On Tue, Nov 7, 2023 at 3:40 PM Scott Clary <scottclar...@gmail.com> wrote:
> We all have the ability to not open these emails and use our delete button. > > I have not witnessed any personal attacks or toxicity regarding the HCA > issue. > Perhaps, but I have seen a lot of posts telling us what *will* happen if x-and-y is passed, including some pretty extreme numbers. Unless someone has a crystal ball, none of us knows what *will* happen. We can say what *might* happen, what we think is *likely* to happen, what *could* happen, etc., but not what *will* happen. > > Why would anyone be opposed to the ultimate form of democracy - town > meeting - two-thirds majority vote which has been the norm for Lincoln for > many years now. The townspeople have most always gotten it right. Should > not the majority have the final say? > ... > Well, our town and our region is extremely segregated along racial and economic lines, as well as in the range of housing options - which is what prompted the HCA. The high threshold of a two-thirds majority helps perpetuate the same exclusionary policies. The concept of *maintaining the character of the town *can be well-meaning, but can also be code for resisting any change and keeping others out. That argument has been used over and over again as a way to resist integration. Lincoln already has a very large percentage of its open space already protected, so this isn't really about that. Respectfully, -Bob Kind Regards, > > Scott Clary > 617-968-5769 > > Sent from a mobile device - please excuse typos and errors > > On Mon, Nov 6, 2023, 8:49 PM Tricia Thornton-Wells < > triciathorntonwe...@gmail.com> wrote: > >> It’s been very hard to read message after message of people accusing >> others of trying to ruin this town. I’m really very sad and tired of >> hearing it all. >> >> 1. At the last town meeting, people told the RLF their renderings were >> too generic and asked them to put together renderings that were more >> specific to what they envisioned being developed. So, trying to be >> responsive to these requests, they are putting together renderings of what >> is currently conceived. Of course these are going to be hypothetical! That >> doesn’t mean they are acting in bad faith, putting forth a lie. I >> personally do not believe they are operating in bad faith. Do they have a >> vested interest in making sure *something* moves forward? Yes, of course. >> That doesn’t mean they are willing to go along with something they think >> will be bad for the town? No. Fundamentally, I believe people who volunteer >> their time and money to an organization like RLF love this town and want >> good things for it. >> >> 2-3. The upcoming vote will determine whether a majority of the town >> (most of whom are not on this increasingly toxic echo chamber) believes the >> Lincoln Station area, owned by RLF, should be allowed to pursue development >> with more freedom to negotiate than they have now—something that would be >> profitable, because of increased density, and that could also be a great >> benefit to the town. I personally believe the RLF has good intent and will >> work with a developer to build such a space. I also believe that keeping >> the Mall space as-is is a recipe for commercial/economic failure. I also >> believe we can be a (small) part of the solution to increasing housing >> stock in the Boston metro area. >> >> Why is everyone so afraid and so convinced that *any* and all change will >> be bad? We all do the best we can under the circumstances, which are *not* >> the same circumstances as 20 or 40 years ago. Please, let’s stop resisting >> every single thing and have a reasonable conversation about how to move >> forward based on today, here, in Lincoln in 2023. We all love Lincoln, or >> we wouldn’t be here. >> >> Sincerely, >> Tricia Thornton-Wells >> 112 Trapelo Rd >> >> >> >> On Nov 6, 2023, at 6:29 PM, Peter Buchthal <pbucht...@gmail.com> wrote: >> >> >> At the previous planning/hcawg meeting of October 24th, we learned that >> RLF is planning to hire a consultant to draw potential renderings of a new >> Lincoln Mall and present them to the town at some point. It is really >> hard for town residents to evaluate the potential impact of the proposed >> changes to the Lincoln Mall zoning without a detailed discussion. I >> understand the planning board is considering further zoning amendments for >> the new overlay districts to better protect the town's interests. I >> foresee several problems with this strategy. >> >> 1) Any drawings or renderings will be purely hypothetical and not >> binding on the RLF or any future owner of the Mall as there is no >> requirement that they be actually submitted to the town for a building >> permit. >> 2) Assuming a HCA Overlay district is passed at the March Town meeting, >> I see very few obstacles to building whatever the developer chooses to >> build as the town will have NO ability to influence a future developer to >> do anything unless they need a variance for something. >> 3) Hypothetically, one day after the HCA Overlay district passes the >> March Town Meeting, CIVICO could submit drawings to the Town of Lincoln >> Building Department and the current zoning rules would apply to their >> project without the ability of the town to influence the project. As long >> as CIVICO starts construction within 12 months of submitting building >> plans, the rules at the time of plan submission would govern the project. >> period, full stop. Any future safeguards that the town might want to >> impose on development within the Mall area wouldn't apply to plans that >> were submitted prior to the acceptance of any future zoning changes at a >> different town meeting!!!! >> >> To approve any of the current plans with the Lincoln Mall being part of a >> new overlay district without any zoning amendments to be approved at the >> same time, opens the town for an unnecessary disaster. It would be better >> for the Town to NOT include the Lincoln Mall in an HCA overlay district so >> that a normal vetting of plans at a town meeting will ensure that everyone >> in the Town is happy with the project. This strategy will allow more >> affordable units, ensure commercial development is actually built, and will >> allow a negotiation between the town and the developer for a *development >> of importance to the Town.* There is no logical way to skip that >> negotiation to safeguard the town that we know and love. >> >> >> Peter Buchthal >> Weston Rd. >> >> >> On Mon, Nov 6, 2023 at 5:12 PM Sara Mattes <samat...@gmail.com> wrote: >> >>> Please let us know exactly what legal teeth site plan review has. >>> I have asked for that repeatedly and have heard….crickets. >>> Yes there will be some wetlands protections, but not Lincoln’s set backs. >>> Yes, there will be some set backs. >>> But please, do tell what legal options will we have to actually control >>> the look and feel of major redevelopment. >>> >>> The repeated reference to “existing regulations and site plan review” is >>> cold comfort. >>> >>> The whole point of the HCA is to get around our existing bylaws…to make >>> it easier for developers to create larger, denser housing development than >>> is currently allowed. >>> >>> >>> >>> >>> ------ >>> Sara Mattes >>> >>> >>> >>> >>> On Nov 6, 2023, at 5:02 PM, Rich Rosenbaum <s...@bcdef.com> wrote: >>> >>> I think it is misleading to use statements such as "the developer can do >>> whatever they want". >>> Existing regulations and site plan review give the town oversight. >>> >>> After all, residential property owners have the by right ability to >>> build a new home but cannot build whatever they want. >>> >>> >>> On Mon, Nov 6, 2023 at 4:05 PM Sara Mattes <samat...@gmail.com> wrote: >>> >>>> Once rezone with the HCA, the property owner can put up pretty much >>>> whatever they want. >>>> That is the point of the HCA-to get around our normal process for >>>> managing development in Lincoln. >>>> No proposals are required for the town to see. >>>> The development is *BY RIGHT*, they just need to comply with some very >>>> basic zoning-wetlands setbacks, other set backs, etc. >>>> >>>> And, as was made clear in a public presentation, dense housing is the >>>> most profitable use of the land, not retail. >>>> >>>> The discussion about the Mall is confusing as concepts were discussed >>>> and proposals were to be offered at a later date. >>>> In addition, the RLF said they were looking to most lily sell and were >>>> in discussion with a local developer-CIVICO. >>>> Regardless of what is discussed now, as it stands now, once rezoned the >>>> owner, either the RLF but most like a new owner, can do whatever they see >>>> fit with that land. >>>> >>>> That is why this is all so difficult and generating so much debate. >>>> >>>> It is important that we all learn as much as possible and attend each >>>> and every meeting to better understand what is being proposed and what is >>>> at stake. >>>> >>>> >>>> >>>> >>>> >>>> >>>> >>>> >>>> ------ >>>> Sara Mattes >>>> >>>> >>>> >>>> >>>> On Nov 6, 2023, at 1:43 PM, Deborah Greenwald < >>>> deborah.greenw...@gmail.com> wrote: >>>> >>>> Dear All, >>>> I would very much like to have David's proposals included in our vote. >>>> He >>>> And are we taking bids from multiple developers? Some might be more >>>> amenable to more low income units. >>>> To me it seems that considering any development near Codman Farm is >>>> akin to building an apartment building on the Boston Public Gardens or >>>> Concord's Monument Square. That area is one of Lincoln's jewels and should >>>> be preserved. >>>> On Sun, Nov 5, 2023 at 10:01 PM David Cuetos <davidcue...@gmail.com> >>>> wrote: >>>> >>>>> I have received some questions from residents trying to understand why >>>>> our HCA proposals overlay zoning over existing multi-family districts. I >>>>> thought the rationale was important enough to share it with the wider >>>>> public. >>>>> >>>>> I believe the town would be better served by separating as much as >>>>> possible the zoning exercise required for compliance approval from actual >>>>> development. Zoning existing multifamily developments accomplishes that >>>>> goal, as those properties already have the characteristics we would like >>>>> to >>>>> see and they are unlikely to be redeveloped. Let me explain the logic >>>>> behind the separation. >>>>> >>>>> HCA compliance requires us to zone a certain number of acres to a >>>>> certain density by right. What that means is that as long as the developer >>>>> does not go past our height and setback bylaws, they do not need to ask >>>>> the >>>>> town for feedback. This is not what historically happened in Lincoln. >>>>> Historically every multi-family development was a give and take between >>>>> the >>>>> developer and the town. In that process the town was able to extract >>>>> important concessions like the number of affordable units, measures to >>>>> reduce environmental impact, etc. >>>>> >>>>> While that give and take was quite important, for areas rezoned under >>>>> HCA the town's influence is diminished even further as developers would >>>>> get >>>>> an override over certain town bylaws the State considers too >>>>> restrictive. Among them two are chief: affordability and wetland setbacks. >>>>> The state will only allow us to ask a developer to include 10% affordable >>>>> units. The town’s bylaws require 15%, and historically the town has never >>>>> approved anything below 25%, including some units reserved for low income >>>>> households. 25% is also the lowest percentage of units for an entire >>>>> development to count towards 40B State requirements. The other requirement >>>>> at odds is wetlands setback. The town’s bylaws require 100’ and the State >>>>> only gives us 50’. This difference would be critical in some sensitive >>>>> areas like Codman Rd. >>>>> >>>>> Our view is that it is detrimental to the town’s general interest to >>>>> allow a developer to build a large multifamily building without going >>>>> through town meeting approval. The success of Oriole Landing is testament >>>>> to the usefulness of town meeting: a win-win for the town and the >>>>> developer. We have actually learned from other towns like Winchester that >>>>> we can drive a much tougher bargain than we have done in the past. >>>>> >>>>> We see with skepticism claims that the Oriole Landing developer, who >>>>> made an estimated $12M profit and was able to get through town meeting in >>>>> nine months, does not want to go through town meeting again. Lincoln has >>>>> historically not been an obstructive town towards multi-family developers >>>>> and there is no reason to think that would change now that HCA has lowered >>>>> Town Meeting approval thresholds from 2/3 to just a simple majority. >>>>> >>>>> I ask all residents to consider that when they vote to rezone an area, >>>>> they are de facto abdicating their democratic right to influence future >>>>> development. >>>>> >>>>> David Cuetos >>>>> Weston Rd >>>>> -- >>>>> The LincolnTalk mailing list. >>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>> Browse the archives at >>>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>>> Change your subscription settings at >>>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>>> >>>>> -- >>>> The LincolnTalk mailing list. >>>> To post, send mail to Lincoln@lincolntalk.org. >>>> Browse the archives at >>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>> Change your subscription settings at >>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>> >>>> >>>> -- >>>> The LincolnTalk mailing list. >>>> To post, send mail to Lincoln@lincolntalk.org. >>>> Browse the archives at >>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>> Change your subscription settings at >>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>> >>>> >>> -- >>> The LincolnTalk mailing list. >>> To post, send mail to Lincoln@lincolntalk.org. >>> Browse the archives at >>> https://pairlist9.pair.net/mailman/private/lincoln/. >>> Change your subscription settings at >>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>> >>> -- >> The LincolnTalk mailing list. >> To post, send mail to Lincoln@lincolntalk.org. >> Browse the archives at >> https://pairlist9.pair.net/mailman/private/lincoln/. >> Change your subscription settings at >> https://pairlist9.pair.net/mailman/listinfo/lincoln. >> >> -- >> The LincolnTalk mailing list. >> To post, send mail to Lincoln@lincolntalk.org. >> Browse the archives at >> https://pairlist9.pair.net/mailman/private/lincoln/. >> Change your subscription settings at >> https://pairlist9.pair.net/mailman/listinfo/lincoln. >> >> -- > The LincolnTalk mailing list. > To post, send mail to Lincoln@lincolntalk.org. > Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/ > . > Change your subscription settings at > https://pairlist9.pair.net/mailman/listinfo/lincoln. > >
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