The HCA, to me at least, is the state government saying to MBTA communities, "if you want to have public transit, you have to make the area around the station walkable for residents and with zoning that forces greener, and hopefully, more affordable housing.
It is the government saying to communities "make your town less dependent on cars" which is a greener and more affordable solution. It is the best kind of government mandate in my view--leveraging an already important public resource for the greater good. It is not saying "displace renters" and I think that is where thoughtful local governance comes in. Not just resisting for the sake of "doing it our own way." John On Sun, Mar 19, 2023, 3:54 PM Sara Mattes <samat...@gmail.com> wrote: > 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 <johntmendel...@gmail.com> > 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 <samat...@gmail.com> 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 <s...@margaretolson.com> >> 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 <dadaughe...@gmail.com> >> 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 <jrob...@comcast.net> 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 <lincoln-boun...@lincolntalk.org> *On Behalf Of *Craig >>>> Nicholson >>>> *Sent:* Friday, March 17, 2023 3:43 PM >>>> *To:* Chris McCarthy <kb1...@gmail.com> >>>> *Cc:* lincoln@lincolntalk.org >>>> *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 <kb1...@gmail.com> >>>> 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 < >>>> m...@voxmediaconsulting.com> 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 <kb1...@gmail.com> >>>> *Sent:* Thursday, March 16, 2023 11:43 AM >>>> *To:* m...@voxmediaconsulting.com >>>> *Cc:* lincoln@lincolntalk.org >>>> *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 < >>>> m...@voxmediaconsulting.com> 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 >>>> >>>> m...@voxmediaconsulting.com >>>> >>>> >>>> >>>> -- >>>> 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. >> >> >
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