(Editor’s note: when this story was originally published, the accompanying map misidentified the amount of land that would be subject to multifamily zoning under the new state rules. The map has been updated.)
To comply with new state housing guidelines, Lincoln would have to allow 750 units in South Lincoln or become ineligible for various state grants.
Because it has a commuter rail station, Lincoln is designated as an “MBTA community” and is therefore required to amend its zoning to allow multifamily housing with half a mile of the station or face loss of eligibility for some state grants. The rules call for a minimum of 15 units per acre suitable for families and children and with no age restrictions. This translates to 750 units for Lincoln.
The red circle shows land within a half-mile radius of the Lincoln commuter rail station. Wetlands and buffers are indicated in shades of blue, conservation land is in green, and the beige area in the southwest quadrant is the Mass Audubon Society. The town would have to allow 750 units of multifamily housing within that area to comply with the Housing Choice Act. NOTE: this map was incorrect when initially published and was updated on Jan. 19, 2022. (Map courtesy Margaret Olson)
The initiative was announced in early 2021 but the initial outline of the law left many unanswered questions.
“We verified this [750-unit requirement] jaw-dropper with the state,” Planning Board Chair Margaret Olson, who made an illustration of “just how infeasible this is.” At least half of the acreage within that zone is wetlands, wetlands buffer, or conservation land, she noted.
It’s unclear how the existing multifamily units in South Lincoln would be counted as part of Lincoln’s requirement. Condos and apartments with half a mile of the station include 125 units in Lincoln Woods and a total of 65 units in three developments on Ridge Road and Greenridge Lane.
There will be a webinar hosted by the state Executive Office of Housing and Economic Development to explain the requirements outlined in a 2021 bill on Wednesday, Jan. 12 at 1 p.m. Click here to register.
If Lincoln does not comply by changing its zoning, it would no longer be eligible for grants from the Housing Choice Initiative, the Local Capital Projects Fund, or the MassWorks infrastructure program. It’s unclear how much money Lincoln has received from these funds in the past.
This article as written is a distortion of the State law. We do NOT have to do this–it is just that we won’t then be eligible for certain State Grants. Maybe being an MBTA designated community is not a good idea, since it will clearly change the rural character of our town that so many of us moved here for.
750 units in South with 15 per acre will change South Lincoln dramatically and add to the long line of traffic down the road. Likely the road will ultimately need to be widened into a highway with traffic lights in order to meet the needs of this large group of people moving into these units. Multiply 750 by 4 (the average young family size) and it adds a significant growth in Lincoln’s population.
Lynn is absolutely correct-there is NO mandate or requirement. If a community does not make the change , the MAY not qualify for certain types of grants. The community may apply, but will not recieve “bonus points” that advance it in the pool of those applying for grants.
A simple read of the legislation, which I ahve posted on LincolnTalk, makes this clear.
Such headlines are alarming and does a disservice to every attempt to engage in thoughtful conversations regarding planning and potential future development in Lincoln
Apologies for typos
Right on Sara!
The DHCD’s proposed guidelines are not yet finalized, and it will likely be a year or two before they are. I view them as a starting point: a great deal of discussion and refinement is needed before we will arrive at a set of regulations that are workable for many communities in this state, particularly smaller towns.
It should also be noted, as Margaret Olson was pointing out, that there is a huge difference between “allowing” 750 units from a zoning point of view, and what is actually feasible given necessary physical constraints – such as limits on water supplies, septic considerations, conservation easements, etc.
On the other hand, we cannot simply close our eyes to the problem of a lack of affordable housing in this community – and region. It must be addressed, which includes finding ways to support the creation economically viable affordable housing solutions within the borders of our community.
– Allen Vander Meulen
It is entirely unclear what this guideline requires, which is a considerable problem. Can a town opt out? Can some developer sue to get us to opt in? How much might it cost to prove that we cannot fulfill this requirement? Do we lose a little or a lot?
Governmental overreach.
It’s important to note that Lincoln would be considered an ‘MBTA Community’ even without the Lincoln Commuter Rail station. Lincoln has two MBTA bus stations on 2A near Hanscom, and parts of the town are within a half-mile of bus and commuter rail stops in adjacent communities – either of which would still qualify Lincoln under the Housing Choice Law.
Rachel Drew, Weston Rd
From Ned Young (not Anne):
Are the following back of the envelope numbers correct?
Regional Housing Services Office reports 298 existing units of affordable housing (13.99%).https://www.rhsohousing.org/node/9293/housing-inventory
Therefore total units are approximately 2,100.
125 of the 298 affordable units are in Lincoln Woods and one in Greenridge, or approximately 6% of total housing stock. The 15% minimum would have required approximately 190 new units (equal to 9% of existing housing stock) but the 750 absolute minimum would instead require 624 new units (approximately 30%).
Hope these numbers are correct!
Correction: The map illustration above from Margaret Olsen is incorrect and appears to be a 0.5 mile diameter rather than a 0.5 mile radius. The actual area covered by this proposal would be about four times larger than what is displayed in the image.