at 11:28 AM Scott Clary 
>> wrote:
>>
>>> It would be good to know what the potential tax implications are under
>>> HCA. Our tax increases are slowly but surely squeezing my family out of
>>> town.
>>>
>>> Regardless of what an annual percentage increase in property values may
>>> be, the Commonwealth's levies are capped at two and a half percent unless
>>> an override. And in theory as property values go up the tax rate can come
>>> down.
>>>
>>> I am curious how our property prices / values are artificially inflated.
>>> Market forces determine value. Whether o

Re: [LincolnTalk] Lincoln and the Housing Choice Act: What Lies Ahead

2023-11-28 Thread Sara Mattes

No-many fail to see that by holding the mall out for separate consideration-one 
that would include housing, more affordable housing -the outcome would be real 
housing that serves a population in need…not more luxury condos, as CIVICO is 
looking to build.

Housing at the mall is a social justice issue.
The HCA rezoning will not deliver that.



--
Sara Mattes




> On Nov 28, 2023, at 11:42 AM, Lis Herbert  wrote:
> 
> Respectfully, it doesn't take a video or screencast to understand that E 
> results in virtually no housing at all. And so if the goal is to present an 
> option that results in meaningful housing near usable public transportation, 
> any option that excludes the mall, or dumps much of the zoning changes near 
> Hanscom, should be a non-starter. 
> 
> The proponents of E have said as much in various town meetings, even as 
> recently as last week -- I'm paraphrasing but "none of this is going to be 
> built anyways" is the underlying premise of what they've proposed. Once you 
> read everything they've said through that lens, it all comes into focus.
> 
> Lis
> 
> On Tue, Nov 28, 2023 at 10:41 AM Margo Fisher-Martin 
> mailto:margo.fisher.mar...@gmail.com>> wrote:
>> Hi,
>> 
>> Yes. It came from Barbara Peskin who created the slide show with maps and 
>> parcel lists and screencast which came directly from data on the town 
>> website and LRAH website (lincolnhca.org , which by 
>> the way, is not a private group - anyone can be added to this resident group.
>> 
>> I think it really helped me understand how important this December 2 
>> decision is to all of us and the possible impact. Many people have good 
>> intentions, however, the reality is that the adoption of either option C and 
>> D will likely not result in significant affordable housing.
>> 
>> Respectfully,
>> Margo Fisher-Martin
>> 14 Giles
>> 
>> On Tue, Nov 28, 2023 at 10:31 AM Scott Clary > > wrote:
>>> Hello Bob,
>>> 
>>> It's clear to me this came from Barbara Peskin. Her name is the only name 
>>> on the email post. She certainly didn't have the intent of being secretive. 
>>> I reached out privately  and she's quite proud of this effort. It was a lot 
>>> of work.
>>> 
>>> Kind Regards,
>>> 
>>> Scott Clary
>>> 617-968-5769
>>> 
>>> Sent from a mobile device - please excuse typos and errors   
>>> 
>>> On Tue, Nov 28, 2023, 9:50 AM Bob Kupperstein >> > wrote:
 Who created this?  There is no identifying information or disclosure 
 attached or as part of the content.
 
 In this age of disinformation, it is irresponsible and deceptive to put 
 forth something like this (not to mention endorsing it) without disclosing 
 who created it and who is behind it.
 
 Respectfully, 
 
 -Bob
 
 
 On Tue, Nov 28, 2023 at 6:10 AM Bijoy Misra >>> > wrote:
> Very clear.  Very well done!
> Bijoy Misra
> 
> On Mon, Nov 27, 2023 at 10:03 PM Barbara Peskin  > wrote:
>> Dear Lincoln, 
>> 
>> Please review this screencast about Option C, Option E and What Lies 
>> Ahead. 
>> 
>> https://drive.google.com/file/d/1ZqfU8l81x9-zkboI7Gmargq62nxri5X6/view?usp=sharing
>> 
>> The video is 8 minutes 25 seconds. 
>> 
>> Attached is a PDF of the slides; the screencast provides more 
>> informative explanation. 
>> 
>> Thank you.
>> 
>> Barbara
>> 
>> ~
>> Barbara Peskin
>> 
>> My Moments in Nature Photo Gallery: barbarapeskin.com 
>> 
>> -- 
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org 
>> .
>> Browse the archives at 
>> https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at 
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>> 
> -- 
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org 
> .
> Browse the archives at 
> https://pairlist9.pair.net/mailman/private/lincoln/.
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 -- 
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 .
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 https://pairlist9.pair.net/mailman/listinfo/lincoln.
 
>>> -- 
>>> The LincolnTalk mailing list.
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>>> .
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Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and HCA Choices

Nothing you have written contradicts the facts that there are no published
minutes or agenda items even for others to pour over in minute detail with
our copious free time.

Second, option E is not compliant. The only compliant option is C as that
is the only option submitted to the state that has been approved.

In fact, the lack of continuity on Lewis St is a big red flag and may get
rejected. Not having minutes or notes from the development of the option
means there is no concurrent evident to show the state that there was no
racist or discriminatory or self serving intent in crafting that option.



On Tue, Nov 28, 2023, 2:56 PM Lynne Smith  wrote:

> I am writing in response to recent comments on Lincoln Talk, one of which
> accused the Lincoln Residents for Housing Alternatives (LRHA) of being a 
> “*special
> interest group, which has had secret meetings to develop…options with no
> public notifications of meetings or publication of minutes*”.
>
> This group of residents sprang up organically from individuals using
> Lincoln Talk, our only open-ended Town-wide communication platform.  They
> did not have the advantage of being appointed as committee members by the
> Selects.  Instead, they attended meetings, read distributed information,
> and looked up relevant Massachusetts’ law.  Their ideas grew during
> back-and-forth discussions on Lincoln Talk. There is no open meeting law to
> restrict residents from talking together. To characterize these discussions
> as ‘secret meetings’ is offensive to me.
>
> These individuals, without a hierarchy of leaders but with similar ideas
> and meeting mostly on line, created a web site
>  with fact-based
> information regarding the Housing Choice Act and a fifth option, now called
> Option E. While I have not contributed to the website, I have taken a
> strong interest in the analysis presented there.  To my knowledge, there
> is no ‘special interest’ that unites the group other than basing their
> opinions on data and analysis and showing where that leads.
>
> And that leads me to Option E, which is entirely compliant with HCA
> rezoning rules. Its main difference compared to Options C and D, is that it
> excludes the Lincoln Mall from HCA development. It excludes the Mall
> because many of us, listed as supporters
>  on the LRHA
> website, believe it is the most likely to be developed and we want it to
> be developed subject to Town approvals: we want more affordability and
> better control of the layout and design than a ‘by right’ developer might
> give us.
>
> As a 20-year member of the Lincoln Land Conservation Trust and a supporter
> of the RLF, I want to see the Mall filled with wonderful condos, one of
> which I might buy when we are ready to downsize! I do not criticize the
> Town staff, the RLF, and the appointed Working Group members.  They have
> done a great job getting us to this point. But everyone has their own lens
> for Lincoln’s response to the housing crisis.  Let’s not criticize those
> residents who have invested their time and volunteered their skills to
> create alternatives. We will all meet on December 2nd to make the best
> choice we know how to make for Lincoln’s future. See you there!
> Lynne Smith
> 5 Tabor Hill Road
> Lincoln, MA 01773
> cell:  781-258-1175
> ly...@smith.net
>
>
>
> --
> 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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Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and HCA Choices

2023-11-28 Thread John Mendelson

This strikes me as extremely hypocritical in regard to the way the dialog
has unfolded over the past few months.

Why should this group receive preferential treatment in terms of the
process used to develop an option we are being asked to vote on?  Many
members of the group who developed option E have spent the last few months
demanding transparency, calling into question the ethics of the volunteers
on the working group and elsewhere, destabilizing the process, and
generally using the public forum of Lincoln Talk as a bully pulpit to push
their agenda.

I am asking for meeting and voting records in order to fully evaluate the
merits of and intent behind option E, just like many have asked for and
received  for Options C and D.

To vote for an option (E) that has not had the same level of public
scrutiny is a terrible idea.

John

On Tue, Nov 28, 2023 at 2:56 PM Lynne Smith  wrote:

> I am writing in response to recent comments on Lincoln Talk, one of which
> accused the Lincoln Residents for Housing Alternatives (LRHA) of being a 
> “*special
> interest group, which has had secret meetings to develop…options with no
> public notifications of meetings or publication of minutes*”.
>
> This group of residents sprang up organically from individuals using
> Lincoln Talk, our only open-ended Town-wide communication platform.  They
> did not have the advantage of being appointed as committee members by the
> Selects.  Instead, they attended meetings, read distributed information,
> and looked up relevant Massachusetts’ law.  Their ideas grew during
> back-and-forth discussions on Lincoln Talk. There is no open meeting law to
> restrict residents from talking together. To characterize these discussions
> as ‘secret meetings’ is offensive to me.
>
> These individuals, without a hierarchy of leaders but with similar ideas
> and meeting mostly on line, created a web site
>  with fact-based
> information regarding the Housing Choice Act and a fifth option, now called
> Option E. While I have not contributed to the website, I have taken a
> strong interest in the analysis presented there.  To my knowledge, there
> is no ‘special interest’ that unites the group other than basing their
> opinions on data and analysis and showing where that leads.
>
> And that leads me to Option E, which is entirely compliant with HCA
> rezoning rules. Its main difference compared to Options C and D, is that it
> excludes the Lincoln Mall from HCA development. It excludes the Mall
> because many of us, listed as supporters
>  on the LRHA
> website, believe it is the most likely to be developed and we want it to
> be developed subject to Town approvals: we want more affordability and
> better control of the layout and design than a ‘by right’ developer might
> give us.
>
> As a 20-year member of the Lincoln Land Conservation Trust and a supporter
> of the RLF, I want to see the Mall filled with wonderful condos, one of
> which I might buy when we are ready to downsize! I do not criticize the
> Town staff, the RLF, and the appointed Working Group members.  They have
> done a great job getting us to this point. But everyone has their own lens
> for Lincoln’s response to the housing crisis.  Let’s not criticize those
> residents who have invested their time and volunteered their skills to
> create alternatives. We will all meet on December 2nd to make the best
> choice we know how to make for Lincoln’s future. See you there!
> Lynne Smith
> 5 Tabor Hill Road
> Lincoln, MA 01773
> cell:  781-258-1175
> ly...@smith.net
>
>
>
> --
> 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] Shop for Books and Help Your School!

2023-11-28 Thread Jen Zeis

Dear Lincolnites,

We at the Lincoln School Foundation
 are planning our first
Online Book Fair Fundraiser and *we need your help purchasing books for
your family, friends, and our wonderful teachers at Lincoln Public Schools
this holiday season! *25% of all proceeds go directly to the Lincoln School
Foundation!

*1. Visit our book fair website at *
https://www.bookfair.org/welcome/lincoln-school-foundation/


2. Shop for books! You may purchase for family, friends or help fulfill
teacher wishlists! 25% of every book purchased between Nov. 28 - Dec 11
goes directly to the Lincoln School Foundation to fund innovative teaching
grants ! (After that
date, 15% of any books purchased still go to LSF.)


   1. To shop for family or friends, check out Bookfair.org
   ’s pre-curated staff-picks, award-winning book
   lists organized by grade, or search by subject and reading level.



   1. To shop for LPS teachers, click on any wishlist and add books to your
   cart. Find your school’s grade or specialist wishlist on
   https://www.bookfair.org/welcome/lincoln-school-foundation/ listed in
   green, blue, or red. Wishlist purchases will be anonymous to the teachers.
   Any books purchased (including those from wishlists) will ship directly to
   you. To get books to the teachers, simply drop them off in the
   appropriately labeled bin in your school’s front lobby.


That’s it! Thank you for considering our invitation. We look forward to
adding to Lincoln’s literary treasure trove with you!

If you have any questions or need assistance with the process, please don't
hesitate to reach out to us at bookf...@lincolnschoolfoundation.org. And
feel free to forward this email along to anyone– grandparents, family
members, friends!

Warm regards,
The Lincoln School Foundation


[image: image.png]
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Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and HCA Choices

2023-11-28 Thread Karla Gravis

Option E was presented in a public meeting on 11/21. You can look at the
video of the meeting here

  .

The citizens group came together organically, not unlike the citizens group
that sprung up in Newton (and displaced five incumbents in the recent
elections). The Brookline Select Board also worked with citizen
groups, going as far as visiting each building on Harvard St to make
decisions on which ones to include as a group. This form of citizen
involvement is happening in other towns.

100 residents emailed the Selects asking for an additional option to
Options C and Ds. I would argue the “special interest” here is the
inclusion of the RLF project into *every* single option the HCAWG has
presented, even though many people have requested an option without it. I
would also argue it is a special interest when RLF employees criticize a
grassroots citizens group, without disclosing their affiliation to the RLF.
Another “special interest” is Civico having a say in our bylaws.

*Why does every single HCAWG option include the mall? *There would have
been no need for a citizen-generated option if the HCAWG had 1) put forth
an option without the mall and/or 2) addressed the numerous concerns (and
mistakes) with options C and D. These concerns were brought up publicly.

Let’s remember Utile created the options in private meetings. There were no
open discussions where the HCAWG went parcel by parcel as to what was
included or not. Utile came up with the options privately (based on some
loose guidance but no parcel-by-parcel open discussion whatsoever) and then
were presented to the public. Perhaps if there had been open discussions
with Utile, we would have been quicker to catch the multiple mistakes in
the submission before it was sent to the State. (18 extra acres of parcels,
LW zoning at 20 units/acre, etc). Must be noted that it was the citizens'
group who caught the mistakes.

>
>
> -- Forwarded message -
> From: John Mendelson 
> Date: Tue, Nov 28, 2023 at 15:44
> Subject: Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and
> HCA Choices
> To: Lynne Smith 
> CC: Lincoln 
>
>
> This strikes me as extremely hypocritical in regard to the way the dialog
> has unfolded over the past few months.
>
> Why should this group receive preferential treatment in terms of the
> process used to develop an option we are being asked to vote on?  Many
> members of the group who developed option E have spent the last few months
> demanding transparency, calling into question the ethics of the volunteers
> on the working group and elsewhere, destabilizing the process, and
> generally using the public forum of Lincoln Talk as a bully pulpit to push
> their agenda.
>
> I am asking for meeting and voting records in order to fully evaluate the
> merits of and intent behind option E, just like many have asked for and
> received  for Options C and D.
>
> To vote for an option (E) that has not had the same level of public
> scrutiny is a terrible idea.
>
> John
>
> On Tue, Nov 28, 2023 at 2:56 PM Lynne Smith  wrote:
>
>> I am writing in response to recent comments on Lincoln Talk, one of which
>> accused the Lincoln Residents for Housing Alternatives (LRHA) of being a 
>> “*special
>> interest group, which has had secret meetings to develop…options with no
>> public notifications of meetings or publication of minutes*”.
>>
>> This group of residents sprang up organically from individuals using
>> Lincoln Talk, our only open-ended Town-wide communication platform.  They
>> did not have the advantage of being appointed as committee members by the
>> Selects.  Instead, they attended meetings, read distributed information,
>> and looked up relevant Massachusetts’ law.  Their ideas grew during
>> back-and-forth discussions on Lincoln Talk. There is no open meeting law to
>> restrict residents from talking together. To characterize these discussions
>> as ‘secret meetings’ is offensive to me.
>>
>> These individuals, without a hierarchy of leaders but with similar ideas
>> and meeting mostly on line, created a web site
>>  with fact-based
>> information regarding the Housing Choice Act and a fifth option, now called
>> Option E. While I have not contributed to the website, I have taken a
>> strong interest in the analysis presented there.  To my knowledge, there
>> is no ‘special interest’ that unites the group other than basing their
>> opinions on data and analysis and showing where that leads.
>>
>> And that leads me to Option E, which is entirely compliant with HCA
>> rezoning rules. Its main difference compared to Options C and D, is that it
>> excludes the Lincoln Mall from HCA development. It excludes the Mall
>> because many of us, listed as supporters
>>  on the LRHA
>> website, believe it is the most likely to be

Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and HCA Choices

2023-11-28 Thread John Mendelson

What about the timeline?  Option E was presented to the HCAWG one week ago
with the Thanksgiving holiday in between.  There has been no time for
scrutiny let alone public discussion.

How is that reasonable especially in light of incessant calls that the
working group's process and timeline was rushed?

On Tue, Nov 28, 2023 at 4:08 PM Karla Gravis  wrote:

> Option E was presented in a public meeting on 11/21. You can look at the
> video of the meeting here
> 
>   .
>
> The citizens group came together organically, not unlike the citizens
> group that sprung up in Newton (and displaced five incumbents in the recent
> elections). The Brookline Select Board also worked with citizen
> groups, going as far as visiting each building on Harvard St to make
> decisions on which ones to include as a group. This form of citizen
> involvement is happening in other towns.
>
> 100 residents emailed the Selects asking for an additional option to
> Options C and Ds. I would argue the “special interest” here is the
> inclusion of the RLF project into *every* single option the HCAWG has
> presented, even though many people have requested an option without it. I
> would also argue it is a special interest when RLF employees criticize a
> grassroots citizens group, without disclosing their affiliation to the RLF.
> Another “special interest” is Civico having a say in our bylaws.
>
> *Why does every single HCAWG option include the mall? *There would have
> been no need for a citizen-generated option if the HCAWG had 1) put forth
> an option without the mall and/or 2) addressed the numerous concerns (and
> mistakes) with options C and D. These concerns were brought up publicly.
>
> Let’s remember Utile created the options in private meetings. There were
> no open discussions where the HCAWG went parcel by parcel as to what was
> included or not. Utile came up with the options privately (based on some
> loose guidance but no parcel-by-parcel open discussion whatsoever) and then
> were presented to the public. Perhaps if there had been open discussions
> with Utile, we would have been quicker to catch the multiple mistakes in
> the submission before it was sent to the State. (18 extra acres of parcels,
> LW zoning at 20 units/acre, etc). Must be noted that it was the citizens'
> group who caught the mistakes.
>
>
>
>
>
>>
>>
>> -- Forwarded message -
>> From: John Mendelson 
>> Date: Tue, Nov 28, 2023 at 15:44
>> Subject: Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and
>> HCA Choices
>> To: Lynne Smith 
>> CC: Lincoln 
>>
>>
>> This strikes me as extremely hypocritical in regard to the way the dialog
>> has unfolded over the past few months.
>>
>> Why should this group receive preferential treatment in terms of the
>> process used to develop an option we are being asked to vote on?  Many
>> members of the group who developed option E have spent the last few months
>> demanding transparency, calling into question the ethics of the volunteers
>> on the working group and elsewhere, destabilizing the process, and
>> generally using the public forum of Lincoln Talk as a bully pulpit to push
>> their agenda.
>>
>> I am asking for meeting and voting records in order to fully evaluate the
>> merits of and intent behind option E, just like many have asked for and
>> received  for Options C and D.
>>
>> To vote for an option (E) that has not had the same level of public
>> scrutiny is a terrible idea.
>>
>> John
>>
>> On Tue, Nov 28, 2023 at 2:56 PM Lynne Smith  wrote:
>>
>>> I am writing in response to recent comments on Lincoln Talk, one of
>>> which accused the Lincoln Residents for Housing Alternatives (LRHA) of
>>> being a “*special interest group, which has had secret meetings to
>>> develop…options with no public notifications of meetings or publication of
>>> minutes*”.
>>>
>>> This group of residents sprang up organically from individuals using
>>> Lincoln Talk, our only open-ended Town-wide communication platform.  They
>>> did not have the advantage of being appointed as committee members by the
>>> Selects.  Instead, they attended meetings, read distributed
>>> information, and looked up relevant Massachusetts’ law.  Their ideas
>>> grew during back-and-forth discussions on Lincoln Talk. There is no open
>>> meeting law to restrict residents from talking together. To characterize
>>> these discussions as ‘secret meetings’ is offensive to me.
>>>
>>> These individuals, without a hierarchy of leaders but with similar ideas
>>> and meeting mostly on line, created a web site
>>>  with fact-based
>>> information regarding the Housing Choice Act and a fifth option, now called
>>> Option E. While I have not contributed to the website, I have taken a
>>> strong interest in the analysis presented there.  To my knowledge,
>>> there is no ‘special interest’ that unites the gro

Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and HCA Choices

2023-11-28 Thread Margo Fisher-Martin

Hi,

There is a ZOOM meeting tomorrow evening, of which everyone in Lincoln is
invited to attend. All should have received a mailer with details, as I
did.
I agree - this DOES seem rushed- ALL of it.
It would be best to not rush this process at all.
>From what I understand, we can submit more than one option to the state for
approval. Why wouldn’t we want to try to do that? And in the meantime,
perhaps we can become better educated -instead of making accusations and
assumptions about our neighbors.

Sincerely,
Margo Fisher-Martin



On Tue, Nov 28, 2023 at 4:23 PM John Mendelson 
wrote:

> What about the timeline?  Option E was presented to the HCAWG one week ago
> with the Thanksgiving holiday in between.  There has been no time for
> scrutiny let alone public discussion.
>
> How is that reasonable especially in light of incessant calls that the
> working group's process and timeline was rushed?
>
> On Tue, Nov 28, 2023 at 4:08 PM Karla Gravis 
> wrote:
>
>> Option E was presented in a public meeting on 11/21. You can look at the
>> video of the meeting here
>> 
>>   .
>>
>> The citizens group came together organically, not unlike the citizens
>> group that sprung up in Newton (and displaced five incumbents in the recent
>> elections). The Brookline Select Board also worked with citizen
>> groups, going as far as visiting each building on Harvard St to make
>> decisions on which ones to include as a group. This form of citizen
>> involvement is happening in other towns.
>>
>> 100 residents emailed the Selects asking for an additional option to
>> Options C and Ds. I would argue the “special interest” here is the
>> inclusion of the RLF project into *every* single option the HCAWG has
>> presented, even though many people have requested an option without it. I
>> would also argue it is a special interest when RLF employees criticize a
>> grassroots citizens group, without disclosing their affiliation to the RLF.
>> Another “special interest” is Civico having a say in our bylaws.
>>
>> *Why does every single HCAWG option include the mall? *There would have
>> been no need for a citizen-generated option if the HCAWG had 1) put forth
>> an option without the mall and/or 2) addressed the numerous concerns (and
>> mistakes) with options C and D. These concerns were brought up publicly.
>>
>> Let’s remember Utile created the options in private meetings. There were
>> no open discussions where the HCAWG went parcel by parcel as to what was
>> included or not. Utile came up with the options privately (based on some
>> loose guidance but no parcel-by-parcel open discussion whatsoever) and then
>> were presented to the public. Perhaps if there had been open discussions
>> with Utile, we would have been quicker to catch the multiple mistakes in
>> the submission before it was sent to the State. (18 extra acres of parcels,
>> LW zoning at 20 units/acre, etc). Must be noted that it was the citizens'
>> group who caught the mistakes.
>>
>>
>>
>>
>>
>>>
>>>
>>> -- Forwarded message -
>>> From: John Mendelson 
>>> Date: Tue, Nov 28, 2023 at 15:44
>>> Subject: Re: [LincolnTalk] Lincoln Residents for Housing Alternatives
>>> and HCA Choices
>>> To: Lynne Smith 
>>> CC: Lincoln 
>>>
>>>
>>> This strikes me as extremely hypocritical in regard to the way the
>>> dialog has unfolded over the past few months.
>>>
>>> Why should this group receive preferential treatment in terms of the
>>> process used to develop an option we are being asked to vote on?  Many
>>> members of the group who developed option E have spent the last few months
>>> demanding transparency, calling into question the ethics of the volunteers
>>> on the working group and elsewhere, destabilizing the process, and
>>> generally using the public forum of Lincoln Talk as a bully pulpit to push
>>> their agenda.
>>>
>>> I am asking for meeting and voting records in order to fully evaluate
>>> the merits of and intent behind option E, just like many have asked for and
>>> received  for Options C and D.
>>>
>>> To vote for an option (E) that has not had the same level of public
>>> scrutiny is a terrible idea.
>>>
>>> John
>>>
>>> On Tue, Nov 28, 2023 at 2:56 PM Lynne Smith  wrote:
>>>
 I am writing in response to recent comments on Lincoln Talk, one of
 which accused the Lincoln Residents for Housing Alternatives (LRHA) of
 being a “*special interest group, which has had secret meetings to
 develop…options with no public notifications of meetings or publication of
 minutes*”.

 This group of residents sprang up organically from individuals using
 Lincoln Talk, our only open-ended Town-wide communication platform.  They
 did not have the advantage of being appointed as committee members by the
 Selects.  Instead, they attended meetings, read distributed
 information, and looked up relevant Massachusetts’ law.  Their ideas
 gr

Re: [LincolnTalk] Lincoln Residents for Housing Alternatives and HCA Choices

I hope the readership is paying attention to the tone on both sides of this
argument.

LRHA's timeline was definitely rushed. There was not a lot of time to pull
things together. The group had been reaching out to town leadership and
their requests and suggestions were falling on deaf ears. WE have put a
great deal of effort and time into this process in a very short time frame.
There are no formal meeting minutes. This group has been going back and
forth in many different capacities on the Fly figuring things out.

Most of us caught on to what was happening with town leadership and HCA in
the fairly recent past. While we are all respectful and appreciative to all
the volunteer work and hours leadership puts forth, once the details were
dug into and we were educated, it seemed quite clear that a handful
thought that they knew better than the rest of us. Perhaps there efforts
for option C will prevail via town vote. But it's very disappointing that
Lincoln residents (many of which I consider friends and I plan on remaining
friends with) and even town officials are chastising and labeling us as
special interest and outliers, hijacking what a handful have put forward.

This group cares deeply about our town in every way: from providing
additional multi-unit housing which is already at 41% and substantially
higher than any of our peer towns, redeveloping the mall in a meaningful
manner with Town input to ensure we have retail, commercial, mixed use and
housing, all while trying to add diversity and affordability.

I am a Layman so no knock against Layman and most of us, which apparently
includes the planning board, the HCAWG, the planning director and the
$400,000 consultant Utile, did not fully understand the complexities of the
HCA model put out by the state. That I know of, only one person and a
Lincoln resident, David Cuetos, fastidiously broke down the model and
understands it thoroughly and discovered severe flaws in the model that
have huge implications on the potential final results of HCA. We are
incredibly lucky to have David reside in Lincoln and caring so much. I want
to thank him personally for all the time and energy he's put into this so
that we're all much better informed.

In my 25 years in this special town, there's been hotly debated and
emotional topics but most always with respect for each other.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Tue, Nov 28, 2023, 4:23 PM John Mendelson 
wrote:

> What about the timeline?  Option E was presented to the HCAWG one week ago
> with the Thanksgiving holiday in between.  There has been no time for
> scrutiny let alone public discussion.
>
> How is that reasonable especially in light of incessant calls that the
> working group's process and timeline was rushed?
>
> On Tue, Nov 28, 2023 at 4:08 PM Karla Gravis 
> wrote:
>
>> Option E was presented in a public meeting on 11/21. You can look at the
>> video of the meeting here
>> 
>>   .
>>
>> The citizens group came together organically, not unlike the citizens
>> group that sprung up in Newton (and displaced five incumbents in the recent
>> elections). The Brookline Select Board also worked with citizen
>> groups, going as far as visiting each building on Harvard St to make
>> decisions on which ones to include as a group. This form of citizen
>> involvement is happening in other towns.
>>
>> 100 residents emailed the Selects asking for an additional option to
>> Options C and Ds. I would argue the “special interest” here is the
>> inclusion of the RLF project into *every* single option the HCAWG has
>> presented, even though many people have requested an option without it. I
>> would also argue it is a special interest when RLF employees criticize a
>> grassroots citizens group, without disclosing their affiliation to the RLF.
>> Another “special interest” is Civico having a say in our bylaws.
>>
>> *Why does every single HCAWG option include the mall? *There would have
>> been no need for a citizen-generated option if the HCAWG had 1) put forth
>> an option without the mall and/or 2) addressed the numerous concerns (and
>> mistakes) with options C and D. These concerns were brought up publicly.
>>
>> Let’s remember Utile created the options in private meetings. There were
>> no open discussions where the HCAWG went parcel by parcel as to what was
>> included or not. Utile came up with the options privately (based on some
>> loose guidance but no parcel-by-parcel open discussion whatsoever) and then
>> were presented to the public. Perhaps if there had been open discussions
>> with Utile, we would have been quicker to catch the multiple mistakes in
>> the submission before it was sent to the State. (18 extra acres of parcels,
>> LW zoning at 20 units/acre, etc). Must be noted that it was the citizens'
>> group who caught the mistakes.
>>
>>
>>
>>
>>
>>>
>>>
>>>

[LincolnTalk] Please consider supporting the Lincoln METCO Coordinating Committee

2023-11-28 Thread Abigail Adams via Lincoln


Please consider supporting the Lincoln METCO Coordinating Committee in reaching 
its Annual Appeal goal! With the generous support of our donors, MCC provides 
support for enriching experiences that build authentic and lasting 
relationships for all of our students and families.




Donate here, https://donorbox.org/spring-2023-3




$50 funds transportation for a caregiver to attend an event




$100 helps fund an after school enrichment activity for Boston and Lincoln 
students




$325 sends a Boston student to attend the Lincoln Summer Day Camp for a week




For more information on the MCC, visit -https://lincolnmetco.wordpress.com





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Re: [LincolnTalk] Lincoln and the Housing Choice Act: What Lies Ahead