[LincolnTalk] ISO: Roof top box

[William Broughton]

Hi Lincoln,

Happy New Year. Looking for a roof rack cargo box (Thule or similar) for
our car, ideally size Large or XL, large enough to hold skis. Before I
purchase new, I thought I'd see if anyone has a gently used one that they
would be interested in selling.

Thanks,
Will

William R. Broughton
+1-978-857-2985
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Re: [LincolnTalk] Housing Choice FAQs

[William Broughton]

I’m sorry but isn’t that the exact opposite of what John just quoted from a Massachusetts guide for property assessors?Best,WillOn Nov 27, 2023, at 6:39 PM, DJCP  wrote:BUt I think the point is that the assessment doesn't change until the 30 units are built. Sure it has more potential value, and someone may pay more for it than before the zoning change, but it won't change your actual assessment or tax bill. Diana On Mon, Nov 27, 2023 at 6:25 PM John F. Carr  wrote:I don't think this statement is accurate:
"Properties are assessed based on their current use, not on future
possible use."

Quoting from a Massachusetts guide for property assessors:

"Fair cash valuation is based on the highest and best use of the land, which
should reflect the applicable zoning, building or other land use laws and
regulations, as well as the physical characteristics of the land."

A buildable lot in Lincoln, zoned for one residence, is worth over
half a million
dollars.  What happens if that land is rezoned to allow 30 units instead of one?
The land is going to be worth several million dollars, not half a million.  The
assessed value of the structure on the land has not changed.  The total tax
bill has changed.

John Carr

On Wed, Nov 22, 2023 at 2:29 PM Jennifer Glass via Lincoln
 wrote:
>
> On behalf of the HCAWG Outreach Team, we wish you a relaxing holiday weekend.
>
>
> - Jennifer, Gary, Kathy
>
>
> 2023 11 22 Housing Choice Act Working Group - FAQs
>
> What is Option E? A group of residents submitted an option that was reviewed at the November 21st Housing Choice Act Working Group (HCAWG) meeting. Documents describing the option, as submitted, may be found in the documents section of the HCAWG web page (https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group).  The link to the meeting recording is here:  https://us06web.zoom.us/rec/share/OWG-84wg0A5W2q8JB2fYWrWAoTq7sMmr4Mv8qCJRRMn0IV7INcFS1evLwQljYv8-.1lOpdFNjrb0Yvp2Q
>
>
>
> Will property value assessments change with rezoning?  No. Properties are assessed based on their current use, not on future possible use.  If a neighbor’s property changes use, that still does not affect assessment.  Assessments change when an individual property’s use changes.
>
>
>
> Why is the commuter parking lot included in the Village Center subdistrict? All of the options developed by the HCAWG include the Village Center subdistrict which is comprised of the Mall (owned by the RLF), Doherty’s, and the two town-owned commuter parking lots (the resident lot and the one at the back of the Mall).
>
> ·       Both commuter lots are currently part of the South Lincoln overlay district. Keeping the lots in the Village Center overlay district is consistent with past practice and planning principles.
>
> ·       As the HCAWG has said from the beginning, and in keeping with planning discussions over the past several decades, including it in the Village Center subdistrict gives the town planning flexibility.
>
> o   The Mall area is small (4 acres). Including the parking lot allows for more holistic planning.
>
> o   Including it gives the Town leverage in conversations about how that area is redeveloped.
>
> o   Residents have expressed strong support for developing moderate and affordable housing. Including the parking lot signals to the state and potential developers that Lincoln is serious about transit-oriented planning.  This would help the Town gain access to housing development funding that is only available to municipalities.  This funding is what would make moderate/affordable housing possible.
>
> o   It is also a signal to the MBTA that we are doing our part and expect them to do theirs when it comes to providing an accessible station and improved service.
>
> ·       Because it is town-owned land, ANY change in use of the parking lot requires a 2/3 majority vote at a Town Meeting. This would still be true even if it is rezoned as part of the HCA. There is no downside to including it as part of a rational zoning process.
>
>
>
> Is the vote for an option at the Special Town Meeting binding?  The HCAWG and the Select Board will consider the vote binding subject to any necessary technical changes needed for compliance.
>
> ·       No matter which option residents choose on December 2nd, the proposal will need to go through an initial compliance check by the Executive Office of Housing & Livable Communities (EOHLC).
>
> ·       If changes must be made for compliance, they will be shared with residents as soon as possible before the March Annual Town Meeting.
>
>
>
> Why are we voting in March when the deadline for compliance is December 2024?   The Select Board and Planning Board began talking about the Housing Choice Act in January of 2022 when the legislation was passed (https://www.lincolntown.org/AgendaCenter/ViewFile/Minutes/_01312022-4365). The guidelines were finalized over the summer of 2022, and the Select Board appointed 

Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[William Broughton]

There is a difference between the statement that Donelan's will remain
after the *initial *mall redevelopment, and what may happen after that.
Thus far it sounds like the RLF ground lease is far from guaranteed. What
is going to happen once the RLF is out of the picture and CIVICO decides to
redevelop the *rest* of the mall. They will have significant leeway within
the proposed by-right zoning. Are we supposed to trust that the developer
will preserve a spot for our only grocery store in town, instead of
shrinking commercial and adding more residential? What about the other
building - our only full-service restaurant space in town? Unless there are
specific restrictions and protections in place - which I asked at
Wednesday's forum and got a non-answer - then I wouldn't bet on it. There
was much talk on Wednesday about putting trust in RLF, and I do, however
once the sale happens the RLF will not be in control and we will be putting
our trust in CIVICO, and that I find hard to buy into.

Best,
Will Broughton



On Fri, Nov 10, 2023 at 5:28 PM Margaret Olson 
wrote:

> Michelle Barnes from the RLF can confirm, but I believe Donelan's will
> remain after the mall redevelopment.
>
> A reminder: zoning affects what the property owner has a right to do with
> their property. It does not dictate that anything be built or changed.
>
> On Fri, Nov 10, 2023 at 4:38 PM Terri via Lincoln 
> wrote:
>
>> Hi all,
>>
>> If I am reading  the rezoning plans correctly the  Reduction in
>> retail includes eliminating Donelans and the  Bank.
>> Is this correct?
>>
>> Theresa K
>>
>>
>> On Friday, November 10, 2023 at 11:25:26 AM EST, Sara Mattes <
>> samat...@gmail.com> wrote:
>>
>>
>> Is the alternative for the nation area to fill it with dense housing,
>> while we are told there will be reduction in retail?
>> And, that housing will only reflect the wealth gap-only 10% affordable,
>> and the rest, high-end?
>>
>> What happened to the concept of a “vibrant commercial center?”
>> What happened to a “walkable village?”
>> What will everyone walk to as retail is reduced?
>> Each other's units?
>>
>> Let us be more creative in what we can develop.
>> As Ken has suggested, we have done it in the past.
>> We seem to have lost our mojo.
>> Let’s get it back.
>>
>> The HCA is NOT the answer.
>>
>>
>>
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Nov 10, 2023, at 10:55 AM, Ken Hurd  wrote:
>>
>> Hello LincolnTalkers,
>>
>> During the discussion on the Zoom forum hosted by the HCAWG on Wednesday
>> evening, I mentioned the recently released report on the history of
>> exclusionary zoning in the Boston area.  And also, for those of you who
>> couldn’t stay to see it following the Wednesday morning forum at Town Hall,
>> below is the link to hear the presentation sponsored by The Boston
>> Foundation.
>>
>> Unless we know our history, it is known that history has a tendency to
>> repeat itself. With respect to objections raised to the options offered by
>> the Housing Choice Working Group, I do hope that current residents can
>> follow the example of earlier Lincoln leaders from the 1970’s who worked
>> with, rather than against, the 40B mandate from the state to provide more
>> affordable housing.  That, and their efforts to preserve land in a way that
>> could be shared with others, made Lincoln a model community that attracted
>> national attention.
>>
>> With the Housing Choice Act, there is no less an opportunity to combine
>> our responsibility to provide more housing in the greater Boston region
>> with helping to revive the ailing Lincoln Station area.  After all, given
>> our current manner of approving development around Lincoln Station and the
>> fact that there has been no interest by developers in doing so for the past
>> eighteen years, even with more favorable economic conditions, why should we
>> expect anything different other than more empty spaces available for lease
>> going forward?
>>
>> I urge us to affirm the work of the Working Group to fulfill the spirit
>> of the Housing Choice Act by supporting Option C, including the rezoning of
>> the mall, to address this conundrum.
>>
>> Here is the link to the report:
>>
>> Exclusionary by Design: An Investigation of Zoning’s Use as a Tool of
>> Race, Class, and Family Exclusion in Boston’s Suburbs, 1920 to Today
>> 
>> tbf.org
>> 
>> 
>> 
>> 
>>
>> Respectfully,
>> Ken Hurd
>>
>>
>>
>>
>>
>>
>>
>>
>>
>>
>>
>>
>> --
>> 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 

Re: [LincolnTalk] HCA & Codman Road

[William Broughton]

I agree. I think the "Option C" as presented is problematic in many ways -
potential negative impacts on: environment, wildlife, affordable housing,
traffic, pollution, town infrastructure, taxes, etc.

There needs to be more discussion and input, and frankly with the HCA
guidelines changing multiple times, the limited community input received 6,
9, or 12 months ago is irrelevant at this point.

I hope that the HCAWG and its consultants present real, viable alternatives
in D1 and D2 tonight, and not half hearted attempts that are really
intended to steer back to Option C. As we have seen from the alternatives
shared by various residents, there are many potential paths to compliance
that should be considered.

Will Broughton


On Tue, Oct 24, 2023 at 9:29 AM Sara Mattes  wrote:

> Bravo!
> Let us re-visit ALL choices and discuss, *as a community,*   the pros and
> cons of each.
> We used to have town-wide planning exercises all the time and that has
> lead to the creative and progressive development we have today.
>
> When did we stop trusting the whole?
>
> Let us trust each other-all of us- to engage and problem-solve…and find a
> consensus “path forward.”
>
> The HCA can be a part  of that, but not the whole.
> We should not let it hijack of democratic solutions to building a legacy
> we can be proud of.
>
>
>
> --
> Sara Mattes
>
>
>
>
> On Oct 24, 2023, at 9:12 AM, Robert Ahlert  wrote:
>
> Thank you Carl.  I think that is where this community resident group
> (growing by the day) is headed with this.  When options drafted back in the
> spring and summer included places like Oriole Landing, Commons, North
> Lincoln, etc, that made sense. Why were they removed?
>
> I think if the MBTA were on its game and able to move people efficiently,
> the commuter rail area would make a lot of sense.  But the MBTA has made
> absolutely NO COMMITMENT to improving rail service and is in fact going in
> the wrong direction.
>
> So with that, we need to zone+build where there is already multi-family
> housing in place (no green field development) AND where the
> infrastructure ACTUALLY exists.  Therefore, the Route 2 corridor by far
> makes the most sense.  Is that a car-centric approach?  Yes.  Is America
> Europe or will it ever be?  No.  We cannot wind back the clock 100 years
> and magically turn ourselves into Switzerland. Should we do nothing? No, we
> should put 130 units = 20% by the commuter rail via HCA zoning.  If that
> works out, we can add more.  But don't give away everything to HCA zoning
> now, we don't have to.
>
> Wishful thinking that the MBTA will get its act together will ruin the
> rural character of S. Lincoln (note the massing and volume of structures
> proposed).
>
> Remember from the Village Center survey, people don't want that density
> near L. Station and they DO want to preserve rural character...
>
> 
>
>
> And again, why rush?  This isn't due until December 2024, yes there is a
> Town Meeting schedule to manage but this is too important to rush it.
>  Let's open it back up to 5 to 7 options for folks to choose from in
> December to get a real sense of the town.
>
> Pay very careful attention to Options D1 and D2 tonight at the Planning
> Board and see if they are both lemons like the false choices at SOTT.
>
> Rob
>
> On Fri, Oct 20, 2023 at 9:44 AM Carl Angiolillo 
> wrote:
>
>> For what it's worth, as one of the lots under consideration on Codman Rd
>> I support all of the HCA options that have been presented so far and I look
>> forward to seeing the additional proposals from the HCWG and from citizen
>> efforts like Rob Ahlert et al.
>>
>> I would have no objection to swapping out logistically constrained
>> acreage on Codman Rd and elsewhere for more practically buildable acreage
>> near Lincoln Station or other areas of existing density served by public
>> transit.
>>
>> (As previously mentioned, my primary objection would be to zoning that
>> encourages car-dependent greenfield development due to the unnecessarily
>> higher natural and environmental impact.)
>>
>> Carl
>> Codman Rd
>>
>> On Thu, Oct 19, 2023 at 3:36 PM David Cuetos 
>> wrote:
>>
>>> Whether a development can accommodate a septic for a given building size
>>> or not is a different matter. The issue at hand is that the town has
>>> submitted a compliance proposal to the State that uses a 50’ wetland buffer
>>> instead of 100’. If we rezoned and the tried to stop a developer from
>>> building on that 100’ buffer, we will have no leg to stand on. A lot of
>>> these problems are exacerbated by sending a poorly thought out proposal
>>> that unnecessarily includes sensitive land. There are better proposals that
>>> do not put wetlands at risk.
>>>
>>> On Wed, Oct 18, 2023 at 21:44 Margaret Olson 
>>> wrote:
>>>
 Yes the state used its definition of developable land to calculate how
 many acres and how many units we must zone for. This definition ignored
 many aspects of a property and the regulations 

Re: [LincolnTalk] Thoughts on the Housing Choice Act and the October 10th Multi-Board Meeting

[William Broughton]

t;>> But make no mistake- do not be fooled by the voices saying "potential
>>>>> development will take decades".
>>>>> If option C of this rezoning gets passed, development will begin
>>>>> immediately.
>>>>>
>>>>> *The HCAWG and the RLF are directly working with Civico, the developer
>>>>> of Oriole Landing*. Civico isn’t working with the town because it
>>>>> likes us and is a trusted town partner… it wants to make money.
>>>>> Civico has threatened the town by saying it will not go through the
>>>>> town meeting process again after it did so with Oriole Landing. The
>>>>> pro-building HCAWG (which includes the Executive Director of the RLF as a
>>>>> member) wants Civico to develop.
>>>>> So in turn, the HCAWG and Planning board added mixed Use Zoning at
>>>>> Lincoln Center to this proposal so it wouldn’t be necessary for them to go
>>>>> through the traditional town meeting process.
>>>>>
>>>>> This gives Civico the chance to push a high cost, high density housing
>>>>> complex (125 units), with only 10% affordable housing (we required 15% 
>>>>> with
>>>>> Oriole landing). And it’s more likely to be passed because *only a
>>>>> simple majority is needed under the HCA instead of the usual 2/3 majority
>>>>> at town meeting*; not to mention, the HCAWG is making it seem like a
>>>>> looming lawsuit and loss of grants are eminent to encourage residents to
>>>>> pass the rezoning.
>>>>>
>>>>> Let me emphasize again- if Civico develops this Subdistrict, it will
>>>>> be 112 units at market rate and 13 units of affordable housing. *Market
>>>>> rate for Oriole Landing is currently $4,000 to $8,500 without utilities,*
>>>>> according to their listing on Apartments.com.
>>>>> That is not affordable housing for anyone who wants to downsize or
>>>>> work in Lincoln, as many seem to be under the impression this development
>>>>> would help.
>>>>>
>>>>> A slide from the presentation:
>>>>>
>>>>> <69012668-7F39-478C-B8C4-134AB43AB1A5.jpeg>
>>>>>
>>>>> <75467D4B-940C-4471-880D-5A25ED122A3D.jpeg>
>>>>>
>>>>> On Mon, Oct 9, 2023 at 9:15 PM William Broughton <
>>>>> wbroughto...@gmail.com> wrote:
>>>>>
>>>>>> Thank you Bob and Rob, among many others, for the helpful insights.
>>>>>>
>>>>>> I have a number of concerns with the currently proposed HCA options.
>>>>>> The impacts to affordable housing in town (both absolute number and
>>>>>> percentage of total), traffic, and finances (taxes) are just a few.
>>>>>>
>>>>>> As another resident mentioned in a separate thread, the potential for
>>>>>> areas like Lincoln Woods, with a higher % of affordable housing units, to
>>>>>> one day be redeveloped and, despite an increase in total number of 
>>>>>> housing
>>>>>> units, result in a net decrease in the town's number of affordable units,
>>>>>> is concerning. If we can only mandate that 10% of new housing units (in 
>>>>>> the
>>>>>> HCA zone) must be affordable, and the 40b threshold for the town is also
>>>>>> 10%, doesn't that imply that the town's overall ratio would get closer 
>>>>>> and
>>>>>> closer to being under the threshold with each new development that is
>>>>>> built? What will that result in - yet more development?
>>>>>>
>>>>>> Further, the argument that the entire district needs to be near
>>>>>> the commuter rail station does not make sense to me. The commuter rail 
>>>>>> is,
>>>>>> at its best, inconvenient and expensive, and at its worst it is both of
>>>>>> those things, plus unreliable. The traffic study that was shared, in my
>>>>>> opinion, grossly understates the potential impact of the additional
>>>>>> vehicles resulting from the additional development. The reality is that
>>>>>> most people, unless they live in perhaps Boston/Cambridge/Somerville, use
>>>>>> cars for much of their daily lives.
>>>>>>
>>>>>> It also pains

Re: [LincolnTalk] Thoughts on the Housing Choice Act and the October 10th Multi-Board Meeting

[William Broughton]

Thank you Bob and Rob, among many others, for the helpful insights.

I have a number of concerns with the currently proposed HCA options. The
impacts to affordable housing in town (both absolute number and percentage
of total), traffic, and finances (taxes) are just a few.

As another resident mentioned in a separate thread, the potential for areas
like Lincoln Woods, with a higher % of affordable housing units, to one day
be redeveloped and, despite an increase in total number of housing units,
result in a net decrease in the town's number of affordable units, is
concerning. If we can only mandate that 10% of new housing units (in the
HCA zone) must be affordable, and the 40b threshold for the town is also
10%, doesn't that imply that the town's overall ratio would get closer and
closer to being under the threshold with each new development that is
built? What will that result in - yet more development?

Further, the argument that the entire district needs to be near
the commuter rail station does not make sense to me. The commuter rail is,
at its best, inconvenient and expensive, and at its worst it is both of
those things, plus unreliable. The traffic study that was shared, in my
opinion, grossly understates the potential impact of the additional
vehicles resulting from the additional development. The reality is that
most people, unless they live in perhaps Boston/Cambridge/Somerville, use
cars for much of their daily lives.

It also pains me to hear, from multiple individuals, that the "potential
development will take decades". I'm a relatively new and young homeowner in
Lincoln. I intend to be here in the future "decades" referenced, and I hope
to get to enjoy Lincoln with my children in much the same way so many
current residents have over the past several decades. These choices we make
today will have big impacts, and we can also be sure that this will not be
the last effort by the Commonwealth to force additional development in the
decades to come.

I look forward to the continued lively debate among residents and the
various working groups, but it feels like there is much more that needs to
be explored before we can have a "final" proposal.

Best,
Will Broughton
Round Hill Rd


On Fri, Oct 6, 2023 at 2:32 PM Robert Ahlert  wrote:

> Thank goodness you are paying attention Bob!
>
> The HCA feels like a juggernaut and options were clearly favored towards
> “all near Lincoln station”.  I have a long series of unanswered questions.
> I hope to get answers and publish them all on a blog/website that everyone
> can read.
>
> I’ll need help to put it together and get answers.
>
> If anyone is even slightly concerned about what is happening with the HCA
> in Lincoln, please email me privately or text me on 781.738.1069.
>
> Rob A
>
> On Fri, Oct 6, 2023 at 1:30 PM Robert Domnitz 
> wrote:
>
>> As a recently-retired member of the Planning Board and Housing Choice Act
>> Working Group, I am concerned that the three options presented last
>> Saturday at the SOTT - and the plan to choose just one of those options at
>> a multi-board meeting on October 10th - will restrict Town Meeting to
>> merely rubber-stamping the HCAWG's decision. And the HCAWG's decision will
>> reflect its embedded priorities that may differ from what town meeting
>> would choose if we are given more options. I therefore think it is crucial
>> for the HCAWG to submit several options to the state for advisory opinions
>> prior to Town Meeting. All options should be presented to Town Meeting for
>> debate and vote.
>>
>>
>>
>> I'd like to expand on some of the points made - and some of the points
>> omitted - by the presenters at last Saturday's SOTT meeting.
>>
>>
>>
>> 1. *About 35% of the town's residences are currently multi-family* (not
>> including Hanscom Field, see list below). Most folks are surprised when
>> they hear this. Lincoln has done an outstanding job allowing multi-family
>> living while maintaining our rural character. With full build-out under the
>> HCA, multi-family housing will approach 50% of the town's inventory.
>>
>>
>>
>> 2. *State guidelines for the HCA provide a mechanism for towns to **get**
>> credit for existing multifamily housing.* Towns are free to locate
>> HCA-compliant subdistricts in areas that currently have high residential
>> density. These subdistricts will help us meet our "quota," even though it
>> is very unlikely these areas will be redeveloped.
>>
>>
>>
>> 3. *An evaluation of the various options requires consideration of the
>> likelihood that redevelopment will **actually **occur.* Existing condo
>> developments would require consent of the owners to redevelop, with the
>> particular procedures laid out in the condominiums' organizational
>> documents. If condo owners don't want redevelopment to happen, it won't
>> happen. Existing apartment buildings (e.g., Oriole Landing) owned by a
>> single entity would only require a decision by that entity and would depend
>> on their analysis of 

Re: [LincolnTalk] Poison ivy mitigation?

[William Broughton]

Highly recommend Pesky Pete as well!

Will Broughton
Round Hill Rd

> On Apr 26, 2023, at 9:25 AM, ANDREW PANG  wrote:
> 
> Pesky Pete
> https://www.peskypetespoisonivyremoval.com/
> 
> Very responsive and very reasonable rates.  He comes to examine the property 
> first.  If the infestation is small, he can usually do it that day.  If it is 
> extensive, he schedules a date later.  Will return at no additional charge if 
> he misses any or it reappears with in a year.
> 
> Only downside: he can be booked up for month ahead.
> 
> Andrew Pang
> Brooks Hill Road
> 
> 
>> On 04/26/2023 9:21 AM Sara R via Lincoln  wrote:
>> 
>> 
>> Hello Lincoln, friends,
>> 
>> I know historically there were a few people who did this, but I also know 
>> some people stopped doing poison ivy… Has anyone recently hired somebody to 
>> pull up poison ivy from their property?
>> 
>> Thanks,
>> 
>> Sent from my iPhone
>> -- 
>> The LincolnTalk mailing list.
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>> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at 
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
> -- 
> The LincolnTalk mailing list.
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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
> Change your subscription settings at 
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
> 
-- 
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Change your subscription settings at 
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