Some clarifications: The Housing Choice Act does not change the required 2/3 vote for changes to *all* zoning bylaws, only those that increase density. As in the past, most zoning changes will still require a 2/3 vote at Town Meeting.
As several people have noted, failing to comply with the HCA means that the town has reduced access to some sources of state funding and eliminates access to certain other sources of state funding. In the past nearby communities have received millions of dollars in assistance for infrastructure improvements. It should be noted that the HCA guidelines are not final and that Lincoln has submitted feedback. Other small towns have also submitted similar feedback, as the current guidelines are unreasonable for all of the smaller towns (including Lincoln). Margaret On Mon, Mar 28, 2022 at 11:55 AM ٍSarah Postlethwait <[email protected]> wrote: > 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> >>>> >>>> <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. >> >> -- > 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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