Unfortunately this is not accurate. The HCA makes it so changes to *zoning* only require a simple majority- it no longer needs a supermajority. This is the law, it is in place. A supermajority is not needed any longer for zoning changes.
To be in compliance with the HCA, a town must allow, by right, a zone within 1/2 a mile from the mbta station that allows 15 or more units per acre. BY RIGHT. NO TOWN VOTE NEEDED. For reference, this is a larger density than any other housing complex in town currently, from what I understand. This means- with one town SIMPLE MAJORITY vote, a change in zoning (that is being marketed as simplifying the zoning bylaws), a 15+ unit per acre multi family complex could be permitted by right. It does not need to come before the town for vote ever. Im not against housing changes- I’m against giving away the town’s right to approve these changes, in the guise of simplifying zoning and adding affordable housing (only 10% of the units would need to be “affordable” to be in compliance with the HCA). The use of the HCA as a scare tactic and failing to clarify the general confusion around the HCA and the fact that it is not a mandate and is NOT required, is one of the many reasons I am voting for Mr Flint and a change in the planning board. On Sun, Mar 27, 2022 at 8:46 PM Ruth Ann <[email protected]> wrote: > Sarah - It was my understanding that once the new zoning is in place, if > the town so votes, any proposed development still requires approval by Town > Meeting. The big change is that the proposed development would need only a > majority rather than a 2/3 super-majority to pass. > > Ruth Ann > > -----Original Message----- > From: Sara Mattes <[email protected]> > Sent: Mar 27, 2022 8:23 PM > To: Sasha Golden <[email protected]> > Cc: Lincoln Talk <[email protected]> > Subject: [LincolnTalk] Housing Choice act and misunderstandings...and > Flint's record > > > OK-I am going to weigh in here as I have been “attending “ most the > meeting about this. > It is called the Housing *CHOICE *Act for a reason. > It is NOT a mandate. > There has been a lot of confusion around this. > I asked Town Counsel, directly, if there was any real requirement, and any > penalty for not adopting the zoning bylaw as drafted. > He said-“no mandate, no penalty, other than not being eligible for certain > funding.” > > Here is a link to the legislation. > > https://www.mass.gov/info-details/multi-family-zoning-requirement-for-mbta-communities#what-is-the-new-requirement?- > > So, while the word “requirement” is used, it is only a requirement if you > want to access certain funds. > "(b) An MBTA community that fails to comply with this section shall not > be eligible for funds from: (i) the Housing Choice Initiative as described > by the governor in a message to the general court dated December 11, 2017; > (ii) the Local Capital Projects Fund established in section 2EEEE of > chapter 29; or (iii) the MassWorks infrastructure program established in > section 63 of chapter 23A.” > We have yet to hear a case for the necessity of these funds to achieve > Lincoln’s goals. > > The bylaw, as currently drafted, removes the decision-making regarding > major redevelopment in the transit zone from the hands of the Town Meeting, > and puts it in then hands of essentially 3 people (a majority of the > Planning Board). > And, the current draft of the legislation would require a minimum of 750 > units in this zone. > > The Town website has a number of meetings recorded that discuss this. > > Finally, I am scratching my head a bit when you state Mr.Flint as > characterizing the Planning Board as having a “pro-development” position. > Where do you find that in his words? > It seems to me, given the track-record he laid out, he has been involved > in a lot of development and re-development in Lincoln! > > > > > > ------ > Sara Mattes > > > > On Mar 27, 2022, at 6:02 PM, Sasha Golden <[email protected]> wrote: > Hello, Mr. Flint: > > You note that you are opposed to what you characterize as the Planning > Board's "pro-development" position. How do you propose to address the new > state mandate to allow the construction of hundreds of housing units? > > > > > On Sun, Mar 27, 2022 at 3:46 PM Debra Daugherty <[email protected]> > wrote: > >> Hello Mr. Flint, >> >> Could you please tell us a bit more about the direction you would take >> the Planning Board and how that is different from the direction it is >> currently headed in? There are two seats open on the Board and two >> incumbents running for re-election for those seats. Presumably you are >> running because you believe we need to head in a new direction, correct? >> I'd love to hear more about the actual policy differences among the 3 >> candidates for Planning Board so that I can make an informed decision >> tomorrow. >> >> Thank you! >> Debra Daugherty >> >> On Sun, Mar 27, 2022 at 8:30 AM Ephraim Flint via Lincoln < >> [email protected]> wrote: >> >>> As I grew up in Lincoln, I witnessed the town’s innovative and >>> thoughtful decision-making as it navigated change while maintaining its >>> unique rural character. >>> >>> I left Lincoln for school and work in 1975 and returned in 2000, happy >>> to see that the town had continued its tradition of carefully managing >>> growth and change. >>> >>> I served on the Planning Board from 2003 to 2008 as we shepherded >>> several significant projects towards successful completion: The >>> redevelopment of the Mall at Lincoln Station; the creation of the South >>> Lincoln Overlay District; the Commons senior living community; and >>> Minuteman Commons. To advance the Town’s work on housing diversity, we >>> required that the Commons senior living community and Minuteman Commons >>> include a substantial number of affordable units. This was not done just >>> to meet the state’s 40B requirements for affordable housing but because it >>> was the right thing to do. Other volunteer positions that I have held >>> include School Committee (in Garrison, NY) and the board of Codman Farm. >>> >>> Today, we are again in a period where we must creatively manage change >>> so that the hard work of those who came before us and the values that we >>> all cherish are not lost. There is a need in town for more affordable and >>> diverse housing. We must meet this challenge. Doing so will strengthen >>> our community. >>> >>> I live on our family farm on Lexington Road. With extended family, we >>> grow hay, sweet corn, and pumpkins and in the spring, make maple syrup. >>> Professionally, I work at Draper Lab. I am a physicist by training and a >>> farmer at heart. >>> >>> Again, I would like to offer my service to the town at this exciting and >>> challenging time and would appreciate your support. >>> >>> Ephraim Flint >>> >>> >>> >>> >>> >>> Ephraim B. Flint >>> >>> PO Box 6034 >>> >>> 27 Lexington Rd. >>> <https://www.google.com/maps/search/27+Lexington+Rd.+%0D%0A+Lincoln,+MA+01773?entry=gmail&source=g> >>> >>> <https://www.google.com/maps/search/27+Lexington+Rd.+%0D%0A+Lincoln,+MA+01773?entry=gmail&source=g> >>> >>> Lincoln, MA 01773 >>> <https://www.google.com/maps/search/27+Lexington+Rd.+%0D%0A+Lincoln,+MA+01773?entry=gmail&source=g> >>> >>> >>> >>> M: 978-760-3552 >>> >>> >>> -- >>> The LincolnTalk mailing list. >>> To post, send mail to [email protected]. >>> Search the archives at http://lincoln.2330058.n4.nabble.com/. >>> 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]. >> Search the archives at http://lincoln.2330058.n4.nabble.com/. >> Browse the archives at >> https://pairlist9.pair.net/mailman/private/lincoln/. >> Change your subscription settings at >> https://pairlist9.pair.net/mailman/listinfo/lincoln. >> >> > > -- > Sasha Golden > -- > The LincolnTalk mailing list. > To post, send mail to [email protected]. > Search the archives at http://lincoln.2330058.n4.nabble.com/. > 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]. > Search the archives at http://lincoln.2330058.n4.nabble.com/. > 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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