Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Susanna Szeto]

Thank you Sara! So well said!  I agreed with you we need to come together as a community to redevelop the mall on our own terms and continue to increase our stocks of truly affordable housing!SusannaOn Nov 10, 2023, at 10:12 AM, John Mendelson  wrote:Are you speaking on behalf of the Lincoln Residents for Housing Alternatives, Sara, or on behalf of yourself?  My questions were directed to the former.Thank you.On Fri, Nov 10, 2023 at 10:05 AM Sara Mattes  wrote:My principal goal would be to redevelop the mall to the max benefit of the whole community, and that includes RLF.I was intimately involved in the redevelopment in the mid 2000s, as a Select.I was also involved in helping Lincoln Woods seek a stable financial partner -The Community Builders.Each project resulted in a win/win for all parties.That process involved all boards, committees and commissions …and, in the case of the Mall, Town Meeting.This was done with our hands untied, using our own process.It was collaborative and inclusive…not a rush to judgement.Yes, not everyone got everything they wanted, but everybody got something we were, in the end, happy with.I would love to see more housing added to the mall, as the Selects had proposed in the 2006 project.I am delighted that the concept is back on the table.However, I believe we are not on the right track by including it in HCA zoning as we will lose the community engagement we benefited from in the last redevelopment.And, we will have to accept a reduced level of affordability than if we worked with the property owner, currently RLF, to include housing and stabilize retail.The HCA hands us a broad sword when we need a scalpel.Let’s use it to re-engage as a community-as a whole-as a community, own our terms.Let’s slow the adoption of HCA districts and re-examine how we might use the exercise  to build consensus, not division.
--Sara Mattes


On Nov 10, 2023, at 9:43 AM, John Mendelson  wrote:But what are your goals?So far, in addition to dubious claims about the negative environmental impact of new construction on lots that are currently empty parking lots (the data is clear that diffuse, single-family housing is by far the most carbon-intensive way to live) and unsubstantiated musings that we might need a second traffic light in town (the horror!) the only clear statement the Residents for Fairer Housing Choices have made is to say we should use the HCA to rezone existing multifamily developments so that nothing will be built.  How does doing nothing equate to increasing affordable housing?  What housing choices are you offering other than the ones we already have?You've made a lot of demands and put forward many questions about the motivations behind the decisions of the HCAWG, not to mention asserting that the process has been undemocratic. I think it is now time to start digging into yours.JohnOn Fri, Nov 10, 2023 at 9:16 AM Karla Gravis  wrote:I agree with Sara - the HCA constrains our ability to provide affordable housing. Currently, the town retains leverage with developers because projects require town meeting approval. HCA changes to “by right” zoning. We cannot ask for more than 10% affordability. Just last year, thanks to the town meeting process, Winchester was able to negotiate much more affordable housing, climate protection concessions and a payment to the town.With Town meeting gone, our only recourse is to pay developers to “make them whole”.For Oriole Landing, because we already required 15%, the hurdle to get to 25% affordability was lower than it would be under HCA. Back then, we gave them a $1M payment for 6 units. Adjusted for inflation (the Greater Boston CPI index is up 20% since then), the cost per apartment today would be $200,000.If we consider the Mall, which will be zoned for 100 apartments, increasing affordability from 10% to 25% would cost us $3M if we need to make the developer whole. The Affordable Housing Trust doesn’t have that kind of resources.Why should the town resources be dissipated when we can achieve our affordability goals, among many others, if we do not rezone these areas by right and instead continue to ask developers to come through Town Meeting for approval? Why should we rezone by right and loosen our restrictions when we can achieve all of our goals through Town Meeting?KarlaFrom: Margaret Olson Date: Fri, Nov 10, 2023 at 08:28Subject: Re: [LincolnTalk] Recommended reading for those grappling with the HCATo: John Mendelson CC: Lincoln Talk The zoning contains a minimum level of affordability. As John points out the town can, as it has in the past, negotiate higher levels of affordability. Oriole Landing at 25% is well above their zoning requirement of 15%.The reason we can not mandate 15% affordable is because the study the town commissioned showed that to not be economically feasible. In 

Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Sara Mattes]

gt;>>> If we consider the Mall, which will be zoned for 100 apartments, 
>>>> increasing affordability from 10% to 25% would cost us $3M if we need to 
>>>> make the developer whole. The Affordable Housing Trust doesn’t have that 
>>>> kind of resources.
>>>> 
>>>> Why should the town resources be dissipated when we can achieve our 
>>>> affordability goals, among many others, if we do not rezone these areas by 
>>>> right and instead continue to ask developers to come through Town Meeting 
>>>> for approval? Why should we rezone by right and loosen our restrictions 
>>>> when we can achieve all of our goals through Town Meeting?
>>>> 
>>>> Karla
>>>> 
>>>>> From: Margaret Olson >>>> <mailto:s...@margaretolson.com>>
>>>>> Date: Fri, Nov 10, 2023 at 08:28
>>>>> Subject: Re: [LincolnTalk] Recommended reading for those grappling with 
>>>>> the HCA
>>>>> To: John Mendelson >>>> <mailto:johntmendel...@gmail.com>>
>>>>> CC: Lincoln Talk >>>> <mailto:lincoln@lincolntalk.org>>
>>>>> 
>>>>> 
>>>>> The zoning contains a minimum level of affordability. As John points out 
>>>>> the town can, as it has in the past, negotiate higher levels of 
>>>>> affordability. Oriole Landing at 25% is well above their zoning 
>>>>> requirement of 15%.
>>>>> 
>>>>> The reason we can not mandate 15% affordable is because the study the 
>>>>> town commissioned showed that to not be economically feasible. In 
>>>>> practice what that means is that nothing will be built in the current 
>>>>> economic environment if we mandate 15%; in other words if the entire 
>>>>> financial burden is borne by the developer. 
>>>>> 
>>>>> If affordable units are a priority the town can subsidize those units as 
>>>>> we have in the past or we could alter economics by relaxing height or 
>>>>> other restrictions in return for more affordable units.
>>>>> 
>>>>> One note when comparing developments and costs: interest rates and 
>>>>> construction costs are substantially higher now than they were 
>>>>> pre-pandemic. What worked then might or might not work now.
>>>>> 
>>>>> Margaret 
>>>>> 
>>>>> On Fri, Nov 10, 2023 at 7:03 AM John Mendelson >>>> <mailto:johntmendel...@gmail.com>> wrote:
>>>>>> This is not true.  The HCA does not '"tie our hands."
>>>>>> 
>>>>>> Just like many  public/private partnerships across the country and 
>>>>>> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and 
>>>>>> perhaps other developments I am not aware of, the town can work with a 
>>>>>> potential developer to increase the percentage of affordable units, 
>>>>>> using a range of funds available.
>>>>>> 
>>>>>> John
>>>>>> 
>>>>>> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes >>>>> <mailto:samat...@gmail.com>> wrote:
>>>>>>> The only reason I am“grappling” with the HCA is that is will tie our 
>>>>>>> hands as to adding affordability -it, by its nature is exclusive.
>>>>>>> It restricts the amount of affordability we are allowed to require.
>>>>>>> And, if we tie up all the land around the station area, especially. The 
>>>>>>> mall, with this zoning, we will be creating an expensive and exclusive 
>>>>>>> enclave.
>>>>>>> 
>>>>>>> How does that achieve goals of diversity and equity?
>>>>>>> 
>>>>>>> 
>>>>>>> 
>>>>>>> --
>>>>>>> Sara Mattes
>>>>>>> 
>>>>>>> 
>>>>>>> 
>>>>>>> 
>>>>>>>> On Nov 9, 2023, at 10:10 PM, John Mendelson >>>>>>> <mailto:johntmendel...@gmail.com>> wrote:
>>>>>>>> 
>>>>>>>> http://www.growingwealthier.info <http://www.growingwealthier.info/>
>>>>>>>> 
>>>>>>>> How greater density and walkability benefits the environment and 
>>>>>>>> property values.
>>>>>>>> 
>>>>>>>> John
>>>>>>>> -- 
>>>>>>>> The LincolnTalk mailing list.
>>>>>>>> To post, send mail to Lincoln@lincolntalk.org 
>>>>>>>> <mailto: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 
>>>>>> <mailto: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 
>>>>> <mailto: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 
>>>> <mailto: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 
>>> <mailto: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.

Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Karla Gravis]

reasing affordable
>> housing?  What housing choices are you offering other than the ones we
>> already have?
>>
>> You've made a lot of demands and put forward many questions about the
>> motivations behind the decisions of the HCAWG, not to mention asserting
>> that the process has been undemocratic.
>>
>> I think it is now time to start digging into yours.
>>
>> John
>>
>> On Fri, Nov 10, 2023 at 9:16 AM Karla Gravis 
>> wrote:
>>
>>> I agree with Sara - the HCA constrains our ability to provide affordable
>>> housing. Currently, the town retains leverage with developers because
>>> projects require town meeting approval. HCA changes to “by right” zoning.
>>> We cannot ask for more than 10% affordability. Just last year, thanks to
>>> the town meeting process, Winchester was able to negotiate much more
>>> affordable housing, climate protection concessions and a payment to the
>>> town.
>>>
>>> With Town meeting gone, our only recourse is to pay developers to “make
>>> them whole”.
>>>
>>> For Oriole Landing, because we already required 15%, the hurdle to get
>>> to 25% affordability was lower than it would be under HCA. Back then, we
>>> gave them a $1M payment for 6 units. Adjusted for inflation (the Greater
>>> Boston CPI index is up 20% since then), the cost per apartment today would
>>> be $200,000.
>>>
>>> If we consider the Mall, which will be zoned for 100 apartments,
>>> increasing affordability from 10% to 25% would cost us $3M if we need to
>>> make the developer whole. The Affordable Housing Trust doesn’t have that
>>> kind of resources.
>>>
>>> Why should the town resources be dissipated when we can achieve our
>>> affordability goals, among many others, if we do not rezone these areas by
>>> right and instead continue to ask developers to come through Town Meeting
>>> for approval? Why should we rezone by right and loosen our restrictions
>>> when we can achieve all of our goals through Town Meeting?
>>>
>>> Karla
>>>
>>> From: Margaret Olson 
>>>> Date: Fri, Nov 10, 2023 at 08:28
>>>> Subject: Re: [LincolnTalk] Recommended reading for those grappling with
>>>> the HCA
>>>> To: John Mendelson 
>>>> CC: Lincoln Talk 
>>>>
>>>>
>>>> The zoning contains a minimum level of affordability. As John points
>>>> out the town can, as it has in the past, negotiate higher levels of
>>>> affordability. Oriole Landing at 25% is well above their zoning requirement
>>>> of 15%.
>>>>
>>>> The reason we can not mandate 15% affordable is because the study the
>>>> town commissioned showed that to not be economically feasible. In practice
>>>> what that means is that nothing will be built in the current economic
>>>> environment if we mandate 15%; in other words if the entire financial
>>>> burden is borne by the developer.
>>>>
>>>> If affordable units are a priority the town can subsidize those units
>>>> as we have in the past or we could alter economics by relaxing height or
>>>> other restrictions in return for more affordable units.
>>>>
>>>> One note when comparing developments and costs: interest rates and
>>>> construction costs are substantially higher now than they were
>>>> pre-pandemic. What worked then might or might not work now.
>>>>
>>>> Margaret
>>>>
>>>> On Fri, Nov 10, 2023 at 7:03 AM John Mendelson <
>>>> johntmendel...@gmail.com> wrote:
>>>>
>>>>> This is not true.  The HCA does not '"tie our hands."
>>>>>
>>>>> Just like many  public/private partnerships across the country and
>>>>> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and
>>>>> perhaps other developments I am not aware of, the town can work with a
>>>>> potential developer to increase the percentage of affordable units, using 
>>>>> a
>>>>> range of funds available.
>>>>>
>>>>> John
>>>>>
>>>>> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes  wrote:
>>>>>
>>>>>> The only reason I am“grappling” with the HCA is that is will tie our
>>>>>> hands as to adding affordability -it, by its nature is exclusive.
>>>>>> It restricts the amount of aff

Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[John Mendelson]

Are you speaking on behalf of the Lincoln Residents for Housing
Alternatives, Sara, or on behalf of yourself?  My questions were directed
to the former.

Thank you.

On Fri, Nov 10, 2023 at 10:05 AM Sara Mattes  wrote:

> My principal goal would be to redevelop the mall to the max benefit of the
> whole community, and that includes RLF.
> I was intimately involved in the redevelopment in the mid 2000s, as a
> Select.
> I was also involved in helping Lincoln Woods seek a stable financial
> partner -The Community Builders.
>
> Each project resulted in a win/win for all parties.
>
> That process involved all boards, committees and commissions …and, in the
> case of the Mall, Town Meeting.
> This was done with our hands untied, using our own process.
>
> It was collaborative and inclusive…not a rush to judgement.
> Yes, not everyone got everything they wanted, but everybody got something
> we were, in the end, happy with.
>
> I would love to see more housing added to the mall, as the Selects had
> proposed in the 2006 project.
> I am delighted that the concept is back on the table.
>
> However, I believe we are not on the right track by including it in HCA
> zoning as we will lose the community engagement we benefited from in the
> last redevelopment.
> And, we will have to accept a reduced level of affordability than if we
> worked with the property owner, currently RLF, to include housing and
> stabilize retail.
>
> The HCA hands us a broad sword when we need a scalpel.
>
> Let’s use it to re-engage as a community-as a whole-as a community, own
> our terms.
>
> Let’s slow the adoption of HCA districts and re-examine how we might use
> the exercise  to build consensus, not division.
>
>
>
>
> --
> Sara Mattes
>
>
>
>
> On Nov 10, 2023, at 9:43 AM, John Mendelson 
> wrote:
>
> But what are your goals?
>
> So far, in addition to dubious claims about the negative environmental
> impact of new construction on lots that are currently empty parking lots
> (the data is clear that diffuse, single-family housing is by far the most
> carbon-intensive way to live) and unsubstantiated musings that we might
> need a second traffic light in town (the horror!) the only clear statement
> the Residents for Fairer Housing Choices have made is to say we should *use
> the HCA to rezone existing multifamily developments so that nothing will be
> built*.  How does doing nothing equate to increasing affordable housing?
> What housing choices are you offering other than the ones we already have?
>
> You've made a lot of demands and put forward many questions about the
> motivations behind the decisions of the HCAWG, not to mention asserting
> that the process has been undemocratic.
>
> I think it is now time to start digging into yours.
>
> John
>
> On Fri, Nov 10, 2023 at 9:16 AM Karla Gravis 
> wrote:
>
>> I agree with Sara - the HCA constrains our ability to provide affordable
>> housing. Currently, the town retains leverage with developers because
>> projects require town meeting approval. HCA changes to “by right” zoning.
>> We cannot ask for more than 10% affordability. Just last year, thanks to
>> the town meeting process, Winchester was able to negotiate much more
>> affordable housing, climate protection concessions and a payment to the
>> town.
>>
>> With Town meeting gone, our only recourse is to pay developers to “make
>> them whole”.
>>
>> For Oriole Landing, because we already required 15%, the hurdle to get to
>> 25% affordability was lower than it would be under HCA. Back then, we gave
>> them a $1M payment for 6 units. Adjusted for inflation (the Greater Boston
>> CPI index is up 20% since then), the cost per apartment today would be
>> $200,000.
>>
>> If we consider the Mall, which will be zoned for 100 apartments,
>> increasing affordability from 10% to 25% would cost us $3M if we need to
>> make the developer whole. The Affordable Housing Trust doesn’t have that
>> kind of resources.
>>
>> Why should the town resources be dissipated when we can achieve our
>> affordability goals, among many others, if we do not rezone these areas by
>> right and instead continue to ask developers to come through Town Meeting
>> for approval? Why should we rezone by right and loosen our restrictions
>> when we can achieve all of our goals through Town Meeting?
>>
>> Karla
>>
>> From: Margaret Olson 
>>> Date: Fri, Nov 10, 2023 at 08:28
>>> Subject: Re: [LincolnTalk] Recommended reading for those grappling with
>>> the HCA
>>> To: John Mendelson 
>>> CC: Lincoln Talk 
>>>
>>&

Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Sara Mattes]

My principal goal would be to redevelop the mall to the max benefit of the 
whole community, and that includes RLF.
I was intimately involved in the redevelopment in the mid 2000s, as a Select.
I was also involved in helping Lincoln Woods seek a stable financial partner 
-The Community Builders.

Each project resulted in a win/win for all parties.

That process involved all boards, committees and commissions …and, in the case 
of the Mall, Town Meeting.
This was done with our hands untied, using our own process.

It was collaborative and inclusive…not a rush to judgement.
Yes, not everyone got everything they wanted, but everybody got something we 
were, in the end, happy with.

I would love to see more housing added to the mall, as the Selects had proposed 
in the 2006 project.
I am delighted that the concept is back on the table.

However, I believe we are not on the right track by including it in HCA zoning 
as we will lose the community engagement we benefited from in the last 
redevelopment.
And, we will have to accept a reduced level of affordability than if we worked 
with the property owner, currently RLF, to include housing and stabilize retail.

The HCA hands us a broad sword when we need a scalpel.

Let’s use it to re-engage as a community-as a whole-as a community, own our 
terms.

Let’s slow the adoption of HCA districts and re-examine how we might use the 
exercise  to build consensus, not division.




--
Sara Mattes




> On Nov 10, 2023, at 9:43 AM, John Mendelson  wrote:
> 
> But what are your goals?
> 
> So far, in addition to dubious claims about the negative environmental impact 
> of new construction on lots that are currently empty parking lots (the data 
> is clear that diffuse, single-family housing is by far the most 
> carbon-intensive way to live) and unsubstantiated musings that we might need 
> a second traffic light in town (the horror!) the only clear statement the 
> Residents for Fairer Housing Choices have made is to say we should use the 
> HCA to rezone existing multifamily developments so that nothing will be 
> built.  How does doing nothing equate to increasing affordable housing?  What 
> housing choices are you offering other than the ones we already have?
> 
> You've made a lot of demands and put forward many questions about the 
> motivations behind the decisions of the HCAWG, not to mention asserting that 
> the process has been undemocratic. 
> 
> I think it is now time to start digging into yours.
> 
> John
> 
> On Fri, Nov 10, 2023 at 9:16 AM Karla Gravis  <mailto:karlagra...@gmail.com>> wrote:
>> I agree with Sara - the HCA constrains our ability to provide affordable 
>> housing. Currently, the town retains leverage with developers because 
>> projects require town meeting approval. HCA changes to “by right” zoning. We 
>> cannot ask for more than 10% affordability. Just last year, thanks to the 
>> town meeting process, Winchester was able to negotiate much more affordable 
>> housing, climate protection concessions and a payment to the town.
>> 
>> With Town meeting gone, our only recourse is to pay developers to “make them 
>> whole”.
>> 
>> For Oriole Landing, because we already required 15%, the hurdle to get to 
>> 25% affordability was lower than it would be under HCA. Back then, we gave 
>> them a $1M payment for 6 units. Adjusted for inflation (the Greater Boston 
>> CPI index is up 20% since then), the cost per apartment today would be 
>> $200,000.
>> 
>> If we consider the Mall, which will be zoned for 100 apartments, increasing 
>> affordability from 10% to 25% would cost us $3M if we need to make the 
>> developer whole. The Affordable Housing Trust doesn’t have that kind of 
>> resources.
>> 
>> Why should the town resources be dissipated when we can achieve our 
>> affordability goals, among many others, if we do not rezone these areas by 
>> right and instead continue to ask developers to come through Town Meeting 
>> for approval? Why should we rezone by right and loosen our restrictions when 
>> we can achieve all of our goals through Town Meeting?
>> 
>> Karla
>> 
>>> From: Margaret Olson >> <mailto:s...@margaretolson.com>>
>>> Date: Fri, Nov 10, 2023 at 08:28
>>> Subject: Re: [LincolnTalk] Recommended reading for those grappling with the 
>>> HCA
>>> To: John Mendelson >> <mailto:johntmendel...@gmail.com>>
>>> CC: Lincoln Talk mailto:lincoln@lincolntalk.org>>
>>> 
>>> 
>>> The zoning contains a minimum level of affordability. As John points out 
>>> the town can, as it has in the past, negotiate higher levels of 
>>> affordability. Oriole Landing a

Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Margaret Olson]

I have been reminded that the state's tally of affordable housing is called
the Subsidized Housing Index (SHI). The word "subsidized" is there because
the reality is affordable units often need to be subsidized.

The reason the state requires an economic feasibility study to support an
affordable requirement above 10% is to prevent towns from making the
affordability requirement so high that nothing will be built. I am not
saying that that is your intention, only explaining the lens through which
the state looks at this.

On Fri, Nov 10, 2023 at 9:15 AM Karla Gravis  wrote:

> I agree with Sara - the HCA constrains our ability to provide affordable
> housing. Currently, the town retains leverage with developers because
> projects require town meeting approval. HCA changes to “by right” zoning.
> We cannot ask for more than 10% affordability. Just last year, thanks to
> the town meeting process, Winchester was able to negotiate much more
> affordable housing, climate protection concessions and a payment to the
> town.
>
> With Town meeting gone, our only recourse is to pay developers to “make
> them whole”.
>
> For Oriole Landing, because we already required 15%, the hurdle to get to
> 25% affordability was lower than it would be under HCA. Back then, we gave
> them a $1M payment for 6 units. Adjusted for inflation (the Greater Boston
> CPI index is up 20% since then), the cost per apartment today would be
> $200,000.
>
> If we consider the Mall, which will be zoned for 100 apartments,
> increasing affordability from 10% to 25% would cost us $3M if we need to
> make the developer whole. The Affordable Housing Trust doesn’t have that
> kind of resources.
>
> Why should the town resources be dissipated when we can achieve our
> affordability goals, among many others, if we do not rezone these areas by
> right and instead continue to ask developers to come through Town Meeting
> for approval? Why should we rezone by right and loosen our restrictions
> when we can achieve all of our goals through Town Meeting?
>
> Karla
>
> From: Margaret Olson 
>> Date: Fri, Nov 10, 2023 at 08:28
>> Subject: Re: [LincolnTalk] Recommended reading for those grappling with
>> the HCA
>> To: John Mendelson 
>> CC: Lincoln Talk 
>>
>>
>> The zoning contains a minimum level of affordability. As John points out
>> the town can, as it has in the past, negotiate higher levels of
>> affordability. Oriole Landing at 25% is well above their zoning requirement
>> of 15%.
>>
>> The reason we can not mandate 15% affordable is because the study the
>> town commissioned showed that to not be economically feasible. In practice
>> what that means is that nothing will be built in the current economic
>> environment if we mandate 15%; in other words if the entire financial
>> burden is borne by the developer.
>>
>> If affordable units are a priority the town can subsidize those units as
>> we have in the past or we could alter economics by relaxing height or other
>> restrictions in return for more affordable units.
>>
>> One note when comparing developments and costs: interest rates and
>> construction costs are substantially higher now than they were
>> pre-pandemic. What worked then might or might not work now.
>>
>> Margaret
>>
>> On Fri, Nov 10, 2023 at 7:03 AM John Mendelson 
>> wrote:
>>
>>> This is not true.  The HCA does not '"tie our hands."
>>>
>>> Just like many  public/private partnerships across the country and
>>> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and
>>> perhaps other developments I am not aware of, the town can work with a
>>> potential developer to increase the percentage of affordable units, using a
>>> range of funds available.
>>>
>>> John
>>>
>>> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes  wrote:
>>>
>>>> The only reason I am“grappling” with the HCA is that is will tie our
>>>> hands as to adding affordability -it, by its nature is exclusive.
>>>> It restricts the amount of affordability we are allowed to require.
>>>> And, if we tie up all the land around the station area, especially. The
>>>> mall, with this zoning, we will be creating an expensive and exclusive
>>>> enclave.
>>>>
>>>> How does that achieve goals of diversity and equity?
>>>>
>>>>
>>>>
>>>> --
>>>> Sara Mattes
>>>>
>>>>
>>>>
>>>>
>>>> On Nov 9, 2023, at 10:10 PM, John Mendelson 
>>>> wrote:
>&

Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[John Mendelson]

But what are your goals?

So far, in addition to dubious claims about the negative environmental
impact of new construction on lots that are currently empty parking lots
(the data is clear that diffuse, single-family housing is by far the most
carbon-intensive way to live) and unsubstantiated musings that we might
need a second traffic light in town (the horror!) the only clear statement
the Residents for Fairer Housing Choices have made is to say we should *use
the HCA to rezone existing multifamily developments so that nothing will be
built*.  How does doing nothing equate to increasing affordable housing?
What housing choices are you offering other than the ones we already have?

You've made a lot of demands and put forward many questions about the
motivations behind the decisions of the HCAWG, not to mention asserting
that the process has been undemocratic.

I think it is now time to start digging into yours.

John

On Fri, Nov 10, 2023 at 9:16 AM Karla Gravis  wrote:

> I agree with Sara - the HCA constrains our ability to provide affordable
> housing. Currently, the town retains leverage with developers because
> projects require town meeting approval. HCA changes to “by right” zoning.
> We cannot ask for more than 10% affordability. Just last year, thanks to
> the town meeting process, Winchester was able to negotiate much more
> affordable housing, climate protection concessions and a payment to the
> town.
>
> With Town meeting gone, our only recourse is to pay developers to “make
> them whole”.
>
> For Oriole Landing, because we already required 15%, the hurdle to get to
> 25% affordability was lower than it would be under HCA. Back then, we gave
> them a $1M payment for 6 units. Adjusted for inflation (the Greater Boston
> CPI index is up 20% since then), the cost per apartment today would be
> $200,000.
>
> If we consider the Mall, which will be zoned for 100 apartments,
> increasing affordability from 10% to 25% would cost us $3M if we need to
> make the developer whole. The Affordable Housing Trust doesn’t have that
> kind of resources.
>
> Why should the town resources be dissipated when we can achieve our
> affordability goals, among many others, if we do not rezone these areas by
> right and instead continue to ask developers to come through Town Meeting
> for approval? Why should we rezone by right and loosen our restrictions
> when we can achieve all of our goals through Town Meeting?
>
> Karla
>
> From: Margaret Olson 
>> Date: Fri, Nov 10, 2023 at 08:28
>> Subject: Re: [LincolnTalk] Recommended reading for those grappling with
>> the HCA
>> To: John Mendelson 
>> CC: Lincoln Talk 
>>
>>
>> The zoning contains a minimum level of affordability. As John points out
>> the town can, as it has in the past, negotiate higher levels of
>> affordability. Oriole Landing at 25% is well above their zoning requirement
>> of 15%.
>>
>> The reason we can not mandate 15% affordable is because the study the
>> town commissioned showed that to not be economically feasible. In practice
>> what that means is that nothing will be built in the current economic
>> environment if we mandate 15%; in other words if the entire financial
>> burden is borne by the developer.
>>
>> If affordable units are a priority the town can subsidize those units as
>> we have in the past or we could alter economics by relaxing height or other
>> restrictions in return for more affordable units.
>>
>> One note when comparing developments and costs: interest rates and
>> construction costs are substantially higher now than they were
>> pre-pandemic. What worked then might or might not work now.
>>
>> Margaret
>>
>> On Fri, Nov 10, 2023 at 7:03 AM John Mendelson 
>> wrote:
>>
>>> This is not true.  The HCA does not '"tie our hands."
>>>
>>> Just like many  public/private partnerships across the country and
>>> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and
>>> perhaps other developments I am not aware of, the town can work with a
>>> potential developer to increase the percentage of affordable units, using a
>>> range of funds available.
>>>
>>> John
>>>
>>> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes  wrote:
>>>
>>>> The only reason I am“grappling” with the HCA is that is will tie our
>>>> hands as to adding affordability -it, by its nature is exclusive.
>>>> It restricts the amount of affordability we are allowed to require.
>>>> And, if we tie up all the land around the station area, especially. The
>>>> mall, with this zoning, we will be creating an expe

Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Karla Gravis]

I agree with Sara - the HCA constrains our ability to provide affordable
housing. Currently, the town retains leverage with developers because
projects require town meeting approval. HCA changes to “by right” zoning.
We cannot ask for more than 10% affordability. Just last year, thanks to
the town meeting process, Winchester was able to negotiate much more
affordable housing, climate protection concessions and a payment to the
town.

With Town meeting gone, our only recourse is to pay developers to “make
them whole”.

For Oriole Landing, because we already required 15%, the hurdle to get to
25% affordability was lower than it would be under HCA. Back then, we gave
them a $1M payment for 6 units. Adjusted for inflation (the Greater Boston
CPI index is up 20% since then), the cost per apartment today would be
$200,000.

If we consider the Mall, which will be zoned for 100 apartments, increasing
affordability from 10% to 25% would cost us $3M if we need to make the
developer whole. The Affordable Housing Trust doesn’t have that kind of
resources.

Why should the town resources be dissipated when we can achieve our
affordability goals, among many others, if we do not rezone these areas by
right and instead continue to ask developers to come through Town Meeting
for approval? Why should we rezone by right and loosen our restrictions
when we can achieve all of our goals through Town Meeting?

Karla

From: Margaret Olson 
> Date: Fri, Nov 10, 2023 at 08:28
> Subject: Re: [LincolnTalk] Recommended reading for those grappling with
> the HCA
> To: John Mendelson 
> CC: Lincoln Talk 
>
>
> The zoning contains a minimum level of affordability. As John points out
> the town can, as it has in the past, negotiate higher levels of
> affordability. Oriole Landing at 25% is well above their zoning requirement
> of 15%.
>
> The reason we can not mandate 15% affordable is because the study the town
> commissioned showed that to not be economically feasible. In practice what
> that means is that nothing will be built in the current economic
> environment if we mandate 15%; in other words if the entire financial
> burden is borne by the developer.
>
> If affordable units are a priority the town can subsidize those units as
> we have in the past or we could alter economics by relaxing height or other
> restrictions in return for more affordable units.
>
> One note when comparing developments and costs: interest rates and
> construction costs are substantially higher now than they were
> pre-pandemic. What worked then might or might not work now.
>
> Margaret
>
> On Fri, Nov 10, 2023 at 7:03 AM John Mendelson 
> wrote:
>
>> This is not true.  The HCA does not '"tie our hands."
>>
>> Just like many  public/private partnerships across the country and
>> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and
>> perhaps other developments I am not aware of, the town can work with a
>> potential developer to increase the percentage of affordable units, using a
>> range of funds available.
>>
>> John
>>
>> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes  wrote:
>>
>>> The only reason I am“grappling” with the HCA is that is will tie our
>>> hands as to adding affordability -it, by its nature is exclusive.
>>> It restricts the amount of affordability we are allowed to require.
>>> And, if we tie up all the land around the station area, especially. The
>>> mall, with this zoning, we will be creating an expensive and exclusive
>>> enclave.
>>>
>>> How does that achieve goals of diversity and equity?
>>>
>>>
>>>
>>> --
>>> Sara Mattes
>>>
>>>
>>>
>>>
>>> On Nov 9, 2023, at 10:10 PM, John Mendelson 
>>> wrote:
>>>
>>> http://www.growingwealthier.info
>>>
>>> How greater density *and* walkability benefits the environment and
>>> property values.
>>>
>>> John
>>> --
>>> 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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Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[ٍSarah Postlethwait]

Absolutely agree that sharing plans would be a positive.
I was very alarmed by the Chair of the RLF saying in Wednesday evening’s
meeting that commercial space will be *reduced* in the new development to
help “derisk” the property, as residential units are less risky than
commercial.

I thought one of the guiding principles of the rezoning was to support and
grow our commercial center.

Sarah

On Fri, Nov 10, 2023 at 8:27 AM Margaret Olson 
wrote:

> The zoning contains a minimum level of affordability. As John points out
> the town can, as it has in the past, negotiate higher levels of
> affordability. Oriole Landing at 25% is well above their zoning requirement
> of 15%.
>
> The reason we can not mandate 15% affordable is because the study the town
> commissioned showed that to not be economically feasible. In practice what
> that means is that nothing will be built in the current economic
> environment if we mandate 15%; in other words if the entire financial
> burden is borne by the developer.
>
> If affordable units are a priority the town can subsidize those units as
> we have in the past or we could alter economics by relaxing height or other
> restrictions in return for more affordable units.
>
> One note when comparing developments and costs: interest rates and
> construction costs are substantially higher now than they were
> pre-pandemic. What worked then might or might not work now.
>
> Margaret
>
> On Fri, Nov 10, 2023 at 7:03 AM John Mendelson 
> wrote:
>
>> This is not true.  The HCA does not '"tie our hands."
>>
>> Just like many  public/private partnerships across the country and
>> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and
>> perhaps other developments I am not aware of, the town can work with a
>> potential developer to increase the percentage of affordable units, using a
>> range of funds available.
>>
>> John
>>
>> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes  wrote:
>>
>>> The only reason I am“grappling” with the HCA is that is will tie our
>>> hands as to adding affordability -it, by its nature is exclusive.
>>> It restricts the amount of affordability we are allowed to require.
>>> And, if we tie up all the land around the station area, especially. The
>>> mall, with this zoning, we will be creating an expensive and exclusive
>>> enclave.
>>>
>>> How does that achieve goals of diversity and equity?
>>>
>>>
>>>
>>> --
>>> Sara Mattes
>>>
>>>
>>>
>>>
>>> On Nov 9, 2023, at 10:10 PM, John Mendelson 
>>> wrote:
>>>
>>> http://www.growingwealthier.info
>>>
>>> How greater density *and* walkability benefits the environment and
>>> property values.
>>>
>>> John
>>> --
>>> 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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To post, send mail to Lincoln@lincolntalk.org.
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Change your subscription settings at 
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Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Margaret Olson]

The zoning contains a minimum level of affordability. As John points out
the town can, as it has in the past, negotiate higher levels of
affordability. Oriole Landing at 25% is well above their zoning requirement
of 15%.

The reason we can not mandate 15% affordable is because the study the town
commissioned showed that to not be economically feasible. In practice what
that means is that nothing will be built in the current economic
environment if we mandate 15%; in other words if the entire financial
burden is borne by the developer.

If affordable units are a priority the town can subsidize those units as we
have in the past or we could alter economics by relaxing height or other
restrictions in return for more affordable units.

One note when comparing developments and costs: interest rates and
construction costs are substantially higher now than they were
pre-pandemic. What worked then might or might not work now.

Margaret

On Fri, Nov 10, 2023 at 7:03 AM John Mendelson 
wrote:

> This is not true.  The HCA does not '"tie our hands."
>
> Just like many  public/private partnerships across the country and
> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and
> perhaps other developments I am not aware of, the town can work with a
> potential developer to increase the percentage of affordable units, using a
> range of funds available.
>
> John
>
> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes  wrote:
>
>> The only reason I am“grappling” with the HCA is that is will tie our
>> hands as to adding affordability -it, by its nature is exclusive.
>> It restricts the amount of affordability we are allowed to require.
>> And, if we tie up all the land around the station area, especially. The
>> mall, with this zoning, we will be creating an expensive and exclusive
>> enclave.
>>
>> How does that achieve goals of diversity and equity?
>>
>>
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Nov 9, 2023, at 10:10 PM, John Mendelson 
>> wrote:
>>
>> http://www.growingwealthier.info
>>
>> How greater density *and* walkability benefits the environment and
>> property values.
>>
>> John
>> --
>> 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] Recommended reading for those grappling with the HCA

[John Mendelson]

This is not true.  The HCA does not '"tie our hands."

Just like many  public/private partnerships across the country and
specifically here in Lincoln with Lincoln Woods, Oriole Landing, and
perhaps other developments I am not aware of, the town can work with a
potential developer to increase the percentage of affordable units, using a
range of funds available.

John

On Thu, Nov 9, 2023, 11:18 PM Sara Mattes  wrote:

> The only reason I am“grappling” with the HCA is that is will tie our hands
> as to adding affordability -it, by its nature is exclusive.
> It restricts the amount of affordability we are allowed to require.
> And, if we tie up all the land around the station area, especially. The
> mall, with this zoning, we will be creating an expensive and exclusive
> enclave.
>
> How does that achieve goals of diversity and equity?
>
>
>
> --
> Sara Mattes
>
>
>
>
> On Nov 9, 2023, at 10:10 PM, John Mendelson 
> wrote:
>
> http://www.growingwealthier.info
>
> How greater density *and* walkability benefits the environment and
> property values.
>
> John
> --
> 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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Re: [LincolnTalk] Recommended reading for those grappling with the HCA

[Sara Mattes]

The only reason I am“grappling” with the HCA is that is will tie our hands as 
to adding affordability -it, by its nature is exclusive.
It restricts the amount of affordability we are allowed to require.
And, if we tie up all the land around the station area, especially. The mall, 
with this zoning, we will be creating an expensive and exclusive enclave.

How does that achieve goals of diversity and equity?



--
Sara Mattes




> On Nov 9, 2023, at 10:10 PM, John Mendelson  wrote:
> 
> http://www.growingwealthier.info 
> 
> How greater density and walkability benefits the environment and property 
> values.
> 
> John
> -- 
> 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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