You sent you message to LincolnTalk and asked what were folk's objectives. I responded.
If you wanted to have a private conversation with someone else, then make it private. ------ Sara Mattes > On Nov 10, 2023, at 10:10 AM, John Mendelson <[email protected]> wrote: > > Are you speaking on behalf of the Lincoln Residents for Housing Alternatives, > Sara, or on behalf of yourself? My questions were directed to the former. > > Thank you. > > On Fri, Nov 10, 2023 at 10:05 AM Sara Mattes <[email protected] > <mailto:[email protected]>> wrote: >> My principal goal would be to redevelop the mall to the max benefit of the >> whole community, and that includes RLF. >> I was intimately involved in the redevelopment in the mid 2000s, as a Select. >> I was also involved in helping Lincoln Woods seek a stable financial partner >> -The Community Builders. >> >> Each project resulted in a win/win for all parties. >> >> That process involved all boards, committees and commissions …and, in the >> case of the Mall, Town Meeting. >> This was done with our hands untied, using our own process. >> >> It was collaborative and inclusive…not a rush to judgement. >> Yes, not everyone got everything they wanted, but everybody got something we >> were, in the end, happy with. >> >> I would love to see more housing added to the mall, as the Selects had >> proposed in the 2006 project. >> I am delighted that the concept is back on the table. >> >> However, I believe we are not on the right track by including it in HCA >> zoning as we will lose the community engagement we benefited from in the >> last redevelopment. >> And, we will have to accept a reduced level of affordability than if we >> worked with the property owner, currently RLF, to include housing and >> stabilize retail. >> >> The HCA hands us a broad sword when we need a scalpel. >> >> Let’s use it to re-engage as a community-as a whole-as a community, own our >> terms. >> >> Let’s slow the adoption of HCA districts and re-examine how we might use the >> exercise to build consensus, not division. >> >> >> >> >> ------ >> Sara Mattes >> >> >> >> >>> On Nov 10, 2023, at 9:43 AM, John Mendelson <[email protected] >>> <mailto:[email protected]>> wrote: >>> >>> But what are your goals? >>> >>> So far, in addition to dubious claims about the negative environmental >>> impact of new construction on lots that are currently empty parking lots >>> (the data is clear that diffuse, single-family housing is by far the most >>> carbon-intensive way to live) and unsubstantiated musings that we might >>> need a second traffic light in town (the horror!) the only clear statement >>> the Residents for Fairer Housing Choices have made is to say we should use >>> the HCA to rezone existing multifamily developments so that nothing will be >>> built. How does doing nothing equate to increasing affordable housing? >>> What housing choices are you offering other than the ones we already have? >>> >>> You've made a lot of demands and put forward many questions about the >>> motivations behind the decisions of the HCAWG, not to mention asserting >>> that the process has been undemocratic. >>> >>> I think it is now time to start digging into yours. >>> >>> John >>> >>> On Fri, Nov 10, 2023 at 9:16 AM Karla Gravis <[email protected] >>> <mailto:[email protected]>> wrote: >>>> I agree with Sara - the HCA constrains our ability to provide affordable >>>> housing. Currently, the town retains leverage with developers because >>>> projects require town meeting approval. HCA changes to “by right” zoning. >>>> We cannot ask for more than 10% affordability. Just last year, thanks to >>>> the town meeting process, Winchester was able to negotiate much more >>>> affordable housing, climate protection concessions and a payment to the >>>> town. >>>> >>>> With Town meeting gone, our only recourse is to pay developers to “make >>>> them whole”. >>>> >>>> For Oriole Landing, because we already required 15%, the hurdle to get to >>>> 25% affordability was lower than it would be under HCA. Back then, we gave >>>> them a $1M payment for 6 units. Adjusted for inflation (the Greater Boston >>>> CPI index is up 20% since then), the cost per apartment today would be >>>> $200,000. >>>> >>>> If we consider the Mall, which will be zoned for 100 apartments, >>>> increasing affordability from 10% to 25% would cost us $3M if we need to >>>> make the developer whole. The Affordable Housing Trust doesn’t have that >>>> kind of resources. >>>> >>>> Why should the town resources be dissipated when we can achieve our >>>> affordability goals, among many others, if we do not rezone these areas by >>>> right and instead continue to ask developers to come through Town Meeting >>>> for approval? Why should we rezone by right and loosen our restrictions >>>> when we can achieve all of our goals through Town Meeting? >>>> >>>> Karla >>>> >>>>> From: Margaret Olson <[email protected] >>>>> <mailto:[email protected]>> >>>>> Date: Fri, Nov 10, 2023 at 08:28 >>>>> Subject: Re: [LincolnTalk] Recommended reading for those grappling with >>>>> the HCA >>>>> To: John Mendelson <[email protected] >>>>> <mailto:[email protected]>> >>>>> CC: Lincoln Talk <[email protected] >>>>> <mailto:[email protected]>> >>>>> >>>>> >>>>> The zoning contains a minimum level of affordability. As John points out >>>>> the town can, as it has in the past, negotiate higher levels of >>>>> affordability. Oriole Landing at 25% is well above their zoning >>>>> requirement of 15%. >>>>> >>>>> The reason we can not mandate 15% affordable is because the study the >>>>> town commissioned showed that to not be economically feasible. In >>>>> practice what that means is that nothing will be built in the current >>>>> economic environment if we mandate 15%; in other words if the entire >>>>> financial burden is borne by the developer. >>>>> >>>>> If affordable units are a priority the town can subsidize those units as >>>>> we have in the past or we could alter economics by relaxing height or >>>>> other restrictions in return for more affordable units. >>>>> >>>>> One note when comparing developments and costs: interest rates and >>>>> construction costs are substantially higher now than they were >>>>> pre-pandemic. What worked then might or might not work now. >>>>> >>>>> Margaret >>>>> >>>>> On Fri, Nov 10, 2023 at 7:03 AM John Mendelson <[email protected] >>>>> <mailto:[email protected]>> wrote: >>>>>> This is not true. The HCA does not '"tie our hands." >>>>>> >>>>>> Just like many public/private partnerships across the country and >>>>>> specifically here in Lincoln with Lincoln Woods, Oriole Landing, and >>>>>> perhaps other developments I am not aware of, the town can work with a >>>>>> potential developer to increase the percentage of affordable units, >>>>>> using a range of funds available. >>>>>> >>>>>> John >>>>>> >>>>>> On Thu, Nov 9, 2023, 11:18 PM Sara Mattes <[email protected] >>>>>> <mailto:[email protected]>> wrote: >>>>>>> The only reason I am“grappling” with the HCA is that is will tie our >>>>>>> hands as to adding affordability -it, by its nature is exclusive. >>>>>>> It restricts the amount of affordability we are allowed to require. >>>>>>> And, if we tie up all the land around the station area, especially. The >>>>>>> mall, with this zoning, we will be creating an expensive and exclusive >>>>>>> enclave. >>>>>>> >>>>>>> How does that achieve goals of diversity and equity? >>>>>>> >>>>>>> >>>>>>> >>>>>>> ------ >>>>>>> Sara Mattes >>>>>>> >>>>>>> >>>>>>> >>>>>>> >>>>>>>> On Nov 9, 2023, at 10:10 PM, John Mendelson <[email protected] >>>>>>>> <mailto:[email protected]>> wrote: >>>>>>>> >>>>>>>> http://www.growingwealthier.info <http://www.growingwealthier.info/> >>>>>>>> >>>>>>>> How greater density and walkability benefits the environment and >>>>>>>> property values. >>>>>>>> >>>>>>>> John >>>>>>>> -- >>>>>>>> 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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