I'm glad someone is asking about the financial situation for housing complexes with affordable housing units. I feel like people have been talking a lot about what they want in the way of affordable housing without discussing any of the details about how that program works financially. I think you are asking about a rental situation (apartment complex) and whether the town would be subsidizing the affordable housing rent. Although my guess would be no (subsidies or grants would come from the State and/or the rent for any market rate units could be set to offset the cost of the affordable units), I'd be very interested to hear how it actually works from someone that knows the facts.
On Fri, Dec 1, 2023 at 10:49 PM Diana Smith <diana.smith.r...@gmail.com> wrote: > We are told that to qualify for the affordable units, tenants income can > be at 80% of the town's median income which was $145,833 in 2021. So is it > correct to assume that we will be subsidizing tenants with incomes up to > $116,666? > Diana > > On Fri, Dec 1, 2023 at 9:43 PM Robert Ahlert <robahl...@gmail.com> wrote: > >> Ok, not technical site plans. How about some 2D “design concepts” which >> include the full site? >> >> The real answer as to why they don’t have them is because they don’t need >> to have them. And they don’t need to have them because the plan is to get >> HCA zoning and then sell the property for top dollar. Then let the new >> owner/developer come up with actual site plans which only the PB sees >> because it’s HCA zoning. And the PB can’t control costs of what is built so >> the owner/developer will look to pass their higher costs to consumers by >> building luxury condos that only the top 1% can afford. >> >> It just doesn’t seem very progressive to me at all but maybe we’ll get a >> super nice developer. >> >> Rob >> >> On Fri, Dec 1, 2023 at 9:06 PM Sara Lupkas <sara.lup...@gmail.com> wrote: >> >>> There are no basic site plans for the mall because there is no >>> redevelopment plan for the mall right now. The HCA options that we will be >>> voting on tomorrow are to decide where to put the multi-family zoning >>> districts, that's it. There is no development plan for the mall at this >>> time, and no developer bidding on any project. Putting forward any site >>> plans under these conditions would be extremely premature. >>> >>> Sara Lupkas >>> Staff member of the Lincoln Land Conservation Trust, but these are my >>> personal views and not an official statement >>> Sandy Pond Rd >>> >>> On Fri, Dec 1, 2023 at 8:03 PM Robert Ahlert <robahl...@gmail.com> >>> wrote: >>> >>>> I can imagine a person that votes for C now in December, but then feels >>>> hoodwinked because he or she later learns about other details in the >>>> bylaws, that he or she which switch their vote to No in March. >>>> >>>> It would’ve been much cleaner if the planning board had published their >>>> draft bylaws by now. It would also be much cleaner if we had some basic >>>> site plans for the Mall. It would also have been much cleaner if we had a >>>> better traffic study which included 5 corners. Etc. >>>> >>>> Let’s take another year to figure this out with some fresh sets of eyes. >>>> >>>> Sorry, I’m on repeat now. >>>> >>>> Rob >>>> >>>> >>>> >>>> On Fri, Dec 1, 2023 at 7:31 PM Karla Gravis <karlagra...@gmail.com> >>>> wrote: >>>> >>>>> With the approach taken, the PB will decide the ONE set of bylaws that >>>>> will be up for vote in March. >>>>> >>>>> Let's see if an example helps. Height restrictions are an important >>>>> part of the bylaws. Right now, the PB is considering allowing up to 48' (4 >>>>> stories) in the Village Center. >>>>> >>>>> In March, the only two options might be: 1) Vote for the bylaws that >>>>> include 48' heights or 2) do not comply with HCA. For many, either of >>>>> those >>>>> will be pretty bad options, and people will be forced to pick between the >>>>> lesser of two evils. >>>>> >>>>> Another example, the PB is considering including a clause that says >>>>> the PB can override any of the restrictions by special permit. Again, the >>>>> vote in March might be 1) give the PB decision rights to override any >>>>> restrictions or 2) do not comply with the HCA. What if most people don't >>>>> agree with either? We are forcing residents into false choices. >>>>> >>>>> Tomorrow, we are voting on options but have no idea about any of these >>>>> considerations. We could (should) have been presented with the option to >>>>> choose 36' or 48' height restrictions, for example. Instead, we are >>>>> letting >>>>> the PB decide what to bring to the March town meeting. >>>>> >>>>> This is very much internally consistent. >>>>> >>>>> >>>>> >>>>>> >>>>>> >>>>>> On Fri, Dec 1, 2023 at 19:19 DJCP <djcp0...@gmail.com> wrote: >>>>>> >>>>>>> What you're saying isn't even internally consistent. How does the >>>>>>> Planning board keep decisions to itself AND put things up to vote at >>>>>>> town >>>>>>> meeting? >>>>>>> >>>>>>> On Fri, Dec 1, 2023, 6:03 PM Karla Gravis <karlagra...@gmail.com> >>>>>>> wrote: >>>>>>> >>>>>>>> I am confused with this answer. >>>>>>>> >>>>>>>> No one is denying zoning bylaws require a town meeting vote. In >>>>>>>> March, the options will be 1) a certain, specific set of bylaws >>>>>>>> (currently >>>>>>>> undetermined) or 2) nothing (aka: non-compliance). >>>>>>>> >>>>>>>> Tomorrow, on the other hand, we could have given residents the >>>>>>>> option to choose among different sets of complete bylaws. At the very >>>>>>>> least, there should be 100% clarity on issues like height, number of >>>>>>>> stories, ability to pay fees in lieu of affordable units, commercial >>>>>>>> space >>>>>>>> requirements and whether the planning board can provide variances on >>>>>>>> those >>>>>>>> or not. >>>>>>>> >>>>>>>> I posit that the reason we are not being presented with all that >>>>>>>> information is because some members of the planning board would prefer >>>>>>>> to >>>>>>>> make those decisions themselves rather than letting residents vote on >>>>>>>> those >>>>>>>> critical variables. >>>>>>>> >>>>>>>> We understand that residents can try to influence what is presented >>>>>>>> in March, but the PB will decide the final set of bylaws. In March, >>>>>>>> residents will only be allowed to decide between that specific set or >>>>>>>> non-compliance. >>>>>>>> >>>>>>>> >>>>>>>> >>>>>>>> On Fri, Dec 1, 2023 at 5:48 PM Margaret Olson < >>>>>>>> s...@margaretolson.com> wrote: >>>>>>>> >>>>>>>>> Once again, zoning changes require a vote at town meeting. >>>>>>>>> >>>>>>>>> The planning board drafts the zoning and holds public hearings as >>>>>>>>> required by law. The town then votes at town meeting. >>>>>>>>> >>>>>>>>> Once again zoning changes require a vote of town meeting. >>>>>>>>> >>>>>>>>> On Fri, Dec 1, 2023 at 4:53 PM ٍSarah Postlethwait < >>>>>>>>> sa...@bayhas.com> wrote: >>>>>>>>> >>>>>>>>>> The HCA is NOT a set of guidelines. The guidelines were created >>>>>>>>>> by the EOHLC. According to Ms Olson, "compliance with the HCA is >>>>>>>>>> "exactly >>>>>>>>>> zoning by laws". >>>>>>>>>> >>>>>>>>>> This is why knowing the bylaws for the proposed subdistricts is >>>>>>>>>> incredibly important. Why even vote on density and height >>>>>>>>>> restrictions >>>>>>>>>> tomorrow, as all of these options have specified, if the planning >>>>>>>>>> board can >>>>>>>>>> just override everything and make it whatever height and density >>>>>>>>>> that they >>>>>>>>>> (or the developer) feels like adding. >>>>>>>>>> >>>>>>>>>> Furthermore, Option E has been modified to fix the minor issue >>>>>>>>>> that Utile thought may need addressed before submitting it to the >>>>>>>>>> state. It >>>>>>>>>> meets all the guidelines set forth by the EOHLC. >>>>>>>>>> >>>>>>>>>> Option C was submitted to the state, however it was never deemed >>>>>>>>>> compliant. Nor were options D1, D2 or D3. >>>>>>>>>> >>>>>>>>>> Furthermore, option C was significantly changed on Wednesday and >>>>>>>>>> will need resubmitted to the state to account for these changes. >>>>>>>>>> >>>>>>>>>> It’s unfortunate that you think we are trying to be disruptive, >>>>>>>>>> considering the state actually modified the HCA model used to >>>>>>>>>> calculate modeled units this week, due to the LRHA’s work >>>>>>>>>> highlighting the >>>>>>>>>> significant flaw that results in an overzoning of units. >>>>>>>>>> >>>>>>>>>> This change removed over 400 additional units from option C that >>>>>>>>>> could have been built, by right, on top of the 800 actual units that >>>>>>>>>> are >>>>>>>>>> allowed in the current option C being voted on tomorrow. >>>>>>>>>> >>>>>>>>>> While we are grateful that Utile finally listened to our concerns >>>>>>>>>> and consulted with the state to address the issue with the model, >>>>>>>>>> It’s >>>>>>>>>> unfortunate that the HCAWG members refused to sit down with us weeks >>>>>>>>>> ago >>>>>>>>>> when the issue was detected. >>>>>>>>>> >>>>>>>>>> So if you call that disruptive, so be it. >>>>>>>>>> >>>>>>>>>> Sarah Postlethwait >>>>>>>>>> >>>>>>>>>> Lewis Street >>>>>>>>>> >>>>>>>>>> ________________________________________ >>>>>>>>>> >>>>>>>>>> Anyone interested in learning more about Option E and the >>>>>>>>>> significant changes made to options C, D1, D2 and D3 this week can >>>>>>>>>> learn >>>>>>>>>> more here: >>>>>>>>>> >>>>>>>>>> https://sites.google.com/view/lincoln-hca-info/compare-the-options >>>>>>>>>> >>>>>>>>>> ________________________________________ >>>>>>>>>> >>>>>>>>>> >>>>>>>>>> >>>>>>>>>> >>>>>>>>>> On Fri, Dec 1, 2023 at 4:10 PM John Mendelson < >>>>>>>>>> johntmendel...@gmail.com> wrote: >>>>>>>>>> >>>>>>>>>>> We are NOT being asked to vote on bylaws. The HCA is a set of >>>>>>>>>>> guidelines and we are being asked to vote for one of 5 zoning >>>>>>>>>>> options that >>>>>>>>>>> conform (or perhaps don't confirm in one case) to said guidelines. >>>>>>>>>>> We've >>>>>>>>>>> been told repeatedly that bylaws are to follow and we will vote for >>>>>>>>>>> one >>>>>>>>>>> fully developed plan (or not) in March >>>>>>>>>>> >>>>>>>>>>> I find this continued obfuscation and distraction really >>>>>>>>>>> frustrating and hard to hear as anything but an attempt to disrupt >>>>>>>>>>> the >>>>>>>>>>> process. >>>>>>>>>>> >>>>>>>>>>> John >>>>>>>>>>> >>>>>>>>>>> On Fri, Dec 1, 2023, 4:02 PM Karla Gravis <karlagra...@gmail.com> >>>>>>>>>>> wrote: >>>>>>>>>>> >>>>>>>>>>>> I am not suggesting that we bring multiple by-laws for approval >>>>>>>>>>>> at the March town meeting. >>>>>>>>>>>> >>>>>>>>>>>> Tomorrow we are asking residents to express a preference for a >>>>>>>>>>>> set of bylaws through ranked choice voting, The preferred option >>>>>>>>>>>> would then >>>>>>>>>>>> be presented for approval in March. Options C and D as being voted >>>>>>>>>>>> on >>>>>>>>>>>> tomorrow are incomplete because we do not have answers to these >>>>>>>>>>>> questions: >>>>>>>>>>>> >>>>>>>>>>>> - Building heights/stories >>>>>>>>>>>> - PB having override prower through special permits >>>>>>>>>>>> - Commercial space requirements >>>>>>>>>>>> - Allowance of fees in lieu of affordable units >>>>>>>>>>>> >>>>>>>>>>>> If HCA zoning is "exactly zoning by laws" why are we voting >>>>>>>>>>>> under incomplete assumptions? >>>>>>>>>>>> >>>>>>>>>>>> >>>>>>>>>>>> >>>>>>>>>>>> On Fri, Dec 1, 2023 at 3:42 PM Margaret Olson < >>>>>>>>>>>> marga...@margaretolson.com> wrote: >>>>>>>>>>>> >>>>>>>>>>>>> Town Counsel has advised us that we should not bring multiple >>>>>>>>>>>>> potential zoning by-laws to town meeting. The state regulates how >>>>>>>>>>>>> zoning >>>>>>>>>>>>> changes are handled. >>>>>>>>>>>>> >>>>>>>>>>>>> A zoning article at town meeting is a straight yes/no vote on >>>>>>>>>>>>> a very specific set of changes. We can not have any sort of >>>>>>>>>>>>> multiple choice >>>>>>>>>>>>> vote as we can for a "sense of the town" vote. So if we were to >>>>>>>>>>>>> bring the >>>>>>>>>>>>> zoning by-law changes for all five options to town meeting we >>>>>>>>>>>>> would have >>>>>>>>>>>>> five warrant articles. In what order should they appear? If the >>>>>>>>>>>>> first one >>>>>>>>>>>>> passes do we go on and vote on the others? As a voter who >>>>>>>>>>>>> supports the HCA >>>>>>>>>>>>> but doesn't like the variant that comes first in the warrant what >>>>>>>>>>>>> should >>>>>>>>>>>>> you do? Vote no, holding out for your preferred option, or do you >>>>>>>>>>>>> vote yes >>>>>>>>>>>>> to ensure we do comply? If all five are on the warrant what >>>>>>>>>>>>> happens >>>>>>>>>>>>> if multiple options pass? >>>>>>>>>>>>> >>>>>>>>>>>>> Margaret >>>>>>>>>>>>> >>>>>>>>>>>>> >>>>>>>>>>>>> >>>>>>>>>>>>> On Fri, Dec 1, 2023 at 2:59 PM Karla Gravis < >>>>>>>>>>>>> karlagra...@gmail.com> wrote: >>>>>>>>>>>>> >>>>>>>>>>>>>> Given that, according the Chair of the Planning Board: >>>>>>>>>>>>>> >>>>>>>>>>>>>> 1. "*Compliance with the HCA is "exactly zoning by laws*" >>>>>>>>>>>>>> 2. "Z*oning by-laws are the implementation of HCA >>>>>>>>>>>>>> compliance*" >>>>>>>>>>>>>> 3. These by-laws are not ready >>>>>>>>>>>>>> >>>>>>>>>>>>>> Then, why are we voting tomorrow? >>>>>>>>>>>>>> >>>>>>>>>>>>>> To emphasize how rushed this process has been, significant >>>>>>>>>>>>>> changes to the densities across options C and Ds were >>>>>>>>>>>>>> communicated on >>>>>>>>>>>>>> Wednesday evening (without any public meetings). >>>>>>>>>>>>>> >>>>>>>>>>>>>> The areas where the Planning Board hasn't agreed on the >>>>>>>>>>>>>> bylaws are: building heights/stories, giving the PB special >>>>>>>>>>>>>> permit powers >>>>>>>>>>>>>> to change densities and heights/stories, parking and allowing >>>>>>>>>>>>>> fees in lieu >>>>>>>>>>>>>> of affordable units. These are all critical questions as we >>>>>>>>>>>>>> evaluate the >>>>>>>>>>>>>> different options. How are we expected to discuss the merits of >>>>>>>>>>>>>> these >>>>>>>>>>>>>> options without a full understanding of those issues? >>>>>>>>>>>>>> >>>>>>>>>>>>>> LRHA has a stance on these open questions. Option E has a set >>>>>>>>>>>>>> of setbacks, height/story limits and floor area ratios for every >>>>>>>>>>>>>> district. >>>>>>>>>>>>>> We are distinctly opposed to providing variances to all of those >>>>>>>>>>>>>> items, as >>>>>>>>>>>>>> well as units per acre, through a Planning Board special permit. >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> On Fri, Dec 1, 2023 at 2:38 PM Margaret Olson < >>>>>>>>>>>>>> marga...@margaretolson.com> wrote: >>>>>>>>>>>>>> >>>>>>>>>>>>>>> Compliance with the HCA is *exactly* zoning by laws. The >>>>>>>>>>>>>>> zoning by-laws are the implementation of HCA compliance. There >>>>>>>>>>>>>>> is no way to >>>>>>>>>>>>>>> comply with the HCA without voting to amend the zoning by-laws. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> If the town votes down the proposed zoning by-laws in March, >>>>>>>>>>>>>>> and the sense of the town is that we want to comply but the >>>>>>>>>>>>>>> planning board >>>>>>>>>>>>>>> presented an unacceptable set of regulations, then the planning >>>>>>>>>>>>>>> board will >>>>>>>>>>>>>>> go back to work and try again at a special town meeting at a >>>>>>>>>>>>>>> later date. >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>> >>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>> -- >>>>>>>>>>>> The LincolnTalk mailing list. >>>>>>>>>>>> To post, send mail to Lincoln@lincolntalk.org. >>>>>>>>>>>> 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 Lincoln@lincolntalk.org. >>>>>>>>>>> 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 Lincoln@lincolntalk.org. >>>>>>>>>> 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 Lincoln@lincolntalk.org. >>>>>>>> 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 Lincoln@lincolntalk.org. >>>>>>> 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 Lincoln@lincolntalk.org. >>>>> 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 Lincoln@lincolntalk.org. >>>> Browse the archives at >>>> https://pairlist9.pair.net/mailman/private/lincoln/. >>>> Change your subscription settings at >>>> https://pairlist9.pair.net/mailman/listinfo/lincoln. >>>> >>>> >>> >>> -- >>> *Sara Lupkas* >>> >>> -- >> The LincolnTalk mailing list. >> To post, send mail to Lincoln@lincolntalk.org. >> Browse the archives at >> https://pairlist9.pair.net/mailman/private/lincoln/. >> Change your subscription settings at >> https://pairlist9.pair.net/mailman/listinfo/lincoln. >> >> > > -- > Diana Smith > PO Box 6294 > Lincoln MA 01773 > Cell: 617 803 8022 > -- > The LincolnTalk mailing list. > To post, send mail to Lincoln@lincolntalk.org. > 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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