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Article 3 Bylaws go well outside the State requirements and in doing so, put unnecessary structural pressures on South Lincoln and South Lincoln Residents. It is possible to comply in a more moderate manner.

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Article 3 Compared with State Guidelines:

• State requires 42 acres.  

  Article 3 rezones 71.6 acres.

This is 30 acres more than required by State guidelines:

Lincoln Woods: 20.5 acres
Lincoln Rd: 20.3 acres

Codman Rd: 23.7 acres

Village Center: 7.1 acres

Total: 71.6 acres rezoned 

• State requires 635 actual units. 

  Article 3 allows 801 actual units.

This is 166 more units than required by State guidelines—tripling existing density in South Lincoln

Lincoln woods: 20.5 acres @ 8upa= 164

Lincoln Rd: 20.3 acres @ 11upa = 223

Codman rd: 23.7 acres @10upa = 237

Village Center: 7.1 acres @25upa = 177

Total units: 801 actual units

• State requires 20% (8.4 acres) zoned near transit.  

  Article 3 zones for 100% (71.6 acres) near transit.

This is 63.2 acres more than required by State guidelines. Proximity to a station doesn’t mean people will rely on the MBTA for all their commuting needs nor walk or bike everywhere. When zoning to triple density, in South Lincoln, it is reasonable to predict that there will be more a lot more cars coming and going along the Lincoln Road corridor and its tributaries, making them congested and less safe for bikers.

• State guidelines count zero (0) Mixed Use acres toward the required total acres for compliance.
  
Article 3 zones for 7.1 Mixed Use acres (the Mall). 

The Mall adds nothing to the required acres total for compliance. Meanwhile, the Mall is zoned for 100 units with associated required parking. Let’s find another way to support the RLF while being mindful of the needs of residents. Even within the nine months,The RLF is on record discussing selling the Mall. Any owner, now or in the future, could build out to the max by right, putting Lincoln’s small retail hub in jeopardy. Residential is more lucrative than commercial real estate. Utile has confirmed a full build out would result in downsizing retail, and the bylaws offer no retail protections. Using the HCA to address the RLF’s concerns related to the Mall does not benefit the town. These are two separate, unrelated issues that would be better handled separately. 

• State guidelines credit zero (0) units zoned on public land  toward compliance totals.

  Article 3 includes the DPW, the Commuter Lot and the Peace Park — zoned for 94 units in total.

None of these units zoned on this public land can be credited to the 635 minimum. There has been no reason given for their inclusion in the rezoning that stands up to critical review.

• State guidelines have a hard limit of 10% affordable housing under HCA zoning for Lincoln.

  Article 3 Bylaws reference the possibility of 15% affordable housing, but that decision lies with the State—not Lincoln. 

Added in late Feb as the Bylaws were signed, this 15% is only speculation. The State's 10% hard limit takes precedence and would require a formal state appeal and study to request a change--which, in any case, would not be guaranteed. Meanwhile, Article 3 Bylaws allow a developer to include as little as 0% affordable housing by making payments to Lincoln's Affordable Housing Trust. The current option is a recipe for gentrification.


• State deadline for HCA Compliance is the end of December 2024.

  Article 3 is being voted on on March 23, 2024—nine months before the compliance deadline.

Voting No for Now on Article 3 does not mean not complying with the HCA. Instead, it allows ample time to craft a better compliance solution and build consensus among Lincoln residents. There is no reason to rush this.

Vote NO for Now on Article 3—So That Lincoln Can Get It Right By December

Town leadership has confirmed: if the zoning does not pass at Town Meeting,
there is time to revise the plan, find compromise,  and bring it back for a vote before the end of the year.
In fact, according to Select Jennifer Glass,
this is why the vote is being held in March:
to have enough time to craft an alternative compromise solution if Article 3 does not pass.

Attend Town Meeting on March 23 so that your vote counts.

When Asked About HCA Rezoning at Public Forums, Residents Wanted to:

• Remove The Lincoln Mall from by-right rezoning and support its revitalization independently of the HCA mandate

• Concentrate less density in the Lincoln Station area 

• Balance the distribution of new overlay districts for by-right rezoning in other parts of Lincoln 

• Retain at least 15% affordable housing in new development under HCA rezoning

• Support the success of retail and commercial businesses in a livable Village Center

• Commission professional studies of traffic, affordability, massing, taxes and economic and environmental impact to inform and guide decision making 

• Participate in a process that incorporates more input from residents most impacted and greater transparency.

Lincoln Can Have All This—But not with Article 3's HCA Zoning Bylaw

Article 3 will be decided at Town Meeting by a simple majority vote of over 50%. Your vote is your voice. Show up and be counted! It will be close, and one vote may make the difference!

There will be no voting at the ballot box on this issue.  You must be present at Town Meeting to have your vote counted. 

Be Part of the Solution. Let's Get it Right. Vote No (for Now!)