Option C was ready and we can make multiple submissions. The submission is a compliance check - the step where the state says "if you pass that, we will find you to be in compliance". If the town prefers D it will also go to the state for a compliance check.
On Wed, Oct 18, 2023 at 6:32 PM Sara Mattes <[email protected]> wrote: > I thought we were waiting to submit *AFTER * the Dec. Spc.TM? > Where is this schedule posted so I can get this straight as to what is > happening when. > > > ------ > Sara Mattes > > > > > On Oct 18, 2023, at 2:11 PM, Margaret Olson <[email protected]> wrote: > > The town's submission is posted on the town's HCWG website. You can also > go to the state website and look at the model. I find it very complicated. > Perhaps you won't. > > On Wed, Oct 18, 2023 at 1:58 PM Bijoy Misra <[email protected]> wrote: > >> I don't understand why we are continuously told that things are too >> complicated. >> I have heard similar language in the past. We can handle complicated >> matters, >> we sort out complicated matters in our physical life. Can we see all >> documents? >> Please underline where the complications are. >> >> On Wed, Oct 18, 2023 at 1:46 PM Margaret Olson <[email protected]> >> wrote: >> >>> Yes, the state *model* uses the state regulations. We submit our zoning >>> to the state for a regulatory check using their model. We are not proposing >>> to change our wetlands regulations. >>> >>> Is there some problem with Option C related to wetlands? Maybe - but >>> that's why we have town counsel. I'm sure he'll tell us if there is, and >>> then the HCWG will have to figure out how to respond. >>> >>> Margaret >>> >>> On Wed, Oct 18, 2023 at 1:24 PM Karla Gravis <[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 >>>> >>>> >>>> >>>> >>>>> >>>>> ---------- Forwarded message --------- >>>>> From: Margaret Olson <[email protected]> >>>>> Date: Wed, Oct 18, 2023 at 12:56 >>>>> Subject: Re: [LincolnTalk] HCA & Codman Road >>>>> To: David Cuetos <[email protected]> >>>>> CC: Lincoln Talk <[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]> >>>>> 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 >>>>>> >>>>>> <image.png> >>>>>> State map >>>>>> https://maps.massgis.digital.mass.gov/images/dep/omv/wetviewer.htm >>>>>> >>>>>> <image.png> >>>>>> >>>>>> *Codman Corner district (June proposal)* >>>>>> >>>>>> <image.png> >>>>>> >>>>>> *Codman Rd district *see area in green (Option C) >>>>>> <image.png> >>>>>> *Developable area around Lincoln Station* >>>>>> >>>>>> <image.png> >>>>>> >>>>>> >>>>>> >>>>>>> On Tue, Oct 17, 2023 at 11:29 PM <[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]> *On Behalf Of *Jeff >>>>>>>> B >>>>>>>> *Sent:* Monday, October 16, 2023 11:43 AM >>>>>>>> *To:* David Onigman <[email protected]> >>>>>>>> *Cc:* [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]> >>>>>>>> Date: Mon, Oct 16, 2023 at 10:35 AM >>>>>>>> Subject: [LincolnTalk] HCA & Codman Road >>>>>>>> To: <[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]. >>>>>>>> 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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