Why is the town not explaining this to the town...why the deception On Mon, Nov 6, 2023, 4:06 PM Sara Mattes <[email protected]> wrote:
> Once rezone with the HCA, the property owner can put up pretty much > whatever they want. > That is the point of the HCA-to get around our normal process for managing > development in Lincoln. > No proposals are required for the town to see. > The development is *BY RIGHT*, they just need to comply with some very > basic zoning-wetlands setbacks, other set backs, etc. > > And, as was made clear in a public presentation, dense housing is the most > profitable use of the land, not retail. > > The discussion about the Mall is confusing as concepts were discussed and > proposals were to be offered at a later date. > In addition, the RLF said they were looking to most lily sell and were in > discussion with a local developer-CIVICO. > Regardless of what is discussed now, as it stands now, once rezoned the > owner, either the RLF but most like a new owner, can do whatever they see > fit with that land. > > That is why this is all so difficult and generating so much debate. > > It is important that we all learn as much as possible and attend each and > every meeting to better understand what is being proposed and what is at > stake. > > > > > > > > > ------ > Sara Mattes > > > > > On Nov 6, 2023, at 1:43 PM, Deborah Greenwald <[email protected]> > wrote: > > Dear All, > I would very much like to have David's proposals included in our vote. He > And are we taking bids from multiple developers? Some might be more > amenable to more low income units. > To me it seems that considering any development near Codman Farm is akin > to building an apartment building on the Boston Public Gardens or > Concord's Monument Square. That area is one of Lincoln's jewels and should > be preserved. > On Sun, Nov 5, 2023 at 10:01 PM David Cuetos <[email protected]> > wrote: > >> I have received some questions from residents trying to understand why >> our HCA proposals overlay zoning over existing multi-family districts. I >> thought the rationale was important enough to share it with the wider >> public. >> >> I believe the town would be better served by separating as much as >> possible the zoning exercise required for compliance approval from actual >> development. Zoning existing multifamily developments accomplishes that >> goal, as those properties already have the characteristics we would like to >> see and they are unlikely to be redeveloped. Let me explain the logic >> behind the separation. >> >> HCA compliance requires us to zone a certain number of acres to a certain >> density by right. What that means is that as long as the developer does >> not go past our height and setback bylaws, they do not need to ask the town >> for feedback. This is not what historically happened in Lincoln. >> Historically every multi-family development was a give and take between the >> developer and the town. In that process the town was able to extract >> important concessions like the number of affordable units, measures to >> reduce environmental impact, etc. >> >> While that give and take was quite important, for areas rezoned under HCA >> the town's influence is diminished even further as developers would get an >> override over certain town bylaws the State considers too >> restrictive. Among them two are chief: affordability and wetland setbacks. >> The state will only allow us to ask a developer to include 10% affordable >> units. The town’s bylaws require 15%, and historically the town has never >> approved anything below 25%, including some units reserved for low income >> households. 25% is also the lowest percentage of units for an entire >> development to count towards 40B State requirements. The other requirement >> at odds is wetlands setback. The town’s bylaws require 100’ and the State >> only gives us 50’. This difference would be critical in some sensitive >> areas like Codman Rd. >> >> Our view is that it is detrimental to the town’s general interest to >> allow a developer to build a large multifamily building without going >> through town meeting approval. The success of Oriole Landing is testament >> to the usefulness of town meeting: a win-win for the town and the >> developer. We have actually learned from other towns like Winchester that >> we can drive a much tougher bargain than we have done in the past. >> >> We see with skepticism claims that the Oriole Landing developer, who made >> an estimated $12M profit and was able to get through town meeting in nine >> months, does not want to go through town meeting again. Lincoln has >> historically not been an obstructive town towards multi-family developers >> and there is no reason to think that would change now that HCA has lowered >> Town Meeting approval thresholds from 2/3 to just a simple majority. >> >> I ask all residents to consider that when they vote to rezone an area, >> they are de facto abdicating their democratic right to influence future >> development. >> >> David Cuetos >> Weston Rd >> -- >> 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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