Thank you-all clear now. However, it surely gives “Plan C” a leg up, if deemed compliant….a bit if a finger no the scale. Well, what’s done is done.
------ Sara Mattes > On Oct 18, 2023, at 6:39 PM, Margaret Olson <[email protected]> wrote: > > 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] > <mailto:[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] >>> <mailto:[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] >>> <mailto:[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] >>>> <mailto:[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] >>>>> <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 >>>>>>>> >>>>>>>> <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] >>>>>>>>> <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. >>>>>> >>>>> -- >>>>> 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. >>> >>
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