Re: [LincolnTalk] My Turn: With measured success, officials grapple with HCA vote at multi-board meeting

[Bob Mason]

I think it's important to remember that there is no mandate to build.
Property owners / developers will choose to acquire a property and
redevelop it if they deem it will be a profitable enterprise. New
developments will be built in response to other developments and market
conditions. If there isn't demand for "luxury units" then it's unlikely
that a developer would take on that risk. If there are "too many" units
built and there is less demand, then prices should go down. This is a
circumstance where market forces may benefit creating a more diverse and
varied housing stock all around the state.

bob

On Thu, Dec 7, 2023 at 5:21 PM Margo Fisher-Martin <
margo.fisher.mar...@gmail.com> wrote:

> Hi,
>
> Just some food for thought - according to a recent WGBH article, the trend
> for the past 2 years is that people have been moving out of Massachusetts.
> What will happen when every town on the commuter rail builds hundreds of
> new units at every station at the same time? In our case, it will be 90%
> high end market rate units. With a net outflow of people (more people
> moving out of our state than in), who will be filling these thousands and
> thousands of units?
> Also, if we are to believe what we’ve been told, this will not happen
> overnight - thus there will not be more housing now, and if this does get
> built, is there really a luxury unit crisis in Lincoln that these new units
> will remedy?
>
> Respectfully,
>
> Margo Martin
>
>
>
> On Thu, Dec 7, 2023 at 4:41 PM Staci Montori 
> wrote:
>
>> Hi Lynn,
>>
>> Another way to look at the numbers from Saturday's vote is: *62% of the
>> voters* on Saturday voted for a plan that includes rezoning the mall,
>> the only area where there is currently a plan in the works to increase
>> homes to help with the housing crisis. As a proponent for more housing NOW,
>> I found this number very encouraging.
>>
>> Way to go Lincoln. :)
>>
>> Best,
>> Staci Montori
>> 84 Codman Road
>>
>>
>> On Thu, Dec 7, 2023 at 12:28 PM Lynne Smith  wrote:
>>
>>> Below is my article published today in the Lincoln Squirrel. It is
>>> edited slightly for Lincoln Talk.
>>>
>>> ---
>>>
>>> My Turn: With measured success, officials grapple with HCA vote at
>>> multi-board meeting
>>> 
>>>
>>> December 7, 2023 By Lynne Smith
>>>
>>>
>>> 
>>>
>>> On December 2, Lincoln residents voted with the recommendations of the
>>> Planning Board (PB) and the Housing Choice Act Working Group (HCAWG) to
>>> adopt Option C. On December 4 at a multi-board meeting, the two groups were
>>> aware that the vote was not an overwhelming majority. In fact, Option C
>>> received 55% of the votes while Option E, developed by the grassroots
>>> organization Lincoln Residents for Housing Alternatives (LRHA), received
>>> 38%. Select Chair Jim Hutchison expressed his view that he would like to
>>> see a higher level of support for the proposed rezoning by the March 23
>>> Town Meeting, even though only a majority vote will be needed.
>>>
>>> To gain greater support, the PB and the HCAWG have work to do to create
>>> Lincoln’s option for compliance with the Massachusetts Housing Choice Act.
>>> The PB must develop the bylaws and the HCAWG must communicate them to
>>> residents who are now more fully aware of the impact such development can
>>> have on the Town.
>>> Developer bylaws for 800+ units are key
>>>
>>> At the multi-board meeting, members focused on the best ways to adopt
>>> bylaws to allow HCA development that will now be concentrated within half a
>>> mile of the MBTA station. The HCA model for Option C gives the town credit
>>> for 648 housing units, but the LRHA estimates that approximately 800 new
>>> housing units could be developed on a by right basis within that small
>>> area. The impact of this development on the town will depend in large part
>>> on the content of the zoning bylaws to be proposed by the PB and presumably
>>> adopted by the town. At Saturday’s Special Town Meeting, the Selects
>>> presented a chart listing the types of “guardrails,” which the town can
>>> impose on developments. It appears that the Planning Board and Selects
>>> expect the members of the HCAWG to be part of this process.
>>>
>>> The content of these bylaws is extremely important and must be carefully
>>> drafted to impose appropriate standards for by right development that will
>>> win town support and pass HCA compliance requirements.
>>> Outreach and input are important
>>>
>>> Select Kim Bodnar emphasized the importance of a steady stream of
>>> communication to town residents, especially those most affected by the
>>> rezoning in and near the Option C parcels: Codman Road, Lewis Street,
>>> Lincoln Woods, Lincoln Road, and the mall. Margaret Olson, chair of the PB,
>>> suggested that HCAWG 

[LincolnTalk] Brookline passes HCA rezoning

[Bob Mason]

https://brookline.news/town-meeting-passes-major-rezoning-likely-to-reshape-harvard-street/
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Re: [LincolnTalk] 15 units per acre (Gross)

[Bob Mason]

I think it's also important to realize that the historical process for town
engagement will also exclude many, if not all projects that would be
beneficial to Lincoln Station. The "control" that exhibits itself through
town meetings and votes is a huge risk factor for developers who could lose
significant money and opportunity cost if the quirks of Town Meeting result
in not being approved for a project.

Not doing anything in Lincoln Station is a choice, but it may result in
other serious "costs" and degradation of town character.

bob

On Tue, Oct 3, 2023 at 3:54 PM Sara Mattes  wrote:

> This will all become irrelevant.
> What the rezoning will do is reduce the ability of all that talent to have
> ANY influence.
> This rezoning allows developers to do what they please, within certain
> zoning constraints.
>
> This rezoning creates BY-RIGHT zoning in the parcels under consideration.
>
> The wisdom of which you speak was exercised by committees and confirmed in
> various Twon Meeting votes.
>
> I agree-the has been great talent and wisdom brought to the table.
> It will no longer have a seat.
>
> This does not mean we shouldn’t give full consideration, we just must do
> with eyes wide open…prepare for the worst (in terms of design) and be
> pleasantly surprised if it is not.
> We are at the mercy of the buyer/developer of each parcel.
> Let them have mercy on us!
>
> --
> Sara Mattes
>
>
>
>
> On Oct 3, 2023, at 4:34 PM, David Sykes  wrote:
>
> The difference is quality. Lincoln is “protected” not only by prior land
> use measures, but also by the significant presence of notable architectural
> and planning professionals among its residents—a sub-community whose
> members salvaged and shaped the school design process. If that
> sub-community of Lincoln residents continues to exert influence, it’s
> possible that a way can be found to design and build 18-25 units per acre
> near the train station in a way that townspeople will appreciate. It’s
> important to stress that Lincoln’s past contains numerable examples of such
> “quality” decision-making. Like those, the present case will require people
> of talent an imagination to emerge. Is it possible that a design
> competition could elicit proposals for “imaging” what this
> yet-to-be-imagined community would look like? As a board member for other
> organizations, I’ve used design competitions in the past to provide
> insights about potential outcomes that otherwise would have been missed.
>
> David Sykes, Conant Road
>
>
> On Oct 3, 2023, at 3:38 PM, Margaret Olson  wrote:
>
> We are protected largely by the nature of our land and previous land use
> measures. The conservation land and wetlands can not be built on. As a
> practical matter there is no place around the train station where anything
> even vaguely resembling that image could be built. Issaquah Highlands is
> 2,200 acres and 4,000 homes, and that image appears to be a schematic
> showing the types of housing they have.
>
> Once again I urge you to look at the images of our existing developments
> shown in the HCA Working group presentation (
> https://www.lincolntown.org/DocumentCenter/View/85116). That illustrates
> what 17 and 18 units per acre look like* in Lincoln.*  A giant 2000+ acre
> development is not going to look like Lincoln - and can't be built here.
>
> On Tue, Oct 3, 2023 at 11:16 AM Sara Mattes  wrote:
>
>> So how  are we protected from this happening ?
>> I might have missed something.
>>
>>
>>
>>
>>
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Oct 3, 2023, at 10:38 AM, Margaret Olson 
>> wrote:
>>
>> If you subtract the wetlands from the Lincoln Woods density, as we are
>> required to do for the HCA calculations, the density is 17.9 units per
>> acre. It’s that 17.9 that you experience as you walk around Lincoln Woods.
>>
>> As those of you who attended the STOTT presentations may remember, of the
>> 500 acres around the train station 340 (all but 160) are excluded from HCA
>> calculations because they are wetlands, institutions, water bodies, or
>> conservation land. To get a sense of what 15 units per acre looks like in
>> Lincoln please look at the examples in the STOTT presentation and look at
>> the density that accounts for the HCA exclusions.
>>
>> On Mon, Oct 2, 2023 at 8:32 PM ٍSarah Postlethwait 
>> wrote:
>>
>>> Lincoln woods is 6.3 units per acre
>>> Proposed Lincoln center zoning is 25 units per acre
>>>
>>> 
>>>
>>>
>>> On Mon, Oct 2, 2023 at 7:47 PM John Mendelson 
>>> wrote:
>>>
 I had the good fortune of attending the tour of Lincoln Woods put on by
 FOMA yesterday after taking part in the State of the Town Meeting on
 Saturday.  See:

 https://www.fomalincoln.org/outreach

 This densely built, multi-family development is anything but "gross."
 In fact, I think it is quite the opposite and in many ways, represents the
 best of Lincoln in terms of its ideals, collaborative problem solving, and
 honoring the town's 

Re: [LincolnTalk] Bike lanes

[Bob Mason]

Bob,

I agree with the sentiment that we need to change the cultural relationship
between drivers, cyclists and pedestrians, but having dedicated
infrastructure for cyclists/pedestrians is also a very important components
of creating safe and accessible multi-modal transportation links. Hence
dedicated bike lanes with physical barriers, rail trails, etc.

bob

On Fri, Sep 1, 2023 at 9:57 AM Bob Kupperstein  wrote:

>
>
> On Fri, Sep 1, 2023 at 9:44 AM Bob Mason  wrote:
>
>> I’ve wondered and suggested to some that we consider enhancing the trail
>> that goes up the spine of Lincoln so it can be used more by cyclists.
>>
>> It’s currently designated as a bike trail, but is really only suited for
>> mountain biking. Such an infrastructure investment would allow greater
>> connectivity, including to the schools with riders and walkers not even
>> being close to a road.
>>
>> Bob
>>
>
> Bob, I feel, as a cyclist, that this only avoids the growth that we need
> to take as a society - where we all *really* share the roads.
>
> We've been car-centric for so long, the mentality that only cars/trucks
> *really* belong on the road is hard to shake.  But, we'll get there with
> more awareness.
>
>>
>> On Fri, Sep 1, 2023 at 2:13 AM Alida ZweidlerMcKay via Lincoln <
>> lincoln@lincolntalk.org> wrote:
>>
>>> Amen to this:
>>>
>>> as a conscientious driver, I hate a day when all the cyclists are out -
>>> I pray my way through Lincoln and Concord. I wish they had dedicated bike
>>> lanes.
>>>
>>>
>>> I want bikes to be out on beautiful days in our gorgeous town.  But I’m
>>> terrified to pass them and end up following forever until I feel like I can
>>> get around them safely. I’m sure I annoy both the cyclist and the cars
>>> behind me.
>>>
>>> Bike lanes seem unlikely, given the land they require, but I sure wish
>>> we had them!
>>>
>>> Alida Zweidler-McKay
>>> 25 Birchwood
>>> --
>>
>>
> Alida, I have to admit as a cyclist I get annoyed by cars that won't pass,
> though I know they're just trying to be careful.   I also get very
> concerned when cars cross into the oncoming lane to pass - I've seen a
> number of close-calls when that happens.
>
> I suggest keeping in mind the 4' law/rule - if you're leaving 4' and
> driving within the speed limit, the cyclist should be/feel safe.
>
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Re: [LincolnTalk] Bike lanes

[Bob Mason]

I’ve wondered and suggested to some that we consider enhancing the trail
that goes up the spine of Lincoln so it can be used more by cyclists.

It’s currently designated as a bike trail, but is really only suited for
mountain biking. Such an infrastructure investment would allow greater
connectivity, including to the schools with riders and walkers not even
being close to a road.

Bob

On Fri, Sep 1, 2023 at 2:13 AM Alida ZweidlerMcKay via Lincoln <
lincoln@lincolntalk.org> wrote:

> Amen to this:
>
> as a conscientious driver, I hate a day when all the cyclists are out - I
> pray my way through Lincoln and Concord. I wish they had dedicated bike
> lanes.
>
>
> I want bikes to be out on beautiful days in our gorgeous town.  But I’m
> terrified to pass them and end up following forever until I feel like I can
> get around them safely. I’m sure I annoy both the cyclist and the cars
> behind me.
>
> Bike lanes seem unlikely, given the land they require, but I sure wish we
> had them!
>
> Alida Zweidler-McKay
> 25 Birchwood
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> .
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>
>
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Re: [LincolnTalk] CC - Specificity in the motion

[Bob Mason]

Why should the options be limited in any manner simply to the Hartwell
Complex? That predisposes a course of action that may no longer be the most
cost effective OR effective for the town.

Personally, I'm much more interested in the concept of a more limited
community center building within the heart of Lincoln Station. I don't
believe the same design choices need to be made that made the previous
proposal unteneable. Perhaps that implies a retrofit of some pods for Parks
and Rec and COA at Lincoln Station and/or other locations.

bob

On Tue, Nov 29, 2022 at 7:08 PM Sara Mattes  wrote:

> All,
> After listening to the entire discussion/debate last PM, I see what might
> be seen as an issue in the motion.
>
> In last night’s debate, at the end of the meeting, as the Selects were
> voting on actual language for the motion, the question was- is the
> designation of “Hartwell” to be left OUT of the motion, as voted on by the
> CCBC, or do we insert “Hartwell” into the motion.
> The Selects elected to do the later.
> I believe the  rational was that if it were left out, it would be seen as
> “bait and switch."
> However, the current language will need some clarification
>
> Without clarifying wording *in the motion *(not simply spoken to, on the
> floor) some might interpret the language of the motion to mean *ALL* 
> programming
> must occur at the Hartwell campus, thus restricting creative, less
> expensive alternatives.
>
> There is a possibility to deliver some programming *OFF* the Hartwell
> campus, as we do now, and still have the core of a CC remain at Hartwell.
> This could well lead to a less costly design.
>
> And, perhaps the motion needs to be amended  to require a “ no frills”
> option.
>
> If such clarification and an amendment does not occur, we might have an
> issue.
>
> We need to listen and hope that we find a clear path to “yes.”
>
> Sara
>
>
> --
> Sara Mattes
>
> On Nov 29, 2022, at 5:01 PM, Andy Wang  wrote:
>
> Karla,
>
> This is the text of the Motion (
> https://www.lincolntown.org/DocumentCenter/View/78665/Motion---Final):
>
> *Motion Under Article 1:*
> *That the Town vote to transfer the sum of $325,000 from the Town’s
> Stabilization Fund for the purpose of hiring relevant consultant support
> services, to potentially include project management, design, engineering
> and other technical reviews to assist the Community Center Building
> Committee in developing a range of Community Center design choices and
> budgets for the Hartwell Complex, with the intention of presenting said
> choices at a fall, 2023 Special Town Meeting for a vote on a preferred
> option; and provided further, that it is anticipated that the preferred
> option selected by the Town will be presented for a funding vote in March
> of 2024.  *
>
> That's it, that's the whole thing. There is nothing in there that actually
> dictates 2 proposals, or the cost of any of the proposals, or the level of
> 'frills' or 'features' that are included / excluded either.  They can
> develop a 'range of design choices and budgets'.  I'm not sure how one
> would define a 'low-cost alternative' in the context of the motion, though
> maybe someone smarter than I could.  None of the things you are suggesting
> are precluded from being done in the motion, though the CCBC is not
> obligated to either, except for the fact that they have to come back in
> another meeting next year and again a year after that to actually get the
> funds bonded.  In my opinion, that is the real motivation to internalize
> the feedback.
>
> - Andy
>
>
>
> On Tue, Nov 29, 2022 at 2:31 PM Karla Gravis 
> wrote:
>
>> I 100% agree with what others have said in that we need specificity in
>> the motion.
>>
>> The motion needs to clearly lay out that *at least* one of the desired
>> outcomes is the no-frills option (without the features that are currently
>> part of the $25M proposal that were mentioned yesterday by the CCBC like a
>> teaching kitchen or an indoor/outdoor cafe, etc).
>>
>> I fear that if that if this is not explicit in the motion, we will get
>> one $25M option and maybe a $20M option and then be presented with a false
>> choice under pressure from “we need to get this done before inflation hits
>> us again”.
>>
>> I think what you said Dennis is critical and on point and should be
>> included in the motion: the low-cost alternative NEEDS to be developed to 
>> “*the
>> level where it can be considered on an equal footing with the two existing
>> proposals when it comes time for the town to vote and chose a preferred
>> approach.”*
>>
>> I also want to call out that options outside of Hartwell should be given
>> a chance. The 8-year old SOTT exercise where 150 folks where given 2 dots
>> each to choose should not be used as the “will of the town”.
>>
>> Thanks all for listening to me!
>>
>>
>>
>>
>> On Tue, Nov 29, 2022 at 2:05 PM Dennis Picker 
>> wrote:
>>
>>> Andy (and all the rest of you!),
>>> I feel we might be getting close. (what a 

Re: [LincolnTalk] What's the message behind a Yes or No vote?

[Bob Mason]

Paul,

I appreciate you relaying that information, but I'd still want greater
clarity on next steps. I'm uncertain if any dollars should be allocated
toward the current plan. And do we have confidence that whatever "leftover"
funds are adequate to fully realize alternative plans that meet the
intended schedule of future town votes?

bob

On Tue, Nov 29, 2022 at 6:12 PM Paul Shorb  wrote:

> From the presentation made to the Select Board last night, I understand
> that tomorrow night we will hear that the motion to fund study of "a
> range of choices" is intended to include some choices much less expensive
> than the $25M option, and it is NOT the plan that most of the $325K
> budget would go toward finalizing specifications for the two current designs
> .
>
> - Paul Shorb
>
> On Tue, Nov 29, 2022 at 5:29 PM Bob Mason  wrote:
>
>> Given the generality of the motion to be voted, I need to better
>> understand the process the CCBC will follow if a sufficient number of Yes
>> votes are counted. Otherwise I am inclined to vote No.
>>
>> (For reference, the motion is available at
>> https://www.lincolntown.org/DocumentCenter/View/78665/Motion---Final)
>>
>> For the sake of argument let's assume there is a bell curve of citizen
>> interest in a community center project. 25% of the town wants no new
>> building, no matter the budget; 25% is in favor of the current proposal,
>> even if it costs $25M+; and another 50% evenly split between those both
>> positively or negatively inclined to a project of some form.
>>
>> A collective Yes has the potential of being ambiguous on the will of the
>> town. Similarly, a "decisive" No does not necessarily imply that the town
>> is not in favor of any community center, just not the current proposal.
>>
>> Given this potential ambiguity, what is the CCBC to do?
>>
>> I for one am generally inclined for the town to invest in a "community
>> center," but definitely not interested in spending $25M+ to achieve such a
>> goal. I surmise many others feel a similar inclination. As such I am
>> worried that most if not all of the $325K budget will go toward finalizing
>> the specification of the current design and an inadequate amount of
>> time/resources will be applied toward revisiting assumptions and presenting
>> fresh concepts.
>>
>> If this concern is not addressed with confidence I will have to vote No,
>> but hope the CCBC takes that message solely as a statement that the current
>> plan is untenable and they should come back for the Spring 2023 Town
>> Meeting to request budget backed by a clearer plan to move forward.
>>
>> Best regards,
>> bob
>>
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[LincolnTalk] What's the message behind a Yes or No vote?

[Bob Mason]

Given the generality of the motion to be voted, I need to better understand
the process the CCBC will follow if a sufficient number of Yes votes are
counted. Otherwise I am inclined to vote No.

(For reference, the motion is available at
https://www.lincolntown.org/DocumentCenter/View/78665/Motion---Final)

For the sake of argument let's assume there is a bell curve of citizen
interest in a community center project. 25% of the town wants no new
building, no matter the budget; 25% is in favor of the current proposal,
even if it costs $25M+; and another 50% evenly split between those both
positively or negatively inclined to a project of some form.

A collective Yes has the potential of being ambiguous on the will of the
town. Similarly, a "decisive" No does not necessarily imply that the town
is not in favor of any community center, just not the current proposal.

Given this potential ambiguity, what is the CCBC to do?

I for one am generally inclined for the town to invest in a "community
center," but definitely not interested in spending $25M+ to achieve such a
goal. I surmise many others feel a similar inclination. As such I am
worried that most if not all of the $325K budget will go toward finalizing
the specification of the current design and an inadequate amount of
time/resources will be applied toward revisiting assumptions and presenting
fresh concepts.

If this concern is not addressed with confidence I will have to vote No,
but hope the CCBC takes that message solely as a statement that the current
plan is untenable and they should come back for the Spring 2023 Town
Meeting to request budget backed by a clearer plan to move forward.

Best regards,
bob
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Re: [LincolnTalk] Community Center

[Bob Mason]

If the community center could be built built at Lincoln Station, an option
to consider, to minimize net cost, is to design a multi-level facility with
some form of housing included.

This is a technique that colleges sometimes do with academic buildings and
dorms, because the extra residences are “profitable” with an incoming long
term revenue stream. This was the approach for a recent building at my alma
mater of WPI, where a single building, with separate entrances, houses both
the Innovation and Entrepreneurship Center and a residence hall.

Bob

On Fri, Nov 25, 2022 at 9:55 PM Ken Hurd  wrote:

> Hello LincolnTalkers,
> I wish to applaud all those who have taken the time to revisit and
> question the financial pros and cons of building a community center at this
> time, and thanks particularly to those who have recently commented on the
> advisability of building it at the Hartwell site.
>
> I fully support building a new facility, but it has long been my opinion
> that such a major investment by the town should be deployed where it is
> most needed - namely in the Lincoln Station area.  For more than ten years
> since Town Meeting approved the Comprehensive Long Range Plan, in which the
> revitalization of Lincoln Station was overwhelmingly one of the highest
> priorities, the area has lain dormant and in serious need of a catalyst to
> jumpstart its transformation into the compact, vital, walkable village
> center that was a stated goal at the time.  A community center in such a
> location would be the equivalent of an anchor store in a retail setting,
> and by virtue of attracting more people on a regular basis, it would create
> more opportunities for a clustered cross-current of activities spawning
> greater social interaction.
>
> In my opinion, it would constitute the classic suburban planning error to
> create a new center that stands alone like the suburban mall accessible
> only by car.  In addition, because of school protocols, there would be very
> limited inter-generational co-mingling until after school hours, if at
> all.  And, even if there weren’t a greater  awareness about the effects of
> climate change, wouldn’t it make far more sense to locate a community
> center where there are already other crucial services such as the post
> office, grocery store, cleaners, a cafe and restaurant, etc.?
>
> If the vote for more funding fails at the Special Town Meeting next
> Wednesday evening, November 30th, I urge residents, the Selects and the
> Planning Board to seriously reconsider Lincoln Station as the location that
> would best serve the interests and greater good of the town going forward.
>
> Thank you for all those who have weighed in on this discussion.
>
> Respectfully,
> Ken Hurd
>
> Lifting the Human Spirit by Design
> 781-259-3300
> 781-259-8900 cell
> www.keha.com
>
>
>
>
>
>
>
> On Nov 25, 2022, at 1:02 PM, John F. Carr  wrote:
>
> I just skimmed over the 2015 report which is the foundation for what
> we are discussing.
>
> That report tried to steer people away from the Lincoln Station area.
> One of the six options was to build on the commuter rail parking lot
> and include an underground parking garage (the most expensive kind of
> parking) to make up for lost parking.  Since then COVID killed
> commuter rail.  The parking lot is just another town-owned vacant lot.
>
> When you take the cost of an underground garage out of the picture,
> the commuter rail parking lot becomes the cheapest building site (in
> 2015 dollars, and including the cost of renovating Hartwell facilities
> that don't move).  It has the advantage of being near shops, Codman,
> and Lincoln Woods.  We might end up with a community center rather
> than a place one drives to and drives home from.
>
> On Fri, Nov 25, 2022 at 10:16 AM Margaret P Flint
>  wrote:
>
>
> How about this idea for the Community Center: the building at the Mall at
> Lincoln Station now occupied by Something Special and Lincoln Dog Training.
>
> Several things in its favor:
>
>-It is across the street from Ryan Estates Greenridge, and adjacent
> to Lincoln Woods.
>
>-There are two restaurants adjacent which would eliminate the need
> for a food preparation area, a significant cost.
>
>-Also, there is a grocery store right there, which would allow
> users to double up on car trips.
>
>-There is ample parking.
>
> There are two downsides that I can think of.  I’m sure there are more.
>
>- Something Special would need to move.  But I see a for rent sign
> across the street.  Perhaps the cost of moving Something Special could be
> built into the cost of renovating for a Community Center.  The dog training
> facility is also   there, but it is my understanding that most
> of that work takes place outside the building.
>
>-The Rural Land Foundation would lose rent revenue.
>
> Thoughts?
>
>
>
>
> --
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> 

Re: [LincolnTalk] let's give the Community Center Building Committee a Chance

[Bob Mason]

Rhonda,

I and I believe many fellow citizens concur with your general sentiment,
but I believe the core of the nervousness is the concern that the $325K
will be spent on flushing out one of the existing designs, of which we have
been informed could be a $25MM+ project and a portion of the community is
not comfortable spending that sum of money on a community center. We are
then put into a potential situation where we spend $325K on a design that
is then rejected by the community.

Collectively, perhaps the town is comfortable spending a lower amount -
perhaps the original price tag of $15MM is a good target? - if that is the
case, how do we capture that sentiment now to give direction to the CCPC
and the architecture firm for this next phase of design?

Perhaps the vote does not need to be so discrete with a Yes or No vote on
just allocating $325K. Perhaps attaching a max project cost constraint
would reassure people that spending the $325K now won't lead to a project
that is ultimately rejected by the town and thus wasting $325K (a
significant sum, regardless of the source).

bob

On Wed, Nov 16, 2022 at 9:27 AM Rhonda Swain  wrote:

> In the last few weeks, Lincolnites have engaged in a lively discussion on
> Lincoln Talk about the pros and cons of building a new Community Center.
> Some voices urge a “no” vote at the November 30 Special Town Meeting to
> stop the Town from spending $325,000 to hire an owner’s representative and
> an architect to flesh out the existing Community Center schematic designs.
>
>
>
> To me, the idea of halting the project at this point fails to honor many
> aspects of the kind of democracy on which Lincoln prides itself.
>
>
>
> · First, it would simply discard the decade of hard work that
> resulted in the designs we have in hand today, effectively saying
> “Everything has changed, so the work of the past is invalid.”  This seems
> short-sighted.  The benefits of a Community Center have been
> well-documented and long promised to the residents of Lincoln.  It seems
> unlikely that things have changed so much that we need a hard stop at this
> point.
>
>
>
> · Second, it doesn’t give the current Community Center Building
> Committee a chance to work with professionals to come up with complete
> proposals on which the Town can vote.  Approving the expenditure to hire
> professionals to develop more complete designs doesn’t commit the Town to
> any design.  Property taxes will NOT increase because of this vote.  There
> will be another chance to vote on the final project, with much better
> information on costs, trade-offs against other Town priorities, and
> property tax impacts.
>
>
>
> · Finally, shutting the project down now does not give private
> fundraising a chance to tap into the generosity of Lincoln’s residents who
> may well be willing to make a significant contribution to the cost of the
> Community Center project in order to reduce the Town’s portion of the cost
> and the consequent burden on property taxpayers.
>
>
>
> I strongly urge everyone to come out to the Special Town Meeting on
> November 30 and vote in favor of moving the Community Center project to the
> next phase.  In this way, we can give residents a chance to get a fair look
> at what a Community Center will provide and what it will cost.
>
>
>
> Call the Lincoln COA at 781-259-8811 if you need a ride to the Town
> Meeting.
>
>
> Rhonda Swain
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Re: [LincolnTalk] Waiting for Andy Payne

[Bob Mason]

I concur that Andy did an excellent job presenting some important facts
that can help inform our decision to vote Yes or No in support of the
proposed community center project. I still have some questions and
concerns...

>From the presentations last night, two items that stood out to me include:

1. The dramatic increase in anticipated project cost from $15MM-$16MM to
$25MM to $26MM.
2. The range of possible town projects that may require significant capital
planning (e.g. roadside repairs, new cemetery, new DPW, major land
conservation projects, etc)

Assuming the town voted to move forward with a $25MM community center
project, I would like to understand what limits that may place on our
ability to finance these other projects over the next decade+.

It was also presented that we basically have $30MM remaining in our
available capacity to borrow (at reasonable rates in a financially healthy
form). If $25MM of that is allocated to a Community Center, does that
restrict our ability to execute these other projects as well? Or does the
window of additional borrowing capacity increase sufficiently in the coming
years that we still have capacity to consider additional materially
important projects.

I wonder if FinCom can prepare a few scenarios that project out in the
future how these potential future capital projects can be sequenced or if a
$25MM community center jeopardizes our future optionality.

I think a "community center" that meets the needs of our seniors and other
citizens would be nice, but a $25MM project makes me very nervous
especially because I'm concerned it would limit our ability to finance
these other worthy endeavors. If it was possible to spend $10MM in a
refurbishment project or overhauling an existing building, then that might
be necessary to reserve sufficient borrowing capacity for these other
projects.

bob


On Tue, Nov 15, 2022 at 2:17 PM Louis Zipes  wrote:

> (sheepishly has to admit that I didn't RTFM or in this case watch the
> presentation yet so I'm off to do that)
>
> I like all of the Andys on LT equally!
>
> On Tue, Nov 15, 2022 at 1:44 PM Andy Wang  wrote:
>
>> He did, he's the chair of FinCom. Did you catch the State of the Town
>> meeting last night? I thought he did a nice job of outlining the
>> assumptions and where the town stands (and also where there are still
>> unknowns).  If not, here's the Zoom Link of the recording.
>>
>>
>> https://us06web.zoom.us/rec/share/NTEsrGUhsk73GsHcXlAtlw4n84IMnMVpIJZ2eaKr2EShagQ77fe2jcRYqHQxCETz.Y4lKyFe_21BBXwXO
>>
>> If there's something specific, he's also willing to answer questions.
>>
>> One Andy responding for another,
>>
>> Andy
>>
>>
>>
>> On Tue, Nov 15, 2022 at 1:17 PM Louis Zipes  wrote:
>>
>>> Like Jon Ralston for Nevada elections, I await Andy Payne to break down
>>> the proposed Community Center finances.  
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Re: [LincolnTalk] Pollinator Meadows and Drought Resilience

[Bob Mason]

I've shared this concept with the LLCT and members of the town staff from
the Conservation Commission. I've also heard voices of support from members
of Mothers out Front, etc. BUT I'm not quite sure how this concept gets
pushed into policy within the town government process!

bob

On Fri, Aug 5, 2022 at 4:54 PM Sara Mattes  wrote:

> Brilliant!
> That picture posted by Rich sure was selling point.
> And, it always breaks my heart to see Pierce Park getting mowed to within
> an inch of its life, regardless of how little growth there is from week to
> week, out come the mowers spewing dust and dirt and fumes and making a
> racket!
> Let there be a meadow and flowers instead.
>
> Btw, Pierce Park is under the jurisdiction of the Selects, so let’s pitch
> to them.
>
> Regards,
> Sara
>
> --
> Sara Mattes
>
>
>
>
> On Aug 5, 2022, at 4:48 PM, Bob Mason  wrote:
>
> In the spirit of a "win-win" scenario, I would like to share the idea of
> having the town convert a section of Pierce Park into a pollinator and
> native grassland meadow.
>
> I think we would want to keep a large section open for recreational and
> other group activities, but it seems to me that most of the land just sits
> there being a "net-cost" to the town and our local ecology. We could
> increase biodiversity, lower public works maintenance cost and reduce
> fossil fuel usage from mowing.
>
> I surmise it might be most effective to convert a section up town Lincoln
> Road along the stone retaining wall and perhaps a small portion near the
> Town Hall above the soccer field. (illustration attached)
>
> bob
>
> On Fri, Aug 5, 2022 at 4:36 PM Michelle Barnes via Lincoln <
> lincoln@lincolntalk.org> wrote:
>
>> Wow — that’s fantastic! Enough said, eh?!
>>
>> Best,
>> Michelle Barnes
>> South Great Road
>>
>> > On Aug 5, 2022, at 4:13 PM, Rich Rosenbaum  wrote:
>> >
>> > 
>> > This is a posting from a NE native plant group on Facebook. The author
>> provided permission for anyone to share.
>> >
>> > --
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Re: [LincolnTalk] bikes and trails

[Bob Mason]

Barbara,

I appreciate that you have taken the time to read and process the many
messages about these trail use policies, but I believe the fear of change
you are describing is a bit out of scope. I believe the language of
"drastic change" is misplaced.

For example, bike groups can already ride in Lincoln, but most choose not
to do so because there are other locations that offer more diverse and
challenging trails. Many of these locations are located in state parks or
other reservations. The group permit concept is simply to give the town
visibility to if/when a group would like to ride. I believe the proposed
changes are in such modest scope that they will exert little to no
gravitational pull from non-Lincoln riders. We won't see hordes of bikers
descending on our town. To be honest, if you're going to drive to ride,
it's not worth coming to Lincoln to do so.

But these changes can encourage some Lincoln families and residents to
spend more time outside enjoying a ride together. Considering how people
have been cooped up with remote learning, remote working and isolation I
think the overall benefits of having more diverse outdoor activities is
better for the overall welfare of our town.

I also surmise the overall volume of any increased activity will actually
be inconsequential to the majority of people. I know some argue that any
change, especially incremental change, is verboten. If that is your belief
system then it's hard to make a rational, logical argument to persuade, but
it certainly doesn't seem fair considering that 80% of the town's trails
will remain off limits.

Others have advocated that we must pause this process and follow the
"Lincoln Way" to find consensus. One of the acute challenges in this regard
is that it’s most likely that no consensus will be formed. In that regard,
the “Lincoln Way” implies no changes, which once again doesn't seem fair or
appropriate. I think it’s also important to note that the Lincoln
Conservation Commission, staff and LLCT have studied our trail use policies
for over a year and have held repeated public hearings so I think the
deliberative process has been followed carefully.

In my honest opinion, with my full pro-bike biases on display, after these
proposals are put in place nothing will really change for the vast majority
of people - walkers and bikers alike.

bob


On Tue, Jul 12, 2022 at 9:39 AM Barbara Peskin  wrote:

> Hi Lincoln,
> I am trying to go through all the comments on bikes and trails. It is a
> lot to go through. I had hoped to reach out to some of you to ask that you
> send your comments to the Conservation Commission which is
> voting tomorrow (I don't know the LLCT time line). I would not count on
> them reading it here in Lincoln Talk.
>
> Last week I read a post that was so important about the history of Lincoln
> holding back on incremental change - that holding back is what makes the
> nature here phenomenal and appreciated by us all.  Please send that note to
> the Commission.
>
> I also appreciate the note from a biker who likes lone biking on the
> trails. Truth be told that happens now with the maps as is.
>
> As a dog walker here for over 25 years I have been through the off leash
> dog discussions, etiquette discussions and my observation and understanding
> is that we are in an okay place. Always etiquette and understanding can be
> improved.
>
> What is about to change* drastically* for the lone biker, walker and
> horse back rider does not need to change if we could work together. Please
> encourage the Commission to hold off on the current proposal to
> *officially* expand the bike trail map.
>
> Please be aware that the new proposal about expanding the bike trail
> map is about, includes, giving permits to large bike groups from out of
> town. Once you open all these trails you can't later say oops, we actually
> care about our wildlife and close them again. This is a change that they
> shouldn't make. It will be detrimental to nature and it will have a
> negative impact on those of us walking, walking dogs off leash, horse back
> riding, and it will be detrimental to the wildlife that is accustomed to
> the current use of trails.
>
> It will mean those of us who need to drive to Mt. Misery to walk will at
> times show up and see a bike group filling the parking lot and unloading
> instead.
>
> It means, at times, when you walk with two other people from Weston and
> Maynard and their dogs at the end of the day, you might also have 10-15
> bikes (or more) pushing you off the trails or having you look around
> figuring out where to go.
>
> This current proposal, which should be off the table, or put on hold for
> now, please, would open half the trails at Mt. Misery (November all the
> trails at Mt. Misery were proposed - then in May they adjusted it to 1/2
> the trails, split down the middle) to bike groups. The proposal includes a
> process to give permits to large bike groups for the trails.
>
> There has not been any 

Re: [LincolnTalk] Trails Continuance

[Bob Mason]

I believe part of the Fear, Uncertainty and Doubt, on both sides, stems
from a concern that this might be a once a decade+ opportunity to influence
town trail use policy because that's been the norm from the past. I think
we can all be reassured by the Conservation Commission's repeated
statements that they plan to review the impact of any and all trail
policies on a more frequent basis. I would expect this to be at least every
other year. This will allow us all to collectively review the actual
impact.

As pointed out by many, the actual set of changes are very modest and I
would posit after the angst, the reality on the ground will likely be no
material change.

Yes, there will be moments of incivility or thoughtfulness, but I'd place a
strong wager that we won't see hordes of devils on bikes descending upon
Lincoln. What's most likely to happen is someone like myself will go out
for a quick trail ride after work and before dinner. Or a family going for
a ride together on a weekend morning before stopping at Twisted Tree for
lunch.

But if cycling advocates are wrong, we can then course correct quickly. We
have had a great number of our fellow citizens and town professionals take
a year reviewing and discussing these proposals. I believe they have done a
good job of finding balance when there will always be differing points of
view.

bob

On Tue, Jun 21, 2022 at 8:35 AM Chris Murphy  wrote:

> I have attached two figures.  One shows the trails in Lincoln available
> for walking and horseback riding.  The second figure shows the small number
> of trails currently open to biking, and the proposed additions.
>
> I'm not sure everybody fully understands the (extremely limited) scope of
> changes being proposed, I hope these figures help clarify.
>
> The figures are not authoritative - I made them from public data and the
> ConCom presentations - but I've tried to reflect things accurately.
>
> Respectfully,
>Chris Murphy
>Old Winter Street
>
> On Mon, Jun 20, 2022 at 8:03 PM Gordon Woodington <
> alpinemeado...@gmail.com> wrote:
>
>> I am tired of dog owners who let their dog come right up to scaring me,
>> tired of bikers who give me no warning until dangerously on top of me.  I
>> wish that these experiences of many of us be respected. Yes, not everyone,
>> is a problem, but enough are that not allowing all usages on trails make
>> sense.
>>
>> Gordon Woodington
>>
>> On Mon, Jun 20, 2022 at 7:25 PM Allison Easton <
>> easton.ander...@comcast.net> wrote:
>>
>>> My family and I have walked the Weston, Concord and Carlisle trails and
>>> have found the bicyclists to be considerate.
>>>
>>> I would like our wonderful resources to be shared with those interested.
>>> While there may be some bad apples on bikes, there are also some dogs that
>>> rub their dirty noses and/or jump on strangers. Not to mention the
>>> droppings that are left by dogs of some inconsiderate walkers.
>>>
>>> With a bit of mutual consideration, I want to believe we can all learn
>>> to get along in our beautiful town.
>>>
>>>
>>>
>>> *From:* Lincoln  *On Behalf Of *Margaret
>>> Olson
>>> *Sent:* Monday, June 20, 2022 5:37 PM
>>> *To:* Sara Mattes 
>>> *Cc:* Lincoln Talk ; Barbara Peskin <
>>> bpeski...@gmail.com>
>>> *Subject:* Re: [LincolnTalk] Trails Continuance
>>>
>>>
>>>
>>> Mike Farney did actively recruit large numbers of bikers, and those
>>> bikers were not always respectful of the trails or other users. But that
>>> was over 20 years ago! The biking community learned to police it’s own and
>>> the serious bikers moved to other much more interesting venues. Look at the
>>> trails in Weston. It’s just not a problem. I live near a section of the
>>> Weston woods where bikes are permitted. I urge all of you to go walk in
>>> Weston and Concord.
>>>
>>>
>>>
>>> On Mon, Jun 20, 2022 at 5:09 PM Sara Mattes  wrote:
>>>
>>> I would strongly disagree with the general statement that we are
>>> perceived as “an island of exclusion,” because of our current trail
>>> policies.
>>>
>>> The number of cars parked along our roadways all during the pandemic,
>>> and the walkers that came from them would say otherwise.
>>>
>>> We are *well-known* for the relative peacefulness of our trails, as
>>> opposed to those towns that have a larger number of bikes on them.
>>>
>>>
>>>
>>> The number of fast moving bikes and mountain bikes that were here during
>>> Mike Farney’s tenure, and after, led to many complaints and to the
>>> degradation of the trails.
>>>
>>> The bike ruts led to erosion and degradation of flora and vegetation,
>>> and made walking often uncomfortable and sometimes unsafe.
>>>
>>>
>>>
>>> Subsequent hearings were filled with very passionate folks from the
>>> out-of-town biking community and those in town, with a similar charge of
>>> elitism deployed.
>>>
>>> It did not dissuade the stewards of our lands and the  introduction of
>>> more restricted use, and the return of peace and healthier trails for the
>>> rest.
>>>

Re: [LincolnTalk] Basement leak repairperson?

[Bob Mason]

I’ve worked with https://crackx.com/, which did excellent work.

On Fri, Feb 25, 2022 at 9:51 AM Cris Ratiner 
wrote:

> Hi All,
>
> I’ve discovered that my basement (partially below grade) has a slow leak
> that is making the floor slightly more than a little wet.  Does anyone have
> any recommendations for a basement waterproofing expert?  (Obviously not
> for today).
>
> Thanks much,
> Cris Ratiner
>
>
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[LincolnTalk] Dinner @ The Tack Room, Lincoln

[Bob Mason]

I had the privilege to be part of a "preview dinner" last night at The Tack
Room, our new restaurant at Lincoln Station.

It was a wonderful evening and I encourage my fellow Lincolnites to stop by
for dinner or lunch. The room decor has been updated with a nice cozy feel,
creating a friendly atmosphere. The staff were also very warm. The food was
delivered quickly and in hearty portions.

We had the poutine and arancini for appetizers and then mushroom risotto
and the roasted chicken dinner for the main course. All were full of
flavor. The chicken was simple, but well seasoned and moist - a hallmark
for a good kitchen! We ended the evening with the chocolate chip bread
pudding. If I wouldn't have been admonished by my wife, I would have licked
the serving plate!

I expect we'll be weekly regulars at The Tack Room!

best regards,
bob
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Re: [LincolnTalk] Massachusetts will punish suburbs that don't allow apartments near transit.

[Bob Mason]

I don't (yet) have a POV on the specifics of this legislation nor the
feasibility for Lincoln, but I do wonder about a moral responsibility to
reconsider wholesale housing policy in towns like Lincoln.

It is my understanding that part of the housing crises that have plagued
San Francisco, Los Angeles and other metropolitan regions across the US all
have to do with too much NIMBYISM. At some point, for us to have a
functional society, we need to rethink our physical infrastructure and how
that can create stronger communities, have greater economic impact and
reduce environmental pressures.

Perhaps the specifics of this legislation is untenable for the geographical
constraints of Lincoln, but maybe we need to lean even more into being part
of the metropolitan solution.

On Mon, Jan 24, 2022 at 6:49 PM Richard Panetta 
wrote:

> Margaret,
>
>
> Would the property near the bus stop be an area of concern as well then?
> Or would most of that land be in the National Park district?
>
> Rich
>
> On Mon, Jan 24, 2022 at 6:45 PM Margaret Olson 
> wrote:
>
>> Sara,
>> The original map published in the Squirrel was incorrect. This is my
>> fault - I made that map and made a mistake in the GIS. This was brought to
>> my attention in the comments; Alice contacted me and she updated the
>> article with the corrected map.
>>
>> What the updated map shows is that in order to comply we would need to
>> rezone some of the current R1 (single family 2 acre) zone that is within a
>> half mile of the station. Depending on how the regulations shape up after
>> the comment period the town may be facing some difficult choices.
>>
>> On the question of the MBTA station - we also have a bus stop, at
>> Hanscom. We are a bus service town under the draft rules.
>>
>> Margaret
>>
>> On Mon, Jan 24, 2022 at 5:53 PM Sara Mattes  wrote:
>>
>>> Very interesting, and there will be serious push-back.
>>>
>>> Note-"That is the message Massachusetts is sending to 175 cities and
>>> suburbs in the Boston area, as a bill passed last year to boost housing
>>> production begins to take effect
>>> 
>>> *.** Almost every jurisdiction in eastern Massachusetts, from the New
>>> Hampshire border to Worcester to the Cape Cod Canal…**”*
>>>
>>> Certainly some serious pressure will and should be placed on State Reps.
>>> once other towns realize the implications.
>>>
>>> Lincoln already has grasped the implications.
>>>
>>> For Lincoln, as was shown in a recent article in the *Squirrel,* the
>>> land available, given the map proposed by MAPC and this new
>>> growth initiative (NOT a mandate), the proposed 750 units would have to fit
>>> into a very small land mass.
>>> In order to reach 750 units, we would need to redevelop with 5-6 story
>>> buildings, at a minimum.
>>>
>>> It simply is not feasible.
>>>
>>> We should all be contacting our current and future State Reps. to ask
>>> their positions,  and to explain.
>>>
>>> We have regularly added multi
>>> family housing, including affordable housing to our inventory, and,
>>> I expect we will continue to do so, but not in this manner.
>>>
>>> Sara Mattes
>>>
>>> *--*
>>> Sara Mattes
>>>
>>>
>>>
>>>
>>> On Jan 24, 2022, at 5:29 PM, Lynne Smith  wrote:
>>>
>>> An interesting article for Lincoln.
>>>
>>>
>>> https://slate.com/business/2022/01/massachusetts-zoning-apartments-housing-transit.html
>>>
>>>
>>> Lynne Smith
>>> 5 Tabor Hill Road
>>> 
>>> Lincoln, MA 01773
>>> 
>>> 781-258-1175
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Re: [LincolnTalk] Need recommendation for furnace and AC replacement

[Bob Mason]

Arthur,

If you are replacing your completed HVAC system (heating and cooling), you
may want to consider shifting to a geothermal system so you can shift away
from fossil fuels. I've had a number of discussions with
https://dandelionenergy.com, which is actually a spin-out of Google! Unlike
geothermal in the past, they have new modern mechanisms to drill deep and
not significantly disturb your landscape.

bob

On Tue, Jan 18, 2022 at 3:26 PM Arthur Gleiner  wrote:

> I would like to get some recommendations for contractors to replace a 20
> year old forced air heating and AC system.  I am interested in competitive
> pricing of course, but also in integrity, response to service calls, and
> maintenance contracts.  If you have experience in the past couple of years,
> please let me know your thoughts.
>
> Thank you.
>
> Art Gleiner
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[LincolnTalk] "Plan for Your Land" webinar

[Bob Mason]

The citizens of Lincoln have a long history of land preservation, but work
remains to be done to preserve our special rural character. We often take
for granted many properties that have been held by families for generations
and we must educate new homeowners on their own responsibilities.

For those interested in these topics, I'd encourage you to sign up for
MassWoods' "Plan for Your Land"  webinar series for landowners.

MassWoods.org out of the UMass Amherst Extension program is hosting a
six-part webinar series for landowners interested in planning the future of
their land on the second Thursday of the month, from 6:30-8:00 pm.
Sessions will feature relevant professionals to provide information and
help answer your questions. You may sign up for individual webinars or the
entire series.

January 13, 2022 - Who will own my land next?
February 10, 2022 - How can I reduce my property taxes?
March 10, 2022 - How can I conserve my land?
April 14, 2022 - What are the financial benefits of land conservation?

For More Information and to Register visit: https://masswoods.org/webinars
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