The assertion that "denser housing is horrible for local traffic and environment" is simply not true.
For environmental impact on housing types, see: https://www.epa.gov/sites/default/files/2014-03/documents/location_efficiency_btu.pdf "Residents in multifamily homes.. use less energy per unit and drive less than residents of low density areas" John On Tue, Oct 10, 2023 at 10:14 AM Bayhas Kana <[email protected]> wrote: > John, > > i get your passion, but please don’t name drop good causes, to suggest > better moral standing; denser housing is horrible for local traffic and > environment. > > Starting at 4000 a month for apartment is not affordable anywhere on the > planet we’re trying to save here, and getting these units subsidized > through tax dollar in the future is a highway robbery > > > > On Tue, Oct 10, 2023 at 9:55 AM John Mendelson <[email protected]> > wrote: > >> Save it from what? Progress? Working to help solve the regional >> challenges of housing, traffic, environment? Providing housing >> alternatives? >> >> Or should we just continue to approve 20,000 sq/ft single family houses >> on big lots and put our heads in the sand? >> >> Lincoln is not an island despite what many seem to wish it could be. >> >> John >> >> On Tue, Oct 10, 2023 at 9:47 AM Robert Ahlert <[email protected]> >> wrote: >> >>> 1000% agree with Susanna. Well said. I have young children and want >>> them to enjoy Lincoln as it is now, not as another Concord or Bedford or >>> Lexington. >>> >>> Lincoln is precious, save it! >>> >>> Rob >>> >>> On Tue, Oct 10, 2023 at 9:41 AM Susanna Szeto <[email protected]> >>> wrote: >>> >>>> A developer’s only objective is to make money! It is not a charitable >>>> organization who cares about providing more affordable housing for people! >>>> Please find one example that proves the contrary! Regarding 😊 ng the >>>> train to work because they live walking distance to the train station! >>>> When we moved to Lincoln in 1977, my husband was working at Mass General >>>> Hospital, an ideal situation for him to take the train to work. He did it >>>> at the beginning and gave up the idea because for one thing, it ends up >>>> more costly and the train does not run often enough to give the flexibility >>>> he needs! >>>> Yes, we have enjoyed decades of living in Lincoln, and we want the >>>> future generation of Lincolnites to enjoy what we have loved about Lincoln, >>>> the open space, the ‘low key’ nature of our town center even though >>>> occasionally we complained we are far from everything! We care greatly >>>> about what will happen to Lincoln even though we both at the later stage of >>>> our lives! So, for the relatively newcomers to town, there are older >>>> residents in town who do care what is going to happen to Lincoln even >>>> though it may take decades for the developers to get their hands on >>>> Lincoln! We have resisted them so far by using our tax dollars to buy up >>>> lands for conservation! There is no other town like Lincoln that is so >>>> close to Boston! Please do not let the developers come in to spoil it for >>>> us! >>>> >>>> On Oct 9, 2023, at 11:29 PM, ٍSarah Postlethwait <[email protected]> >>>> wrote: >>>> >>>> >>>> All very well voiced points! >>>> >>>> But make no mistake- do not be fooled by the voices saying "potential >>>> development will take decades". >>>> If option C of this rezoning gets passed, development will begin >>>> immediately. >>>> >>>> *The HCAWG and the RLF are directly working with Civico, the developer >>>> of Oriole Landing*. Civico isn’t working with the town because it >>>> likes us and is a trusted town partner… it wants to make money. >>>> Civico has threatened the town by saying it will not go through the >>>> town meeting process again after it did so with Oriole Landing. The >>>> pro-building HCAWG (which includes the Executive Director of the RLF as a >>>> member) wants Civico to develop. >>>> So in turn, the HCAWG and Planning board added mixed Use Zoning at >>>> Lincoln Center to this proposal so it wouldn’t be necessary for them to go >>>> through the traditional town meeting process. >>>> >>>> This gives Civico the chance to push a high cost, high density housing >>>> complex (125 units), with only 10% affordable housing (we required 15% with >>>> Oriole landing). And it’s more likely to be passed because *only a >>>> simple majority is needed under the HCA instead of the usual 2/3 majority >>>> at town meeting*; not to mention, the HCAWG is making it seem like a >>>> looming lawsuit and loss of grants are eminent to encourage residents to >>>> pass the rezoning. >>>> >>>> Let me emphasize again- if Civico develops this Subdistrict, it will be >>>> 112 units at market rate and 13 units of affordable housing. *Market >>>> rate for Oriole Landing is currently $4,000 to $8,500 without utilities,* >>>> according to their listing on Apartments.com. >>>> That is not affordable housing for anyone who wants to downsize or work >>>> in Lincoln, as many seem to be under the impression this development would >>>> help. >>>> >>>> A slide from the presentation: >>>> >>>> <69012668-7F39-478C-B8C4-134AB43AB1A5.jpeg> >>>> >>>> <75467D4B-940C-4471-880D-5A25ED122A3D.jpeg> >>>> >>>> On Mon, Oct 9, 2023 at 9:15 PM William Broughton < >>>> [email protected]> wrote: >>>> >>>>> Thank you Bob and Rob, among many others, for the helpful insights. >>>>> >>>>> I have a number of concerns with the currently proposed HCA options. >>>>> The impacts to affordable housing in town (both absolute number and >>>>> percentage of total), traffic, and finances (taxes) are just a few. >>>>> >>>>> As another resident mentioned in a separate thread, the potential for >>>>> areas like Lincoln Woods, with a higher % of affordable housing units, to >>>>> one day be redeveloped and, despite an increase in total number of housing >>>>> units, result in a net decrease in the town's number of affordable units, >>>>> is concerning. If we can only mandate that 10% of new housing units (in >>>>> the >>>>> HCA zone) must be affordable, and the 40b threshold for the town is also >>>>> 10%, doesn't that imply that the town's overall ratio would get closer and >>>>> closer to being under the threshold with each new development that is >>>>> built? What will that result in - yet more development? >>>>> >>>>> Further, the argument that the entire district needs to be near >>>>> the commuter rail station does not make sense to me. The commuter rail is, >>>>> at its best, inconvenient and expensive, and at its worst it is both of >>>>> those things, plus unreliable. The traffic study that was shared, in my >>>>> opinion, grossly understates the potential impact of the additional >>>>> vehicles resulting from the additional development. The reality is that >>>>> most people, unless they live in perhaps Boston/Cambridge/Somerville, use >>>>> cars for much of their daily lives. >>>>> >>>>> It also pains me to hear, from multiple individuals, that the >>>>> "potential development will take decades". I'm a relatively new and >>>>> young homeowner in Lincoln. I intend to be here in the future "decades" >>>>> referenced, and I hope to get to enjoy Lincoln with my children in much >>>>> the >>>>> same way so many current residents have over the past several decades. >>>>> These choices we make today will have big impacts, and we can also be sure >>>>> that this will not be the last effort by the Commonwealth to force >>>>> additional development in the decades to come. >>>>> >>>>> I look forward to the continued lively debate among residents and the >>>>> various working groups, but it feels like there is much more that needs to >>>>> be explored before we can have a "final" proposal. >>>>> >>>>> Best, >>>>> Will Broughton >>>>> Round Hill Rd >>>>> >>>>> >>>>> On Fri, Oct 6, 2023 at 2:32 PM Robert Ahlert <[email protected]> >>>>> wrote: >>>>> >>>>>> Thank goodness you are paying attention Bob! >>>>>> >>>>>> The HCA feels like a juggernaut and options were clearly favored >>>>>> towards “all near Lincoln station”. I have a long series of unanswered >>>>>> questions. I hope to get answers and publish them all on a blog/website >>>>>> that everyone can read. >>>>>> >>>>>> I’ll need help to put it together and get answers. >>>>>> >>>>>> If anyone is even slightly concerned about what is happening with the >>>>>> HCA in Lincoln, please email me privately or text me on 781.738.1069. >>>>>> >>>>>> Rob A >>>>>> >>>>>> On Fri, Oct 6, 2023 at 1:30 PM Robert Domnitz <[email protected]> >>>>>> wrote: >>>>>> >>>>>>> As a recently-retired member of the Planning Board and Housing >>>>>>> Choice Act Working Group, I am concerned that the three options >>>>>>> presented >>>>>>> last Saturday at the SOTT - and the plan to choose just one of those >>>>>>> options at a multi-board meeting on October 10th - will restrict Town >>>>>>> Meeting to merely rubber-stamping the HCAWG's decision. And the HCAWG's >>>>>>> decision will reflect its embedded priorities that may differ from what >>>>>>> town meeting would choose if we are given more options. I therefore >>>>>>> think >>>>>>> it is crucial for the HCAWG to submit several options to the state for >>>>>>> advisory opinions prior to Town Meeting. All options should be >>>>>>> presented to >>>>>>> Town Meeting for debate and vote. >>>>>>> >>>>>>> >>>>>>> >>>>>>> I'd like to expand on some of the points made - and some of the >>>>>>> points omitted - by the presenters at last Saturday's SOTT meeting. >>>>>>> >>>>>>> >>>>>>> >>>>>>> 1. *About 35% of the town's residences are currently multi-family* >>>>>>> (not including Hanscom Field, see list below). Most folks are surprised >>>>>>> when they hear this. Lincoln has done an outstanding job allowing >>>>>>> multi-family living while maintaining our rural character. With full >>>>>>> build-out under the HCA, multi-family housing will approach 50% of >>>>>>> the town's inventory. >>>>>>> >>>>>>> >>>>>>> >>>>>>> 2. *State guidelines for the HCA provide a mechanism for towns to * >>>>>>> *get** credit for existing multifamily housing.* Towns are free to >>>>>>> locate HCA-compliant subdistricts in areas that currently have high >>>>>>> residential density. These subdistricts will help us meet our "quota," >>>>>>> even >>>>>>> though it is very unlikely these areas will be redeveloped. >>>>>>> >>>>>>> >>>>>>> >>>>>>> 3. *An evaluation of the various options requires consideration of >>>>>>> the likelihood that redevelopment will **actually **occur.* >>>>>>> Existing condo developments would require consent of the owners to >>>>>>> redevelop, with the particular procedures laid out in the condominiums' >>>>>>> organizational documents. If condo owners don't want redevelopment >>>>>>> to happen, it won't happen. Existing apartment buildings (e.g., >>>>>>> Oriole Landing) owned by a single entity would only require a decision >>>>>>> by >>>>>>> that entity and would depend on their analysis of whether an increase in >>>>>>> density would justify the cost of redevelopment. On the other hand, >>>>>>> rezoning single family homes on Conant Road as shown in options A,B, >>>>>>> and C >>>>>>> from the HCAWG would likely result in rapid redevelopment, as >>>>>>> owners on Conant Road take advantage of the jump in value that >>>>>>> would result from the increase in development potential. >>>>>>> >>>>>>> >>>>>>> >>>>>>> 4. *State guidelines require that only 20% of the HCA-compliant >>>>>>> district be located in the vicinity of the commuter rail station*. >>>>>>> The other 80% can be anywhere in town. However, the HCAWG eliminated >>>>>>> consideration of the Farrar Pond and Lincoln Ridge condos as "too far >>>>>>> from >>>>>>> any amenities and public transit." See link below to p. 17 of SOTT slide >>>>>>> deck. This area could be used as part of our plan for compliance; the >>>>>>> HCAWG's decision to eliminate consideration of this area reflects their >>>>>>> prioritization of access to public transit and goes beyond what the >>>>>>> state >>>>>>> requires. Similarly, the Commons/Oriole Landing area was removed from >>>>>>> consideration by the HCAWG because it is "not walkable to any public >>>>>>> transit or public amenities." See p. 20 of SOTT slide deck. Instead, the >>>>>>> HCAWG has proposed placing 100% of the district in Lincoln Station >>>>>>> (option >>>>>>> C) or adding to option C additional subdistricts in North Lincoln so >>>>>>> that >>>>>>> the total development potential greatly exceeds what is necessary for >>>>>>> compliance. >>>>>>> >>>>>>> >>>>>>> >>>>>>> 5. *The HCAWG should consider other ways of splitting the HCA >>>>>>> district. *The current option C fully complies with the HCA by >>>>>>> allowing development only within the Lincoln Station area. If compliance >>>>>>> with state law is our objective, options A and B are less appealing >>>>>>> because >>>>>>> they needlessly add to option C more development potential elsewhere in >>>>>>> town. Among the three options, C is the obvious choice for most >>>>>>> residents >>>>>>> because it minimally complies with the HCA. But the Town deserves a >>>>>>> chance >>>>>>> to vote on other options that do not exceed the HCA's requirements. >>>>>>> Three >>>>>>> options that would make sense are: >>>>>>> >>>>>>> >>>>>>> >>>>>>> - Place the entire district at Lincoln Station (current option C) >>>>>>> >>>>>>> - Place most of the district at Lincoln Station and some of the >>>>>>> district elsewhere. >>>>>>> >>>>>>> - Place some of the district at Lincoln Station and most of the >>>>>>> district elsewhere. >>>>>>> >>>>>>> >>>>>>> >>>>>>> For all options, the details should be worked out for minimal >>>>>>> compliance with the HCA, giving Lincoln residents maximum control over >>>>>>> future land use decisions. It's worth noting that the HCA does allow, >>>>>>> on a >>>>>>> discretionary basis, subdistrict boundaries that do not match parcel >>>>>>> boundaries. This may provide the Town with additional flexibility it >>>>>>> needs >>>>>>> to comply with, but not exceed, the HCA's requirements. >>>>>>> >>>>>>> >>>>>>> >>>>>>> Residents deserve a meaningful, democratic chance to choose the >>>>>>> level of development they want in the Lincoln Station area. Due to the >>>>>>> limited set of options that were presented, I don't think the survey >>>>>>> taken >>>>>>> at the SOTT is a good indicator of the will of the town. Surprisingly, >>>>>>> the >>>>>>> HCAWG did not propose an option where some development allowed >>>>>>> elsewhere in >>>>>>> Town is used to reduce the development allowed at Lincoln Station. All >>>>>>> three of their options allow more than 400 units of additional >>>>>>> development >>>>>>> in the Lincoln Station area. That is an extreme increase compared to >>>>>>> what >>>>>>> currently exists in the area. See p. 40 of SOTT slide deck. >>>>>>> >>>>>>> >>>>>>> >>>>>>> My goal in writing this post is to encourage the HCAWG to give our >>>>>>> Town Meeting the respect and deference to which it is entitled. This is >>>>>>> a >>>>>>> hugely important matter for the Town and we can move forward together >>>>>>> only >>>>>>> if Town Meeting has a meaningful role as the decisionmaker. Please >>>>>>> attend >>>>>>> the October 10th multi-board meeting to share your thoughts. >>>>>>> >>>>>>> >>>>>>> >>>>>>> Best regards to all, >>>>>>> >>>>>>> Bob Domnitz >>>>>>> >>>>>>> >>>>>>> >>>>>>> SOTT slide deck: Follow link found in >>>>>>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group >>>>>>> >>>>>>> Existing multifamily housing in Lincoln (not including Hanscom >>>>>>> housing): >>>>>>> >>>>>>> >>>>>>> The Commons >>>>>>> >>>>>>> Oriole Landing >>>>>>> >>>>>>> Battle Road Farms >>>>>>> >>>>>>> Minuteman Commons >>>>>>> >>>>>>> Lincoln Woods >>>>>>> >>>>>>> Greenridge Condos >>>>>>> >>>>>>> "Flying Nun" apartments >>>>>>> >>>>>>> Ridge Road apartments >>>>>>> >>>>>>> Ridge Road Condos >>>>>>> >>>>>>> Todd Pond Condos >>>>>>> >>>>>>> Farrar Pond Condos >>>>>>> >>>>>>> Lincoln Ridge Condos >>>>>>> >>>>>>> Ryan Estate >>>>>>> >>>>>>> Accessory Apartments in Single Family Homes >>>>>>> >>>>>>> Miscellaneous (Scattered sites under Housing Comm.) >>>>>>> >>>>>>> -- >>>>>>> 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. >>>> >>>> >>> >>> -- >>> *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. >> >>
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