HCA Zoning Bylaw Feedback - green posts from Thursday, white posts from Friday by Jennifer Glass

An example could be:

jlrg — 2024-02-09 02:46:09 UTC

I like that we are requiring a certain amount of square footage of commercial space.

An example could be:

jlrg — 2024-02-09 02:46:47 UTC

I wish that we could put a cap on the amount of residential parking.

An example could be:

jlrg — 2024-02-09 02:47:14 UTC

I wonder if we could make room for parking on the street.

2024-02-09 14:00:56 UTC

That we had protections for mature trees and the areas surrounding them written into the bylaws, as other towns have done with their HCA bylaws.

I wish we could remove the special permit that gives the Planning Board the power to require any and all commercial requirements for the Village Center. A momentous decision like this, potentially doing away with all of our commercial fabric, should require a Town Meeting vote.

2024-02-09 14:01:06 UTC

2024-02-09 14:01:09 UTC

The PB would ask the RLF to mark the 25 foot setback on the pavement.

36' height restrictions

2024-02-09 14:01:27 UTC

I'm glad PB did not increase height allowed to four stories.

All commercial requirements were 80% and there was NO "street activated."

2024-02-09 14:01:34 UTC

There was a choice to NOT comply with this

2024-02-09 14:01:51 UTC

I wonder if there is a way to more actively plan a vibrant village center

2024-02-09 14:01:53 UTC

Electrical & TelData Services

2024-02-09 14:02:09 UTC

I wonder if it is possible for Zoning to stipulate that all new service entries to the multi-family developments go underground from the street instead of multiple overhead wires (see Natick example to avoid). By the way, Concord is placing all services underground

2024-02-09 14:02:14 UTC

I really like the drawings that the RLF presented...especially the modern one. I also like that it has smaller units, something that Lincoln is in dire need of.

Green space as part of the zoning

2024-02-09 14:02:21 UTC

2024-02-09 14:02:23 UTC

I wish the PB would allow up to 4 floors in the mixed-use district

2024-02-09 14:02:23 UTC

I wish that Town Counsel would review the revised proposed draft of the zoning amendment BEFORE the PB votes on it.

Septic management seems a significant speed bump. Do we have input on this issue at this point in the planning?

2024-02-09 14:02:31 UTC

I wish we would require underground parking at the Village Center. If we fail to do so, we are running a very real risk of residential parking cannibalizing all of our commercial parking and space.

2024-02-09 14:02:48 UTC

2024-02-09 14:03:15 UTC

I wish that the Village district would allow taller buidings. I think it is too short. This could allow higher ceilings for apartments that would make them so much more desirable.

I wonder what is the point of the street activating uses. I don't understand how a private lobby benefits the general interest in any way.

2024-02-09 14:03:26 UTC

2024-02-09 14:03:30 UTC

I wish there was an actual commercial requirement per building (either a percentage of the first floor or a set commercial percentage) to ensure the same amount of commercial that exists now is built in each phase of the RLF development. It is allowed to be up to 33% commercial per building according to the HCA guidelines.

I wish we had a playground at the village center

2024-02-09 14:03:34 UTC

2024-02-09 14:03:41 UTC

That the postponed amendment specified the standards on which the PB could determine that less commercial would be allowed in the Village center?

2024-02-09 14:03:59 UTC

Does the requirement that stormwater must remain on a property pertain to the Mall as well?

Building and Parking Coverage

2024-02-09 14:04:07 UTC

Has PB and Utile evaluated conditions for smaller lots and determined that the 50% max is still feasible for meeting units/acre requirement?

The extraordinary care and detail of this slide presentation, and the opportunity to see local examples for comparison. Height restrictions are fine.

2024-02-09 14:04:11 UTC

Street activated uses

2024-02-09 14:04:13 UTC

I think we need to be realistic about how much retail can be supported at the Mall, even with more residential development there. I think "street activated uses" gives some needed flexibility to handle this issue, and I'm in favor of it.

I wonder if there are so many good issues that developer will have to address in planning process that nothing will be built!

2024-02-09 14:04:30 UTC

2024-02-09 14:04:47 UTC

That the town would do a full build out model- that accurately shows setbacks and lot coverages both without combining lots and with combining lots.

Please explain the reasoning why DPW and commuter lots are in HCA?

2024-02-09 14:04:52 UTC

I see no benefit to the town of including the new zoning rules on town owned land. I believe that if there were to be a change of use for the lots (w town vote), the new zoning rules would apply and not require a new owner to build anything specific in these lots. Why give up town overview for these critical lots?

I wonder why we have reduced the commercial frontage requirement along the main accessway road to only the first 100 feet. That would translate into a requirement for only (100-25)*60%=45' of commercial space, compared to ~250' today. This is the accessway Donelan's faces.

2024-02-09 14:05:00 UTC

I would like to hear others present in forums. We always only hear one side present, which does not allow voters to hear equally the pro and cons of both sides. We need to allow other groups to present with slides at a forum.

2024-02-09 14:05:12 UTC

2024-02-09 14:05:57 UTC

Where is the area for tables that serves Twisrwd Tree and Donelans

2024-02-09 14:06:03 UTC

I wish that some people in Lincoln would realize that a mom and one child is a family and so is a childless couple. Not all families have 3 or more people. People all over the world live in smaller spaces and everyone doesn't want to pay to live in a large space like most of do in Lincoln.

2024-02-09 14:06:11 UTC

How many electric car chargers are being required? The EPA has placed strict mandates on car manufacturers to go all electric in the next decade, so car chargers will be extremely necessary for most vehicle owners

I wish we could prioritize development at the mall area first, before Lewis St and Codman Rd

2024-02-09 14:06:20 UTC

I wish we had some economic analysis that would help us know whether all the zoning requirements would actually result in enough incentives for a developer to build multi-unit housing in Lincoln.

2024-02-09 14:06:22 UTC

2024-02-09 14:06:23 UTC

What is the definition of “making everything work”? Does that mean work financially for the RLF and families standing to benefit from its Mall development, or work for the preservation of Lincoln’s character within the constraints of the HCA?

2024-02-09 14:06:31 UTC

Are landowners in the directly impacted areas supportive of the rezoning proposal?

commercial parking

2024-02-09 14:06:39 UTC

I think commercial parking should count towards the 33% commercial requirement, to encourage adequate parking, at least if that parking is in the first floor of the building.

2024-02-09 14:06:54 UTC

The proposed amendment included standards for the contents of a traffic study and the contents of an economic impacts study, and the standards for determining that the anticipated traficc ( over what period of time) and what economic impact would be acceptable.

If this development would necessitate a traffic light at Lincoln Road and Rte. 117

2024-02-09 14:06:58 UTC

That we demand a shared car car system (ex: zip car) and actually decrease the amount of parking to less than one per unit. This is currently done in cities and towns in other countries.

2024-02-09 14:07:04 UTC

That the buildings could be taller (at least 4 stories). Allowing a height increase would allow the potential for family friendly housing units to be built.

2024-02-09 14:07:25 UTC

At what point do all the requirements combine to make a projects unaffordable for developers and when would the Attorney General take issue with the Zoning Bylaws as not in good faith with the HCA?

2024-02-09 14:07:29 UTC

2024-02-09 14:07:39 UTC

Taxes are not just based on current usage- they are also based on area comp sales. If my neighbor sells their property to a developer twice the price of its assessed value, that will very likely impact the assessed value of my property.

I wonder how Lincoln will manage the increased traffic around Lincoln Center and the four corners near Codman farm. Will traffic lights be needed?

2024-02-09 14:07:59 UTC

nothing

2024-02-09 14:08:18 UTC

2024-02-09 14:08:55 UTC

I wish that my neighbors could not build a 42’ tall building 15’ from my lot line.

2024-02-09 14:09:12 UTC

I wish the Town would slow down and not push this through for a March vote.

Commercial Frontage

2024-02-09 14:09:26 UTC

Can we consider: Some jurisdictions stipulate not only percentage of the frontage to be regulated but also define amount of transparent vs opaque limits and also effective interior setback, i.e., the retail/commercial use has to be min 30 ft deep

I wonder why we don't require play/green space per 4 units, as does Lexington and other towns

2024-02-09 14:09:33 UTC

Mall zoning is too restrictive?

2024-02-09 14:09:41 UTC

I wonder if any developer will touch the mall project. Seems possible they will instead just go try to do projects on Lewis St and Codman Rd where they won't have to deal with mall restrictions.

2024-02-09 14:10:38 UTC

What the Planing Boards fallback plan is if this does not pass at March Town Meeting. This does need to pass, but not in its current format.

...we would eliminate "street activated" and require ALL real commercial.

2024-02-09 14:10:54 UTC

We could ask for larger units that would be attractive to families.

2024-02-09 14:11:37 UTC

2024-02-09 14:11:51 UTC

What it would take to add additional areas to the HCA districts so as to reduce the number of potential housing units in the already crowded village center.

Many comments are not being captured..,time frams for entry too short!

2024-02-09 14:12:33 UTC

2024-02-09 14:12:57 UTC

I wish the village center would be reduced to 15 units an acre and the rest of the units placed in other subdistricts (it would be spread out over a larger amount of properties so it would not increase the UPA dramatically.) a higher density in the Lincoln road subdistrict would be beneficial for mixed use developments that would attract more commercial to the area.

2024-02-09 14:13:49 UTC

That the community center would fail to be passed at Town meeting and that the town would decide to move the council on aging to the village center

limit amount of pavement allowed.

2024-02-09 14:14:32 UTC

cannot get back onto screen for questions

2024-02-09 14:14:44 UTC

2024-02-09 14:15:02 UTC

There were significant site plan requirements for green space requirements, including playgrounds and outdoor recreation area, tree protections, tree replacement if any are removed, and parking islands that require shade trees to be planted.

2024-02-09 14:15:18 UTC

That the regulations around lighting were stricter

2024-02-09 14:17:40 UTC

More consideration was being given to the commercial businesses that currently exist and the current residents in this rezoned area. The setbacks are not friendly for any current tenants and residents.

2024-02-09 14:20:55 UTC

The village center has no minimum lot area requirement. The RLF property could be zoned alone without adding any commuter lots or Doherty’s.

Only Doherty’s garage 1 acre lot counts towards unit counts- the commuter lots and DPW do not count toward unit counts.

The HCA only requires 50% of the rezoned area (not including Mandatory mixed use) to be contiguous. The rest of the subdistricts just need to be 5 acres or larger.

Thus, the DPW is not needed for continuity as the lower codman parcels are more than 5 acres.

2024-02-09 14:25:24 UTC

Would you please list the Special Permits available to developers under these revised bylaws? Building heights, removal of commercial requirements, and ??? It would be good to know what exceptions to the “guardrails” exist.

2024-02-09 14:34:43 UTC

If the Planning Board is really ok with the Mall’s commercial function — a benefit to the public — potentially being converted, by right and special permit, into a wholly private housing complex.

That we could demand parking for commercial. Otherwise, there will be limited parking, the commercial will not be economically viable as a result and a special permit will be asked to reduce commercial. It seems that we are setting ourselves up to have no commercial.

2024-02-09 14:36:50 UTC

Broader city planning. Now it is just a bunch of buildings. There needs to be more thoughts into the plan for the whole zoning area and not single plots.

2024-02-09 14:38:57 UTC

2024-02-09 14:39:35 UTC

I agree with Laurie Gray — Lincoln needs a larger vision for the South Lincoln area that lets us develop and promote and maintain a truly vibrant, lively village center. What is the vision? The HCA process seems to be entirely a reactive process, rather than an imaginative, forward-thinking, professionally-informed one that draws out what might be best for Lincoln in not just the interests of short term gain for a few, but in the long term public interest as well.

2024-02-09 14:46:15 UTC

I wish that building and parking would be allowed to cover 60-70% of the lot to make this area more attractive to developers.

2024-02-09 14:54:43 UTC

The HCA South Lincoln district is central to the town, so why aren’t we looking at it as part of a broader vision for the town?

Environmental Justice?

2024-02-09 15:01:52 UTC

I’m not sure that increasing density and removing green open space (Margaret, there is green open space at the Mall, behind the dry cleaner, and it is heavily used and well-valued) and trees in South Lincoln is really fair to residents in this part of town. Concentrating more added noise, dust, congestion, and traffic here unfairly burdens those people who are least able to afford any other place in Lincoln, or (increasingly) anywhere in the metro Boston area.

2024-02-09 15:07:18 UTC

I wish people would stop bringing up having the community center at the Mall. It needs to be at Hartwell for multiple reasons. Also, a playground in the village center is a terrible idea. Who puts a playground next to a railroad?

Lincoln is not a museum.

2024-02-09 15:08:29 UTC

2024-02-09 15:08:32 UTC

Increasing housing near commercial will help businesses.

2024-02-09 15:12:49 UTC

More housing on Lewis St will be an upgrade to our neighborhood!!!

I wonder what we can do in terms of zoning to make this as economically attractive to developers as possible to encourage affordable larger unit family friendly housing

2024-02-09 15:13:39 UTC

2024-02-09 15:25:56 UTC

I'm glad the DPW lot is included. As an abutter to an abutter who appreciates all the DPW does for the town, I believe they could be relocated, allowing for more housing in South Lincoln.

2024-02-09 15:46:22 UTC

I wonder if any of the people who are opposed to option C have ever looked at the units in West Concord on Beharrell St. They all look great to me, and I still find West Concord navigable. There are also some lower height multi family units right on Boston Post Road near Landham that look reasonable. The goal of the HCA is to build units for people. A town must change to suit the needs of people now. Lincoln is long overdue.

Everything!

2024-02-09 16:18:11 UTC

That we seriously consider having the COA at the Mall. I see no true compelling reason it all needs to be at Hartwell. The "evidence" cited has never been provided.

2024-02-09 17:11:57 UTC

I wish

digitalliteracycms1 — 2024-02-09 17:27:22 UTC

There could be a Professional done massing study of Option C. The Board chooses a scenario with a variety of building sizes and parcel groupings. Post the massing study on the website. Let everyone have access to it. This could easily be Lincoln in 25-50 years. Anyone enjoying today in Lincoln owes it to the people living here and planning 70 years ago.

Other Comments

digitalliteracycms1 — 2024-02-09 17:31:57 UTC

There are families and residents on Codman Road and elsewhere in the district to be rezoned that weren't notified in initial planning, still never contacted, and do not want the rezoning to happen. I feel badly for those people. Why don't the people and wildlife that live in the rezoned area matter? Why can't we have empathy for them. This is not one to five potential construction projects in their lifetime - Select Board and Planning Board are proposing to rezone 38 properties. As the Planning Board said - what could happen is wild speculation - is that where you would want to live?

I wish..

digitalliteracycms1 — 2024-02-09 17:34:33 UTC

The COA funding could be peeled off from the Community Center total. The Town pays RLF to have COA at the Mall. COA brings many people to the mall daily. Housing at Mall (outside of HCA) continues to support retail.

I wonder..

digitalliteracycms1 — 2024-02-09 17:36:09 UTC

Why the Commuter Lot is included in the HCA plan. The acres and units don't count. I've heard an answer related to overlay - but another answer that we need to zone it for redevelopment - what is the long term plan?

I wish

digitalliteracycms1 — 2024-02-09 17:37:49 UTC

Lincoln would have a Bylaw that protects mature trees and replants trees that are clearcut.

The relocation of the DPW has been studied and restudied. It has not been moved because: 1) there is not alternative location large enough to accomodate a new unit that would meet current code (it is now grandfathered). 2) The cost of a new DPW would come in at around $30mill. These basic facts need to proceed any discussion of potential alternative uses for the site

2024-02-09 17:40:12 UTC

No 42' buildings!

2024-02-09 17:54:01 UTC

I wonder...

2024-02-09 18:00:55 UTC

I wonder why there is so much resistance towards adding housing at the mall. The RLF has stated multiple times they do not want to eliminate or hurt any of the retail at the mall. When I see the mall right now, I see so much opportunity to build housing above and keep the first floor commercial. Almost every vibrant downtown area I can think of has lovely Main Streets with buildings that include apartments above retail.

Why there is a push for a playground or greenspace at the mall when there is Farm meadow, the Peace Park, and trails all very by close already.

2024-02-09 18:02:11 UTC

2024-02-09 18:30:19 UTC

I wish that our Planning Board, Selects and HCA working group were consulting with experts in economic development, commercial viability, architectural planning and environmental impacts. While they are well intended volunteers, they are not experts and I fear irreversible mistakes are being proposed. “The developers will decide” is a highly risky proposition.

2024-02-09 18:34:41 UTC

This has become such a divisive issue. When will someone recognize that we need to propose a way forward that may not satisfy everyone, but will preserve some sense of harmony in this small town.

2024-02-09 18:40:36 UTC

I wish that the Planning Board and HCA Working Group were genuinely listening to and responding to the feedback and proposals provided by residents since the beginning, instead of the lip service that I feel that we receive.

2024-02-09 18:45:38 UTC

I wish our fellow Lincoln residents who live in private homes on 2+ acre lots would be more empathetic to their South Lincoln neighbors who live in multi-family properties in the already most densely populated part of town, and are being asked to bear the impact of even more congestion.

2024-02-09 18:49:25 UTC

I wonder if the future residents of Lincoln will look back at these overly aggressive plans and regret the irreversible impact they had on this town.

2024-02-09 18:52:00 UTC

Given the enormous shift to online shopping, I wonder what types of commercial businesses will actually be attracted to and succeed at the mall. A village of empty storefronts will not be “vibrant.”

...the we had revisited a Master Plan and more big-picture planning for ALL of Lincoln and could renenvision different sorts of housing scattered throughout town, and not mass everything in one location. This lacks vision and is a simplistic way to say we have done our bit, check the box.

2024-02-09 19:00:07 UTC

I wonder when people will realize that this is not going to result in any appreciable number of affordable housing units. Given the bylaws, developer incentives, and commercial restrictions, South Lincoln will wind up with a large, dense center of luxury condos.

2024-02-09 19:04:31 UTC

...if we could remove the mall from the HCA and start a new rezoning effort that would allow the town to engage with the RLF and TCB, and allow a broader conversation of how best to meet the financial needs of the RLF, the retail needs of the town and more (affordable) housing in collaboration with TCB, owners of Lincoln Woods. Let's invite the whole town into the process of dreaming and learning the constraints and create buy-in to something more creative than what we have now.

2024-02-09 19:05:41 UTC

2024-02-09 19:22:23 UTC

I wish more residents understood that, like it or not, we have a capitalist economy where businesses cannot be forced by public policy to operate if they do not want to. And that all the business currently at the mall could close shop right now and the town would have no recourse. Requiring 33% commercial in the new HCA zoning at least gives some assurance that retail is likely to remain, and only under extreme conditions would the PB allow that to change (which is may more authority than they have now)

We have added many housing units in the last 20 years. we created a new retail center. All this was done with careful planning and a vision of how to evolve and change with the times, while preserving the essence of a small town with lots of open space. Today, we are making decisions with no such vision and care. The decision we make today will be with us for generations. Is this a legacy to be proud of?

2024-02-09 20:11:49 UTC

I wonder why, in a town like Lincoln that says it values economic diversity, that it is OK with so many people to concentrate 100% of the HCA zoning in the most economically diverse part of town (Option C), It’s like we’re willing to sacrifice the quality of life of our existing diverse population in order to make room for 100s of luxury condos. I truly wonder why people think this is in line with Lincoln’s values.

2024-02-09 20:26:40 UTC

I wish

2024-02-09 20:56:16 UTC

that we could step back from a plan focused on using the Mall area to comply with the HCA, and consider a plan, a vision, for the town of Lincoln as a whole. The proposed Community Center and the proposed housing/mall developments should be considered together. The HCAWG, the Planning Board, and the CCBC should work together. They should "think outside the box." For example, split the COA/HS and LEAP functions of the CC. Locate them where they make most sense: COA/HS at the Mall, and LEAP at the schools. Having COA activities at the Mall is the best way to create a "vibrant" village center.

I wonder

2024-02-09 21:03:33 UTC

if anyone has studied the likelihood of new retail/commercial business coming into a redeveloped Mall? Think of the businesses that have come and gone over the past 20 years or so: Pharmacy (also sold train tickets), small hardware store, florist, two travel agents, banks, hair salons, barber shop, bike and ski shop, picture framer, three restaurants ... and I am sure that I have forgotten some.

Other Comments

2024-02-09 21:09:45 UTC

Residents should understand that a "No" vote on Option C at Town Meeting is _not_ a "No" vote on compliance with the HCA. Some residents may believe that it is in Lincoln's best interests to comply, and reluctantly vote "Yes" even if they do not like Option C. Such voters do not have to do this: they should vote "No," and the HCAWG will go away and come back with a better plan. They have until December to do this.

I like the flexibility that is provided.

jlrg — 2024-02-09 21:24:09 UTC

I wish we would eliminate parking minimums.

jlrg — 2024-02-09 21:26:22 UTC

I wish

2024-02-09 21:33:00 UTC

That we could see a detailed report on the many issues that have been raised as consequences of the proposed development: loss of green space owing to increased paving-over for driveways and parking; loss of trees, traffic and congestion, noise and light pollution, increased demand on town infrastructure and public safety, possible impact on wildlife movement, etc. And, perhaps less tangibly, the irreversible changes in the rural character and appearance of our town.

Other Comments

2024-02-09 21:39:15 UTC

I have not heard convincing arguments for compliance with the HCA. What will the town gain if we do comply, what will we lose if we don't? I am not speaking out against developing the Mall, or building new housing (particularly affordable), but I don't like the idea of this being allowed "by right." I believe that a potential developer should go through the Town Meeting process, as onerous and as cumbersome as it may seem, which has served us well for many years.

2024-02-09 22:00:16 UTC

The setback along Lincoln Rd could line up with the setback along Lincoln Woods and the Taxk Room. That would not threaten the trees or the stone wall and would provide massing continuity.

2024-02-09 22:06:16 UTC

We absolutely need to build more multi family mixed income housing, but insttead of cramming in into the station area, it should be spread throught Lincoln. Has a survey been done of people who use the train?

2024-02-09 22:38:03 UTC

The limited time we were given to complete this survey suggests that it is nothing more than a token gesture. How these issues are resolved will affect our town and our lives and demand to be decided only after thorough and comprehensive study and debate, and the March vote is another example of railroading.

I wish town leadership would see that it's more important to bring this town back together than it is to push their personal agendas. Someone needs to step into the adult-in-the-room role, and propose a path of collaboration and consensus. Please.

2024-02-09 22:40:37 UTC

I wonder why we don't have even the simplest financial analysis of what it will cost this town in updated/ expanded infrastructure, (septic, water, fire/safety, refuse, roads, etc) to accommodate the proposed Option C development. Shouldn't this be basic info to have before voting?

2024-02-09 22:45:18 UTC

2024-02-09 23:08:07 UTC

We don't need a study to give us a worst case scenario. The worst case scenario is not giving lincoln station the tools and flexibility to flourish.

that Lincoln would engage in the work of crafting a master plan instead of tossing a bunch of random stuff together under HCA restrictions and leaving it to real estate speculators to determine the town's future. We can do better than this.

2024-02-09 23:31:59 UTC

2024-02-09 23:39:54 UTC

The RLF and village center would be removed from this HCA rezoning and rezoned separately and deliberately. It’s too important to risk redeveloping under the HCA rules. Our town vision is to support the commercial businesses, not close them down. And to create affordable housing- the type of housing that is most needed now. That isn’t going to happen under the HCA.

2024-02-09 23:41:28 UTC

The “fees in lieu of affordable housing” clause were removed from the bylaws.

2024-02-09 23:45:10 UTC

I wonder the Answer to the question asked at Thursdays forum- have we considered the impact on our AHI if developers opt to only build 10% housing- or worse, use the “fees in lieu of affordable units clause”?

40b development is still a risk.

2024-02-09 23:48:38 UTC

Why has the town not mailed official letters to the current owners and tenants and abutters in the rezoned area to let them know about the rezoning. The cards mailed out look like junk mail and don’t clearly state which properties are being rezoned.

2024-02-09 23:56:16 UTC

How much do traffic lights cost?

2024-02-09 23:58:37 UTC

Why are the setbacks so tiny? These developments will be on top of each other, and any current owner who doesn’t sell.

2024-02-10 00:00:31 UTC

Why can’t we rezone the RLF for less units. It will still add housing and support the mall- but it will be a much more reasonable sized development.

jlrg — 2024-02-10 00:00:41 UTC

I wonder if can use the commuter lot for parking to retain open space on the mall property.

jlrg — 2024-02-10 00:01:11 UTC

I like that you allowed time for all the questions to be asked.

jlrg — 2024-02-10 00:02:57 UTC

I wish we could regulate protection of mature trees - townwide if it's necessary to protect in the HCA district

2024-02-10 00:08:24 UTC

I like Lincoln being part of the solution and helping to alleviate the housing crisis in MA. We in Lincoln benefit from living in MA.

I like C and the careful deliberations of the town boards to provide opportunities for housing and protect the commercial area as best we can, not knowing the future exactly. The local bylaws and regulations are in place to guide development of future projects.

Remembering that we are voting on a bylaw for the future, not on a specific project, I like RLF'S track record of working for the town.

Efforts of town boards to keep us informed.

We are in a climate crisis!

2024-02-10 00:13:15 UTC

Having a denser town center where people live in smaller spaces, in energy efficient buildings, where they can walk to farms, the train, the school, the stores, trails, is better for the environment. These people can easily live without a car if they want. We are in a crisis emergency- we need to adjust and adapt to have a liveable climate!

Vote NO on the HCA

2024-02-10 00:13:21 UTC

The HCAWG promised they would regroup and make another plan if Option C fails.

A no vote doesn’t mean we won’t eventually comply with the HCA. It just means they will listen to the feedback and make a better plan.

Option C is ripping our town apart.

We can do better.

jlrg — 2024-02-10 00:15:08 UTC

I like the clarity and thoughtfulness of the process.

jlrg — 2024-02-10 00:15:50 UTC

I wish that we'll create an interesting, architecturally vibrant center.

jlrg — 2024-02-10 00:16:38 UTC

I wish we could have a bylaw to protect mature trees on these and all residential streets.

jlrg — 2024-02-10 00:17:30 UTC

I wonder if they combine seven properties, for example, what would be the process, and Planning Board timeline?

jlrg — 2024-02-10 00:18:14 UTC

I wonder if you want to convert a single family, what would that process be?

jlrg — 2024-02-10 00:19:24 UTC

I wish you were more candid about 2 1/2 vs. 3 stories (sloping vs. flatroofs).

jlrg — 2024-02-10 00:20:08 UTC

I wish option "E" was given a fair opportunity to describe their work at the December town mtg.

jlrg — 2024-02-10 00:21:46 UTC

I wonder what will the SHI be after full buildout?

jlrg — 2024-02-10 00:22:39 UTC

I wonder what is full buildout if adjacent lots are merged to eliminate side yard setbacks.

jlrg — 2024-02-10 00:23:37 UTC

I like that a community vote is required to pass the proposed zoning guidelines.

jlrg — 2024-02-10 00:24:31 UTC

I wish this process had been more collaborative I don't feel option E was given proper consideration and was not presented fairly in the December meeting.

jlrg — 2024-02-10 00:25:11 UTC

I wonder if the proposed zoning guidelines will ultimately be considered a mistake by Lincoln residents in the future when the development is complete.

jlrg — 2024-02-10 00:25:39 UTC

I like the idea of removing the Mall from the HCA overlay districts and from the HCA process.

jlrg — 2024-02-10 00:26:08 UTC

I wish the Planning Board would include green open space requirements for the Mall development and protection for mature trees.

jlrg — 2024-02-10 00:27:15 UTC

I wonder if the Village Center buildings along Lincoln Rd. cd. be stepped back in heights to make the tall ht. appear less intrusive on the street scape and character of Lincoln's institutional spine.

jlrg — 2024-02-10 00:28:30 UTC

I like that you are inviting feedback.

jlrg — 2024-02-10 00:29:00 UTC

I wish the setback along Lincoln Road was bigger so that the three centennial oak trees were saved!

2024-02-10 00:29:11 UTC

I wonder why people keep requesting to change what areas were zoned. This was voted on at Town meeting in December, the next vote is bylaws.

jlrg — 2024-02-10 00:29:24 UTC

I wonder how much worse the traffic will be - than it already is.

jlrg — 2024-02-10 00:29:49 UTC

I wonder how much higher my taxes will be as a result of this zoning.

jlrg — 2024-02-10 00:30:40 UTC

I like the proposed option C focusing on creating a vibrant downtown residence with walkability, density, much like Acton and West Concord.

Isn’t it a bit ironic?

2024-02-10 00:31:13 UTC

Isn’t it a bit ironic to hear some members of the community that live in large single family estates that look massive along the conservation land (probably conserved by RLF) complain that a very modest three story multi use commercial / apartment in the center of town “feels” too big. How come some in our little rural town are okay with huge sprawling homes for 1-5 people- spread out along open fields but not okay with a denser, more modest apartment building for 50-75 people on a small footprint that the RLF hopes to build?

jlrg — 2024-02-10 00:31:27 UTC

I wish for things clustered around the station, less residential parking, and that it existed today.

jlrg — 2024-02-10 00:32:12 UTC

I wonder if people will be open-minded or progressive and give this town a vibrant, livable downtown, and a place for young and old to live and support our retail neighbors.

jlrg — 2024-02-10 00:32:45 UTC

I like the idea that we're not yet locked in on the Mall.

jlrg — 2024-02-10 00:33:08 UTC

I wish the center was not do dense, the traffic could be dispersed.

jlrg — 2024-02-10 00:33:34 UTC

I wonder if it too late to revisit distributing housing to other parts of town.

jlrg — 2024-02-10 00:35:12 UTC

I like how you pretend that the vote for C was somehow legitimate given how you suppressed information and even claimed on LincolnTalk that E was non compliant the day before the meeting - so clever!

jlrg — 2024-02-10 00:35:40 UTC

I wish we reduce the impact of the HCA to save the land for smarter development.

jlrg — 2024-02-10 00:36:44 UTC

I wonder if there's a way to spread the financial gain to the landowners being rezoned and to share it with non-rezoned owners. A transfer of development rights model.

jlrg — 2024-02-10 00:37:51 UTC

I wish the HCAWG would proceed more slowly and develop a better plan and consider other options, such as

jlrg — 2024-02-10 00:38:15 UTC

I wonder why the Community Center can't be built at the Mall.

jlrg — 2024-02-10 00:39:48 UTC

I wish the RLF and the HCAWG would lead a series of site walks. I'd be glad to have a "sales pitch" on the likely development. Please consider this!

jlrg — 2024-02-10 00:40:23 UTC

I like that LRHA has identified series issues and flaws in option C.

jlrg — 2024-02-10 00:40:50 UTC

I wish that option E had been a more thorough hearing at Town Meeting.

jlrg — 2024-02-10 00:41:18 UTC

I wonder if the interests represented by the 38% of the vote for option E will seriously be considered.

jlrg — 2024-02-10 00:43:11 UTC

I like conforming to the height restrictions.

jlrg — 2024-02-10 00:45:01 UTC

I wish parking could reflect ???? economy and EV charging.

jlrg — 2024-02-10 00:46:00 UTC

I wonder if the emergent plan could shape the ???? within the 1/2 radius.

jlrg — 2024-02-10 00:46:52 UTC

I like we could have different heights of buildings facing Lincoln Road. Put housing in other parts of town.

jlrg — 2024-02-10 00:47:11 UTC

I wish there were more guidelines for required green space and mature tree protection.

jlrg — 2024-02-10 00:47:55 UTC

I wish we had distributed housing not just in the village center. There was South Lincoln representation on the HCAWG.

jlrg — 2024-02-10 00:48:25 UTC

I wonder the impact on infrastructure was more clearly researched.

jlrg — 2024-02-10 00:49:10 UTC

I wonder can we return to an open-minded road approach. I wonder is Lincoln can be more creative in its approach.

I wish participants would focus on the broad parameters of the proposed changes and not get into micro- managing and trying to second guess the future.

2024-02-10 00:49:48 UTC

jlrg — 2024-02-10 00:50:52 UTC

I wish people who like Option C and live on 2 acre lots would really consider the impact on quality of life of people in South Lincoln who will absorb the congestion, light, air and noise pollution.

South Lincoln represents the most economically diverse population in town - a population the town says that it values. Please see these people and not shove high density down their throats.

jlrg — 2024-02-10 00:52:00 UTC

I like the opportunity for older people to downsize to and younger people to have a place they can afford.

jlrg — 2024-02-10 00:52:29 UTC

I am excited by the opportunity to have a more vibrant village center that replaces the big unattractive parking lot we now have.

jlrg — 2024-02-10 00:53:37 UTC

I wish the Council on Aging would end up at the Mall and break the RLF free from the HCA vote.

jlrg — 2024-02-10 00:54:04 UTC

"L" wants a condo for herself and her husband at the Mall.

Concern about imbalance, loss of vibrancy, & small-town vibe

2024-02-10 00:56:24 UTC

I think people concerned about dense housing are taking into account how dense South Lincoln already is, how disproportionately the burden of dense development will land on those already living there, how the zoning is being shaped for the benefit of private developers, how it is disincentivizing commercial development in favor of private residential development (with low affordability requirements, and none of developers choose to buy their way out of those requirements), how a 100% impervious surface at the Mall is ok with the HCAWG and RLF, despite major negative stormwater implications for Lincoln’s wetlands, how the density of proposed zoning will certainly increase South Lincoln’s heat island effect, how the developments will contribute to gentrification in Lincoln’s village center, how it almost certainly will affect (negatively) Lincoln’s affordability bank, how remarkable it is that in a town hitherto associated with humane housing policy now seems committed to scrapping requirements for green open space, the protection of mature trees, the protection of wetlands, and livability, all for the sake of garnering top dollar for the sellers. The gentrification of South Lincoln is not a good look or good policy.

jlrg — 2024-02-10 00:57:24 UTC

I wonder how we can preserve our green space and our mature trees. Can we require replacement of trees taken down?

jlrg — 2024-02-10 00:57:52 UTC

I wonder if developers will move in and do things we don't want.

jlrg — 2024-02-10 01:00:47 UTC

I wonder if there will be adequate affordable housing.

jlrg — 2024-02-10 01:01:05 UTC

I wish I understood the RLF's position on this

jlrg — 2024-02-10 01:02:35 UTC

I wish if we rezone now can we rezone the same area differently. Could we remove one area from the zone and substitute another - we took more time past March '24

jlrg — 2024-02-10 01:02:55 UTC

I wonder what will happen to our commercial and what will they do during construction.

jlrg — 2024-02-10 01:04:16 UTC

I wish existing mature trees were protected, Donelan's and Something Special were protected.

jlrg — 2024-02-10 01:04:51 UTC

I wonder why there is such a rush to include the Lincoln station "mall" area at this time at all.

jlrg — 2024-02-10 01:05:37 UTC

I like the fact that you're asking for feedback from us.

jlrg — 2024-02-10 01:06:09 UTC

I wish there is not such a rush in zoning 100% of the required units into an already densely-populated area.

jlrg — 2024-02-10 01:06:45 UTC

I wonder with the huge increase in Town population and the services need to be provided, what the impact on our property tax.

jlrg — 2024-02-10 01:07:21 UTC

I wish fewer parcels. We should take a more cautious approach.

jlrg — 2024-02-10 01:08:13 UTC

I like that you will consider mature tree bylaw protection and similar bylaw to Concord where most of trees cut down for development are replaced.

jlrg — 2024-02-10 01:08:37 UTC

I wish you could notify all households in the HCA district about rezoning.

I wonder if a group can form to buy the development rights from the RLF at a reasonable cost and put the COA in, retain the retail, and add a small amount of affordable housing. Option E gives us compliance, and the new plan for the mall would give everyone something; truly affordable housing, COA a spot in the midst of activity, security for our retail, and compromise to the divided town.

2024-02-10 01:09:58 UTC

jlrg — 2024-02-10 01:10:41 UTC

I wish you could publish a timeline and process for how a buildout would happen in these two scenarios: 1) Codman or Lincoln Road homeowner converts their home to a triple-decker, 2) Owners combine 72 Codman Rd., 168 Lincoln, 78 Codman, 1 and 3 Lewis, 5 and 7 Lewis, 9 Lewis, 15 Lewis 7. 38 acres, 77 units condo building timeline and process for approval.

jlrg — 2024-02-10 01:11:29 UTC

I wonder if the town could ground-lease the mall for the COA - peel off some money for Community Center.

jlrg — 2024-02-10 01:12:08 UTC

I wonder why you are including the Commuter lot. 2 answers given = we need to develop it.