[LincolnTalk] housing for my friends, mother and two daughters

[Anne Sobol]

My friends, Heather Stewart and her two daughters Savyon and Lilia, need to
find new housing.  A new place in Lincoln would be ideal because Savyon
will be a senior at Lincoln Sudbury Regional next year and Lilia will be in
the 8th grade in Lincoln Public Schools.

All three are remarkable. Heather has two masters degrees, one in music and
the other in education from Harvard. Heather teaches music full-time,
Savyon is a super athlete, she is on the LSR rugby team and is already
being recruited by colleges. She is one of 540 students selected across the
country to participate in a State Department program that promotes learning
foreign languages and will be in Latvia this summer learning Russian. Lilia
is very smart, too, and has impressed me no end with their intellectual
curiosity. Heather and the girls are members of the First Church of
Cambridge (UCC).

Rent limit of $3,500 month. In a perfect world, they would have three
bedrooms so that the kids can have space to study. Heather has checked with
Lincoln Woods, no vacancies, a waiting list, and has also looked into
Oriole Landing. Heather hopes to find a place in Lincoln so that the kids
can both continue in the school systems in which they have been enrolled,
as well as have access to their familiar and favorite places such as the
Lincoln Library, Codman Farm, and the DeCordova Museum. An ideal move-in
date would be mid to late August, and no later than September 1 to be
settled for the school year. A school-year long rental would be fine.

They have two bunnies which make no mess and are quiet. The bunnies have
personal references.

If you know of any possibilities, please contact me (504 812-2534) or
Heather directly (617 935-6502)or email: heatherhuntstew...@gmail.com.

Thank you so much for reading.
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Re: [LincolnTalk] Housing Choice Update: Recap of December 12th Planning Board/HCAWG Meeting

[Sara Mattes]

Thank you for the update.

Do you also know if this is the case for the HCAWG?

--
Sara Mattes




> On Dec 17, 2023, at 3:52 PM, Margaret Olson  wrote:
> 
> We are planning to have zoom access for the public for meetings that are 
> in-person for the planning board.
> 
> ‪On Sun, Dec 17, 2023 at 3:25 PM ‫ٍSarah Postlethwait‬‎  > wrote:‬
>> Any word on if the “in person” only Planning Board meetings will be held 
>> hybrid, as discussed in the previous meeting?
>> 
>> Jan 5, Jan 16, Jan 30 and Feb 20 are all listed as In person only meetings.
>> 
>> Thanks!
>> Sarah Postlethwait 
>> 
>> 
>> On Fri, Dec 15, 2023 at 10:20 AM Jennifer Glass via Lincoln 
>> mailto:lincoln@lincolntalk.org>> wrote:
>>> The Housing Choice Act Working Group (HCAWG) joined the Planning Board at 
>>> its meeting on Tuesday, December 12th. Here is a recap of what was covered 
>>> in the meeting:
>>> Planning Board and HCAWG reviewed the schedule between now and the March 
>>> 23, 2024 Annual Town Meeting 
>>> (https://www.lincolntown.org/DocumentCenter/View/85322/2023-12-08-Timeline-Town-Meeting-March-2024---Updated-)
>>>  The HCAWG communications team will be providing updates to the community 
>>> after each meeting via LincolnTalk. The updates are also posted on the 
>>> HCAWG web page 
>>> (https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group)
>>> Many aspects of the zoning bylaw are already established and are part of 
>>> the model that we submitted to the state (see chart below).
>>> Setbacks – sets minimum setbacks from the front, side, and rear property 
>>> lines
>>> # stories/height – sets maximum of 3 stories for all subdistricts.; sets 
>>> maximum of 36’ in Lincoln Woods and Codman residential subdistricts; sets a 
>>> maximum of 42’ for a mixed use building in the Lincoln Road/Lewis Street 
>>> subdistrict (max height for residential remains 36’)
>>> Parking spots – sets a minimum of 1 spot per residence; no minimum 
>>> requirement for commercial
>>> Planning Board discussed three open issues:
>>> For the Village Center subdistrict (the Mall, Town commuter lots, and 
>>> Doherty’s parcel), discussed setting a minimum percentage of required 
>>> commercial or street activated use of all buildings on the lot; cannot be 
>>> set higher than 33%.  This minimum requirement would work with a 
>>> requirement of 80% commercial or street activated uses on the ground floor 
>>> of buildings fronting Lincoln Road.
>>> For the Village Center subdistrict, Planning Board is considering allowing 
>>> a 4th story and a maximum of 48’ by Special Permit if a minimum of 15% of 
>>> units are designated as affordable. (The Special Permit would require 
>>> specific plans to be presented to the Planning Board and would be granted 
>>> by a supermajority vote of the Planning Board.)
>>> For all the 3A subdistricts: Planning Board discussed adding an additional 
>>> guardrail that would limit the footprint of the building + parking area to 
>>> a maximum of 50% of the lot.
>>> 
>>> 
>>> -- 
>>> The LincolnTalk mailing list.
>>> To post, send mail to Lincoln@lincolntalk.org 
>>> .
>>> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
>>> Change your subscription settings at 
>>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>> 
>> -- 
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>> .
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[LincolnTalk] Housing Choice Update

[Jennifer Glass via Lincoln]

Thank you to the all the members of the Town and Lincoln Public Schools staff 
who supported the town boards and committees that presented at Saturday's 
Special Town Meeting, and who planned and organized all the details that went 
into the day. Thank you, too, to the volunteers who helped out, to the Girl 
Scouts who kept us fed, and to LEAP for watching our children. Finally, thank 
you to the hundreds of residents who settled in for the day to discuss and vote 
on three important topics.

Housing Choice Update - Article 4: Choosing a Housing Choice Act Zoning Option

The purpose of Article 4 was to determine which of five options could garner 
majority support. At the end of voting, Option C received 55% of the vote. The 
zoning bylaw language for this Option will now be finalized in preparation for 
an up or down vote at the March 23, 2024 Annual Town Meeting. The slide deck 
from the meeting is here 
 and the recording of 
the meeting is here 
.

For more information, visit 
https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group-- 
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Re: [LincolnTalk] Housing Choice Act Working Group Update

[Garrick Niemiec]

This Lincoln voting system is so dumb...go electronic and results would be
more honest

On Wed, Nov 29, 2023, 3:41 PM Jennifer Glass via Lincoln <
lincoln@lincolntalk.org> wrote:

> 2023 11 29 - Refined Unit/Acre Calculations; Is E Compliant?; *and
> Special Town Meeting info!*
>
>- Here  are the
>maps and updated tables showing the units per acre zoning for each of the
>four options developed by the Housing Choice Act Working Group.  There are
>changes in the unit/acre calculations because our consultant, Utile, worked
>with the state to refine calculations when there are significant wetlands
>involved.
>   - FAQ:  Is the units/acre number a binding number?  Yes!  The
>   allowed units/acre will be written into the zoning bylaws and is a 
> maximum,
>   regardless of the size of the units.
>- Is E Compliant? In the professional opinion of our consultant, E
>does not appear to be compliant because the south Lewis Street subdistrict
>is *smaller than 5 acres and is not contiguous* with the rest of the
>Lincoln Road subdistrict.  As with all the options, we will continue to
>keep the community informed of any changes.
>- Updated FAQ:  How is property assessed?  Please visit
>https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group and
>scroll down to the 11/22/2023 update.
>- Special Town Meeting information:  Please visit the Special Town
>Meeting  web
>page for logistical information and more information about all the warrant
>articles.
>- Please visit the Housing Choice Act Working Group web page for more
>information:
>https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group
>
>
> --
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> .
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>
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[LincolnTalk] Housing Choice Act Working Group Update - with added note!

[Jennifer Glass via Lincoln]

2023 11 29 - Refined Unit/Acre Calculations; Is E Compliant?; and Special Town 
Meeting info!

Here  are the maps and 
updated tables showing the units per acre zoning for each of the four options 
developed by the Housing Choice Act Working Group.  There are changes in the 
unit/acre calculations because our consultant, Utile, worked with the state to 
refine calculations when there are significant wetlands involved.
FAQ:  Is the units/acre number a binding number?  Yes!  The allowed units/acre 
will be written into the zoning bylaws and is a maximum, regardless of the size 
of the units.
Is E Compliant? In the professional opinion of our consultant, E does not 
appear to be compliant because the south Lewis Street subdistrict is smaller 
than 5 acres and is not contiguous with the rest of the Lincoln Road 
subdistrict.  As with all the options, we will continue to keep the community 
informed of any changes.
As was discussed at Monday's Select Board meeting, there will be 5 Options on 
the ballot, including E.  No matter which Option is chosen by voters on 
Saturday, the Housing Choice Act Working Group will make any technical fixes 
that are required in order to ensure that what we are bringing to Town Meeting 
in March is deemed compliant.  This would continue to be done through a public 
process.
Updated FAQ:  How is property assessed?  Please visit  
https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group and scroll 
down to the 11/22/2023 update.
Special Town Meeting information:  Please visit the Special Town Meeting 
 web page for 
logistical information and more information about all the warrant articles.
Please visit the Housing Choice Act Working Group web page for more 
information:  https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group

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[LincolnTalk] Housing Choice Act Working Group Update

[Jennifer Glass via Lincoln]

2023 11 29 - Refined Unit/Acre Calculations; Is E Compliant?; and Special Town 
Meeting info!

Here  are the maps and 
updated tables showing the units per acre zoning for each of the four options 
developed by the Housing Choice Act Working Group.  There are changes in the 
unit/acre calculations because our consultant, Utile, worked with the state to 
refine calculations when there are significant wetlands involved.
FAQ:  Is the units/acre number a binding number?  Yes!  The allowed units/acre 
will be written into the zoning bylaws and is a maximum, regardless of the size 
of the units.
Is E Compliant? In the professional opinion of our consultant, E does not 
appear to be compliant because the south Lewis Street subdistrict is smaller 
than 5 acres and is not contiguous with the rest of the Lincoln Road 
subdistrict.  As with all the options, we will continue to keep the community 
informed of any changes.
Updated FAQ:  How is property assessed?  Please visit  
https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group and scroll 
down to the 11/22/2023 update.
Special Town Meeting information:  Please visit the Special Town Meeting 
 web page for 
logistical information and more information about all the warrant articles.
Please visit the Housing Choice Act Working Group web page for more 
information:  https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group

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Re: [LincolnTalk] Housing Choice FAQs

[Lis Herbert]

A bit shorter than the NBER paper is this article

that
explains how the natural balance of supply and demand in the housing market
can be easily muddied by outside forces, specifically zoning regulations
that mean there is not enough supply to meet demand. Restrictive zoning
prevents meaningful multi-family housing construction, inflates existing
home prices, pushes low income people out of their communities, and results
in the beneficiaries of that zoning clinging to the regulations that cause
their home values to skyrocket, and on and on it goes, for decades now.

This isn't news to many people but it's fair to say that artificially
inflated prices are the result of the market not working, when regulations
are allowed to play an outsized role in dictating supply. Prices may be set
by the market but the market is flawed and it is, as you note Scott,
definitely a supply side problem.

"A huge dose of moderate-income housing construction would have a major
impact on affordability." Lincoln alone isn't going to build a huge dose,
but the intent of the HCA

is
for the aggregate to make a meaningful difference. If Lincoln votes to
approve zoning in parts of town that will never be redeveloped, we are not
doing our part, and nobody should be patting themselves on the back for
voting for nothing. (Or to quote Andy Wang: X% of 0 is 0.)

Here's the cautionary note at the end:

In some cases, a city may be on its way to becoming a “great city,” and
market forces should be allowed to drive out lower-income people who can’t
participate fully in this greatness to make way for those who can. But,
more often, a city with a high housing-price-to-income ratio is less a
“great city” than a supply-constrained one lacking in empathy, humanitarian
impulse, and, increasingly, diversity. And that creates fertile ground for
dangerous animosities.


Why Do Cities Become Unaffordable? | by Robert J. Shiller

project-syndicate.org



Lis

[One advantage of being moderated is the ability to edit, when you remember
that pasting a link isn't helpful without some context.]

On Tue, Nov 28, 2023 at 12:57 PM Scott Clary  wrote:

> Thank you for providing this information Diana.
>
> I understand that in the end what transpires in the future will be fact.
> My point was that it would be good to have an idea of "potential" tax
> implications now. This estimate could be accomplished with impact studies
> of which I do not have knowledge if any exist.
>
> I read a good chunk of the article from Wharton School. The premise is
> based on supply side issues. And as I stated in my previous post,
> regardless of the supply side issues, the article confirms that market
> forces determine value. Nowhere did I see any insinuations to artificial
> inflation.
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
>
> Sent from a mobile device - please excuse typos and errors
>
> On Tue, Nov 28, 2023, 11:54 AM DJCP  wrote:
>
>> I'd like to know if God exists, but some things we just can't know until
>> they happen (in the case of my question, when I die I guess)!
>>
>> But Google did show me this published journal article and, if I'm reading
>> it correctly, seems to say that restrictive (i.e., single family) land use
>> regulations (i.e., zoning) drive up the price of land, by about $50k in the
>> Boston area, based on a  pre-covid data, even.
>> https://www.nber.org/papers/w28993
>> 
>>
>> And by artificially inflated prices, I just mean because of our
>> artificially low housing stock based on things like lack of construction
>> b/c of things like restrictive zoning, whereas there is plenty of demand.
>>
>> And there absolutely can be artificially inflated prices.  We had a whole
>> global economic crisis in 2008 related to it.
>>
>> On Tue, Nov 28, 2023 at 11:28 AM Scott Clary 
>> wrote:
>>
>>> It would be good to know what the potential tax implications are under
>>> HCA. Our tax increases are slowly but surely squeezing my family out of
>>> town.
>>>
>>> Regardless of what an annual percentage increase in property values may
>>> be, the Commonwealth's levies are capped at two and a half percent unless
>>> an override. And in theory as property values go up the tax rate can come
>>> down.
>>>
>>> I am curious how our property prices / values are artificially inflated.
>>> Market forces determine value. Whether o

Re: [LincolnTalk] Housing Choice FAQs

[David Cuetos]

Massachusetts law

dictates that "The assessors of each city and town shall determine the fair
cash valuation of such real property for the purpose of taxation on the
first day of January of each year." Best practice would be for assessors to
proactively adjust land valuations to reflect best and highest use, but
even if they fail to do so, properties will eventually transact in the open
market reflecting the new higher valuation. It is the job of the assessors
to use those comparable sales to adjust the value of rezoned properties.

I also want to clarify there is no linkage between our tax bills and our
property values to speak of. Our average property taxes have for well over
a decade not failed to increase the maximum 2.5% allowed without an
override, regardless of what happens with property values. The only thing
that higher assessed values help with is keeping our property tax RATE per
dollar of assessed value lower. There is also a provision that caps average
property taxes for any municipality in Massachusetts at 2.5% of assessed
value, but we are very far from that today.

On Tue, Nov 28, 2023 at 9:32 AM DJCP  wrote:

> If *houses keep being sold...
>
> On Tue, Nov 28, 2023 at 9:29 AM DJCP  wrote:
>
>> You're right, I misread his email.
>>
>> But John has picked one line out of a guide - and we don't even know
>> which one.
>>
>> This is from the assessor's website and explains how the town calculates
>> the assessed value of a property:
>> https://www.lincolntown.org/Faq.aspx?QID=84
>> It is based on property sales, and applying some value extrapolated from
>> the sales to all of the properties in town.  So short of a gut rehab or
>> tearing down and rebuilding your house, I don't think one factor such as
>> rezoning can spike one's property tax.  Interestingly though, if prices
>> keep being sold at our artificially inflated prices, our collective taxes
>> keep going up!
>>
>> Here is another helpful guide I found on how Wellfleet calculates
>> property taxes.  All communities in Mass work off of the same state law -
>> Mass. Gen. Laws ch 59
>>
>>
>> On Mon, Nov 27, 2023 at 10:02 PM William Broughton <
>> wbroughto...@gmail.com> wrote:
>>
>>>
>>> I’m sorry but isn’t that the exact opposite of what John just quoted
>>> from a Massachusetts guide for property assessors?
>>>
>>> Best,
>>> Will
>>>
>>>
>>>
>>>
>>>
>>> On 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 incl

Re: [LincolnTalk] Housing Choice FAQs

[John F. Carr]

I think the assessment is supposed to change, but the software won't do a good
job for the first year or two.

Your property is rezoned.  A builder offers you $5 million with the
intention of tearing
down your house and building a bunch of ugly boxes.  (Credit Don Henley for that
expression.)  You refuse for reasons only known to you.  Your property
is worth at
least $5 million fair cash value.  But how does the assessor know without any
completed sales in the new district?  You do not have to report rejected offers.

The law (link below) requires two pieces of information for each
property: classification
and "fair cash valuation".  Fair cash value is what the property would
sell for in an arm's
length transaction.  Classification is based on current use without
regard to zoning.
In most towns classification is "residential" or "commercial," with commercial
uses paying a higher rate.  In Lincoln a house on a lot zoned
commercial is billed at
the $12.89 residential rate.  A store on the same lot is billed at the
$19.70 commercial rate.

https://malegislature.gov/Laws/GeneralLaws/PartI/TitleIX/Chapter59/Section38

I can't speak for the current assesors' plans and I can't say what the
Select Board
will ask of them.  I especially can't speak for any future assessors.  Remember
when we hired a new water superintendent and she took her job seriously?

John Carr

On Mon, 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 gai

Re: [LincolnTalk] Housing Choice FAQs

[Scott Clary]

Thank you for providing this information Diana.

I understand that in the end what transpires in the future will be fact. My
point was that it would be good to have an idea of "potential" tax
implications now. This estimate could be accomplished with impact studies
of which I do not have knowledge if any exist.

I read a good chunk of the article from Wharton School. The premise is
based on supply side issues. And as I stated in my previous post,
regardless of the supply side issues, the article confirms that market
forces determine value. Nowhere did I see any insinuations to artificial
inflation.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Tue, Nov 28, 2023, 11:54 AM DJCP  wrote:

> I'd like to know if God exists, but some things we just can't know until
> they happen (in the case of my question, when I die I guess)!
>
> But Google did show me this published journal article and, if I'm reading
> it correctly, seems to say that restrictive (i.e., single family) land use
> regulations (i.e., zoning) drive up the price of land, by about $50k in the
> Boston area, based on a  pre-covid data, even.
> https://www.nber.org/papers/w28993
> 
>
> And by artificially inflated prices, I just mean because of our
> artificially low housing stock based on things like lack of construction
> b/c of things like restrictive zoning, whereas there is plenty of demand.
>
> And there absolutely can be artificially inflated prices.  We had a whole
> global economic crisis in 2008 related to it.
>
> On Tue, Nov 28, 2023 at 11:28 AM Scott Clary 
> wrote:
>
>> It would be good to know what the potential tax implications are under
>> HCA. Our tax increases are slowly but surely squeezing my family out of
>> town.
>>
>> Regardless of what an annual percentage increase in property values may
>> be, the Commonwealth's levies are capped at two and a half percent unless
>> an override. And in theory as property values go up the tax rate can come
>> down.
>>
>> I am curious how our property prices / values are artificially inflated.
>> Market forces determine value. Whether one thinks our zoning bylaws are
>> exclusionary or not,  market forces still set value.
>>
>> Kind Regards,
>>
>> Scott Clary
>> 617-968-5769
>>
>> Sent from a mobile device - please excuse typos and errors
>>
>> On Tue, Nov 28, 2023, 9:30 AM DJCP  wrote:
>>
>>> You're right, I misread his email.
>>>
>>> But John has picked one line out of a guide - and we don't even know
>>> which one.
>>>
>>> This is from the assessor's website and explains how the town calculates
>>> the assessed value of a property:
>>> https://www.lincolntown.org/Faq.aspx?QID=84
>>> It is based on property sales, and applying some value extrapolated from
>>> the sales to all of the properties in town.  So short of a gut rehab or
>>> tearing down and rebuilding your house, I don't think one factor such as
>>> rezoning can spike one's property tax.  Interestingly though, if prices
>>> keep being sold at our artificially inflated prices, our collective taxes
>>> keep going up!
>>>
>>> Here is another helpful guide I found on how Wellfleet calculates
>>> property taxes.  All communities in Mass work off of the same state law -
>>> Mass. Gen. Laws ch 59
>>>
>>>
>>> On Mon, Nov 27, 2023 at 10:02 PM William Broughton <
>>> wbroughto...@gmail.com> wrote:
>>>

 I’m sorry but isn’t that the exact opposite of what John just quoted
 from a Massachusetts guide for property assessors?

 Best,
 Will





 On 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

Re: [LincolnTalk] Housing Choice FAQs

[DJCP]

I'd like to know if God exists, but some things we just can't know until
they happen (in the case of my question, when I die I guess)!

But Google did show me this published journal article and, if I'm reading
it correctly, seems to say that restrictive (i.e., single family) land use
regulations (i.e., zoning) drive up the price of land, by about $50k in the
Boston area, based on a  pre-covid data, even.
https://www.nber.org/papers/w28993


And by artificially inflated prices, I just mean because of our
artificially low housing stock based on things like lack of construction
b/c of things like restrictive zoning, whereas there is plenty of demand.

And there absolutely can be artificially inflated prices.  We had a whole
global economic crisis in 2008 related to it.

On Tue, Nov 28, 2023 at 11:28 AM Scott Clary  wrote:

> It would be good to know what the potential tax implications are under
> HCA. Our tax increases are slowly but surely squeezing my family out of
> town.
>
> Regardless of what an annual percentage increase in property values may
> be, the Commonwealth's levies are capped at two and a half percent unless
> an override. And in theory as property values go up the tax rate can come
> down.
>
> I am curious how our property prices / values are artificially inflated.
> Market forces determine value. Whether one thinks our zoning bylaws are
> exclusionary or not,  market forces still set value.
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
>
> Sent from a mobile device - please excuse typos and errors
>
> On Tue, Nov 28, 2023, 9:30 AM DJCP  wrote:
>
>> You're right, I misread his email.
>>
>> But John has picked one line out of a guide - and we don't even know
>> which one.
>>
>> This is from the assessor's website and explains how the town calculates
>> the assessed value of a property:
>> https://www.lincolntown.org/Faq.aspx?QID=84
>> It is based on property sales, and applying some value extrapolated from
>> the sales to all of the properties in town.  So short of a gut rehab or
>> tearing down and rebuilding your house, I don't think one factor such as
>> rezoning can spike one's property tax.  Interestingly though, if prices
>> keep being sold at our artificially inflated prices, our collective taxes
>> keep going up!
>>
>> Here is another helpful guide I found on how Wellfleet calculates
>> property taxes.  All communities in Mass work off of the same state law -
>> Mass. Gen. Laws ch 59
>>
>>
>> On Mon, Nov 27, 2023 at 10:02 PM William Broughton <
>> wbroughto...@gmail.com> wrote:
>>
>>>
>>> I’m sorry but isn’t that the exact opposite of what John just quoted
>>> from a Massachusetts guide for property assessors?
>>>
>>> Best,
>>> Will
>>>
>>>
>>>
>>>
>>>
>>> On 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 

Re: [LincolnTalk] Housing Choice FAQs

[Scott Clary]

It would be good to know what the potential tax implications are under HCA.
Our tax increases are slowly but surely squeezing my family out of town.

Regardless of what an annual percentage increase in property values may be,
the Commonwealth's levies are capped at two and a half percent unless an
override. And in theory as property values go up the tax rate can come
down.

I am curious how our property prices / values are artificially inflated.
Market forces determine value. Whether one thinks our zoning bylaws are
exclusionary or not,  market forces still set value.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Tue, Nov 28, 2023, 9:30 AM DJCP  wrote:

> You're right, I misread his email.
>
> But John has picked one line out of a guide - and we don't even know which
> one.
>
> This is from the assessor's website and explains how the town calculates
> the assessed value of a property:
> https://www.lincolntown.org/Faq.aspx?QID=84
> It is based on property sales, and applying some value extrapolated from
> the sales to all of the properties in town.  So short of a gut rehab or
> tearing down and rebuilding your house, I don't think one factor such as
> rezoning can spike one's property tax.  Interestingly though, if prices
> keep being sold at our artificially inflated prices, our collective taxes
> keep going up!
>
> Here is another helpful guide I found on how Wellfleet calculates property
> taxes.  All communities in Mass work off of the same state law - Mass. Gen.
> Laws ch 59
>
>
> On Mon, Nov 27, 2023 at 10:02 PM William Broughton 
> wrote:
>
>>
>> I’m sorry but isn’t that the exact opposite of what John just quoted from
>> a Massachusetts guide for property assessors?
>>
>> Best,
>> Will
>>
>>
>>
>>
>>
>> On 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 

Re: [LincolnTalk] Housing Choice FAQs

[DJCP]

If *houses keep being sold...

On Tue, Nov 28, 2023 at 9:29 AM DJCP  wrote:

> You're right, I misread his email.
>
> But John has picked one line out of a guide - and we don't even know which
> one.
>
> This is from the assessor's website and explains how the town calculates
> the assessed value of a property:
> https://www.lincolntown.org/Faq.aspx?QID=84
> It is based on property sales, and applying some value extrapolated from
> the sales to all of the properties in town.  So short of a gut rehab or
> tearing down and rebuilding your house, I don't think one factor such as
> rezoning can spike one's property tax.  Interestingly though, if prices
> keep being sold at our artificially inflated prices, our collective taxes
> keep going up!
>
> Here is another helpful guide I found on how Wellfleet calculates property
> taxes.  All communities in Mass work off of the same state law - Mass. Gen.
> Laws ch 59
>
>
> On Mon, Nov 27, 2023 at 10:02 PM William Broughton 
> wrote:
>
>>
>> I’m sorry but isn’t that the exact opposite of what John just quoted from
>> a Massachusetts guide for property assessors?
>>
>> Best,
>> Will
>>
>>
>>
>>
>>
>> On 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 M

Re: [LincolnTalk] Housing Choice FAQs

[DJCP]

You're right, I misread his email.

But John has picked one line out of a guide - and we don't even know which
one.

This is from the assessor's website and explains how the town calculates
the assessed value of a property:
https://www.lincolntown.org/Faq.aspx?QID=84
It is based on property sales, and applying some value extrapolated from
the sales to all of the properties in town.  So short of a gut rehab or
tearing down and rebuilding your house, I don't think one factor such as
rezoning can spike one's property tax.  Interestingly though, if prices
keep being sold at our artificially inflated prices, our collective taxes
keep going up!

Here is another helpful guide I found on how Wellfleet calculates property
taxes.  All communities in Mass work off of the same state law - Mass. Gen.
Laws ch 59


On Mon, Nov 27, 2023 at 10:02 PM William Broughton 
wrote:

>
> I’m sorry but isn’t that the exact opposite of what John just quoted from
> a Massachusetts guide for property assessors?
>
> Best,
> Will
>
>
>
>
>
> On 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

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 th

Re: [LincolnTalk] Housing Choice FAQs

[Sara Mattes]

So, we don’t really know the tax implications?
--
Sara Mattes




> On Nov 27, 2023, at 7:19 PM, Margaret Olson  wrote:
> 
> Your assessment is based on two parts: the land value and the building value. 
> The building value is based on what is there, not what you could 
> theoretically build. The conforming lots in town aren't all assessed as if we 
> have the 15,000 square foot mansion we could theoretically build on a 80,000 
> square foot lot! The land value is determined by an assessor's process that I 
> do not fully understand.
> 
> On Mon, Nov 27, 2023 at 6:56 PM Sara Mattes  > wrote:
>> I believe what John has quoted suggested “highest and best use” which would 
>> consider the zoning in determining “highest and best use.”
>> If this is, in fact, the case then the assessed value would be reflect the 
>> maximum build out.
>> --
>> Sara Mattes
>> 
>> 
>> 
>> 
>>> On Nov 27, 2023, at 6:38 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
 mailto:lincoln@lincolntalk.org>> 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

Re: [LincolnTalk] Housing Choice FAQs

[Margaret Olson]

Your assessment is based on two parts: the land value and the building
value. The building value is based on what is there, not what you could
theoretically build. The conforming lots in town aren't all assessed as if
we have the 15,000 square foot mansion we could theoretically build on a
80,000 square foot lot! The land value is determined by an assessor's
process that I do not fully understand.

On Mon, Nov 27, 2023 at 6:56 PM Sara Mattes  wrote:

> I believe what John has quoted suggested “highest and best use” which
> would consider the zoning in determining “highest and best use.”
> If this is, in fact, the case then the assessed value would be reflect the
> maximum build out.
> --
> Sara Mattes
>
>
>
>
> On Nov 27, 2023, at 6:38 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 th

Re: [LincolnTalk] Housing Choice FAQs

[Sara Mattes]

I believe what John has quoted suggested “highest and best use” which would 
consider the zoning in determining “highest and best use.”
If this is, in fact, the case then the assessed value would be reflect the 
maximum build out.
--
Sara Mattes




> On Nov 27, 2023, at 6:38 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
>> mailto:lincoln@lincolntalk.org>> 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 & L

Re: [LincolnTalk] Housing Choice FAQs

[DJCP]

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 the Hou

Re: [LincolnTalk] Housing Choice FAQs

[John F. Carr]

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 the Housing Choice Act Working Group in the fall.  The discussion 
> and process has been ongoing for close to two years.
>
> In December 2022, the Town submitted an Action Plan to the state which was 
> approved in January of 2023. The plan included a timeline for compliance, and 
> the Town process is in keeping with the approved timeline which stated that 
> work will be complete and ready for Town 

[LincolnTalk] Housing Choice FAQs

[Jennifer Glass via Lincoln]

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 the Housing Choice Act Working Group in the fall.  The discussion and 
process has been ongoing for close to two years.  
In December 2022, the Town submitted an Action Plan to the state which was 
approved in January of 2023. The plan included a timeline for compliance, and 
the Town process is in keeping with the approved timeline which stated that 
work will be complete and ready for Town Meeting in March.
Compliance is a multi-step process and technically complex, making it important 
to allow time for each step in order to be compliant before the end of 2024.
1. Submit option to EOHLC for a preliminary compliance check at least 90 
days before a Town Meeting vote.
2. Approve HCA zoning at Town Meeting (majority vote required).
3. Submit approved warrant to the Attorney General.
4. Submit zoning to EOHLC for final determination of compliance.
 
 -- 
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[LincolnTalk] Housing wanted

[deanna jayne]

Hi Lincoln community, The sweet spot for housing is anywhere towards Harvard, as this is where the native plant nursery is. If you know of anyone looking to participate in below’s description, or know of a single dwelling, please email me below. Opportunity to create / participate in building an intentional community housing situation with other like-minded adults.  Can include the sharing of a house where we enjoy quiet peace-filled common space together and each have private quarters.   As a garden designer, i love free _expression_, music, dance, laughter and playing games.  i also love talking deeply and holding sacred space for self and others.  No drugs, alcohol or smoking, just living cleanly and consciously.  Any interest please contact deanna jayne at naturalcompani...@gmail.com.  namastedeanna jayne ecoDesigns and Natural CompanionsCreating backyard pollinator pathways togetherecoDesigns.garden-- 
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[LincolnTalk] Housing Choice Vote @ December 2nd Special Town Meeting!

[Jennifer Glass via Lincoln]

Housing Choice Vote @ December 2nd Special Town Meeting!
 
At its Monday meeting, the Select Board voted to add a Housing Choice zoning 
vote to the Special Town Meeting warrant.
 
What does that mean?  The Housing Choice Act Working Group (HCAWG) has 
developed multiple rezoning options that will satisfy the state law, giving 
Lincoln a choice about how to comply with both the “letter” and “spirit” of the 
law.  Only one option will be brought to the March 23rd Annual Town Meeting.
On December 2nd, voters at Town Meeting will use an in-person form of ranked 
choice voting to choose which option moves forward! (See how that works: 
https://www.lincolntown.org/DocumentCenter/View/79129/2023-06-06-HCA-Multi-Board_UTILE-RLF-Working-Group-9-FINAL-06062023)
 
How many options?  Currently there are 4 options that have been developed to 
span resident views about how much of the rezoning should be near the MBTA 
station. They all meet the HCAWG’s criteria 1) rezone near public 
transportation to promote decarbonization and climate adaptation; 2) codify, 
where appropriate, existing multi-family housing; 3) lay the groundwork for 
creating new housing to meet people’s needs; 4) be proactive, shape our future, 
and stay eligible for state funding.
Throughout this process, we have received feedback that represents a broad 
range of how residents would like to interpret those goals!
See the options here: 
https://www.lincolntown.org/DocumentCenter/View/85225/2023-11-08-Lincoln-MBTA-Communities-Forums---Updated?bidId=
 
If you are someone who believes there is an additional option that meets the 
criteria and should be considered, now is your opportunity to weigh in:
Send your suggestion to Jennifer Glass (jglasssel...@lincolntown.org 
) and Paula Vaughn MacKenzie 
(vaug...@lincolntown.org ) before noon on 
Monday, November 20th!
The HCAWG meets on November 21st and the working group will determine the final 
slate of options for December 2nd.

What if I can’t make it to the Special Town Meeting? Unfortunately, early 
voting is never an option for any Town Meeting Article.  The law does not 
provide for that.

More about the HCAWG: 
https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group

We look forward to seeing everyone in the Lincoln School Donaldson Auditorium 
on Saturday, December 2nd at 9:30AM!-- 
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Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
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[LincolnTalk] Housing Choice Vote @ December 2nd Special Town Meeting!

[Jennifer Glass via Lincoln]

Housing Choice Vote @ December 2nd Special Town Meeting!
 
At its Monday meeting, the Select Board voted to add a Housing Choice zoning 
vote to the Special Town Meeting warrant.
 
What does that mean?  The Housing Choice Act Working Group (HCAWG) has 
developed multiple rezoning options that will satisfy the state law, giving 
Lincoln a choice about how to comply with both the “letter” and “spirit” of the 
law.  Only one option will be brought to the March 23rd Annual Town Meeting.
On December 2nd, voters at Town Meeting will use an in-person form of ranked 
choice voting to choose which option moves forward! (See how that works: 
https://www.lincolntown.org/DocumentCenter/View/79129/2023-06-06-HCA-Multi-Board_UTILE-RLF-Working-Group-9-FINAL-06062023)
 
How many options?  Currently there are 4 options that have been developed to 
span resident views about how much of the rezoning should be near the MBTA 
station. They all meet the HCAWG’s criteria 1) rezone near public 
transportation to promote decarbonization and climate adaptation; 2) codify, 
where appropriate, existing multi-family housing; 3) lay the groundwork for 
creating new housing to meet people’s needs; 4) be proactive, shape our future, 
and stay eligible for state funding.
Throughout this process, we have received feedback that represents a broad 
range of how residents would like to interpret those goals!
See the options here: 
https://www.lincolntown.org/DocumentCenter/View/85225/2023-11-08-Lincoln-MBTA-Communities-Forums---Updated?bidId=
 
If you are someone who believes there is an additional option that meets the 
criteria and should be considered, now is your opportunity to weigh in:
Send your suggestion to Jennifer Glass (jglasssel...@lincolntown.org 
) and Paula Vaughn MacKenzie 
(vaug...@lincolntown.org ) before noon on 
Monday, November 20th!
The HCAWG meets on November 21st and the working group will determine the final 
slate of options for December 2nd.

What if I can’t make it to the Special Town Meeting? Unfortunately, early 
voting is never an option for any Town Meeting Article.  The law does not 
provide for that.

More about the HCAWG: 
https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group

We look forward to seeing everyone in the Lincoln School Donaldson Auditorium 
on Saturday, December 2nd at 9:30AM!-- 
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] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Lis Herbert]

This process has been discussed and surveyed for so long that it is hard to believe anybody really thinks it’s been rushed. And the reason the proposed zoning is concentrated at Lincoln Station is because that is what the long process resulted in — most people (still) think this is right for any number of reasons, not least the fact that it is near public transit, it is already at least partially developed and in some cases parking lots, and spreading it around town will make Lincoln feel more suburban, not less. So much of our land is protected, apparently wildlife won’t be negatively impacted by building on parking lots, and density translates to sustainability. Most importantly, the housing crisis can’t be brushed aside as other people’s problems — it impacts people at all levels and stages of life, and it is wrong not to try to make a meaningful, good-faith effort to help.And to answer the (possibly rhetorical) question I saw over the weekend: the reason we should hope people from other towns would consider shopping at Donelan’s is the same reason you shouldn’t keep a good restaurant to yourself. If the numbers don’t work they’ll close.So thank you to the HCAWG —Your fan,LisSent from my iPhoneOn Nov 13, 2023, at 11:04 AM, Robert Ahlert  wrote:The Dec 2nd "Survey" (non-binding) doesn't contain a full spectrum of options for the town to choose from unless the Selects, Planning Board, HCAWG decide to change course tonight to open up the process and give more time.  This isn't due until Dec 2024 so why rush this?  Just to have a March 2024 town vote? That is 9 months early. We could be spending that time coming up with a GREAT compromise solution that a solid majority of townspeople can get behind.I urge you to write your selects to ask foore "More Time, More Options"We have some good "E" alternatives including Options that include the Mall, all we need to do is discuss it and not rush.  The HCAWG wants to finalize this EARLY for some reason, why?Rob A185 Lincoln Rd, Lincoln, MA 01773On Mon, Nov 13, 2023 at 10:48 AM Buell, Lawrence <lbu...@fas.harvard.edu> wrote:







Not so, I think it will be found on Dec 2, though maybe I’m wrong—
Larry Buell
Tower Road
 

From: Lincoln <lincoln-boun...@lincolntalk.org> On Behalf Of
Bob Kupperstein
Sent: Monday, November 13, 2023 10:12 AM
To: Bijoy Misra <misra.bi...@gmail.com>
Cc: Listserv Listserv <lincoln@lincolntalk.org>
Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

 


 

 


On Sun, Nov 12, 2023 at 3:59 PM Bijoy Misra <misra.bi...@gmail.com> wrote:




... The overwhelming voice is to exclude the Lincoln


station area until a full analysis is done. 




... 




Best regards,


Bijoy Misra       


 


 


I believe this to be completely unsubstantiated.   


 


It may be the view of the loudest/most persistent voices on LT, but AFAIK there isn't any poll that shows a
majority view to exclude Lincoln Station (or anything else to do with the HCA).


 


-Bob


 


 




On Sun, Nov 12, 2023 at 10:19 AM DJCP <djcp0...@gmail.com> wrote:




First, I did not say I wanted people from other towns flocking here.  I said the opposite.



 


Second, I would love to maintain the rural character of Lincoln, too, but the fact is we have a severe housing shortage not just in Massachusetts but across the country. Families who work full
 time, multiple jobs cannot afford apartments, much less condos or homes.  There are people looking to step into home ownership who can't because they are priced out.  The Massachusetts shelter system is full, not just from refugees and immigrants, but from
 people who cannot find housing, no matter how much assistance they have.  So, yes, even luxury condos would help.  (Though I see the town's commendable track record of negotiating a higher level of affordable housing and trust them to continue to do the same.) 
 But it is also true that Lincoln's exclusionary zoning - which has maintained the rural character we love - has contributed to the housing crisis.   Lastly, I would love more taxpayers to come to town because in the end I am also a capitalist and would like
 to see my taxes go down.  So I can buy berries for my kids with abandon. 


 


Diana 


Giles Rd 



 


On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe <gailoke...@gmail.com> wrote:



Why on earth would we want people from other towns flocking to Lincoln for their groceries?? The beauty of Lincoln's current commercial area is it provides just what the town needs, and not more. This is an environmentally sound model,
 if not one for thriving capitalism. Lincoln's affordable housing can be expanded without giving up control to developers.

 


Many people move to Lincoln specifically to avoid the traffic and commercial pressures that are evident in neighboring towns, once beautifully se

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

[Bijoy Misra]

Can you please cite what is substantiated and by what means?

On Mon, Nov 13, 2023 at 10:12 AM Bob Kupperstein  wrote:

>
>
> On Sun, Nov 12, 2023 at 3:59 PM Bijoy Misra  wrote:
>
>> ... *The overwhelming voice is to exclude the Lincoln*
>> *station area until a full analysis is done.*
>>
> ...
>
>> Best regards,
>> Bijoy Misra
>>
>>
> I believe this to be completely unsubstantiated.
>
> It may be the view of the loudest/most persistent voices on LT, but AFAIK
> there isn't any poll that shows a *majority* view to exclude Lincoln
> Station (or anything else to do with the HCA).
>
> -Bob
>
>
>
>> On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:
>>
>>> First, I did not say I wanted people from other towns flocking here.  I
>>> said the opposite.
>>>
>>> Second, I would love to maintain the rural character of Lincoln, too,
>>> but the fact is we have a severe housing shortage not just in Massachusetts
>>> but across the country. Families who work full time, multiple jobs cannot
>>> afford apartments, much less condos or homes.  There are people looking to
>>> step into home ownership who can't because they are priced out.  The
>>> Massachusetts shelter system is full, not just from refugees and
>>> immigrants, but from people who cannot find housing, no matter how much
>>> assistance they have.  So, yes, even luxury condos would help.  (Though I
>>> see the town's commendable track record of negotiating a higher level of
>>> affordable housing and trust them to continue to do the same.)  But it is
>>> also true that Lincoln's exclusionary zoning - which has maintained the
>>> rural character we love - has contributed to the housing crisis.   Lastly,
>>> I would love more taxpayers to come to town because in the end I am also a
>>> capitalist and would like to see my taxes go down.  So I can buy berries
>>> for my kids with abandon.
>>>
>>> Diana
>>> Giles Rd
>>>
>>> On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe 
>>> wrote:
>>>
 Why on earth would we want people from other towns flocking to Lincoln
 for their groceries?? The beauty of Lincoln's current commercial area is it
 provides just what the town needs, and not more. This is an environmentally
 sound model, if not one for thriving capitalism. Lincoln's affordable
 housing can be expanded without giving up control to developers.

 Many people move to Lincoln specifically to avoid the traffic and
 commercial pressures that are evident in neighboring towns, once
 beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
 preserved over the decades by careful planning and zoning.

  As an example of developer-friendly zoning, Lexington has long had
 commercial zoning in the center, yet there are empty storefronts and over a
 dozen random banks. There are only two restaurants that have lasted over
 the years, dozens have shuttered. Zoning for the benefit of developers
 doesn't guarantee businesses will come, or stay. Belmont is also struggling
 with empty storefronts, it is happening across the region. Developers come
 and go, but residents are left with the developers' decisions, rarely based
 on the long term goals of the town. This is not a good model for Lincoln.
 If Lincoln cedes control to developers, it is in perpetuity, it can't be
 reversed.

 Many in town hope that the working group of the HCA ruling will slow
 the process, take the necessary time to address the concerns of the
 townspeople, and allow alternative choices on the ballot.

 Gail O'Keefe



 On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:

> The best way to make sure commercial stays commercial is to make the
> businesses viable and the best way to do that is to make sure there are
> people shopping there. Sorry but people from other towns are not flocking
> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
> been here 5 years and have noticed the string of restaurants that have
> tried to fill the ONE space. Whether we make any changes there's no
> guarantee these businesses will stick around. That's capitalism folks. But
> we can help by AT LEAST zoning for more housing in the area.
>
> Diana
> Giles Rd
>
> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
> wrote:
>
>> Along similar lines, how can the town ensure commercial space stays
>> commercial as the new owners could easily decide to raise very high or 
>> not
>> renew any commercial lease in order to build more luxury residential 
>> units
>> by right as long as the project has unused housing units within the 
>> zoning
>> allotment.
>>
>>
>> Peter Buchthal
>> Weston Rd
>>
>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>> wrote:
>>
>>> How can the RLF guarantee that any particular commercial space will
>>> remain once they sell the land to Ci

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

[Terri via Lincoln]

 Is  RLF nearing  bankruptcy? It sure feels that way...Hence this urgency to 
rezone the town center.  This is not "just a zoning change"...Let's be real 
here...  Most, if not all rezoning ends with major building.  This is not about 
climate change or to "fix" the housing crisis... sadly, this is all  about 
Builders making a huge profit.   Going forwardMore 
transparency/communication from the RLF leadership team would be most 
appreciated. 

Theresa K

On Sunday, November 12, 2023 at 11:04:00 AM EST, DJCP  
wrote:  
 
 The town has been working on this for 18 months. Diffuse options were 
considered, but the overwhelming voices back when the options were being first 
formulated said to concentrate everything in town center.  And I am willing to 
bet that is still true.  To me, it seems that a small but vocal group of people 
are speaking up now.  But we need to vote to comply with the HCA in short 
order.  That is why this process started over a year ago!  As it is, this is 
just a zoning change, and there are no guarantees anything will be built.  But 
it's still more than thoughts and prayers to fix the housing (and climate) 
crisis. 

Diana 
Giles Rd

On Sun, Nov 12, 2023 at 10:41 AM Bijoy Misra  wrote:

Everyone is sympathetic to housing and new people.  The issue iswhere to build. 
 The overwhelming voice is to exclude the Lincolnstation area until a full 
analysis is done.  Congestion, transport and environment are the issues.  Hence 
the appeal is for distributedhousing.  To sell the Lincoln station area for 
residential developmentwithout analysis would be suicidal for the town.  I am 
speaking on behalfof many who wish to live here and develop the town 
wholesomeretaining its character. Best regards,Bijoy Misra       
On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:

First, I did not say I wanted people from other towns flocking here.  I said 
the opposite. 

Second, I would love to maintain the rural character of Lincoln, too, but the 
fact is we have a severe housing shortage not just in Massachusetts but across 
the country. Families who work full time, multiple jobs cannot afford 
apartments, much less condos or homes.  There are people looking to step into 
home ownership who can't because they are priced out.  The Massachusetts 
shelter system is full, not just from refugees and immigrants, but from people 
who cannot find housing, no matter how much assistance they have.  So, yes, 
even luxury condos would help.  (Though I see the town's commendable track 
record of negotiating a higher level of affordable housing and trust them to 
continue to do the same.)  But it is also true that Lincoln's exclusionary 
zoning - which has maintained the rural character we love - has contributed to 
the housing crisis.   Lastly, I would love more taxpayers to come to town 
because in the end I am also a capitalist and would like to see my taxes go 
down.  So I can buy berries for my kids with abandon. 

Diana 
Giles Rd 

On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe  wrote:

Why on earth would we want people from other towns flocking to Lincoln for 
their groceries?? The beauty of Lincoln's current commercial area is it 
provides just what the town needs, and not more. This is an environmentally 
sound model, if not one for thriving capitalism. Lincoln's affordable housing 
can be expanded without giving up control to developers.
Many people move to Lincoln specifically to avoid the traffic and commercial 
pressures that are evident in neighboring towns, once beautifully semi-rural, 
now overbuilt with strip malls. Lincoln has been preserved over the decades by 
careful planning and zoning. 

 As an example of developer-friendly zoning, Lexington has long had commercial 
zoning in the center, yet there are empty storefronts and over a dozen random 
banks. There are only two restaurants that have lasted over the years, dozens 
have shuttered. Zoning for the benefit of developers doesn't guarantee 
businesses will come, or stay. Belmont is also struggling with empty 
storefronts, it is happening across the region. Developers come and go, but 
residents are left with the developers' decisions, rarely based on the long 
term goals of the town. This is not a good model for Lincoln. If Lincoln cedes 
control to developers, it is in perpetuity, it can't be reversed.
Many in town hope that the working group of the HCA ruling will slow the 
process, take the necessary time to address the concerns of the townspeople, 
and allow alternative choices on the ballot.
Gail O'Keefe


On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:

The best way to make sure commercial stays commercial is to make the businesses 
viable and the best way to do that is to make sure there are people shopping 
there. Sorry but people from other towns are not flocking to Lincoln to buy $10 
pints of strawberries from Donelans. And I've only been here 5 years and have 
noticed the string of restaurants that have tried to fill the ONE space.

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

[Robert Ahlert]

The Dec 2nd "Survey" (non-binding) doesn't contain a full spectrum of
options for the town to choose from unless the Selects, Planning Board,
HCAWG decide to change course *tonight* to open up the process and give
more time.  This isn't due until Dec 2024 so why rush this?  Just to have a
March 2024 town vote? That is *9 months early.* We could be spending that
time coming up with a GREAT compromise solution that a solid majority of
townspeople can get behind.

I urge you to write your selects to ask foore "More Time, More Options"

We have some good "E" alternatives including Options that include the Mall,
all we need to do is discuss it and not rush.  The HCAWG wants to finalize
this EARLY for some reason, why?

Rob A
185 Lincoln Rd, Lincoln, MA 01773

On Mon, Nov 13, 2023 at 10:48 AM Buell, Lawrence 
wrote:

> Not so, I think it will be found on Dec 2, though maybe I’m wrong—
>
> Larry Buell
>
> Tower Road
>
>
>
> *From:* Lincoln  *On Behalf Of *Bob
> Kupperstein
> *Sent:* Monday, November 13, 2023 10:12 AM
> *To:* Bijoy Misra 
> *Cc:* Listserv Listserv 
> *Subject:* Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
> Report-the HAC will make us even more exclusive.
>
>
>
>
>
>
>
> On Sun, Nov 12, 2023 at 3:59 PM Bijoy Misra  wrote:
>
> ... *The overwhelming voice is to exclude the Lincoln*
>
> *station area until a full analysis is done.*
>
> ...
>
> Best regards,
>
> Bijoy Misra
>
>
>
>
>
> I believe this to be completely unsubstantiated.
>
>
>
> It may be the view of the loudest/most persistent voices on LT, but AFAIK
> there isn't any poll that shows a *majority* view to exclude Lincoln
> Station (or anything else to do with the HCA).
>
>
>
> -Bob
>
>
>
>
>
> On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:
>
> First, I did not say I wanted people from other towns flocking here.  I
> said the opposite.
>
>
>
> Second, I would love to maintain the rural character of Lincoln, too, but
> the fact is we have a severe housing shortage not just in Massachusetts but
> across the country. Families who work full time, multiple jobs cannot
> afford apartments, much less condos or homes.  There are people looking to
> step into home ownership who can't because they are priced out.  The
> Massachusetts shelter system is full, not just from refugees and
> immigrants, but from people who cannot find housing, no matter how much
> assistance they have.  So, yes, even luxury condos would help.  (Though I
> see the town's commendable track record of negotiating a higher level of
> affordable housing and trust them to continue to do the same.)  But it is
> also true that Lincoln's exclusionary zoning - which has maintained the
> rural character we love - has contributed to the housing crisis.   Lastly,
> I would love more taxpayers to come to town because in the end I am also a
> capitalist and would like to see my taxes go down.  So I can buy berries
> for my kids with abandon.
>
>
>
> Diana
>
> Giles Rd
>
>
>
> On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe  wrote:
>
> Why on earth would we want people from other towns flocking to Lincoln for
> their groceries?? The beauty of Lincoln's current commercial area is it
> provides just what the town needs, and not more. This is an environmentally
> sound model, if not one for thriving capitalism. Lincoln's affordable
> housing can be expanded without giving up control to developers.
>
>
>
> Many people move to Lincoln specifically to avoid the traffic and
> commercial pressures that are evident in neighboring towns, once
> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
> preserved over the decades by careful planning and zoning.
>
>
>
>  As an example of developer-friendly zoning, Lexington has long had
> commercial zoning in the center, yet there are empty storefronts and over a
> dozen random banks. There are only two restaurants that have lasted over
> the years, dozens have shuttered. Zoning for the benefit of developers
> doesn't guarantee businesses will come, or stay. Belmont is also struggling
> with empty storefronts, it is happening across the region. Developers come
> and go, but residents are left with the developers' decisions, rarely based
> on the long term goals of the town. This is not a good model for Lincoln.
> If Lincoln cedes control to developers, it is in perpetuity, it can't be
> reversed.
>
>
>
> Many in town hope that the working group of the HCA ruling will slow the
> process, take the necessary time to address the concerns of the
> townspeople, and allow alternative choices o

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

[Buell, Lawrence]

Not so, I think it will be found on Dec 2, though maybe I’m wrong—
Larry Buell
Tower Road

From: Lincoln  On Behalf Of Bob Kupperstein
Sent: Monday, November 13, 2023 10:12 AM
To: Bijoy Misra 
Cc: Listserv Listserv 
Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning 
Report-the HAC will make us even more exclusive.



On Sun, Nov 12, 2023 at 3:59 PM Bijoy Misra 
mailto:misra.bi...@gmail.com>> wrote:
... The overwhelming voice is to exclude the Lincoln
station area until a full analysis is done.
...
Best regards,
Bijoy Misra


I believe this to be completely unsubstantiated.

It may be the view of the loudest/most persistent voices on LT, but AFAIK there 
isn't any poll that shows a majority view to exclude Lincoln Station (or 
anything else to do with the HCA).

-Bob


On Sun, Nov 12, 2023 at 10:19 AM DJCP 
mailto:djcp0...@gmail.com>> wrote:
First, I did not say I wanted people from other towns flocking here.  I said 
the opposite.

Second, I would love to maintain the rural character of Lincoln, too, but the 
fact is we have a severe housing shortage not just in Massachusetts but across 
the country. Families who work full time, multiple jobs cannot afford 
apartments, much less condos or homes.  There are people looking to step into 
home ownership who can't because they are priced out.  The Massachusetts 
shelter system is full, not just from refugees and immigrants, but from people 
who cannot find housing, no matter how much assistance they have.  So, yes, 
even luxury condos would help.  (Though I see the town's commendable track 
record of negotiating a higher level of affordable housing and trust them to 
continue to do the same.)  But it is also true that Lincoln's exclusionary 
zoning - which has maintained the rural character we love - has contributed to 
the housing crisis.   Lastly, I would love more taxpayers to come to town 
because in the end I am also a capitalist and would like to see my taxes go 
down.  So I can buy berries for my kids with abandon.

Diana
Giles Rd

On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe 
mailto:gailoke...@gmail.com>> wrote:
Why on earth would we want people from other towns flocking to Lincoln for 
their groceries?? The beauty of Lincoln's current commercial area is it 
provides just what the town needs, and not more. This is an environmentally 
sound model, if not one for thriving capitalism. Lincoln's affordable housing 
can be expanded without giving up control to developers.

Many people move to Lincoln specifically to avoid the traffic and commercial 
pressures that are evident in neighboring towns, once beautifully semi-rural, 
now overbuilt with strip malls. Lincoln has been preserved over the decades by 
careful planning and zoning.

 As an example of developer-friendly zoning, Lexington has long had commercial 
zoning in the center, yet there are empty storefronts and over a dozen random 
banks. There are only two restaurants that have lasted over the years, dozens 
have shuttered. Zoning for the benefit of developers doesn't guarantee 
businesses will come, or stay. Belmont is also struggling with empty 
storefronts, it is happening across the region. Developers come and go, but 
residents are left with the developers' decisions, rarely based on the long 
term goals of the town. This is not a good model for Lincoln. If Lincoln cedes 
control to developers, it is in perpetuity, it can't be reversed.

Many in town hope that the working group of the HCA ruling will slow the 
process, take the necessary time to address the concerns of the townspeople, 
and allow alternative choices on the ballot.

Gail O'Keefe



On Sun, Nov 12, 2023 at 8:14 AM DJCP 
mailto:djcp0...@gmail.com>> wrote:
The best way to make sure commercial stays commercial is to make the businesses 
viable and the best way to do that is to make sure there are people shopping 
there. Sorry but people from other towns are not flocking to Lincoln to buy $10 
pints of strawberries from Donelans. And I've only been here 5 years and have 
noticed the string of restaurants that have tried to fill the ONE space. 
Whether we make any changes there's no guarantee these businesses will stick 
around. That's capitalism folks. But we can help by AT LEAST zoning for more 
housing in the area.

Diana
Giles Rd

On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
mailto:pbucht...@gmail.com>> wrote:
Along similar lines, how can the town ensure commercial space stays commercial 
as the new owners could easily decide to raise very high or not renew any 
commercial lease in order to build more luxury residential units by right as 
long as the project has unused housing units within the zoning allotment.


Peter Buchthal
Weston Rd

On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
mailto:davidcue...@gmail.com>> wrote:
How can the RLF guarantee that any particular commercial space will remain onc

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

[Bob Kupperstein]

On Sun, Nov 12, 2023 at 3:59 PM Bijoy Misra  wrote:

> ... *The overwhelming voice is to exclude the Lincoln*
> *station area until a full analysis is done.*
>
...

> Best regards,
> Bijoy Misra
>
>
I believe this to be completely unsubstantiated.

It may be the view of the loudest/most persistent voices on LT, but AFAIK
there isn't any poll that shows a *majority* view to exclude Lincoln
Station (or anything else to do with the HCA).

-Bob



> On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:
>
>> First, I did not say I wanted people from other towns flocking here.  I
>> said the opposite.
>>
>> Second, I would love to maintain the rural character of Lincoln, too, but
>> the fact is we have a severe housing shortage not just in Massachusetts but
>> across the country. Families who work full time, multiple jobs cannot
>> afford apartments, much less condos or homes.  There are people looking to
>> step into home ownership who can't because they are priced out.  The
>> Massachusetts shelter system is full, not just from refugees and
>> immigrants, but from people who cannot find housing, no matter how much
>> assistance they have.  So, yes, even luxury condos would help.  (Though I
>> see the town's commendable track record of negotiating a higher level of
>> affordable housing and trust them to continue to do the same.)  But it is
>> also true that Lincoln's exclusionary zoning - which has maintained the
>> rural character we love - has contributed to the housing crisis.   Lastly,
>> I would love more taxpayers to come to town because in the end I am also a
>> capitalist and would like to see my taxes go down.  So I can buy berries
>> for my kids with abandon.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe 
>> wrote:
>>
>>> Why on earth would we want people from other towns flocking to Lincoln
>>> for their groceries?? The beauty of Lincoln's current commercial area is it
>>> provides just what the town needs, and not more. This is an environmentally
>>> sound model, if not one for thriving capitalism. Lincoln's affordable
>>> housing can be expanded without giving up control to developers.
>>>
>>> Many people move to Lincoln specifically to avoid the traffic and
>>> commercial pressures that are evident in neighboring towns, once
>>> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
>>> preserved over the decades by careful planning and zoning.
>>>
>>>  As an example of developer-friendly zoning, Lexington has long had
>>> commercial zoning in the center, yet there are empty storefronts and over a
>>> dozen random banks. There are only two restaurants that have lasted over
>>> the years, dozens have shuttered. Zoning for the benefit of developers
>>> doesn't guarantee businesses will come, or stay. Belmont is also struggling
>>> with empty storefronts, it is happening across the region. Developers come
>>> and go, but residents are left with the developers' decisions, rarely based
>>> on the long term goals of the town. This is not a good model for Lincoln.
>>> If Lincoln cedes control to developers, it is in perpetuity, it can't be
>>> reversed.
>>>
>>> Many in town hope that the working group of the HCA ruling will slow the
>>> process, take the necessary time to address the concerns of the
>>> townspeople, and allow alternative choices on the ballot.
>>>
>>> Gail O'Keefe
>>>
>>>
>>>
>>> On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:
>>>
 The best way to make sure commercial stays commercial is to make the
 businesses viable and the best way to do that is to make sure there are
 people shopping there. Sorry but people from other towns are not flocking
 to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
 been here 5 years and have noticed the string of restaurants that have
 tried to fill the ONE space. Whether we make any changes there's no
 guarantee these businesses will stick around. That's capitalism folks. But
 we can help by AT LEAST zoning for more housing in the area.

 Diana
 Giles Rd

 On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
 wrote:

> Along similar lines, how can the town ensure commercial space stays
> commercial as the new owners could easily decide to raise very high or not
> renew any commercial lease in order to build more luxury residential units
> by right as long as the project has unused housing units within the zoning
> allotment.
>
>
> Peter Buchthal
> Weston Rd
>
> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
> wrote:
>
>> How can the RLF guarantee that any particular commercial space will
>> remain once they sell the land to Civico? Are they planning to include
>> a requirement for a supermarket in the deed? Anything else would just be 
>> a
>> "recommendation".
>>
>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>> margo.fisher.mar...@gmail.com> wrote:
>>

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

[ٍSarah Postlethwait]

Could anyone on the Planning Board and/or HCAWG disclose what percentage of
commercial will be required in the Mandatory Mixed Use district?

What percentage of a building and/or lot will be required to be commercial?

Would commercial parking count towards the maximum commercial % lot
coverage, or does the lot coverage only apply to buildings?

Thank you!
Sarah Postlethwait

On Sun, Nov 12, 2023 at 2:35 PM Margaret Olson 
wrote:

> The proposed zoning for the mall has a mandatory retail component.
>
> On Sun, Nov 12, 2023 at 2:13 PM Sara Mattes  wrote:
>
>> So, are we now giving up retail at the mall?
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
>>
>> Given the history of businesses leaving the mall, $165k seems to be a
>> thin margin for predicting future rental profitability.
>>
>> It might be noted that rental income is only part of the RLF financials.
>> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
>> the prior year. That doesn't paint a picture of financial stability to me.
>>
>> Rich
>> (not an accountant, either)
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>> --
>> 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.
>
>
-- 
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] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Bayhas Kana]

;>>>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>>>>> This
>>>>>> outcome would be at odds with our goal of supporting our commercial 
>>>>>> center
>>>>>> and reducing the town's carbon footprint. This is one of the reasons why 
>>>>>> it
>>>>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>>>>
>>>>>> It is also important to puncture the myth that building units at
>>>>>> Lincoln Station would do much to boost the commercial prospects of the 
>>>>>> area:
>>>>>>
>>>>>>- The Planning Board released a Lincoln Station Planning Study in
>>>>>>2014. The study concluded that each 100 units added would only support
>>>>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
>>>>>> ft.
>>>>>>Study  here
>>>>>>
>>>>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>>>>- 2,500 sq ft of commercial space per 100 units is probably a
>>>>>>very optimistic number. The Study assumed that the leakage (% of
>>>>>>convenience buys by residents that happen outside of Lincoln Station) 
>>>>>> would
>>>>>>come down from 80% to 50%. If we use the actual 80% leakage, those 100
>>>>>>units would only support 1,000 sq ft of space.
>>>>>>- In all likelihood the leakage is actually higher than 80% today
>>>>>>given the increased penetration of online sales in the nine years 
>>>>>> elapsed.
>>>>>>
>>>>>>
>>>>>>
>>>>>>
>>>>>>
>>>>>> From: DJCP 
>>>>>>> Date: Sun, Nov 12, 2023 at 08:14
>>>>>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary
>>>>>>> Zoning Report-the HAC will make us even more exclusive.
>>>>>>> To: Listserv Listserv 
>>>>>>>
>>>>>>>
>>>>>>> The best way to make sure commercial stays commercial is to make the
>>>>>>> businesses viable and the best way to do that is to make sure there are
>>>>>>> people shopping there. Sorry but people from other towns are not 
>>>>>>> flocking
>>>>>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>>>>>> been here 5 years and have noticed the string of restaurants that have
>>>>>>> tried to fill the ONE space. Whether we make any changes there's no
>>>>>>> guarantee these businesses will stick around. That's capitalism folks. 
>>>>>>> But
>>>>>>> we can help by AT LEAST zoning for more housing in the area.
>>>>>>>
>>>>>>> Diana
>>>>>>> Giles Rd
>>>>>>>
>>>>>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>>>>>> wrote:
>>>>>>>
>>>>>>>> Along similar lines, how can the town ensure commercial space stays
>>>>>>>> commercial as the new owners could easily decide to raise very high or 
>>>>>>>> not
>>>>>>>> renew any commercial lease in order to build more luxury residential 
>>>>>>>> units
>>>>>>>> by right as long as the project has unused housing units within the 
>>>>>>>> zoning
>>>>>>>> allotment.
>>>>>>>>
>>>>>>>>
>>>>>>>> Peter Buchthal
>>>>>>>> Weston Rd
>>>>>>>>
>>>>>>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos <
>>>>>>>> davidcue...@gmail.com> wrote:
>>>>>>>>
>>>>>>>>> How can the RLF guarantee that any particular commercial space
>>>>>>>>> will remain once they sell the land to Civico? Are they planning to 
>>>>>>>>> include
>>>>>>>>> a requirement for a supermarket in the deed? Anything else would just 
>>>>>>>>> 

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

[gail o'keefe]

Why on earth would we want people from other towns flocking to Lincoln for
their groceries?? The beauty of Lincoln's current commercial area is it
provides just what the town needs, and not more. This is an environmentally
sound model, if not one for thriving capitalism. Lincoln's affordable
housing can be expanded without giving up control to developers.

Many people move to Lincoln specifically to avoid the traffic and
commercial pressures that are evident in neighboring towns, once
beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
preserved over the decades by careful planning and zoning.

 As an example of developer-friendly zoning, Lexington has long had
commercial zoning in the center, yet there are empty storefronts and over a
dozen random banks. There are only two restaurants that have lasted over
the years, dozens have shuttered. Zoning for the benefit of developers
doesn't guarantee businesses will come, or stay. Belmont is also struggling
with empty storefronts, it is happening across the region. Developers come
and go, but residents are left with the developers' decisions, rarely based
on the long term goals of the town. This is not a good model for Lincoln.
If Lincoln cedes control to developers, it is in perpetuity, it can't be
reversed.

Many in town hope that the working group of the HCA ruling will slow the
process, take the necessary time to address the concerns of the
townspeople, and allow alternative choices on the ballot.

Gail O'Keefe



On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:

> The best way to make sure commercial stays commercial is to make the
> businesses viable and the best way to do that is to make sure there are
> people shopping there. Sorry but people from other towns are not flocking
> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
> been here 5 years and have noticed the string of restaurants that have
> tried to fill the ONE space. Whether we make any changes there's no
> guarantee these businesses will stick around. That's capitalism folks. But
> we can help by AT LEAST zoning for more housing in the area.
>
> Diana
> Giles Rd
>
> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>
>> Along similar lines, how can the town ensure commercial space stays
>> commercial as the new owners could easily decide to raise very high or not
>> renew any commercial lease in order to build more luxury residential units
>> by right as long as the project has unused housing units within the zoning
>> allotment.
>>
>>
>> Peter Buchthal
>> Weston Rd
>>
>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>> wrote:
>>
>>> How can the RLF guarantee that any particular commercial space will
>>> remain once they sell the land to Civico? Are they planning to include
>>> a requirement for a supermarket in the deed? Anything else would just be a
>>> "recommendation".
>>>
>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>>> margo.fisher.mar...@gmail.com> wrote:
>>>
 Hi All,

 We know that a zoning change does not “dictate” that anything be built
 or changed, but we also know that major changes WILL happen in Lincoln,
 should this pass. Do any of you remember many years ago when zoning changes
 were made that impacted any changes an owner could make (as much as a bay
 window) without ZBA approval on pre-existing non-conforming lots? Some
 people who are pushing for the re-zoning here are the same people that
 tried to instill the fear of “mansionisation” should we allow any changes
 to homes on less than 2 acre lots. At town meeting, they showed pictures of
 dense mid-rise housing from other towns to scare people into taking away
 the rights of the pre-existing (grandfathered) non-conforming lot owners.
 Now some of these same people are advocating for providing similar dense
 mid-rise housing that they were adamantly opposed to. What happened to the
 “stewards of the land?”

 Sincerely,

 Margo Martin






 On Fri, Nov 10, 2023 at 5:27 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 <
 lincoln@lincolntalk.org> wrote:

> Hi all,
>
> If I am reading  the rezoning plans correctly the  Reducition 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 hou

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

[Bijoy Misra]

Everyone is sympathetic to housing and new people.  The issue is
where to build.  The overwhelming voice is to exclude the Lincoln
station area until a full analysis is done.  Congestion, transport
and environment are the issues.  Hence the appeal is for distributed
housing.  To sell the Lincoln station area for residential development
without analysis would be suicidal for the town.  I am speaking on behalf
of many who wish to live here and develop the town wholesome
retaining its character.
Best regards,
Bijoy Misra

On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:

> First, I did not say I wanted people from other towns flocking here.  I
> said the opposite.
>
> Second, I would love to maintain the rural character of Lincoln, too, but
> the fact is we have a severe housing shortage not just in Massachusetts but
> across the country. Families who work full time, multiple jobs cannot
> afford apartments, much less condos or homes.  There are people looking to
> step into home ownership who can't because they are priced out.  The
> Massachusetts shelter system is full, not just from refugees and
> immigrants, but from people who cannot find housing, no matter how much
> assistance they have.  So, yes, even luxury condos would help.  (Though I
> see the town's commendable track record of negotiating a higher level of
> affordable housing and trust them to continue to do the same.)  But it is
> also true that Lincoln's exclusionary zoning - which has maintained the
> rural character we love - has contributed to the housing crisis.   Lastly,
> I would love more taxpayers to come to town because in the end I am also a
> capitalist and would like to see my taxes go down.  So I can buy berries
> for my kids with abandon.
>
> Diana
> Giles Rd
>
> On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe  wrote:
>
>> Why on earth would we want people from other towns flocking to Lincoln
>> for their groceries?? The beauty of Lincoln's current commercial area is it
>> provides just what the town needs, and not more. This is an environmentally
>> sound model, if not one for thriving capitalism. Lincoln's affordable
>> housing can be expanded without giving up control to developers.
>>
>> Many people move to Lincoln specifically to avoid the traffic and
>> commercial pressures that are evident in neighboring towns, once
>> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
>> preserved over the decades by careful planning and zoning.
>>
>>  As an example of developer-friendly zoning, Lexington has long had
>> commercial zoning in the center, yet there are empty storefronts and over a
>> dozen random banks. There are only two restaurants that have lasted over
>> the years, dozens have shuttered. Zoning for the benefit of developers
>> doesn't guarantee businesses will come, or stay. Belmont is also struggling
>> with empty storefronts, it is happening across the region. Developers come
>> and go, but residents are left with the developers' decisions, rarely based
>> on the long term goals of the town. This is not a good model for Lincoln.
>> If Lincoln cedes control to developers, it is in perpetuity, it can't be
>> reversed.
>>
>> Many in town hope that the working group of the HCA ruling will slow the
>> process, take the necessary time to address the concerns of the
>> townspeople, and allow alternative choices on the ballot.
>>
>> Gail O'Keefe
>>
>>
>>
>> On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:
>>
>>> The best way to make sure commercial stays commercial is to make the
>>> businesses viable and the best way to do that is to make sure there are
>>> people shopping there. Sorry but people from other towns are not flocking
>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>> been here 5 years and have noticed the string of restaurants that have
>>> tried to fill the ONE space. Whether we make any changes there's no
>>> guarantee these businesses will stick around. That's capitalism folks. But
>>> we can help by AT LEAST zoning for more housing in the area.
>>>
>>> Diana
>>> Giles Rd
>>>
>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>> wrote:
>>>
 Along similar lines, how can the town ensure commercial space stays
 commercial as the new owners could easily decide to raise very high or not
 renew any commercial lease in order to build more luxury residential units
 by right as long as the project has unused housing units within the zoning
 allotment.


 Peter Buchthal
 Weston Rd

 On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
 wrote:

> How can the RLF guarantee that any particular commercial space will
> remain once they sell the land to Civico? Are they planning to include
> a requirement for a supermarket in the deed? Anything else would just be a
> "recommendation".
>
> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
> margo.fisher.mar...@gmail.com> wrote:
>
>> Hi All,
>>
>>

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

[Peter Buchthal]

   Study  here
>>>
>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>>
>>>
>>>
>>>
>>> From: DJCP 
>>>> Date: Sun, Nov 12, 2023 at 08:14
>>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>>> Report-the HAC will make us even more exclusive.
>>>> To: Listserv Listserv 
>>>>
>>>>
>>>> The best way to make sure commercial stays commercial is to make the
>>>> businesses viable and the best way to do that is to make sure there are
>>>> people shopping there. Sorry but people from other towns are not flocking
>>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>>> been here 5 years and have noticed the string of restaurants that have
>>>> tried to fill the ONE space. Whether we make any changes there's no
>>>> guarantee these businesses will stick around. That's capitalism folks. But
>>>> we can help by AT LEAST zoning for more housing in the area.
>>>>
>>>> Diana
>>>> Giles Rd
>>>>
>>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>>> wrote:
>>>>
>>>>> Along similar lines, how can the town ensure commercial space stays
>>>>> commercial as the new owners could easily decide to raise very high or not
>>>>> renew any commercial lease in order to build more luxury residential units
>>>>> by right as long as the project has unused housing units within the zoning
>>>>> allotment.
>>>>>
>>>>>
>>>>> Peter Buchthal
>>>>> Weston Rd
>>>>>
>>>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>>>>> wrote:
>>>>>
>>>>>> How can the RLF guarantee that any particular commercial space will
>>>>>> remain once they sell the land to Civico? Are they planning to include
>>>>>> a requirement for a supermarket in the deed? Anything else would just be 
>>>>>> a
>>>>>> "recommendation".
>>>>>>
>>>>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>>>>>> margo.fisher.mar...@gmail.com> wrote:
>>>>>>
>>>>>>> Hi All,
>>>>>>>
>>>>>>> We know that a zoning change does not “dictate” that anything be
>>>>>>> built or changed, but we also know that major changes WILL happen in
>>>>>>> Lincoln, should this pass. Do any of you remember many years ago when
>>>>>>> zoning changes were made that impacted any changes an owner could make 
>>>>>>> (as
>>>>>>> much as a bay window) without ZBA approval on pre-existing 
>>>>>>> non-conforming
>>>>>>> lots? Some people who are pushing for the re-zoning here are the same
>>>>>>> people that tried to instill the fear of “mansionisation” should we 
>>>>>>> allow
>>>>>>> any changes to homes on less than 2 acre lots. At town meeting, they 
>>>>>>> showed
>>>>>>> pictures of dense mid-rise housing from other towns to scare people into
>>>>>>> taking away the rights of the pre-existing (grandfathered) 
>>>>>>> non-conforming
>>>>>>> lot owners. Now some of these same people are advocating for providing
>>>>>>> similar dense mid-rise housing that they were adamantly opposed to. What
>>>>>>> happened to the “stewards of the land?”
>>>>>>>
>>>>>>> Sincerely,
>>>>>>>
>>>>>>> Margo Martin
>>>>>>>
>>>>>>>
>>>>>>>
>>>>>>>
>>>>&g

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

[ٍSarah Postlethwait]

It is Mandatory to have retail… however the representative for the Mall,
Michelle Barnes, clearly stated during Wednesday’s meeting that the
commercial component would be *smaller* than it is currently because the
RLF’s main goal is to “derisk” the mall. And it was explained that
residential properties are less risky than commercial properties.

And commercial, of course, also includes offices and other non retail
establishments.

Many people are under the impression that this rezoning of the mall will
lead to a vibrant development full of new business- but that clearly is not
the case.

If the point of having all of this housing around the mall is to encourage
people to walk to the amenities and not use a car, why are we reducing the
already very limited amount of retail businesses?


Sarah Postlethwait

On Sun, Nov 12, 2023 at 2:35 PM Margaret Olson 
wrote:

> The proposed zoning for the mall has a mandatory retail component.
>
> On Sun, Nov 12, 2023 at 2:13 PM Sara Mattes  wrote:
>
>> So, are we now giving up retail at the mall?
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
>>
>> Given the history of businesses leaving the mall, $165k seems to be a
>> thin margin for predicting future rental profitability.
>>
>> It might be noted that rental income is only part of the RLF financials.
>> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
>> the prior year. That doesn't paint a picture of financial stability to me.
>>
>> Rich
>> (not an accountant, either)
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> .
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> 
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>> --
>> 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
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>>
>>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Margaret Olson]

The proposed zoning for the mall has a mandatory retail component.

On Sun, Nov 12, 2023 at 2:13 PM Sara Mattes  wrote:

> So, are we now giving up retail at the mall?
>
> --
> Sara Mattes
>
>
>
>
> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
>
> Given the history of businesses leaving the mall, $165k seems to be a thin
> margin for predicting future rental profitability.
>
> It might be noted that rental income is only part of the RLF financials.
> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
> the prior year. That doesn't paint a picture of financial stability to me.
>
> Rich
> (not an accountant, either)
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable concern.The
>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>> .
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that Civico
>> would maintain Donelan's or any of the existing commercial space. This
>> outcome would be at odds with our goal of supporting our commercial center
>> and reducing the town's carbon footprint. This is one of the reasons why it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at Lincoln
>> Station would do much to boost the commercial prospects of the area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> 
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>- In all likelihood the leakage is actually higher than 80% today
>>given the increased penetration of online sales in the nine years elapsed.
>>
>> --
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> .
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> https://pairlist9.pair.net/mailman/listinfo/lincoln.
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>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[John Mendelson]

rezone it by right, Civico would get to decide what
>>>>> mix of commercial and residential to build. As a private enterprise, they
>>>>> will choose to build whatever leads to the highest profits, which we know
>>>>> is residential. Ms. Barnes mentioned that commercial space will be
>>>>> reduced during the forum on Wednesday. We have no guarantees that
>>>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>>>> This
>>>>> outcome would be at odds with our goal of supporting our commercial center
>>>>> and reducing the town's carbon footprint. This is one of the reasons why 
>>>>> it
>>>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>>>
>>>>> It is also important to puncture the myth that building units at
>>>>> Lincoln Station would do much to boost the commercial prospects of the 
>>>>> area:
>>>>>
>>>>>- The Planning Board released a Lincoln Station Planning Study in
>>>>>2014. The study concluded that each 100 units added would only support
>>>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
>>>>> ft.
>>>>>Study  here
>>>>>
>>>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>>>buys by residents that happen outside of Lincoln Station) would come 
>>>>> down
>>>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units 
>>>>> would
>>>>>only support 1,000 sq ft of space.
>>>>>- In all likelihood the leakage is actually higher than 80% today
>>>>>given the increased penetration of online sales in the nine years 
>>>>> elapsed.
>>>>>
>>>>>
>>>>>
>>>>>
>>>>>
>>>>> From: DJCP 
>>>>>> Date: Sun, Nov 12, 2023 at 08:14
>>>>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>>>>> Report-the HAC will make us even more exclusive.
>>>>>> To: Listserv Listserv 
>>>>>>
>>>>>>
>>>>>> The best way to make sure commercial stays commercial is to make the
>>>>>> businesses viable and the best way to do that is to make sure there are
>>>>>> people shopping there. Sorry but people from other towns are not flocking
>>>>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>>>>> been here 5 years and have noticed the string of restaurants that have
>>>>>> tried to fill the ONE space. Whether we make any changes there's no
>>>>>> guarantee these businesses will stick around. That's capitalism folks. 
>>>>>> But
>>>>>> we can help by AT LEAST zoning for more housing in the area.
>>>>>>
>>>>>> Diana
>>>>>> Giles Rd
>>>>>>
>>>>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>>>>> wrote:
>>>>>>
>>>>>>> Along similar lines, how can the town ensure commercial space stays
>>>>>>> commercial as the new owners could easily decide to raise very high or 
>>>>>>> not
>>>>>>> renew any commercial lease in order to build more luxury residential 
>>>>>>> units
>>>>>>> by right as long as the project has unused housing units within the 
>>>>>>> zoning
>>>>>>> allotment.
>>>>>>>
>>>>>>>
>>>>>>> Peter Buchthal
>>>>>>> Weston Rd
>>>>>>>
>>>>>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>>>>>>> wrote:
>>>>>>>
>>>>>>>> How can the RLF guarantee that any particular commercial space will
>>>>>>>> remain once they sell the land to Civico? Are they planning to include
>>>>>>>> a requirement for a supermarket in the deed? Anything else would just 
>>>>

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

[Scott Clary]

 study concluded that each 100 units added would only support
>>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
>>>> ft.
>>>>    Study  here
>>>>
>>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>>buys by residents that happen outside of Lincoln Station) would come 
>>>> down
>>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>>only support 1,000 sq ft of space.
>>>>- In all likelihood the leakage is actually higher than 80% today
>>>>given the increased penetration of online sales in the nine years 
>>>> elapsed.
>>>>
>>>>
>>>>
>>>>
>>>>
>>>> From: DJCP 
>>>>> Date: Sun, Nov 12, 2023 at 08:14
>>>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>>>> Report-the HAC will make us even more exclusive.
>>>>> To: Listserv Listserv 
>>>>>
>>>>>
>>>>> The best way to make sure commercial stays commercial is to make the
>>>>> businesses viable and the best way to do that is to make sure there are
>>>>> people shopping there. Sorry but people from other towns are not flocking
>>>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>>>> been here 5 years and have noticed the string of restaurants that have
>>>>> tried to fill the ONE space. Whether we make any changes there's no
>>>>> guarantee these businesses will stick around. That's capitalism folks. But
>>>>> we can help by AT LEAST zoning for more housing in the area.
>>>>>
>>>>> Diana
>>>>> Giles Rd
>>>>>
>>>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>>>> wrote:
>>>>>
>>>>>> Along similar lines, how can the town ensure commercial space stays
>>>>>> commercial as the new owners could easily decide to raise very high or 
>>>>>> not
>>>>>> renew any commercial lease in order to build more luxury residential 
>>>>>> units
>>>>>> by right as long as the project has unused housing units within the 
>>>>>> zoning
>>>>>> allotment.
>>>>>>
>>>>>>
>>>>>> Peter Buchthal
>>>>>> Weston Rd
>>>>>>
>>>>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>>>>>> wrote:
>>>>>>
>>>>>>> How can the RLF guarantee that any particular commercial space will
>>>>>>> remain once they sell the land to Civico? Are they planning to include
>>>>>>> a requirement for a supermarket in the deed? Anything else would just 
>>>>>>> be a
>>>>>>> "recommendation".
>>>>>>>
>>>>>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>>>>>>> margo.fisher.mar...@gmail.com> wrote:
>>>>>>>
>>>>>>>> Hi All,
>>>>>>>>
>>>>>>>> We know that a zoning change does not “dictate” that anything be
>>>>>>>> built or changed, but we also know that major changes WILL happen in
>>>>>>>> Lincoln, should this pass. Do any of you remember many years ago when
>>>>>>>> zoning changes were made that impacted any changes an owner could make 
>>>>>>>> (as
>>>>>>>> much as a bay window) without ZBA approval on pre-existing 
>>>>>>>> non-conforming
>>>>>>>> lots? Some people who are pushing for the re-zoning here are the same
>>>>>>>> people that tried to instill the fear of “mansionisation” should we 
>>>>>>>> allow
>>>>>>>> any changes to homes on less than 2 acre lots. At town meeting, they 
>>>>>>>> showed
>>>>>>>> pictures of dense mid-rise housing from other towns to scare people 
>>>>>>>> into
>

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

[Sara Mattes]

So, are we now giving up retail at the mall?

--
Sara Mattes




> On Nov 12, 2023, at 2:08 PM, Rich Rosenbaum  wrote:
> 
> Given the history of businesses leaving the mall, $165k seems to be a thin 
> margin for predicting future rental profitability.
> 
> It might be noted that rental income is only part of the RLF financials. 
> Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for the 
> prior year. That doesn't paint a picture of financial stability to me.
> 
> Rich
> (not an accountant, either)
> 
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis  > wrote:
>> I want to emphasize that the Mall is currently a profitable concern.The RLF 
>> disclosed a rental profit of $164,571 in 2022. Details here 
>> .
>>  However, if we rezone it by right, Civico would get to decide what mix of 
>> commercial and residential to build. As a private enterprise, they will 
>> choose to build whatever leads to the highest profits, which we know is 
>> residential. Ms. Barnes mentioned that commercial space will be reduced 
>> during the forum on Wednesday. We have no guarantees that Civico would 
>> maintain Donelan's or any of the existing commercial space. This outcome 
>> would be at odds with our goal of supporting our commercial center and 
>> reducing the town's carbon footprint. This is one of the reasons why it is 
>> so important that the Mall redevelopment goes through Town Meeting.
>> 
>> It is also important to puncture the myth that building units at Lincoln 
>> Station would do much to boost the commercial prospects of the area:
>> The Planning Board released a Lincoln Station Planning Study in 2014. The 
>> study concluded that each 100 units added would only support 2,500 sq ft of 
>> space. For reference, Donelan's footprint is 20,387 sq ft. Study  here 
>> 
>> 2,500 sq ft of commercial space per 100 units is probably a very optimistic 
>> number. The Study assumed that the leakage (% of convenience buys by 
>> residents that happen outside of Lincoln Station) would come down from 80% 
>> to 50%. If we use the actual 80% leakage, those 100 units would only support 
>> 1,000 sq ft of space.
>> In all likelihood the leakage is actually higher than 80% today given the 
>> increased penetration of online sales in the nine years elapsed.
> -- 
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> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Rich Rosenbaum]

Given the history of businesses leaving the mall, $165k seems to be a thin
margin for predicting future rental profitability.

It might be noted that rental income is only part of the RLF financials.
Their overall net seems to be $212,000 for 2022 and -$251,431 (loss) for
the prior year. That doesn't paint a picture of financial stability to me.

Rich
(not an accountant, either)

On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis  wrote:

> I want to emphasize that the Mall is currently a profitable concern.The
> RLF disclosed a rental profit of $164,571 in 2022. Details here
> .
> However, if we rezone it by right, Civico would get to decide what mix of
> commercial and residential to build. As a private enterprise, they will
> choose to build whatever leads to the highest profits, which we know is
> residential. Ms. Barnes mentioned that commercial space will be reduced
> during the forum on Wednesday. We have no guarantees that Civico would
> maintain Donelan's or any of the existing commercial space. This outcome
> would be at odds with our goal of supporting our commercial center and
> reducing the town's carbon footprint. This is one of the reasons why it is
> so important that the Mall redevelopment goes through Town Meeting.
>
> It is also important to puncture the myth that building units at Lincoln
> Station would do much to boost the commercial prospects of the area:
>
>- The Planning Board released a Lincoln Station Planning Study in
>2014. The study concluded that each 100 units added would only support
>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>Study  here
>
> 
>- 2,500 sq ft of commercial space per 100 units is probably a very
>optimistic number. The Study assumed that the leakage (% of convenience
>buys by residents that happen outside of Lincoln Station) would come down
>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>only support 1,000 sq ft of space.
>- In all likelihood the leakage is actually higher than 80% today
>given the increased penetration of online sales in the nine years elapsed.
>
>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Louis Zipes]

   - The Planning Board released a Lincoln Station Planning Study in 2014.
   The study concluded that each 100 units added would only support 2,500 sq
   ft of space. For reference, Donelan's footprint is 20,387 sq ft. Study
   here
   
<https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
   - 2,500 sq ft of commercial space per 100 units is probably a very
   optimistic number. The Study assumed that the leakage (% of convenience
   buys by residents that happen outside of Lincoln Station) would come down
   from 80% to 50%. If we use the actual 80% leakage, those 100 units would
   only support 1,000 sq ft of space.


Another reason to go with Option C then to have the most units available to
support any retail! 😀

On Sunday, November 12, 2023, Karla Gravis  wrote:

> I thought the premise of locating 100% of rezoned units around the train
> station and giving away our town meeting negotiating power was to "support
> and maintain our small commercial center" and "promote decarbonization
> and climate change adaptation by rezoning near transportation and
> amenities.
>
> But we are now being told that the plans for the mall will reduce
> commercial space and that we may not even be able to keep Donelan's. So why
> do we insist on putting all rezoned housing into the same spot where there
> are likely to be fewer amenities in the future? The train schedule is
> limited and unreliable enough that it is naive to think people will take
> the train to do a grocery run. It sounds like a situation where the cure is
> worse than the disease.
>
> *It is not true that much of the study was conducted at noon on a public
> holiday.* The consulting team conducted field studies across 8 days, none
> of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
> May 8, 2013. Page 25 of the study).
>
> https://www.lincolntown.org/DocumentCenter/View/65765/
> Lincoln-Station-Planning-Study-3-27-2014bwfinal
>
>
>
> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
> melindabr...@hotmail.com> wrote:
>
>> I too thought the town was interested in developing or at least
>> maintaining its commercial center.
>> Sent from my iPhone
>> Melinda Bruno-Smith
>>
>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>> wrote:
>> 
>> We have no guarantees that the RLF will maintain Donelan's either. If
>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>> or may not be willing and able to set their rent at a level that keeps them
>> profitable.
>>
>> A note on the 2014 study: much of the research on the impact of the train
>> was conducted at noon on a public holiday.
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% lea

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

[Rich Rosenbaum]

To me it seems that there are a number of methodological limitations to the
survey. It is hard to tell from the report but it implies that somewhat
less that 70 Lincoln residents were surveyed. Less than 10 a day does not
seem representative.
It was also noted that it partially overlapped a school vacation week and
the survey was potentially biased by an unusually large number of students
due to the schools closing early on one day.

I could not find the time of day of the surveys mentioned in the report. If
only 10 people were surveyed on a given day that could greatly affect the
results.




On Sun, Nov 12, 2023 at 1:29 PM Scott Clary  wrote:

> Hello Good Lincoln People,
>
> I just read the majority of the 2014 study on the commercial feasibility
> of Lincoln station/mall area.
>
> It looks thorough and well done to my layman eyes - 8 days and 82 surveyed
> is a decent sample size. I learned a lot by reading it. The main premise
> that I took out of it is that town leadership and the planning board wanted
> to improve and expand our commercial base which they seem to have done a
> 180 on since.
>
> Most often, highest, best and most profitable use of land is residential.
> Civico is primarily a residential developer. If the mall is conveyed to
> them and they are in control without town meeting process... I don't need
> to say anymore.
>
> I fail to see which public holiday occupied the majority of the survey. If
> the statement referring to such is not accurate, then it is misleading as
> an effect on the results.
>
> Kind Regards,
>
> Scott Clary
> 617-968-5769
> Oak Knoll
>
> Sent from a mobile device - please excuse typos and brevity
>
>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Scott Clary]

Hello Good Lincoln People,

I just read the majority of the 2014 study on the commercial feasibility of
Lincoln station/mall area.

It looks thorough and well done to my layman eyes - 8 days and 82 surveyed
is a decent sample size. I learned a lot by reading it. The main premise
that I took out of it is that town leadership and the planning board wanted
to improve and expand our commercial base which they seem to have done a
180 on since.

Most often, highest, best and most profitable use of land is residential.
Civico is primarily a residential developer. If the mall is conveyed to
them and they are in control without town meeting process... I don't need
to say anymore.

I fail to see which public holiday occupied the majority of the survey. If
the statement referring to such is not accurate, then it is misleading as
an effect on the results.

Kind Regards,

Scott Clary
617-968-5769
Oak Knoll

Sent from a mobile device - please excuse typos and brevity

On Sun, Nov 12, 2023, 10:44 AM Margaret Olson  wrote:

> We have no guarantees that the RLF will maintain Donelan's either. If
> Donelan's is not sufficiently profitable they will leave, and the RLF may
> or may not be willing and able to set their rent at a level that keeps them
> profitable.
>
> A note on the 2014 study: much of the research on the impact of the train
> was conducted at noon on a public holiday.
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable concern.The
>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that Civico
>> would maintain Donelan's or any of the existing commercial space. This
>> outcome would be at odds with our goal of supporting our commercial center
>> and reducing the town's carbon footprint. This is one of the reasons why it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at Lincoln
>> Station would do much to boost the commercial prospects of the area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>- In all likelihood the leakage is actually higher than 80% today
>>given the increased penetration of online sales in the nine years elapsed.
>>
>>
>>
>>
>>
>> From: DJCP 
>>> Date: Sun, Nov 12, 2023 at 08:14
>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>> Report-the HAC will make us even more exclusive.
>>> To: Listserv Listserv 
>>>
>>>
>>> The best way to make sure commercial stays commercial is to make the
>>> businesses viable and the best way to do that is to make sure there are
>>> people shopping there. Sorry but people from other towns are not flocking
>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>> been here 5 years and have noticed the string of restaurants that have
>>> tried to fill the ONE space. Whether we make any changes there's no
>>> guarantee these businesses will stick around. That's capitalism folks. But
>>> we can help by AT LEAST zoning for more housing in the area.
>>>
>>> Diana
>>> Giles Rd
>>>
>>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
>>> wrote:
>>>
>>>> Along similar lines, how can the town ensure commercial space stays
>>>> commercial as the new owners could easily decide to raise very high or not
>>>&

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

[Scott Clary]

Thank goodness we have some really smart people paying attention. These are
all facts.

I'm a bit dismayed at the contradictions within one's own post on this
topic. I see the townspeople looking for more options to comply to HCA,
back most everything with fact.

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Sun, Nov 12, 2023, 11:05 AM Karla Gravis  wrote:

> I thought the premise of locating 100% of rezoned units around the train
> station and giving away our town meeting negotiating power was to "support
> and maintain our small commercial center" and "promote decarbonization
> and climate change adaptation by rezoning near transportation and
> amenities.
>
> But we are now being told that the plans for the mall will reduce
> commercial space and that we may not even be able to keep Donelan's. So why
> do we insist on putting all rezoned housing into the same spot where there
> are likely to be fewer amenities in the future? The train schedule is
> limited and unreliable enough that it is naive to think people will take
> the train to do a grocery run. It sounds like a situation where the cure is
> worse than the disease.
>
> *It is not true that much of the study was conducted at noon on a public
> holiday.* The consulting team conducted field studies across 8 days, none
> of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
> May 8, 2013. Page 25 of the study).
>
>
> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>
>
>
>
> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
> melindabr...@hotmail.com> wrote:
>
>> I too thought the town was interested in developing or at least
>> maintaining its commercial center.
>> Sent from my iPhone
>> Melinda Bruno-Smith
>>
>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>> wrote:
>> 
>> We have no guarantees that the RLF will maintain Donelan's either. If
>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>> or may not be willing and able to set their rent at a level that keeps them
>> profitable.
>>
>> A note on the 2014 study: much of the research on the impact of the train
>> was conducted at noon on a public holiday.
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>>
>>>
>>>
>>>
>>> From: DJCP 
>>>> Date: Sun, Nov 12, 2023 at 08:14
>

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

[Margaret Olson]

I am saying that I personally did not think the right questions were asked
at the right time of day.

On Sun, Nov 12, 2023 at 11:19 AM ٍSarah Postlethwait 
wrote:

> Are you saying that the survey and report are not accurate?
>
> None of the days listed in the survey are a public holiday.
>
> April 12, 13, 16, 17, 24, 27, and 29, and May 8, 2013
>
> The only public holiday around that time is Patriots day, April 15, which
> was not a day listed.
>
>
>
> On Sun, Nov 12, 2023 at 11:12 AM Margaret Olson 
> wrote:
>
>> In commenting on the survey I was referring only to the impact of the
>> train on retail. I was on the planning board at the time and asked the
>> consultant for details. I was not happy with the answers.
>>
>> On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis 
>> wrote:
>>
>>> I thought the premise of locating 100% of rezoned units around the train
>>> station and giving away our town meeting negotiating power was to "support
>>> and maintain our small commercial center" and "promote decarbonization
>>> and climate change adaptation by rezoning near transportation and
>>> amenities.
>>>
>>> But we are now being told that the plans for the mall will reduce
>>> commercial space and that we may not even be able to keep Donelan's. So why
>>> do we insist on putting all rezoned housing into the same spot where there
>>> are likely to be fewer amenities in the future? The train schedule is
>>> limited and unreliable enough that it is naive to think people will take
>>> the train to do a grocery run. It sounds like a situation where the cure is
>>> worse than the disease.
>>>
>>> *It is not true that much of the study was conducted at noon on a public
>>> holiday.* The consulting team conducted field studies across 8 days,
>>> none of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29,
>>> and May 8, 2013. Page 25 of the study).
>>>
>>>
>>> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>>>
>>>
>>>
>>>
>>> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
>>> melindabr...@hotmail.com> wrote:
>>>
>>>> I too thought the town was interested in developing or at least
>>>> maintaining its commercial center.
>>>> Sent from my iPhone
>>>> Melinda Bruno-Smith
>>>>
>>>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>>>> wrote:
>>>> 
>>>> We have no guarantees that the RLF will maintain Donelan's either. If
>>>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>>>> or may not be willing and able to set their rent at a level that keeps them
>>>> profitable.
>>>>
>>>> A note on the 2014 study: much of the research on the impact of the
>>>> train was conducted at noon on a public holiday.
>>>>
>>>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>>>> wrote:
>>>>
>>>>> I want to emphasize that the Mall is currently a profitable
>>>>> concern.The RLF disclosed a rental profit of $164,571 in 2022. Details
>>>>> here
>>>>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
>>>>> However, if we rezone it by right, Civico would get to decide what
>>>>> mix of commercial and residential to build. As a private enterprise, they
>>>>> will choose to build whatever leads to the highest profits, which we know
>>>>> is residential. Ms. Barnes mentioned that commercial space will be
>>>>> reduced during the forum on Wednesday. We have no guarantees that
>>>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>>>> This
>>>>> outcome would be at odds with our goal of supporting our commercial center
>>>>> and reducing the town's carbon footprint. This is one of the reasons why 
>>>>> it
>>>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>>>
>>>>> It is also important to puncture the myth that building units at
>>>>> Lincoln Station would do much to boost the commercial prospects of the 
>>>>> area:
>>>>>
>>>>>- The Planning Board released a Lincoln Station Planning Study in
>>>>>2014. The study conclu

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

[ٍSarah Postlethwait]

Are you saying that the survey and report are not accurate?

None of the days listed in the survey are a public holiday.

April 12, 13, 16, 17, 24, 27, and 29, and May 8, 2013

The only public holiday around that time is Patriots day, April 15, which
was not a day listed.



On Sun, Nov 12, 2023 at 11:12 AM Margaret Olson 
wrote:

> In commenting on the survey I was referring only to the impact of the
> train on retail. I was on the planning board at the time and asked the
> consultant for details. I was not happy with the answers.
>
> On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis 
> wrote:
>
>> I thought the premise of locating 100% of rezoned units around the train
>> station and giving away our town meeting negotiating power was to "support
>> and maintain our small commercial center" and "promote decarbonization
>> and climate change adaptation by rezoning near transportation and
>> amenities.
>>
>> But we are now being told that the plans for the mall will reduce
>> commercial space and that we may not even be able to keep Donelan's. So why
>> do we insist on putting all rezoned housing into the same spot where there
>> are likely to be fewer amenities in the future? The train schedule is
>> limited and unreliable enough that it is naive to think people will take
>> the train to do a grocery run. It sounds like a situation where the cure is
>> worse than the disease.
>>
>> *It is not true that much of the study was conducted at noon on a public
>> holiday.* The consulting team conducted field studies across 8 days,
>> none of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29,
>> and May 8, 2013. Page 25 of the study).
>>
>>
>> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>>
>>
>>
>>
>> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
>> melindabr...@hotmail.com> wrote:
>>
>>> I too thought the town was interested in developing or at least
>>> maintaining its commercial center.
>>> Sent from my iPhone
>>> Melinda Bruno-Smith
>>>
>>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>>> wrote:
>>> 
>>> We have no guarantees that the RLF will maintain Donelan's either. If
>>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>>> or may not be willing and able to set their rent at a level that keeps them
>>> profitable.
>>>
>>> A note on the 2014 study: much of the research on the impact of the
>>> train was conducted at noon on a public holiday.
>>>
>>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>>> wrote:
>>>
>>>> I want to emphasize that the Mall is currently a profitable
>>>> concern.The RLF disclosed a rental profit of $164,571 in 2022. Details
>>>> here
>>>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
>>>> However, if we rezone it by right, Civico would get to decide what
>>>> mix of commercial and residential to build. As a private enterprise, they
>>>> will choose to build whatever leads to the highest profits, which we know
>>>> is residential. Ms. Barnes mentioned that commercial space will be
>>>> reduced during the forum on Wednesday. We have no guarantees that
>>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>>> This
>>>> outcome would be at odds with our goal of supporting our commercial center
>>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>>
>>>> It is also important to puncture the myth that building units at
>>>> Lincoln Station would do much to boost the commercial prospects of the 
>>>> area:
>>>>
>>>>- The Planning Board released a Lincoln Station Planning Study in
>>>>2014. The study concluded that each 100 units added would only support
>>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq 
>>>> ft.
>>>>Study  here
>>>>
>>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>>b

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

[Margaret Olson]

In commenting on the survey I was referring only to the impact of the train
on retail. I was on the planning board at the time and asked the consultant
for details. I was not happy with the answers.

On Sun, Nov 12, 2023 at 11:05 AM Karla Gravis  wrote:

> I thought the premise of locating 100% of rezoned units around the train
> station and giving away our town meeting negotiating power was to "support
> and maintain our small commercial center" and "promote decarbonization
> and climate change adaptation by rezoning near transportation and
> amenities.
>
> But we are now being told that the plans for the mall will reduce
> commercial space and that we may not even be able to keep Donelan's. So why
> do we insist on putting all rezoned housing into the same spot where there
> are likely to be fewer amenities in the future? The train schedule is
> limited and unreliable enough that it is naive to think people will take
> the train to do a grocery run. It sounds like a situation where the cure is
> worse than the disease.
>
> *It is not true that much of the study was conducted at noon on a public
> holiday.* The consulting team conducted field studies across 8 days, none
> of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
> May 8, 2013. Page 25 of the study).
>
>
> https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal
>
>
>
>
> On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
> melindabr...@hotmail.com> wrote:
>
>> I too thought the town was interested in developing or at least
>> maintaining its commercial center.
>> Sent from my iPhone
>> Melinda Bruno-Smith
>>
>> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
>> wrote:
>> 
>> We have no guarantees that the RLF will maintain Donelan's either. If
>> Donelan's is not sufficiently profitable they will leave, and the RLF may
>> or may not be willing and able to set their rent at a level that keeps them
>> profitable.
>>
>> A note on the 2014 study: much of the research on the impact of the train
>> was conducted at noon on a public holiday.
>>
>> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
>> wrote:
>>
>>> I want to emphasize that the Mall is currently a profitable concern.The
>>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
>>> However, if we rezone it by right, Civico would get to decide what
>>> mix of commercial and residential to build. As a private enterprise, they
>>> will choose to build whatever leads to the highest profits, which we know
>>> is residential. Ms. Barnes mentioned that commercial space will be
>>> reduced during the forum on Wednesday. We have no guarantees that
>>> Civico would maintain Donelan's or any of the existing commercial space. 
>>> This
>>> outcome would be at odds with our goal of supporting our commercial center
>>> and reducing the town's carbon footprint. This is one of the reasons why it
>>> is so important that the Mall redevelopment goes through Town Meeting.
>>>
>>> It is also important to puncture the myth that building units at Lincoln
>>> Station would do much to boost the commercial prospects of the area:
>>>
>>>- The Planning Board released a Lincoln Station Planning Study in
>>>2014. The study concluded that each 100 units added would only support
>>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>>Study  here
>>>
>>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>>optimistic number. The Study assumed that the leakage (% of convenience
>>>buys by residents that happen outside of Lincoln Station) would come down
>>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>>only support 1,000 sq ft of space.
>>>- In all likelihood the leakage is actually higher than 80% today
>>>given the increased penetration of online sales in the nine years 
>>> elapsed.
>>>
>>>
>>>
>>>
>>>
>>> From: DJCP 
>>>> Date: Sun, Nov 12, 2023 at 08:14
>>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>>> Report-the HAC will make us even more exclusive.
>>>> To: Lists

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

[Karla Gravis]

I thought the premise of locating 100% of rezoned units around the train
station and giving away our town meeting negotiating power was to "support
and maintain our small commercial center" and "promote decarbonization
and climate
change adaptation by rezoning near transportation and amenities.

But we are now being told that the plans for the mall will reduce
commercial space and that we may not even be able to keep Donelan's. So why
do we insist on putting all rezoned housing into the same spot where there
are likely to be fewer amenities in the future? The train schedule is
limited and unreliable enough that it is naive to think people will take
the train to do a grocery run. It sounds like a situation where the cure is
worse than the disease.

*It is not true that much of the study was conducted at noon on a public
holiday.* The consulting team conducted field studies across 8 days, none
of which were public holidays. (April 12, 13, 16, 17, 24, 27, and 29, and
May 8, 2013. Page 25 of the study).

https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal




On Sun, Nov 12, 2023 at 11:02 AM melinda bruno-smith <
melindabr...@hotmail.com> wrote:

> I too thought the town was interested in developing or at least
> maintaining its commercial center.
> Sent from my iPhone
> Melinda Bruno-Smith
>
> On Nov 12, 2023, at 10:44 AM, Margaret Olson 
> wrote:
> 
> We have no guarantees that the RLF will maintain Donelan's either. If
> Donelan's is not sufficiently profitable they will leave, and the RLF may
> or may not be willing and able to set their rent at a level that keeps them
> profitable.
>
> A note on the 2014 study: much of the research on the impact of the train
> was conducted at noon on a public holiday.
>
> On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
> wrote:
>
>> I want to emphasize that the Mall is currently a profitable concern.The
>> RLF disclosed a rental profit of $164,571 in 2022. Details here
>> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
>> However, if we rezone it by right, Civico would get to decide what
>> mix of commercial and residential to build. As a private enterprise, they
>> will choose to build whatever leads to the highest profits, which we know
>> is residential. Ms. Barnes mentioned that commercial space will be
>> reduced during the forum on Wednesday. We have no guarantees that Civico
>> would maintain Donelan's or any of the existing commercial space. This
>> outcome would be at odds with our goal of supporting our commercial center
>> and reducing the town's carbon footprint. This is one of the reasons why it
>> is so important that the Mall redevelopment goes through Town Meeting.
>>
>> It is also important to puncture the myth that building units at Lincoln
>> Station would do much to boost the commercial prospects of the area:
>>
>>- The Planning Board released a Lincoln Station Planning Study in
>>2014. The study concluded that each 100 units added would only support
>>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>>Study  here
>>
>> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>>- 2,500 sq ft of commercial space per 100 units is probably a very
>>optimistic number. The Study assumed that the leakage (% of convenience
>>buys by residents that happen outside of Lincoln Station) would come down
>>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>>only support 1,000 sq ft of space.
>>- In all likelihood the leakage is actually higher than 80% today
>>given the increased penetration of online sales in the nine years elapsed.
>>
>>
>>
>>
>>
>> From: DJCP 
>>> Date: Sun, Nov 12, 2023 at 08:14
>>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>>> Report-the HAC will make us even more exclusive.
>>> To: Listserv Listserv 
>>>
>>>
>>> The best way to make sure commercial stays commercial is to make the
>>> businesses viable and the best way to do that is to make sure there are
>>> people shopping there. Sorry but people from other towns are not flocking
>>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>>> been here 5 years and have noticed the string of restaurants that have
>>> tried to fill the ONE space. Whether we make any changes there's no
>>> guarantee these businesses will stick around. That's capitalism folk

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

[DJCP]

The town has been working on this for 18 months. Diffuse options were
considered, but the overwhelming voices back when the options were being
first formulated said to concentrate everything in town center.  And I am
willing to bet that is still true.  To me, it seems that a small but vocal
group of people are speaking up now.  But we need to vote to comply with
the HCA in short order.  That is why this process started over a year ago!
As it is, this is just a zoning change, and there are no guarantees
anything will be built.  But it's still more than thoughts and prayers to
fix the housing (and climate) crisis.

Diana
Giles Rd

On Sun, Nov 12, 2023 at 10:41 AM Bijoy Misra  wrote:

> Everyone is sympathetic to housing and new people.  The issue is
> where to build.  The overwhelming voice is to exclude the Lincoln
> station area until a full analysis is done.  Congestion, transport
> and environment are the issues.  Hence the appeal is for distributed
> housing.  To sell the Lincoln station area for residential development
> without analysis would be suicidal for the town.  I am speaking on behalf
> of many who wish to live here and develop the town wholesome
> retaining its character.
> Best regards,
> Bijoy Misra
>
> On Sun, Nov 12, 2023 at 10:19 AM DJCP  wrote:
>
>> First, I did not say I wanted people from other towns flocking here.  I
>> said the opposite.
>>
>> Second, I would love to maintain the rural character of Lincoln, too, but
>> the fact is we have a severe housing shortage not just in Massachusetts but
>> across the country. Families who work full time, multiple jobs cannot
>> afford apartments, much less condos or homes.  There are people looking to
>> step into home ownership who can't because they are priced out.  The
>> Massachusetts shelter system is full, not just from refugees and
>> immigrants, but from people who cannot find housing, no matter how much
>> assistance they have.  So, yes, even luxury condos would help.  (Though I
>> see the town's commendable track record of negotiating a higher level of
>> affordable housing and trust them to continue to do the same.)  But it is
>> also true that Lincoln's exclusionary zoning - which has maintained the
>> rural character we love - has contributed to the housing crisis.   Lastly,
>> I would love more taxpayers to come to town because in the end I am also a
>> capitalist and would like to see my taxes go down.  So I can buy berries
>> for my kids with abandon.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe 
>> wrote:
>>
>>> Why on earth would we want people from other towns flocking to Lincoln
>>> for their groceries?? The beauty of Lincoln's current commercial area is it
>>> provides just what the town needs, and not more. This is an environmentally
>>> sound model, if not one for thriving capitalism. Lincoln's affordable
>>> housing can be expanded without giving up control to developers.
>>>
>>> Many people move to Lincoln specifically to avoid the traffic and
>>> commercial pressures that are evident in neighboring towns, once
>>> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
>>> preserved over the decades by careful planning and zoning.
>>>
>>>  As an example of developer-friendly zoning, Lexington has long had
>>> commercial zoning in the center, yet there are empty storefronts and over a
>>> dozen random banks. There are only two restaurants that have lasted over
>>> the years, dozens have shuttered. Zoning for the benefit of developers
>>> doesn't guarantee businesses will come, or stay. Belmont is also struggling
>>> with empty storefronts, it is happening across the region. Developers come
>>> and go, but residents are left with the developers' decisions, rarely based
>>> on the long term goals of the town. This is not a good model for Lincoln.
>>> If Lincoln cedes control to developers, it is in perpetuity, it can't be
>>> reversed.
>>>
>>> Many in town hope that the working group of the HCA ruling will slow the
>>> process, take the necessary time to address the concerns of the
>>> townspeople, and allow alternative choices on the ballot.
>>>
>>> Gail O'Keefe
>>>
>>>
>>>
>>> On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:
>>>
 The best way to make sure commercial stays commercial is to make the
 businesses viable and the best way to do that is to make sure there are
 people shopping there. Sorry but people from other towns are not flocking
 to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
 been here 5 years and have noticed the string of restaurants that have
 tried to fill the ONE space. Whether we make any changes there's no
 guarantee these businesses will stick around. That's capitalism folks. But
 we can help by AT LEAST zoning for more housing in the area.

 Diana
 Giles Rd

 On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
 wrote:

> Along similar lines, how can the town ensure comm

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

[melinda bruno-smith]

I too thought the town was interested in developing or at least maintaining its 
commercial center.
Sent from my iPhone
Melinda Bruno-Smith




On Nov 12, 2023, at 10:44 AM, Margaret Olson  wrote:


We have no guarantees that the RLF will maintain Donelan's either. If Donelan's 
is not sufficiently profitable they will leave, and the RLF may or may not be 
willing and able to set their rent at a level that keeps them profitable.

A note on the 2014 study: much of the research on the impact of the train was 
conducted at noon on a public holiday.

On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis 
mailto:karlagra...@gmail.com>> wrote:
I want to emphasize that the Mall is currently a profitable concern.The RLF 
disclosed a rental profit of $164,571 in 2022. Details 
here<https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
 However, if we rezone it by right, Civico would get to decide what mix of 
commercial and residential to build. As a private enterprise, they will choose 
to build whatever leads to the highest profits, which we know is residential. 
Ms. Barnes mentioned that commercial space will be reduced during the forum on 
Wednesday. We have no guarantees that Civico would maintain Donelan's or any of 
the existing commercial space. This outcome would be at odds with our goal of 
supporting our commercial center and reducing the town's carbon footprint. This 
is one of the reasons why it is so important that the Mall redevelopment goes 
through Town Meeting.

It is also important to puncture the myth that building units at Lincoln 
Station would do much to boost the commercial prospects of the area:

  *   The Planning Board released a Lincoln Station Planning Study in 2014. The 
study concluded that each 100 units added would only support 2,500 sq ft of 
space. For reference, Donelan's footprint is 20,387 sq ft. Study  
here<https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
  *   2,500 sq ft of commercial space per 100 units is probably a very 
optimistic number. The Study assumed that the leakage (% of convenience buys by 
residents that happen outside of Lincoln Station) would come down from 80% to 
50%. If we use the actual 80% leakage, those 100 units would only support 1,000 
sq ft of space.
  *   In all likelihood the leakage is actually higher than 80% today given the 
increased penetration of online sales in the nine years elapsed.




From: DJCP mailto:djcp0...@gmail.com>>
Date: Sun, Nov 12, 2023 at 08:14
Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning 
Report-the HAC will make us even more exclusive.
To: Listserv Listserv mailto:lincoln@lincolntalk.org>>


The best way to make sure commercial stays commercial is to make the businesses 
viable and the best way to do that is to make sure there are people shopping 
there. Sorry but people from other towns are not flocking to Lincoln to buy $10 
pints of strawberries from Donelans. And I've only been here 5 years and have 
noticed the string of restaurants that have tried to fill the ONE space. 
Whether we make any changes there's no guarantee these businesses will stick 
around. That's capitalism folks. But we can help by AT LEAST zoning for more 
housing in the area.

Diana
Giles Rd

On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal 
mailto:pbucht...@gmail.com>> wrote:
Along similar lines, how can the town ensure commercial space stays commercial 
as the new owners could easily decide to raise very high or not renew any 
commercial lease in order to build more luxury residential units by right as 
long as the project has unused housing units within the zoning allotment.


Peter Buchthal
Weston Rd

On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
mailto:davidcue...@gmail.com>> wrote:
How can the RLF guarantee that any particular commercial space will remain once 
they sell the land to Civico? Are they planning to include a requirement for a 
supermarket in the deed? Anything else would just be a "recommendation".

On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin 
mailto:margo.fisher.mar...@gmail.com>> wrote:
Hi All,

We know that a zoning change does not “dictate” that anything be built or 
changed, but we also know that major changes WILL happen in Lincoln, should 
this pass. Do any of you remember many years ago when zoning changes were made 
that impacted any changes an owner could make (as much as a bay window) without 
ZBA approval on pre-existing non-conforming lots? Some people who are pushing 
for the re-zoning here are the same people that tried to instill the fear of 
“mansionisation” should we allow any changes to homes on less than 2 acre lots. 
At town meeting, they showed pictures of dense mid-rise housing from other 
towns to scare people into taking away the rights of the pre-existing 
(grandfathered) non-conforming lot 

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

[Margaret Olson]

We have no guarantees that the RLF will maintain Donelan's either. If
Donelan's is not sufficiently profitable they will leave, and the RLF may
or may not be willing and able to set their rent at a level that keeps them
profitable.

A note on the 2014 study: much of the research on the impact of the train
was conducted at noon on a public holiday.

On Sun, Nov 12, 2023 at 10:07 AM Karla Gravis  wrote:

> I want to emphasize that the Mall is currently a profitable concern.The
> RLF disclosed a rental profit of $164,571 in 2022. Details here
> <https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
> However, if we rezone it by right, Civico would get to decide what mix of
> commercial and residential to build. As a private enterprise, they will
> choose to build whatever leads to the highest profits, which we know is
> residential. Ms. Barnes mentioned that commercial space will be reduced
> during the forum on Wednesday. We have no guarantees that Civico would
> maintain Donelan's or any of the existing commercial space. This outcome
> would be at odds with our goal of supporting our commercial center and
> reducing the town's carbon footprint. This is one of the reasons why it is
> so important that the Mall redevelopment goes through Town Meeting.
>
> It is also important to puncture the myth that building units at Lincoln
> Station would do much to boost the commercial prospects of the area:
>
>- The Planning Board released a Lincoln Station Planning Study in
>2014. The study concluded that each 100 units added would only support
>2,500 sq ft of space. For reference, Donelan's footprint is 20,387 sq ft.
>Study  here
>
> <https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
>- 2,500 sq ft of commercial space per 100 units is probably a very
>optimistic number. The Study assumed that the leakage (% of convenience
>buys by residents that happen outside of Lincoln Station) would come down
>from 80% to 50%. If we use the actual 80% leakage, those 100 units would
>only support 1,000 sq ft of space.
>- In all likelihood the leakage is actually higher than 80% today
>given the increased penetration of online sales in the nine years elapsed.
>
>
>
>
>
> From: DJCP 
>> Date: Sun, Nov 12, 2023 at 08:14
>> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
>> Report-the HAC will make us even more exclusive.
>> To: Listserv Listserv 
>>
>>
>> The best way to make sure commercial stays commercial is to make the
>> businesses viable and the best way to do that is to make sure there are
>> people shopping there. Sorry but people from other towns are not flocking
>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>> been here 5 years and have noticed the string of restaurants that have
>> tried to fill the ONE space. Whether we make any changes there's no
>> guarantee these businesses will stick around. That's capitalism folks. But
>> we can help by AT LEAST zoning for more housing in the area.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>>
>>> Along similar lines, how can the town ensure commercial space stays
>>> commercial as the new owners could easily decide to raise very high or not
>>> renew any commercial lease in order to build more luxury residential units
>>> by right as long as the project has unused housing units within the zoning
>>> allotment.
>>>
>>>
>>> Peter Buchthal
>>> Weston Rd
>>>
>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>>> wrote:
>>>
>>>> How can the RLF guarantee that any particular commercial space will
>>>> remain once they sell the land to Civico? Are they planning to include
>>>> a requirement for a supermarket in the deed? Anything else would just be a
>>>> "recommendation".
>>>>
>>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>>>> margo.fisher.mar...@gmail.com> wrote:
>>>>
>>>>> Hi All,
>>>>>
>>>>> We know that a zoning change does not “dictate” that anything be built
>>>>> or changed, but we also know that major changes WILL happen in Lincoln,
>>>>> should this pass. Do any of you remember many years ago when zoning 
>>>>> changes
>>>>> were made that impacted any changes an owner could make (as much as a bay
>>>>> window) w

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

[DJCP]

First, I did not say I wanted people from other towns flocking here.  I
said the opposite.

Second, I would love to maintain the rural character of Lincoln, too, but
the fact is we have a severe housing shortage not just in Massachusetts but
across the country. Families who work full time, multiple jobs cannot
afford apartments, much less condos or homes.  There are people looking to
step into home ownership who can't because they are priced out.  The
Massachusetts shelter system is full, not just from refugees and
immigrants, but from people who cannot find housing, no matter how much
assistance they have.  So, yes, even luxury condos would help.  (Though I
see the town's commendable track record of negotiating a higher level of
affordable housing and trust them to continue to do the same.)  But it is
also true that Lincoln's exclusionary zoning - which has maintained the
rural character we love - has contributed to the housing crisis.   Lastly,
I would love more taxpayers to come to town because in the end I am also a
capitalist and would like to see my taxes go down.  So I can buy berries
for my kids with abandon.

Diana
Giles Rd

On Sun, Nov 12, 2023 at 9:45 AM gail o'keefe  wrote:

> Why on earth would we want people from other towns flocking to Lincoln for
> their groceries?? The beauty of Lincoln's current commercial area is it
> provides just what the town needs, and not more. This is an environmentally
> sound model, if not one for thriving capitalism. Lincoln's affordable
> housing can be expanded without giving up control to developers.
>
> Many people move to Lincoln specifically to avoid the traffic and
> commercial pressures that are evident in neighboring towns, once
> beautifully semi-rural, now overbuilt with strip malls. Lincoln has been
> preserved over the decades by careful planning and zoning.
>
>  As an example of developer-friendly zoning, Lexington has long had
> commercial zoning in the center, yet there are empty storefronts and over a
> dozen random banks. There are only two restaurants that have lasted over
> the years, dozens have shuttered. Zoning for the benefit of developers
> doesn't guarantee businesses will come, or stay. Belmont is also struggling
> with empty storefronts, it is happening across the region. Developers come
> and go, but residents are left with the developers' decisions, rarely based
> on the long term goals of the town. This is not a good model for Lincoln.
> If Lincoln cedes control to developers, it is in perpetuity, it can't be
> reversed.
>
> Many in town hope that the working group of the HCA ruling will slow the
> process, take the necessary time to address the concerns of the
> townspeople, and allow alternative choices on the ballot.
>
> Gail O'Keefe
>
>
>
> On Sun, Nov 12, 2023 at 8:14 AM DJCP  wrote:
>
>> The best way to make sure commercial stays commercial is to make the
>> businesses viable and the best way to do that is to make sure there are
>> people shopping there. Sorry but people from other towns are not flocking
>> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
>> been here 5 years and have noticed the string of restaurants that have
>> tried to fill the ONE space. Whether we make any changes there's no
>> guarantee these businesses will stick around. That's capitalism folks. But
>> we can help by AT LEAST zoning for more housing in the area.
>>
>> Diana
>> Giles Rd
>>
>> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>>
>>> Along similar lines, how can the town ensure commercial space stays
>>> commercial as the new owners could easily decide to raise very high or not
>>> renew any commercial lease in order to build more luxury residential units
>>> by right as long as the project has unused housing units within the zoning
>>> allotment.
>>>
>>>
>>> Peter Buchthal
>>> Weston Rd
>>>
>>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>>> wrote:
>>>
 How can the RLF guarantee that any particular commercial space will
 remain once they sell the land to Civico? Are they planning to include
 a requirement for a supermarket in the deed? Anything else would just be a
 "recommendation".

 On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
 margo.fisher.mar...@gmail.com> wrote:

> Hi All,
>
> We know that a zoning change does not “dictate” that anything be built
> or changed, but we also know that major changes WILL happen in Lincoln,
> should this pass. Do any of you remember many years ago when zoning 
> changes
> were made that impacted any changes an owner could make (as much as a bay
> window) without ZBA approval on pre-existing non-conforming lots? Some
> people who are pushing for the re-zoning here are the same people that
> tried to instill the fear of “mansionisation” should we allow any changes
> to homes on less than 2 acre lots. At town meeting, they showed pictures 
> of
> dense mid-rise housing from other town

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

[Karla Gravis]

I want to emphasize that the Mall is currently a profitable concern.The RLF
disclosed a rental profit of $164,571 in 2022. Details here
<https://projects.propublica.org/nonprofits/organizations/46132391/202341749349301024/full>.
However, if we rezone it by right, Civico would get to decide what mix of
commercial and residential to build. As a private enterprise, they will
choose to build whatever leads to the highest profits, which we know is
residential. Ms. Barnes mentioned that commercial space will be reduced
during the forum on Wednesday. We have no guarantees that Civico would
maintain Donelan's or any of the existing commercial space. This outcome
would be at odds with our goal of supporting our commercial center and
reducing the town's carbon footprint. This is one of the reasons why it is
so important that the Mall redevelopment goes through Town Meeting.

It is also important to puncture the myth that building units at Lincoln
Station would do much to boost the commercial prospects of the area:

   - The Planning Board released a Lincoln Station Planning Study in 2014.
   The study concluded that each 100 units added would only support 2,500 sq
   ft of space. For reference, Donelan's footprint is 20,387 sq ft. Study
   here
   
<https://www.lincolntown.org/DocumentCenter/View/65765/Lincoln-Station-Planning-Study-3-27-2014bwfinal>
   - 2,500 sq ft of commercial space per 100 units is probably a very
   optimistic number. The Study assumed that the leakage (% of convenience
   buys by residents that happen outside of Lincoln Station) would come down
   from 80% to 50%. If we use the actual 80% leakage, those 100 units would
   only support 1,000 sq ft of space.
   - In all likelihood the leakage is actually higher than 80% today given
   the increased penetration of online sales in the nine years elapsed.





From: DJCP 
> Date: Sun, Nov 12, 2023 at 08:14
> Subject: Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning
> Report-the HAC will make us even more exclusive.
> To: Listserv Listserv 
>
>
> The best way to make sure commercial stays commercial is to make the
> businesses viable and the best way to do that is to make sure there are
> people shopping there. Sorry but people from other towns are not flocking
> to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
> been here 5 years and have noticed the string of restaurants that have
> tried to fill the ONE space. Whether we make any changes there's no
> guarantee these businesses will stick around. That's capitalism folks. But
> we can help by AT LEAST zoning for more housing in the area.
>
> Diana
> Giles Rd
>
> On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:
>
>> Along similar lines, how can the town ensure commercial space stays
>> commercial as the new owners could easily decide to raise very high or not
>> renew any commercial lease in order to build more luxury residential units
>> by right as long as the project has unused housing units within the zoning
>> allotment.
>>
>>
>> Peter Buchthal
>> Weston Rd
>>
>> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
>> wrote:
>>
>>> How can the RLF guarantee that any particular commercial space will
>>> remain once they sell the land to Civico? Are they planning to include
>>> a requirement for a supermarket in the deed? Anything else would just be a
>>> "recommendation".
>>>
>>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>>> margo.fisher.mar...@gmail.com> wrote:
>>>
>>>> Hi All,
>>>>
>>>> We know that a zoning change does not “dictate” that anything be built
>>>> or changed, but we also know that major changes WILL happen in Lincoln,
>>>> should this pass. Do any of you remember many years ago when zoning changes
>>>> were made that impacted any changes an owner could make (as much as a bay
>>>> window) without ZBA approval on pre-existing non-conforming lots? Some
>>>> people who are pushing for the re-zoning here are the same people that
>>>> tried to instill the fear of “mansionisation” should we allow any changes
>>>> to homes on less than 2 acre lots. At town meeting, they showed pictures of
>>>> dense mid-rise housing from other towns to scare people into taking away
>>>> the rights of the pre-existing (grandfathered) non-conforming lot owners.
>>>> Now some of these same people are advocating for providing similar dense
>>>> mid-rise housing that they were adamantly opposed to. What happened to the
>>>> “stewards of the land?”
>>>>
>>>> Sincerely,
>>>>
>>&g

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

[DJCP]

The best way to make sure commercial stays commercial is to make the
businesses viable and the best way to do that is to make sure there are
people shopping there. Sorry but people from other towns are not flocking
to Lincoln to buy $10 pints of strawberries from Donelans. And I've only
been here 5 years and have noticed the string of restaurants that have
tried to fill the ONE space. Whether we make any changes there's no
guarantee these businesses will stick around. That's capitalism folks. But
we can help by AT LEAST zoning for more housing in the area.

Diana
Giles Rd

On Sun, Nov 12, 2023, 8:08 AM Peter Buchthal  wrote:

> Along similar lines, how can the town ensure commercial space stays
> commercial as the new owners could easily decide to raise very high or not
> renew any commercial lease in order to build more luxury residential units
> by right as long as the project has unused housing units within the zoning
> allotment.
>
>
> Peter Buchthal
> Weston Rd
>
> On Sat, Nov 11, 2023 at 12:27 PM David Cuetos 
> wrote:
>
>> How can the RLF guarantee that any particular commercial space will
>> remain once they sell the land to Civico? Are they planning to include
>> a requirement for a supermarket in the deed? Anything else would just be a
>> "recommendation".
>>
>> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
>> margo.fisher.mar...@gmail.com> wrote:
>>
>>> Hi All,
>>>
>>> We know that a zoning change does not “dictate” that anything be built
>>> or changed, but we also know that major changes WILL happen in Lincoln,
>>> should this pass. Do any of you remember many years ago when zoning changes
>>> were made that impacted any changes an owner could make (as much as a bay
>>> window) without ZBA approval on pre-existing non-conforming lots? Some
>>> people who are pushing for the re-zoning here are the same people that
>>> tried to instill the fear of “mansionisation” should we allow any changes
>>> to homes on less than 2 acre lots. At town meeting, they showed pictures of
>>> dense mid-rise housing from other towns to scare people into taking away
>>> the rights of the pre-existing (grandfathered) non-conforming lot owners.
>>> Now some of these same people are advocating for providing similar dense
>>> mid-rise housing that they were adamantly opposed to. What happened to the
>>> “stewards of the land?”
>>>
>>> Sincerely,
>>>
>>> Margo Martin
>>>
>>>
>>>
>>>
>>>
>>>
>>> On Fri, Nov 10, 2023 at 5:27 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 <
>>> lincoln@lincolntalk.org> wrote:
>>>
 Hi all,

 If I am reading  the rezoning plans correctly the  Reducition 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 att

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

[Peter Buchthal]

Along similar lines, how can the town ensure commercial space stays
commercial as the new owners could easily decide to raise very high or not
renew any commercial lease in order to build more luxury residential units
by right as long as the project has unused housing units within the zoning
allotment.


Peter Buchthal
Weston Rd

On Sat, Nov 11, 2023 at 12:27 PM David Cuetos  wrote:

> How can the RLF guarantee that any particular commercial space will remain
> once they sell the land to Civico? Are they planning to include
> a requirement for a supermarket in the deed? Anything else would just be a
> "recommendation".
>
> On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
> margo.fisher.mar...@gmail.com> wrote:
>
>> Hi All,
>>
>> We know that a zoning change does not “dictate” that anything be built or
>> changed, but we also know that major changes WILL happen in Lincoln, should
>> this pass. Do any of you remember many years ago when zoning changes were
>> made that impacted any changes an owner could make (as much as a bay
>> window) without ZBA approval on pre-existing non-conforming lots? Some
>> people who are pushing for the re-zoning here are the same people that
>> tried to instill the fear of “mansionisation” should we allow any changes
>> to homes on less than 2 acre lots. At town meeting, they showed pictures of
>> dense mid-rise housing from other towns to scare people into taking away
>> the rights of the pre-existing (grandfathered) non-conforming lot owners.
>> Now some of these same people are advocating for providing similar dense
>> mid-rise housing that they were adamantly opposed to. What happened to the
>> “stewards of the land?”
>>
>> Sincerely,
>>
>> Margo Martin
>>
>>
>>
>>
>>
>>
>> On Fri, Nov 10, 2023 at 5:27 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 <
>> lincoln@lincolntalk.org> wrote:
>>
>>> Hi all,
>>>
>>> If I am reading  the rezoning plans correctly the  Reducition 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 o

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

[David Cuetos]

How can the RLF guarantee that any particular commercial space will remain
once they sell the land to Civico? Are they planning to include
a requirement for a supermarket in the deed? Anything else would just be a
"recommendation".

On Fri, Nov 10, 2023 at 6:09 PM Margo Fisher-Martin <
margo.fisher.mar...@gmail.com> wrote:

> Hi All,
>
> We know that a zoning change does not “dictate” that anything be built or
> changed, but we also know that major changes WILL happen in Lincoln, should
> this pass. Do any of you remember many years ago when zoning changes were
> made that impacted any changes an owner could make (as much as a bay
> window) without ZBA approval on pre-existing non-conforming lots? Some
> people who are pushing for the re-zoning here are the same people that
> tried to instill the fear of “mansionisation” should we allow any changes
> to homes on less than 2 acre lots. At town meeting, they showed pictures of
> dense mid-rise housing from other towns to scare people into taking away
> the rights of the pre-existing (grandfathered) non-conforming lot owners.
> Now some of these same people are advocating for providing similar dense
> mid-rise housing that they were adamantly opposed to. What happened to the
> “stewards of the land?”
>
> Sincerely,
>
> Margo Martin
>
>
>
>
>
>
> On Fri, Nov 10, 2023 at 5:27 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  Reducition 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
>>> 
>>> 
>>> 

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 s

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

[Margo Fisher-Martin]

Hi All,

We know that a zoning change does not “dictate” that anything be built or
changed, but we also know that major changes WILL happen in Lincoln, should
this pass. Do any of you remember many years ago when zoning changes were
made that impacted any changes an owner could make (as much as a bay
window) without ZBA approval on pre-existing non-conforming lots? Some
people who are pushing for the re-zoning here are the same people that
tried to instill the fear of “mansionisation” should we allow any changes
to homes on less than 2 acre lots. At town meeting, they showed pictures of
dense mid-rise housing from other towns to scare people into taking away
the rights of the pre-existing (grandfathered) non-conforming lot owners.
Now some of these same people are advocating for providing similar dense
mid-rise housing that they were adamantly opposed to. What happened to the
“stewards of the land?”

Sincerely,

Margo Martin






On Fri, Nov 10, 2023 at 5:27 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  Reducition 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 settings at
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>
>>
>> --
>> The LincolnTalk 

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

[Margaret Olson]

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 settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
>
> --
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
> Change your subscription settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
> --
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> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
> Change your subscription settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
>
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Re: [LincolnTalk] housing for the mall

[Garrick Niemiec]

I agree Karla...why do we continue with the "mixed salads and scrambled
eggs" approach?  Yikes!

On Fri, Nov 10, 2023, 2:45 PM Karla Gravis  wrote:

> I agree that it would be beneficial to see the plans being proposed for
> the mall area. I would not call it fear-mongering but genuine interest and
> concern from residents.
>
> Ms. Michelle Barnes mentioned in Wednesday's community forum, in
> reference to plans to add housing to the mall "(...) and so right now, what
> we are thinking of doing, would in fact decrease the amount of commercial
> space we have at the mall." (time: 1:47:07 in the link
> <https://us06web.zoom.us/rec/play/znDCQTI8JODPCBigEyn3ciNzSSkiFEaY5DKcX01m8qHFWitTFZEWgT0-f2VAWsTJW5sTqKLkRvFHIebe.kVV38K48IL_zXUym?canPlayFromShare=true&from=share_recording_detail&continueMode=true&componentName=rec-play&originRequestUrl=https%3A%2F%2Fus06web.zoom.us%2Frec%2Fshare%2FWEfGuiHfOhL67vMkJic2_iDKJqaG3ZXtKc6Ndvt4OvRrvRhQ4n8N8AEWihl9u1ax.PzfpejYlKCLMyRNR>
>  shared
> by Ms. Jennifer Glass)
>
> The HCAWG has stated 2 of their guiding principles are to "support and
> maintain our small commercial center" and "promote decarbonization and
> climate change adaptation by rezoning near transportation and amenities."
> My worry would be that a reduction in our commercial space might impact
> those goals.
>
> Being able to see actual plans would go a long way in alleviating
> residents' concerns.
>
>
>
>>
>> -- Forwarded message -
>> From: John Kimball 
>> Date: Fri, Nov 10, 2023 at 08:09
>> Subject: [LincolnTalk] housing for the mall
>> To: lincolntalk 
>>
>>
>> I strongly support the plans of the RLF to show their plans for housing
>> at the mall. That should counter some of the fear mongering on that
>> subject. I would also encourage the RLF to be more public about their
>> operations generally.
>> --
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org.
>> Browse the archives at
>> https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>
>> --
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
> Change your subscription settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Terri via Lincoln]

 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 
 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 Todaytbf.org | 
 |

 |


Respectfully,Ken Hurd











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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report

[Kathleen Lomatoski]

Thank you for your comments and for sharing the link to the exclusionary zoning report. MA clearly needs more housing. The HCA will contribute more exclusionary housing in the form of condos priced out of reach for many. How do expensive condos serve current needs? Lincoln has a history of creative approaches to adding housing serving mixed income levels. We can do better than the HCA in planning for and adding multi-family housing in Lincoln while also committing to inclusion and diversity alongside access to transit, conservation land/trails and opportunities to engage meaningfully as part of a community so many cherish.Kathleen Lomatoski klomato...@gmail.comOn Nov 10, 2023, at 10:56 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 Todaytbf.orgRespectfully,Ken Hurd


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Re: [LincolnTalk] housing for the mall

[Karla Gravis]

I agree that it would be beneficial to see the plans being proposed for the
mall area. I would not call it fear-mongering but genuine interest and
concern from residents.

Ms. Michelle Barnes mentioned in Wednesday's community forum, in
reference to plans to add housing to the mall "(...) and so right now, what
we are thinking of doing, would in fact decrease the amount of commercial
space we have at the mall." (time: 1:47:07 in the link
<https://us06web.zoom.us/rec/play/znDCQTI8JODPCBigEyn3ciNzSSkiFEaY5DKcX01m8qHFWitTFZEWgT0-f2VAWsTJW5sTqKLkRvFHIebe.kVV38K48IL_zXUym?canPlayFromShare=true&from=share_recording_detail&continueMode=true&componentName=rec-play&originRequestUrl=https%3A%2F%2Fus06web.zoom.us%2Frec%2Fshare%2FWEfGuiHfOhL67vMkJic2_iDKJqaG3ZXtKc6Ndvt4OvRrvRhQ4n8N8AEWihl9u1ax.PzfpejYlKCLMyRNR>
shared
by Ms. Jennifer Glass)

The HCAWG has stated 2 of their guiding principles are to "support and
maintain our small commercial center" and "promote decarbonization and
climate change adaptation by rezoning near transportation and amenities."
My worry would be that a reduction in our commercial space might impact
those goals.

Being able to see actual plans would go a long way in alleviating
residents' concerns.



>
> -- Forwarded message -
> From: John Kimball 
> Date: Fri, Nov 10, 2023 at 08:09
> Subject: [LincolnTalk] housing for the mall
> To: lincolntalk 
>
>
> I strongly support the plans of the RLF to show their plans for housing at
> the mall. That should counter some of the fear mongering on that subject. I
> would also encourage the RLF to be more public about their operations
> generally.
> --
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> .
> Change your subscription settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
>
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Re: [LincolnTalk] Housing Choice Act and Exclusionary Zoning Report-the HAC will make us even more exclusive.

[Sara Mattes]

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:
> 
> https://www.tbf.org/news-and-insights/videos/2023/november/exclusionary-by-design-20231108
> 
> Respectfully,
> Ken Hurd
> 
> 
> 
> 
> 
> 
> 
> 
> 
> 
> 
> 
> -- 
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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
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[LincolnTalk] Housing Choice Act and Exclusionary Zoning Report

[Ken Hurd]

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:

https://www.tbf.org/news-and-insights/videos/2023/november/exclusionary-by-design-20231108

Respectfully,
Ken Hurd












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Re: [LincolnTalk] Housing Choice Act Community Forums - Slides & Recording

[Sara Mattes]

Thanks to Jennifer and all those who presented,

Special thanks to the over 200 who zoomed in-it was “lively!”


--
Sara Mattes




> On Nov 10, 2023, at 8:48 AM, Jennifer Glass via Lincoln 
>  wrote:
> 
> Good morning!
> 
> The two Housing Choice Act community forums on Wednesday, November 8th were 
> well very attended. Thank you to all who participated! 
> 
> The slides that were presented are here 
> , the link to the 
> evening Zoom session is here 
> ,
>  and the link to the chat file is here 
> .
> 
> 
> - 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.
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[LincolnTalk] Housing Choice Act Community Forums - Slides & Recording

[Jennifer Glass via Lincoln]

Good morning!

The two Housing Choice Act community forums on Wednesday, November 8th were 
well very attended. Thank you to all who participated! 

The slides that were presented are here 
, the link to the 
evening Zoom session is here 
,
 and the link to the chat file is here 
.


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[LincolnTalk] housing for the mall

[John Kimball]

I strongly support the plans of the RLF to show their plans for housing at the 
mall. That should counter some of the fear mongering on that subject. I would 
also encourage the RLF to be more public about their operations generally.
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Re: [LincolnTalk] Housing and wildlife

[Scott Clary]

Wow. Thank you deb!

Kind Regards,

Scott Clary
617-968-5769

Sent from a mobile device - please excuse typos and errors

On Fri, Oct 27, 2023, 9:10 AM Deborah Howe via Lincoln <
lincoln@lincolntalk.org> wrote:

> Hi, Lincoln --
>
> I'm writing in a private capacity here.
>
> I really appreciate all the work done to date on the HCA issues; those
> involved have done a tremendous amount to create and present development
> options. And I also think that the town as a whole -- not simply the
> Planning Dept, or HCAWG, or RLF/Civico -- has further
> development/redevelopment opportunities to explore more fully than the
> initial effort suggests.
>
> As a resident of Lincoln Woods, the densest development in the densest
> part of town, I’m not thrilled with the prospect of several years of
> construction disruption, dust, and noise around here. Also not thrilled
> with the idea of filling the Mall/Donelan's open space (paved, but with a
> greater view of the sky) with high-density building mass, or with the
> destruction of habitat, or the nighttime light pollution, or still more
> traffic, or the hardening of the Codman Road corridor with dense multi
> family housing where none currently exists. (Despite words at Tuesday's
> Planning Board meeting about this area not being part of the state's
> Biosphere 2, there is a significant wildlife corridor between the huge
> wetland on 126 and Lincoln Road; it covers woods, Farm Meadow, and the
> extensive complex of wetland on either side of Lincoln Road, and links up
> with Drumlin Farm via Codman Road. It is home to deer, coyotes, foxes,
> fishers, turtles (one 14-inch snapper crossed the commuter rail lot last
> summer to lay eggs on the bank behind my townhouse), owls, turkeys, and
> myriad smaller fauna.)
>
> I know Lincoln needs housing, and I’m not opposed to building it. But the
> balance of density and the burden of disruption needs to be better
> distributed than the Town’s options allow.
>
> And because I’m one of the middle-income citizens who pays LW’s
> market-rate rent but certainly don’t see myself living in a place priced a
> la Oriole Landing, I heartily agree with the need for more realistically
> middle-cost housing. The redevelopment of Lincoln Woods seems likely to me
> in the next decade or so. Currently, the complex has tiered pricing -- 40B,
> moderate-rate, and market-rate rents; will the redevelopment of this now
> privately-owned complex require the continued inclusion of affordable
> housing here?
>
> The HCA has raised so many questions, and I think we should address them
> with deliberation and openness.
>
> In the tree world, fast growth usually produces weak wood and shortlived
> trees; slow, steady growth produces dense, durable wood and well-balanced,
> long-lived trees. The huge oaks standing at Lincoln Station exemplify the
> slow, steady growth I think has stood this town in good stead; let's aim
> for that kind of growth, durability, and balance in our planning.
>
> Deb Howe
>
>
> Sent from iCloud
>
>
> --
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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
> Change your subscription settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
>
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[LincolnTalk] Housing and wildlife

[Deborah Howe via Lincoln]

Hi, Lincoln -- I'm writing in a private capacity here. I really appreciate all 
the work done to date on the HCA issues; those involved have done a tremendous 
amount to create and present development options. And I also think that the 
town as a whole -- not simply the Planning Dept, or HCAWG, or RLF/Civico -- has 
further development/redevelopment opportunities to explore more fully than the 
initial effort suggests. As a resident of Lincoln Woods, the densest 
development in the densest part of town, I’m not thrilled with the prospect of 
several years of construction disruption, dust, and noise around here. Also not 
thrilled with the idea of filling the Mall/Donelan's open space (paved, but 
with a greater view of the sky) with high-density building mass, or with the 
destruction of habitat, or the nighttime light pollution, or still more 
traffic, or the hardening of the Codman Road corridor with dense multi family 
housing where none currently exists. (Despite words at Tuesday's Planning Board 
meeting about this area not being part of the state's Biosphere 2, there is a 
significant wildlife corridor between the huge wetland on 126 and Lincoln Road; 
it covers woods, Farm Meadow, and the extensive complex of wetland on either 
side of Lincoln Road, and links up with Drumlin Farm via Codman Road. It is 
home to deer, coyotes, foxes, fishers, turtles (one 14-inch snapper crossed the 
commuter rail lot last summer to lay eggs on the bank behind my townhouse), 
owls, turkeys, and myriad smaller fauna.) I know Lincoln needs housing, and I’m 
not opposed to building it. But the balance of density and the burden of 
disruption needs to be better distributed than the Town’s options allow. And 
because I’m one of the middle-income citizens who pays LW’s market-rate rent 
but certainly don’t see myself living in a place priced a la Oriole Landing, I 
heartily agree with the need for more realistically middle-cost housing. The 
redevelopment of Lincoln Woods seems likely to me in the next decade or so. 
Currently, the complex has tiered pricing -- 40B, moderate-rate, and 
market-rate rents; will the redevelopment of this now privately-owned complex 
require the continued inclusion of affordable housing here? The HCA has raised 
so many questions, and I think we should address them with deliberation and 
openness. In the tree world, fast growth usually produces weak wood and 
shortlived trees; slow, steady growth produces dense, durable wood and 
well-balanced, long-lived trees. The huge oaks standing at Lincoln Station 
exemplify the slow, steady growth I think has stood this town in good stead; 
let's aim for that kind of growth, durability, and balance in our planning. Deb 
Howe Sent from iCloud-- 
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Re: [LincolnTalk] Housing Choice public dates

[Jack]

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


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




> On Oct 18, 2023, at 9:43 AM, Deborah Howe via Lincoln 
>  wrote:
> 
> Hi, Lincoln Talkers ~
> 
> Rezoning parts of Lincoln to allow 635 new housing units is a big deal, and 
> will affect every Lincoln resident’s experience of the town. Jennifer Glass’s 
> post here in LT about the Housing Choice Act is a useful primer; to learn 
> more about the issues, consider attending the upcoming meetings:
> 
> 1. October 24 - Planning Board meeting to present options D1 and D2 to the 
> public; options will then be posted on the HCAWG web page
> 
> 2. The Housing Choice Act Working Group will hold two Community Forums on
> Wednesday, November 8, 2023
> 
> Morning: 8 AM to10 AM — in person @ Town Offices
> 
> Evening: 7 PM to 9 PM — virtual via Zoom
> 
> For the Zoom forum, register here:  
> https://us06web.zoom.us/meeting/register/tZ0lcuuqqj8uGtFZbgFL3Ghr2zR5oH5ZdaVF
> 
> That meeting’s agenda calls for:
> Review Option C and new Option D1 and Option D2 — 30 minutes
> Q & A — 90 minutes
> Feedback preference for D1 or D2
> 
> 3. Saturday, December 2, 2023 Special Town Meeting
> Sense of the Town from residents via an informal paper ballot on preferred 
> option C or D
> 
> Because the Lincoln Journal no longer exists, and not everyone reads either 
> Lincoln Talk or the Squirrel, consider talking to your neighbors about the 
> meetings scheduled and the information being presented. Thoughtful community 
> input can only improve the big decisions being made.
> 
> Deb Howe
> 
> Sent from my iPad
> -- 
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
> Change your subscription settings at 
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
> 

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[LincolnTalk] Housing Choice public dates

[Deborah Howe via Lincoln]

Hi, Lincoln Talkers ~

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

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

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

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

Evening: 7 PM to 9 PM — virtual via Zoom

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

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

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

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

Deb Howe

Sent from my iPad-- 
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[LincolnTalk] Housing Choice Act - Codman/Lincoln Road

[Susanna Szeto]

There is no question there are many reasons to live in the center of town, but, 
what kind of housing will the developer who built Oriole Landing provide?  Is 
it affordable if the rent is between $4,000-$8,000?  It is wonderful that 
people who live in the center of town can get to do all of the activities 
without having to pull their car out of the driveway but what about the rest of 
the people who have to drive through the center of town?  I reminded my friend 
who lives in another part of town how she had to avoid the traffic on Lincoln 
Road when she had to drive her daughter to LS. I was told that people who live 
on Codman and Lincoln Road approach the HCAWG to want to sell their house to 
the developer for redevelopment. Frankly, I don’t blame them if they were 
getting a huge financial gain. One of the neighbors found out his house is not 
qualified to build on and he said he will now have to put up living next to an 
apartment building and put up with the construction.  

All of Lincoln’s housing development was neatly tucked away in different parts 
of town.  A high density development on Codman and Lincoln Road will definitely 
increase congestion in that area and that is the concern for many!  Nothing 
wrong with developers except the main objective for a developer is to make 
money!  Oriole Landing is a prime example!  We all live in Lincoln for many of 
the same reasons and we hope everyone's children and children’s children will 
get to enjoy the Lincoln we come to know and love!

Susanna Szeto
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Re: [LincolnTalk] Housing Choice/Codman Corner Road

[Joan Kimball]

Staci, thank you for your thoughtful and inspiring explanation. Joan

On Fri, Oct 13, 2023, 8:13 PM Staci Montori  wrote:

> Hi Susanna,
>
> My understanding is that the first SLIPC working group looked at rezoning
> an 'out of the way' area, the Green Ridge/"Flying Nun" condo area. There
> was a huge amount of residential resistance against this proposal.
> Residents and neighbors were concerned that many of the people renting at
> more affordable rates would be forced to move out of Lincoln if the
> property owners wanted to sell to a developer. The current working group
> found this to be a reasonable concern and therefore didn't include this
> area in the recent rezoning plans.
>
> The Codman Road neighborhood (where I live) is all privately owned and
> therefore none of us will be forced to sell or move. Therefore, it is a
> more fair and sensitive rezoning proposal.
>
> We absolutely love living close to the MBTA, the town station, the school,
> the fields and the farms. We utilize all of these often by foot, not by
> car. The main reason we chose to live on Codman Road 23 years ago was for
> the walkability - to the grocery store, the bank, the cafe, and
> to Something Special. And for the bike paths from our home to the schools,
> soccer fields and farms, along with the proximity to all the green space
> and trails surrounding us. I would love for more families and individuals
> (perhaps one of my three children someday) to have the opportunity to live
> at the town station or on parts of my road or Lewis street if parcels are
> redeveloped.
>
> I am very optimistic that any possible negative aesthetic changes and
> traffic patterns to the town station and possibly my neighborhood, will be
> offset by the benefits of providing a home and community to many more
> people. They will all benefit from the amazing things that Lincoln has to
> offer such as extensive green space, organic food and farms, a fantastic
> public school and a commuter rail into Boston. I also think a more vibrant,
> dense town center will attract more successful businesses, making it so we
> all don't have to drive our cars into other communities (causing traffic
> for them) for a variety of things.
>
> Finally, I will say I find the comments from some on LT, that our
> neighborhood is possibly looking to make millions on this change in zoning,
> to be misinformed. We and several of our neighbors want to be part of the
> solution for the housing crisis, lack of diversity and the climate crisis.
> Building a more housing-dense, vibrant, green and accesible town center
> will help with these.
>
> We SO appreciate the HCA committee for being very creative, thoughtful and
> responsive to us and others in town, and for creating a plan that both
> meets the requirements and the spirit of the HCA .
>
> Warm regards,
> Staci Montori & the Montori-Bordiuk Family
> Codman Road
>
>
>
>
>
>
>
>
>
>
>
>
>>
>> --
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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
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> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
>
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[LincolnTalk] Housing Choice/Codman Corner Road

[Staci Montori]

Hi Susanna,

My understanding is that the first SLIPC working group looked at rezoning
an 'out of the way' area, the Green Ridge/"Flying Nun" condo area. There
was a huge amount of residential resistance against this proposal.
Residents and neighbors were concerned that many of the people renting at
more affordable rates would be forced to move out of Lincoln if the
property owners wanted to sell to a developer. The current working group
found this to be a reasonable concern and therefore didn't include this
area in the recent rezoning plans.

The Codman Road neighborhood (where I live) is all privately owned and
therefore none of us will be forced to sell or move. Therefore, it is a
more fair and sensitive rezoning proposal.

We absolutely love living close to the MBTA, the town station, the school,
the fields and the farms. We utilize all of these often by foot, not by
car. The main reason we chose to live on Codman Road 23 years ago was for
the walkability - to the grocery store, the bank, the cafe, and
to Something Special. And for the bike paths from our home to the schools,
soccer fields and farms, along with the proximity to all the green space
and trails surrounding us. I would love for more families and individuals
(perhaps one of my three children someday) to have the opportunity to live
at the town station or on parts of my road or Lewis street if parcels are
redeveloped.

I am very optimistic that any possible negative aesthetic changes and
traffic patterns to the town station and possibly my neighborhood, will be
offset by the benefits of providing a home and community to many more
people. They will all benefit from the amazing things that Lincoln has to
offer such as extensive green space, organic food and farms, a fantastic
public school and a commuter rail into Boston. I also think a more vibrant,
dense town center will attract more successful businesses, making it so we
all don't have to drive our cars into other communities (causing traffic
for them) for a variety of things.

Finally, I will say I find the comments from some on LT, that our
neighborhood is possibly looking to make millions on this change in zoning,
to be misinformed. We and several of our neighbors want to be part of the
solution for the housing crisis, lack of diversity and the climate crisis.
Building a more housing-dense, vibrant, green and accesible town center
will help with these.

We SO appreciate the HCA committee for being very creative, thoughtful and
responsive to us and others in town, and for creating a plan that both
meets the requirements and the spirit of the HCA .

Warm regards,
Staci Montori & the Montori-Bordiuk Family
Codman Road












>
>
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Re: [LincolnTalk] Housing Choice Act

[Robert Ahlert]

1000% agree with Allen and just add that any other Options we consider D,
E, F, etc need to have enough distinction in them and pros/cons need to be
fairly developed.  Traffic impact for each option D, E, F should be paid
for if necessary to get an objective understanding of those impacts.

Rob

On Thu, Oct 12, 2023 at 10:47 AM Allen Vander Meulen 
wrote:

> The Planning Board is correct in that a detailed traffic study is not
> possible without a known quantity for use as a model - i.e., a development
> proposal.  But, we don’t need a detailed study.  Many of these challenges
> have troubled us for years and are already well known (and/or easy to
> foresee).
>
> Ruth Ann Hendrickson is correct enumerating what the potential issues are
> (and developing possible solutions) is a worthwhile endeavor.  A
> well-structured and wholistic study will provide a clearer understanding of
> the challenges we’re likely to face, and the costs and benefits of
> addressing them (and how best to do so).  As Ruth Ann said, this will allow
> us to have plans already in place when that first developer knocks on the
> door, which will be a huge advantage.
>
> In closing, I have closely followed the town’s response to the Housing
> Choice Act since it was signed into law in January, 2021.  Developing and
> vetting the zoning-change proposals, and gaining the approvals needed to
> comply with the HCA, is a very complex and daunting task.  The HCAWG,
> Planning and Select Boards, Town Administration, and many other
> contributors, have done a superb and thorough job. If approved at Town
> Meeting next year, their recommendations will be of immense benefit to all
> of us in the years to come.
>
> - Allen Vander Meulen
>
> > On Oct 11, 2023, at 20:56, RAandBOB  wrote:
> >
> > I am largely in favor of the recommendations from the HCA study
> committee. But I did not like Planning Board‘s response to traffic issues.
> Usually, she said, they deal with traffic issues case by case basis, as the
> developments before the planning board. In this case, however, the Town is
> opening up the possibility for a large of development in a small area.
> >
> > I think the Planning Board should look at the overall picture and
> develop mitigation plans. For example, perhaps Lewis Street should be
> closed in the middle so that developments in the rear have to exit onto Rte
> 117. Can we negotiate with the State to improve the rail station and to
> ensure that the gates are not down when the train is in the station?
> Long-term planning such as this needs to be thought through before the
> first developer knocks on the door.
> >
> > Ruth Ann Hendrickson
> > (She, her, hers)
> > 2253 Concord Rd.
> > --
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Re: [LincolnTalk] Housing Choice Act

[Allen Vander Meulen]

The Planning Board is correct in that a detailed traffic study is not possible 
without a known quantity for use as a model - i.e., a development proposal.  
But, we don’t need a detailed study.  Many of these challenges have troubled us 
for years and are already well known (and/or easy to foresee).

Ruth Ann Hendrickson is correct enumerating what the potential issues are (and 
developing possible solutions) is a worthwhile endeavor.  A well-structured and 
wholistic study will provide a clearer understanding of the challenges we’re 
likely to face, and the costs and benefits of addressing them (and how best to 
do so).  As Ruth Ann said, this will allow us to have plans already in place 
when that first developer knocks on the door, which will be a huge advantage.

In closing, I have closely followed the town’s response to the Housing Choice 
Act since it was signed into law in January, 2021.  Developing and vetting the 
zoning-change proposals, and gaining the approvals needed to comply with the 
HCA, is a very complex and daunting task.  The HCAWG, Planning and Select 
Boards, Town Administration, and many other contributors, have done a superb 
and thorough job. If approved at Town Meeting next year, their recommendations 
will be of immense benefit to all of us in the years to come.

- Allen Vander Meulen

> On Oct 11, 2023, at 20:56, RAandBOB  wrote:
> 
> I am largely in favor of the recommendations from the HCA study committee. 
> But I did not like Planning Board‘s response to traffic issues. Usually, she 
> said, they deal with traffic issues case by case basis, as the developments 
> before the planning board. In this case, however, the Town is opening up the 
> possibility for a large of development in a small area. 
> 
> I think the Planning Board should look at the overall picture and develop 
> mitigation plans. For example, perhaps Lewis Street should be closed in the 
> middle so that developments in the rear have to exit onto Rte 117. Can we 
> negotiate with the State to improve the rail station and to ensure that the 
> gates are not down when the train is in the station? Long-term planning such 
> as this needs to be thought through before the first developer knocks on the 
> door.
> 
> Ruth Ann Hendrickson
> (She, her, hers)
> 2253 Concord Rd.
> -- 
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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
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[LincolnTalk] Housing Choice Act

[RAandBOB]

I am largely in favor of the recommendations from the HCA study committee. But 
I did not like Planning Board‘s response to traffic issues. Usually, she said, 
they deal with traffic issues case by case basis, as the developments before 
the planning board. In this case, however, the Town is opening up the 
possibility for a large of development in a small area. 

I think the Planning Board should look at the overall picture and develop 
mitigation plans. For example, perhaps Lewis Street should be closed in the 
middle so that developments in the rear have to exit onto Rte 117. Can we 
negotiate with the State to improve the rail station and to ensure that the 
gates are not down when the train is in the station? Long-term planning such as 
this needs to be thought through before the first developer knocks on the door.

Ruth Ann Hendrickson
(She, her, hers)
2253 Concord Rd.
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Re: [LincolnTalk] Housing

[THERESA KAFINA via Lincoln]

Thank You Don.  Well said!
Theresa Kafina 

Sent from my iPhone

> On Oct 9, 2023, at 6:41 PM, Donald Seckler  wrote:
> 
> Thanks, Bob, for your direct and well reasoned contribution to the housing 
> debate. The idea that people of modest means need to walk to the T makes as 
> much sense as saying that they need housing close to a sports bar so they can 
> watch TV. In our country most people who want them own televisions, and view 
> them when and where they desire. Most people also own cars, and will continue 
> to drive them, whatever social planners may wish. Our representatives-and our 
> recent governor-should be held responsible for the draconian piece of social 
> engineering that people seem to see as having just “happened” to us. We need 
> housing, for sure, but the present plan encodes choices built on class 
> warfare and wishful thinking.
> 
> Don Seckler
> 
> Sent via cell
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[LincolnTalk] Housing

[Donald Seckler]

Thanks, Bob, for your direct and well reasoned contribution to the housing 
debate. The idea that people of modest means need to walk to the T makes as 
much sense as saying that they need housing close to a sports bar so they can 
watch TV. In our country most people who want them own televisions, and view 
them when and where they desire. Most people also own cars, and will continue 
to drive them, whatever social planners may wish. Our representatives-and our 
recent governor-should be held responsible for the draconian piece of social 
engineering that people seem to see as having just “happened” to us. We need 
housing, for sure, but the present plan encodes choices built on class warfare 
and wishful thinking.

Don Seckler

Sent via cell
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[LincolnTalk] Housing Choice Act Presentation

[Vaughn, Paula]

Hello all,

The Planning Board will be hosting the Housing Choice Act Working Group for a 
presentation on the Housing Choice Act and pathways to compliance on Tuesday 
evening September 26th.  You are welcome to attend and ask questions.  The 
presentation is scheduled to begin at 7:20pm.

You can join the meeting via Zoom:

Join Zoom Meeting
https://us06web.zoom.us/j/82644765504?pwd=NkhlcmlmY3pSS0c1L1ZQNUhDU0hTUT09

Meeting ID: 826 4476 5504
Passcode: 078148

Please note, the same presentation will be given at the State of the Town 
Meeting on Saturday September 30th.

Thank you,

Paula

Paula Vaughn-MacKenzie
Director of Planning and Land Use
Town of Lincoln
781-259-2610
vaug...@lincolntown.org

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[LincolnTalk] Housing for a mother and two children

[Frank O. Clark, Ph.D.]

Does anyone have housing available for a mother and two children?  An
accessory apartment would be fine.  Two BR preferred.  Short term is
workable, prefer longer term.
Please text or Email
Frank O Clark
978 502 0022
frank.cl...@gmail.com
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[LincolnTalk] Housing Choice Act Working Group meets on Tuesday! (ALSO: Save the date for State of the Town on September 30th!)

[Jennifer Glass via Lincoln]

The HCAWG will meet on Tuesday, August 22nd at 9:00 AM via Zoom.

The agenda and zoom link can be found here: 
https://www.lincolntown.org/Calendar.aspx?EID=11311

Also, a new set of FAQs has been published on the HCAWG web page. They reflect 
questions that were raised during public forums in June and July. Click the 
link below:


https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group


SAVE THE DATE for this year’s STATE OF THE TOWN MEETING!

SATURDAY, SEPTEMBER 30TH 10:00 AM — 3:00 PM

Location:  IN PERSON AT THE LINCOLN SCHOOL, BALLFIELD ROAD


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Re: [LincolnTalk] Housing CHOICE Act (HCA)

[Garrick Niemiec]

Thank you for your clarity

Garrick
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Re: [LincolnTalk] Housing CHOICE Act (HCA)

[Sara Mattes]

There absolutely is a choice.
Lincoln can say “NO.”

Reports of the AGs “ruling” is not quite accurate.
It was not a binding legal; opinion.
It was a political statement, and, in my estimation, a shameless act of 
“showboating.”

Several other towns have publicly  announced they will not make the choice to 
adopt the HCA.
To date, there have been no legal repercussions.
They have chosen to forgo the funding offered as a carrot as they have 
determined it is not the type of  funding they have used in the past and do not 
foresee  using in the future.

Lincoln could opt to do the same.

To date, Town leadership has opted to move in a direction of seeking our 
approval to adopt the HCA.
We can expect to hear more in the fall.
To date, I share many others concerns about the potential negative consequences 
of choosing to opt in.
I will be looking for a clear and more definitive answer as to the benefits of 
adoption.

We all must be listening carefully.








--
Sara Mattes




> On Jul 28, 2023, at 6:42 PM, Garrick Niemiec  
> wrote:
> 
> 
> -- Forwarded message -
> From: llas902...@aol.com <mailto:llas902...@aol.com>  <mailto:llas902...@aol.com>>
> Date: Fri, Jul 28, 2023, 4:10 PM
> Subject: Re: [LincolnTalk] Housing CHOICE Act (HCA)
> To: Garrick Niemiec  <mailto:garrickniemiec...@gmail.com>>
> 
> 
> Hi there seems to be not much choice in choice act. Why doesn't Boston insist 
> on lowering its rental amounts instead of FORCING other towns to build.
> Lynne L
> 
> Sent from AOL on Android 
> <https://play.google.com/store/apps/details?id=com.aol.mobile.aolapp>
> On Fri, Jul 28, 2023 at 1:42 PM, Garrick Niemiec
> mailto:garrickniemiec...@gmail.com>> wrote:
> What does CHOICE mean in this case?
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[LincolnTalk] Housing CHOICE Act (HCA)

[Garrick Niemiec]

What does CHOICE mean in this case?
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[LincolnTalk] Housing Choice Working Group meets on Friday

[Jennifer Glass via Lincoln]

The Housing Choice Act Working Group is meeting virtually tomorrow (Friday) 
morning at 9:30am.

The agenda and Zoom link are here:  
http://www.lincolntown.org/AgendaCenter/ViewFile/Agenda/_06302023-5116

- Jennifer


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[LincolnTalk] Housing wanted

[deanna jayne]

Please let me know if you are aware of a situation in the towns listed below:

Mature female seeks conscious minded housing situation.  No smoking (of any 
kind), alcohol or drugs.  Prefers living in natural surroundings in Harvard, 
Bolton, Stow, Hudson, West Acton, Maynard.  Enjoys community living and sharing 
amenities; private space is also a must. 
Contact deanna ~ naturalcompani...@gmail.com

deanna jayne 
ecoDesigns and Natural Companions
Creating backyard pollinator pathways together
ecoDesigns.garden-- 
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[LincolnTalk] Housing wanted

[Mary Crowe]

 A young couple who have worked for me are looking for housing in the
LIncoln,  Weston, Waltham,. Sudbury, Wayland, Framingham area. They are
very reliable .honest and very trustworthy .  They can pay up to  $2500 a
month. They have one quiet dog and would love someplace with a back yard if
possible. Since they both work in this area they are hoping to be able to
live close enough so they can keep their jobs. They also willing to do
housesitting, gardening , property maintenance etc.  For more info and
references please  contact Mary Crowe. (singri...@gmail.com  or 7817103552)
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Re: [LincolnTalk] Housing Choice Act - discussion of financial implications

[Mark Levinson]

Fellow town residents,

 

Here is my reply to David Cueto’s request for comment on his discussion of HCA 
and taxes. 

 

I think he has laid out a very detailed and comprehensive analysis.  His 
conclusions make sense just based on simple logic: 

 

First, new housing will bring new residents, and the town will have to provide 
services for them.  The services the town provides (mostly education, as you 
point out) will cost about the same for each housing unit.  Second, new, 
high-density housing units will be smaller than the average home in Lincoln, 
and will be assessed at lower-than-average valuations.  So these units will pay 
lower taxes than the average home.  Third, since the new units will pay 
lower-than-average taxes for the same services as everyone else, tax rates will 
have to rise to make up the difference.  Those higher rates will apply to 
everyone. 

 

So one consequence of complying with the HCA will be higher real estate taxes 
for everyone.  

 

As I have said, I think we should try to comply with HCA.  But by “try” I mean 
we should do our homework and determine in detail exactly where any new 
HCA-compliant zoning could be located, and what impacts it would have for the 
town, including expenses.  I believe the HCA law, although it may have been 
based on good intentions, is very arbitrary and inappropriate for a small town 
like Lincoln.  So I would have no problem being creative in crafting zoning 
rules that move us toward our goal of more affordable housing and comply with 
the letter of HCA, but at the same time try to minimize negative consequences 
for the town.  

 

The town can decide, via Town Meeting, if we want to comply with HCA, and if 
so, what sacrifices we are willing to make in order to do so, and whether the 
associated changes to the town’s environment are the direction we want to go. 

 

Best regards,

Mark

 

 

From: David Cuetos  
Sent: Wednesday, March 22, 2023 4:23 PM
To: Lincoln Talk 
Subject: [LincolnTalk] Housing Choice Act - discussion of financial implications

 

Dear fellow town residents,

 

The town faces an important decision as it confronts the Housing Choice Act 
(HCA). While the law tries to address a real housing shortage problem in the 
Greater Boston area, its one-size-fits-all character could cause serious 
undesirable consequences for small communities such as ours. I know there is 
much expertise in town regarding infrastructure issues (water, sewage, roads, 
etc.) we will need to investigate as we decide our stance, but given the 
Planning Board election and Town Meeting ahead of us, I would like to shed some 
light on the financial aspect

 

It is important for residents to understand that the town is mostly 
self-reliant when it comes to its finances. If we look at the current fiscal 
year’s budget, 95% of our revenue comes from our own funds, and only 5% from 
the Commonwealth. While the laws are dictated by the State, if we decide to be 
compliant, the financial burden would be shouldered by local taxpayers.

 

When looking at our budget, we need to separate fixed and variable costs. By 
far the biggest variable cost any Massachusetts town has is education. The cost 
of educating a high-school student is very straightforward. Our annual bill 
from Lincoln-Sudbury is derived from a linear formula tied to our enrollment 
and comes up to a bit over $23,000 per student. The cost of educating an 
additional student at the Lincoln Public School is a bit more difficult to 
derive, but we can make some reasonable estimation if we split the cost 
structure between fixed and variable. While small fluctuations in student count 
can be absorbed without changes in the cost structure (e.g. teachers), the 
magnitude of the potential student population increase ­required to be 
compliant with HCA cannot.

 

Adding up town appropriations and state grants, the FY23 budget is just over 
$30,000 per LPS student, not including debt service costs tied to the school 
building. Less than 3% of those funds come from state grants tied to our 
student enrollment. Approximately 78% of those costs consist of personnel 
expenses (including benefits). There are 128 FTEs working in our school. 
Looking at the school’s budget detailed FTE table, we can easily see that the 
vast majority of those FTEs (110 out of 128 by my count) are teachers, content 
specialists, teacher assistants and tutors, which would by necessity grow if we 
added hundreds of students to our student body like compliance with HCA would 
require. If we assume that those personnel costs would grow at the same pace as 
enrollment, and also assume that 30% of non-personnel costs are variable in 
nature, we get an incremental ~$22,000 per LPS student, net of state grants.

 

As to other town expenses (General Government, Public Safety, Public Works, 
Human Services, Culture & Recreation and the rest of Pension & Insurance), I 
assume 30% are variable and tied to our population

Re: [LincolnTalk] Housing Choice Act - discussion of financial implications

[Andy Wang]

On Wed, Mar 22, 2023 at 7:05 PM David Cuetos  wrote:

>
> If people have in-the-weeds questions about the model, I would prefer to
> address those via private email to spare everyone else (Andy Wang I am
> looking at you 😊).
>

You sass'n me, man?  Cause this is all very straightforward and I have no
follow up questions on your model.

(but if I do, I'll hit you up privately...that may take some time to
digest...)

- Andy
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[LincolnTalk] Housing Choice Act - discussion of financial implications

[David Cuetos]

Dear fellow town residents,



The town faces an important decision as it confronts the Housing Choice Act
(HCA). *While the law tries to address a real housing shortage problem in
the Greater Boston area, its one-size-fits-all character could cause
serious undesirable consequences for small communities* such as ours. I
know there is much expertise in town regarding infrastructure issues
(water, sewage, roads, etc.) we will need to investigate as we decide our
stance, but given the Planning Board election and Town Meeting ahead of us,
I would like to shed some light on the financial aspect



It is important for residents to understand that the town is mostly
self-reliant when it comes to its finances. If we look at the current
fiscal year’s budget, *95% of our revenue comes from our own funds, and
only 5% from the Commonwealth.* While the laws are dictated by the State,
if we decide to be compliant, the financial burden would be shouldered by
local taxpayers.



When looking at our budget, we need to separate fixed and variable costs.
By far the biggest variable cost any Massachusetts town has is education.
The cost of educating a high-school student is very straightforward. *Our
annual bill from Lincoln-Sudbury is derived from a linear formula tied to
our enrollment and comes up to a bit over $23,000 per student. *The cost of
educating an additional student at the Lincoln Public School is a bit more
difficult to derive, but we can make some reasonable estimation if we split
the cost structure between fixed and variable. While small fluctuations in
student count can be absorbed without changes in the cost structure (e.g.
teachers), the magnitude of the potential student population increase
­required to be compliant with HCA cannot.


*Adding up town appropriations and state grants, the FY23 budget is just
over $30,000 per LPS student, not including debt service costs tied to the
school building. Less than 3% of those funds come from state grants tied to
our student enrollment.* Approximately 78% of those costs consist of
personnel expenses (including benefits). There are 128 FTEs working in our
school. Looking at the school’s budget detailed FTE table, we can easily
see that the vast majority of those FTEs (110 out of 128 by my count) are
teachers, content specialists, teacher assistants and tutors, which would
by necessity grow if we added hundreds of students to our student body like
compliance with HCA would require. If we assume that those personnel costs
would grow at the same pace as enrollment, and also assume that 30% of
non-personnel costs are variable in nature, we get an incremental ~$22,000
per LPS student, net of state grants.



As to other town expenses (General Government, Public Safety, Public Works,
Human Services, Culture & Recreation and the rest of Pension & Insurance),
I assume 30% are variable and tied to our population. We can refine this a
lot more, but we should keep in mind they amount to less than 1/5 of the
education costs in my model. I would also note that *I am not contemplating
any capital expenses*, which is not realistic. To begin with, if we added
563 units and the corresponding number of children, we most likely would
have to expand our school, which was designed to accommodate up to 650
children – we have space for another 100 based on today’s enrollment.



In terms of incremental revenues, *I have assumed new properties are
assessed at $400k on average, which is higher than the assessment per unit
for a typical condo association in Lincoln Station today.* I have also
budgeted other local receipts at the same percentage of property taxes as
budgeted for FY23 (2%) and increased our pro-forma state aid in line with
our population increase.



I have assumed that the incremental 563 units (this is the new number of
units as per Select Board meeting) would be in-line with average household
size in Middlesex (2.56) and have an average 0.89 children. The children
count derivation is detailed in the table. This is not an aggressive
assumption, Hanscom has 1.80 children per household according to the US
Census.



The main takeaway of my analysis is that under the assumptions discussed
above, *property taxes for existing owners would need to climb 18% in order
to balance our future budget (an average of ~$3,500 per household), most of
which would go to pay for high-school students at L-S and hire more staff
at LPS*. The actual figure would be dependent on the number of units that
are eventually developed, their average assessed value and the number of
children per unit. I would also note that the average unit would have to be
assessed at $1.3M (which is just $100k less than our current average
assessed value) for the rezoning not to have negative fiscal consequences,
which is of course far from a realistic or desirable value, given the goal
is to increase housing affordability.



Non-compliance with HCA would cause the town to lose access to some state
grants. We have never

[LincolnTalk] Housing in Lincoln and the HCA-Affordability and the Public Good

[Robert Domnitz]

Rachel's comment assumes that developers have large multi-acre lots.  That will 
not always be true.  For example, consider Lewis Street.  The majority of lots 
on Lewis Street are smaller than a half acre.  if Lewis St. were rezoned to 15 
units/acre, developers of these small lots could easily opt for maximum profit 
while producing no affordable units.  The decision for them would look 
something like this:

Shall I build 5 units and avoid the town's affordability requirement, or should 
I max out my development potential and build six or  or seven units but be 
forced to provide an affordable unit?  Faced with this decision, I suspect that 
developers will build 5 luxury units rather than deal with the affordability 
requirement.

Bob Domnitz


To the point about a lack of affordability in the HCA - any housing
developed in zones that comply with the HCA will have to meet existing town
requirements, which already mandate that any development with at least 6
residences include designated affordable housing (and at least 15%
affordable in developments of at least 30 units). So it is not the case
that "all housing developed can be luxury, high-end housing", unless a
developer opts to build at no more than a one-residence-per-acre density
(e.g. 5 residences or less on a zone of at least 5 acres, as all HCA zones
are required to be) - which would seem to me to be a poor use of land that
allows density of 15 residences per acre.

Rachel Drew

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Re: [LincolnTalk] Housing in Lincoln and the HCA-Affordability and the Public Good

[Sara Mattes]

This is good news (the expanded service)…if it comes to pass.
The T has been making a lot of promises, but the trains still crawl, new 
(reliable) cars have yet to be delivered…and on and on.

I won’t hold my breath, but will be delighted to find my pessimism has no basis.










--
Sara Mattes




> On Mar 19, 2023, at 6:12 PM, Chris McCarthy  wrote:
> 
> Sara,
> 
> 
> 
> We have in fact seen improved service since late 2019 around when the 
> pandemic began. Although overall ridership has declined about 29% 
> ,
>  weekend ridership now exceeds pre-pandemic numbers 
> .
>  If you compare the Fitchburg Line schedules from Fall of 2019 
>  to those 
> presently in effect for Spring of 2023 
> , you’ll 
> notice that not only did we not lose any weekday trips, but the schedule has 
> become hourly with predictable inbound/outbound arrival times in Lincoln.
> 
> 
> 
> You will also find that the Fitchburg line has very reliable service 
> 
>  on a consistent basis, in addition to the better service levels I showed 
> above. The Subway/Bus system would dream of having a similar degree of on 
> time performance.
> 
> 
> 
> Also of note, lawmakers have plans 
> 
>  to decarbonize the commuter rail. I remember people thinking the plans to 
> implement a housing bill were far fetched and look where we are. This seems 
> like a real possibility, particularly given that the MBTA has already put out 
> an RFI 
> 
>  to procure multimodal locomotives for its Commuter Rail network.
> 
> 
> 
> We seem well situated to do our part in the long term planning process. 
> 
> 
> 
> - Chris
> 
> 
> On Sun, Mar 19, 2023 at 4:44 PM Sara Mattes  > wrote:
>> 1) If the government was interested in truly committing to public transit, 
>> it would place more resources there.   Instead, we have seen a steady 
>> decline in service, with a few exceptions.
>> In addition, there is a misunderstanding that service is linked to 
>> compliance with the HCA.
>> It is not.
>> 
>> 2) Because of the above, increased development, further away from places of 
>> employment, without a dramatic expansion in public transit options, will 
>> only expand the use of cars.
>> And, again, the HCA does not require ANY affordability in development.
>> All housing developed can be luxury, high-end housing.
>> 
>> 3) It might be a good mandate if, indeed, it truly addressed affordability, 
>> as did 40B.
>> And yes, public transit would be an important resource for the greater good 
>> if it were reliable, regular and affordable service.
>> It is not.
>> 
>> 4) And, it is that thoughtful local governance, done our own way, that has 
>> achieved the 30+% multifamily units and affordability, both moderate and 
>> low-income, that we have today.
>> 
>> 5) Yes, we can and will do more…our way.
>> 
>> Sara
>> --
>> Sara Mattes
>> 
>> 
>> 
>> 
>>> On Mar 19, 2023, at 4:12 PM, John Mendelson >> > wrote:
>>> 
>>> The HCA, to me at least, is the state government saying to MBTA 
>>> communities, "if you want to have public transit, you have to make the area 
>>> around the station walkable for residents and with zoning that forces 
>>> greener, and hopefully, more affordable housing.  
>>> 
>>> It is the government saying to communities "make your town less dependent 
>>> on cars" which is a greener and more affordable solution.
>>> 
>>> It is the best kind of government mandate in my view--leveraging an already 
>>> important public resource for the greater good.  
>>> 
>>> It is not saying "displace renters" and I think that is where thoughtful 
>>> local governance comes in.  Not just resisting for the sake of "doing it 
>>> our own way."
>>> 
>>> John
>>> 
>>> On Sun, Mar 19, 2023, 3:54 PM Sara Mattes >> > wrote:
 The HCA does nothing to address affordable housing crisis.
 That is NOT a requirement embedded in the HCA.
 
 This something Lincoln, on its own,  has embraced in the past 50, slowly 
 and steadily, as opportunities arose.
 
 We did so without displacing anyone.
 
 I trust we can continue on this path.
 
 Sara
 
 --
 Sara Mattes
 
 
 
 
> On Mar 19, 2023, at 3:41 PM, John Mendelson  > wrote:
> 
> It could 

Re: [LincolnTalk] Housing in Lincoln and the HCA-Affordability and the Public Good

[Chris McCarthy]

Sara,


We have in fact seen improved service since late 2019 around when the
pandemic began. Although overall ridership has declined about 29%
,
weekend ridership now exceeds pre-pandemic numbers
.
If you compare the Fitchburg Line schedules from Fall of 2019
 to those
presently in effect for Spring of 2023
, you’ll
notice that not only did we not lose any weekday trips, but the schedule
has become hourly with predictable inbound/outbound arrival times in
Lincoln.


You will also find that the Fitchburg line has very reliable service

on
a consistent basis, in addition to the better service levels I showed
above. The Subway/Bus system would dream of having a similar degree of on
time performance.


Also of note, lawmakers have plans

to
decarbonize the commuter rail. I remember people thinking the plans to
implement a housing bill were far fetched and look where we are. This seems
like a real possibility, particularly given that the MBTA has already put
out an RFI

to
procure multimodal locomotives for its Commuter Rail network.


We seem well situated to do our part in the long term planning process.


- Chris

On Sun, Mar 19, 2023 at 4:44 PM Sara Mattes  wrote:

> 1) If the government was interested in truly committing to public transit,
> it would place more resources there.   Instead, we have seen a steady
> decline in service, with a few exceptions.
> In addition, there is a misunderstanding that service is linked to
> compliance with the HCA.
> It is not.
>
> 2) Because of the above, increased development, further away from places
> of employment, without a dramatic expansion in public transit options, will
> only expand the use of cars.
> And, again, the HCA does not require ANY affordability in development.
> All housing developed can be luxury, high-end housing.
>
> 3) It might be a good mandate if, indeed, it truly addressed
> affordability, as did 40B.
> And yes, public transit would be an important resource for the greater
> good if it were reliable, regular and affordable service.
> It is not.
>
> 4) And, it is that thoughtful local governance, done our own way, that has
> achieved the 30+% multifamily units and affordability, both moderate and
> low-income, that we have today.
>
> 5) Yes, we can and will do more…our way.
>
> Sara
> --
> Sara Mattes
>
>
>
>
> On Mar 19, 2023, at 4:12 PM, John Mendelson 
> wrote:
>
> The HCA, to me at least, is the state government saying to MBTA
> communities, "if you want to have public transit, you have to make the area
> around the station walkable for residents and with zoning that forces
> greener, and hopefully, more affordable housing.
>
> It is the government saying to communities "make your town less dependent
> on cars" which is a greener and more affordable solution.
>
> It is the best kind of government mandate in my view--leveraging an
> already important public resource for the greater good.
>
> It is not saying "displace renters" and I think that is where thoughtful
> local governance comes in.  Not just resisting for the sake of "doing it
> our own way."
>
> John
>
> On Sun, Mar 19, 2023, 3:54 PM Sara Mattes  wrote:
>
>> The HCA does nothing to address affordable housing crisis.
>> That is NOT a requirement embedded in the HCA.
>>
>> This something Lincoln, on its own,  has embraced in the past 50, slowly
>> and steadily, as opportunities arose.
>>
>> We did so without displacing anyone.
>>
>> I trust we can continue on this path.
>>
>> Sara
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Mar 19, 2023, at 3:41 PM, John Mendelson 
>> wrote:
>>
>> It could also lead to a long term solution to the area's significant
>> housing shortage (crisis, if you are so inclined.)
>>
>> On Sun, Mar 19, 2023, 3:16 PM Sara Mattes  wrote:
>>
>>> What HCA does is create a YUGE financial incentive for developers to
>>> come in and develop undeveloped land, or redevelop “lightly developed”
>>>  neighborhoods.
>>> That can *lead to the displacement of current residents who rent*,
>>> rather than own.
>>>
>>> That  potential must not be ignored.
>>>
>>> Sara
>>>
>>> --
>>> Sara Mattes
>>>
>>>
>>>
>>>
>>> On Mar 19, 2023, at 2:20 PM, Margaret Olson 
>>> wrote:
>>>
>>> The HCA is concerned only with zoning. It does not address housing
>>> production. It does not require that anything actually get built and and it
>>> does not give an

Re: [LincolnTalk] Housing in Lincoln and the HCA-Affordability and the Public Good

[Sara Mattes]

The lack of safe, reliable service in the Boston metro area has not been due to 
lack of demand.
It is due to inept management and lack of serious investment over decades.

--
Sara Mattes




> On Mar 19, 2023, at 5:18 PM, Sara Lupkas  wrote:
> 
> Speaking to your 3rd point, "public transit would be an important resource 
> for the greater good if it were reliable, regular and affordable service. It 
> is not." 
> 
> It's not because there is not a level of demand for it. With more 
> development, more riders would lead to economies of scale that we just don't 
> have now. 
> 
> Sara Lupkas 
> 
>> On Mar 19, 2023, at 4:44 PM, Sara Mattes  wrote:
>> 
>> 1) If the government was interested in truly committing to public transit, 
>> it would place more resources there.   Instead, we have seen a steady 
>> decline in service, with a few exceptions.
>> In addition, there is a misunderstanding that service is linked to 
>> compliance with the HCA.
>> It is not.
>> 
>> 2) Because of the above, increased development, further away from places of 
>> employment, without a dramatic expansion in public transit options, will 
>> only expand the use of cars.
>> And, again, the HCA does not require ANY affordability in development.
>> All housing developed can be luxury, high-end housing.
>> 
>> 3) It might be a good mandate if, indeed, it truly addressed affordability, 
>> as did 40B.
>> And yes, public transit would be an important resource for the greater good 
>> if it were reliable, regular and affordable service.
>> It is not.
>> 
>> 4) And, it is that thoughtful local governance, done our own way, that has 
>> achieved the 30+% multifamily units and affordability, both moderate and 
>> low-income, that we have today.
>> 
>> 5) Yes, we can and will do more…our way.
>> 
>> Sara
>> --
>> Sara Mattes
>> 
>> 
>> 
>> 
>>> On Mar 19, 2023, at 4:12 PM, John Mendelson  
>>> wrote:
>>> 
>>> The HCA, to me at least, is the state government saying to MBTA 
>>> communities, "if you want to have public transit, you have to make the area 
>>> around the station walkable for residents and with zoning that forces 
>>> greener, and hopefully, more affordable housing.  
>>> 
>>> It is the government saying to communities "make your town less dependent 
>>> on cars" which is a greener and more affordable solution.
>>> 
>>> It is the best kind of government mandate in my view--leveraging an already 
>>> important public resource for the greater good.  
>>> 
>>> It is not saying "displace renters" and I think that is where thoughtful 
>>> local governance comes in.  Not just resisting for the sake of "doing it 
>>> our own way."
>>> 
>>> John
>>> 
>>> On Sun, Mar 19, 2023, 3:54 PM Sara Mattes >> > wrote:
 The HCA does nothing to address affordable housing crisis.
 That is NOT a requirement embedded in the HCA.
 
 This something Lincoln, on its own,  has embraced in the past 50, slowly 
 and steadily, as opportunities arose.
 
 We did so without displacing anyone.
 
 I trust we can continue on this path.
 
 Sara
 
 --
 Sara Mattes
 
 
 
 
> On Mar 19, 2023, at 3:41 PM, John Mendelson  > wrote:
> 
> It could also lead to a long term solution to the area's significant 
> housing shortage (crisis, if you are so inclined.)
> 
> On Sun, Mar 19, 2023, 3:16 PM Sara Mattes  > wrote:
>> What HCA does is create a YUGE financial incentive for developers to 
>> come in and develop undeveloped land, or redevelop “lightly developed”  
>> neighborhoods.
>> That can lead to the displacement of current residents who rent, rather 
>> than own.
>> 
>> That  potential must not be ignored.
>> 
>> Sara
>> 
>> --
>> Sara Mattes
>> 
>> 
>> 
>> 
>>> On Mar 19, 2023, at 2:20 PM, Margaret Olson >> > wrote:
>>> 
>>> The HCA is concerned only with zoning. It does not address housing 
>>> production. It does not require that anything actually get built and 
>>> and it does not give any kind of credit for existing multi family 
>>> housing. 
>>> 
>>> Lincoln had no zones that are 15 units per acre by right as the HCA 
>>> requires. Oriole Landing’s built area is at that density but it was 
>>> built under a special permit and it has additional undeveloped acreage 
>>> behind the buildings 
>>>  
>>> Margaret
>>> 
>>> On Sun, Mar 19, 2023 at 1:37 PM Debra Daugherty >> > wrote:
 I guess my question for anyone that would like to chime in is: Why 
 doesn't the bus station at Hanscom Field and the area surrounding that 
 bus station count in this? And can we count the already existing 
 Battle Road Farm housing, ansome/most of which is within 0.5 

Re: [LincolnTalk] Housing in Lincoln and the HCA-Affordability and the Public Good

[Sara Lupkas]

Speaking to your 3rd point, "public transit would be an important resource for the greater good if it were reliable, regular and affordable service. It is not." It's not because there is not a level of demand for it. With more development, more riders would lead to economies of scale that we just don't have now. Sara Lupkas On Mar 19, 2023, at 4:44 PM, Sara Mattes  wrote:1) If the government was interested in truly committing to public transit, it would place more resources there.   Instead, we have seen a steady decline in service, with a few exceptions.In addition, there is a misunderstanding that service is linked to compliance with the HCA.It is not.2) Because of the above, increased development, further away from places of employment, without a dramatic expansion in public transit options, will only expand the use of cars.And, again, the HCA does not require ANY affordability in development.All housing developed can be luxury, high-end housing.3) It might be a good mandate if, indeed, it truly addressed affordability, as did 40B.And yes, public transit would be an important resource for the greater good if it were reliable, regular and affordable service.It is not.4) And, it is that thoughtful local governance, done our own way, that has achieved the 30+% multifamily units and affordability, both moderate and low-income, that we have today.5) Yes, we can and will do more…our way.Sara
--Sara Mattes


On Mar 19, 2023, at 4:12 PM, John Mendelson  wrote:The HCA, to me at least, is the state government saying to MBTA communities, "if you want to have public transit, you have to make the area around the station walkable for residents and with zoning that forces greener, and hopefully, more affordable housing.  It is the government saying to communities "make your town less dependent on cars" which is a greener and more affordable solution.It is the best kind of government mandate in my view--leveraging an already important public resource for the greater good.  It is not saying "displace renters" and I think that is where thoughtful local governance comes in.  Not just resisting for the sake of "doing it our own way."JohnOn Sun, Mar 19, 2023, 3:54 PM Sara Mattes  wrote:The HCA does nothing to address affordable housing crisis.That is NOT a requirement embedded in the HCA.This something Lincoln, on its own,  has embraced in the past 50, slowly and steadily, as opportunities arose.We did so without displacing anyone.I trust we can continue on this path.Sara
--Sara Mattes


On Mar 19, 2023, at 3:41 PM, John Mendelson  wrote:It could also lead to a long term solution to the area's significant housing shortage (crisis, if you are so inclined.)On Sun, Mar 19, 2023, 3:16 PM Sara Mattes  wrote:What HCA does is create a YUGE financial incentive for developers to come in and develop undeveloped land, or redevelop “lightly developed”  neighborhoods.That can lead to the displacement of current residents who rent, rather than own.That  potential must not be ignored.Sara
--Sara Mattes


On Mar 19, 2023, at 2:20 PM, Margaret Olson  wrote:The HCA is concerned only with zoning. It does not address housing production. It does not require that anything actually get built and and it does not give any kind of credit for existing multi family housing. Lincoln had no zones that are 15 units per acre by right as the HCA requires. Oriole Landing’s built area is at that density but it was built under a special permit and it has additional undeveloped acreage behind the buildings  MargaretOn Sun, Mar 19, 2023 at 1:37 PM Debra Daugherty  wrote:I guess my question for anyone that would like to chime in is: Why doesn't the bus station at Hanscom Field and the area surrounding that bus station count in this? And can we count the already existing Battle Road Farm housing, ansome/most of which is within 0.5 miles of the bus stop and should meet the15 unit/acre requirement, toward the total requirement?Thanks!DebraOn Sun, Mar 19, 2023 at 8:09 AM  wrote:Well said, Craig. Thank you for your clarity, analysis, and your confidence in our community… Lincoln can “protect current residents while allowing for limited development…”. Of course we can! I’m looking forward to your thoughtful leadership at the Planning Board. Joe RobbatOld Concord Road From: Lincoln  On Behalf Of Craig NicholsonSent: Friday, March 17, 2023 3:43 PMTo: Chris McCarthy Cc: lincoln@lincolntalk.orgSubject: Re: [LincolnTalk] My Candidacy for the Lincoln Planning Board Chris, I know that I wasn’t specifically asked to address your question but as a candidate for the Planning Board, I would like to build upon what Lynn and Mark have stated.  First, if there ever any question about how the current administration would respond to the HCA, AG Campbell’s Advisory (https://www.mass.gov/doc

Re: [LincolnTalk] Housing in Lincoln and the HCA-Affordability and the Public Good

[Sara Mattes]

1) If the government was interested in truly committing to public transit, it 
would place more resources there.   Instead, we have seen a steady decline in 
service, with a few exceptions.
In addition, there is a misunderstanding that service is linked to compliance 
with the HCA.
It is not.

2) Because of the above, increased development, further away from places of 
employment, without a dramatic expansion in public transit options, will only 
expand the use of cars.
And, again, the HCA does not require ANY affordability in development.
All housing developed can be luxury, high-end housing.

3) It might be a good mandate if, indeed, it truly addressed affordability, as 
did 40B.
And yes, public transit would be an important resource for the greater good if 
it were reliable, regular and affordable service.
It is not.

4) And, it is that thoughtful local governance, done our own way, that has 
achieved the 30+% multifamily units and affordability, both moderate and 
low-income, that we have today.

5) Yes, we can and will do more…our way.

Sara
--
Sara Mattes




> On Mar 19, 2023, at 4:12 PM, John Mendelson  wrote:
> 
> The HCA, to me at least, is the state government saying to MBTA communities, 
> "if you want to have public transit, you have to make the area around the 
> station walkable for residents and with zoning that forces greener, and 
> hopefully, more affordable housing.  
> 
> It is the government saying to communities "make your town less dependent on 
> cars" which is a greener and more affordable solution.
> 
> It is the best kind of government mandate in my view--leveraging an already 
> important public resource for the greater good.  
> 
> It is not saying "displace renters" and I think that is where thoughtful 
> local governance comes in.  Not just resisting for the sake of "doing it our 
> own way."
> 
> John
> 
> On Sun, Mar 19, 2023, 3:54 PM Sara Mattes  > wrote:
>> The HCA does nothing to address affordable housing crisis.
>> That is NOT a requirement embedded in the HCA.
>> 
>> This something Lincoln, on its own,  has embraced in the past 50, slowly and 
>> steadily, as opportunities arose.
>> 
>> We did so without displacing anyone.
>> 
>> I trust we can continue on this path.
>> 
>> Sara
>> 
>> --
>> Sara Mattes
>> 
>> 
>> 
>> 
>>> On Mar 19, 2023, at 3:41 PM, John Mendelson >> > wrote:
>>> 
>>> It could also lead to a long term solution to the area's significant 
>>> housing shortage (crisis, if you are so inclined.)
>>> 
>>> On Sun, Mar 19, 2023, 3:16 PM Sara Mattes >> > wrote:
 What HCA does is create a YUGE financial incentive for developers to come 
 in and develop undeveloped land, or redevelop “lightly developed”  
 neighborhoods.
 That can lead to the displacement of current residents who rent, rather 
 than own.
 
 That  potential must not be ignored.
 
 Sara
 
 --
 Sara Mattes
 
 
 
 
> On Mar 19, 2023, at 2:20 PM, Margaret Olson  > wrote:
> 
> The HCA is concerned only with zoning. It does not address housing 
> production. It does not require that anything actually get built and and 
> it does not give any kind of credit for existing multi family housing. 
> 
> Lincoln had no zones that are 15 units per acre by right as the HCA 
> requires. Oriole Landing’s built area is at that density but it was built 
> under a special permit and it has additional undeveloped acreage behind 
> the buildings 
>  
> Margaret
> 
> On Sun, Mar 19, 2023 at 1:37 PM Debra Daugherty  > wrote:
>> I guess my question for anyone that would like to chime in is: Why 
>> doesn't the bus station at Hanscom Field and the area surrounding that 
>> bus station count in this? And can we count the already existing Battle 
>> Road Farm housing, ansome/most of which is within 0.5 miles of the bus 
>> stop and should meet the15 unit/acre requirement, toward the total 
>> requirement?
>> 
>> Thanks!
>> Debra
>> 
>> On Sun, Mar 19, 2023 at 8:09 AM > > wrote:
>>> Well said, Craig. Thank you for your clarity, analysis, and your 
>>> confidence in our community… Lincoln can “protect current residents 
>>> while allowing for limited development…”. Of course we can!
>>> 
>>>  
>>> 
>>> I’m looking forward to your thoughtful leadership at the Planning Board.
>>> 
>>>  
>>> 
>>> Joe Robbat
>>> 
>>> Old Concord Road
>>> 
>>>  
>>> 
>>> From: Lincoln >> > On Behalf Of Craig Nicholson
>>> Sent: Friday, March 17, 2023 3:43 PM
>>> To: Chris McCarthy mailto:kb1...@gmail.com>>
>>> Cc: lincoln@lincolntalk.org 

Re: [LincolnTalk] Housing in Lincoln and the HCA

[John Mendelson]

The HCA, to me at least, is the state government saying to MBTA
communities, "if you want to have public transit, you have to make the area
around the station walkable for residents and with zoning that forces
greener, and hopefully, more affordable housing.

It is the government saying to communities "make your town less dependent
on cars" which is a greener and more affordable solution.

It is the best kind of government mandate in my view--leveraging an already
important public resource for the greater good.

It is not saying "displace renters" and I think that is where thoughtful
local governance comes in.  Not just resisting for the sake of "doing it
our own way."

John

On Sun, Mar 19, 2023, 3:54 PM Sara Mattes  wrote:

> The HCA does nothing to address affordable housing crisis.
> That is NOT a requirement embedded in the HCA.
>
> This something Lincoln, on its own,  has embraced in the past 50, slowly
> and steadily, as opportunities arose.
>
> We did so without displacing anyone.
>
> I trust we can continue on this path.
>
> Sara
>
> --
> Sara Mattes
>
>
>
>
> On Mar 19, 2023, at 3:41 PM, John Mendelson 
> wrote:
>
> It could also lead to a long term solution to the area's significant
> housing shortage (crisis, if you are so inclined.)
>
> On Sun, Mar 19, 2023, 3:16 PM Sara Mattes  wrote:
>
>> What HCA does is create a YUGE financial incentive for developers to come
>> in and develop undeveloped land, or redevelop “lightly developed”
>>  neighborhoods.
>> That can *lead to the displacement of current residents who rent*,
>> rather than own.
>>
>> That  potential must not be ignored.
>>
>> Sara
>>
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Mar 19, 2023, at 2:20 PM, Margaret Olson 
>> wrote:
>>
>> The HCA is concerned only with zoning. It does not address housing
>> production. It does not require that anything actually get built and and it
>> does not give any kind of credit for existing multi family housing.
>>
>> Lincoln had no zones that are 15 units per acre by right as the HCA
>> requires. Oriole Landing’s built area is at that density but it was built
>> under a special permit and it has additional undeveloped acreage behind the
>> buildings
>>
>> Margaret
>>
>> On Sun, Mar 19, 2023 at 1:37 PM Debra Daugherty 
>> wrote:
>>
>>> I guess my question for anyone that would like to chime in is: Why
>>> doesn't the bus station at Hanscom Field and the area surrounding that bus
>>> station count in this? And can we count the already existing Battle Road
>>> Farm housing, ansome/most of which is within 0.5 miles of the bus stop and
>>> should meet the15 unit/acre requirement, toward the total requirement?
>>>
>>> Thanks!
>>> Debra
>>>
>>> On Sun, Mar 19, 2023 at 8:09 AM  wrote:
>>>
 Well said, Craig. Thank you for your clarity, analysis, and your
 confidence in our community… Lincoln can “protect current residents while
 allowing for limited development…”. Of course we can!



 I’m looking forward to your thoughtful leadership at the Planning Board.



 Joe Robbat

 Old Concord Road



 *From:* Lincoln  *On Behalf Of *Craig
 Nicholson
 *Sent:* Friday, March 17, 2023 3:43 PM
 *To:* Chris McCarthy 
 *Cc:* lincoln@lincolntalk.org
 *Subject:* Re: [LincolnTalk] My Candidacy for the Lincoln Planning
 Board



 Chris,



 I know that I wasn’t specifically asked to address your question but as
 a candidate for the Planning Board, I would like to build upon what Lynn
 and Mark have stated.



 First, if there ever any question about how the current administration
 would respond to the HCA, AG Campbell’s Advisory (
 https://www.mass.gov/doc/advisory-concerning-enforcement-of-the-mbta-communities-zoning-law/download)
 has made it very clear that this legislation will be enforced with whatever
 tools are at the State’s disposal. Beyond the AGs Office there are other
 organizations such as the Lawyers for Civil Rights who have signaled that
 they will pursue their own course of options to ensure compliance (
 http://lawyersforcivilrights.org/our-impact/housing/lawyers-for-civil-rights-demands-compliance-with-mbta-zoning-law/).
 Furthermore, members of the State Legislature, including our own Senator
 Mike Barrett, are proposing legislation that would strip the HCA of some of
 its flexibility and mandate all land within the 0.5-mile radius of the
 commuter rail station be zoned for density of 15 units per acre (
 https://malegislature.gov/Bills/193/S858/Cosponsor). One way or
 another, it would seem (given the above) that at the state level, the
 political will is there to enforce compliance.



 As the MBTA Communities portion of the Housing Choice Act is currently
 written, Lincoln will be required to rezone 42 to 43 acres at a minimum
 gross density of 15 units/acre. 20% or 8 acres o