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

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

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

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.* >> > ... >

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

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

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

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

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

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

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

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

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,

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

I don’t believe that renders the study results invalid, specially after reading it in depth The survey is well stratified over several days to prevent exactly that claim, if the results are not favorable to one’s views, it does not mean the study is inadmissible The study:

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

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

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

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

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

We try to teach our children that "Actions speak louder than words." Yet, the words "support and maintain our small commercial center" sounds like a good goal. If only the actions of the Town really followed through on the goal. Why is the town asking to spend 15 to 25 Million on a new Senior

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

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

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

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

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

"Commercial" does not just mean "retail." I am encouraging the RLF to add more office space to the mix. While Boston's commercial real estate market is struggling, this is nit the case in the suburbs. See:

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

Hello Louis, Yes, that is the question- will there be "ANY" commercial base left??? Kind Regards, Scott Clary 617-968-5769 Sent from a mobile device - please excuse typos and errors On Sun, Nov 12, 2023, 1:45 PM Louis Zipes wrote: > >- The Planning Board released a Lincoln Station

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

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

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

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

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

- 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

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

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

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

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

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

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

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

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. > >

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

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

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

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

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

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.

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

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

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

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

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

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

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

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,

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

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

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

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

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

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

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

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 <

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

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

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

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

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

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

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

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

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

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