[LincolnTalk] Fwd: Don't miss the Phillis Wheatley Forum tomorrow!-last minute post

[Sara Mattes]

Fyi
--
Sara Mattes




> Begin forwarded message:
> 
> From: Concord Museum 
> Subject: Don't miss the Phillis Wheatley Forum tomorrow!
> Date: November 7, 2023 at 10:32:44 AM EST
> To: 
> Reply-To: Concord Museum 
> 
> View this email in your browser 
> 
>  
> 
>   
> Upcoming Forums 
> 
> Join Us Tomorrow!
>  
> 
> The Odyssey of Phillis Wheatley: A Conversation with David Waldstreicher
> Wednesday, November 8, 7 PM
> Free for Members. $10 Non-Members.
> “A radical new vision of the life and work of colonial America’s brilliant 
> Black female poet” says the New York Times of David Waldstreicher’s new 
> biography of Phillis Wheatley. 
> 
> Marking the 250th anniversary of the publication of Wheatley’s collection of 
> poetry, Professor Waldstreicher offers a fresh and full account of the poet’s 
> life and works, correcting myths, reconstructing intimate friendships, and 
> deepening our understanding of her verse and the revolutionary era.
> 
> Churchill and Janet Franklin Lyceum and Livestreamed
> 
> Register Here
>  
> 
>  
> 
> The Sewing Girl’s Tale: A Conversation with John Sweet
> Wednesday, November 15, 7 PM
> Free for Members. $10 Non-Members.
> Winner of the 2023 Bancroft Prize in American History, John Sweet joins us to 
> discuss his new book The Sewing Girl’s Tale: A Story of Crime and 
> Consequences in Revolutionary America.  
> 
> On a moonless night in the summer of 1793, a crime was committed in the back 
> room of a New York brothel, and seventeen-year-old seamstress Lanah Sawyer 
> did what virtually no one in US history had done before: she charged a 
> gentleman with rape. Based on rigorous historical detective work, Professor 
> Sweet shows how our laws and our culture were changed by a persistent young 
> woman and the power of words 200 years ago.
> 
> Churchill and Janet Franklin Lyceum and Livestreamed
> 
> Register Here
>  
> 
> Concord Museum
> 53 Cambridge Turnpike 
> 
> Concord MA 01742 
> 
> 
> i...@concordmuseum.org  
> Visit Us
> Tue–Fri: 10am–4pm
> Sat–Sun: 10am–5pm
> Closed Dec 24-25
> 
> What’s On 
> 
> Membership 
> 
> Donate 
> 
> Follow us
>  
> 
>
> 
>  
> 
>  
> 
> Copyright (C) 2023 Concord Museum. All rights reserved.
> 
> You are receiving this email because you signed up for our mailing list on 
> the website, at a program, or as a Museum member.
> 
> 
> Our mailing address is:
> 
> Concord Museum
> 53 Cambridge Turnpike
> Concord, Massachusetts 01742
> USA
> 
> Manage Your Preferences 
> 
>  | Unsubscribe 
> 
>  | Privacy 
> 

-- 
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.

Re: [LincolnTalk] The Rural Land Foundation (RLF) FAQs

[Denise Bienfang via Lincoln]

 What is to prevent the RLF from selling the Mall Area for top dollar after we 
rezone the area? Denise Bienfang

On Tuesday, November 7, 2023 at 04:19:13 PM EST, Michelle Barnes via 
Lincoln  wrote:  
 
 Dear fellow Lincolnites,
 There have been many comments and questions about the Rural Land Foundation’s 
efforts to rezone the Mall at Lincoln Station, from who we are to why we are 
seeking your vote of support for rezoning the Mall for mixed-use development at 
the March 2024 Annual Town Meeting.  We hope the attached FAQs and further 
information detailing some examples of how our non-profit conservation 
organization has been instrumental in shaping Lincoln’s rural character over 
the past several decades — which is our simple but profound mission — is 
helpful.

Sincerely,Michelle BarnesRural Land Foundation and Lincoln Land Conservation 
Trust, Chair of Board of TrusteesSouth Great Road

-- 
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.

Re: [LincolnTalk] Antisemitism

[Nicole Kaplan]

I was wondering the same. Thanks for raising the issue, Garrick.  
🇮🇱

Nicole 

Sent from my iPhone

> On Nov 7, 2023, at 5:52 PM, Garrick Niemiec  
> wrote:
> 
> 
> Why doesn't Lincoln officially declare we are against antisemitism?
> 
> 
> -- 
> 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.

Re: [LincolnTalk] The Rural Land Foundation (RLF) FAQs

[Garrick Niemiec]

Excellent question

On Tue, Nov 7, 2023, 6:23 PM Robert Ahlert  wrote:

> Hi Michelle and Geoff -
>
> Would you be willing to share the site plans that you have from Civico
> with the town prior to the December and/or March votes? I believe the Bank
> of America building will be demolished and a new building built in the
> parking lot on Lincoln Road, is that correct?
>
> Ideally also updated elevations, showing the proposed heights of the
> buildings. I believe it is one story of commercial and three stories of
> residential, is that correct?
>
> I think with that type of transparency, it might alleviate a lot of the
> concerns that folks have.
>
> Rob
>
> On Tue, Nov 7, 2023 at 5:58 PM Lynne Smith  wrote:
>
>> Dear Michelle and Geoff,
>>
>> Thank you for an excellent review of the creative work of the Rural Land
>> Foundation (RLF)  over the last half century. Few towns are as fortunate as
>> we have been thanks to the decisions made when the RLF was formed. While I
>> am supportive of the creative analysis of residents who are not part of the
>> HCA Working Group, I have been dismayed by comments that appeared to
>> question the intent of the RLF in developing the Mall.  Your recent FAQ
>> document helps clarify the amazing contribution of the RLF.
>>
>> I would like to see mixed use development at the mall. However, I am
>> concerned about HCA rezoning that might not allow sufficient town
>> oversight.  How can we ensure that development will proceed in a timely
>> manner but will still allow Town oversight?  I realize that is a tricky
>> question but I believe we can find a way to do so.
>>
>> The rest of the HCA rezoning parcels need the close analysis that has
>> been offered recently by many residents. I will point out two that have
>> real merit:  The video
>>  reated by Ben
>> Stiller, a self-described ‘academic economist’ and the website
>> created
>> by Lincoln Residents for Alternative Housing. These need to be explored as
>> they may contradict the RLF development proposal but they offer excellent
>> analysis for compliance with the Housing Choice Act.
>>
>> Best regards,
>> Lynne Smith
>>
>> Lynne Smith
>> 5 Tabor Hill Road
>> Lincoln, MA 01773
>> cell:  781-258-1175
>> ly...@smith.net
>>
>>
>>
>> On Nov 7, 2023, at 4:18 PM, Michelle Barnes via Lincoln <
>> lincoln@lincolntalk.org> wrote:
>>
>>
>> --
>> 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.

[LincolnTalk] Fwd: Resident Questions re: HCAWG

[Garrick Niemiec]

-- Forwarded message -
From: Jennifer Glass via Lincoln 
Date: Tue, Nov 7, 2023, 4:53 PM
Subject: [LincolnTalk] Resident Questions re: HCAWG
To: LincolnTalk 


Good evening,

A number of people have contacted the HCAWG, Planning Board, and Select
Board with questions about the Housing Choice Act in general and specifics
of the options in particular.  Here is a list of questions from several
people. Before addressing them, a reminder of the principles the HCAWG has
used throughout this effort:

   - The Town’s Vision Statement: *“Fostering economic, racial, ethnic, and
   age diversity among its citizenry through its educational, housing and
   other public policy.”*
   - Rezone near public transportation and town amenities
   - Codify work Lincoln has done to develop multi-family housing over the
   decades.
   - Lay the groundwork for housing options to meet the needs
   of young adults, families, our local workforce, and those ready to downsize.
   - Support and maintain our small commercial center.
   - Promote decarbonization and climate change adaptation by rezoning near
   transportation and amenities.
   - Proactively tailor zoning to fit Lincoln’s unique character.
   - Keep Lincoln eligible for numerous housing, infrastructure,
   transportation, and sustainability related grants that will help us achieve
   town goals while mitigating the impact on property taxes.


Answers to the questions are here:
https://www.lincolntown.org/DocumentCenter/View/85222/2023-11-07-Compiled-Questions?bidId=

- HCAWG outreach
-- 
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.

[LincolnTalk] Fwd: Antisemitism

[Garrick Niemiec]

-- Forwarded message -
From: Garrick Niemiec 
Date: Tue, Nov 7, 2023, 7:28 PM
Subject: Re: [LincolnTalk] Antisemitism
To: Nicole Kaplan , Lincoln Talk 


I remember visiting the Holocaust museum in DC and was in a funk for days.
We must not permit this evil again!

On Tue, Nov 7, 2023, 6:53 PM Nicole Kaplan  wrote:

> I was wondering the same. Thanks for raising the issue, Garrick.
> 🇮🇱
>
> Nicole
>
> Sent from my iPhone
>
> On Nov 7, 2023, at 5:52 PM, Garrick Niemiec 
> wrote:
>
> 
> Why doesn't Lincoln officially declare we are against antisemitism?
>
>
> --
> 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.

Re: [LincolnTalk] Antisemitism

[Anne Warner]

If we do so declare (and I would support it, we must also declare that we 
support Palestinian civilians and oppose anti-Islamic, anti-Arab, and anti 
Muslim acts. 

- Sent from iPhone. Typed by thumb. Excuse misspellings! 

> On Nov 7, 2023, at 5:52 PM, Garrick Niemiec  
> wrote:
> 
> 
> Why doesn't Lincoln officially declare we are against antisemitism?
> 
> 
> -- 
> 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.

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[Kathleen Lomatoski]

Thanks for the thoughts. MA certainly has a dark history. Exclusions of many sorts (including housing-related) are a stunning part of that story. I wanted to offer that the residents’ group who’ve been working on viable alternatives to the HCA compliant models the appointed town working group have proposed are committed to creating a higher % of affordable housing units than the HCA law permits (which is 10%.) Such a commitment might well support some individuals/families of middle and lower incomes that need housing while adding to Lincoln’s affordable housing, increasing diversity in our community, and encouraging use of non-fossil fuel models of transit.  In my opinion, these goals can be achieved while preserving some semblance of the small Town character.Kathleen Lomatoski klomato...@gmail.comOn Nov 7, 2023, at 5:23 PM, Bob Kupperstein  wrote:On Tue, Nov 7, 2023 at 3:40 PM Scott Clary  wrote:We all have the ability to not open these emails and use our delete button.I have not witnessed any personal attacks or toxicity regarding the HCA issue.Perhaps, but I have seen a lot of posts telling us what will happen if x-and-y is passed, including some pretty extreme numbers.   Unless someone has a crystal ball, none of us knows what will happen.  We can say what might happen, what we think is likely to happen, what could happen, etc., but not what will happen.Why would anyone be opposed to the ultimate form of democracy - town meeting - two-thirds majority vote which has been the norm for Lincoln for many years now. The townspeople have most always gotten it right. Should not the majority have the final say?...Well, our town and our region is extremely segregated along racial and economic lines, as well as in the range of housing options -  which is what prompted the HCA.   The high threshold of a two-thirds majority helps perpetuate the same exclusionary policies.   The concept of maintaining the character of the town can be well-meaning, but can also be code for resisting any change and keeping others out.   That argument has been used over and over again as a way to resist integration.   Lincoln already has a very large percentage of its open space already protected, so this isn't really about that.Respectfully, -BobKind Regards,Scott Clary617-968-5769Sent from a mobile device - please excuse typos and errors    On Mon, Nov 6, 2023, 8:49 PM Tricia Thornton-Wells  wrote:It’s been very hard to read message after message of people accusing others of trying to ruin this town.  I’m really very sad and tired of hearing it all. 1. At the last town meeting, people told the RLF their renderings were too generic and asked them to put together renderings that were more specific to what they envisioned being developed.  So, trying to be responsive to these requests, they are putting together renderings of what is currently conceived. Of course these are going to be hypothetical!  That doesn’t mean they are acting in bad faith, putting forth a lie. I personally do not believe they are operating in bad faith. Do they have a vested interest in making sure *something* moves forward?  Yes, of course. That doesn’t mean they are willing to go along with something they think will be bad for the town? No. Fundamentally, I believe people who volunteer their time and money to an organization like RLF love this town and want good things for it. 2-3. The upcoming vote will determine whether a majority of the town (most of whom are not on this increasingly toxic echo chamber) believes the Lincoln Station area, owned by RLF, should be allowed to pursue development with more freedom to negotiate than they have now—something that would be profitable, because of increased density, and that could also be a great benefit to the town. I personally believe the RLF has good intent and will work with a developer to build such a space. I also believe that keeping the Mall space as-is is a recipe for commercial/economic failure. I also believe we can be a (small) part of the solution to increasing housing stock in the Boston metro area. Why is everyone so afraid and so convinced that *any* and all change will be bad? We all do the best we can under the circumstances, which are *not* the same circumstances as 20 or 40 years ago.  Please, let’s stop resisting every single thing and have a reasonable conversation about how to move forward based on today, here, in Lincoln in 2023. We all love Lincoln, or we wouldn’t be here. Sincerely,Tricia Thornton-Wells112 Trapelo RdOn Nov 6, 2023, at 6:29 PM, Peter Buchthal  wrote:At the previous planning/hcawg meeting of October 24th, we learned that RLF is planning to hire a consultant to draw potential renderings of a new Lincoln Mall and present them to the town at some point.   It is really hard for town residents to evaluate the potential impact of the proposed changes to  the Lincoln Mall zoning without a detailed discussion.

[LincolnTalk] Wildlife and People Will Be Indebted to You

[Barbara Peskin]

Dear Lincoln,


The HCA is a well intentioned state-wide mandate that gives towns and
cities tools and flexibility to zone for additional high-density housing.
It is not intended to eliminate affordable housing, but it can place limits
on it.


The other day I walked through Lincoln Woods Apartments on Wells Road.
Built to be an affordable housing option in the 1970s, it currently
includes 125 units, a mix of affordable townhouses and rental apartments.
Lincoln Woods is home to adults, children, babies, toddlers, and some very
cute dogs.


Though the HCA mandate requires setting aside 42.8 acres for multi-family
housing, the guidelines will likely attract developers putting in 90%
expensive condos, not creating communities with the look, feel or
affordability of Lincoln Woods.

On another thread I posted a video, The Housing Choice Act and Lincoln
General Information Part II. If, after watching the video, you agree Option
C should not be on the table and/or we should vote with ranked choice
voting so we don’t end up with a new Lincoln that the majority of us didn’t
intend, please contact the Board of Selects:
www.lincolntown.org/158/Select-Board
. Your voice is needed now,
well before we come to a vote.

Wildlife and people will be indebted to you for your thoughtful
consideration.


Sincerely,

Barbara Peskin


~
Barbara Peskin

*My Moments in Nature Photo Gallery: barbarapeskin.com
*
-- 
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.

[LincolnTalk] HCA and Lincoln General Information Video Part II

[Barbara Peskin]

Dear Lincoln,

Based on positive responses and questions I received on the Housing Choice
Act and Lincoln General Information video I shared on 10/30, I created Part
II.

Housing Choice Act and Lincoln General Information Video Part II


It shares background on why there are so many viable Options for our HCA
mandate, what it means by minimum and maximum possible units, and how to
compare the Options.

This video also reviews the 39 parcels and 4 districts in the Option C
proposal.

The video is 18 minutes and 7 seconds long.

If you don’t have time to review the whole video, please start at 7:28
where the parcels and districts review begins.

If after reviewing this video you believe Option C is not right for
Lincoln, please contact the Select Board:
www.lincolntown.org/158/Select-Board
.

Thank you for taking the important time to learn about HCA and Lincoln and
share your voice.

Time Index

0:00 Introduction, overview, recap

3:27 Basics Recap from Part I Video

4.19 Reading Option C chart

7:28 39 Parcels List and Lincoln Rd, Ridge Road District

9:00  What does it mean that Ryan Estates is a 0 Credit Property?

9:40 Lincoln Woods District and district densities.

10:06 Codman Road, Lewis, DPW District

11:51 Village Center District: Doherty’s, Mall, plus extra parcels

12:57 Option E1 and E2 Chart Overview

13:35 Comparing E1 to C for Lincoln Woods, # of parcels, minimum vs.
maximum.

16:15 Actions you Can Take


~
Barbara Peskin

*My Moments in Nature Photo Gallery: barbarapeskin.com
*
-- 
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.

Re: [LincolnTalk] The Rural Land Foundation (RLF) FAQs

[Robert Ahlert]

Hi Michelle and Geoff -

Would you be willing to share the site plans that you have from Civico with
the town prior to the December and/or March votes? I believe the Bank of
America building will be demolished and a new building built in the parking
lot on Lincoln Road, is that correct?

Ideally also updated elevations, showing the proposed heights of the
buildings. I believe it is one story of commercial and three stories of
residential, is that correct?

I think with that type of transparency, it might alleviate a lot of the
concerns that folks have.

Rob

On Tue, Nov 7, 2023 at 5:58 PM Lynne Smith  wrote:

> Dear Michelle and Geoff,
>
> Thank you for an excellent review of the creative work of the Rural Land
> Foundation (RLF)  over the last half century. Few towns are as fortunate as
> we have been thanks to the decisions made when the RLF was formed. While I
> am supportive of the creative analysis of residents who are not part of the
> HCA Working Group, I have been dismayed by comments that appeared to
> question the intent of the RLF in developing the Mall.  Your recent FAQ
> document helps clarify the amazing contribution of the RLF.
>
> I would like to see mixed use development at the mall. However, I am
> concerned about HCA rezoning that might not allow sufficient town
> oversight.  How can we ensure that development will proceed in a timely
> manner but will still allow Town oversight?  I realize that is a tricky
> question but I believe we can find a way to do so.
>
> The rest of the HCA rezoning parcels need the close analysis that has been
> offered recently by many residents. I will point out two that have real
> merit:  The video   reated
> by Ben Stiller, a self-described ‘academic economist’ and the website
> created
> by Lincoln Residents for Alternative Housing. These need to be explored as
> they may contradict the RLF development proposal but they offer excellent
> analysis for compliance with the Housing Choice Act.
>
> Best regards,
> Lynne Smith
>
> Lynne Smith
> 5 Tabor Hill Road
> Lincoln, MA 01773
> cell:  781-258-1175
> ly...@smith.net
>
>
>
> On Nov 7, 2023, at 4:18 PM, Michelle Barnes via Lincoln <
> lincoln@lincolntalk.org> wrote:
>
>
> --
> 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.

[LincolnTalk] Advocacy Signs on the Median

[old town hall exchange]

Last week somebody placed three signs at the median outside the Old Town Hall. 
This is private property, and since we don't allow signs outside, we took them 
down. There are other high-visibility places in town to place them, and we'd 
like to return them, if possible. If they belong to you please visit the 
Exchange this week from Wednesday through Friday, noon to 5, or Saturday from 
11 to 3.


Old Town Hall Exchange
25 Lincoln Road
P.O. Box 6044
Lincoln, MA 01773
781.259.9876
Established 1963
-- 
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.

[LincolnTalk] Antisemitism

[Garrick Niemiec]

Why doesn't Lincoln officially declare we are against antisemitism?
-- 
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.

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[Bob Kupperstein]

On Tue, Nov 7, 2023 at 3:40 PM Scott Clary  wrote:

> We all have the ability to not open these emails and use our delete button.
>
> I have not witnessed any personal attacks or toxicity regarding the HCA
> issue.
>

Perhaps, but I have seen a lot of posts telling us what *will* happen if
x-and-y is passed, including some pretty extreme numbers.   Unless someone
has a crystal ball, none of us knows what *will* happen.  We can say what
*might* happen, what we think is *likely* to happen, what *could* happen,
etc., but not what *will* happen.

>
> Why would anyone be opposed to the ultimate form of democracy - town
> meeting - two-thirds majority vote which has been the norm for Lincoln for
> many years now. The townspeople have most always gotten it right. Should
> not the majority have the final say?
> ...
>

Well, our town and our region is extremely segregated along racial and
economic lines, as well as in the range of housing options -  which is what
prompted the HCA.   The high threshold of a two-thirds majority helps
perpetuate the same exclusionary policies.   The concept of *maintaining
the character of the town *can be well-meaning, but can also be code for
resisting any change and keeping others out.   That argument has been used
over and over again as a way to resist integration.

Lincoln already has a very large percentage of its open space already
protected, so this isn't really about that.

Respectfully,

-Bob

Kind Regards,
>
> Scott Clary
> 617-968-5769
>
> Sent from a mobile device - please excuse typos and errors
>
> On Mon, Nov 6, 2023, 8:49 PM Tricia Thornton-Wells <
> triciathorntonwe...@gmail.com> wrote:
>
>> It’s been very hard to read message after message of people accusing
>> others of trying to ruin this town.  I’m really very sad and tired of
>> hearing it all.
>>
>> 1. At the last town meeting, people told the RLF their renderings were
>> too generic and asked them to put together renderings that were more
>> specific to what they envisioned being developed.  So, trying to be
>> responsive to these requests, they are putting together renderings of what
>> is currently conceived. Of course these are going to be hypothetical!  That
>> doesn’t mean they are acting in bad faith, putting forth a lie. I
>> personally do not believe they are operating in bad faith. Do they have a
>> vested interest in making sure *something* moves forward?  Yes, of course.
>> That doesn’t mean they are willing to go along with something they think
>> will be bad for the town? No. Fundamentally, I believe people who volunteer
>> their time and money to an organization like RLF love this town and want
>> good things for it.
>>
>> 2-3. The upcoming vote will determine whether a majority of the town
>> (most of whom are not on this increasingly toxic echo chamber) believes the
>> Lincoln Station area, owned by RLF, should be allowed to pursue development
>> with more freedom to negotiate than they have now—something that would be
>> profitable, because of increased density, and that could also be a great
>> benefit to the town. I personally believe the RLF has good intent and will
>> work with a developer to build such a space. I also believe that keeping
>> the Mall space as-is is a recipe for commercial/economic failure. I also
>> believe we can be a (small) part of the solution to increasing housing
>> stock in the Boston metro area.
>>
>> Why is everyone so afraid and so convinced that *any* and all change will
>> be bad? We all do the best we can under the circumstances, which are *not*
>> the same circumstances as 20 or 40 years ago.  Please, let’s stop resisting
>> every single thing and have a reasonable conversation about how to move
>> forward based on today, here, in Lincoln in 2023. We all love Lincoln, or
>> we wouldn’t be here.
>>
>> Sincerely,
>> Tricia Thornton-Wells
>> 112 Trapelo Rd
>>
>>
>>
>> On Nov 6, 2023, at 6:29 PM, Peter Buchthal  wrote:
>>
>> 
>> At the previous planning/hcawg meeting of October 24th, we learned that
>> RLF is planning to hire a consultant to draw potential renderings of a new
>> Lincoln Mall and present them to the town at some point.   It is really
>> hard for town residents to evaluate the potential impact of the proposed
>> changes to  the Lincoln Mall zoning without a detailed discussion.  I
>> understand the planning board is considering further zoning amendments for
>> the new overlay districts to better protect the town's interests.I
>> foresee several problems with this strategy.
>>
>> 1)  Any drawings or renderings will be purely hypothetical and not
>> binding on the RLF or any future owner of the Mall as there is no
>> requirement that they be actually submitted to the town for a building
>> permit.
>> 2)  Assuming a HCA Overlay district is passed at the March Town meeting,
>> I see very few obstacles to building whatever the developer chooses to
>> build as the town will have NO ability to influence a future developer to
>> do anything unless th

[LincolnTalk] The Town Vision Statement -Our guidance document

[Sara Mattes]

The challenge we are all grappling with how best  to balance what might appear 
to be competing elements of the  complete vision statement and the challenges 
the HCA presents.

TOWN OF LINCOLN MASSACHUSETTS

Lincoln is a town that cherishes its rural, agricultural character, it’s small 
town heritage, its open space, and its historical legacy. The town is committed 
to:

Achieving a balance between preserving these values while making reasonable 
provision for citizens’ safety and convenience:

Fostering economic, racial/ethnic and age diversity among its citizenry through 
its educational, housing, and other public policy;

Excellence in its public educational system;

The Town Meeting form of government and the traditions of civic leadership and 
volunteer public service.

--
Sara Mattes




> On Nov 7, 2023, at 4:53 PM, Jennifer Glass via Lincoln 
>  wrote:
> 
> Good evening,
> 
> A number of people have contacted the HCAWG, Planning Board, and Select Board 
> with questions about the Housing Choice Act in general and specifics of the 
> options in particular.  Here is a list of questions from several people. 
> Before addressing them, a reminder of the principles the HCAWG has used 
> throughout this effort:
> The Town’s Vision Statement: “Fostering economic, racial, ethnic, and age 
> diversity among its citizenry through its educational, housing and other 
> public policy.”
> Rezone near public transportation and town amenities
> Codify work Lincoln has done to develop multi-family housing over the decades.
> Lay the groundwork for housing options to meet the needs of young adults, 
> families, our local workforce, and those ready to downsize.
> Support and maintain our small commercial center. 
> Promote decarbonization and climate change adaptation by rezoning near 
> transportation and amenities.
> Proactively tailor zoning to fit Lincoln’s unique character.
> Keep Lincoln eligible for numerous housing, infrastructure, transportation, 
> and sustainability related grants that will help us achieve town goals while 
> mitigating the impact on property taxes.
>  
> Answers to the questions are here:  
> https://www.lincolntown.org/DocumentCenter/View/85222/2023-11-07-Compiled-Questions?bidId=
> 
> - HCAWG outreach
> -- 
> 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.

[LincolnTalk] Resident Questions re: HCAWG

[Jennifer Glass via Lincoln]

Good evening,

A number of people have contacted the HCAWG, Planning Board, and Select Board 
with questions about the Housing Choice Act in general and specifics of the 
options in particular.  Here is a list of questions from several people. Before 
addressing them, a reminder of the principles the HCAWG has used throughout 
this effort:
The Town’s Vision Statement: “Fostering economic, racial, ethnic, and age 
diversity among its citizenry through its educational, housing and other public 
policy.”
Rezone near public transportation and town amenities
Codify work Lincoln has done to develop multi-family housing over the decades.
Lay the groundwork for housing options to meet the needs of young adults, 
families, our local workforce, and those ready to downsize.
Support and maintain our small commercial center. 
Promote decarbonization and climate change adaptation by rezoning near 
transportation and amenities.
Proactively tailor zoning to fit Lincoln’s unique character.
Keep Lincoln eligible for numerous housing, infrastructure, transportation, and 
sustainability related grants that will help us achieve town goals while 
mitigating the impact on property taxes.
 
Answers to the questions are here:  
https://www.lincolntown.org/DocumentCenter/View/85222/2023-11-07-Compiled-Questions?bidId=

- HCAWG outreach-- 
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.

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[Scott Clary]

We all have the ability to not open these emails and use our delete button.

I have not witnessed any personal attacks or toxicity regarding the HCA
issue.

I am witnessing smart passionate people debating a hugely impactful,
pending decision for our town.

I have seen a minute percentage of individuals wanting to see nothing
change as far as zoning and revamping the mall area and meeting HCA
guidelines. I am paying attention and have seen almost nothing to justify
such definitive words as "any and all" and "let's stop resisting every
single thing and have a reasonable conversation".

There are multiple viewpoints and I am witnessing reasonable conversation
and debate.

Why would anyone be opposed to the ultimate form of democracy - town
meeting - two-thirds majority vote which has been the norm for Lincoln for
many years now. The townspeople have most always gotten it right. Should
not the majority have the final say?

And kudos to the LT moderators who allow us to have this platform. They do
an excellent job to keep it civil.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Mon, Nov 6, 2023, 8:49 PM Tricia Thornton-Wells <
triciathorntonwe...@gmail.com> wrote:

> It’s been very hard to read message after message of people accusing
> others of trying to ruin this town.  I’m really very sad and tired of
> hearing it all.
>
> 1. At the last town meeting, people told the RLF their renderings were too
> generic and asked them to put together renderings that were more specific
> to what they envisioned being developed.  So, trying to be responsive to
> these requests, they are putting together renderings of what is currently
> conceived. Of course these are going to be hypothetical!  That doesn’t mean
> they are acting in bad faith, putting forth a lie. I personally do not
> believe they are operating in bad faith. Do they have a vested interest in
> making sure *something* moves forward?  Yes, of course. That doesn’t mean
> they are willing to go along with something they think will be bad for the
> town? No. Fundamentally, I believe people who volunteer their time and
> money to an organization like RLF love this town and want good things for
> it.
>
> 2-3. The upcoming vote will determine whether a majority of the town (most
> of whom are not on this increasingly toxic echo chamber) believes the
> Lincoln Station area, owned by RLF, should be allowed to pursue development
> with more freedom to negotiate than they have now—something that would be
> profitable, because of increased density, and that could also be a great
> benefit to the town. I personally believe the RLF has good intent and will
> work with a developer to build such a space. I also believe that keeping
> the Mall space as-is is a recipe for commercial/economic failure. I also
> believe we can be a (small) part of the solution to increasing housing
> stock in the Boston metro area.
>
> Why is everyone so afraid and so convinced that *any* and all change will
> be bad? We all do the best we can under the circumstances, which are *not*
> the same circumstances as 20 or 40 years ago.  Please, let’s stop resisting
> every single thing and have a reasonable conversation about how to move
> forward based on today, here, in Lincoln in 2023. We all love Lincoln, or
> we wouldn’t be here.
>
> Sincerely,
> Tricia Thornton-Wells
> 112 Trapelo Rd
>
>
>
> On Nov 6, 2023, at 6:29 PM, Peter Buchthal  wrote:
>
> 
> At the previous planning/hcawg meeting of October 24th, we learned that
> RLF is planning to hire a consultant to draw potential renderings of a new
> Lincoln Mall and present them to the town at some point.   It is really
> hard for town residents to evaluate the potential impact of the proposed
> changes to  the Lincoln Mall zoning without a detailed discussion.  I
> understand the planning board is considering further zoning amendments for
> the new overlay districts to better protect the town's interests.I
> foresee several problems with this strategy.
>
> 1)  Any drawings or renderings will be purely hypothetical and not binding
> on the RLF or any future owner of the Mall as there is no requirement that
> they be actually submitted to the town for a building permit.
> 2)  Assuming a HCA Overlay district is passed at the March Town meeting, I
> see very few obstacles to building whatever the developer chooses to build
> as the town will have NO ability to influence a future developer to do
> anything unless they need a variance for something.
> 3)  Hypothetically, one day after the HCA Overlay district passes the
> March Town Meeting, CIVICO could submit drawings to the Town of Lincoln
> Building Department and the current zoning rules would apply to their
> project without the ability of the town to influence the project.  As long
> as CIVICO starts construction within  12 months of submitting building
> plans, the rules at the time of plan submission would govern the project.
> p

Re: [LincolnTalk] Significance of sleigh?

[Sara Mattes]

Yes.  Historical Society will provide the story… stay tuned!

Sent from my iPhone

> On Nov 7, 2023, at 3:04 PM, Taylor Family  wrote:
> 
> Administrators office. Clearly made it thru renovations. Can anyone tell us 
> the story behind it? What is its significance?
-- 
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.

[LincolnTalk] Lincoln Woods and the year 2032

[Louis Zipes]

Can someone please explain what happens to Lincoln Woods in 2032 as it
pertains to our town’s Subsidized Housing Inventory pool.

I see a comment in the 2013 Housing Report that ‘Affordability Expires’ in
2032. Not sure if that is still valid or not.

Just looking for the facts and not bring this into the larger HCA
conversation although I reserve the right to at a later point.  😀
-- 
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.

Re: [LincolnTalk] Many more than 640 units may be developed. An explanation

[Karla Gravis]

I encourage everyone to watch the video Ben created (link copied below). It
does a great job explaining the model.

The state model does account for septics and setbacks in its 20% open space
deduction. Where the model is flawed is that it doesn’t just use 20% of the
developable land (aka non wetlands), instead it subtracts 20% of the ENTIRE
parcel from the developable land. This results in a severe underestimation
of land that is developable.

As an example, the state model has determined that 0 units can be built on
properties like Ryan Estates. Yet there are 24 units there already, without
septic/setback/etc issues.

Rob is correct in his interpretation. I would add one point: public land
also gives us zero units but, if included in the HCA proposals, can be
redeveloped at a later point. Why do the town's proposals include 6 acres
of superfluous public land, which give us no compliance credit but would be
locked at a 10% affordability requirement?

Please take a look at the video. Thank you Ben for all the time and effort
spent on this.


https://youtu.be/mqXo4TPw3MI?si=uJeutuF1eSa9VpRu


>
>
> -- Forwarded message -
> From: Margaret Olson 
> Date: Tue, Nov 7, 2023 at 11:22
> Subject: Re: [LincolnTalk] Many more than 640 units may be developed. An
> explanation
> To: Rob Haslinger 
> CC: Benjamin Shiller , Lincoln Talk <
> Lincoln@lincolntalk.org>
>
>
> The state's (implied) reasoning is that you can't actually build (zoned
> density x parcel size) on land with wetlands. This is true - the logistics
> of setbacks, height restrictions, and the need for septic and circulation
> and parking. Their concern is that towns do not claim that land with
> wetlands supports far more units than is actually the case.
>
>
>
> On Tue, Nov 7, 2023 at 11:03 AM Rob Haslinger 
> wrote:
>
>> Hi Ben and others -
>>
>> Thanks for digging into the details of how the state compliance model
>> works. I'm a Data Scientist by profession so the video seemed clear to me
>> after a few viewings, but I'm still drinking my coffee and not firing on
>> cylinders yet so I wanted to sanity check my understanding.
>>
>> As I understand you, the crux of the problem is that the state model for
>> calculating compliant units can not be used to accurately estimate the
>> number of units that could by right be built on parcels that include
>> wetlands. This stems from two factors:
>>
>>  1) The state model underestimates buildable area because it removes 20%
>> of the area for "free space" before subtracting off the wetlands, rather
>> than after subtracting wetlands (as seems more reasonable). This lowers the
>> number of compliant units we get per parcel, which means we need more
>> parcels to comply.
>> 2) The actual number of units a developer can legally build on a parcel
>> has nothing to do with the number of compliant units, but instead is simply
>> the total parcel area (including wetlands) multiplied by the zoned density
>> which under the HCA must be 15 units per acre.
>>
>> The upshot then is that if we include parcels with wetlands, the number
>> of units that can be built by right may be many more than the number of
>> compliant units. The number of compliant units is therefore extremely
>> misleading for estimating how many units might be built by right.
>>
>> Do I correctly understand your points or have I missed something?
>>
>> Thanks again for the effort you put into digging in and explaining the
>> details to us all.
>>
>> Cheers
>>
>> Rob Haslinger
>> South Great Road
>>
>>
>>
>> On Tue, Nov 7, 2023 at 9:27 AM Benjamin Shiller 
>> wrote:
>>
>>> I spent substantial efforts to understand the Housing Choice Act
>>> Compliance model, and then create a video explaining the model and why it’s
>>> flaws along with the parcels in option C may very well lead to 1326 housing
>>> units in the rezoned area if parcels are combined, or over 1100 is parcels
>>> are not combined. Either number is well more than the 640 units the
>>> proposal is aiming for, and more than the 520 units we would seemingly have
>>> to rezone for according to the law.  Keep in mind, there are only about
>>> 2080 housing units in Lincoln excluding Hanscom.  Please consider watching
>>> the video to learn about the flaws in the state’s model and why this may be
>>> problematic.
>>>
>>>
>>>
>>> https://youtu.be/mqXo4TPw3MI?si=uJeutuF1eSa9VpRu
>>>
>>>
>>>
>>> --
>>> 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, s

[LincolnTalk] question

[Colleen Katsuki]

Why is it that the options that the HCAWG gives us *all* *include 
commercial development *which is not a part of the Housing choice Act?  
Many people have asked me this question and I honestly do not know the 
answer.




Colleen Katsuki
-- 
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.

Re: [LincolnTalk] New Options for HCA Compliance

[David Cuetos]

Number of units likely to be developed is not a criterion the EOHLC will
use to determine compliance for Lincoln or any other town. The proposals
that I have, among others, presented will be deemed compliant by the State.

I invite anyone who doubts my assertion to watch this exchange between an
HCAWG member and our Director of Planning. Watch the video below starting
at 1:08:00

https://cloud.castus.tv/vod/lincoln/video/653aaa9262e4d80008b6ad96?page=HOME

On Tue, Nov 7, 2023 at 9:23 AM Don Seltzer  wrote:

> On Mon, Nov 6, 2023 at 6:35 PM Bijoy Misra  wrote:
>
>> ...It is not clear how the stuffing units at the train station idea came
>> about in Lincoln...
>>
>
> Actually, it is very clearly stated in the law: a district of reasonable
> size within a half mile radius of a commuter rail station.  The Executive
> Office of Housing and Livable Communities was put in charge of defining
> 'reasonable size'.  Their guidelines are a complicated mess, but there is
> one guiding principle that stands out: ‘When possible, multi-family zoning
> districts should be in areas that have safe, accessible, and convenient
> access to transit stations for pedestrians and bicyclists.’
>
> Lincoln and other communities could try to game the system by rezoning
> districts that have near zero likelihood of being redeveloped, and are
> nowhere near a transit hub.  But the folks at EOHLC are not stupid, and
> they would likely reject such attempts at compliance.
>
> Don Seltzer
> --
> 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.

[LincolnTalk] Large garage available in Lincoln

[Himanshu Gandhi]

Hello, a large garage is available in Lincoln for year round or winter
storage of your car/SUV/truck. Feel free to reach me anytime for additional
details.

Best.
Himanshu
203-952 3434
-- 
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.

[LincolnTalk] Zoning requirements for MBTA towns

[rvlemire--- via Lincoln]

How can The Commons be considered for the MBTA Communities housing requirements 
in Lincoln because The Commons has an age restriction? Below I've copied the 
text of the relevant section from 
https://www.mass.gov/info-details/multi-family-zoning-requirement-for-mbta-communities
 and highlighted the age restriction language:
What is the law?

The requirement is codified as Section 3A of MGL c. 40A:

Section 3A. (a)(1) An MBTA community shall have a zoning ordinance or by-law 
that provides for at least 1 district of reasonable size in which multi-family 
housing is permitted as of right; provided, however, that such multi-family 
housing shall be without age restrictions and shall be suitable for families 
with children. For the purposes of this section, a district of reasonable size 
shall: (i) have a minimum gross density of 15 units per acre, subject to any 
further limitations imposed by section 40 of chapter 131 and title 5 of the 
state environmental code established pursuant to section 13 of chapter 21A; and 
(ii) be located not more than 0.5 miles from a commuter rail station, subway 
station, ferry terminal or bus station, if applicable.

(b) An MBTA community that fails to comply with this section shall not be 
eligible for funds from: (i) the Housing Choice Initiative as described by the 
governor in a message to the general court dated December 11, 2017; (ii) the 
Local Capital Projects Fund established in section 2 of chapter 29; or 
(iii) the MassWorks infrastructure program established in section 63 of chapter 
23A.
(c) The department, in consultation with the Massachusetts Bay Transportation 
Authority and the Massachusetts Department of Transportation, shall promulgate 
guidelines to determine if an MBTA community is in compliance with this 
section. 
-- 
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.

Re: [LincolnTalk] Many more than 640 units may be developed. An explanation

[Margaret Olson]

The state's (implied) reasoning is that you can't actually build (zoned
density x parcel size) on land with wetlands. This is true - the logistics
of setbacks, height restrictions, and the need for septic and circulation
and parking. Their concern is that towns do not claim that land with
wetlands supports far more units than is actually the case.



On Tue, Nov 7, 2023 at 11:03 AM Rob Haslinger 
wrote:

> Hi Ben and others -
>
> Thanks for digging into the details of how the state compliance model
> works. I'm a Data Scientist by profession so the video seemed clear to me
> after a few viewings, but I'm still drinking my coffee and not firing on
> cylinders yet so I wanted to sanity check my understanding.
>
> As I understand you, the crux of the problem is that the state model for
> calculating compliant units can not be used to accurately estimate the
> number of units that could by right be built on parcels that include
> wetlands. This stems from two factors:
>
>  1) The state model underestimates buildable area because it removes 20%
> of the area for "free space" before subtracting off the wetlands, rather
> than after subtracting wetlands (as seems more reasonable). This lowers the
> number of compliant units we get per parcel, which means we need more
> parcels to comply.
> 2) The actual number of units a developer can legally build on a parcel
> has nothing to do with the number of compliant units, but instead is simply
> the total parcel area (including wetlands) multiplied by the zoned density
> which under the HCA must be 15 units per acre.
>
> The upshot then is that if we include parcels with wetlands, the number of
> units that can be built by right may be many more than the number of
> compliant units. The number of compliant units is therefore extremely
> misleading for estimating how many units might be built by right.
>
> Do I correctly understand your points or have I missed something?
>
> Thanks again for the effort you put into digging in and explaining the
> details to us all.
>
> Cheers
>
> Rob Haslinger
> South Great Road
>
>
>
> On Tue, Nov 7, 2023 at 9:27 AM Benjamin Shiller 
> wrote:
>
>> I spent substantial efforts to understand the Housing Choice Act
>> Compliance model, and then create a video explaining the model and why it’s
>> flaws along with the parcels in option C may very well lead to 1326 housing
>> units in the rezoned area if parcels are combined, or over 1100 is parcels
>> are not combined. Either number is well more than the 640 units the
>> proposal is aiming for, and more than the 520 units we would seemingly have
>> to rezone for according to the law.  Keep in mind, there are only about
>> 2080 housing units in Lincoln excluding Hanscom.  Please consider watching
>> the video to learn about the flaws in the state’s model and why this may be
>> problematic.
>>
>>
>>
>> https://youtu.be/mqXo4TPw3MI?si=uJeutuF1eSa9VpRu
>>
>>
>>
>> --
>> 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.

Re: [LincolnTalk] Many more than 640 units may be developed. An explanation

[Rob Haslinger]

Hi Ben and others -

Thanks for digging into the details of how the state compliance model
works. I'm a Data Scientist by profession so the video seemed clear to me
after a few viewings, but I'm still drinking my coffee and not firing on
cylinders yet so I wanted to sanity check my understanding.

As I understand you, the crux of the problem is that the state model for
calculating compliant units can not be used to accurately estimate the
number of units that could by right be built on parcels that include
wetlands. This stems from two factors:

 1) The state model underestimates buildable area because it removes 20% of
the area for "free space" before subtracting off the wetlands, rather than
after subtracting wetlands (as seems more reasonable). This lowers the
number of compliant units we get per parcel, which means we need more
parcels to comply.
2) The actual number of units a developer can legally build on a parcel has
nothing to do with the number of compliant units, but instead is simply the
total parcel area (including wetlands) multiplied by the zoned density
which under the HCA must be 15 units per acre.

The upshot then is that if we include parcels with wetlands, the number of
units that can be built by right may be many more than the number of
compliant units. The number of compliant units is therefore extremely
misleading for estimating how many units might be built by right.

Do I correctly understand your points or have I missed something?

Thanks again for the effort you put into digging in and explaining the
details to us all.

Cheers

Rob Haslinger
South Great Road



On Tue, Nov 7, 2023 at 9:27 AM Benjamin Shiller 
wrote:

> I spent substantial efforts to understand the Housing Choice Act
> Compliance model, and then create a video explaining the model and why it’s
> flaws along with the parcels in option C may very well lead to 1326 housing
> units in the rezoned area if parcels are combined, or over 1100 is parcels
> are not combined. Either number is well more than the 640 units the
> proposal is aiming for, and more than the 520 units we would seemingly have
> to rezone for according to the law.  Keep in mind, there are only about
> 2080 housing units in Lincoln excluding Hanscom.  Please consider watching
> the video to learn about the flaws in the state’s model and why this may be
> problematic.
>
>
>
> https://youtu.be/mqXo4TPw3MI?si=uJeutuF1eSa9VpRu
>
>
>
> --
> 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.

Re: [LincolnTalk] Cooking class for kids?

[Alice Waugh]

Here's a list I found that should help:

https://boston.kidcityguide.com/cooking-classes-for-kids-in-boston/

Alice Waugh

On Tue, Nov 7, 2023 at 7:25 AM Rob Haslinger 
wrote:

> This is a long shot but my 5 year old son is obsessed with cooking and
> always has been. He calls himself a “chef”. Does anyone know of an
> organization that offers cooking classes for children?
> Thanks Rob
> --
> 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.

Re: [LincolnTalk] Many more than 640 units may be developed. An explanation

[Margaret Olson]

The state model does not account for the need for wastewater treatment
(septic). In my personal opinion the model as applied to the entire
re-zoned areas overstates what can be built as it does not account for the
substantial amount of dry land required for a septic system. For example,
the Mall redevelopment is contingent on continued access to and million
plus dollar upgrade to the existing wastewater treatment owned by Lincoln
Woods.

Accurately estimating the cost and size of wastewater treatment requires a
level of engineering and specificity that is not practical. Whether or not
ignoring it is a good solution to that problem is something we can all
debate :-).
-- 
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.

Re: [LincolnTalk] Many more than 640 units may be developed. An explanation

[ٍSarah Postlethwait]

Ben, this is a really great explanation of the major flaw of the state
compliance model, and why the modeled units are not the same as maximum
possible units.

Thanks for taking the time to make this!
Sarah


On Tue, Nov 7, 2023 at 9:26 AM Benjamin Shiller 
wrote:

> I spent substantial efforts to understand the Housing Choice Act
> Compliance model, and then create a video explaining the model and why it’s
> flaws along with the parcels in option C may very well lead to 1326 housing
> units in the rezoned area if parcels are combined, or over 1100 is parcels
> are not combined. Either number is well more than the 640 units the
> proposal is aiming for, and more than the 520 units we would seemingly have
> to rezone for according to the law.  Keep in mind, there are only about
> 2080 housing units in Lincoln excluding Hanscom.  Please consider watching
> the video to learn about the flaws in the state’s model and why this may be
> problematic.
>
>
>
> https://youtu.be/mqXo4TPw3MI?si=uJeutuF1eSa9VpRu
>
>
>
> --
> 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.

[LincolnTalk] Signs of Animals Event this Saturday at Nature Linc

[Wendy Matusovich]

Come and join us for an amazing outdoor learning opportunity at Farrington
Nature Linc!
As a Lincoln resident use coupon code *LINCOLN* for $5 off per ticket

*Register for the programs on Eventbrite:*
https://www.eventbrite.com/e/forest-school-with-farrington-nature-linc-tickets-722950754167

*Signs of Animals *
*Saturday, November 11th- 2:00-3:30pm with Meg Ito, FNL Program Manager*
We’re going into the woods on our site in Lincoln, MA with FNL Educator and
Program Manager Meg Ito. Together, we will be looking for evidence of the
animals around us. Expect to see some real animal bones, skins and other
signs as part of this workshop. Animal track cards will be available for
use and each participant will be able to take a small piece of snake skin
home! Workshop will include an introduction to local wildlife, a 45 minute
walk around the site.
-- 
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.

[LincolnTalk] Many more than 640 units may be developed. An explanation

[Benjamin Shiller]

I spent substantial efforts to understand the Housing Choice Act Compliance
model, and then create a video explaining the model and why it’s flaws
along with the parcels in option C may very well lead to 1326 housing units
in the rezoned area if parcels are combined, or over 1100 is parcels are
not combined. Either number is well more than the 640 units the proposal is
aiming for, and more than the 520 units we would seemingly have to rezone
for according to the law.  Keep in mind, there are only about 2080 housing
units in Lincoln excluding Hanscom.  Please consider watching the video to
learn about the flaws in the state’s model and why this may be problematic.




https://youtu.be/mqXo4TPw3MI?si=uJeutuF1eSa9VpRu
-- 
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.

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[Susanna Szeto]

I for one can now say I have been a long time resident since 1977.  I live in a simple house on a quiet side street south of the train track,  I don’t have a fancy address like some of the people who commented here!  I too am grateful for the many hours and volunteer work that town officials have put into running our town.  I cannot say the same for myself! However, when I see what our town officials had decided to do to develop Lincoln Station area, I cannot sit silence anymore!  For people who live north of Lincoln Road, truly near what I call the center of town, with post office in the Old Town Exchange, the Town Office Building, the library, the Bemis Hall, the White Church, you propbably can avoid coming through the commercial center of the town we called The Mall.  But think of  85-100 units build in the existing mall area and doubling the number of cars alone, can you visualize the congestion it created.  Furthermore, the redeveloping the mall should be decided by the entire community.  If rezone the mall under HCA like it is proposed now, the redevelopment of the mall is in the hands of the developer. I quoted someone who knows the history of RLF saying “it is supposed to conserve land, not to sell land” if RFL is in financial trouble, we can work together to help RFL but not to have it sell the precious land in the mall to the developer to get out of financial trouble under the guise of HCA.  Am I not for affordable housing?  Hardly!  If a resident owns a piece of land and wants to rezone it for affordable housing development, I am all for it.  Yes, we do need more affordable housing, development like Lincoln Woods but not multi story buildings fancy condo that people cannot afford and lthat change the rural character of the town.  RLF is to protect the rural character of the town.  There are many other options that a volunteer group of residents have come up with.  They too volunteer many hours of their busy lives with jobs and young families to work HCA compliance. What I do not understand is why our town officials refused to even consider those proposals for the town to vote on!  The unwillingness of the town officials to work with town residents who have something good to offer to the town truly saddens me a great deal!Susanna SGiles RoadOn Nov 7, 2023, at 7:07 AM, Bijoy Misra  wrote:You appear to be a long-time resident of the town, I am a relative newcomer (2004).Respectfully I wish to state that I was in a scene in 2019 while some of the currentindividuals were pushing to rezone Lincoln station to create some box like units underthe instigation of a developer.  The developer's man was running the slides in a publicmeeting of which I was a host.  There were massive complaints and the movers didretreat.  Now it has again been proposed under a new garb while the rezoning of thestation area is not mandatory.  There is reason to doubt people's intentions sinceit appears that rezoning Lincoln station is the only game in town.  I hope you would agree that a distributed development will have a better reward to the town than creating massive housing for profit.   Various other options have been mappedand they do look elegant from the town point of view.  . Bijoy Misra    On Mon, Nov 6, 2023 at 8:48 PM Tricia Thornton-Wells  wrote:It’s been very hard to read message after message of people accusing others of trying to ruin this town.  I’m really very sad and tired of hearing it all. 1. At the last town meeting, people told the RLF their renderings were too generic and asked them to put together renderings that were more specific to what they envisioned being developed.  So, trying to be responsive to these requests, they are putting together renderings of what is currently conceived. Of course these are going to be hypothetical!  That doesn’t mean they are acting in bad faith, putting forth a lie. I personally do not believe they are operating in bad faith. Do they have a vested interest in making sure *something* moves forward?  Yes, of course. That doesn’t mean they are willing to go along with something they think will be bad for the town? No. Fundamentally, I believe people who volunteer their time and money to an organization like RLF love this town and want good things for it. 2-3. The upcoming vote will determine whether a majority of the town (most of whom are not on this increasingly toxic echo chamber) believes the Lincoln Station area, owned by RLF, should be allowed to pursue development with more freedom to negotiate than they have now—something that would be profitable, because of increased density, and that could also be a great benefit to the town. I personally believe the RLF has good intent and will work with a developer to build such a space. I also believe that keeping the Mall space as-is is a recipe for commercial/economic failure. I also believe we can be a (small) part of the solution to increasing housing stock in the Boston metro area. Why is 

[LincolnTalk] Tonight: Leave the Leaves Save the Stems 7:00 @Bemis

[susan.seeley--- via Lincoln]

Join the Lincoln Garden Club in person or on Zoom.  To register for Zoom go to 
lincolngardenclub.org.-- 
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.

Re: [LincolnTalk] New Options for HCA Compliance

[Don Seltzer]

On Mon, Nov 6, 2023 at 6:35 PM Bijoy Misra  wrote:

> ...It is not clear how the stuffing units at the train station idea came
> about in Lincoln...
>

Actually, it is very clearly stated in the law: a district of reasonable
size within a half mile radius of a commuter rail station.  The Executive
Office of Housing and Livable Communities was put in charge of defining
'reasonable size'.  Their guidelines are a complicated mess, but there is
one guiding principle that stands out: ‘When possible, multi-family zoning
districts should be in areas that have safe, accessible, and convenient
access to transit stations for pedestrians and bicyclists.’

Lincoln and other communities could try to game the system by rezoning
districts that have near zero likelihood of being redeveloped, and are
nowhere near a transit hub.  But the folks at EOHLC are not stupid, and
they would likely reject such attempts at compliance.

Don Seltzer
-- 
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.

[LincolnTalk] FELS Pie Sale in its Final Week

[Nancy Marshall]

We are in our last week of pie sales!  Complete your Thanksgiving table
with a fabulous pie from FELS and The Hyve and support grants for LSRHS
Teachers and Staff!   Sale ends Monday, November 13 at midnight!  Don't
need a pie?  Please consider a donation.  Details below!

FELS, the Foundation for Educators at Lincoln-Sudbury - www.FELSGrant.org
, is delighted to offer its annual Thanksgiving
Pie Sale again this year.  We are grateful to Tom Fosnot and Ruth-Anne
Adams, LSRHS parents and owner/chefs of The Hyve, for offering their
talents in crafting an array of wonderful Thanksgiving dessert choices.

Pies can be ordered through our extended deadline November 13 via our
website  www.FELSGrant.org , or via the QR code
below.  Pick-up will be Tuesday, November 21.  Pick-up times and location
information are on the pie ordering website.

Pies can also be purchased as a gift for LSRHS faculty and staff and/or for
donation to the Lincoln or Sudbury Fire and Police and to the Sudbury Food
Pantry at Ascension Parish/Our Lady of Fatima Church in Sudbury.  A donor
has notified the Lincoln Food Pantry that they will supply pies for all
households who utilize the Pantry, and thus further donations for them from
FELS are not needed this year.  All gifted and donated pies will be
delivered by FELS to their respective recipients.

Don't need a pie this Thanksgiving?  Please consider a donation to FELS.
Our goal for our 2023 Annual Appeal is $15,000.

FELS, the Foundation for Educators at LSRHS, is a non-profit organization
founded in 2000 by then-Lincoln-Sudbury parent Peter von Mertens that
awards enrichment grants to Lincoln-Sudbury High School faculty and staff
to pursue their professional and personal interests and passions.  FELS
offers parents a tangible way to show their appreciation to the L-S
professional staff for the unflagging dedication, tireless effort, and
genuine caring they routinely offer our children. Our guiding principle is
“Inspired Teachers Inspire Students.”

For further questions, contact Nancy Marshall at ad...@felsgrant.org.

Thank you.

[image: image.png]
-- 
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.

[LincolnTalk] Cooking class for kids?

[Rob Haslinger]

This is a long shot but my 5 year old son is obsessed with cooking and
always has been. He calls himself a “chef”. Does anyone know of an
organization that offers cooking classes for children?
Thanks Rob
-- 
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.

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[Bijoy Misra]

You appear to be a long-time resident of the town, I am a relative newcomer
(2004).
Respectfully I wish to state that I was in a scene in 2019 while some of
the current
individuals were pushing to rezone Lincoln station to create some box like
units under
the instigation of a developer.  The developer's man was running the slides
in a public
meeting of which I was a host.  There were massive complaints and the
movers did
retreat.  Now it has again been proposed under a new garb while the
rezoning of the
station area is not mandatory.  There is reason to doubt people's
intentions since
it appears that rezoning Lincoln station is the only game in town.  I hope
you would
agree that a distributed development will have a better reward to the town
than
creating massive housing for profit.   Various other options have been
mapped
and they do look elegant from the town point of view.  .
Bijoy Misra

On Mon, Nov 6, 2023 at 8:48 PM Tricia Thornton-Wells <
triciathorntonwe...@gmail.com> wrote:

> It’s been very hard to read message after message of people accusing
> others of trying to ruin this town.  I’m really very sad and tired of
> hearing it all.
>
> 1. At the last town meeting, people told the RLF their renderings were too
> generic and asked them to put together renderings that were more specific
> to what they envisioned being developed.  So, trying to be responsive to
> these requests, they are putting together renderings of what is currently
> conceived. Of course these are going to be hypothetical!  That doesn’t mean
> they are acting in bad faith, putting forth a lie. I personally do not
> believe they are operating in bad faith. Do they have a vested interest in
> making sure *something* moves forward?  Yes, of course. That doesn’t mean
> they are willing to go along with something they think will be bad for the
> town? No. Fundamentally, I believe people who volunteer their time and
> money to an organization like RLF love this town and want good things for
> it.
>
> 2-3. The upcoming vote will determine whether a majority of the town (most
> of whom are not on this increasingly toxic echo chamber) believes the
> Lincoln Station area, owned by RLF, should be allowed to pursue development
> with more freedom to negotiate than they have now—something that would be
> profitable, because of increased density, and that could also be a great
> benefit to the town. I personally believe the RLF has good intent and will
> work with a developer to build such a space. I also believe that keeping
> the Mall space as-is is a recipe for commercial/economic failure. I also
> believe we can be a (small) part of the solution to increasing housing
> stock in the Boston metro area.
>
> Why is everyone so afraid and so convinced that *any* and all change will
> be bad? We all do the best we can under the circumstances, which are *not*
> the same circumstances as 20 or 40 years ago.  Please, let’s stop resisting
> every single thing and have a reasonable conversation about how to move
> forward based on today, here, in Lincoln in 2023. We all love Lincoln, or
> we wouldn’t be here.
>
> Sincerely,
> Tricia Thornton-Wells
> 112 Trapelo Rd
>
>
>
> On Nov 6, 2023, at 6:29 PM, Peter Buchthal  wrote:
>
> 
> At the previous planning/hcawg meeting of October 24th, we learned that
> RLF is planning to hire a consultant to draw potential renderings of a new
> Lincoln Mall and present them to the town at some point.   It is really
> hard for town residents to evaluate the potential impact of the proposed
> changes to  the Lincoln Mall zoning without a detailed discussion.  I
> understand the planning board is considering further zoning amendments for
> the new overlay districts to better protect the town's interests.I
> foresee several problems with this strategy.
>
> 1)  Any drawings or renderings will be purely hypothetical and not binding
> on the RLF or any future owner of the Mall as there is no requirement that
> they be actually submitted to the town for a building permit.
> 2)  Assuming a HCA Overlay district is passed at the March Town meeting, I
> see very few obstacles to building whatever the developer chooses to build
> as the town will have NO ability to influence a future developer to do
> anything unless they need a variance for something.
> 3)  Hypothetically, one day after the HCA Overlay district passes the
> March Town Meeting, CIVICO could submit drawings to the Town of Lincoln
> Building Department and the current zoning rules would apply to their
> project without the ability of the town to influence the project.  As long
> as CIVICO starts construction within  12 months of submitting building
> plans, the rules at the time of plan submission would govern the project.
> period, full stop.  Any future safeguards that the town might want to
> impose on development within the Mall area wouldn't apply to plans that
> were submitted prior to the acceptance of any future zoning changes at a
> different town meet

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[cynthia schliemann]

Thank you, Tricia, and I totally agree!  I almost never comment on Lincoln
Talk, but this ongoing conversation has become tiresome and frustrating… I
thank all the people in Lincoln who so selflessly volunteer their time for
everything!  I don’t volunteer (I’m a little too shy), but I DO care — as
we all do!

Thank you all,
Cindy Schliemann
50 Silver Hill Road




On Mon, Nov 6, 2023 at 8:49 PM Tricia Thornton-Wells <
triciathorntonwe...@gmail.com> wrote:

> It’s been very hard to read message after message of people accusing
> others of trying to ruin this town.  I’m really very sad and tired of
> hearing it all.
>
> 1. At the last town meeting, people told the RLF their renderings were too
> generic and asked them to put together renderings that were more specific
> to what they envisioned being developed.  So, trying to be responsive to
> these requests, they are putting together renderings of what is currently
> conceived. Of course these are going to be hypothetical!  That doesn’t mean
> they are acting in bad faith, putting forth a lie. I personally do not
> believe they are operating in bad faith. Do they have a vested interest in
> making sure *something* moves forward?  Yes, of course. That doesn’t mean
> they are willing to go along with something they think will be bad for the
> town? No. Fundamentally, I believe people who volunteer their time and
> money to an organization like RLF love this town and want good things for
> it.
>
> 2-3. The upcoming vote will determine whether a majority of the town (most
> of whom are not on this increasingly toxic echo chamber) believes the
> Lincoln Station area, owned by RLF, should be allowed to pursue development
> with more freedom to negotiate than they have now—something that would be
> profitable, because of increased density, and that could also be a great
> benefit to the town. I personally believe the RLF has good intent and will
> work with a developer to build such a space. I also believe that keeping
> the Mall space as-is is a recipe for commercial/economic failure. I also
> believe we can be a (small) part of the solution to increasing housing
> stock in the Boston metro area.
>
> Why is everyone so afraid and so convinced that *any* and all change will
> be bad? We all do the best we can under the circumstances, which are *not*
> the same circumstances as 20 or 40 years ago.  Please, let’s stop resisting
> every single thing and have a reasonable conversation about how to move
> forward based on today, here, in Lincoln in 2023. We all love Lincoln, or
> we wouldn’t be here.
>
> Sincerely,
> Tricia Thornton-Wells
> 112 Trapelo Rd
>
>
>
> On Nov 6, 2023, at 6:29 PM, Peter Buchthal  wrote:
>
> 
>
> At the previous planning/hcawg meeting of October 24th, we learned that
> RLF is planning to hire a consultant to draw potential renderings of a new
> Lincoln Mall and present them to the town at some point.   It is really
> hard for town residents to evaluate the potential impact of the proposed
> changes to  the Lincoln Mall zoning without a detailed discussion.  I
> understand the planning board is considering further zoning amendments for
> the new overlay districts to better protect the town's interests.I
> foresee several problems with this strategy.
>
> 1)  Any drawings or renderings will be purely hypothetical and not binding
> on the RLF or any future owner of the Mall as there is no requirement that
> they be actually submitted to the town for a building permit.
> 2)  Assuming a HCA Overlay district is passed at the March Town meeting, I
> see very few obstacles to building whatever the developer chooses to build
> as the town will have NO ability to influence a future developer to do
> anything unless they need a variance for something.
> 3)  Hypothetically, one day after the HCA Overlay district passes the
> March Town Meeting, CIVICO could submit drawings to the Town of Lincoln
> Building Department and the current zoning rules would apply to their
> project without the ability of the town to influence the project.  As long
> as CIVICO starts construction within  12 months of submitting building
> plans, the rules at the time of plan submission would govern the project.
> period, full stop.  Any future safeguards that the town might want to
> impose on development within the Mall area wouldn't apply to plans that
> were submitted prior to the acceptance of any future zoning changes at a
> different town meeting
>
> To approve any of the current plans with the Lincoln Mall being part of a
> new overlay district without any zoning amendments to be approved  at the
> same time, opens the town for an unnecessary disaster.  It would be better
> for the Town to NOT include the Lincoln Mall in an HCA overlay district so
> that a normal vetting of plans at a town meeting will ensure that everyone
> in the Town is happy with the project.  This strategy will allow more
> affordable units, ensure commercial development is actually built, an

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[Garrick Niemiec]

Why is the town not explaining this to the town...why the deception

On Mon, Nov 6, 2023, 4:06 PM Sara Mattes  wrote:

> Once rezone with the HCA, the property owner can put up pretty much
> whatever they want.
> That is the point of the HCA-to get around our normal process for managing
> development in Lincoln.
> No proposals are required for the town to see.
> The development is *BY RIGHT*, they just need to comply with some very
> basic zoning-wetlands setbacks, other set backs, etc.
>
> And, as was made clear in a public presentation, dense housing is the most
> profitable use of the land, not retail.
>
> The discussion about the Mall is confusing as concepts were discussed and
> proposals were to be offered at a later date.
> In addition, the RLF said they were looking to most lily sell and were in
> discussion with a local developer-CIVICO.
> Regardless of what is discussed now, as it stands now, once rezoned the
> owner, either the RLF but most like a new owner, can do whatever they see
> fit with that land.
>
> That is why this is all so difficult and generating so much debate.
>
> It is important that we all learn as much as possible and attend each and
> every meeting to better understand what is being proposed and what is at
> stake.
>
>
>
>
>
>
>
>
> --
> Sara Mattes
>
>
>
>
> On Nov 6, 2023, at 1:43 PM, Deborah Greenwald 
> wrote:
>
> Dear All,
> I would very much like to have David's proposals included in our vote. He
> And are we taking bids from multiple developers? Some might be more
> amenable to more low income units.
> To me it seems that considering any development near Codman Farm is akin
> to building an apartment building on the Boston Public Gardens or
> Concord's Monument Square. That area is one of Lincoln's jewels and should
> be preserved.
> On Sun, Nov 5, 2023 at 10:01 PM David Cuetos 
> wrote:
>
>> I have received some questions from residents trying to understand why
>> our HCA proposals overlay zoning over existing multi-family districts. I
>> thought the rationale was important enough to share it with the wider
>> public.
>>
>> I believe the town would be better served by separating as much as
>> possible the zoning exercise required for compliance approval from actual
>> development. Zoning existing multifamily developments accomplishes that
>> goal, as those properties already have the characteristics we would like to
>> see and they are unlikely to be redeveloped. Let me explain the logic
>> behind the separation.
>>
>> HCA compliance requires us to zone a certain number of acres to a certain
>> density by right. What that means is that as long as the developer does
>> not go past our height and setback bylaws, they do not need to ask the town
>> for feedback. This is not what historically happened in Lincoln.
>> Historically every multi-family development was a give and take between the
>> developer and the town. In that process the town was able to extract
>> important concessions like the number of affordable units, measures to
>> reduce environmental impact, etc.
>>
>> While that give and take was quite important, for areas rezoned under HCA
>> the town's influence is diminished even further as developers would get an
>> override over certain town bylaws the State considers too
>> restrictive. Among them two are chief: affordability and wetland setbacks.
>> The state will only allow us to ask a developer to include 10% affordable
>> units. The town’s bylaws require 15%, and historically the town has never
>> approved anything below 25%, including some units reserved for low income
>> households. 25% is also the lowest percentage of units for an entire
>> development to count towards 40B State requirements. The other requirement
>> at odds is wetlands setback. The town’s bylaws require 100’ and the State
>> only gives us 50’. This difference would be critical in some sensitive
>> areas like Codman Rd.
>>
>> Our view is that it is detrimental to the town’s general interest to
>> allow a developer to build a large multifamily building without going
>> through town meeting approval. The success of Oriole Landing is testament
>> to the usefulness of town meeting: a win-win for the town and the
>> developer. We have actually learned from other towns like Winchester that
>> we can drive a much tougher bargain than we have done in the past.
>>
>> We see with skepticism claims that the Oriole Landing developer, who made
>> an estimated $12M profit and was able to get through town meeting in nine
>> months, does not want to go through town meeting again. Lincoln has
>> historically not been an obstructive town towards multi-family developers
>> and there is no reason to think that would change now that HCA has lowered
>> Town Meeting approval thresholds from 2/3 to just a simple majority.
>>
>> I ask all residents to consider that when they vote to rezone an area,
>> they are de facto abdicating their democratic right to influence future
>> development.
>>
>> David Cuetos

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[Joan Kimball]

Tricia, thank you so much.  You have captured how I have been feeling and
thinking.

Lincoln Talk gives us an opportunity to share opinions and differences. And
that's great.

But there are a few  who pounce as if they are prosecuting attorneys and
judges all in one, pounce sometimes personally, sometimes nastilly.

Town officials, volunteers like.you and me , through time have worked hard
and created the Lincoln we have today.

  Our current officials are doing.the same. It takes vision, hard work and
meetings til midnight and constancy through issue by issue,. They can't
have the luxury to pounce.

The RLF has brought so much to the town in helping to shape it with
creativity and brilliance.  Preserving land, creating a shopping center,
helping with housing, creating the Lincoln we love.

We moved here in 1974, from Weston, valuing Lincoln, the land, the ethos,
the creativity that established open space and Lincoln Woods, the
preservation of farm lands and the community, working together.  There have
always been differences of opinion and we have managed to find solutions

So can we, please,  move forward--all of us who share deep feelings about
Lincoln-- showing respect for each other.



Joan


















On Mon, Nov 6, 2023, 8:49 PM Tricia Thornton-Wells <
triciathorntonwe...@gmail.com> wrote:

> It’s been very hard to read message after message of people accusing
> others of trying to ruin this town.  I’m really very sad and tired of
> hearing it all.
>
> 1. At the last town meeting, people told the RLF their renderings were too
> generic and asked them to put together renderings that were more specific
> to what they envisioned being developed.  So, trying to be responsive to
> these requests, they are putting together renderings of what is currently
> conceived. Of course these are going to be hypothetical!  That doesn’t mean
> they are acting in bad faith, putting forth a lie. I personally do not
> believe they are operating in bad faith. Do they have a vested interest in
> making sure *something* moves forward?  Yes, of course. That doesn’t mean
> they are willing to go along with something they think will be bad for the
> town? No. Fundamentally, I believe people who volunteer their time and
> money to an organization like RLF love this town and want good things for
> it.
>
> 2-3. The upcoming vote will determine whether a majority of the town (most
> of whom are not on this increasingly toxic echo chamber) believes the
> Lincoln Station area, owned by RLF, should be allowed to pursue development
> with more freedom to negotiate than they have now—something that would be
> profitable, because of increased density, and that could also be a great
> benefit to the town. I personally believe the RLF has good intent and will
> work with a developer to build such a space. I also believe that keeping
> the Mall space as-is is a recipe for commercial/economic failure. I also
> believe we can be a (small) part of the solution to increasing housing
> stock in the Boston metro area.
>
> Why is everyone so afraid and so convinced that *any* and all change will
> be bad? We all do the best we can under the circumstances, which are *not*
> the same circumstances as 20 or 40 years ago.  Please, let’s stop resisting
> every single thing and have a reasonable conversation about how to move
> forward based on today, here, in Lincoln in 2023. We all love Lincoln, or
> we wouldn’t be here.
>
> Sincerely,
> Tricia Thornton-Wells
> 112 Trapelo Rd
>
>
>
> On Nov 6, 2023, at 6:29 PM, Peter Buchthal  wrote:
>
> 
> At the previous planning/hcawg meeting of October 24th, we learned that
> RLF is planning to hire a consultant to draw potential renderings of a new
> Lincoln Mall and present them to the town at some point.   It is really
> hard for town residents to evaluate the potential impact of the proposed
> changes to  the Lincoln Mall zoning without a detailed discussion.  I
> understand the planning board is considering further zoning amendments for
> the new overlay districts to better protect the town's interests.I
> foresee several problems with this strategy.
>
> 1)  Any drawings or renderings will be purely hypothetical and not binding
> on the RLF or any future owner of the Mall as there is no requirement that
> they be actually submitted to the town for a building permit.
> 2)  Assuming a HCA Overlay district is passed at the March Town meeting, I
> see very few obstacles to building whatever the developer chooses to build
> as the town will have NO ability to influence a future developer to do
> anything unless they need a variance for something.
> 3)  Hypothetically, one day after the HCA Overlay district passes the
> March Town Meeting, CIVICO could submit drawings to the Town of Lincoln
> Building Department and the current zoning rules would apply to their
> project without the ability of the town to influence the project.  As long
> as CIVICO starts construction within  12 months of submitting 

Re: [LincolnTalk] Why Lincoln should overlay HCA zoning over existing multi-family districts

[RAandBOB]

I couldn’t agree more.Ruth Ann(She, her, hers)On Nov 6, 2023, at 8:48 PM, Tricia Thornton-Wells  wrote:It’s been very hard to read message after message of people accusing others of trying to ruin this town.  I’m really very sad and tired of hearing it all. 1. At the last town meeting, people told the RLF their renderings were too generic and asked them to put together renderings that were more specific to what they envisioned being developed.  So, trying to be responsive to these requests, they are putting together renderings of what is currently conceived. Of course these are going to be hypothetical!  That doesn’t mean they are acting in bad faith, putting forth a lie. I personally do not believe they are operating in bad faith. Do they have a vested interest in making sure *something* moves forward?  Yes, of course. That doesn’t mean they are willing to go along with something they think will be bad for the town? No. Fundamentally, I believe people who volunteer their time and money to an organization like RLF love this town and want good things for it. 2-3. The upcoming vote will determine whether a majority of the town (most of whom are not on this increasingly toxic echo chamber) believes the Lincoln Station area, owned by RLF, should be allowed to pursue development with more freedom to negotiate than they have now—something that would be profitable, because of increased density, and that could also be a great benefit to the town. I personally believe the RLF has good intent and will work with a developer to build such a space. I also believe that keeping the Mall space as-is is a recipe for commercial/economic failure. I also believe we can be a (small) part of the solution to increasing housing stock in the Boston metro area. Why is everyone so afraid and so convinced that *any* and all change will be bad? We all do the best we can under the circumstances, which are *not* the same circumstances as 20 or 40 years ago.  Please, let’s stop resisting every single thing and have a reasonable conversation about how to move forward based on today, here, in Lincoln in 2023. We all love Lincoln, or we wouldn’t be here. Sincerely,Tricia Thornton-Wells112 Trapelo RdOn Nov 6, 2023, at 6:29 PM, Peter Buchthal  wrote:At the previous planning/hcawg meeting of October 24th, we learned that RLF is planning to hire a consultant to draw potential renderings of a new Lincoln Mall and present them to the town at some point.   It is really hard for town residents to evaluate the potential impact of the proposed changes to  the Lincoln Mall zoning without a detailed discussion.  I understand the planning board is considering further zoning amendments for the new overlay districts to better protect the town's interests.    I foresee several problems with this strategy.  1)  Any drawings or renderings will be purely hypothetical and not binding on the RLF or any future owner of the Mall as there is no requirement that they be actually submitted to the town for a building permit.2)  Assuming a HCA Overlay district is passed at the March Town meeting, I see very few obstacles to building whatever the developer chooses to build as the town will have NO ability to influence a future developer to do anything unless they need a variance for something. 3)  Hypothetically, one day after the HCA Overlay district passes the March Town Meeting, CIVICO could submit drawings to the Town of Lincoln Building Department and the current zoning rules would apply to their project without the ability of the town to influence the project.  As long as CIVICO starts construction within  12 months of submitting building plans, the rules at the time of plan submission would govern the project. period, full stop.  Any future safeguards that the town might want to impose on development within the Mall area wouldn't apply to plans that were submitted prior to the acceptance of any future zoning changes at a different town meetingTo approve any of the current plans with the Lincoln Mall being part of a new overlay district without any zoning amendments to be approved  at the same time, opens the town for an unnecessary disaster.  It would be better for the Town to NOT include the Lincoln Mall in an HCA overlay district so that a normal vetting of plans at a town meeting will ensure that everyone in the Town is happy with the project.  This strategy will allow more affordable units, ensure commercial development is actually built, and will allow a negotiation between the town and the developer for a development of importance to the Town. There is no logical way to skip that negotiation to safeguard the town that we know and love.Peter BuchthalWeston Rd.On Mon, Nov 6, 2023 at 5:12 PM Sara Mattes  wrote:Please let us know exactly what legal teeth site plan review has.I have asked for that repeatedly and have heard….crickets.Yes there will be some wetlands protections, but not Lincoln’s set backs.Yes, there will be some set bac