Joan, How do you work with package treatment plants? What size are they usually and what regs. Control them? Thanks, Sara ------ Sara Mattes
> On Oct 18, 2023, at 2:09 PM, Joan Kimball <[email protected]> wrote: > > Hi > Title V is different from the wetlsnd protection act. > > Title V deals with septic systems which also has setback requirements that we > must follow. > > We are subject to both our local wetlands bylaw and the state wetlands > protection act both of which give the Commission jurisdiction within 100 feet > of a wetland and 200 feet from a perrennial stream. > > > > On Wed, Oct 18, 2023, 1:26 PM Karla Gravis <[email protected] > <mailto:[email protected]>> wrote: >> That is inaccurate. The State uses a 50' buffer to model developable land, >> per Massachusetts Title 5 Wetlands Protection Program Policy (see link >> below). Lincoln's Director of Planning and Land Use (Paula Vaughn) confirmed >> that we can only exclude the wetlands and 50' setback in our HCA model, not >> the 100'. The 100' buffer is a local Lincoln ordinance. >> >> By submitting Option C to the State, according to the model rules, we are >> submitting with a 50' buffer. Once it is approved by the State with a 50' >> buffer, it would be difficult for us to think we can apply our local 100' >> buffer. >> >> Link to State wetland >> protectionshttps://www.mass.gov/info-details/wetlands-program-policy-86-1-title-5-and-the-wetlands-protection-act >> >> <http://www.mass.gov/info-details/wetlands-program-policy-86-1-title-5-and-the-wetlands-protection-act> >> >> >> >>> >>> >>> ---------- Forwarded message --------- >>> From: Margaret Olson <[email protected] >>> <mailto:[email protected]>> >>> Date: Wed, Oct 18, 2023 at 12:56 >>> Subject: Re: [LincolnTalk] HCA & Codman Road >>> To: David Cuetos <[email protected] <mailto:[email protected]>> >>> CC: Lincoln Talk <[email protected] <mailto:[email protected]>> >>> >>> >>> The proposed zoning makes no change to our wetlands regulations. I believe >>> the 100' buffer is state law not Lincoln. >>> >>> The HCA does not require and and our proposed zoning does not include any >>> changes to our wetlands regulations. >>> >>> The parcels at the end of Codman Road and the DPW are included to make all >>> the (many, complicated) numbers and rules work. >>> >>> The DPW is town owned - it is municipal property. Selling municipal >>> property requires a vote of town meeting. Municipal property does not count >>> as developable land for the purposes of the HCA. >>> >>> The Option C state submission is published on the housing choice working >>> group page: >>> https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group. >>> >>> Margaret >>> >>> >>> On Wed, Oct 18, 2023 at 12:29 PM David Cuetos <[email protected] >>> <mailto:[email protected]>> wrote: >>>> I have three questions for Lincoln residents and board members involved in >>>> the HCA rezoning process >>>> >>>> Are Lincoln residents comfortable with loosening our wetland restrictions? >>>> >>>> Option C includes only a 50' buffer from wetlands, as that is what is >>>> allowed by the State. Lincoln has historically required a 100' setback. >>>> When a given district is rezoned to make it HCA compliant, Lincoln is de >>>> facto aligning with the State's wetlands characterization and 50' buffer. >>>> Thus, the rezoning would make it possible to build in areas in which it >>>> would not be possible to build today under Lincoln's conservation >>>> practices. I have attached pictures of Codman Rd wetlands from the State >>>> map compared to Lincoln's, so that everyone can see how different they >>>> look. Option C exacerbates this issue because it contains a large wetland >>>> area. >>>> >>>> The Codman Rd district in option C was made larger than the Codman Corner >>>> district presented by the HCAWG in June, by extending into wetlands. Why >>>> are we making it possible to build three-story multi-family buildings on >>>> wetland buffers? >>>> >>>> Why did the HCA WG decide to newly include 10 acres of parcels 171_26_0 >>>> through 171_29_0, that the town considers to be mostly wetlands? There was >>>> no technical reason to include those parcels . The proposal would still be >>>> well within the required lower bounds of units, total acreage, subdistrict >>>> acreage if those parcels were removed. Images below. >>>> >>>> Why was the DPW site included in the HCA district? Is there a plan to >>>> redevelop that parcel and move the DPW to a different location in town? >>>> >>>> The DPW site is part of Option C's district, which means it could >>>> eventually be redeveloped at 18 units/acre. We get no credit by including >>>> the DPW land as part of the HCA district, since the state does not >>>> consider it developable land today as it is owned by the town. However, by >>>> including it in the HCA district, we are preventing any sort of future >>>> mandate that would require more than 10% affordable housing on that >>>> parcel. I am curious as to the reason the DPW was included when we get no >>>> "credit" for it. One proposal I have heard is that the DPW site could be >>>> moved to the Transfer Station, is that the WG's reasoning? >>>> >>>> There are other areas in town we could rezone that would prevent these >>>> issues. In fact, some of the proposals that were put forward by the WG in >>>> the first stages of the process were more in-line with Lincoln's approach >>>> to rezoning and development, which put a high value on ecological >>>> sustainability, preservation of its rural character and affordability. >>>> >>>> Codman Rd district >>>> >>>> Local map >>>> >>>> >>>> State map >>>> https://maps.massgis.digital.mass.gov/images/dep/omv/wetviewer.htm >>>> >>>> >>>> >>>> Codman Corner district (June proposal) >>>> >>>> >>>> >>>> Codman Rd district see area in green (Option C) >>>> >>>> Developable area around Lincoln Station >>>> >>>> >>>> >>>> >>>>> On Tue, Oct 17, 2023 at 11:29 PM <[email protected] >>>>> <mailto:[email protected]>> wrote: >>>>>> Jeff, I’m not an architect either, but am pretty sure the Onigman lot >>>>>> would never host 20, let alone 15 units, unless Lincoln decides to adopt >>>>>> municipal sewage. A development isn’t just a building footprint; it >>>>>> needs to conform to setbacks, building codes, parking access and >>>>>> probably many other standards. (Full disclosure: I wasn’t even able to >>>>>> get a permit for a single-car garage on a 2-acre lot, due to such >>>>>> restrictions). The economics would probably have to be much more >>>>>> favorable than they are at present. >>>>>> >>>>>> >>>>>> >>>>>> I also enjoy walking to town on a trail that takes me to Todd Pond Road >>>>>> – a much quieter route than Codman Rd.! >>>>>> >>>>>> >>>>>> >>>>>> Jennie >>>>>> >>>>>> Bowles Terrace >>>>>> >>>>>> >>>>>> >>>>>> From: Lincoln <[email protected] >>>>>> <mailto:[email protected]>> On Behalf Of Jeff B >>>>>> Sent: Monday, October 16, 2023 11:43 AM >>>>>> To: David Onigman <[email protected] >>>>>> <mailto:[email protected]>> >>>>>> Cc: [email protected] <mailto:[email protected]> >>>>>> Subject: Re: [LincolnTalk] HCA & Codman Road >>>>>> >>>>>> >>>>>> >>>>>> David, >>>>>> >>>>>> >>>>>> >>>>>> Looking at the town's GIS, it looks to me like your 2.8 acre plot could >>>>>> definitely have a much larger footprint than the existing house, even >>>>>> with the wetlands on the property. And at 15 units an acre, it could >>>>>> potentially house 20+ units? What was your sourcing for the inability >>>>>> to develop further? I admit, I'm one of the few town residents who is >>>>>> not an architect so I might be missing something. >>>>>> >>>>>> >>>>>> >>>>>> The HCA working group says that this rezoning would potentially shift 11 >>>>>> units into 180 units, so I'm just trying to pin down where these could >>>>>> potentially be. If most of the Codman owners are not planning on taking >>>>>> advantage of this change (or cannot), then excluding these lots from a >>>>>> HCA plan would seem to cost little to the goals of increased housing >>>>>> stock. >>>>>> >>>>>> >>>>>> >>>>>> In general I'm really struggling with the general issues of this HCA >>>>>> plan that takes a very residential street now -- Codman -- and rezones >>>>>> it to something entirely different. It seems like not just taking a >>>>>> downtown area and densifying it, but rather expanding the downtown area >>>>>> dramatically in a way that doesn't feel like the Lincoln we all know now >>>>>> and (when time allows) walk through to get to Codman Farm and Donelans >>>>>> or the Tack Room. The feel of houses like yours really makes the walk >>>>>> feel more like being on one of our many trails in town, versus on a busy >>>>>> street sidewalk. >>>>>> >>>>>> >>>>>> >>>>>> Add my voice to all the others on here that would be very interested in >>>>>> seeing a HCA compliant proposal that doesn't include the Codman >>>>>> subdistrict. If we as a town discover we love the feel of the new >>>>>> downtown housing project awaiting a greenlight, we can always add a >>>>>> Codman district later and double the effect. But we don't have the >>>>>> luxury of clawing it back ever, and this current plan looks like a blind >>>>>> leap that would cost a feel that many in the town cherish. >>>>>> >>>>>> >>>>>> >>>>>> Jeff Birchby >>>>>> >>>>>> Twin Pond Lane >>>>>> >>>>>> ---------- Forwarded message --------- >>>>>> From: David Onigman <[email protected] >>>>>> <mailto:[email protected]>> >>>>>> Date: Mon, Oct 16, 2023 at 10:35 AM >>>>>> Subject: [LincolnTalk] HCA & Codman Road >>>>>> To: <[email protected] <mailto:[email protected]>> >>>>>> >>>>>> >>>>>> >>>>>> I have been hesitant to engage in the housing discussion on LincolnTalk, >>>>>> but after reading a few recent comments about the motives for some of >>>>>> the Codman Road residents and their advocacy in favor of the Housing >>>>>> Choice Act and our road being included in it, I am inspired to weigh in. >>>>>> >>>>>> I live on Codman Road and was one of the residents that advocated in >>>>>> favor of my area of South Lincoln to be included in the proposals >>>>>> submitted to the Commonwealth to be in compliance with the Housing >>>>>> Choice Act. >>>>>> >>>>>> I consider myself a housing advocate and generally speaking am in favor >>>>>> of the legislation. There is a housing crisis in this country, and in >>>>>> Massachusetts, and every town can do their part to contribute a small >>>>>> bit to increased inventory to support this issue. >>>>>> >>>>>> I also consider myself an advocate of public transportation and am a >>>>>> frequent user of the commuter rail. My family is able to currently be a >>>>>> one car family largely in part to my proximity to the train into Boston. >>>>>> >>>>>> I am in support of all plans that include these subdistricts to be as >>>>>> close to the Commuter Rail as possible, as I believe that to be in the >>>>>> spirit of this legislation, and also what is best for our town planning. >>>>>> >>>>>> I love Lincoln, I think Lincoln is an amazing place to live and raise >>>>>> children. >>>>>> >>>>>> Lincoln is over 40% conservation land and nothing is ever going to >>>>>> change that. >>>>>> >>>>>> I believe that the effects of the HCA to loosen a bit of the zoning laws >>>>>> in certain subdistricts to not be by-right single-family housing is a >>>>>> good thing. >>>>>> >>>>>> I believe towns like Lincoln that are looking to support a small >>>>>> commercial center and maintain services like a grocery store need to >>>>>> modify a bit of the by-right zoning to ensure that things like having a >>>>>> grocery store are sustainable. >>>>>> >>>>>> Let me clarify that my beliefs are not driven by any personal financial >>>>>> aspirations linked to my property. For those seeking assurance, my lot, >>>>>> surrounded by wetlands, isn't viable for further development. Our family >>>>>> home, built in 1951, has always stood here, and we have no intentions of >>>>>> leaving. >>>>>> >>>>>> So I am just here to say - yes, in my backyard, I support the HCA, I >>>>>> support Codman road being included as one of the subdistricts. >>>>>> >>>>>> Every town can do a small part to support more housing inventory and >>>>>> every town can do a small part to allow more housing near public >>>>>> transportation. >>>>>> >>>>>> >>>>>> >>>>>> I’m not looking to engage in any LincolnTalk back and forth on my >>>>>> thoughts on this, but if anyone is looking to discuss these topics >>>>>> further offline, please feel free to write me an email and we can grab a >>>>>> cup of coffee. >>>>>> >>>>>> -- >>>>>> 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. >> > <image.png><image.png><image.png><image.png><image.png>-- > 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.
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