I think it's important to remember that there is no mandate to build. Property owners / developers will choose to acquire a property and redevelop it if they deem it will be a profitable enterprise. New developments will be built in response to other developments and market conditions. If there isn't demand for "luxury units" then it's unlikely that a developer would take on that risk. If there are "too many" units built and there is less demand, then prices should go down. This is a circumstance where market forces may benefit creating a more diverse and varied housing stock all around the state.
bob On Thu, Dec 7, 2023 at 5:21 PM Margo Fisher-Martin < margo.fisher.mar...@gmail.com> wrote: > Hi, > > Just some food for thought - according to a recent WGBH article, the trend > for the past 2 years is that people have been moving out of Massachusetts. > What will happen when every town on the commuter rail builds hundreds of > new units at every station at the same time? In our case, it will be 90% > high end market rate units. With a net outflow of people (more people > moving out of our state than in), who will be filling these thousands and > thousands of units? > Also, if we are to believe what we’ve been told, this will not happen > overnight - thus there will not be more housing now, and if this does get > built, is there really a luxury unit crisis in Lincoln that these new units > will remedy? > > Respectfully, > > Margo Martin > > > > On Thu, Dec 7, 2023 at 4:41 PM Staci Montori <stacimont...@gmail.com> > wrote: > >> Hi Lynn, >> >> Another way to look at the numbers from Saturday's vote is: *62% of the >> voters* on Saturday voted for a plan that includes rezoning the mall, >> the only area where there is currently a plan in the works to increase >> homes to help with the housing crisis. As a proponent for more housing NOW, >> I found this number very encouraging. >> >> Way to go Lincoln. :) >> >> Best, >> Staci Montori >> 84 Codman Road >> >> >> On Thu, Dec 7, 2023 at 12:28 PM Lynne Smith <ly...@smith.net> wrote: >> >>> Below is my article published today in the Lincoln Squirrel. It is >>> edited slightly for Lincoln Talk. >>> >>> ------------------- >>> >>> My Turn: With measured success, officials grapple with HCA vote at >>> multi-board meeting >>> <https://lincolnsquirrel.com/2023/12/y-turn-with-measured-success-officials-grapple-with-hca-vote-at-multi-board-meeting/> >>> >>> December 7, 2023 By Lynne Smith >>> >>> >>> <https://lincolnsquirrel.com/wp-content/uploads/2021/02/myturn-sm-feb2021.jpg> >>> >>> On December 2, Lincoln residents voted with the recommendations of the >>> Planning Board (PB) and the Housing Choice Act Working Group (HCAWG) to >>> adopt Option C. On December 4 at a multi-board meeting, the two groups were >>> aware that the vote was not an overwhelming majority. In fact, Option C >>> received 55% of the votes while Option E, developed by the grassroots >>> organization Lincoln Residents for Housing Alternatives (LRHA), received >>> 38%. Select Chair Jim Hutchison expressed his view that he would like to >>> see a higher level of support for the proposed rezoning by the March 23 >>> Town Meeting, even though only a majority vote will be needed. >>> >>> To gain greater support, the PB and the HCAWG have work to do to create >>> Lincoln’s option for compliance with the Massachusetts Housing Choice Act. >>> The PB must develop the bylaws and the HCAWG must communicate them to >>> residents who are now more fully aware of the impact such development can >>> have on the Town. >>> Developer bylaws for 800+ units are key >>> >>> At the multi-board meeting, members focused on the best ways to adopt >>> bylaws to allow HCA development that will now be concentrated within half a >>> mile of the MBTA station. The HCA model for Option C gives the town credit >>> for 648 housing units, but the LRHA estimates that approximately 800 new >>> housing units could be developed on a by right basis within that small >>> area. The impact of this development on the town will depend in large part >>> on the content of the zoning bylaws to be proposed by the PB and presumably >>> adopted by the town. At Saturday’s Special Town Meeting, the Selects >>> presented a chart listing the types of “guardrails,” which the town can >>> impose on developments. It appears that the Planning Board and Selects >>> expect the members of the HCAWG to be part of this process. >>> >>> The content of these bylaws is extremely important and must be carefully >>> drafted to impose appropriate standards for by right development that will >>> win town support and pass HCA compliance requirements. >>> Outreach and input are important >>> >>> Select Kim Bodnar emphasized the importance of a steady stream of >>> communication to town residents, especially those most affected by the >>> rezoning in and near the Option C parcels: Codman Road, Lewis Street, >>> Lincoln Woods, Lincoln Road, and the mall. Margaret Olson, chair of the PB, >>> suggested that HCAWG should manage outreach while coordinating with PB and >>> the Selects. PB vice chair Lynn De Lisi said that just outreach is not >>> enough and that every meeting of the PB and HCAWG should allow public >>> input. HCAWG member Terri Perlmutter said that there had been a “loss of >>> trust” as residents felt that developers would be given a “free rein” >>> because details of the zoning were not fully communicated. She felt this >>> created a disconnect with residents. >>> >>> Communication with residents is a vital part of the work of the >>> town-appointed groups. >>> Meetings and topics need organized scheduling >>> >>> Between now and March 23, the PB plans to schedule weekly meetings to >>> write and deliberate on the proposed bylaws. Craig Nicholson of the HCAWG >>> suggested that the meetings could be organized by topic — for example, >>> height of the buildings, setbacks, energy efficiency and sustainability, >>> and overall design. This meeting format would help participants focus on >>> the key bylaw provisions, allow residents to tune in to the topics of >>> greatest interest, and help organizations such as the Green Energy >>> Committee, FOMA, and LRHA to contribute expertise in a timely manner. Susan >>> Hall Mygatt requested that draft guidelines be issued prior to the >>> scheduled meetings. >>> >>> All of these meeting suggestions would facilitate better discussions, >>> shorter meetings, and greater resident participation. >>> Outside expertise still needed >>> >>> Director of Planning and Land Use Paula Vaughn-MacKenzie said that >>> Utile, the consulting firm that helped develop the C and D options, could >>> continue its role up through the March Annual Town Meeting. If we run out >>> of grant money for this service, we might have to use town funds. Town >>> counsel will continue to be consulted for zoning bylaws. Officials at the >>> multi-board meeting said that the Rural Land Foundation (RLF) needs to >>> provide more information about the potential and proposed development at >>> the mall. They also pointed out that residents need to know what it will >>> look like, what the footprint will be, and the details of parking and >>> traffic studies. Susan Hall Mygatt suggested that several residents in town >>> be invited to sit on the HCAWG in an advisory capacity. Rather than >>> commenting on the draft language from “outside” the Planning Board, they >>> could actually help draft bylaws and develop models. This would increase >>> participation in the process and would likely lead to increased public >>> support for the proposed bylaws. >>> Voting tabulation at Town Meeting >>> >>> With over 800 people attending the December 2 Special Town Meeting, the >>> Select Board discussed the difficulty of tabulating ballots on the spot. As >>> many residents who stayed for the entire eight-hour meeting noted, about >>> three of those hours were spent wandering around while the votes were >>> tabulated. While it was fun to get coffee and snacks from the Girl Scouts >>> and eat sandwiches brought from home sitting in the hallways of the >>> sparkling new school, it would be better if the time were spent actually >>> discussing the issues at hand. More people could have participated if the >>> meeting were shorter. Select Jim Hutchinson bravely faced the topic head on >>> and said he would look into it. Good luck, Jim! >>> >>> >>> The multi-board meeting closed with 41 people attending on line and >>> several in the Donaldson Room. Many Lincoln residents will be paying close >>> attention to the Planning Board meetings where the drafts of bylaws will be >>> discussed. Planning Board meeting dates, agendas, and minutes can be found >>> here <http://www.lincolntown.org/147/Planning-Board>. >>> ------------------------------ >>> Lynne Smith >>> 5 Tabor Hill Road >>> Lincoln, MA 01773 >>> cell: 781-258-1175 >>> ly...@smith.net >>> >>> -- >>> 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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