Re: [LincolnTalk] HCA & Codman Road

[Sara Mattes]

… a lot of highly qualified language and mention of what’s “ practicable.”A lot is highly subjective.I still am asking, what legal teeth does SPR have, if any.Can a building permit be denied if the proposed development does not conform to neighborhood appearances, look, feel?I wonder as the images shown by RLF for the proposed redevelopment of the Mall looked nothing like the modest buildings around.It had s lot of massing and was one building consuming a very large area.If that is what fronts Lincoln Rd, it has none of the look and feel of the buildings across the street, or that of Concord‘s or Weston’s or Lexington’s village look and feel.Would those towns propose such redevelopment?This proposal feels like the intersection of Walnut and Washington St in Newtonvile.How would the PB address this in site plane review?What legal leverage would they have, if any, to ask for change?… all a bit unnerving….Sent from my iPhoneOn Oct 16, 2023, at 8:18 PM, Fred Hopengarten  wrote:The question has been asked:  “It would be helpful to have an official definition, including all the regulatory conditions that can be deployed in said review.”Without editorializing, here are the Site Plan Review Standards: 17.4 Site Plan Approval Standards and Criteria. The Planning Board shall approve a site plan in the form submitted or with such reasonable conditions relating to the standards and criteria described in this section as the Planning Board may impose, unless it finds that (a) the application for site plan approval is incomplete, (b) the imposition of reasonable conditions will not ensure that the project will conform to the standards and criteria described in this section, (c) the project does not comply with the requirements of the Zoning By-law. The standards and criteria are as follows: (a) Preservation of Landscape, The landscape shall be preserved in its natural state insofar as practicable by minimizing any grade changes and vegetation and soil removal.(b) Relation of Buildings to Environment. Proposed development shall relate harmoniously to the terrain and to the use, scale, and proportions of existing and proposed buildings in the vicinity and shall provide a solar and wind orientation which encourages energy conservation.(c) Building Design and Landscaping. Proposed development shall be in harmony with the prevailing character and scale of the buildings in the neighborhood and the Town through the use of appropriate scale, massing, building materials, screening, lighting and other architectural techniques. Variation in detail, form and siting shall be used to provide visual interest and avoid monotony. Proposed buildings shall relate harmoniously to one another and the surrounding neighborhoods.(d) Open Space, All open space shall be so designed as to add to the visual amenities of the neighborhood by maximizing its visibility for persons passing the site or overlooking it from nearby properties. (e) Circulation. Entrances, ramps, walkways, drives and parking, the location and number of access points, the public street (especially in relation to existing traffic controls and mass transit facilities), width of interior drives and access points, general interior circulation, pedestrian and vehicular traffic, access to community facilities, and arrangement of parking areas shall be safe and convenient and, insofar as practicable, not detract from the use and enjoyment of proposed and adjacent buildings and structures, and do not materially reduce the level of service on any public ways. The development should, where applicable, serve to enhance the Town system of public facilities and services such as conservation areas, recreation facilities, footpaths or bicycle paths, streets, transportation systems or utility systems.(f) Surface Water Drainage. The development shall incorporate measures that are adequate to prevent pollution of surface water or groundwater, to minimize erosion and sedimentation, and to prevent changes in groundwater levels, increased rates of run-off and potential for flooding. Drainage shall be designed so that the rate of run-off shall not be increased in amount or velocity, and groundwater recharge is maximized. Proper site surface drainage should not adversely affect neighboring properties or the public storm drainage system. Storm water shall be removed from all roofs, canopies and paved areas, and carried away in an underground drainage system. Surface water in all impervious surfaces shall be collected at intervals and disposed of so that it will not adversely affect the flow of vehicular or pedestrian traffic, and will not create puddles in the paved areas.(g) Water and Waste Disposal. The development shall be served with adequate water supply and waste disposal systems. For structures to be served by on-site waste disposal systems, the applicant shall submit a system design prepared by a registered engineer and containing all information necessary for the Board of Health to approve 

[LincolnTalk] Responsive Classroom report and Grade 5 spotlight

[Susan Taylor]

What is Responsive Classroom, and why are Lincoln Schools training our faculty 
and staff in this systemic approach to social and emotional learning? Student 
Services Director Lisa Berard and Asst. Superintendent Torrance Lewis will 
report Thursday evening.

The Lincoln School Committee is meeting on Thursday, October 19th at 6pm in the 
Hartwell Multipurpose Room.  Topics for this week's meeting include: 

Student Learning Spotlight - Grade 5
Responsive Classroom / Social Emotional Learning Report
Superintendent’s Annual Plan for Evaluation, 1st Reading, and
FY23 Budget Closeout and FY24 Fiscal Report, 1st Quarter
Members of the public can watch live streaming via Zoom Webinar 

 or on local access TV channels 8 and 13.

Anyone interested in participating in the Public Comments portion of this 
meeting, please email jmaclachlan-schoolc...@lincnet.org 
 anytime prior to 3pm the day of the 
meeting and you will be sent log-in instructions.  To see the full agenda, 
click here 
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[LincolnTalk] Housing Choice public dates

[Deborah Howe via Lincoln]

Hi, Lincoln Talkers ~

Rezoning parts of Lincoln to allow 635 new housing units is a big deal, and 
will affect every Lincoln resident’s experience of the town. Jennifer Glass’s 
post here in LT about the Housing Choice Act is a useful primer; to learn more 
about the issues, consider attending the upcoming meetings:

1. October 24 - Planning Board meeting to present options D1 and D2 to the 
public; options will then be posted on the HCAWG web page

2. The Housing Choice Act Working Group will hold two Community Forums on
Wednesday, November 8, 2023

Morning: 8 AM to10 AM — in person @ Town Offices

Evening: 7 PM to 9 PM — virtual via Zoom

For the Zoom forum, register here:  
https://us06web.zoom.us/meeting/register/tZ0lcuuqqj8uGtFZbgFL3Ghr2zR5oH5ZdaVF

That meeting’s agenda calls for:
Review Option C and new Option D1 and Option D2 — 30 minutes
Q & A — 90 minutes
Feedback preference for D1 or D2

3. Saturday, December 2, 2023 Special Town Meeting
Sense of the Town from residents via an informal paper ballot on preferred 
option C or D

Because the Lincoln Journal no longer exists, and not everyone reads either 
Lincoln Talk or the Squirrel, consider talking to your neighbors about the 
meetings scheduled and the information being presented. Thoughtful community 
input can only improve the big decisions being made.

Deb Howe

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[LincolnTalk] Join us for Recovering Lost Voices: November 12th, 4:00-5:00pm

[Abigail Adams via Lincoln]

Join us for Recovering Lost Voices: November 12th, 4:00-5:00pm




Join us for a special talk at the Codman Estate’s Carriage House with Jen 
Turner of The Robbins House  as we explore an important and often overlooked 
part of our history here in Lincoln — the lives of people who worked this land, 
many of whom did so without choice. This lecture is part of our 50th 
Anniversary Year events and we are grateful for the opportunity to learn more 
about the people that helped create the farm we so value. All are welcome, and 
we hope to see you!




RSVP  HERE! (not required to attend, but much appreciated!)




SUNDAY, NOVEMBER 12, 2023

4:00 PM 5:00 PM

58 CODMAN ROAD LINCOLN, MA, 01773 UNITED STATES (MAP)


Sent from Yahoo Mail for iPhone
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[LincolnTalk] Caregiver available

[Christina Thompson]

A very wonderful caregiver who has worked for our family has become
available and is looking for a new situation. Her name is Monica Galindo
and she has a great deal of experience caring for seniors, including those
with dementia. She can be reached at galindomonic...@gmail.com, or
508-740-1474.

Chris Thompson
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Re: [LincolnTalk] Housing Choice public dates

[Jack]

Adding to the conversation is this current update on the issue at the state 
level:  
https://www.nbcboston.com/news/local/healey-to-unveil-4-1-billion-affordable-housing-act-aimed-at-increasing-production-lowering-costs/3163488/


jfu...@comcast.net
617 835 3087 (C)
  __o
   _'\ <,
..(•) /  (•)




> On Oct 18, 2023, at 9:43 AM, Deborah Howe via Lincoln 
>  wrote:
> 
> Hi, Lincoln Talkers ~
> 
> Rezoning parts of Lincoln to allow 635 new housing units is a big deal, and 
> will affect every Lincoln resident’s experience of the town. Jennifer Glass’s 
> post here in LT about the Housing Choice Act is a useful primer; to learn 
> more about the issues, consider attending the upcoming meetings:
> 
> 1. October 24 - Planning Board meeting to present options D1 and D2 to the 
> public; options will then be posted on the HCAWG web page
> 
> 2. The Housing Choice Act Working Group will hold two Community Forums on
> Wednesday, November 8, 2023
> 
> Morning: 8 AM to10 AM — in person @ Town Offices
> 
> Evening: 7 PM to 9 PM — virtual via Zoom
> 
> For the Zoom forum, register here:  
> https://us06web.zoom.us/meeting/register/tZ0lcuuqqj8uGtFZbgFL3Ghr2zR5oH5ZdaVF
> 
> That meeting’s agenda calls for:
> Review Option C and new Option D1 and Option D2 — 30 minutes
> Q & A — 90 minutes
> Feedback preference for D1 or D2
> 
> 3. Saturday, December 2, 2023 Special Town Meeting
> Sense of the Town from residents via an informal paper ballot on preferred 
> option C or D
> 
> Because the Lincoln Journal no longer exists, and not everyone reads either 
> Lincoln Talk or the Squirrel, consider talking to your neighbors about the 
> meetings scheduled and the information being presented. Thoughtful community 
> input can only improve the big decisions being made.
> 
> Deb Howe
> 
> Sent from my iPad
> -- 
> 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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[LincolnTalk] Good news on affordable housing front

[Sara Mattes]

Very good news…and, another example of the rapidly changing landscape around 
affordable housing production.
This might suggest we slow walk into any major changes as we see how this 
actually plays out.
We then might be able to see what funds are available to better target zoning 
and the creation of more truly affordable housing.

If Lincoln had more resources to make its own investments we could continue the 
kind of development that has served us so well in the past.

Now, we might!



--
Sara Mattes




> On Oct 18, 2023, at 9:48 AM, Jack  wrote:
> 
> Adding to the conversation is this current update on the issue at the state 
> level:  
> https://www.nbcboston.com/news/local/healey-to-unveil-4-1-billion-affordable-housing-act-aimed-at-increasing-production-lowering-costs/3163488/
> 
> 
> jfu...@comcast.net
> 617 835 3087 (C)
>   __o
>_'\ <,
> ..(•) /  (•)
> 
> 
> 
> 
>> On Oct 18, 2023, at 9:43 AM, Deborah Howe via Lincoln 
>>  wrote:
>> 
>> Hi, Lincoln Talkers ~
>> 
>> Rezoning parts of Lincoln to allow 635 new housing units is a big deal, and 
>> will affect every Lincoln resident’s experience of the town. Jennifer 
>> Glass’s post here in LT about the Housing Choice Act is a useful primer; to 
>> learn more about the issues, consider attending the upcoming meetings:
>> 
>> 1. October 24 - Planning Board meeting to present options D1 and D2 to the 
>> public; options will then be posted on the HCAWG web page
>> 
>> 2. The Housing Choice Act Working Group will hold two Community Forums on
>> Wednesday, November 8, 2023
>> 
>> Morning: 8 AM to10 AM — in person @ Town Offices
>> 
>> Evening: 7 PM to 9 PM — virtual via Zoom
>> 
>> For the Zoom forum, register here:  
>> https://us06web.zoom.us/meeting/register/tZ0lcuuqqj8uGtFZbgFL3Ghr2zR5oH5ZdaVF
>> 
>> That meeting’s agenda calls for:
>> Review Option C and new Option D1 and Option D2 — 30 minutes
>> Q & A — 90 minutes
>> Feedback preference for D1 or D2
>> 
>> 3. Saturday, December 2, 2023 Special Town Meeting
>> Sense of the Town from residents via an informal paper ballot on preferred 
>> option C or D
>> 
>> Because the Lincoln Journal no longer exists, and not everyone reads either 
>> Lincoln Talk or the Squirrel, consider talking to your neighbors about the 
>> meetings scheduled and the information being presented. Thoughtful community 
>> input can only improve the big decisions being made.
>> 
>> Deb Howe
>> 
>> Sent from my iPad
>> -- 
>> 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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> 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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[LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[Alice Waugh]

The housing crisis since the 1960s and soaring prices... Chapter 40B...
minimum lot sizes... triple deckers... and of course the Affordable Housing
Act... this article has it all. Highly recommended to see the big picture
in the Boston area with a focus on Milton.

https://apps.bostonglobe.com/2023/10/special-projects/spotlight-boston-housing/milton-restrictive-zoning/

I believe you can read a few Boston Globe articles per month for free if
you're not a subscriber.

Alice Waugh
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Re: [LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[Sara Mattes]

Yes -very inserting article.
And very well written-very readable.

But what is of special  note is that the article calls it a crisis for those 
seeking  SINGLE FAMILY HOMES.
Those are the first examples they offer.

And, then the pivot is to apartment developments and condos, with no equivalent 
documentation of demand…just the assertion.
It is easy to document the demand for affordable units as there are waging 
lists.
On the other hand, we are not documenting demand for market rate, especially 
high end units.
It seems there is no discussion as to how to meet the noted demand for single 
family homes.

Also of note is the graph of where there are a lot of building permits being 
pulled  and where there are not, without also noting that lots of permits are 
being pulled where land is easier to come by, like the Denver area.

The real challenge will be how to meet demand for single family homes in our 
area.





--
Sara Mattes




> On Oct 18, 2023, at 1:02 PM, Alice Waugh  wrote:
> 
> The housing crisis since the 1960s and soaring prices... Chapter 40B... 
> minimum lot sizes... triple deckers... and of course the Affordable Housing 
> Act... this article has it all. Highly recommended to see the big picture in 
> the Boston area with a focus on Milton.
> 
> https://apps.bostonglobe.com/2023/10/special-projects/spotlight-boston-housing/milton-restrictive-zoning/
>  
> 
> 
> I believe you can read a few Boston Globe articles per month for free if 
> you're not a subscriber. 
> 
> Alice Waugh
> -- 
> 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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[LincolnTalk] Accessing the Globe article about zoning and affordable housing

[Alice Waugh]

Apparently the Globe no longer allows access to X free articles per month
for nonsubscribers. As editor of the Lincoln Squirrel, which also has a
paywall, I don't feel comfortable copying the article using my Globe
subscription and posting it to LincolnTalk so everyone can read it for
free. However, It appears you can get six months of access to the Globe
online for $1 and then cancel or pay $6.93 a week.

https://apps.bostonglobe.com/2023/10/special-projects/spotlight-boston-housing/milton-restrictive-zoning/

Also, I'm not sure if this article appeared in the print edition, but if
so, the library should have copies.

Alice
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Re: [LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[John Mendelson]

I had a very different reaction to the article.  Nowhere in the piece did I
discern that the Globe's Spotlight's team's thesis is that there is a
housing crisis for those looking for single-family homes.  Rather, the crux
of the article (and this is just the first in a series) is summed up in the
introductory paragraphs below.

John

For Milton’s story is everywhere – it is the story of Boston’s pricey
suburbs, cocooned by restrictive single-family zoning rules that make
apartment and condo projects so hard to permit that they are rarely built.

It is the story of a town, and region, that has for half a century doubled
down on the status quo, or made zoning even more restrictive, all but
guaranteeing that single-family home prices — rising more steeply here than
in any other state since 1980 — will remain shockingly high.

The fallout from these outrageous home prices is a sort of economic climate
change, steadily making much of the region uninhabitable for those of
modest incomes. Expensive housing acts as a golden gate, and there is a
price to be paid for living in a gated community.

This is the price: Across this region, the dream of suburban life is
largely foreclosed by lack of affordable options to the children of those
who live in the suburbs now, to the town employees who keep municipalities
humming, to newcomers who might bring new energies to town — and added
diversity of class and race.

One fact became obvious in the course of this review: The sense of urgency
here does not match this brewing crisis. Not even close.

One reason may be that swelling property values don’t feel like a crisis
for those who bought into the market years or decades ago, they feel like a
windfall. This region, Milton included, is awash in paper millionaires.

But standing pat will suffocate hope — the hope of many now trying to enter
this mad housing market, from empty-nesters hoping to downsize in the town
they know, to newcomers seeking to buy a first home as careers and
prosperity grow.

On Wed, Oct 18, 2023 at 1:15 PM Sara Mattes  wrote:

> Yes -very inserting article.
> And very well written-very readable.
>
> But what is of special  note is that the article calls it a crisis for
> those seeking  *SINGLE FAMILY HOMES.*
> Those are the first examples they offer.
>
> And, then the pivot is to apartment developments and condos, with no
> equivalent documentation of demand…just the assertion.
> It is easy to document the demand for affordable units as there are waging
> lists.
> On the other hand, we are not documenting demand for market rate,
> especially high end units.
> It seems there is no discussion as to how to meet the noted demand for
> single family homes.
>
> Also of note is the graph of where there are a lot of building permits
> being pulled  and where there are not, without also noting that lots of
> permits are being pulled where land is easier to come by, like the Denver
> area.
>
> The real challenge will be how to meet demand for single family homes in
> our area.
>
>
>
>
>
> --
> Sara Mattes
>
>
>
>
> On Oct 18, 2023, at 1:02 PM, Alice Waugh  wrote:
>
> The housing crisis since the 1960s and soaring prices... Chapter 40B...
> minimum lot sizes... triple deckers... and of course the Affordable Housing
> Act... this article has it all. Highly recommended to see the big picture
> in the Boston area with a focus on Milton.
>
>
> https://apps.bostonglobe.com/2023/10/special-projects/spotlight-boston-housing/milton-restrictive-zoning/
>
> I believe you can read a few Boston Globe articles per month for free if
> you're not a subscriber.
>
> Alice Waugh
> --
> 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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> 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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Re: [LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[Bob Kupperstein]

I agree, with the comment and the article's introduction - protecting
property values has practically become a divine right, and it is in direct
conflict with *affordable* housing.

I think, as the article suggests, a good test is whether the people who
work in a town, who make it run, protect it, provide services, etc., can
afford and have a reasonable opportunity to live where they serve.  How
many of our police, firefighters, teachers, town employees, local business
employees, etc. live here - or could - if they wanted to?  I think Lincoln,
as well as many other suburban towns in the region, fails that test.

-Bob

On Wed, Oct 18, 2023 at 2:27 PM John Mendelson 
wrote:

> I had a very different reaction to the article.  Nowhere in the piece did
> I discern that the Globe's Spotlight's team's thesis is that there is a
> housing crisis for those looking for single-family homes.  Rather, the crux
> of the article (and this is just the first in a series) is summed up in the
> introductory paragraphs below.
>
> John
>
> For Milton’s story is everywhere – it is the story of Boston’s pricey
> suburbs, cocooned by restrictive single-family zoning rules that make
> apartment and condo projects so hard to permit that they are rarely built.
>
> It is the story of a town, and region, that has for half a century doubled
> down on the status quo, or made zoning even more restrictive, all but
> guaranteeing that single-family home prices — rising more steeply here than
> in any other state since 1980 — will remain shockingly high.
>
> The fallout from these outrageous home prices is a sort of economic
> climate change, steadily making much of the region uninhabitable for those
> of modest incomes. Expensive housing acts as a golden gate, and there is a
> price to be paid for living in a gated community.
>
> This is the price: Across this region, the dream of suburban life is
> largely foreclosed by lack of affordable options to the children of those
> who live in the suburbs now, to the town employees who keep municipalities
> humming, to newcomers who might bring new energies to town — and added
> diversity of class and race.
>
> One fact became obvious in the course of this review: The sense of urgency
> here does not match this brewing crisis. Not even close.
>
> One reason may be that swelling property values don’t feel like a crisis
> for those who bought into the market years or decades ago, they feel like a
> windfall. This region, Milton included, is awash in paper millionaires.
>
> But standing pat will suffocate hope — the hope of many now trying to
> enter this mad housing market, from empty-nesters hoping to downsize in the
> town they know, to newcomers seeking to buy a first home as careers and
> prosperity grow.
>
> On Wed, Oct 18, 2023 at 1:15 PM Sara Mattes  wrote:
>
>> Yes -very inserting article.
>> And very well written-very readable.
>>
>> But what is of special  note is that the article calls it a crisis for
>> those seeking  *SINGLE FAMILY HOMES.*
>> Those are the first examples they offer.
>>
>> And, then the pivot is to apartment developments and condos, with no
>> equivalent documentation of demand…just the assertion.
>> It is easy to document the demand for affordable units as there are
>> waging lists.
>> On the other hand, we are not documenting demand for market rate,
>> especially high end units.
>> It seems there is no discussion as to how to meet the noted demand for
>> single family homes.
>>
>> Also of note is the graph of where there are a lot of building permits
>> being pulled  and where there are not, without also noting that lots of
>> permits are being pulled where land is easier to come by, like the Denver
>> area.
>>
>> The real challenge will be how to meet demand for single family homes in
>> our area.
>>
>>
>>
>>
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Oct 18, 2023, at 1:02 PM, Alice Waugh  wrote:
>>
>> The housing crisis since the 1960s and soaring prices... Chapter 40B...
>> minimum lot sizes... triple deckers... and of course the Affordable Housing
>> Act... this article has it all. Highly recommended to see the big picture
>> in the Boston area with a focus on Milton.
>>
>>
>> https://apps.bostonglobe.com/2023/10/special-projects/spotlight-boston-housing/milton-restrictive-zoning/
>>
>> I believe you can read a few Boston Globe articles per month for free if
>> you're not a subscriber.
>>
>> Alice Waugh
>> --
>> 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 mai

Re: [LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[Bob Kupperstein]

‪On Wed, Oct 18, 2023 at 3:51 PM ‫ٍSarah Postlethwait‬‎ 
wrote:‬

> ...
> The only ones benefiting from the HCA are developers.
>

That's just not true.   Affordable housing is one way to help the housing
crisis, but it's a supply and demand problem, so increasing the supply will
help buyers/renters on the demand side.


> There isn’t just a housing crisis. There is an AFFORDABLE housing crisis.
> That missing word is important when you’re going to use diversity and
> equity to describe it.
>
>
Yes, but they are interrelated.   When there was adequate housing supply in
EMass, there wasn't an affordability problem.

-Bob
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[LincolnTalk] Seeking XL Wire Dog Crate

[Katherine Walker]

My daughter is looking for an XL crate, dimensions roughly 30 x 48 x 32 (h).

Anyone have one they would like to get rid of?

Thanks.

Katy Walker

kdwalker1...@hotmail.com
617-281-4890 (cell)





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[LincolnTalk] Seeking Small Jars

[Kim Jalet]

Hi LT,

I need some small jars with tops (think bigger than a baby food jar,
smaller than a pasta sauce jar) for a kids' project.  Small jelly or ball
jars would be ideal. Does anyone have a bunch that I could pick up?  I'd
need 18-20 of them.  They do not need to be the same size.

Thank you!
Kim
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Re: [LincolnTalk] HCA & Codman Road

[Rich Rosenbaum]

> *Thank you, but the link to access the town’s model submission does not
> work. *
>

It seems to work for me (I tried it on 4 different web browsers). It *is* a
large file (~12 Mb).

Try cut and pasting the link into your browser::


https://www.lincolntown.org/DocumentCenter/View/85116/2023-SOTT-HCA-Slide-Deck-wtih-Notes




On Wed, Oct 18, 2023 at 6:18 PM Karla Gravis  wrote:

> Thank you, but the link to access the town’s model submission does not
> work.  I get the below error message.
>
> I struggle to understand why we are submitting a model with a 50’ wetlands
> buffer if we plan on then enforcing the 100’ wetland buffer, thus
> restricting the units that can be built. Our submission also includes a
> high proportion of wetlands. A developer could complain to the State, given
> that 50’ is the state requirement and also what we submitted for approval.
>
> Like is said below, Building codes are different because those wouldn’t
> impact number of units in such a dramatic way as us utilizing half of the
> buffer zone we expect to apply. If we plan on enforcing the 100’ buffer,
> why not apply with that? Or reduce the wetlands acreage in the optio so
> that we are not exposed to someone challenging our local requirement?
>
>
>
>
>
>
> On Wed, Oct 18, 2023 at 5:45 PM Margaret Olson 
> wrote:
>
>> The compliance model is here:
>> https://www.mass.gov/info-details/compliance-model-components
>> The town's submission is linked on the HCWG's page on the town's website:
>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group. You
>> will see the discussion of the submission of Option C right under the list
>> of upcoming meetings, along with a link to the submission
>>
>>
>>
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Re: [LincolnTalk] HCA & Codman Road

[Sara Mattes]

Joan,
How do you work with package treatment plants?
What size are they usually and what regs. Control them?
Thanks,
Sara
--
Sara Mattes




> On Oct 18, 2023, at 2:09 PM, Joan Kimball  wrote:
> 
> Hi 
> Title V is different from the wetlsnd protection act.
> 
> Title V deals with septic systems which also has setback requirements that we 
> must follow.
> 
> We are subject to both our  local  wetlands bylaw and the state wetlands 
> protection act both of which give the Commission jurisdiction within 100 feet 
> of a wetland and 200 feet from a perrennial stream. 
> 
> 
> 
> On Wed, Oct 18, 2023, 1:26 PM Karla Gravis  > wrote:
>> That is inaccurate. The State uses a 50' buffer to model developable land, 
>> per Massachusetts Title 5 Wetlands Protection Program Policy (see link 
>> below). Lincoln's Director of Planning and Land Use (Paula Vaughn) confirmed 
>> that we can only exclude the wetlands and 50' setback in our HCA model, not 
>> the 100'. The 100' buffer is a local Lincoln ordinance.
>> 
>> By submitting Option C to the State, according to the model rules, we are 
>> submitting with a 50' buffer. Once it is approved by the State with a 50' 
>> buffer, it would be difficult for us to think we can apply our local 100' 
>> buffer. 
>> 
>> Link to State wetland 
>> protectionshttps://www.mass.gov/info-details/wetlands-program-policy-86-1-title-5-and-the-wetlands-protection-act
>>  
>> 
>> 
>> 
>> 
>>> 
>>> 
>>> -- Forwarded message -
>>> From: Margaret Olson >> >
>>> Date: Wed, Oct 18, 2023 at 12:56
>>> Subject: Re: [LincolnTalk] HCA & Codman Road
>>> To: David Cuetos mailto:davidcue...@gmail.com>>
>>> CC: Lincoln Talk mailto:lincoln@lincolntalk.org>>
>>> 
>>> 
>>> The proposed zoning makes no change to our wetlands regulations. I believe 
>>> the 100' buffer is state law not Lincoln.
>>> 
>>> The HCA does not require and and our proposed zoning does not include any 
>>> changes to our wetlands regulations. 
>>> 
>>> The parcels at the end of Codman Road and the DPW are included to make all 
>>> the (many, complicated) numbers and rules work. 
>>> 
>>> The DPW is town owned - it is municipal property. Selling municipal 
>>> property requires a vote of town meeting. Municipal property does not count 
>>> as developable land for the purposes of the HCA.
>>> 
>>> The Option C state submission is published on the housing choice working 
>>> group page: 
>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group. 
>>> 
>>> Margaret
>>> 
>>> 
>>> On Wed, Oct 18, 2023 at 12:29 PM David Cuetos >> > wrote:
 I have three questions for Lincoln residents and board members involved in 
 the HCA rezoning process
 
  Are Lincoln residents comfortable with loosening our wetland restrictions?
 
 Option C includes only a 50' buffer from wetlands, as that is what is 
 allowed by the State. Lincoln has historically required a 100' setback. 
 When a given district is rezoned to make it HCA compliant, Lincoln is de 
 facto aligning with the State's wetlands characterization and 50' buffer. 
 Thus, the rezoning would make it possible to build in areas in which it 
 would not be possible to build today under Lincoln's conservation 
 practices. I have attached pictures of Codman Rd wetlands from the State 
 map compared to Lincoln's, so that everyone can see how different they 
 look. Option C exacerbates this issue because it contains a large wetland 
 area.
 
 The Codman Rd district in option C was made larger than the Codman Corner 
 district presented by the HCAWG in June, by extending into wetlands. Why 
 are we making it possible to build three-story multi-family buildings on 
 wetland buffers?
 
 Why did the HCA WG decide to newly include 10 acres of parcels 171_26_0 
 through 171_29_0, that the town considers to be mostly wetlands? There was 
 no technical reason to include those parcels . The proposal would still be 
 well within the required lower bounds of units, total acreage, subdistrict 
 acreage if those parcels were removed. Images below.
 
 Why was the DPW site included in the HCA district? Is there a plan to 
 redevelop that parcel and move the DPW to a different location in town?
 
 The DPW site is part of Option C's district, which means it could 
 eventually be redeveloped at 18 units/acre. We get no credit by including 
 the DPW land as part of the HCA district, since the state does not 
 consider it developable land today as it is owned by the town. However, by 
 including it in the HCA district, we are preventing any sort of future 
 mandate that would require more than 10% affordable housing on that 
 parcel. I am curious as to the r

Re: [LincolnTalk] HCA & Codman Road

[Sara Mattes]

I thought we were waiting to submit AFTER  the Dec. Spc.TM?
Where is this schedule posted so I can get this straight as to what is 
happening when.


--
Sara Mattes




> On Oct 18, 2023, at 2:11 PM, Margaret Olson  wrote:
> 
> The town's submission is posted on the town's HCWG website. You can also go 
> to the state website and look at the model. I find it very complicated. 
> Perhaps you won't.
> 
> On Wed, Oct 18, 2023 at 1:58 PM Bijoy Misra  > wrote:
>> I don't understand why we are continuously told that things are too 
>> complicated.
>> I have heard similar language in the past.  We can handle complicated 
>> matters,
>> we sort out complicated matters in our physical life.  Can we see all 
>> documents?
>> Please underline where the complications are.
>> 
>> On Wed, Oct 18, 2023 at 1:46 PM Margaret Olson > > wrote:
>>> Yes, the state model uses the state regulations. We submit our zoning to 
>>> the state for a regulatory check using their model. We are not proposing to 
>>> change our wetlands regulations. 
>>> 
>>> Is there some problem with Option C related to wetlands? Maybe - but that's 
>>> why we have town counsel. I'm sure he'll tell us if there is, and then the 
>>> HCWG will have to figure out how to respond.
>>> 
>>> Margaret
>>> 
>>> On Wed, Oct 18, 2023 at 1:24 PM Karla Gravis >> > wrote:
 That is inaccurate. The State uses a 50' buffer to model developable land, 
 per Massachusetts Title 5 Wetlands Protection Program Policy (see link 
 below). Lincoln's Director of Planning and Land Use (Paula Vaughn) 
 confirmed that we can only exclude the wetlands and 50' setback in our HCA 
 model, not the 100'. The 100' buffer is a local Lincoln ordinance.
 
 By submitting Option C to the State, according to the model rules, we are 
 submitting with a 50' buffer. Once it is approved by the State with a 50' 
 buffer, it would be difficult for us to think we can apply our local 100' 
 buffer. 
 
 Link to State wetland 
 protectionshttps://www.mass.gov/info-details/wetlands-program-policy-86-1-title-5-and-the-wetlands-protection-act
  
 
 
 
 
> 
> 
> -- Forwarded message -
> From: Margaret Olson  >
> Date: Wed, Oct 18, 2023 at 12:56
> Subject: Re: [LincolnTalk] HCA & Codman Road
> To: David Cuetos mailto:davidcue...@gmail.com>>
> CC: Lincoln Talk  >
> 
> 
> The proposed zoning makes no change to our wetlands regulations. I 
> believe the 100' buffer is state law not Lincoln.
> 
> The HCA does not require and and our proposed zoning does not include any 
> changes to our wetlands regulations.
> 
> The parcels at the end of Codman Road and the DPW are included to make 
> all the (many, complicated) numbers and rules work.
> 
> The DPW is town owned - it is municipal property. Selling municipal 
> property requires a vote of town meeting. Municipal property does not 
> count as developable land for the purposes of the HCA.
> 
> The Option C state submission is published on the housing choice working 
> group page: 
> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group.
> 
> Margaret
> 
> 
> On Wed, Oct 18, 2023 at 12:29 PM David Cuetos  > wrote:
>> I have three questions for Lincoln residents and board members involved 
>> in the HCA rezoning process
>> 
>>  Are Lincoln residents comfortable with loosening our wetland 
>> restrictions?
>> 
>> Option C includes only a 50' buffer from wetlands, as that is what is 
>> allowed by the State. Lincoln has historically required a 100' setback. 
>> When a given district is rezoned to make it HCA compliant, Lincoln is de 
>> facto aligning with the State's wetlands characterization and 50' 
>> buffer. Thus, the rezoning would make it possible to build in areas in 
>> which it would not be possible to build today under Lincoln's 
>> conservation practices. I have attached pictures of Codman Rd wetlands 
>> from the State map compared to Lincoln's, so that everyone can see how 
>> different they look. Option C exacerbates this issue because it contains 
>> a large wetland area.
>> 
>> The Codman Rd district in option C was made larger than the Codman 
>> Corner district presented by the HCAWG in June, by extending into 
>> wetlands. Why are we making it possible to build three-story 
>> multi-family buildings on wetland buffers?
>> 
>> Why did the HCA WG decide to newly include 10 acres of parcels 171_26_0 
>> through 171_29_0, that the town conside

Re: [LincolnTalk] HCA & Codman Road

[Rich Rosenbaum]

I realize now that you were talking about the links embedded in the
document which are, indeed, broken.

Sorry for the confusion.

Rich


On Wed, Oct 18, 2023 at 6:26 PM Rich Rosenbaum  wrote:

>
> *Thank you, but the link to access the town’s model submission does not
>> work. *
>>
>
> It seems to work for me (I tried it on 4 different web browsers). It *is*
> a large file (~12 Mb).
>
> Try cut and pasting the link into your browser::
>
>
> https://www.lincolntown.org/DocumentCenter/View/85116/2023-SOTT-HCA-Slide-Deck-wtih-Notes
>
>
>
>
> On Wed, Oct 18, 2023 at 6:18 PM Karla Gravis 
> wrote:
>
>> Thank you, but the link to access the town’s model submission does not
>> work.  I get the below error message.
>>
>> I struggle to understand why we are submitting a model with a 50’
>> wetlands buffer if we plan on then enforcing the 100’ wetland buffer, thus
>> restricting the units that can be built. Our submission also includes a
>> high proportion of wetlands. A developer could complain to the State, given
>> that 50’ is the state requirement and also what we submitted for approval.
>>
>> Like is said below, Building codes are different because those wouldn’t
>> impact number of units in such a dramatic way as us utilizing half of the
>> buffer zone we expect to apply. If we plan on enforcing the 100’ buffer,
>> why not apply with that? Or reduce the wetlands acreage in the optio so
>> that we are not exposed to someone challenging our local requirement?
>>
>>
>>
>>
>>
>>
>> On Wed, Oct 18, 2023 at 5:45 PM Margaret Olson 
>> wrote:
>>
>>> The compliance model is here:
>>> https://www.mass.gov/info-details/compliance-model-components
>>> The town's submission is linked on the HCWG's page on the
>>> town's website:
>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group. You
>>> will see the discussion of the submission of Option C right under the list
>>> of upcoming meetings, along with a link to the submission
>>>
>>>
>>>
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Re: [LincolnTalk] HCA & Codman Road

[Sara Mattes]

I would like assurance from Town Counsel that this proposed zoning change will 
NOT create a precedent for subsequent developers to sue in a court challenge to 
our future decisions about development.

Our bylaws have been national modes and it would be a shame to have this effort 
at fast-tracking zoning changes underline all our efforts.


--
Sara Mattes




> On Oct 18, 2023, at 1:44 PM, Margaret Olson  wrote:
> 
> Yes, the state model uses the state regulations. We submit our zoning to the 
> state for a regulatory check using their model. We are not proposing to 
> change our wetlands regulations. 
> 
> Is there some problem with Option C related to wetlands? Maybe - but that's 
> why we have town counsel. I'm sure he'll tell us if there is, and then the 
> HCWG will have to figure out how to respond.
> 
> Margaret
> 
> On Wed, Oct 18, 2023 at 1:24 PM Karla Gravis  > wrote:
>> That is inaccurate. The State uses a 50' buffer to model developable land, 
>> per Massachusetts Title 5 Wetlands Protection Program Policy (see link 
>> below). Lincoln's Director of Planning and Land Use (Paula Vaughn) confirmed 
>> that we can only exclude the wetlands and 50' setback in our HCA model, not 
>> the 100'. The 100' buffer is a local Lincoln ordinance.
>> 
>> By submitting Option C to the State, according to the model rules, we are 
>> submitting with a 50' buffer. Once it is approved by the State with a 50' 
>> buffer, it would be difficult for us to think we can apply our local 100' 
>> buffer. 
>> 
>> Link to State wetland 
>> protectionshttps://www.mass.gov/info-details/wetlands-program-policy-86-1-title-5-and-the-wetlands-protection-act
>>  
>> 
>> 
>> 
>> 
>>> 
>>> 
>>> -- Forwarded message -
>>> From: Margaret Olson >> >
>>> Date: Wed, Oct 18, 2023 at 12:56
>>> Subject: Re: [LincolnTalk] HCA & Codman Road
>>> To: David Cuetos mailto:davidcue...@gmail.com>>
>>> CC: Lincoln Talk mailto:lincoln@lincolntalk.org>>
>>> 
>>> 
>>> The proposed zoning makes no change to our wetlands regulations. I believe 
>>> the 100' buffer is state law not Lincoln.
>>> 
>>> The HCA does not require and and our proposed zoning does not include any 
>>> changes to our wetlands regulations.
>>> 
>>> The parcels at the end of Codman Road and the DPW are included to make all 
>>> the (many, complicated) numbers and rules work.
>>> 
>>> The DPW is town owned - it is municipal property. Selling municipal 
>>> property requires a vote of town meeting. Municipal property does not count 
>>> as developable land for the purposes of the HCA.
>>> 
>>> The Option C state submission is published on the housing choice working 
>>> group page: 
>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group.
>>> 
>>> Margaret
>>> 
>>> 
>>> On Wed, Oct 18, 2023 at 12:29 PM David Cuetos >> > wrote:
 I have three questions for Lincoln residents and board members involved in 
 the HCA rezoning process
 
  Are Lincoln residents comfortable with loosening our wetland restrictions?
 
 Option C includes only a 50' buffer from wetlands, as that is what is 
 allowed by the State. Lincoln has historically required a 100' setback. 
 When a given district is rezoned to make it HCA compliant, Lincoln is de 
 facto aligning with the State's wetlands characterization and 50' buffer. 
 Thus, the rezoning would make it possible to build in areas in which it 
 would not be possible to build today under Lincoln's conservation 
 practices. I have attached pictures of Codman Rd wetlands from the State 
 map compared to Lincoln's, so that everyone can see how different they 
 look. Option C exacerbates this issue because it contains a large wetland 
 area.
 
 The Codman Rd district in option C was made larger than the Codman Corner 
 district presented by the HCAWG in June, by extending into wetlands. Why 
 are we making it possible to build three-story multi-family buildings on 
 wetland buffers?
 
 Why did the HCA WG decide to newly include 10 acres of parcels 171_26_0 
 through 171_29_0, that the town considers to be mostly wetlands? There was 
 no technical reason to include those parcels . The proposal would still be 
 well within the required lower bounds of units, total acreage, subdistrict 
 acreage if those parcels were removed. Images below.
 
 Why was the DPW site included in the HCA district? Is there a plan to 
 redevelop that parcel and move the DPW to a different location in town?
 
 The DPW site is part of Option C's district, which means it could 
 eventually be redeveloped at 18 units/acre. We get no credit by including 
 the DPW land as part of the HCA district, since the state does not 
 consider it

Re: [LincolnTalk] HCA & Codman Road

[Margaret Olson]

Option C was ready and we can make  multiple submissions.
The submission is a compliance check - the step where the state says "if
you pass that, we will find you to be in compliance".  If the town prefers
D it will also go to the state for a compliance check.

On Wed, Oct 18, 2023 at 6:32 PM Sara Mattes  wrote:

> I thought we were waiting to submit *AFTER * the Dec. Spc.TM?
> Where is this schedule posted so I can get this straight as to what is
> happening when.
>
>
> --
> Sara Mattes
>
>
>
>
> On Oct 18, 2023, at 2:11 PM, Margaret Olson  wrote:
>
> The town's submission is posted on the town's HCWG website. You can also
> go to the state website and look at the model. I find it very complicated.
> Perhaps you won't.
>
> On Wed, Oct 18, 2023 at 1:58 PM Bijoy Misra  wrote:
>
>> I don't understand why we are continuously told that things are too
>> complicated.
>> I have heard similar language in the past.  We can handle complicated
>> matters,
>> we sort out complicated matters in our physical life.  Can we see all
>> documents?
>> Please underline where the complications are.
>>
>> On Wed, Oct 18, 2023 at 1:46 PM Margaret Olson 
>> wrote:
>>
>>> Yes, the state *model* uses the state regulations. We submit our zoning
>>> to the state for a regulatory check using their model. We are not proposing
>>> to change our wetlands regulations.
>>>
>>> Is there some problem with Option C related to wetlands? Maybe - but
>>> that's why we have town counsel. I'm sure he'll tell us if there is, and
>>> then the HCWG will have to figure out how to respond.
>>>
>>> Margaret
>>>
>>> On Wed, Oct 18, 2023 at 1:24 PM Karla Gravis 
>>> wrote:
>>>
 That is inaccurate. *The State uses a 50' buffer to model developable
 land, per Massachusetts Title 5 Wetlands Protection Program Policy (see
 link below)*. Lincoln's Director of Planning and Land Use (Paula
 Vaughn) confirmed that we can only exclude the wetlands and 50' setback in
 our HCA model, not the 100'. The 100' buffer is a local Lincoln ordinance.

 By submitting Option C to the State, according to the model rules, we
 are submitting with a 50' buffer. Once it is approved by the State with a
 50' buffer, it would be difficult for us to think we can apply our local
 100' buffer.

 Link to State wetland protectionshttps://
 www.mass.gov/info-details/wetlands-program-policy-86-1-title-5-and-the-wetlands-protection-act




>
> -- Forwarded message -
> From: Margaret Olson 
> Date: Wed, Oct 18, 2023 at 12:56
> Subject: Re: [LincolnTalk] HCA & Codman Road
> To: David Cuetos 
> CC: Lincoln Talk 
>
>
> The proposed zoning makes no change to our wetlands regulations. I
> believe the 100' buffer is state law not Lincoln.
>
> The HCA does not require and and our proposed zoning does not include
> any changes to our wetlands regulations.
>
> The parcels at the end of Codman Road and the DPW are included to make
> all the (many, complicated) numbers and rules work.
>
> The DPW is town owned - it is municipal property. Selling municipal
> property requires a vote of town meeting. Municipal property does not 
> count
> as developable land for the purposes of the HCA.
>
> The Option C state submission is published on the housing choice
> working group page:
> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group.
>
> Margaret
>
>
> On Wed, Oct 18, 2023 at 12:29 PM David Cuetos 
> wrote:
>
>> I have three questions for Lincoln residents and board members
>> involved in the HCA rezoning process
>>
>>  *Are Lincoln residents comfortable with loosening our wetland
>> restrictions?*
>>
>> Option C includes only a 50' buffer from wetlands, as that is what is
>> allowed by the State. Lincoln has historically required a 100' setback.
>> When a given district is rezoned to make it HCA compliant, Lincoln is de
>> facto aligning with the State's wetlands characterization and 50' buffer.
>> Thus, the rezoning would make it possible to build in areas in which it
>> would not be possible to build today under Lincoln's conservation
>> practices. I have attached pictures of Codman Rd wetlands from the State
>> map compared to Lincoln's, so that everyone can see how different they
>> look. Option C exacerbates this issue because it contains a large wetland
>> area.
>>
>> *The Codman Rd district in option C was made larger than the Codman
>> Corner district presented by the HCAWG in June, by extending into 
>> wetlands.** Why
>> are we making it possible to build three-story multi-family buildings on
>> wetland buffers?*
>>
>> Why did the HCA WG decide to newly include 10 acres of parcels
>> 171_26_0 through 171_29_0, that the town considers to be mostly wetlands?
>> There 

Re: [LincolnTalk] HCA & Codman Road

[Sara Mattes]

Thank you-all clear now.
However, it surely gives “Plan C” a leg up, if deemed compliant….a bit if a 
finger no the scale.
Well, what’s done is done.



--
Sara Mattes




> On Oct 18, 2023, at 6:39 PM, Margaret Olson  wrote:
> 
> Option C was ready and we can make  multiple submissions.
> The submission is a compliance check - the step where the state says "if you 
> pass that, we will find you to be in compliance".  If the town prefers D it 
> will also go to the state for a compliance check.
> 
> On Wed, Oct 18, 2023 at 6:32 PM Sara Mattes  > wrote:
>> I thought we were waiting to submit AFTER  the Dec. Spc.TM?
>> Where is this schedule posted so I can get this straight as to what is 
>> happening when.
>> 
>> 
>> --
>> Sara Mattes
>> 
>> 
>> 
>> 
>>> On Oct 18, 2023, at 2:11 PM, Margaret Olson >> > wrote:
>>> 
>>> The town's submission is posted on the town's HCWG website. You can also go 
>>> to the state website and look at the model. I find it very complicated. 
>>> Perhaps you won't.
>>> 
>>> On Wed, Oct 18, 2023 at 1:58 PM Bijoy Misra >> > wrote:
 I don't understand why we are continuously told that things are too 
 complicated.
 I have heard similar language in the past.  We can handle complicated 
 matters,
 we sort out complicated matters in our physical life.  Can we see all 
 documents?
 Please underline where the complications are.
 
 On Wed, Oct 18, 2023 at 1:46 PM Margaret Olson >>> > wrote:
> Yes, the state model uses the state regulations. We submit our zoning to 
> the state for a regulatory check using their model. We are not proposing 
> to change our wetlands regulations. 
> 
> Is there some problem with Option C related to wetlands? Maybe - but 
> that's why we have town counsel. I'm sure he'll tell us if there is, and 
> then the HCWG will have to figure out how to respond.
> 
> Margaret
> 
> On Wed, Oct 18, 2023 at 1:24 PM Karla Gravis  > wrote:
>> That is inaccurate. The State uses a 50' buffer to model developable 
>> land, per Massachusetts Title 5 Wetlands Protection Program Policy (see 
>> link below). Lincoln's Director of Planning and Land Use (Paula Vaughn) 
>> confirmed that we can only exclude the wetlands and 50' setback in our 
>> HCA model, not the 100'. The 100' buffer is a local Lincoln ordinance.
>> 
>> By submitting Option C to the State, according to the model rules, we 
>> are submitting with a 50' buffer. Once it is approved by the State with 
>> a 50' buffer, it would be difficult for us to think we can apply our 
>> local 100' buffer. 
>> 
>> Link to State wetland 
>> protectionshttps://www.mass.gov/info-details/wetlands-program-policy-86-1-title-5-and-the-wetlands-protection-act
>>  
>> 
>> 
>> 
>> 
>>> 
>>> 
>>> -- Forwarded message -
>>> From: Margaret Olson >> >
>>> Date: Wed, Oct 18, 2023 at 12:56
>>> Subject: Re: [LincolnTalk] HCA & Codman Road
>>> To: David Cuetos mailto:davidcue...@gmail.com>>
>>> CC: Lincoln Talk >> >
>>> 
>>> 
>>> The proposed zoning makes no change to our wetlands regulations. I 
>>> believe the 100' buffer is state law not Lincoln.
>>> 
>>> The HCA does not require and and our proposed zoning does not include 
>>> any changes to our wetlands regulations.
>>> 
>>> The parcels at the end of Codman Road and the DPW are included to make 
>>> all the (many, complicated) numbers and rules work.
>>> 
>>> The DPW is town owned - it is municipal property. Selling municipal 
>>> property requires a vote of town meeting. Municipal property does not 
>>> count as developable land for the purposes of the HCA.
>>> 
>>> The Option C state submission is published on the housing choice 
>>> working group page: 
>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group.
>>> 
>>> Margaret
>>> 
>>> 
>>> On Wed, Oct 18, 2023 at 12:29 PM David Cuetos >> > wrote:
 I have three questions for Lincoln residents and board members 
 involved in the HCA rezoning process
 
  Are Lincoln residents comfortable with loosening our wetland 
 restrictions?
 
 Option C includes only a 50' buffer from wetlands, as that is what is 
 allowed by the State. Lincoln has historically required a 100' 
 setback. When a given district is rezoned to make it HCA compliant, 
 Lincoln is de facto aligning with the State's wetlands 
 c

Re: [LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[Susanna Szeto]

Unfortunately, the affordable housing units at Oriole Landing which cost $2,500 per month not including utility and our town paid $1,000,000 to the developer to secure the units to remain affordable in perpetuity is still beyond the reach of many of the people who provide valuable services to the town!  It is important that we develop housing that are truly affordable and not in name only!  According to the rule of thumb of spending 25% of one’s take home pay on housing, one has to have a monthly income of $10,000 (25% of $10,000 is $2,500) and an annual take home income of $120,000.  I know many of our teachers don’t make a six figure salary.  I wonder whom we are building the condos/apartments for?  Susanna SzetoOn Oct 18, 2023, at 3:20 PM, Bob Kupperstein  wrote:I agree, with the comment and the article's introduction - protecting property values has practically become a divine right, and it is in direct conflict with affordable housing.I think, as the article suggests, a good test is whether the people who work in a town, who make it run, protect it, provide services, etc., can afford and have a reasonable opportunity to live where they serve.  How many of our police, firefighters, teachers, town employees, local business employees, etc. live here - or could - if they wanted to?  I think Lincoln, as well as many other suburban towns in the region, fails that test.-BobOn Wed, Oct 18, 2023 at 2:27 PM John Mendelson  wrote:I had a very different reaction to the article.  Nowhere in the piece did I discern that the Globe's Spotlight's team's thesis is that there is a housing crisis for those looking for single-family homes.  Rather, the crux of the article (and this is just the first in a series) is summed up in the introductory paragraphs below.JohnFor Milton’s story is everywhere – it is the story of Boston’s pricey suburbs, cocooned by restrictive single-family zoning rules that make apartment and condo projects so hard to permit that they are rarely built.It is the story of a town, and region, that has for half a century doubled down on the status quo, or made zoning even more restrictive, all but guaranteeing that single-family home prices — rising more steeply here than in any other state since 1980 — will remain shockingly high.The fallout from these outrageous home prices is a sort of economic climate change, steadily making much of the region uninhabitable for those of modest incomes. Expensive housing acts as a golden gate, and there is a price to be paid for living in a gated community.This is the price: Across this region, the dream of suburban life is largely foreclosed by lack of affordable options to the children of those who live in the suburbs now, to the town employees who keep municipalities humming, to newcomers who might bring new energies to town — and added diversity of class and race.One fact became obvious in the course of this review: The sense of urgency here does not match this brewing crisis. Not even close.One reason may be that swelling property values don’t feel like a crisis for those who bought into the market years or decades ago, they feel like a windfall. This region, Milton included, is awash in paper millionaires.But standing pat will suffocate hope — the hope of many now trying to enter this mad housing market, from empty-nesters hoping to downsize in the town they know, to newcomers seeking to buy a first home as careers and prosperity grow.On Wed, Oct 18, 2023 at 1:15 PM Sara Mattes  wrote:Yes -very inserting article.And very well written-very readable.But what is of special  note is that the article calls it a crisis for those seeking  SINGLE FAMILY HOMES.Those are the first examples they offer.And, then the pivot is to apartment developments and condos, with no equivalent documentation of demand…just the assertion.It is easy to document the demand for affordable units as there are waging lists.On the other hand, we are not documenting demand for market rate, especially high end units.It seems there is no discussion as to how to meet the noted demand for single family homes.Also of note is the graph of where there are a lot of building permits being pulled  and where there are not, without also noting that lots of permits are being pulled where land is easier to come by, like the Denver area.The real challenge will be how to meet demand for single family homes in our area.
--Sara Mattes


On Oct 18, 2023, at 1:02 PM, Alice Waugh  wrote:The housing crisis since the 1960s and soaring prices... Chapter 40B... minimum lot sizes... triple deckers... and of course the Affordable Housing Act... this article has it all. Highly recommended to see the big picture in the Boston area with a focus on Milton.https://apps.bostonglobe.com/2023/10/special-projects/spotlight-boston-housing/milton-restrictive-zoning/I believe you can read a few Boston Globe articles per month for free if you're not a subscriber.

[LincolnTalk] Join us for a Family Movie Night - November 15th 5:00 - 7:30pm

[Abigail Adams via Lincoln]

Join us for a Family Movie Night!




First Parish is hosting a movie night with pizza and popcorn! Come get cozy and 
watch Zootopia with us - Pizza will be served at 5:00pm, movie will begin at 
5:30pm with popcorn. Refreshments and cheese board for adults. We’ll have 
gluten free options as well.




We will also be collecting diapers for the Metro-Boston Diaper Drive - Any and 
all clean, unused diapers welcomed - loose or in packages.




Please RSVP so we have an accurate count for all our nibbles. All are welcome 
and encouraged to attend - This is not a drop-off event - parents/caregivers 
can mingle and relax over refreshments.




If you would like to make a suggested donation of $10/family to help cover food 
costs - follow the link, select Youth Programs and type in notes, “Movie Night 
11/15”

https://fplincoln.breezechms.com/give/online 


Date: Wednesday, November 15th



Time: 5:00pm - 7:30pm

Location: Stone Church (14 Bedford Road)











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[LincolnTalk] Question Regarding Natural Gas Boiler brand Lochinvar?

[paula louise light via Lincoln]

Hello,  Lincoln Talk! 
I am wondering if anyone in town has had any experience with the brand 
Lochinvar High Efficiency Boiler as a replacement boiler in a forced hot water, 
natural gas heating system.    I had not heard of this brand until this week 
and I am wondering if anyone here has it installed.  We may be replacing a 
Burnham boiler that was original to our house. 
Thank you for any information. 
-Paula Light  Lincoln Rd. 



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Re: [LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[Rich Rosenbaum]

The Non-Profit Quarterly magazine (link below) had a related article some
time ago that includes this:

Edward Glaeser, an economist at Harvard University, states, simply, that to
> increase the stock of affordable housing, we need more housing. His
> argument is that the law of supply and demand will eventually create a
> stock of affordable housing if developers are allowed to build housing.
>

I find it interesting that people concerned that we would not be adding
enough affordable housing seem to be advocating that instead, we build no
affordable housing at all.

article:
https://nonprofitquarterly.org/debate-how-to-increase-the-stock-of-affordable-housing/




On Wed, Oct 18, 2023 at 8:10 PM Susanna Szeto  wrote:

> Unfortunately, the affordable housing units at Oriole Landing which cost
> $2,500 per month not including utility and our town paid $1,000,000 to the
> developer to secure the units to remain affordable in perpetuity is still
> beyond the reach of many of the people who provide valuable services to the
> town!  It is important that we develop housing that are truly affordable
> and not in name only!  According to the rule of thumb of spending 25% of
> one’s take home pay on housing, one has to have a monthly income of $10,000
> (25% of $10,000 is $2,500) and an annual take home income of $120,000.  I
> know many of our teachers don’t make a six figure salary.  I wonder whom we
> are building the condos/apartments for?
>
> Susanna Szeto
>
>
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[LincolnTalk] Panel discussion of MBTA Communities act, Friday, October 27, 10-11 am

[Richard Saffran]

Website: https://www.progressivedemsofmass.org/forums/#2023_forum6

Progressive 
Democrats of Massachusetts is hosting a series of virtual forums to help all of 
us better understand the housing crisis in Massachusetts (and beyond) and 
envision meaningful strategies to address it. The first forum introduced the 
dimensions of this crisis and some key policies to explore.  The second forum 
focused on how to keep people in their homes amid the challenges of excessively 
high rents, unceasing evictions, and the threat of foreclosure.  If you missed 
either forum you can review the recordings 
here.

The third forum focuses on housing production. Creating more housing supply is 
an essential, but not sufficient, component to address our housing crisis. 
PDM’s expert panel of public officials who work on these issues will address 
restrictive zoning and the institutional biases that choke supply with focus on 
initiatives that expand upon the MBTA Communities Act, inclusionary zoning, 
streamlined regulations, and the role of local advocacy, informed by realistic 
and effective housing production plans.

Panelists:
 Rep, Andy Vargas, 3rd Essex, Haverhill
 Eric Shupin, Chief of Policy, MA Executive Office of Housing and Livable 
Communities
 Mayor Jared Nicholson, Lynn
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Re: [LincolnTalk] Excellent story on the housing crisis, affordable housing & zoning

[Nicole Kaplan]

On a related note re: property values, there was an article in the Boston 
Business Journal yesterday “Greater Boston home prices are getting cheaper in 
these cities and towns” due to rising interest rates. 

 

 

- 
https://www.bizjournals.com/boston/news/2023/10/17/greater-boston-home-prices-falling-fastest.html?utm_source=st
 

 &utm_medium=en&utm_campaign=nch&utm_content=BO

 

Lincoln topped the list (!) 

 

1. Lincoln

2023 median single-family sales price year-to-date: $1.44 million

2022 median single-family sales price year-to-date: $1.8 million

Change: -20%

Single-family homes sold in 2023 YTD: 34

Single-family homes sold in 2022 YTD: 31

 

I think we’ll be submitting a tax abatement application for 2024. 

 

As well, I’m still getting up to speed on the HCA, etc. but I hope that all 
this new housing would reduce our property taxes as well. 

 

 

From: Lincoln  On Behalf Of Bob Kupperstein
Sent: Wednesday, October 18, 2023 3:20 PM
To: John Mendelson 
Cc: Lincoln Talk 
Subject: Re: [LincolnTalk] Excellent story on the housing crisis, affordable 
housing & zoning

 

I agree, with the comment and the article's introduction - protecting property 
values has practically become a divine right, and it is in direct conflict with 
affordable housing.

 

I think, as the article suggests, a good test is whether the people who work in 
a town, who make it run, protect it, provide services, etc., can afford and 
have a reasonable opportunity to live where they serve.  How many of our 
police, firefighters, teachers, town employees, local business employees, etc. 
live here - or could - if they wanted to?  I think Lincoln, as well as many 
other suburban towns in the region, fails that test.

 

-Bob

 

On Wed, Oct 18, 2023 at 2:27 PM John Mendelson mailto:johntmendel...@gmail.com> > wrote:

I had a very different reaction to the article.  Nowhere in the piece did I 
discern that the Globe's Spotlight's team's thesis is that there is a housing 
crisis for those looking for single-family homes.  Rather, the crux of the 
article (and this is just the first in a series) is summed up in the 
introductory paragraphs below.

 

John

 

For Milton’s story is everywhere – it is the story of Boston’s pricey suburbs, 
cocooned by restrictive single-family zoning rules that make apartment and 
condo projects so hard to permit that they are rarely built.

It is the story of a town, and region, that has for half a century doubled down 
on the status quo, or made zoning even more restrictive, all but guaranteeing 
that single-family home prices — rising more steeply here than in any other 
state since 1980 — will remain shockingly high.

The fallout from these outrageous home prices is a sort of economic climate 
change, steadily making much of the region uninhabitable for those of modest 
incomes. Expensive housing acts as a golden gate, and there is a price to be 
paid for living in a gated community.

This is the price: Across this region, the dream of suburban life is largely 
foreclosed by lack of affordable options to the children of those who live in 
the suburbs now, to the town employees who keep municipalities humming, to 
newcomers who might bring new energies to town — and added diversity of class 
and race.

One fact became obvious in the course of this review: The sense of urgency here 
does not match this brewing crisis. Not even close.

One reason may be that swelling property values don’t feel like a crisis for 
those who bought into the market years or decades ago, they feel like a 
windfall. This region, Milton included, is awash in paper millionaires.

But standing pat will suffocate hope — the hope of many now trying to enter 
this mad housing market, from empty-nesters hoping to downsize in the town they 
know, to newcomers seeking to buy a first home as careers and prosperity grow.

 

On Wed, Oct 18, 2023 at 1:15 PM Sara Mattes mailto:samat...@gmail.com> > wrote:

Yes -very inserting article.

And very well written-very readable.

 

But what is of special  note is that the article calls it a crisis for those 
seeking  SINGLE FAMILY HOMES.

Those are the first examples they offer.

 

And, then the pivot is to apartment developments and condos, with no equivalent 
documentation of demand…just the assertion.

It is easy to document the demand for affordable units as there are waging 
lists.

On the other hand, we are not documenting demand for market rate, especially 
high end units.

It seems there is no discussion as to how to meet the noted demand for single 
family homes.

 

Also of note is the graph of where there are a lot of building permits being 
pulled  and where there are not, without also noting that lots of permits are 
being pulled where land is easier to come by, like the Denver area.

 

The real challenge wi

[LincolnTalk] FS: 8 ft black metal outdoor string light poles

[Andrea Patton]

Neighbors, we bought many of these posts for a backyard lighting setup that we 
have now reconfigured, requiring fewer posts. We paid a lot for these quality 
metal posts, but we just hope to recoup $10 apiece. I have 15 to pass along. 
Please let me know if you can use them!
Andrea Patton
Old Concord Road

https://www.amazon.com/gp/product/B083QXSD86/ref=ppx_yo_dt_b_search_asin_title?ie=UTF8&th=1
Holiday Styling String Light Poles for Outdoor String Lights - Metal Light Pole 
w/Hooks for Outdoor String Lighting - Patio Light Accessories Ideal for 
Backyard, Weddings, and Parties
amazon.com

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[LincolnTalk] Join us to Explore Housing Development Alternatives

[Barbara Peskin]

Dear Lincoln,
Thank you, Deb, for information on the public forums in a recent thread.
Option C, adding an estimated 454 new housing units and 900 cars on Lincoln
Rd, Codman Rd and Lincoln Station, was selected based on the preference of
less than 170 people at one Sense of the Town meeting.
Let’s have more voices decide Lincoln’s future. It is not too late.
The Lincoln Residents for Alternative Housing Development working group is
researching alternatives for the Town. Some of us are committed to
affordable housing, some are committed to the existing look and feel of our
small town center for kids and us, some to adding some housing units at the
mall but not through the HCA rezoning that invites much more expansive
development, and some are committed to nature and wildlife (like me).
We have different concerns, some common ideas, and are researching and
vetting options.
Email us at
lincolnresidentsforalternativehousingdevelopm...@googlegroups.com to ask
questions, share ideas and stay informed. We welcome you, and please share
the contact email with friends that are interested and might not be on
LincolnTalk.

-- Forwarded message --
From: Deborah Howe 
To: Lincoln@lincolntalk.org
Date: Wed, 18 Oct 2023 09:43:25 -0400
Subject: [LincolnTalk] Housing Choice public dates

Hi, Lincoln Talkers ~
Rezoning parts of Lincoln to allow 635 new housing units is a big deal, and
will affect every Lincoln resident’s experience of the town. Jennifer
Glass’s post here in LT about the Housing Choice Act is a useful primer; to
learn more about the issues, consider attending the upcoming meetings:

1. *October 24** - Planning Board meeting* to present options D1 and D2 to
the public; options will then be posted on the HCAWG web page

2. The Housing Choice Act Working Group will hold *two Community Forums on*

*Wednesday, November 8, 2023*

Morning: 8 AM to10 AM — in person @ Town Offices

Evening: 7 PM to 9 PM — virtual via Zoom


For the Zoom forum, register here:
https://us06web.zoom.us/meeting/register/tZ0lcuuqqj8uGtFZbgFL3Ghr2zR5oH5ZdaVF


That meeting’s agenda calls for:

Review Option C and new Option D1 and Option D2 — 30 minutes

Q & A — 90 minutes

Feedback preference for D1 or D2


*3. Saturday, December 2, 2023 Special Town Meeting*

Sense of the Town from residents via an informal paper ballot on preferred
option C or D

Because the Lincoln Journal no longer exists, and not everyone reads either
Lincoln Talk or the Squirrel, consider talking to your neighbors about the
meetings scheduled and the information being presented. Thoughtful
community input can only improve the big decisions being made.


~
Barbara Peskin

*My Moments in Nature Photo Gallery: barbarapeskin.com
*
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[LincolnTalk] story on the housing crisis, affordable housing & zoning

[Edward Young via Lincoln]

Sara Mattes wrote, in pertinent part:

"But what is of special  note is that the article calls it a crisis for those 
seeking  SINGLE FAMILY HOMES.
Those are the first examples they offer.

"And, then the pivot is to apartment developments and condos, with no 
equivalent documentation of demand?just the assertion.
It is easy to document the demand for affordable units as there are waging 
lists.
On the other hand, we are not documenting demand for market rate, especially 
high end units.
It seems there is no discussion as to how to meet the noted demand for single 
family homes."

Exactly...and furthermore:

The article sloshed around quite a bit as to what kinds of people are looking 
for what kinds of housing they desire at a price that is more affordable for 
them than currently prevailing prices. 
This obviously includes low-income households that would qualify for 
"affordable housing" as we use the defined term “affordable housing."
Also, according to the article, average-income households in the Metro Boston 
area (with an average household income of $104,000), many of them looking for 
single-family houses at less than an average price of approximately $925,000 
nowadays in Milton) but others looking for apartments or condominiums at prices 
they believe they can afford.

And then the article failed to show how proposed developments like the one for 
Lincoln would actually help any of those folks, since:

90% of the units in Lincoln would not be affordable units for low-income 
households, as defined.
There would be no single-family houses.
And how would a statistically average household with income of $104,000 be able 
to afford any of the market-rate units?

Edward Young
Bedford Road




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[LincolnTalk] Thank you! Cradles to Crayons October Clothing Drive

[Sarah Liepert]

A huge thank you to the LT community for your generous donations to the 
Cradles to Crayons October Clothing Drive in Concord-area communities.

The drop-off site at my house received 100+ items of high-quality clothing, 
including winter coats, snow pants, mittens, sweaters, pants, long- and 
short-sleeved tops, shorts, shoes, and boots. All of the donated items were 
beautiful—and 20+ were new with tags!

⭐️ Cradles to Crayons distributes these items free of charge to families in 
need. Visit their website to read about their mission to 
#EndClothingInsecurity: Cradlestocrayons.org

Many thanks again.

Best,
Sarah Liepert

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[LincolnTalk] Upcoming CCBC Coffee Meetings

[Krystal Wood]

Dear Neighbors,

Unfortunately, our October 19 coffee will not be taking place, but we hope
that residents are able to find an upcoming coffee that works to attend.
Please see all of the details below.

Lincoln has an important vote to cast December 2nd. We want to share
information and answer your questions, so that you can cast an informed
vote.

Please join us at one of the upcoming Thursday Community Center Building
Committee coffee meetings.  We will host an informal / at home gathering
every week (alternating weekly between 7pm and 11:00am slots) in a Lincoln
home. We will serve refreshments and members of the Community Center
Planning Committee will be present to answer your questions.

We hope that you choose to attend. To give us a sense for attendance,
please sign up here
 OR
feel free to RSVP to yoncahe...@gmail.com.


Details on Timing:

   - October 26, 2023 @ 11am
   - November 2, 2023 @ 7pm
   - November 9, 2023 @ 11am
   - November 16, 2023 @ 7pm
   - November 30, 2023 @ 11am
   - November 30, 2023 @ 7pm


Location:
At Yonca Heyse and Fuat Koro’s Home
1 Sweet Bay Lane
Lincoln, MA 01773

Parking:
Feel free to park along Sweet Bay Lane or in our driveway without blocking
other cars.
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[LincolnTalk] HCA/Housing

[tom]

It's very interesting that issue like this, that fundamentally change 
the character of Lincoln, are Never, never, put to a town wide vote!

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Re: [LincolnTalk] story on the housing crisis, affordable housing & zoning

[Jennifer Goodman]

A clarification. Affordable housing excludes low income renters. “Affordable” 
housing denotes middle income, 80% of average, which is well above “low 
income.” For affordable housing, there is a window with a lower limit to 
qualify, as well as an upper limit. The range for one person is approximately 
between 60k and 80k annually. It is NOT the same as “low income” housing. For 
example, someone making 40k per year wouldn’t qualify for “affordable” because 
they would be earning too little. So Lincoln might think about creating some 
low income housing also.

> On Oct 18, 2023, at 10:41 PM, Edward Young via Lincoln 
>  wrote:
> 
> Sara Mattes wrote, in pertinent part:
> 
> "But what is of special  note is that the article calls it a crisis for those 
> seeking  SINGLE FAMILY HOMES.
> Those are the first examples they offer.
> 
> "And, then the pivot is to apartment developments and condos, with no 
> equivalent documentation of demand?just the assertion.
> It is easy to document the demand for affordable units as there are waging 
> lists.
> On the other hand, we are not documenting demand for market rate, especially 
> high end units.
> It seems there is no discussion as to how to meet the noted demand for single 
> family homes."
> 
> Exactly...and furthermore:
> 
> The article sloshed around quite a bit as to what kinds of people are looking 
> for what kinds of housing they desire at a price that is more affordable for 
> them than currently prevailing prices. 
> This obviously includes low-income households that would qualify for 
> "affordable housing" as we use the defined term “affordable housing."
> Also, according to the article, average-income households in the Metro Boston 
> area (with an average household income of $104,000), many of them looking for 
> single-family houses at less than an average price of approximately $925,000 
> nowadays in Milton) but others looking for apartments or condominiums at 
> prices they believe they can afford.
> 
> And then the article failed to show how proposed developments like the one 
> for Lincoln would actually help any of those folks, since:
> 
> 90% of the units in Lincoln would not be affordable units for low-income 
> households, as defined.
> There would be no single-family houses.
> And how would a statistically average household with income of $104,000 be 
> able to afford any of the market-rate units?
> 
> Edward Young
> Bedford Road
> 
> 
> 
> 
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> 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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