May I intimate people that some of the developers could be the members in this group? They are carving their way monitoring this discussion. A developer would like a concentrated landing and that is where we could be headed through the navigation of our captains. The resistance voice of distribution of projects in town through a single developer or by finding several developers may eventually quell naturally or artificially. Thought to alert! Have a good meeting. Bijoy Misra
On Tue, Oct 10, 2023 at 12:46 PM William Broughton <wbroughto...@gmail.com> wrote: > "Developers are evil" is an oversimplification that is a convenient way to > make it seem like a silly concern. What we need to be eyes wide open about > is the reality that developers are not here to be our friends and keep > Lincoln's best interests in mind. They are running a business, and their > objective is to make a profit by building. There is nothing wrong with that > at all, but we need to remember that we, the citizens and government of the > town, are their checks and balances. The proposals shared, which overshoot > the minimums required by the HCA, give developers a green light with a > substantial amount of running room. Once that is approved, the town and > residents are more restricted in ability to rein them back in. > > Will > > > On Tue, Oct 10, 2023 at 10:13 AM John Mendelson <johntmendel...@gmail.com> > wrote: > >> I just don't buy the "developers are evil" argument. How else do we >> build without a healthy public/private development partnership? >> >> What do you propose to do other than nothing? >> >> We continue to hear arguments that our school is overbuilt and under >> enrolled, our taxes are too high, etc. We've already preserved 40% of our >> land in perpetuity. >> >> What is really at stake here? >> >> John >> >> On Tue, Oct 10, 2023 at 10:01 AM Robert Ahlert <robahl...@gmail.com> >> wrote: >> >>> Developers John! Save it from Developers! I'm trying to illustrate the >>> scale of what this approval could enable. I understand fully that Zoning >>> does not equal Building 1:1 but why risk it? Why not propose a true >>> compromise solution? >>> >>> You seem to think you are on high moral ground here. All you are doing >>> is helping future wealthy residents - no one else! >>> >>> Rob >>> >>> On Tue, Oct 10, 2023 at 9:55 AM John Mendelson <johntmendel...@gmail.com> >>> wrote: >>> >>>> Save it from what? Progress? Working to help solve the regional >>>> challenges of housing, traffic, environment? Providing housing >>>> alternatives? >>>> >>>> Or should we just continue to approve 20,000 sq/ft single family houses >>>> on big lots and put our heads in the sand? >>>> >>>> Lincoln is not an island despite what many seem to wish it could be. >>>> >>>> John >>>> >>>> On Tue, Oct 10, 2023 at 9:47 AM Robert Ahlert <robahl...@gmail.com> >>>> wrote: >>>> >>>>> 1000% agree with Susanna. Well said. I have young children and want >>>>> them to enjoy Lincoln as it is now, not as another Concord or Bedford or >>>>> Lexington. >>>>> >>>>> Lincoln is precious, save it! >>>>> >>>>> Rob >>>>> >>>>> On Tue, Oct 10, 2023 at 9:41 AM Susanna Szeto <szeto...@gmail.com> >>>>> wrote: >>>>> >>>>>> A developer’s only objective is to make money! It is not a >>>>>> charitable organization who cares about providing more affordable housing >>>>>> for people! Please find one example that proves the contrary! Regarding >>>>>> 😊 ng the train to work because they live walking distance to the train >>>>>> station! When we moved to Lincoln in 1977, my husband was working at >>>>>> Mass >>>>>> General Hospital, an ideal situation for him to take the train to work. >>>>>> He >>>>>> did it at the beginning and gave up the idea because for one thing, it >>>>>> ends >>>>>> up more costly and the train does not run often enough to give the >>>>>> flexibility he needs! >>>>>> Yes, we have enjoyed decades of living in Lincoln, and we want the >>>>>> future generation of Lincolnites to enjoy what we have loved about >>>>>> Lincoln, >>>>>> the open space, the ‘low key’ nature of our town center even though >>>>>> occasionally we complained we are far from everything! We care greatly >>>>>> about what will happen to Lincoln even though we both at the later stage >>>>>> of >>>>>> our lives! So, for the relatively newcomers to town, there are older >>>>>> residents in town who do care what is going to happen to Lincoln even >>>>>> though it may take decades for the developers to get their hands on >>>>>> Lincoln! We have resisted them so far by using our tax dollars to buy up >>>>>> lands for conservation! There is no other town like Lincoln that is so >>>>>> close to Boston! Please do not let the developers come in to spoil it >>>>>> for >>>>>> us! >>>>>> >>>>>> On Oct 9, 2023, at 11:29 PM, ٍSarah Postlethwait <sa...@bayhas.com> >>>>>> wrote: >>>>>> >>>>>> >>>>>> All very well voiced points! >>>>>> >>>>>> But make no mistake- do not be fooled by the voices saying "potential >>>>>> development will take decades". >>>>>> If option C of this rezoning gets passed, development will begin >>>>>> immediately. >>>>>> >>>>>> *The HCAWG and the RLF are directly working with Civico, the >>>>>> developer of Oriole Landing*. Civico isn’t working with the town >>>>>> because it likes us and is a trusted town partner… it wants to make >>>>>> money. >>>>>> Civico has threatened the town by saying it will not go through the >>>>>> town meeting process again after it did so with Oriole Landing. The >>>>>> pro-building HCAWG (which includes the Executive Director of the RLF as a >>>>>> member) wants Civico to develop. >>>>>> So in turn, the HCAWG and Planning board added mixed Use Zoning at >>>>>> Lincoln Center to this proposal so it wouldn’t be necessary for them to >>>>>> go >>>>>> through the traditional town meeting process. >>>>>> >>>>>> This gives Civico the chance to push a high cost, high density >>>>>> housing complex (125 units), with only 10% affordable housing (we >>>>>> required >>>>>> 15% with Oriole landing). And it’s more likely to be passed because *only >>>>>> a simple majority is needed under the HCA instead of the usual 2/3 >>>>>> majority >>>>>> at town meeting*; not to mention, the HCAWG is making it seem like a >>>>>> looming lawsuit and loss of grants are eminent to encourage residents to >>>>>> pass the rezoning. >>>>>> >>>>>> Let me emphasize again- if Civico develops this Subdistrict, it will >>>>>> be 112 units at market rate and 13 units of affordable housing. *Market >>>>>> rate for Oriole Landing is currently $4,000 to $8,500 without utilities,* >>>>>> according to their listing on Apartments.com. >>>>>> That is not affordable housing for anyone who wants to downsize or >>>>>> work in Lincoln, as many seem to be under the impression this development >>>>>> would help. >>>>>> >>>>>> A slide from the presentation: >>>>>> >>>>>> <69012668-7F39-478C-B8C4-134AB43AB1A5.jpeg> >>>>>> >>>>>> <75467D4B-940C-4471-880D-5A25ED122A3D.jpeg> >>>>>> >>>>>> On Mon, Oct 9, 2023 at 9:15 PM William Broughton < >>>>>> wbroughto...@gmail.com> wrote: >>>>>> >>>>>>> Thank you Bob and Rob, among many others, for the helpful insights. >>>>>>> >>>>>>> I have a number of concerns with the currently proposed HCA options. >>>>>>> The impacts to affordable housing in town (both absolute number and >>>>>>> percentage of total), traffic, and finances (taxes) are just a few. >>>>>>> >>>>>>> As another resident mentioned in a separate thread, the potential >>>>>>> for areas like Lincoln Woods, with a higher % of affordable housing >>>>>>> units, >>>>>>> to one day be redeveloped and, despite an increase in total number of >>>>>>> housing units, result in a net decrease in the town's number of >>>>>>> affordable >>>>>>> units, is concerning. If we can only mandate that 10% of new housing >>>>>>> units >>>>>>> (in the HCA zone) must be affordable, and the 40b threshold for the >>>>>>> town is >>>>>>> also 10%, doesn't that imply that the town's overall ratio would get >>>>>>> closer >>>>>>> and closer to being under the threshold with each new development that >>>>>>> is >>>>>>> built? What will that result in - yet more development? >>>>>>> >>>>>>> Further, the argument that the entire district needs to be near >>>>>>> the commuter rail station does not make sense to me. The commuter rail >>>>>>> is, >>>>>>> at its best, inconvenient and expensive, and at its worst it is both of >>>>>>> those things, plus unreliable. The traffic study that was shared, in my >>>>>>> opinion, grossly understates the potential impact of the additional >>>>>>> vehicles resulting from the additional development. The reality is that >>>>>>> most people, unless they live in perhaps Boston/Cambridge/Somerville, >>>>>>> use >>>>>>> cars for much of their daily lives. >>>>>>> >>>>>>> It also pains me to hear, from multiple individuals, that the >>>>>>> "potential development will take decades". I'm a relatively new and >>>>>>> young homeowner in Lincoln. I intend to be here in the future "decades" >>>>>>> referenced, and I hope to get to enjoy Lincoln with my children in much >>>>>>> the >>>>>>> same way so many current residents have over the past several decades. >>>>>>> These choices we make today will have big impacts, and we can also be >>>>>>> sure >>>>>>> that this will not be the last effort by the Commonwealth to force >>>>>>> additional development in the decades to come. >>>>>>> >>>>>>> I look forward to the continued lively debate among residents and >>>>>>> the various working groups, but it feels like there is much more that >>>>>>> needs >>>>>>> to be explored before we can have a "final" proposal. >>>>>>> >>>>>>> Best, >>>>>>> Will Broughton >>>>>>> Round Hill Rd >>>>>>> >>>>>>> >>>>>>> On Fri, Oct 6, 2023 at 2:32 PM Robert Ahlert <robahl...@gmail.com> >>>>>>> wrote: >>>>>>> >>>>>>>> Thank goodness you are paying attention Bob! >>>>>>>> >>>>>>>> The HCA feels like a juggernaut and options were clearly favored >>>>>>>> towards “all near Lincoln station”. I have a long series of unanswered >>>>>>>> questions. I hope to get answers and publish them all on a blog/website >>>>>>>> that everyone can read. >>>>>>>> >>>>>>>> I’ll need help to put it together and get answers. >>>>>>>> >>>>>>>> If anyone is even slightly concerned about what is happening with >>>>>>>> the HCA in Lincoln, please email me privately or text me on >>>>>>>> 781.738.1069. >>>>>>>> >>>>>>>> Rob A >>>>>>>> >>>>>>>> On Fri, Oct 6, 2023 at 1:30 PM Robert Domnitz < >>>>>>>> bobdom...@hotmail.com> wrote: >>>>>>>> >>>>>>>>> As a recently-retired member of the Planning Board and Housing >>>>>>>>> Choice Act Working Group, I am concerned that the three options >>>>>>>>> presented >>>>>>>>> last Saturday at the SOTT - and the plan to choose just one of those >>>>>>>>> options at a multi-board meeting on October 10th - will restrict Town >>>>>>>>> Meeting to merely rubber-stamping the HCAWG's decision. And the >>>>>>>>> HCAWG's >>>>>>>>> decision will reflect its embedded priorities that may differ from >>>>>>>>> what >>>>>>>>> town meeting would choose if we are given more options. I therefore >>>>>>>>> think >>>>>>>>> it is crucial for the HCAWG to submit several options to the state for >>>>>>>>> advisory opinions prior to Town Meeting. All options should be >>>>>>>>> presented to >>>>>>>>> Town Meeting for debate and vote. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> I'd like to expand on some of the points made - and some of the >>>>>>>>> points omitted - by the presenters at last Saturday's SOTT meeting. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> 1. *About 35% of the town's residences are currently multi-family* >>>>>>>>> (not including Hanscom Field, see list below). Most folks are >>>>>>>>> surprised >>>>>>>>> when they hear this. Lincoln has done an outstanding job allowing >>>>>>>>> multi-family living while maintaining our rural character. With full >>>>>>>>> build-out under the HCA, multi-family housing will approach 50% >>>>>>>>> of the town's inventory. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> 2. *State guidelines for the HCA provide a mechanism for towns to >>>>>>>>> **get** credit for existing multifamily housing.* Towns are free >>>>>>>>> to locate HCA-compliant subdistricts in areas that currently have high >>>>>>>>> residential density. These subdistricts will help us meet our >>>>>>>>> "quota," even >>>>>>>>> though it is very unlikely these areas will be redeveloped. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> 3. *An evaluation of the various options requires consideration >>>>>>>>> of the likelihood that redevelopment will **actually **occur.* >>>>>>>>> Existing condo developments would require consent of the owners to >>>>>>>>> redevelop, with the particular procedures laid out in the >>>>>>>>> condominiums' >>>>>>>>> organizational documents. If condo owners don't want redevelopment >>>>>>>>> to happen, it won't happen. Existing apartment buildings (e.g., >>>>>>>>> Oriole Landing) owned by a single entity would only require a >>>>>>>>> decision by >>>>>>>>> that entity and would depend on their analysis of whether an increase >>>>>>>>> in >>>>>>>>> density would justify the cost of redevelopment. On the other hand, >>>>>>>>> rezoning single family homes on Conant Road as shown in options A,B, >>>>>>>>> and C >>>>>>>>> from the HCAWG would likely result in rapid redevelopment, as >>>>>>>>> owners on Conant Road take advantage of the jump in value that >>>>>>>>> would result from the increase in development potential. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> 4. *State guidelines require that only 20% of the HCA-compliant >>>>>>>>> district be located in the vicinity of the commuter rail station*. >>>>>>>>> The other 80% can be anywhere in town. However, the HCAWG eliminated >>>>>>>>> consideration of the Farrar Pond and Lincoln Ridge condos as "too far >>>>>>>>> from >>>>>>>>> any amenities and public transit." See link below to p. 17 of SOTT >>>>>>>>> slide >>>>>>>>> deck. This area could be used as part of our plan for compliance; the >>>>>>>>> HCAWG's decision to eliminate consideration of this area reflects >>>>>>>>> their >>>>>>>>> prioritization of access to public transit and goes beyond what the >>>>>>>>> state >>>>>>>>> requires. Similarly, the Commons/Oriole Landing area was removed from >>>>>>>>> consideration by the HCAWG because it is "not walkable to any public >>>>>>>>> transit or public amenities." See p. 20 of SOTT slide deck. Instead, >>>>>>>>> the >>>>>>>>> HCAWG has proposed placing 100% of the district in Lincoln Station >>>>>>>>> (option >>>>>>>>> C) or adding to option C additional subdistricts in North Lincoln so >>>>>>>>> that >>>>>>>>> the total development potential greatly exceeds what is necessary for >>>>>>>>> compliance. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> 5. *The HCAWG should consider other ways of splitting the HCA >>>>>>>>> district. *The current option C fully complies with the HCA by >>>>>>>>> allowing development only within the Lincoln Station area. If >>>>>>>>> compliance >>>>>>>>> with state law is our objective, options A and B are less appealing >>>>>>>>> because >>>>>>>>> they needlessly add to option C more development potential elsewhere >>>>>>>>> in >>>>>>>>> town. Among the three options, C is the obvious choice for most >>>>>>>>> residents >>>>>>>>> because it minimally complies with the HCA. But the Town deserves a >>>>>>>>> chance >>>>>>>>> to vote on other options that do not exceed the HCA's requirements. >>>>>>>>> Three >>>>>>>>> options that would make sense are: >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> - Place the entire district at Lincoln Station (current option C) >>>>>>>>> >>>>>>>>> - Place most of the district at Lincoln Station and some of the >>>>>>>>> district elsewhere. >>>>>>>>> >>>>>>>>> - Place some of the district at Lincoln Station and most of the >>>>>>>>> district elsewhere. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> For all options, the details should be worked out for minimal >>>>>>>>> compliance with the HCA, giving Lincoln residents maximum control over >>>>>>>>> future land use decisions. It's worth noting that the HCA does allow, >>>>>>>>> on a >>>>>>>>> discretionary basis, subdistrict boundaries that do not match parcel >>>>>>>>> boundaries. This may provide the Town with additional flexibility it >>>>>>>>> needs >>>>>>>>> to comply with, but not exceed, the HCA's requirements. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> Residents deserve a meaningful, democratic chance to choose the >>>>>>>>> level of development they want in the Lincoln Station area. Due to the >>>>>>>>> limited set of options that were presented, I don't think the survey >>>>>>>>> taken >>>>>>>>> at the SOTT is a good indicator of the will of the town. >>>>>>>>> Surprisingly, the >>>>>>>>> HCAWG did not propose an option where some development allowed >>>>>>>>> elsewhere in >>>>>>>>> Town is used to reduce the development allowed at Lincoln Station. All >>>>>>>>> three of their options allow more than 400 units of additional >>>>>>>>> development >>>>>>>>> in the Lincoln Station area. That is an extreme increase compared to >>>>>>>>> what >>>>>>>>> currently exists in the area. See p. 40 of SOTT slide deck. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> My goal in writing this post is to encourage the HCAWG to give our >>>>>>>>> Town Meeting the respect and deference to which it is entitled. This >>>>>>>>> is a >>>>>>>>> hugely important matter for the Town and we can move forward together >>>>>>>>> only >>>>>>>>> if Town Meeting has a meaningful role as the decisionmaker. Please >>>>>>>>> attend >>>>>>>>> the October 10th multi-board meeting to share your thoughts. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> Best regards to all, >>>>>>>>> >>>>>>>>> Bob Domnitz >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> SOTT slide deck: Follow link found in >>>>>>>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group >>>>>>>>> >>>>>>>>> Existing multifamily housing in Lincoln (not including Hanscom >>>>>>>>> housing): >>>>>>>>> >>>>>>>>> >>>>>>>>> The Commons >>>>>>>>> >>>>>>>>> Oriole Landing >>>>>>>>> >>>>>>>>> Battle Road Farms >>>>>>>>> >>>>>>>>> Minuteman Commons >>>>>>>>> >>>>>>>>> Lincoln Woods >>>>>>>>> >>>>>>>>> Greenridge Condos >>>>>>>>> >>>>>>>>> "Flying Nun" apartments >>>>>>>>> >>>>>>>>> Ridge Road apartments >>>>>>>>> >>>>>>>>> Ridge Road Condos >>>>>>>>> >>>>>>>>> Todd Pond Condos >>>>>>>>> >>>>>>>>> Farrar Pond Condos >>>>>>>>> >>>>>>>>> Lincoln Ridge Condos >>>>>>>>> >>>>>>>>> Ryan Estate >>>>>>>>> >>>>>>>>> Accessory Apartments in Single Family Homes >>>>>>>>> >>>>>>>>> Miscellaneous (Scattered sites under Housing Comm.) >>>>>>>>> >>>>>>>>> -- >>>>>>>>> The LincolnTalk mailing list. >>>>>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>>>>> Browse the archives at >>>>>>>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>>>>>>> Change your subscription settings at >>>>>>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>>>>>> >>>>>>>>> -- >>>>>>>> The LincolnTalk mailing list. >>>>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>>>> Browse the archives at >>>>>>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>>>>>> Change your subscription settings at >>>>>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>>>>> >>>>>>>> -- >>>>>>> The LincolnTalk mailing list. >>>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>>> Browse the archives at >>>>>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>>>>> Change your subscription settings at >>>>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>>>> >>>>>>> -- >>>>>> The LincolnTalk mailing list. >>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>> Browse the archives at >>>>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>>>> Change your subscription settings at >>>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>>> >>>>>> -- >>>>>> The LincolnTalk mailing list. >>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>> Browse the archives at >>>>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>>>> Change your subscription settings at >>>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>>> >>>>>> >>>>> >>>>> -- >>>>> *Robert Ahlert* | *781.738.1069* | robahl...@gmail.com >>>>> -- >>>>> The LincolnTalk mailing list. >>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>> Browse the archives at >>>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>>> Change your subscription settings at >>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>> >>>>> >>> >>> -- >>> *Robert Ahlert* | *781.738.1069* | robahl...@gmail.com >>> >> -- >> The LincolnTalk mailing list. >> To post, send mail to Lincoln@lincolntalk.org. >> Browse the archives at >> https://pairlist9.pair.net/mailman/private/lincoln/. >> Change your subscription settings at >> https://pairlist9.pair.net/mailman/listinfo/lincoln. >> >> -- > The LincolnTalk mailing list. > To post, send mail to Lincoln@lincolntalk.org. > Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/ > . > Change your subscription settings at > https://pairlist9.pair.net/mailman/listinfo/lincoln. > >
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