The net density shown on the HCA working group slides is this math: (unit count) / (lot size- wetlands - conservation restrictions) = "HCA density" (unit count) / (lot size) = traditional net density
For Oriole landing these numbers are: (60 acre lot)/ (6 acre lot - 0 wetlands acres - 0 acres with conservation restrictions) = 10 units/acre In the Oriole Landing case the "HCA Density" and the traditional net density are the same. For Lincoln Woods these numbers are: "HCA Density": 20 acre lot - 13 acres of wetland - 0 acres with conservation restrictions / 125 units = 17.9 units per acre traditional net density: 20 acre lot / 125 units = 6.3 units per acre Note that Lincoln Woods has two apartment buildings as well as the townhouses that dominate the view from Lincoln Road. On Tue, Oct 3, 2023 at 7:57 PM Robert Ahlert <[email protected]> wrote: > Would it be ok if I called Utile? Can someone provide me a contact? > > Sorry but am dubious that Lincoln Woods (2 stories) with some gaps between > structures is higher “net” density than Oriole Landing (3 stories) with net > density of 10 per the presentation. If you don’t explain, we should all be > in doubt. > > My fear is that we will end up with larger Oriole Landings and many more > of them. Is this what Lincoln is really all about? What is the upside? > Busier stores? I don’t get it. > > CCBC might be more money out of my pocket but I can live with that. > Quality of life is irreplaceable. > > I fully understand that our hand was forced by the state and that they > really over stepped here. Not blaming the Working Group. They are doing > best in bad situation. > > Rob A > > On Tue, Oct 3, 2023 at 5:56 PM Margaret Olson <[email protected]> > wrote: > >> That article uses a somewhat different definition of gross density and >> refers to the state’s highly complicated set of calculations. Any zoning >> regulation we pass will be net density, as are our current zoning bylaws. >> Utile, the consultants we hired to help us with this ( using state grant >> money) have run the calculations on our proposed zoning options to ensure >> we will comply. >> >> >> On Tue, Oct 3, 2023 at 5:06 PM Robert Ahlert <[email protected]> wrote: >> >>> Margaret - according to this article, we are required to follow a gross >>> density calculation. That’s why I’m afraid that image might be accurate. >>> Can someone explain? >>> >>> >>> https://commonwealthmagazine.org/opinion/solving-the-mbta-communities-zoning-puzzle/ >>> >>> Also, does anyone know the answer as to whether each property owner can >>> sell out separately to separate developers? I don’t think there are any >>> requirements regarding who they sell to and when. Might need a couple extra >>> headcount in the planning department to deal with the proposals. >>> >>> Rob A >>> 185 Lincoln Rd, Lincoln, MA 01773 >>> <https://www.google.com/maps/search/185+Lincoln+Rd,+Lincoln,+MA+01773?entry=gmail&source=g> >>> >>> On Tue, Oct 3, 2023 at 3:39 PM Margaret Olson <[email protected]> >>> wrote: >>> >>>> We are protected largely by the nature of our land and previous land >>>> use measures. The conservation land and wetlands can not be built on. As a >>>> practical matter there is no place around the train station where anything >>>> even vaguely resembling that image could be built. Issaquah Highlands is >>>> 2,200 acres and 4,000 homes, and that image appears to be a schematic >>>> showing the types of housing they have. >>>> >>>> Once again I urge you to look at the images of our existing >>>> developments shown in the HCA Working group presentation ( >>>> https://www.lincolntown.org/DocumentCenter/View/85116). That >>>> illustrates what 17 and 18 units per acre look like* in Lincoln.* A >>>> giant 2000+ acre development is not going to look like Lincoln - and can't >>>> be built here. >>>> >>>> On Tue, Oct 3, 2023 at 11:16 AM Sara Mattes <[email protected]> wrote: >>>> >>>>> So how are we protected from this happening ? >>>>> I might have missed something. >>>>> >>>>> [image: image.png] >>>>> >>>>> >>>>> >>>>> >>>>> ------ >>>>> Sara Mattes >>>>> >>>>> >>>>> >>>>> >>>>> On Oct 3, 2023, at 10:38 AM, Margaret Olson <[email protected]> >>>>> wrote: >>>>> >>>>> If you subtract the wetlands from the Lincoln Woods density, as we are >>>>> required to do for the HCA calculations, the density is 17.9 units per >>>>> acre. It’s that 17.9 that you experience as you walk around Lincoln Woods. >>>>> >>>>> As those of you who attended the STOTT presentations may remember, of >>>>> the 500 acres around the train station 340 (all but 160) are excluded from >>>>> HCA calculations because they are wetlands, institutions, water bodies, or >>>>> conservation land. To get a sense of what 15 units per acre looks like in >>>>> Lincoln please look at the examples in the STOTT presentation and look at >>>>> the density that accounts for the HCA exclusions. >>>>> >>>>> On Mon, Oct 2, 2023 at 8:32 PM ٍSarah Postlethwait <[email protected]> >>>>> wrote: >>>>> >>>>>> Lincoln woods is 6.3 units per acre >>>>>> Proposed Lincoln center zoning is 25 units per acre >>>>>> >>>>>> <image_123650291.JPG> >>>>>> >>>>>> >>>>>> On Mon, Oct 2, 2023 at 7:47 PM John Mendelson < >>>>>> [email protected]> wrote: >>>>>> >>>>>>> I had the good fortune of attending the tour of Lincoln Woods put on >>>>>>> by FOMA yesterday after taking part in the State of the Town Meeting on >>>>>>> Saturday. See: >>>>>>> >>>>>>> https://www.fomalincoln.org/outreach >>>>>>> >>>>>>> This densely built, multi-family development is anything but >>>>>>> "gross." In fact, I think it is quite the opposite and in many ways, >>>>>>> represents the best of Lincoln in terms of its ideals, collaborative >>>>>>> problem solving, and honoring the town's history of supporting modern, >>>>>>> human scale dwellings. >>>>>>> >>>>>>> Perhaps we should continue to trust the many volunteers who've put >>>>>>> so much time in coming up with a terrific solution to both comply with >>>>>>> the >>>>>>> Housing Choice Act and to honor our history and values rather than to >>>>>>> fearmonger with words and images that don't represent the good work and >>>>>>> intentions of many residents. >>>>>>> >>>>>>> John >>>>>>> >>>>>>> >>>>>>> >>>>>>> On Mon, Oct 2, 2023, 7:14 PM Sara Mattes <[email protected]> wrote: >>>>>>> >>>>>>>> OK-can someone do that for the proposed area in S.Lincoln? >>>>>>>> The example offered by Robert Albert was alarming, and certainly >>>>>>>> NOT something I would like to see. >>>>>>>> Had I had such a visual at SoTT, I would voted for “None of the >>>>>>>> Above”, but would have indicated I would support a map that shrank the >>>>>>>> size >>>>>>>> of the S.Lincoln district to focus on the Mall, and maybe Lewis >>>>>>>> Street, >>>>>>>> and then include the Lincoln North + Battle Road Farm to make up the >>>>>>>> difference. >>>>>>>> >>>>>>>> Perhaps such modeling as seen in the post could better educate the >>>>>>>> likes of me as to what S.Lincoln might look like under each scenario? >>>>>>>> >>>>>>>> I know the assertion is that this will take decades to build out, >>>>>>>> and that is my concern. >>>>>>>> >>>>>>>> I want to leave Lincoln the wonderful, small town I fell in love >>>>>>>> with over 45 years ago. >>>>>>>> Yes, there have been and will be changes, but the density and >>>>>>>> intensity suggested is not what I would like to visit on future >>>>>>>> generations. >>>>>>>> >>>>>>>> >>>>>>>> >>>>>>>> >>>>>>>> ------ >>>>>>>> Sara Mattes >>>>>>>> >>>>>>>> >>>>>>>> >>>>>>>> >>>>>>>> On Oct 2, 2023, at 9:49 AM, Don Seltzer <[email protected]> wrote: >>>>>>>> >>>>>>>> There is an excellent online tool called Residensity which provides >>>>>>>> an interactive map for viewing actual residential density for towns, >>>>>>>> neighborhoods, and individual parcels. >>>>>>>> https://residensity.mhp.net/ >>>>>>>> >>>>>>>> Don Seltzer >>>>>>>> >>>>>>>> On Mon, Oct 2, 2023 at 8:27 AM Robert Ahlert <[email protected]> >>>>>>>> wrote: >>>>>>>> >>>>>>>>> Hi all - >>>>>>>>> >>>>>>>>> As we start to think about what this build out is going to look >>>>>>>>> like, it is useful to look at a couple articles that help visualize >>>>>>>>> it. >>>>>>>>> Also, I learned that density can be spread across a district or >>>>>>>>> sub-district, only the average needs to be 15 units. But with the >>>>>>>>> 36' high >>>>>>>>> maximum in town, it will be interesting to see what the designs are. >>>>>>>>> >>>>>>>>> >>>>>>>>> https://mrsc.org/stay-informed/mrsc-insight/april-2017/visualizing-compatible-density >>>>>>>>> >>>>>>>>> Scroll down in the above and you will get to some ideas about 15 >>>>>>>>> units per acre. Given some plots have wetlands, some will have to be >>>>>>>>> higher and others lower to make it average out. >>>>>>>>> >>>>>>>>> This assumes each property owner in the district/sub districts >>>>>>>>> sells-out at the same time. If they don't, i guess each developer >>>>>>>>> will >>>>>>>>> come up with their own design? >>>>>>>>> >>>>>>>>> <image.png> >>>>>>>>> >>>>>>>>> Rob >>>>>>>>> >>>>>>>>> -- >>>>>>>>> *Robert Ahlert* | *781.738.1069* | [email protected] >>>>>>>>> -- >>>>>>>>> The LincolnTalk mailing list. >>>>>>>>> To post, send mail to [email protected]. >>>>>>>>> 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 [email protected]. >>>>>>>> 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 [email protected]. >>>>>>>> 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 [email protected]. >>>>>>> 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 [email protected]. >>>>>> 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 [email protected]. >>>>> 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 [email protected]. >>>> 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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