Amen. It’s a little like asking us to make a YUGE leap of faith. It makes the argument that we should proceed with extreme caution and not make any changes where these questions might come into play, esp. a challenge to our wetlands bylaw.
------ Sara Mattes > On Nov 22, 2023, at 4:46 PM, Scott Clary <[email protected]> wrote: > > When making critical long-lasting and impactful decisions regarding our town, > knowing the details beforehand would make a lot of sense. > > As the guidelines keep changing and have not gone through a formal judicial > process and would be very difficult to enforce is all the more reason to take > our time and see how things play out on the state level and how other towns > are addressing HCA. Lincoln, please slow this process down and let's get it > right in the best interest of our incredible little town. > > Kind Regards, > > Scott Clary > 617-968-5769 > > Sent from a mobile device - please excuse typos and errors > > On Wed, Nov 22, 2023, 4:37 PM Margaret Olson <[email protected] > <mailto:[email protected]>> wrote: >> The HCA requires us to have zoning that complies with the HCA law. It does >> not invalidate any of our regulations or by-laws. >> >> I do not know what the state will or will not approve, either the attorney >> general or the EOHLC. All zoning changes go to the AG. There are many >> specifics in our zoning, both existing and proposed, that are not addressed >> in the EOHLC guidelines. We will find out what they will approve when we >> have passed a zoning by-law and request approval. I wish this were otherwise >> but it is what it is. >> >> As you may have seen in the FAQ posted earlier today by Jennifer Glass, the >> uncertainty is why we need to pass the zoning in March - so we have time to >> revise and vote again if necessary. >> >> >> On Wed, Nov 22, 2023 at 4:17 PM Sara Mattes <[email protected] >> <mailto:[email protected]>> wrote: >>> Are you confirming that 100’ setbacks from wetlands will be accepted as >>> required in HCA zoned areas as they are in the rest of town? >>> Please clarify. >>> Thank you. >>> >>> ------ >>> Sara Mattes >>> >>> >>> >>> >>>> On Nov 22, 2023, at 3:53 PM, Margaret Olson <[email protected] >>>> <mailto:[email protected]>> wrote: >>>> >>>> Zoning bylaws cannot be bypassed except by “40b” development. Lincoln is >>>> not subject to 40b as our SHI (subsidized housing index) is above 10%. >>>> Again, our zoning and wetland bylaws and regulations cannot be bypassed. >>>> Compliance with the HCA requires us modify the zoning for the HCA >>>> districts but all other regulations stand. >>>> >>>> On Wed, Nov 22, 2023 at 1:58 PM Scott Clary <[email protected] >>>> <mailto:[email protected]>> wrote: >>>>> Hello Lis, >>>>> >>>>> I am curious what what your definition of "meaningful density" >>>>> (specifically, how many units). I've been paying fairly close attention >>>>> and I've seen very few who are against complying with HCA and do not want >>>>> to see any redevelopment of the mall/station area. To the contrary, I >>>>> have mostly seen and heard residents advocating for redevelopment to >>>>> include retail/commercial, mixed use and residential. >>>>> >>>>> But what would be the rationale for Lincoln residents to turn over the >>>>> keys to the mall to a developer with "by right" zoning and having no say >>>>> to affect the outcome. Most notably, maximum 10% affordability under HCA >>>>> as opposed to 25% affordability we've always negotiated with developers >>>>> as a town. If I have this right, affordability in Lincoln requires a >>>>> family income of $116,000 (80% of of the median of $145,000). Some will >>>>> argue that we can offset these numbers with our Housing Trust funds but >>>>> wouldn't those funds be better used subsidizing those who really need it >>>>> and not those earning $116,000? >>>>> >>>>> With all due respect to the newly appointed Transportation secretary, she >>>>> is not going to wave a magic wand and fix a dysfunctional MBTA which has >>>>> been dysfunctional for many years at the price tag of 24 billion dollars. >>>>> It also takes legislation and what has legislation done to keep the MBTA >>>>> functional to date? It is, I believe, short-sighted to think otherwise >>>>> and that building excessively high density housing (the state model >>>>> allows for max of 1125 and minimum of 635 housing units increasing our >>>>> current housing stock count by a minimum of 25% +, by far the the most in >>>>> the Commonwealth) ALL at the train station/mall with a decreased >>>>> retail/commercial base is not going to solve much >>>>> except dramatically change the landscape of that area and give Developers >>>>> by right zoning. And as we learned yesterday at the planning board >>>>> meeting, they are planning four story buildings for some sub districts, >>>>> not just three story buildings as we had been previously informed. And >>>>> please don't forget that it is proposed that our zoning bylaws can be >>>>> bypassed in the form of 100 ft Wetland setback to 50 ft Wetland set back >>>>> and negating our 25% max lot coverage and our building height Max of 36 >>>>> ft and Frontage setbacks of 15 ft as opposed to current 25 ft, our >>>>> current by law in other districts. >>>>> >>>>> Kind Regards, >>>>> >>>>> Scott Clary >>>>> 617-968-5769 >>>>> >>>>> Sent from a mobile device - please excuse typos and errors >>>>> >>>>> On Tue, Nov 21, 2023, 7:14 PM Lis Herbert <[email protected] >>>>> <mailto:[email protected]>> wrote: >>>>>> I grew up riding Metro-North, and I understand that by comparison the >>>>>> Fitchburg line is not great. The frequency is a problem, and that in >>>>>> large part dictates the degree to which people depend on it, and their >>>>>> attitude towards it. >>>>>> >>>>>> But it’s not getting any better if we don’t comply. I think we can be >>>>>> sure of that, both because the demand won’t be sufficient, and we’ll >>>>>> have thumbed our noses at the idea of being a mass transit-oriented >>>>>> community. >>>>>> >>>>>> It’s not clear to me how somebody can wish for improvements to the >>>>>> commuter rail in Lincoln and not see that concentrating density around >>>>>> the train is the answer. (I’m not saying you’re a somebody, by the way, >>>>>> just pointing out that I’ve heard plenty of people trying to play both >>>>>> sides of the coin.) >>>>>> >>>>>> Sent from my iPhone >>>>>> >>>>>>> On Nov 21, 2023, at 6:25 PM, V Saleme <[email protected] >>>>>>> <mailto:[email protected]>> wrote: >>>>>>> >>>>>>> >>>>>>> Those of us who commuted into the city for work from here, have been >>>>>>> waiting for decades for improvements, frequency of service and >>>>>>> reliability to occur. >>>>>>> >>>>>>> The waiting continues. >>>>>>> >>>>>>> Vic >>>>>>> >>>>>>> On Tue, Nov 21, 2023 at 6:09 PM Lis Herbert <[email protected] >>>>>>> <mailto:[email protected]>> wrote: >>>>>>>> Nowhere does it say that the train has to stop in Lincoln. We might >>>>>>>> not have a sense for how the state plans to approach the MBTA >>>>>>>> shortfalls, but I think it's a certainty that unless Lincoln >>>>>>>> demonstrates a commitment to meaningful density around the station, we >>>>>>>> can bet against improvements in service and frequency for Lincoln >>>>>>>> commuters. I hope we can all at least agree that improvements aren't >>>>>>>> happening if we vote to avoid rezoning much of that area in favor of >>>>>>>> car-centric development (that will, let's be honest, not happen) >>>>>>>> located (according to Google maps) an 8 mile, 15 minute drive away. >>>>>>>> >>>>>>>> On Tue, Nov 21, 2023 at 5:33 PM Peter Buchthal <[email protected] >>>>>>>> <mailto:[email protected]>> wrote: >>>>>>>>> >>>>>>>>> While I am happy to see some recognition that our MBTA needs >>>>>>>>> investment, I would like to point out the magnitude and likelihood >>>>>>>>> of the dollars we are talking about. Regrettably, we are many, many >>>>>>>>> years away from a properly functioning and reliable MBTA and commuter >>>>>>>>> rail in Lincoln. >>>>>>>>> >>>>>>>>> >>>>>>>>> According to the Boston Globe: >>>>>>>>> >>>>>>>>> "The MBTA needs a gobsmacking $24.5 billion to repair and replace its >>>>>>>>> decrepit track, stations, trains, signals, and other assets, an >>>>>>>>> agency analysis released Thursday shows, providing the long-awaited >>>>>>>>> tally of how broken the transit system is." >>>>>>>>> >>>>>>>>> "The next most expensive is the commuter rail system, at about $8 >>>>>>>>> billion, with the bulk of investment needed for stations, followed by >>>>>>>>> the Green and Mattapan lines — which need $4.7 billion." >>>>>>>>> >>>>>>>>> >>>>>>>>> >>>>>>>>> List to the article: >>>>>>>>> https://www.bostonglobe.com/2023/11/16/metro/cost-to-fix-mbta/ >>>>>>>>> >>>>>>>>> >>>>>>>>> On Tue, Nov 21, 2023 at 10:55 AM DJCP <[email protected] >>>>>>>>> <mailto:[email protected]>> wrote: >>>>>>>>>> After she was appointed permanent Transportation Secretary last >>>>>>>>>> week, Monica Tibbits-Nutt directly stated on Radio Boston that the >>>>>>>>>> Commonwealth would invest in communities that build around Commuter >>>>>>>>>> Rail stations. >>>>>>>>>> >>>>>>>>>> At about 7:10 in the segment linked here, Tiziana specifically asks >>>>>>>>>> about HCA, and at 8:50 the Secretary says Mass. will put the money >>>>>>>>>> where "the cities and towns do what needs to be done": >>>>>>>>>> https://www.wbur.org/radioboston/2023/11/13/monica-tibbits-nutt-massdot-sagamore-bourne-tobin-mbta-sumner >>>>>>>>>> >>>>>>>>>> At 5:20, the Secretary also talks about how the "inner core" needs >>>>>>>>>> to invest in housing so we can invest more in connecting places like >>>>>>>>>> Worcester. >>>>>>>>>> >>>>>>>>>> I think the whole segment is worth listening to, as she directly >>>>>>>>>> links housing to transportation. >>>>>>>>>> >>>>>>>>>> Diana >>>>>>>>>> Giles Rd >>>>>>>>>> -- >>>>>>>>>> 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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