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 <samat...@gmail.com> 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 <johntmendel...@gmail.com> > 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 <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 <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 <johntmendel...@gmail.com> >>> CC: Lincoln Talk <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 <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 <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 <johntmendel...@gmail.com> >>>>> 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. >>> >>> -- >> 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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