Hi Carl,Your point is very well taken! You live on Codman Road! If a developer wants to offer 10 million dollars for your house so he can put an apartment building on your lot, will you not sell? There has not been a study done on a development of this size how it would impact the traffic
Dear Margaret,
Can you please give a pointer to this document that we can review the
nuances?
Thank you.
Bijoy Misra
On Wed, Oct 11, 2023 at 9:56 AM Margaret Olson
wrote:
> If we require 25% affordable housing we will not comply with the state's
> 3A requirements. To require any amount over 10%
Thanks for welcoming questions! Here is mine; if the developer purchases a
property, they are allowed 'by right' to build whatever size they chose,
they needn't adhere to the design guidelines or targeted goals as put forth
to the town for approval. Isn't Lincoln powerless to control what actually
I support restricting the bulk of new development to the Lincoln Station
area (with the remainder in other areas of existing human density) because
I think it represents the best chance we have of meeting our legal and
ethical obligations while protecting the environment and what is unique
about
This is exactly why it would be helpful for the PB and HCAWG to produce
sketches of examples of the development along Codman Rd., for eg….
Give us visual representations of what a building/ building would look like,
applying all the zoning regs. you cite.
Give us “worst case scenario.”
A
>From mass.gov: https://www.mass.gov/info-details/compliance-model-components
To understand whether a proposal complies you have to accurately fill in
the excel workbook. You need access to understand and use the state GIS
data linked data on that page. It's highly technical specialized work, and
"By Right" in general means a right to build within the parameters of the
zoning bylaw and other regulations. The zoning includes restrictions on
setbacks (distance from property lines) and height. Other regulations from
both the state and the town regulate things like drainage, septic, distance
I understand that HCA doesn’t allow for more than 10%. *That’s why village
center rezoning needs to be a completely separate issue brought to town
meeting the traditional way*. It shouldn’t be tacked onto the HCA.
FWIW, option C was the most popular option because option B and A had
significantly
If we require 25% affordable housing we will not comply with the state's 3A
requirements. To require any amount over 10% we need an economic
feasibility study showing that our affordable housing requirement is
economically feasible. The town commissioned a study and unfortunately we
can not even
Rob,
To clarify- the original owner of the Oriole landing property sold it for
$2.225 million to Civico. Civico sold it to another owner last year after
it finished development for $32.375 dollars.
The original property owners probably would have sold it for more had they
known the sizable
With oriole landing the town gave Covico a million dollar loan to secure
25% affordable housing- and there is no way it would have passed town
meeting without that amount of affordable housing, so they really had no
choice if they wanted to get it approved. Thats why they don’t want to go
to town
Last post…
I have encouraged the select board to create a distinct option D, which
will offer a clear alternative to option C. Clearly, from the plan to raze
single-family homes in the Codman District, there is no limitation to where
these can be put in town. They just need to be contigous
Well said Carl, even though we have opposite opinions!
Rob A
On Wed, Oct 11, 2023 at 12:00 AM Carl Angiolillo
wrote:
> I share similar questions about the percentage of affordable housing,
> overall volume, and timeline that others have already raised so I won't
> belabor those. However, I
Thank you, Carl. Wise words.
Regarding the percentage of affordable housing, this question was raised at
the meeting last night and the answer was that the town can (and very
likely) will work with the developer on the Lincoln Station plan to
negotiate and support a percentage higher than 10%
I share similar questions about the percentage of affordable housing,
overall volume, and timeline that others have already raised so I won't
belabor those. However, I just wanted to chime in on the question of
*location.*
> What drew you here? I suspect it was the investment of previous
I am in strong agreement that with something of this magnitude of
impactfulness on our town moving forward, that a step needs to be taken
back for further evaluation and more options on the table.
As Bob Domnitz and others have pointed out, it would be a crime if this all
gets pushed through
May I intimate people that some of the developers could be the members
in this group? They are carving their way monitoring this discussion.
A developer would like a concentrated landing and that is where we could
be headed through the navigation of our captains. The resistance voice of
Agreed, I don’t think even the most vocal opponents to this are claiming
the developers are “evil” and interested in “ruining” the town, it’s a
matter of conflict of interest and priorities, as each party will look for
their best interest. However conflict of interest is a serious situation,
and
The state is going about this all wrong. The state has provided virtually
no new investment in transportation infrastructure in many of the over 200
towns that currently dont have any existing service. Instead. they are
re-heating the old transit oriented development policy, which was not bad
"Developers are evil" is an oversimplification that is a convenient way to
make it seem like a silly concern. What we need to be eyes wide open about
is the reality that developers are not here to be our friends and keep
Lincoln's best interests in mind. They are running a business, and their
Do you think it’s responsible to rezone the vast majority of land that will
likely be developed in the next 30 years in Lincoln at only 10% affordable?
If this board wanted real helpful change they would rezone without HCA, and
require a much higher affordable housing percentage. Oriole landing
For those saying it will take 40-50 years to develop: a developer, Civico,
is already working with the RLF on the development of a 125-unit building
complex (slide 26 of the SOTT deck). Both the chair and the executive
director of the RLF, which directly stands to benefit from the rezoning
It's not scare-mongering NIMBY-ism (but thanks for the name calling).
These are very real possibilities. The examples of Oriole Landing and Cold
Brook are real and exactly the site density that we will see. And there
will be many of them, not just a few here and there.
What might happen
I applaud John's thoughts.
There is a real, enduring housing shortage in our region that causes great
hardships for many people. I would think that we have a responsibility to
contribute to solutions, yet there is all this scare-mongering NIMBYism
about traffic, impact on schools, parking
I live less than a mile from the station (and have an office here to which
I walk and bike to every day--@Sarah Mattes--walkability and access to
public transportation was one of the main things that drew us here) and
would absolutely be affected by any traffic impacts along Lincoln Road.
There
@Rob - sure... why don't we look at developing the field between Page and
Trapelo... makes sense as there's already a grocery store, train station,
and restaurant located there.
@Sarah - off the top of my head there is Alta in Wayland and Cold Brook or
something in Sudbury. There's another one in
Hmmm….are there large apartment complexes in Sudbury, Weston or Concord centers?
--
Sara Mattes
> On Oct 10, 2023, at 10:28 AM, Bryce Wells via Lincoln
> wrote:
>
> "and loss of property values that is sure to come out of having massive
> apartment complexes without enough parking be
I think that evidence comes from other parts of the country but not so much
around here. I grew up in Atlanta and if a housing development like this
was planned near your house, you put your house on the market as soon as
possible and try to sneak out. I think our property values will be fine
*"and loss of property values that is sure to come out of having massive
apartment complexes without enough parking be your neighbor."*
This is the biggest red herring in any and all discussions about
development... and should never be mentioned as it's rarely true. Please
provide evidence of
The assertion that "denser housing is horrible for local traffic and
environment" is simply not true.
For environmental impact on housing types, see:
https://www.epa.gov/sites/default/files/2014-03/documents/location_efficiency_btu.pdf
"Residents in multifamily homes.. use less energy per unit
The issue isn’t that we don’t want progress. The issue is that Only 20% of
the 42 acres needs to be near Lincoln Station to comply with the HCA.
However *100%+ of the 42 acres minimum is in south Lincoln in all 3 of the
proposed options* (64 acres in south Lincoln in options A and B and 70.2
acres
Dispersing the population will ultimately amplify congestion. Lucy
On Tue, Oct 10, 2023 at 10:16 AM Robert Ahlert wrote:
> So how does this plan solve THAT problem? It doesn't. It just adds
> volume and the corresponding traffic, noise, pollution, etc.
>
> Let's agree on adding some units to
-to save what drew many of us here and hoped to pass on for future generations
to enjoy.
-to -manage growth and change as we have always done.
-to remain on the fore of creative land preservation and management for ALL to
enjoy.
What drew you here?
I suspect it was the investment of previous
So how does this plan solve THAT problem? It doesn't. It just adds volume
and the corresponding traffic, noise, pollution, etc.
Let's agree on adding some units to the Mall parking lots, including more
affordable housing (e.g. 50%). The rest should be distributed throughout
the town as not to
I just don't buy the "developers are evil" argument. How else do we build
without a healthy public/private development partnership?
What do you propose to do other than nothing?
We continue to hear arguments that our school is overbuilt and under
enrolled, our taxes are too high, etc. We've
Wealthy residents have already been helped for decades. They've been able
to carefully curate a limited supply of housing in a coveted area.
On Tue, Oct 10, 2023, 10:01 Robert Ahlert wrote:
> Developers John! Save it from Developers! I'm trying to illustrate the
> scale of what this approval
Developers John! Save it from Developers! I'm trying to illustrate the
scale of what this approval could enable. I understand fully that Zoning
does not equal Building 1:1 but why risk it? Why not propose a true
compromise solution?
You seem to think you are on high moral ground here. All
Save it from what? Progress? Working to help solve the regional
challenges of housing, traffic, environment? Providing housing
alternatives?
Or should we just continue to approve 20,000 sq/ft single family houses on
big lots and put our heads in the sand?
Lincoln is not an island despite what
1000% agree with Susanna. Well said. I have young children and want them
to enjoy Lincoln as it is now, not as another Concord or Bedford or
Lexington.
Lincoln is precious, save it!
Rob
On Tue, Oct 10, 2023 at 9:41 AM Susanna Szeto wrote:
> A developer’s only objective is to make money! It
A developer’s only objective is to make money! It is not a charitable organization who cares about providing more affordable housing for people! Please find one example that proves the contrary! Regarding ng the train to work because they live walking distance to the train station! When we
The “take decades” comments are about the pace; a slow change gives the
town an opportunity to fine tune the zoning, the design guidelines, and the
site plan review policies as we see what is happening and how we
collectively feel about it . It’s not because the people (myself included )
making
Thank you Bob and Rob, among many others, for the helpful insights.
I have a number of concerns with the currently proposed HCA options. The
impacts to affordable housing in town (both absolute number and percentage
of total), traffic, and finances (taxes) are just a few.
As another resident
Yes, well said Lisa. Thank you. 100% agree.
Theresa Kafina
On Sunday, October 8, 2023 at 07:42:40 PM EDT, Susanna Szeto
wrote:
Well said Lisa! I totally agree!Susanna Szeto
On Oct 8, 2023, at 4:40 PM, Lisa Parker wrote:
I would like to publicly encourage residents to consider
Well said Lisa! I totally agree!Susanna SzetoOn Oct 8, 2023, at 4:40 PM, Lisa Parker wrote:I would like to publicly encourage residents to consider the important concerns raised by Robert Domnitz and Mark Levison. It is my hope that we can pause and continue to come together collectively to
I would like to publicly encourage residents to consider the important
concerns raised by Robert Domnitz and Mark Levison. It is my hope that we
can pause and continue to come together collectively to consider MORE
options as the town navigates zoning and future land development of this
proposed
That is correct.
On Sat, Oct 7, 2023 at 9:19 PM Don Seltzer wrote:
> I'm not Bob, but I will offer my understanding of this simple law with
> complex guidelines.
>
> It does nothing that affects the current status of any housing. Deed
> restricted affordable housing remains so. No existing
I'm not Bob, but I will offer my understanding of this simple law with
complex guidelines.
It does nothing that affects the current status of any housing. Deed
restricted affordable housing remains so. No existing buildings become
non-compliant.
The counting of potential housing units
Hi Bob. Just a quick note to say that I as a Lincoln Station resident
enthusiastically support your views. I am about to board a plane for Europe so
won't be able to attend the October 10 meeting or even reply intelligently.
But I'll be able to get more involved after I return on the 16th.
Bob- it sounds like you may know the answer to a question I have.
If we rezone areas such as Lincoln woods, Battle Farm Rd and Oriole
Landing, would these areas even count towards the 3A? I believe all of
these have current deed restrictions requiring more than 10% affordable
housing. The HCA
Last week’s SOTT was a great place to collect information.
Each presentation was extremely well done.
Much of what we heard last week was new and provocative (in a good way).
What was sadly missing was a chance tor really discuss-to ask questions & make
comments-to hear each other and not just
As Bob Domnitz points out in his email yesterday (see below), the Housing
Choice Act Working Group (HCAWG), together with the Planning Board, is set
to approve a single option for the town's response to the HCA at their
meeting on Tuesday. That option concentrates all the rezoning for
Thank goodness you are paying attention Bob!
The HCA feels like a juggernaut and options were clearly favored towards
“all near Lincoln station”. I have a long series of unanswered questions.
I hope to get answers and publish them all on a blog/website that everyone
can read.
I’ll need help to
Sorry, it was bound to happen. My previous post said Conant Rd. - it should
have said Codman Rd.
--
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As a recently-retired member of the Planning Board and Housing Choice Act
Working Group, I am concerned that the three options presented last Saturday at
the SOTT - and the plan to choose just one of those options at a multi-board
meeting on October 10th - will restrict Town Meeting to merely
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