"By Right" in general means a right to build within the parameters of the zoning bylaw and other regulations. The zoning includes restrictions on setbacks (distance from property lines) and height. Other regulations from both the state and the town regulate things like drainage, septic, distance from wetlands, etc. In Site Plan Review the planning board regulates circulation (traffic) and in the case of 3A, the design guidelines. We can have requirements around the sizes and number of windows, where the parking is located, and other elements of building style. We can't make unreasonable requirements, e.g. a hand carved marble facade, as a backdoor way of denying a by-right use.
In other words, no a developer can not build whatever they want at whatever size they want. We can't say "no you can't build a 15 units per acre development" in an area zoned for 15 units per acre, but we can say a great deal about the development of the site and what the buildings look like. On Wed, Oct 11, 2023 at 10:11 AM gail o'keefe <gailoke...@gmail.com> wrote: > Thanks for welcoming questions! Here is mine; if the developer purchases a > property, they are allowed 'by right' to build whatever size they chose, > they needn't adhere to the design guidelines or targeted goals as put forth > to the town for approval. Isn't Lincoln powerless to control what actually > goes in? > > Another question has to do with the timing. It seems if another town > pushes back against the state mandate, the ruling may change, as it already > did with the inclusion of commercial space. Does it make sense to give up > so much control without taking the time to let it play out on a broader > level? > > Thanks > Gail > > On Wed, Oct 11, 2023 at 9:56 AM Margaret Olson <s...@margaretolson.com> > wrote: > >> If we require 25% affordable housing we will not comply with the state's >> 3A requirements. To require any amount over 10% we need an economic >> feasibility study showing that our affordable housing requirement is >> economically feasible. The town commissioned a study and unfortunately we >> can not even require 15% let alone 25%. We can negotiate with a developer >> to increase the affordable housing, but this does of course involve giving >> them something (money, additional units, etc) that they would not get by >> right. >> >> Any affordable housing agreement, at 10% or any other number, would be >> attached to the deed or otherwise in a permanently legally binding >> agreement. This is the town's existing practice. Our existing affordable >> housing agreements will stay in place even if their underlying zoning is >> changed. >> >> The state's rules are complex, restrictive, and difficult to understand. >> Keep the questions coming, I will do my best. >> >> Margaret >> >> On Wed, Oct 11, 2023 at 8:45 AM ٍSarah Postlethwait <sa...@bayhas.com> >> wrote: >> >>> With oriole landing the town gave Covico a million dollar loan to secure >>> 25% affordable housing- and there is no way it would have passed town >>> meeting without that amount of affordable housing, so they really had no >>> choice if they wanted to get it approved. Thats why they don’t want to go >>> to town meeting again. >>> >>> The planning board can negotiate all they want- the reality is a *developer >>> doesn’t have any obligation to listen to the town or even hold up their end >>> of the agreement once they own the property since 10% is all that is >>> allowed by right.* We lose ALL the power when we make it part of the >>> zoning and skip over the traditional special permit process that has always >>> been how large developments get passed in Lincoln. This development is >>> going to be significantly more profitable for them than Oriole landing, and >>> they sold that for 32.375 million dollars last year. They go through the >>> town meeting process with other towns all the time, why is our planning >>> board giving them a free pass? >>> >>> Furthermore, the only way that civico is going to agree to more >>> affordable housing than it is required to is if another loan is given in >>> exchange for additional units. I highly doubt residents want to extend a >>> developer another million+ dollar loan (would likely need to be at least >>> 2-5 million after inflation is taken into account and the significant >>> difference in apartments between the 155 units they are planning for >>> Lincoln station and the 60 at oriole landing.) >>> >>> I will support rezoning Lincoln station… but only if they can make it >>> 25% affordable housing by right. Otherwise we are just creating overpriced >>> inventory that will not benefit the people it’s intended to benefit. >>> >>> Sarah Postlethwait >>> >>> On Wed, Oct 11, 2023 at 7:34 AM John Mendelson <johntmendel...@gmail.com> >>> wrote: >>> >>>> Thank you, Carl. Wise words. >>>> >>>> Regarding the percentage of affordable housing, this question was >>>> raised at the meeting last night and the answer was that the town can (and >>>> very likely) will work with the developer on the Lincoln Station plan to >>>> negotiate and support a percentage higher than 10% much like it did with >>>> Oriole Landing where the percentage is 25%. >>>> >>>> John >>>> >>>> On Wed, Oct 11, 2023, 12:00 AM Carl Angiolillo < >>>> carlangioli...@gmail.com> wrote: >>>> >>>>> I share similar questions about the percentage of affordable housing, >>>>> overall volume, and timeline that others have already raised so I won't >>>>> belabor those. However, I just wanted to chime in on the question of >>>>> *location.* >>>>> >>>>> > What drew you here? I suspect it was the investment of previous >>>>> generations in the preservation of fields and forest, and the trails and >>>>> open space. >>>>> >>>>> Absolutely. (That and being able to live within walking distance of a >>>>> train station, supermarket, and farm.) I hope we can all agree that any >>>>> housing solution should preserve the fields, forests, trails, and open >>>>> space that make Lincoln unique. >>>>> >>>>> From a conservation standpoint, focusing on density in areas that are >>>>> already the most disrupted by human activity (such as Lincoln Station but >>>>> also The Commons, Oriole Landing, Lincoln North, etc) seems like it's our >>>>> best hope to minimize impacts to Lincoln’s fields, forests, trails, and >>>>> open spaces. >>>>> >>>>> From an environmental standpoint, density near Lincoln Station has the >>>>> additional advantage of allowing for the largest share of trips by foot, >>>>> bike, or transit compared to any other location in town. Given the sad >>>>> state of the MBTA this share isn't as large as it should be, but any >>>>> amount >>>>> is better than none. >>>>> >>>>> From a historical perspective, a dense core surrounded by open space >>>>> is how towns developed for thousands of years before the popularization of >>>>> the automobile. Every year more people seem to acknowledge the social, >>>>> financial, and environmental benefits of this approach. >>>>> >>>>> For these reasons I believe that greenfield development with >>>>> scattered housing units throughout the town is not a good option. >>>>> >>>>> Carl >>>>> Codman Rd >>>>> >>>>> >>>>> On Tue, Oct 10, 2023 at 5:02 PM Bijoy Misra <misra.bi...@gmail.com> >>>>> wrote: >>>>> >>>>>> May I intimate people that some of the developers could be the members >>>>>> in this group? They are carving their way monitoring this discussion. >>>>>> A developer would like a concentrated landing and that is where we >>>>>> could >>>>>> be headed through the navigation of our captains. The resistance >>>>>> voice of >>>>>> distribution of projects in town through a single developer or by >>>>>> finding >>>>>> several developers may eventually quell naturally or artificially. >>>>>> Thought to alert! Have a good meeting. >>>>>> Bijoy Misra >>>>>> >>>>>> On Tue, Oct 10, 2023 at 12:46 PM William Broughton < >>>>>> wbroughto...@gmail.com> wrote: >>>>>> >>>>>>> "Developers are evil" is an oversimplification that is a convenient >>>>>>> way to make it seem like a silly concern. What we need to be eyes wide >>>>>>> open >>>>>>> about is the reality that developers are not here to be our friends and >>>>>>> keep Lincoln's best interests in mind. They are running a business, and >>>>>>> their objective is to make a profit by building. There is nothing wrong >>>>>>> with that at all, but we need to remember that we, the citizens and >>>>>>> government of the town, are their checks and balances. The proposals >>>>>>> shared, which overshoot the minimums required by the HCA, give >>>>>>> developers a >>>>>>> green light with a substantial amount of running room. Once that is >>>>>>> approved, the town and residents are more restricted in ability to rein >>>>>>> them back in. >>>>>>> >>>>>>> Will >>>>>>> >>>>>>> >>>>>>> On Tue, Oct 10, 2023 at 10:13 AM John Mendelson < >>>>>>> johntmendel...@gmail.com> wrote: >>>>>>> >>>>>>>> I just don't buy the "developers are evil" argument. How else do >>>>>>>> we build without a healthy public/private development partnership? >>>>>>>> >>>>>>>> What do you propose to do other than nothing? >>>>>>>> >>>>>>>> We continue to hear arguments that our school is overbuilt and >>>>>>>> under enrolled, our taxes are too high, etc. We've already preserved >>>>>>>> 40% >>>>>>>> of our land in perpetuity. >>>>>>>> >>>>>>>> What is really at stake here? >>>>>>>> >>>>>>>> John >>>>>>>> >>>>>>>> On Tue, Oct 10, 2023 at 10:01 AM Robert Ahlert <robahl...@gmail.com> >>>>>>>> wrote: >>>>>>>> >>>>>>>>> Developers John! Save it from Developers! I'm trying to >>>>>>>>> illustrate the scale of what this approval could enable. I understand >>>>>>>>> fully that Zoning does not equal Building 1:1 but why risk it? Why >>>>>>>>> not >>>>>>>>> propose a true compromise solution? >>>>>>>>> >>>>>>>>> You seem to think you are on high moral ground here. All you are >>>>>>>>> doing is helping future wealthy residents - no one else! >>>>>>>>> >>>>>>>>> Rob >>>>>>>>> >>>>>>>>> On Tue, Oct 10, 2023 at 9:55 AM John Mendelson < >>>>>>>>> johntmendel...@gmail.com> wrote: >>>>>>>>> >>>>>>>>>> Save it from what? Progress? Working to help solve the regional >>>>>>>>>> challenges of housing, traffic, environment? Providing housing >>>>>>>>>> alternatives? >>>>>>>>>> >>>>>>>>>> Or should we just continue to approve 20,000 sq/ft single family >>>>>>>>>> houses on big lots and put our heads in the sand? >>>>>>>>>> >>>>>>>>>> Lincoln is not an island despite what many seem to wish it could >>>>>>>>>> be. >>>>>>>>>> >>>>>>>>>> John >>>>>>>>>> >>>>>>>>>> On Tue, Oct 10, 2023 at 9:47 AM Robert Ahlert < >>>>>>>>>> robahl...@gmail.com> wrote: >>>>>>>>>> >>>>>>>>>>> 1000% agree with Susanna. Well said. I have young children and >>>>>>>>>>> want them to enjoy Lincoln as it is now, not as another Concord or >>>>>>>>>>> Bedford >>>>>>>>>>> or Lexington. >>>>>>>>>>> >>>>>>>>>>> Lincoln is precious, save it! >>>>>>>>>>> >>>>>>>>>>> Rob >>>>>>>>>>> >>>>>>>>>>> On Tue, Oct 10, 2023 at 9:41 AM Susanna Szeto < >>>>>>>>>>> szeto...@gmail.com> wrote: >>>>>>>>>>> >>>>>>>>>>>> A developer’s only objective is to make money! It is not a >>>>>>>>>>>> charitable organization who cares about providing more affordable >>>>>>>>>>>> housing >>>>>>>>>>>> for people! Please find one example that proves the contrary! >>>>>>>>>>>> Regarding >>>>>>>>>>>> 😊 ng the train to work because they live walking distance to the >>>>>>>>>>>> train >>>>>>>>>>>> station! When we moved to Lincoln in 1977, my husband was working >>>>>>>>>>>> at Mass >>>>>>>>>>>> General Hospital, an ideal situation for him to take the train to >>>>>>>>>>>> work. He >>>>>>>>>>>> did it at the beginning and gave up the idea because for one >>>>>>>>>>>> thing, it ends >>>>>>>>>>>> up more costly and the train does not run often enough to give the >>>>>>>>>>>> flexibility he needs! >>>>>>>>>>>> Yes, we have enjoyed decades of living in Lincoln, and we want >>>>>>>>>>>> the future generation of Lincolnites to enjoy what we have loved >>>>>>>>>>>> about >>>>>>>>>>>> Lincoln, the open space, the ‘low key’ nature of our town center >>>>>>>>>>>> even >>>>>>>>>>>> though occasionally we complained we are far from everything! We >>>>>>>>>>>> care >>>>>>>>>>>> greatly about what will happen to Lincoln even though we both at >>>>>>>>>>>> the later >>>>>>>>>>>> stage of our lives! So, for the relatively newcomers to town, >>>>>>>>>>>> there are >>>>>>>>>>>> older residents in town who do care what is going to happen to >>>>>>>>>>>> Lincoln even >>>>>>>>>>>> though it may take decades for the developers to get their hands >>>>>>>>>>>> on >>>>>>>>>>>> Lincoln! We have resisted them so far by using our tax dollars to >>>>>>>>>>>> buy up >>>>>>>>>>>> lands for conservation! There is no other town like Lincoln that >>>>>>>>>>>> is so >>>>>>>>>>>> close to Boston! Please do not let the developers come in to >>>>>>>>>>>> spoil it for >>>>>>>>>>>> us! >>>>>>>>>>>> >>>>>>>>>>>> On Oct 9, 2023, at 11:29 PM, ٍSarah Postlethwait < >>>>>>>>>>>> sa...@bayhas.com> wrote: >>>>>>>>>>>> >>>>>>>>>>>> >>>>>>>>>>>> All very well voiced points! >>>>>>>>>>>> >>>>>>>>>>>> But make no mistake- do not be fooled by the voices saying >>>>>>>>>>>> "potential >>>>>>>>>>>> development will take decades". >>>>>>>>>>>> If option C of this rezoning gets passed, development will >>>>>>>>>>>> begin immediately. >>>>>>>>>>>> >>>>>>>>>>>> *The HCAWG and the RLF are directly working with Civico, the >>>>>>>>>>>> developer of Oriole Landing*. Civico isn’t working with the >>>>>>>>>>>> town because it likes us and is a trusted town partner… it wants >>>>>>>>>>>> to make >>>>>>>>>>>> money. >>>>>>>>>>>> Civico has threatened the town by saying it will not go through >>>>>>>>>>>> the town meeting process again after it did so with Oriole >>>>>>>>>>>> Landing. The >>>>>>>>>>>> pro-building HCAWG (which includes the Executive Director of the >>>>>>>>>>>> RLF as a >>>>>>>>>>>> member) wants Civico to develop. >>>>>>>>>>>> So in turn, the HCAWG and Planning board added mixed Use Zoning >>>>>>>>>>>> at Lincoln Center to this proposal so it wouldn’t be necessary for >>>>>>>>>>>> them to >>>>>>>>>>>> go through the traditional town meeting process. >>>>>>>>>>>> >>>>>>>>>>>> This gives Civico the chance to push a high cost, high density >>>>>>>>>>>> housing complex (125 units), with only 10% affordable housing (we >>>>>>>>>>>> required >>>>>>>>>>>> 15% with Oriole landing). And it’s more likely to be passed >>>>>>>>>>>> because *only >>>>>>>>>>>> a simple majority is needed under the HCA instead of the usual 2/3 >>>>>>>>>>>> majority >>>>>>>>>>>> at town meeting*; not to mention, the HCAWG is making it seem >>>>>>>>>>>> like a looming lawsuit and loss of grants are eminent to encourage >>>>>>>>>>>> residents to pass the rezoning. >>>>>>>>>>>> >>>>>>>>>>>> Let me emphasize again- if Civico develops this Subdistrict, it >>>>>>>>>>>> will be 112 units at market rate and 13 units of affordable >>>>>>>>>>>> housing. *Market >>>>>>>>>>>> rate for Oriole Landing is currently $4,000 to $8,500 without >>>>>>>>>>>> utilities,* >>>>>>>>>>>> according to their listing on Apartments.com. >>>>>>>>>>>> That is not affordable housing for anyone who wants to downsize >>>>>>>>>>>> or work in Lincoln, as many seem to be under the impression this >>>>>>>>>>>> development would help. >>>>>>>>>>>> >>>>>>>>>>>> A slide from the presentation: >>>>>>>>>>>> >>>>>>>>>>>> <69012668-7F39-478C-B8C4-134AB43AB1A5.jpeg> >>>>>>>>>>>> >>>>>>>>>>>> <75467D4B-940C-4471-880D-5A25ED122A3D.jpeg> >>>>>>>>>>>> >>>>>>>>>>>> On Mon, Oct 9, 2023 at 9:15 PM William Broughton < >>>>>>>>>>>> wbroughto...@gmail.com> wrote: >>>>>>>>>>>> >>>>>>>>>>>>> Thank you Bob and Rob, among many others, for the helpful >>>>>>>>>>>>> insights. >>>>>>>>>>>>> >>>>>>>>>>>>> I have a number of concerns with the currently proposed HCA >>>>>>>>>>>>> options. The impacts to affordable housing in town (both absolute >>>>>>>>>>>>> number >>>>>>>>>>>>> and percentage of total), traffic, and finances (taxes) are just >>>>>>>>>>>>> a few. >>>>>>>>>>>>> >>>>>>>>>>>>> As another resident mentioned in a separate thread, the >>>>>>>>>>>>> potential for areas like Lincoln Woods, with a higher % of >>>>>>>>>>>>> affordable >>>>>>>>>>>>> housing units, to one day be redeveloped and, despite an increase >>>>>>>>>>>>> in total >>>>>>>>>>>>> number of housing units, result in a net decrease in the town's >>>>>>>>>>>>> number of >>>>>>>>>>>>> affordable units, is concerning. If we can only mandate that 10% >>>>>>>>>>>>> of new >>>>>>>>>>>>> housing units (in the HCA zone) must be affordable, and the 40b >>>>>>>>>>>>> threshold >>>>>>>>>>>>> for the town is also 10%, doesn't that imply that the town's >>>>>>>>>>>>> overall ratio >>>>>>>>>>>>> would get closer and closer to being under the threshold with >>>>>>>>>>>>> each new >>>>>>>>>>>>> development that is built? What will that result in - yet more >>>>>>>>>>>>> development? >>>>>>>>>>>>> >>>>>>>>>>>>> Further, the argument that the entire district needs to be >>>>>>>>>>>>> near the commuter rail station does not make sense to me. The >>>>>>>>>>>>> commuter rail >>>>>>>>>>>>> is, at its best, inconvenient and expensive, and at its worst it >>>>>>>>>>>>> is both of >>>>>>>>>>>>> those things, plus unreliable. The traffic study that was shared, >>>>>>>>>>>>> in my >>>>>>>>>>>>> opinion, grossly understates the potential impact of the >>>>>>>>>>>>> additional >>>>>>>>>>>>> vehicles resulting from the additional development. The reality >>>>>>>>>>>>> is that >>>>>>>>>>>>> most people, unless they live in perhaps >>>>>>>>>>>>> Boston/Cambridge/Somerville, use >>>>>>>>>>>>> cars for much of their daily lives. >>>>>>>>>>>>> >>>>>>>>>>>>> It also pains me to hear, from multiple individuals, that the >>>>>>>>>>>>> "potential development will take decades". I'm a relatively new >>>>>>>>>>>>> and >>>>>>>>>>>>> young homeowner in Lincoln. I intend to be here in the future >>>>>>>>>>>>> "decades" >>>>>>>>>>>>> referenced, and I hope to get to enjoy Lincoln with my children >>>>>>>>>>>>> in much the >>>>>>>>>>>>> same way so many current residents have over the past several >>>>>>>>>>>>> decades. >>>>>>>>>>>>> These choices we make today will have big impacts, and we can >>>>>>>>>>>>> also be sure >>>>>>>>>>>>> that this will not be the last effort by the Commonwealth to force >>>>>>>>>>>>> additional development in the decades to come. >>>>>>>>>>>>> >>>>>>>>>>>>> I look forward to the continued lively debate among residents >>>>>>>>>>>>> and the various working groups, but it feels like there is much >>>>>>>>>>>>> more that >>>>>>>>>>>>> needs to be explored before we can have a "final" proposal. >>>>>>>>>>>>> >>>>>>>>>>>>> Best, >>>>>>>>>>>>> Will Broughton >>>>>>>>>>>>> Round Hill Rd >>>>>>>>>>>>> >>>>>>>>>>>>> >>>>>>>>>>>>> On Fri, Oct 6, 2023 at 2:32 PM Robert Ahlert < >>>>>>>>>>>>> robahl...@gmail.com> wrote: >>>>>>>>>>>>> >>>>>>>>>>>>>> Thank goodness you are paying attention Bob! >>>>>>>>>>>>>> >>>>>>>>>>>>>> The HCA feels like a juggernaut and options were clearly >>>>>>>>>>>>>> favored towards “all near Lincoln station”. I have a long >>>>>>>>>>>>>> series of >>>>>>>>>>>>>> unanswered questions. I hope to get answers and publish them all >>>>>>>>>>>>>> on a >>>>>>>>>>>>>> blog/website that everyone can read. >>>>>>>>>>>>>> >>>>>>>>>>>>>> I’ll need help to put it together and get answers. >>>>>>>>>>>>>> >>>>>>>>>>>>>> If anyone is even slightly concerned about what is happening >>>>>>>>>>>>>> with the HCA in Lincoln, please email me privately or text me on >>>>>>>>>>>>>> 781.738.1069. >>>>>>>>>>>>>> >>>>>>>>>>>>>> Rob A >>>>>>>>>>>>>> >>>>>>>>>>>>>> On Fri, Oct 6, 2023 at 1:30 PM Robert Domnitz < >>>>>>>>>>>>>> bobdom...@hotmail.com> wrote: >>>>>>>>>>>>>> >>>>>>>>>>>>>>> As a recently-retired member of the Planning Board and >>>>>>>>>>>>>>> Housing Choice Act Working Group, I am concerned that the three >>>>>>>>>>>>>>> options >>>>>>>>>>>>>>> presented last Saturday at the SOTT - and the plan to choose >>>>>>>>>>>>>>> just one of >>>>>>>>>>>>>>> those options at a multi-board meeting on October 10th - will >>>>>>>>>>>>>>> restrict Town >>>>>>>>>>>>>>> Meeting to merely rubber-stamping the HCAWG's decision. And the >>>>>>>>>>>>>>> HCAWG's >>>>>>>>>>>>>>> decision will reflect its embedded priorities that may differ >>>>>>>>>>>>>>> from what >>>>>>>>>>>>>>> town meeting would choose if we are given more options. I >>>>>>>>>>>>>>> therefore think >>>>>>>>>>>>>>> it is crucial for the HCAWG to submit several options to the >>>>>>>>>>>>>>> state for >>>>>>>>>>>>>>> advisory opinions prior to Town Meeting. All options should be >>>>>>>>>>>>>>> presented to >>>>>>>>>>>>>>> Town Meeting for debate and vote. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> I'd like to expand on some of the points made - and some of >>>>>>>>>>>>>>> the points omitted - by the presenters at last Saturday's SOTT >>>>>>>>>>>>>>> meeting. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> 1. *About 35% of the town's residences are currently >>>>>>>>>>>>>>> multi-family* (not including Hanscom Field, see list >>>>>>>>>>>>>>> below). Most folks are surprised when they hear this. Lincoln >>>>>>>>>>>>>>> has done an >>>>>>>>>>>>>>> outstanding job allowing multi-family living while maintaining >>>>>>>>>>>>>>> our rural >>>>>>>>>>>>>>> character. With full build-out under the HCA, multi-family >>>>>>>>>>>>>>> housing will >>>>>>>>>>>>>>> approach 50% of the town's inventory. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> 2. *State guidelines for the HCA provide a mechanism for >>>>>>>>>>>>>>> towns to **get** credit for existing multifamily housing.* >>>>>>>>>>>>>>> Towns are free to locate HCA-compliant subdistricts in areas >>>>>>>>>>>>>>> that currently >>>>>>>>>>>>>>> have high residential density. These subdistricts will help us >>>>>>>>>>>>>>> meet our >>>>>>>>>>>>>>> "quota," even though it is very unlikely these areas will be >>>>>>>>>>>>>>> redeveloped. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> 3. *An evaluation of the various options requires >>>>>>>>>>>>>>> consideration of the likelihood that redevelopment will >>>>>>>>>>>>>>> **actually >>>>>>>>>>>>>>> **occur.* Existing condo developments would require consent >>>>>>>>>>>>>>> of the owners to redevelop, with the particular procedures laid >>>>>>>>>>>>>>> out in the >>>>>>>>>>>>>>> condominiums' organizational documents. If condo owners >>>>>>>>>>>>>>> don't want redevelopment to happen, it won't happen. Existing >>>>>>>>>>>>>>> apartment buildings (e.g., Oriole Landing) owned by a single >>>>>>>>>>>>>>> entity would >>>>>>>>>>>>>>> only require a decision by that entity and would depend on >>>>>>>>>>>>>>> their analysis >>>>>>>>>>>>>>> of whether an increase in density would justify the cost of >>>>>>>>>>>>>>> redevelopment. >>>>>>>>>>>>>>> On the other hand, rezoning single family homes on Conant Road >>>>>>>>>>>>>>> as shown in >>>>>>>>>>>>>>> options A,B, and C from the HCAWG would likely result in rapid >>>>>>>>>>>>>>> redevelopment, as owners on Conant Road take advantage of >>>>>>>>>>>>>>> the jump in value that would result from the increase in >>>>>>>>>>>>>>> development potential. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> 4. *State guidelines require that only 20% of the >>>>>>>>>>>>>>> HCA-compliant district be located in the vicinity of the >>>>>>>>>>>>>>> commuter rail >>>>>>>>>>>>>>> station*. The other 80% can be anywhere in town. However, >>>>>>>>>>>>>>> the HCAWG eliminated consideration of the Farrar Pond and >>>>>>>>>>>>>>> Lincoln Ridge >>>>>>>>>>>>>>> condos as "too far from any amenities and public transit." See >>>>>>>>>>>>>>> link below >>>>>>>>>>>>>>> to p. 17 of SOTT slide deck. This area could be used as part of >>>>>>>>>>>>>>> our plan >>>>>>>>>>>>>>> for compliance; the HCAWG's decision to eliminate consideration >>>>>>>>>>>>>>> of this >>>>>>>>>>>>>>> area reflects their prioritization of access to public transit >>>>>>>>>>>>>>> and goes >>>>>>>>>>>>>>> beyond what the state requires. Similarly, the Commons/Oriole >>>>>>>>>>>>>>> Landing area >>>>>>>>>>>>>>> was removed from consideration by the HCAWG because it is "not >>>>>>>>>>>>>>> walkable to >>>>>>>>>>>>>>> any public transit or public amenities." See p. 20 of SOTT >>>>>>>>>>>>>>> slide deck. >>>>>>>>>>>>>>> Instead, the HCAWG has proposed placing 100% of the district in >>>>>>>>>>>>>>> Lincoln >>>>>>>>>>>>>>> Station (option C) or adding to option C additional >>>>>>>>>>>>>>> subdistricts in North >>>>>>>>>>>>>>> Lincoln so that the total development potential greatly exceeds >>>>>>>>>>>>>>> what is >>>>>>>>>>>>>>> necessary for compliance. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> 5. *The HCAWG should consider other ways of splitting the >>>>>>>>>>>>>>> HCA district. *The current option C fully complies with the >>>>>>>>>>>>>>> HCA by allowing development only within the Lincoln Station >>>>>>>>>>>>>>> area. If >>>>>>>>>>>>>>> compliance with state law is our objective, options A and B are >>>>>>>>>>>>>>> less >>>>>>>>>>>>>>> appealing because they needlessly add to option C more >>>>>>>>>>>>>>> development >>>>>>>>>>>>>>> potential elsewhere in town. Among the three options, C is the >>>>>>>>>>>>>>> obvious >>>>>>>>>>>>>>> choice for most residents because it minimally complies with >>>>>>>>>>>>>>> the HCA. But >>>>>>>>>>>>>>> the Town deserves a chance to vote on other options that do not >>>>>>>>>>>>>>> exceed the >>>>>>>>>>>>>>> HCA's requirements. Three options that would make sense are: >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> - Place the entire district at Lincoln Station (current >>>>>>>>>>>>>>> option C) >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> - Place most of the district at Lincoln Station and some of >>>>>>>>>>>>>>> the district elsewhere. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> - Place some of the district at Lincoln Station and most of >>>>>>>>>>>>>>> the district elsewhere. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> For all options, the details should be worked out for >>>>>>>>>>>>>>> minimal compliance with the HCA, giving Lincoln residents >>>>>>>>>>>>>>> maximum control >>>>>>>>>>>>>>> over future land use decisions. It's worth noting that the HCA >>>>>>>>>>>>>>> does allow, >>>>>>>>>>>>>>> on a discretionary basis, subdistrict boundaries that do not >>>>>>>>>>>>>>> match parcel >>>>>>>>>>>>>>> boundaries. This may provide the Town with additional >>>>>>>>>>>>>>> flexibility it needs >>>>>>>>>>>>>>> to comply with, but not exceed, the HCA's requirements. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Residents deserve a meaningful, democratic chance to choose >>>>>>>>>>>>>>> the level of development they want in the Lincoln Station area. >>>>>>>>>>>>>>> Due to the >>>>>>>>>>>>>>> limited set of options that were presented, I don't think the >>>>>>>>>>>>>>> survey taken >>>>>>>>>>>>>>> at the SOTT is a good indicator of the will of the town. >>>>>>>>>>>>>>> Surprisingly, the >>>>>>>>>>>>>>> HCAWG did not propose an option where some development allowed >>>>>>>>>>>>>>> elsewhere in >>>>>>>>>>>>>>> Town is used to reduce the development allowed at Lincoln >>>>>>>>>>>>>>> Station. All >>>>>>>>>>>>>>> three of their options allow more than 400 units of additional >>>>>>>>>>>>>>> development >>>>>>>>>>>>>>> in the Lincoln Station area. That is an extreme increase >>>>>>>>>>>>>>> compared to what >>>>>>>>>>>>>>> currently exists in the area. See p. 40 of SOTT slide deck. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> My goal in writing this post is to encourage the HCAWG to >>>>>>>>>>>>>>> give our Town Meeting the respect and deference to which it is >>>>>>>>>>>>>>> entitled. >>>>>>>>>>>>>>> This is a hugely important matter for the Town and we can move >>>>>>>>>>>>>>> forward >>>>>>>>>>>>>>> together only if Town Meeting has a meaningful role as the >>>>>>>>>>>>>>> decisionmaker. >>>>>>>>>>>>>>> Please attend the October 10th multi-board meeting to share >>>>>>>>>>>>>>> your thoughts. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Best regards to all, >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Bob Domnitz >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> SOTT slide deck: Follow link found in >>>>>>>>>>>>>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Existing multifamily housing in Lincoln (not including >>>>>>>>>>>>>>> Hanscom housing): >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> The Commons >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Oriole Landing >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Battle Road Farms >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Minuteman Commons >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Lincoln Woods >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Greenridge Condos >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> "Flying Nun" apartments >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Ridge Road apartments >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Ridge Road Condos >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Todd Pond Condos >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Farrar Pond Condos >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Lincoln Ridge Condos >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Ryan Estate >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Accessory Apartments in Single Family Homes >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> Miscellaneous (Scattered sites under Housing Comm.) >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> -- >>>>>>>>>>>>>>> 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. >>>>>>>>>>>> >>>>>>>>>>>> -- >>>>>>>>>>>> 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. >>>>>>>>>>>> >>>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>>> -- >>>>>>>>>>> *Robert Ahlert* | *781.738.1069* | robahl...@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/. >>>>>>>>>>> Change your subscription settings at >>>>>>>>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>>>>>>>> >>>>>>>>>>> >>>>>>>>> >>>>>>>>> -- >>>>>>>>> *Robert Ahlert* | *781.738.1069* | robahl...@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/. >>>>>>>> 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. >>>>> >>>>> -- >>>> 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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