Thank goodness we have some really smart people paying attention. These are all facts.
I'm a bit dismayed at the contradictions within one's own post on this topic. I see the townspeople looking for more options to comply to HCA, back most everything with fact. Kind Regards, Scott Clary 617-968-5769 Sent from a mobile device - please excuse typos and errors On Sun, Nov 12, 2023, 11:05 AM Karla Gravis <karlagra...@gmail.com> wrote: > I thought the premise of locating 100% of rezoned units around the train > station and giving away our town meeting negotiating power was to "support > and maintain our small commercial center" and "promote decarbonization > and climate change adaptation by rezoning near transportation and > amenities. > > But we are now being told that the plans for the mall will reduce > commercial space and that we may not even be able to keep Donelan's. So why > do we insist on putting all rezoned housing into the same spot where there > are likely to be fewer amenities in the future? The train schedule is > limited and unreliable enough that it is naive to think people will take > the train to do a grocery run. It sounds like a situation where the cure is > worse than the disease. > > *It is not true that much of the study was conducted at noon on a public > holiday.* The consulting team conducted field studies across 8 days, none > of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and > May 8, 2013. Page 25 of the study). > > > https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal > > > > > On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith < > melindabr...@hotmail.com> wrote: > >> I too thought the town was interested in developing or at least >> maintaining its commercial center. >> Sent from my iPhone >> Melinda Bruno-Smith >> >> On Nov 12, 2023, at 10:44 AM, Margaret Olson <s...@margaretolson.com> >> wrote: >> >> We have no guarantees that the RLF will maintain Donelan's either. If >> Donelan's is not sufficiently profitable they will leave, and the RLF may >> or may not be willing and able to set their rent at a level that keeps them >> profitable. >> >> A note on the 2014 study: much of the research on the impact of the train >> was conducted at noon on a public holiday. >> >> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis <karlagra...@gmail.com> >> wrote: >> >>> I want to emphasize that the Mall is currently a profitable concern.The >>> RLF disclosed a rental profit of $164,571 in 2022. Details here >>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>. >>> However, if we rezone it by right, Civico would get to decide what >>> mix of commercial and residential to build. As a private enterprise, they >>> will choose to build whatever leads to the highest profits, which we know >>> is residential. Ms. Barnes mentioned that commercial space will be >>> reduced during the forum on Wednesday. We have no guarantees that >>> Civico would maintain Donelan's or any of the existing commercial space. >>> This >>> outcome would be at odds with our goal of supporting our commercial center >>> and reducing the town's carbon footprint. This is one of the reasons why it >>> is so important that the Mall redevelopment goes through Town Meeting. >>> >>> It is also important to puncture the myth that building units at Lincoln >>> Station would do much to boost the commercial prospects of the area: >>> >>> - The Planning Board released a Lincoln Station Planning Study in >>> 2014. The study concluded that each 100 units added would only support >>> 2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft. >>> Study here >>> >>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal> >>> - 2,500 sq ft of commercial space per 100 units is probably a very >>> optimistic number. The Study assumed that the leakage (% of convenience >>> buys by residents that happen outside of Lincoln Station) would come down >>> from 80% to 50%. If we use the actual 80% leakage, those 100 units would >>> only support 1,000 sq ft of space. >>> - In all likelihood the leakage is actually higher than 80% today >>> given the increased penetration of online sales in the nine years >>> elapsed. >>> >>> >>> >>> >>> >>> From: DJCP <djcp0...@gmail.com> >>>> Date: Sun, Nov 12, 2023 at 08:14 >>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning >>>> Report-the HAC will make us even more exclusive. >>>> To: Listserv Listserv <lincoln@lincolntalk.org> >>>> >>>> >>>> The best way to make sure commercial stays commercial is to make the >>>> businesses viable and the best way to do that is to make sure there are >>>> people shopping there. Sorry but people from other towns are not flocking >>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only >>>> been here 5 years and have noticed the string of restaurants that have >>>> tried to fill the ONE space. Whether we make any changes there's no >>>> guarantee these businesses will stick around. That's capitalism folks. But >>>> we can help by AT LEAST zoning for more housing in the area. >>>> >>>> Diana >>>> Giles Rd >>>> >>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal <pbucht...@gmail.com> >>>> wrote: >>>> >>>>> Along similar lines, how can the town ensure commercial space stays >>>>> commercial as the new owners could easily decide to raise very high or not >>>>> renew any commercial lease in order to build more luxury residential units >>>>> by right as long as the project has unused housing units within the zoning >>>>> allotment. >>>>> >>>>> >>>>> Peter Buchthal >>>>> Weston Rd >>>>> >>>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos <davidcue...@gmail.com> >>>>> wrote: >>>>> >>>>>> How can the RLF guarantee that any particular commercial space will >>>>>> remain once they sell the land to Civico? Are they planning to include >>>>>> a requirement for a supermarket in the deed? Anything else would just be >>>>>> a >>>>>> "recommendation". >>>>>> >>>>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin < >>>>>> margo.fisher.mar...@gmail.com> wrote: >>>>>> >>>>>>> Hi All, >>>>>>> >>>>>>> We know that a zoning change does not “dictate” that anything be >>>>>>> built or changed, but we also know that major changes WILL happen in >>>>>>> Lincoln, should this pass. Do any of you remember many years ago when >>>>>>> zoning changes were made that impacted any changes an owner could make >>>>>>> (as >>>>>>> much as a bay window) without ZBA approval on pre-existing >>>>>>> non-conforming >>>>>>> lots? Some people who are pushing for the re-zoning here are the same >>>>>>> people that tried to instill the fear of “mansionisation” should we >>>>>>> allow >>>>>>> any changes to homes on less than 2 acre lots. At town meeting, they >>>>>>> showed >>>>>>> pictures of dense mid-rise housing from other towns to scare people into >>>>>>> taking away the rights of the pre-existing (grandfathered) >>>>>>> non-conforming >>>>>>> lot owners. Now some of these same people are advocating for providing >>>>>>> similar dense mid-rise housing that they were adamantly opposed to. What >>>>>>> happened to the “stewards of the land?” >>>>>>> >>>>>>> Sincerely, >>>>>>> >>>>>>> Margo Martin >>>>>>> >>>>>>> >>>>>>> >>>>>>> >>>>>>> >>>>>>> >>>>>>> On Fri, Nov 10, 2023 at 5:27 PM Margaret Olson < >>>>>>> s...@margaretolson.com> wrote: >>>>>>> >>>>>>>> Michelle Barnes from the RLF can confirm, but I believe Donelan's >>>>>>> will remain after the mall redevelopment. >>>>>>> >>>>>>> A reminder: zoning affects what the property owner has a right to do >>>>>>> with their property. It does not dictate that anything be built or >>>>>>> changed. >>>>>>> >>>>>>> On Fri, Nov 10, 2023 at 4:38 PM Terri via Lincoln < >>>>>>> lincoln@lincolntalk.org> wrote: >>>>>>> >>>>>>>> Hi all, >>>>>>>> >>>>>>>> If I am reading the rezoning plans correctly.... the Reducition >>>>>>>> in retail includes eliminating Donelans and the Bank. >>>>>>>> >>>>>>> Is this correct? >>>>>>>>> >>>>>>>>> Theresa K >>>>>>>>> >>>>>>>>> >>>>>>>>> On Friday, November 10, 2023 at 11:25:26 AM EST, Sara Mattes < >>>>>>>>> samat...@gmail.com> wrote: >>>>>>>>> >>>>>>>>> >>>>>>>>> Is the alternative for the nation area to fill it with dense >>>>>>>>> housing, while we are told there will be reduction in retail? >>>>>>>>> And, that housing will only reflect the wealth gap-only 10% >>>>>>>>> affordable, and the rest, high-end? >>>>>>>>> >>>>>>>>> What happened to the concept of a “vibrant commercial center?” >>>>>>>>> What happened to a “walkable village?” >>>>>>>>> What will everyone walk to as retail is reduced? >>>>>>>>> Each other's units? >>>>>>>>> >>>>>>>>> Let us be more creative in what we can develop. >>>>>>>>> As Ken has suggested, we have done it in the past. >>>>>>>>> We seem to have lost our mojo. >>>>>>>>> Let’s get it back. >>>>>>>>> >>>>>>>>> The HCA is NOT the answer. >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> ------ >>>>>>>>> Sara Mattes >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> On Nov 10, 2023, at 10:55 AM, Ken Hurd <kenh...@keha.com> wrote: >>>>>>>>> >>>>>>>>> Hello LincolnTalkers, >>>>>>>>> >>>>>>>>> During the discussion on the Zoom forum hosted by the HCAWG on >>>>>>>>> Wednesday evening, I mentioned the recently released report on the >>>>>>>>> history >>>>>>>>> of exclusionary zoning in the Boston area. And also, for those of >>>>>>>>> you who >>>>>>>>> couldn’t stay to see it following the Wednesday morning forum at Town >>>>>>>>> Hall, >>>>>>>>> below is the link to hear the presentation sponsored by The Boston >>>>>>>>> Foundation. >>>>>>>>> >>>>>>>>> Unless we know our history, it is known that history has a >>>>>>>>> tendency to repeat itself. With respect to objections raised to the >>>>>>>>> options >>>>>>>>> offered by the Housing Choice Working Group, I do hope that current >>>>>>>>> residents can follow the example of earlier Lincoln leaders from the >>>>>>>>> 1970’s >>>>>>>>> who worked with, rather than against, the 40B mandate from the state >>>>>>>>> to >>>>>>>>> provide more affordable housing. That, and their efforts to preserve >>>>>>>>> land >>>>>>>>> in a way that could be shared with others, made Lincoln a model >>>>>>>>> community >>>>>>>>> that attracted national attention. >>>>>>>>> >>>>>>>>> With the Housing Choice Act, there is no less an opportunity to >>>>>>>>> combine our responsibility to provide more housing in the greater >>>>>>>>> Boston >>>>>>>>> region with helping to revive the ailing Lincoln Station area. After >>>>>>>>> all, >>>>>>>>> given our current manner of approving development around Lincoln >>>>>>>>> Station >>>>>>>>> and the fact that there has been no interest by developers in doing >>>>>>>>> so for >>>>>>>>> the past eighteen years, even with more favorable economic >>>>>>>>> conditions, why >>>>>>>>> should we expect anything different other than more empty spaces >>>>>>>>> available >>>>>>>>> for lease going forward? >>>>>>>>> >>>>>>>>> I urge us to affirm the work of the Working Group to fulfill the >>>>>>>>> spirit of the Housing Choice Act by supporting Option C, including the >>>>>>>>> rezoning of the mall, to address this conundrum. >>>>>>>>> >>>>>>>>> Here is the link to the report: >>>>>>>>> >>>>>>>>> Exclusionary by Design: An Investigation of Zoning’s Use as a Tool >>>>>>>>> of Race, Class, and Family Exclusion in Boston’s Suburbs, 1920 to >>>>>>>>> Today >>>>>>>>> <https://www.tbf.org/news-and-insights/videos/2023/november/exclusionary-by-design-20231108> >>>>>>>>> tbf.org >>>>>>>>> <https://www.tbf.org/news-and-insights/videos/2023/november/exclusionary-by-design-20231108> >>>>>>>>> <tbfico.png> >>>>>>>>> <https://www.tbf.org/news-and-insights/videos/2023/november/exclusionary-by-design-20231108> >>>>>>>>> <https://www.tbf.org/news-and-insights/videos/2023/november/exclusionary-by-design-20231108> >>>>>>>>> >>>>>>>>> Respectfully, >>>>>>>>> Ken Hurd >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> -- >>>>>>>>> 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. >>>>> >>>>> -- >>>> 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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