Re: [LincolnTalk] Proposal for Compliance with Housing Choice Act

[Cynthia E. Bencal]

Thanks, Ken.  Very helpful information.
Cindy Bencal

On Tue, Sep 26, 2023 at 1:26 PM Ken Hurd  wrote:

> Hello LincolnTalkers,
>
>
>
> At the annual State of the Town Meeting to be held at the Lincoln Schools
> on Saturday, September 30th., Lincoln residents will have the opportunity
> to become more informed on four major issues facing the town, including the
> following: 1) compliance with the Housing Choice Act;  2) a proposed
> Climate Action Plan for Lincoln;  3) the development of a Strategic Plan to
> improve Inclusion, Diversity, Equity and Anti-Racism in our community; and
> 4) a proposed Community Center on the school campus.
>
>
>
> I’d like to express my appreciation for the work of all the committees
> that have met over the summer to prepare for this event, but especially for
> the Housing Choice Act Working Group with which I am most familiar.  In my
> opinion, their process has been a laudable model on many levels.
>
>
>
> With the help of a consultant, they began by unpacking the complexities of
> the Housing Choice Act, the crux of which required a certain amount of
> acreage in the town to be re-zoned to permit higher-density housing
> as-of-right.  There were formulas in the Act that prescribed size,
> connectivity, proximity to transportation, etc. of various parcels to be
> re-zoned, and from these, the committee initially determined that there
> were two pathways by which Lincoln could mathematically comply. Both
> approaches featured re-zoning the minimum area required near the railroad
> station with the balance of the acreage required by the law to be made up
> by re-zoning certain parcels in North Lincoln. These became known as Option
> A and Option B depending on which North Lincoln parcels were used.
>
>
>
> Last Spring, they shared this information in several forums in which they
> invited the public to comment, and to their credit, they took many
> suggestions to heart.  Chief among these was the fact that neither of the
> proposed solutions was in keeping fully with the spirit of the law, which
> ideally would allow most of the higher density housing to be built closer
> to public transportation.  Over the summer, the committee then worked with
> property owners to include the stretch between the railroad and Codman Road
> in the allowable area to be re-zoned for greater density, thus reducing but
> not eliminating the additional area needed in North Lincoln to comply.
>
>
>
> One of the drawbacks of the law as originally written was the exclusion of
> any commercial activity allowed in the re-zoned districts.  Because of
> Lincoln’s initiative and that of other small towns served by public
> transportation, the Executive Office of Housing and Livable Communities 
> amended
> the act in August to permit the allowable housing that could be built in an
> adjacent mixed-use district to count toward overall compliance, even though
> the land area itself would not contribute toward the total acreage required.
>
>
>
> Currently, the area near the railroad known as Lincoln Station is zoned
> for business use only, and it encompasses a total of five acres that
> include the mall, the two public parking lots as well as the Doherty’s
> Garage parcel.  The committee is proposing to re-zone it to become a new
> Village District that would permit mixed-use development, and by doing so,
> the number of potential housing units that could be built would count
> toward compliance and eliminate the need to re-zone any parcel in North
> Lincoln.  This new approach will be presented as Option C, and it appears
> that it will satisfy both the legal requirements as well as the spirit
> intended by the Housing Choice Act.  And, keep in mind that the Act does
> not require that housing must actually be built, but only that it could be
> built as-of-right.
>
>
>
> With this re-zoning, it also allows the current mall to become eligible
> for redevelopment, thus consolidating decades of work that go back to the
> 1990’s.  That effort began with a vision of transforming the Lincoln
> Station area to become a walkable village center, and that vision was
> ultimately ratified by Town Meeting in 2010 when it adopted the Long-Range
> Comprehensive Plan.
>
>
>
> In addition to this story boding well for a win-win outcome over the
> long-term, I want to commend the members of the Housing Choice Act Working
> Group for how they navigated this journey.  In my opinion, despite the
> well-meaning intentions of the law as initially promulgated, it was
> nevertheless confusing, and in some ways simply badly written and therefore
> often misunderstood.  Getting a consultant’s help when necessary, the
> committee set about to understand fully the problem that needed to be
> solved, sought and incorporated as much public input as possible and
> appropriate, built consensus among many stakeholders, and demonstrated the
> initiative and leadership that we’ve come to expect in our town.
>
>
>
> In my mind, this is 

[LincolnTalk] looking for maternity clothes

[Cynthia E. Bencal]

Hi LT,
We are looking for maternity clothes, size small.  Does anyone have
maternity clothes to sell or recycle?  Please email me directly.
Thanks!
Cindy
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Re: [LincolnTalk] Responding to this morning’s dialogue about the MS principal search committee

[Cynthia E. Bencal]

Well-stated. Kristen.  Thank you.
Cindy B.

On Fri, Feb 3, 2023 at 12:19 PM Kristen Ferris 
wrote:

> I am not a regular LT user and so apologies, I can’t figure out how to
> respond directly to this morning’s thread, but wanted to add to the
> discussion.
>
> I value the discussion and debate in the LT community, and appreciate the
> sentiments expressed around that. At the same time, I think virtual forums
> can allow us to be more hurtful and lacking in empathy than we would be in
> other in-person discussions, and I think we have to guard against that.
> Statements that are personally hurtful should not be allowed here.
>
> In that vein, I think calling out any Boston resident parent of our school
> community as "not a Lincoln parent" is hurtful, especially in the context
> of this person making such a generous commitment to our shared school
> community. We know our Boston resident students and families experience
> less belonging in our school and town communities, and this impacts their
> daily experiences and outcomes. These sorts of statements move us in the
> wrong direction.
>
> Yes, every parent brings their own perspective. And, I think we should all
> recognize that for many, many years in our decision-making, the Boston
> resident community has been under-represented. And, that this is a
> community that it is particularly important to design for, in the context
> of the data we have on belonging in our district.
>
> I know many of us are grappling with how to reckon with the ongoing
> structural racism and other forms of institutionalized privilege around us.
> Beginning to over-represent those that have been historically
> underrepresented seems like a great way to start.
>
> Kristen Ferris
>
> Sent from my iPhone
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Re: [LincolnTalk] piano tuner?

[Cynthia E. Bencal]

To the Lincoln Talk moderators:

I just saw recommendations for piano tuners on the Lincoln Squirrel list,
so I do not need this request posted on Lincoln Talk.  Sorry.  Please do
not post my request.  I don't want to waste people's time.  (I don't know
how to delete a gmail email that I have already sent!)

Thanks,
Cindy Bencal

On Sun, Jan 29, 2023 at 4:46 PM Cynthia E. Bencal 
wrote:

> Hi All,
> Do any of you have suggestions for a good piano tuner (who is available
> and fairly local)?
> Many thanks,
> Cindy
>
> --
> Cynthia Bencal
> 781-259-1898
> 781-258-1344
>
>

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[LincolnTalk] piano tuner?

[Cynthia E. Bencal]

Hi All,
Do any of you have suggestions for a good piano tuner (who is available and
fairly local)?
Many thanks,
Cindy

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Cynthia Bencal
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Re: [LincolnTalk] Tack Room

[Cynthia E. Bencal]

I've only eaten there three times (one lunch and two dinners).  I've never
done take-out.  The food and service dining-in has been fine and quite
delicious.

It may be a problem with the take-out cooking/system, etc.

 I agree that the owner/manager should be alerted to this dissatisfied
customer so the problem can be addressed.

On Thu, Sep 8, 2022 at 9:46 PM Adam M Hogue  wrote:

> I agree John,  never had a bad meal, always great service it’s just a fun
> place to go and see people town.
>
> *Adam M Hogue*
> *Cell: **(978) 828-6184 <(978)%20828-6184>*
>
> On Sep 8, 2022, at 9:13 PM, John Robinson  wrote:
>
> 
> I’ve ordered takeout from the Tack Room four or five times in the last
> couple months, and it’s always been flawless: crispy, warm pork belly;
> delicious wings; fantastic General Tso cauliflower. When I’ve eaten there
> in person, the food has been tremendous, the staff friendly and helpful,
> and the cocktails inspired.
>
> If anyone wants to speak to the management directly, their website has the
> restaurant’s phone number, and a form where you can leave comments. They
> also maintain an active presence on Instagram (and I imagine other social
> media sites as well).
>
> — John Robinson
> On Sep 8, 2022, 8:39 PM -0400, Diana Abrashkin ,
> wrote:
>
> Can somebody speak to the restaurant owner, and explain Lincoln's stake in
> this, and how we intend to give The Tack Room any & all ways we're going to
> give them special treatment assuming they meet us halfway & give Lincoln
> special attention, too.
> '
> Diana Abrashkin, Registered Architect
> www.CuracaoWithDiana.com
> www.ADCarchitecture.com
> US telephone (781) 259-0203
>
>
> On Thu, Sep 8, 2022 at 8:29 PM JACQUELINE SASSO via Lincoln <
> lincoln@lincolntalk.org> wrote:
>
>>
>> Is anyone experiencing poor quality in the take out food from the Tack
>> Room?  We try to give them business so Lincoln doesn’t lose the only
>> restaurant but more than not we have gotten chicken wings that were not
>> fully cooked, rubbery chicken sandwiches, the the burgers cannot be
>> specified well done, medium, etc., are mostly raw and the menu online is
>> not updated and the already stressed person who takes the phone order.
>>
>> Thoughts, comments….
>>
>> Jackey
>>
>> Sent from my iPad
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Re: [LincolnTalk] Lincoln Arts and Farmers Market, Saturday 9-1pm

[Cynthia E. Bencal]

The band is great!

On Sat, Aug 20, 2022 at 5:51 PM Nadia Jackson 
wrote:

> The band was really nice todayI don't know how to tell them privately
> so I'll announce it publicly. :)  ❤
> Surely worth a stroll by and bringing a chair for the next time if anyone
> is in town
>
>
>  class="signature-truncate"> class="signature-truncate"> 
> class="signature-truncate">
>
>  style="font-family: garamond,new york,times,serif;">Nadia Jackson., LMHC
>   Licensed Mental Health Counselor Tel: 508-216-4203
>  style="font-family: garamond,new york,times,serif;"> style="font-family: 
> garamond,new york,times,serif;"> style="font-family: garamond,new 
> york,times,serif;"> style="font-family: garamond,new york,times,serif;">
> CONFIDENTIALITY NOTICE:  style="font-size: 10px;">
> This e-mail message (including attachments) is covered by the Electronic 
> Communications Privacy Act, 18 U.S.C. 2510-2521, and is intended only for the 
> person or entity to which it is addressed and may contain confidential and/or 
> privileged material. Any unauthorized review, use, disclosure, dissemination, 
> copying, forwarding or distribution is prohibited. If you are not the 
> intended recipient, please contact the sender by reply e-mail and destroy all 
> copies of the original message. If you are the intended recipient but do not 
> wish to receive communications through this medium, please so advise the 
> sender immediately.
>
>
>
>
>
> On 08/19/2022 8:48 PM Jocelyn Finlay  wrote:
>
>
> Come and be part of the community and charm of the Lincoln Arts and
> Farmers Market at 145 Lincoln Rd, Lincoln MA (outside the Tackroom and Post
> Office) 9-1pm Saturday.
>
> Gift cards, baked goods, produce, cut flowers, jams and jellies, alpaca
> yarn, and more. I will be there with my Studio at the Market for headshots
> https://jocelynfinlay.com/packages/
>
> The Lincoln Traditional Jazz Band will be playing 10-12.
>
> See you Saturday!
>
> Best wishes
>
> Jocelyn
>
> Jocelyn Finlay
> Portfolio Photographer
> https://jocelynfinlay.com 
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Re: [LincolnTalk] garden help - who was it?

[Cynthia E. Bencal]

I would like the (gardening) student's name and email address as well.
Thanks.

On Sat, Jun 25, 2022 at 1:11 PM Anne Warner  wrote:

>
> There was a student who reached out on Lincoln Talk within the last two
> weeks or so who said she was available for garden help. Can anyone
> resurrect her name and email address?
> --
> Anne Taubes Warner
> warneran...@gmail.com
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[LincolnTalk] Rhododendron help

[Cynthia E. Bencal]

Does anyone know someone who could evaluate and treat my ailing
rhododendrons?  My wonderful rhody guy retired last year and my bushes are
suffereing!
Thank you!
Cindy Bencal


Cynthia Bencal
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Re: [LincolnTalk] Poland?

[Cynthia E. Bencal]

Yes!  My cousin, Michael Bencal, let me know that help is needed at the
Warsaw, Poland train station to hand out food and water to refugees.  He is
traveling there for a week in May in order to help in Warsaw.  He speaks
Polish.

Help at the Ukrainian/Polish border needs people who are fluent in either
Ukrainian or Polish. Hope this helps people who want to volunteer to travel
to Poland/ Ukraine.


On Thu, Mar 24, 2022 at 4:43 PM susan winship 
wrote:

> Anyone have any idea of how to volunteer in Poland?
> Susan
> Susan Winship, LICSW
> Executive Director
> South Sudanese Enrichment for Families
> PO Box 492
> Lincoln, MA 01773
> 781-424-8774
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[LincolnTalk] afghan refugees

[Cynthia E. Bencal]

Could somebody resend the info about ways to volunteer to help Afghan
refugees?  I read it on Lincolntalk yesterday, but I can't find it now.
Thanks


Cynthia Bencal
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Re: [LincolnTalk] Need moving boxes

[Cynthia E. Bencal]

Very funny!  Thanks for the laugh!

On Mon, Jan 10, 2022 at 8:24 PM Nicholas Ribush 
wrote:

> Nope. Mine are perfectly still.
>
> On Mon, Jan 10, 2022 at 6:49 PM DEBBY ADAMS via Lincoln <
> lincoln@lincolntalk.org> wrote:
>
>> Does anyone have moving boxes ?
>>
>>
>> Sent from my iPhone
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> 6 Goose Pond Rd.
> Lincoln MA 01773
> USA
> (617) 877-1610
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