The HCA does nothing to address affordable housing crisis. That is NOT a requirement embedded in the HCA.
This something Lincoln, on its own, has embraced in the past 50, slowly and steadily, as opportunities arose. We did so without displacing anyone. I trust we can continue on this path. Sara ------ Sara Mattes > On Mar 19, 2023, at 3:41 PM, John Mendelson <[email protected]> wrote: > > It could also lead to a long term solution to the area's significant housing > shortage (crisis, if you are so inclined.) > > On Sun, Mar 19, 2023, 3:16 PM Sara Mattes <[email protected] > <mailto:[email protected]>> wrote: >> What HCA does is create a YUGE financial incentive for developers to come in >> and develop undeveloped land, or redevelop “lightly developed” >> neighborhoods. >> That can lead to the displacement of current residents who rent, rather than >> own. >> >> That potential must not be ignored. >> >> Sara >> >> ------ >> Sara Mattes >> >> >> >> >>> On Mar 19, 2023, at 2:20 PM, Margaret Olson <[email protected] >>> <mailto:[email protected]>> wrote: >>> >>> The HCA is concerned only with zoning. It does not address housing >>> production. It does not require that anything actually get built and and it >>> does not give any kind of credit for existing multi family housing. >>> >>> Lincoln had no zones that are 15 units per acre by right as the HCA >>> requires. Oriole Landing’s built area is at that density but it was built >>> under a special permit and it has additional undeveloped acreage behind the >>> buildings >>> >>> Margaret >>> >>> On Sun, Mar 19, 2023 at 1:37 PM Debra Daugherty <[email protected] >>> <mailto:[email protected]>> wrote: >>>> I guess my question for anyone that would like to chime in is: Why doesn't >>>> the bus station at Hanscom Field and the area surrounding that bus station >>>> count in this? And can we count the already existing Battle Road Farm >>>> housing, ansome/most of which is within 0.5 miles of the bus stop and >>>> should meet the15 unit/acre requirement, toward the total requirement? >>>> >>>> Thanks! >>>> Debra >>>> >>>> On Sun, Mar 19, 2023 at 8:09 AM <[email protected] >>>> <mailto:[email protected]>> wrote: >>>>> Well said, Craig. Thank you for your clarity, analysis, and your >>>>> confidence in our community… Lincoln can “protect current residents while >>>>> allowing for limited development…”. Of course we can! >>>>> >>>>> >>>>> >>>>> I’m looking forward to your thoughtful leadership at the Planning Board. >>>>> >>>>> >>>>> >>>>> Joe Robbat >>>>> >>>>> Old Concord Road >>>>> >>>>> >>>>> >>>>> From: Lincoln <[email protected] >>>>> <mailto:[email protected]>> On Behalf Of Craig Nicholson >>>>> Sent: Friday, March 17, 2023 3:43 PM >>>>> To: Chris McCarthy <[email protected] <mailto:[email protected]>> >>>>> Cc: [email protected] <mailto:[email protected]> >>>>> Subject: Re: [LincolnTalk] My Candidacy for the Lincoln Planning Board >>>>> >>>>> >>>>> >>>>> Chris, >>>>> >>>>> >>>>> >>>>> I know that I wasn’t specifically asked to address your question but as a >>>>> candidate for the Planning Board, I would like to build upon what Lynn >>>>> and Mark have stated. >>>>> >>>>> >>>>> >>>>> First, if there ever any question about how the current administration >>>>> would respond to the HCA, AG Campbell’s Advisory >>>>> (https://www.mass.gov/doc/advisory-concerning-enforcement-of-the-mbta-communities-zoning-law/download) >>>>> has made it very clear that this legislation will be enforced with >>>>> whatever tools are at the State’s disposal. Beyond the AGs Office there >>>>> are other organizations such as the Lawyers for Civil Rights who have >>>>> signaled that they will pursue their own course of options to ensure >>>>> compliance >>>>> (http://lawyersforcivilrights.org/our-impact/housing/lawyers-for-civil-rights-demands-compliance-with-mbta-zoning-law/). >>>>> Furthermore, members of the State Legislature, including our own Senator >>>>> Mike Barrett, are proposing legislation that would strip the HCA of some >>>>> of its flexibility and mandate all land within the 0.5-mile radius of the >>>>> commuter rail station be zoned for density of 15 units per acre >>>>> (https://malegislature.gov/Bills/193/S858/Cosponsor). One way or another, >>>>> it would seem (given the above) that at the state level, the political >>>>> will is there to enforce compliance. >>>>> >>>>> >>>>> >>>>> As the MBTA Communities portion of the Housing Choice Act is currently >>>>> written, Lincoln will be required to rezone 42 to 43 acres at a minimum >>>>> gross density of 15 units/acre. 20% or 8 acres of those 42 are required >>>>> to be located within a half mile radius of Lincoln Station. Per the HCA, >>>>> this new zoning district cannot explicitly require commercial use within >>>>> it, although the town can develop incentives that would encourage >>>>> mixed-use development. The 34 acre balance can be located elsewhere in >>>>> town beyond the 0.5-mile radius of the commuter rail station with a >>>>> requirement for at least 21 acres of that land to be contiguous. The >>>>> flexibility now allowed under the HCA gives Lincoln the opportunity to >>>>> take advantage of the multi-family housing that it has thoughtfully >>>>> developed in the past. >>>>> >>>>> >>>>> >>>>> The HCA Working Group (HCAWG) in Lincoln is currently evaluating options >>>>> to comply with these requirements in a way that will strengthen our >>>>> community. The work that the HCAWG is undertaking is being supported by a >>>>> grant from Mass Housing Partnership to facilitate community engagement. I >>>>> strongly support the work that the HCAWG is undertaking and look forward >>>>> to engaging further with that process throughout the year ahead. >>>>> >>>>> >>>>> >>>>> I recognize that residents are concerned with how this new zoning will >>>>> affect them and the town. I see this as an opportunity to balance the >>>>> goals of the HCA with the goals of our community. I am confident that the >>>>> HCAWG, working collaboratively with residents throughout Lincoln, will >>>>> develop options that protect current residents while allowing for limited >>>>> development that will help to strengthen our businesses and more broadly >>>>> our community as a whole. >>>>> >>>>> >>>>> >>>>> I am happy to address any additional questions if you, or others in our >>>>> community, have them and I appreciate the opportunity to provide more >>>>> context and offer my thoughts. >>>>> >>>>> >>>>> >>>>> Thank you, >>>>> >>>>> >>>>> >>>>> Craig >>>>> >>>>> >>>>> >>>>> On Thu, Mar 16, 2023 at 9:23 PM Chris McCarthy <[email protected] >>>>> <mailto:[email protected]>> wrote: >>>>> >>>>> Mark, >>>>> >>>>> >>>>> >>>>> Thank you for your response. I appreciate your honesty regarding the hope >>>>> that enforcement of the HCA will be struck down by the courts. It is >>>>> certainly a progressive piece of legislation. Though hopefully >>>>> non-compliance wouldn't create lengthy and expensive battles for those >>>>> involved. >>>>> >>>>> >>>>> >>>>> As to your last point, I don't believe anyone is trying to keep people >>>>> out. Existing zoning including large lot sizes, exemptions like >>>>> conservation land, wetlands etc. have already done that for us. As a >>>>> fellow Lincoln Station area resident I also hope to find creative >>>>> solutions rather than pulling the ladder up behind us. >>>>> >>>>> >>>>> >>>>> Thanks again for the response, and thank you to Lynn as well. >>>>> >>>>> >>>>> >>>>> Chris McCarthy >>>>> >>>>> 41 Greenridge Ln. >>>>> >>>>> >>>>> >>>>> On Thu, Mar 16, 2023 at 8:25 PM Mark Levinson >>>>> <[email protected] <mailto:[email protected]>> wrote: >>>>> >>>>> Chris, >>>>> >>>>> >>>>> >>>>> That’s an interesting question. I see Lynn DeLisi has already responded >>>>> to it. I agree with Lynn in general, and here’s my two cents: >>>>> >>>>> >>>>> >>>>> The recently passed Housing Choice Act (HCA) mandates zoning changes near >>>>> MBTA stations to allow much higher density housing. However the law >>>>> states that the penalty for non-compliance is simply the loss of access >>>>> to some state funds. So compliance is really voluntary. Our new >>>>> Attorney General, Andrea Campbell, just announced that she will force >>>>> compliance with the law. However, I believe that such actions would >>>>> exceed her authority, which is to enforce the law, not make it. Unless >>>>> the legislature changes the law, I would guess and hope that any >>>>> enforcement attempt on her part would be shot down by the courts. >>>>> >>>>> >>>>> >>>>> That being said, I think we should do what we can to comply with the HCA. >>>>> It applies to the Lincoln Station neighborhood, which is where I live. >>>>> My understanding is that the state will allow some flexibility in how and >>>>> where the new zoning could be implemented. I think we should try to find >>>>> creative solutions that preserve the existing housing in that area, which >>>>> is already some of the most diverse and affordable in town, while >>>>> complying with the letter of the law. >>>>> >>>>> >>>>> >>>>> For example, it’s my understanding the that the RLF (owner of the Mall at >>>>> Lincoln Station) may be considering options to redevelop the Mall to >>>>> include mixed use space, including housing. I think that kind of thing >>>>> would be an ideal way to both provide increased traffic for businesses in >>>>> the area, encourage use of the commuter rail, and support the RLF, as >>>>> well as comply with the HCA. >>>>> >>>>> >>>>> >>>>> If I am elected, I will do my best to find such creative solutions, >>>>> always in consultation with my neighbors near Lincoln Station, as well as >>>>> the rest of the town. I will only support approaches that a rational, >>>>> real-world analysis shows will likely achieve their goals and benefit the >>>>> town. >>>>> >>>>> >>>>> >>>>> I might also point out that the HCA’s one-size-fits-all approach to >>>>> promoting high density housing ignores the fact that, here in Lincoln, >>>>> about 35% of our housing units are already multi-family (not counting >>>>> Hanscom). So it’s not like we are NIMBY’s trying to keep out the masses. >>>>> >>>>> >>>>> >>>>> Best regards, >>>>> >>>>> Mark >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> From: Chris McCarthy <[email protected] <mailto:[email protected]>> >>>>> Sent: Thursday, March 16, 2023 11:43 AM >>>>> To: [email protected] <mailto:[email protected]> >>>>> Cc: [email protected] <mailto:[email protected]> >>>>> Subject: Re: [LincolnTalk] My Candidacy for the Lincoln Planning Board >>>>> >>>>> >>>>> >>>>> Mark, >>>>> >>>>> >>>>> >>>>> As a candidate for the Planning Board, would you kindly provide your >>>>> position on the MBTA Communities Act? It has the potential to mandate >>>>> zoning changes in town and the AG recently clarified >>>>> <https://commonwealthmagazine.org/housing/campbell-warns-municipalities-mbta-zoning-law-not-optional/> >>>>> that compliance is not optional. >>>>> >>>>> >>>>> >>>>> Thank you, >>>>> >>>>> >>>>> >>>>> Chris McCarthy >>>>> >>>>> 41 Greenridge Ln. >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> >>>>> On Tue, Feb 21, 2023 at 8:02 AM Mark Levinson >>>>> <[email protected] <mailto:[email protected]>> wrote: >>>>> >>>>> I am pleased to announce my candidacy for one of the two open seats on >>>>> the Lincoln Planning Board. >>>>> >>>>> I have lived near Lincoln Station for almost 25 years and have been >>>>> active in issues affecting our neighborhood and the town. I have served >>>>> as one of two Neighborhood Liaisons to the Planning Board and its South >>>>> Lincoln Planning Advisory Committee (SLPAC). >>>>> >>>>> I have also been committed to environmental issues, and volunteered for >>>>> many years for the Sudbury Valley Trustees, a very active and successful >>>>> land conservation organization. >>>>> >>>>> I think that town planning is a key factor in allowing Lincoln to >>>>> navigate current and future challenges, while preserving the character of >>>>> the town and our wonderful quality of life. >>>>> >>>>> I believe I share the goals of many Lincolnites for our neighborhood and >>>>> our town: viability of local businesses, diversity, encouraging use of >>>>> public transportation, and generally doing what we can to fight climate >>>>> change, while maintaining the rural character of our town. >>>>> >>>>> I will represent the views and opinions of all Lincoln residents, not >>>>> only those of my neighborhood. I will do my best to be open-minded, >>>>> always considering the facts and likely outcomes of any course of action, >>>>> knowing that actions to promote one goal may sometimes produce adverse >>>>> consequences for others. >>>>> >>>>> I ask for your support on election day, Monday, March 27. >>>>> >>>>> Thank you and best regards, >>>>> >>>>> Mark Levinson >>>>> >>>>> 8 Ridge Road, Lincoln >>>>> >>>>> [email protected] <mailto:[email protected]> >>>>> >>>>> >>>>> -- >>>>> 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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