When making critical long-lasting and impactful decisions regarding our town, knowing the details beforehand would make a lot of sense.
As the guidelines keep changing and have not gone through a formal judicial process and would be very difficult to enforce is all the more reason to take our time and see how things play out on the state level and how other towns are addressing HCA. Lincoln, please slow this process down and let's get it right in the best interest of our incredible little town. Kind Regards, Scott Clary 617-968-5769 Sent from a mobile device - please excuse typos and errors On Wed, Nov 22, 2023, 4:37 PM Margaret Olson <s...@margaretolson.com> wrote: > The HCA requires us to have zoning that complies with the HCA law. It does > not invalidate any of our regulations or by-laws. > > I do not know what the state will or will not approve, either the attorney > general or the EOHLC. All zoning changes go to the AG. There are many > specifics in our zoning, both existing and proposed, that are not addressed > in the EOHLC guidelines. We will find out what they will approve when we > have passed a zoning by-law and request approval. I wish this were > otherwise but it is what it is. > > As you may have seen in the FAQ posted earlier today by Jennifer Glass, > the uncertainty is why we need to pass the zoning in March - so we have > time to revise and vote again if necessary. > > > On Wed, Nov 22, 2023 at 4:17 PM Sara Mattes <samat...@gmail.com> wrote: > >> Are you confirming that 100’ setbacks from wetlands will be accepted as >> required in HCA zoned areas as they are in the rest of town? >> Please clarify. >> Thank you. >> >> ------ >> Sara Mattes >> >> >> >> >> On Nov 22, 2023, at 3:53 PM, Margaret Olson <s...@margaretolson.com> >> wrote: >> >> Zoning bylaws cannot be bypassed except by “40b” development. Lincoln is >> not subject to 40b as our SHI (subsidized housing index) is above 10%. >> Again, our zoning and wetland bylaws and regulations cannot be bypassed. >> Compliance with the HCA requires us modify the zoning for the HCA districts >> but all other regulations stand. >> >> On Wed, Nov 22, 2023 at 1:58 PM Scott Clary <scottclar...@gmail.com> >> wrote: >> >>> Hello Lis, >>> >>> I am curious what what your definition of "meaningful density" >>> (specifically, how many units). I've been paying fairly close attention and >>> I've seen very few who are against complying with HCA and do not want to >>> see any redevelopment of the mall/station area. To the contrary, I have >>> mostly seen and heard residents advocating for redevelopment to include >>> retail/commercial, mixed use and residential. >>> >>> But what would be the rationale for Lincoln residents to turn over the >>> keys to the mall to a developer with "by right" zoning and having no say to >>> affect the outcome. Most notably, maximum 10% affordability under HCA as >>> opposed to 25% affordability we've always negotiated with developers as a >>> town. If I have this right, affordability in Lincoln requires a family >>> income of $116,000 (80% of of the median of $145,000). Some will argue that >>> we can offset these numbers with our Housing Trust funds but wouldn't those >>> funds be better used subsidizing those who really need it and not those >>> earning $116,000? >>> >>> With all due respect to the newly appointed Transportation secretary, >>> she is not going to wave a magic wand and fix a dysfunctional MBTA which >>> has been dysfunctional for many years at the price tag of 24 billion >>> dollars. It also takes legislation and what has legislation done to keep >>> the MBTA functional to date? It is, I believe, short-sighted to think >>> otherwise and that building excessively high density housing (the state >>> model allows for max of 1125 and minimum of 635 housing units increasing >>> our current housing stock count by a minimum of 25% +, by far the the most >>> in the Commonwealth) ALL at the train station/mall with a decreased >>> retail/commercial base is not going to solve much >>> except dramatically change the landscape of that area and give >>> Developers by right zoning. And as we learned yesterday at the planning >>> board meeting, they are planning four story buildings for some sub >>> districts, not just three story buildings as we had been previously >>> informed. And please don't forget that it is proposed that our zoning >>> bylaws can be bypassed in the form of 100 ft Wetland setback to 50 ft >>> Wetland set back and negating our 25% max lot coverage and our building >>> height Max of 36 ft and Frontage setbacks of 15 ft as opposed to current 25 >>> ft, our current by law in other districts. >>> >>> Kind Regards, >>> >>> Scott Clary >>> 617-968-5769 >>> >>> Sent from a mobile device - please excuse typos and errors >>> >>> On Tue, Nov 21, 2023, 7:14 PM Lis Herbert <lisherb...@gmail.com> wrote: >>> >>>> I grew up riding Metro-North, and I understand that by comparison the >>>> Fitchburg line is not great. The frequency is a problem, and that in large >>>> part dictates the degree to which people depend on it, and their attitude >>>> towards it. >>>> >>>> But it’s not getting any better if we don’t comply. I think we can be >>>> sure of that, both because the demand won’t be sufficient, and we’ll have >>>> thumbed our noses at the idea of being a mass transit-oriented community. >>>> >>>> It’s not clear to me how somebody can wish for improvements to the >>>> commuter rail in Lincoln and not see that concentrating density around the >>>> train is the answer. (I’m not saying you’re a somebody, by the way, just >>>> pointing out that I’ve heard plenty of people trying to play both sides of >>>> the coin.) >>>> >>>> Sent from my iPhone >>>> >>>> On Nov 21, 2023, at 6:25 PM, V Saleme <bmwkbi...@gmail.com> wrote: >>>> >>>> >>>> Those of us who commuted into the city for work from here, have been >>>> waiting for decades for improvements, frequency of service and reliability >>>> to occur. >>>> >>>> The waiting continues. >>>> >>>> Vic >>>> >>>> On Tue, Nov 21, 2023 at 6:09 PM Lis Herbert <lisherb...@gmail.com> >>>> wrote: >>>> >>>>> Nowhere does it say that the train has to stop in Lincoln. We might >>>>> not have a sense for how the state plans to approach the MBTA shortfalls, >>>>> but I think it's a certainty that unless Lincoln demonstrates a commitment >>>>> to meaningful density around the station, we can bet against improvements >>>>> in service and frequency for Lincoln commuters. I hope we can all at least >>>>> agree that improvements aren't happening if we vote to avoid rezoning much >>>>> of that area in favor of car-centric development (that will, let's be >>>>> honest, not happen) located (according to Google maps) an 8 mile, 15 >>>>> minute >>>>> drive away. >>>>> >>>>> On Tue, Nov 21, 2023 at 5:33 PM Peter Buchthal <pbucht...@gmail.com> >>>>> wrote: >>>>> >>>>>> While I am happy to see some recognition that our MBTA needs >>>>>> investment, I would like to point out the magnitude and likelihood of >>>>>> the >>>>>> dollars we are talking about. Regrettably, we are many, many years away >>>>>> from a properly functioning and reliable MBTA and commuter rail in >>>>>> Lincoln. >>>>>> >>>>>> >>>>>> According to the Boston Globe: >>>>>> >>>>>> "The MBTA needs a gobsmacking $24.5 billion to repair and replace >>>>>> its decrepit track, stations, trains, signals, and other assets, an >>>>>> agency >>>>>> analysis released Thursday shows, providing the long-awaited tally of how >>>>>> broken the transit system is." >>>>>> >>>>>> "The next most expensive is the commuter rail system, at about $8 >>>>>> billion, with the bulk of investment needed for stations, followed by the >>>>>> Green and Mattapan lines — which need $4.7 billion." >>>>>> >>>>>> [image: image.png] >>>>>> >>>>>> List to the article: >>>>>> https://www.bostonglobe.com/2023/11/16/metro/cost-to-fix-mbta/ >>>>>> >>>>>> >>>>>> On Tue, Nov 21, 2023 at 10:55 AM DJCP <djcp0...@gmail.com> wrote: >>>>>> >>>>>>> After she was appointed permanent Transportation Secretary last >>>>>>> week, Monica Tibbits-Nutt directly stated on Radio Boston that the >>>>>>> Commonwealth would invest in communities that build around Commuter Rail >>>>>>> stations. >>>>>>> >>>>>>> At about 7:10 in the segment linked here, Tiziana specifically asks >>>>>>> about HCA, and at 8:50 the Secretary says Mass. will put the money where >>>>>>> "the cities and towns do what needs to be done": >>>>>>> https://www.wbur.org/radioboston/2023/11/13/monica-tibbits-nutt-massdot-sagamore-bourne-tobin-mbta-sumner >>>>>>> >>>>>>> At 5:20, the Secretary also talks about how the "inner core" needs >>>>>>> to invest in housing so we can invest more in connecting places like >>>>>>> Worcester. >>>>>>> >>>>>>> I think the whole segment is worth listening to, as she directly >>>>>>> links housing to transportation. >>>>>>> >>>>>>> Diana >>>>>>> Giles 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. >> >> >>
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