Hmmm….are there large apartment complexes in Sudbury, Weston or Concord centers? ------ Sara Mattes
> On Oct 10, 2023, at 10:28 AM, Bryce Wells via Lincoln > <[email protected]> wrote: > > "and loss of property values that is sure to come out of having massive > apartment complexes without enough parking be your neighbor." > > This is the biggest red herring in any and all discussions about > development... and should never be mentioned as it's rarely true. Please > provide evidence of this occurring... Sudbury, Concord, or Weston which have > all had recent "mid to large" developments. > > > > On Tue, Oct 10, 2023 at 10:20 AM ٍSarah Postlethwait <[email protected] > <mailto:[email protected]>> wrote: >> The issue isn’t that we don’t want progress. The issue is that Only 20% of >> the 42 acres needs to be near Lincoln Station to comply with the HCA. >> However 100%+ of the 42 acres minimum is in south Lincoln in all 3 of the >> proposed options (64 acres in south Lincoln in options A and B and 70.2 >> acres in option C) >> >> Perhaps some of the 20,000 sq/ft lots in other parts of town could bear some >> of the burden of this rezoning and traffic- and loss of property values that >> is sure to come out of having massive apartment complexes without enough >> parking be your neighbor. >> >> If the HCAWG proposed options that didn’t far exceed the minimums that the >> HCA has asked for (which already were overburdensome for our town) and >> concentrated it all within half a mile at Lincoln Station- then there likely >> wouldn’t be this much push back. >> >> But the HCAWG has its own agenda of development near the mall and has >> avoided putting any substantial rezoning anywhere else in Lincoln, and has >> tacked on a 125 unit mixed use development at the mall just for fun. >> >> Not to mention that 90% of these excessive units being proposed will be >> rented and sold at Market rate. Any developer wanting to build in Lincoln >> should be required to have a minimum of 25% affordable units, just as we >> required for Oriole landing. Creating overpriced inventory that most people >> won’t be able to afford does not solve the housing crisis. >> >> If the town really wants to comply with the HCA, there needs to be another >> option that has the minimal required rezoning in South Lincoln, 70-80% >> rezoning spread throughout the rest of Lincoln, and any additional rezoning >> beyond what is required needs to go through the traditional town meeting >> process, and needs to have a high affordable housing requirement for any >> developer that wants to build. >> >> Sarah Postlethwait >> Lewis Street >> >> >> On Tue, Oct 10, 2023 at 9:55 AM John Mendelson <[email protected] >> <mailto:[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] >>> <mailto:[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] >>>> <mailto:[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] >>>>>> <mailto:[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] >>>>>> <mailto:[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] >>>>>>> <mailto:[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] >>>>>>>> <mailto:[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] >>>>>>>>> <mailto:[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] >>>>>>>> <mailto:[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] >>>>>>> <mailto:[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] >>>>>> <mailto:[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] >>>>> <mailto:[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] >>>> <mailto:[email protected]>-- >>>> The LincolnTalk mailing list. >>>> To post, send mail to [email protected] >>>> <mailto:[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] >>> <mailto:[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] >> <mailto:[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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