Thanks Margaret and John. I guess if Bus 76 is not high capacity, then it's game over. But if it is, and if that bus stop does count for this, then I think the Battle Road Farm zoning could be reconsidered. (I know the property is not considered dense enough, but BRF contains a large wetland and wetland buffer area that IMHO should not be included in its area when determining the housing density.) Anyway, I will leave this to the experts ....
On Sun, Mar 19, 2023 at 2:26 PM John Mendelson <[email protected]> wrote: > Here is the definition of a bus station per the law in question: > > Bus station” means a location with a passenger platform and other fixed > infrastructure serving as a point of embarkation for the MBTA Silver Line. > Upon the request of an MBTA community, DHCD, in consultation with the MBTA, > may determine that other locations qualify as a bus station if (i) such > location has a sheltered platform or other fixed infrastructure serving a > point of embarkation for a high-capacity MBTA bus line, and (ii) the area > around such fixed infrastructure is highly suitable for multi-family > housing. > > Is bus 76 considered a high-capacity bus line? > > My read of the law is that it pertains to both stations in town: > > MBTA communities with subway stations, commuter rail stations and other > transit stations benefit from having these assets located within their > boundaries and should provide opportunity for multi-family housing > development around these assets. MBTA communities with no transit stations > within their boundaries benefit from proximity to transit stations in > nearby communities. > > Perhaps the zoning around the bus station already qualifies or is exempt > given its use? > > John > > > > > On Sun, Mar 19, 2023, 1:38 PM Debra Daugherty <[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, some/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]> 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]> *On Behalf Of *Craig >>> Nicholson >>> *Sent:* Friday, March 17, 2023 3:43 PM >>> *To:* Chris McCarthy <[email protected]> >>> *Cc:* [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]> 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]> 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]> >>> *Sent:* Thursday, March 16, 2023 11:43 AM >>> *To:* [email protected] >>> *Cc:* [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]> 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] >>> >>> >>> >>> -- >>> The LincolnTalk mailing list. >>> To post, send mail to [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]. >>> 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]. >>> 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]. >> 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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