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Consider Lincoln's HCA Requirements in Context
Lincoln is the only MBTA community in the State asked to zone for an amount of units over 25% of its existing units, which is the State mandated cap.
The reason for the higher percentage in Lincoln is that the State model is including Hanscom in its calculation of existing Lincoln's units, HOWEVER the town is not allowed to rezone any areas in Hanscom. This seems unfair. How hard has town leadership advocated on behalf of residents to adjust for this discrepancy? We are requesting the Town to ask again and get the state’s rationale.
Lincoln has been restricted to no more than 10% affordable housing in calculating HCA compliance--yet peer towns are allowed more. Lincoln historically leads surrounding towns in percent of affordable housing. Why has town leadership not pursued to remedy this discrepancy when the model used to calculate this number is easy to adjust? Does town leadership support making housing costs in Lincoln accessible to more people or does it seek to limit access?
The proposed HCA compliance Option zones for a 39% increase in housing in Lincoln. No other town is asked to rezone to this degree of housing increase.
Towns most similar to Lincoln in existing density (Carlisle, Dover and Sherborn) are asked to zone for a number of units which is only 5% of existing housing units.
How would Lincoln's increased multi-unit housing as proposed in Article 3 (aka Option C) compare with the HCA Guidelines and with peer towns' percentage of total multi-unit housing?
Compare by percentage:
Compared to peer towns, Lincoln already leads in existing multi-family housing units
Compare by percentage:
Unlike peer towns, Lincoln has been proactive in contributing to the Greater Boston housing stock for many years.
Lincoln far surpasses nearby peers, with 40.4% of its housing being multi-unit—and this comparison holds strongly to towns further afield. Natick is only 33% multi-unit. Dedham is only 31% multi-unit. Acton is only 30% multi-unit. Andover is only 26% multi-unit. Reading and Milton are only 24% multi-unit. Winchester is only 23% multi-unit. Plymouth is only 21% multi-unit. Needham only is 19% multi-unit. Duxbury is only 12% multi-unit. Dover is only 6% multi-unit.
For a town that is lacking urban infrastructure and that must deal with wetlands, septic fields, conservation land which is a resource to all of Greater Boston, an independent water supply, and hosting large educational and cultural nonprofits on sizeable pieces of prime acreage, Lincoln has been punching well above its weight in prioritizing inclusionary housing for years. The HCA guidelines are written to give credit for this achievement that many peer communities can't as readily claim.
Do we risk "over compliance?"
What is the benefit to Lincoln residents in doing so?
Article 3's Proposed Option (aka Option C) at max build-out could add 800 units of housing in the Lincoln Station area.
NOTE: This is 673 more units condensed in the Lincoln Station area than the HCA requires, and is also 165 more units than the HCA requires in total in Lincoln. Based specifically on Lincoln’s particulars, the State changed its HCA guidelines to allow for only 20% of rezoning to be near the MBTA. A master plan that supports a livable hub, with green space, retail, and housing is possible if Lincoln accepts that the State’s wisdom is correct.
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