I'm appalled that anyone is relying on ChatGPT as a source of information. Leslie Turek
On Mon, Nov 27, 2023 at 12:21 PM Allen Vander Meulen <pastorall...@gmail.com> wrote: > ChatGPT’s screed (as supplied by Ray Shephard and commented-on by Sara > Mattes) is definitely disappointing, but also no surprise. It is accurate, > though incomplete. > > There's been a clear trend for at least the last two decades (that I know > of, but almost certainly much longer than that) in which moderate priced > housing and large subdividable lots in town have been replaced (for the > most part) by high end homes on 2 acre lots. > > This is an inevitable result of our current zoning bylaws, combined with > the challenges and uncertainty any developer faces as a result of needing > to go through Town meeting to attain approval of nearly any major project. > …Few if any developers in Massachusetts will consider, let alone actually > enter into, a Town Meeting approval process (not just Lincoln’s). > > They are not against the Town Meeting process per se. It’s just that they > need a process that is predictable: one where if they play by the rules, > their efforts and substantial investments will not be derailed at the last > minute. (I would be very reluctant to subject myself to that level of > risk, the current process requires - as I think anyone would be.) But, > even if we claim to be friendly and supportive of development, our last > minute rejection of the school project in 2012 forever cemented our > reputation as a town that is too risky. > > Even so, historically, Lincoln has done outstandingly well in terms off > creating housing that qualifies as “Affordable” on our town’s Subsidized > Housing Inventory, and have done far better in this respect than all but a > very few towns throughout the state. Is it “good enough”? (No, definitely > not, in my opinion). Further, we have no process or mechanisms designed to > encourage the creation or preservation of moderate priced housing. > > So (and as I was told by a member of the Planning Board years ago): if we > stay the current course, Lincoln will inevitably become almost entirely > high end homes and estates, with a few “Affordable” enclaves scattered > throughout the town, and nothing in between. > > I have no indication of a lack of interest or support for more affordable > housing in town. (In fact, I am certainly constantly encouraged - and even > pleasantly surprised - by the amount of support we see whenever the issue > comes up.) But, we don't have the structures and processes we need to > influence the current trajectory - which I sometimes call “The creeping > Weston-ization of Lincoln." > > There has been a lot of discussion (and angst) over the shape and details > of enacting Zoning and Bylaws that conform to the HCA’s requirements, and > rightly so: we’re trying to weave a thread through a very complex tangle of > competing legacies, interests, goals, requirements, and regulations. No > solution is (let alone can be) perfect - but that’s the nature of life (and > especially politics). > > I share the concerns about creating a situation that would undercut > Lincoln’s history of inclusionary zoning, or of accelerating the current > trend towards ever greater economic discrimination in town. But, I think > the current set of alternatives being presented will be a net positive > towards the production (and conservation) of moderate and lower income > housing in Lincoln. My hope is that this Saturday we select an alternative > that everyone can agree is a good (albeit imperfect) one, given all the > considerations and constraints that must be considered. > > - Allen Vander Meulen > > On Nov 26, 2023, at 23:32, Sara Mattes <samat...@gmail.com> wrote: > > It is interesting and disappointing to read this. > Lincoln stood out for creating affordable housing/ mixed income housing > long before others. > Lincoln Woods, a cooperative mixed income development led the way in the > 1970s. > > Development of new types of multi- family housing, rental and > home-ownership, have continued. > Today, 40% of our housing units are multi-family, and 13% of all housing > is state- certified “affordable.” > So, I am not sure what data this report relies on. > > Certainly, most of our single family homes prices have made us > discriminatory… by income. > It would be great to come up with a program to address that. > But the HCA is not such a program. > In fact, HCA rezoning creates further economic discrimination by capping > affordability and promoting 90% of all units as “ market rate” and often > luxury. > This would undercut Lincoln’s history of inclusionary zoning, requiring > all developments offer a minimum of 15% affordable units. > > To me, that makes HCA zoning discriminatory, by Lincoln standards. > > So much for AI! > > > Sent from my iPhone > > On Nov 26, 2023, at 10:09 PM, Ray Shepard <kathleenshep...@verizon.net> > wrote: > > > *From the perspective of ChatGPT...*. > > *What towns in Massachusetts are known for exclusionary zoning?* > > *ChatGPT* > Several towns in Massachusetts have been identified for their practices of > exclusionary zoning. These towns often use zoning laws to limit the > development of affordable housing, resulting in a lack of diversity in > housing types and prices. Some notable examples include: > Weston: Known for its large lot zoning, which requires a significant > amount of land per housing unit, making it difficult for smaller, more > affordable homes to be built. > Dover: Similar to Weston, Dover also employs large lot zoning, which > effectively limits the availability of affordable housing options. > * Lincoln: This town is known for its strict zoning regulations that limit > the types and densities of allowable housing, often pricing out > lower-income families.* > Wellesley: Wellesley has been cited for using zoning laws to restrict the > development of multi-family housing, which tends to be more affordable. > Lexington: Known for its high property values and zoning practices that > favor single-family homes, limiting more affordable housing options. > *These towns, among others in Massachusetts, often use zoning as a tool to > maintain a certain demographic and economic status quo, leading to > criticism regarding social equity and inclusiveness.* > > > On Sunday, November 26, 2023 at 09:28:56 PM EST, Sara Mattes < > samat...@gmail.com> wrote: > > > It had absolutely NOTHING to do with preventing “undesirable” people > moving in. > It had to do with land preservation and conservation and concern over the > inability of the town finances to support a rapid growth in population. > We had no commercial base, except a few small business along Rt.2A and 117. > > Racial and ethnic (antisemitism) was an issue a bit later-it was near > impossible to buy a house in Lincoln if you were Black or Jewish. > Story goes that a seller was present at the tour and always expressed > interest in who would be the buyer. > If a Jew managed to get a showing, the seller would take their time and > then turn down the offer. > If you were black, it was next to impossible to get a showing. > I moved here in 1976, and told that was the case, even then. > > It had nothing to do with zoning. > > > > > > > > ------ > Sara Mattes > > > > > On Nov 26, 2023, at 8:36 PM, DJCP <djcp0...@gmail.com> wrote: > > Two acre zoning was meant as a means of "control" (a word currently > bandied about without any shame) after WWII housing booms to prevent too > much housing being built and "undesirable" people moving in. Anyone who has > given an ounce of attention to the anti racism reckoning we are currently > going thru shouldn't have a problem seeing through any other rationale > given for such zoning. > > Diana > Giles Rd > > On Sun, Nov 26, 2023, 7:55 PM Sara Mattes <samat...@gmail.com> wrote: > > Two acre zoning was to protect wetlands and open space and encourage land > conservation. > It bought time to allow for creative planning and development efforts. > I recommend reading *A Rich Harvest *to better understand the arc of our > history and the role land protection has played. > Also, Bob Lemire’s book, *Creative Land Development *has been leading > light not just in Lincoln, but nationally. > > There is such to be proud of and to be thankful for- for the wisdom of > those who did big picture thinking in the past, and made wise investments > to ensure most of the plans were realized. > The environment thanks us for the tree cover and the carbon sink our land > provides. > The environment thanks us for wetlands protection. > Folks in our forward-thinking affordable housing developments thank us. > Seniors who now have multiple housing choices for down-sizing thank us. > Those seeking respite from the city to walk our trails and fields thank us. > > > We need to build on that-move forward, and add to it-esp. with more > housing choices,-but to do it in cautious, thoughtful and deliberate ways. > > > > > > ------ > Sara Mattes > > > > > On Nov 26, 2023, at 12:18 PM, Louis Zipes <louiszi...@gmail.com> wrote: > > And our emergency services are quite familiar with our part of 117 since > there are so many accidents due to our bucolic scenery and other historical > roadways. > > I especially find it fascinating that Lincoln was the first town in > Massachusetts to adopt two acre housing. So much history to be proud of! > > On Sun, Nov 26, 2023 at 12:01 PM Ken Hurd <kenh...@keha.com> wrote: > > Sara, > > Your comment is very misleading. > > Cold Brook Crossing is not at all what one might see in Lincoln Station > because of the controls that the Planning Board would have over any complex > with the Site Plan Review section of Lincoln’s Zoning Bylaws that are > already in place. > > Cold Brook Crossing is an example of Chapter 40B housing in which > developers are allowed to bypass zoning when the SHI (Subsidized Housing > Inventory) is under 10%. These are two different animals. > > I’m sorry you felt you needed to resort to such a scare tactic in this > discussion. > > Ken Hurd > > Lifting the Human Spirit by Design > 781-259-3300 > 781-259-8900 cell > www.keha.com > > > > > On Nov 26, 2023, at 11:27 AM, Sara Mattes <samat...@gmail.com> wrote: > > 117 offers a lovely drive from Lincoln to Leominster, and a history lesson > as you see the landscape and the towns change as you head west. > > Nearby, is a starling lesson. > > Just past Nine Acre Corner in Concord, and over the Sudbury line, on your > right as you head west, you will see Cold Brook Crossing. > It is a new housing development, many units completed and more under > construction. > It is a model for what we might see on Lincoln, esp. at the mall. > > Take a drive and see. > Is that what we want? > You be the judge. > > ------ > Sara Mattes > > > > > -- > 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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