Planning

Service Description

The Planning Department staff acts as a central point of contact for land use projects that may need review by more than one board and can advise project proponents on the applicable rules, procedures and scheduling. The Land Use Permitting Guide outlines the responsibilities of several town boards and departments.

From time to time the Planning Board and its staff are involved in providing a town response to major projects or land use changes which are not directly under the Town's control. Examples are liaison and advocacy in relation to Route 2A bicycle and pedestrian improvements, the Route 126 Bridge Replacement, as well as changes at the Hanscom Air Force Base and Civil Air Terminal.

Town Meeting March 28, 2026

At the continued Public Hearing held on February 24th, the Planning Board closed the public hearing and voted unanimously to endorse Article 34, Deletion of Section 12.2.  

The Planning Board voted to bring the the following proposed bylaw to Town Meeting.  The Final Draft dated March 11, 2026 can be found here.

The Planning Board voted unanimously to endorse the Nature Link Project and read the following statement at the Special Town Meeting on June 25, 2025.

The Planning Board held a public hearing on June 10, 2025.  You can view the slide presentation by Andrew Consigli (Civico Development), Geoff McGean (Rural Land Foundation) and Madeleine Lee (Chair of the Farrington Board) here.

The Planning Board took two votes at the close of the public hearing:

1.  voted unanimously to bring the article forward to Town Meeting for a vote on June 25, 2025; and

2. voted unanimously to support and endorse the project.

The Applicant has submitted supplemental information which can be found via the following links:

Streetlights, Site Analysis Plan update, Vegetation and Sound Mitigation, Owners and Applicant signed application letter, Fiscal Impact Study update

May 27, 2025  RLF Updated Presentation

You can see the RLF Informational Presentation here.

You can see the Town wide mailer regarding the project here. 

The Town of Lincoln has installed two Level 3 Charging Stations at Town Offices through a grant from Eversource. 

The Town has been approved for two more Level 3 Charging Stations to be installed at the Municipal Gravel Lot at Lincoln Station. Updates will be posted here.

Town Meeting 2025

1. Floodplain Zoning Bylaw and Updated FEMA Maps

For a helpful FAQ on the Floodplain zoning bylaw, click here.

At the February 11th Public Hearing, the Planning Board voted unanimously to recommend the Town adopt the new Section 12.3 Floodplain Zoning Bylaw.

FEMA is updating its flood maps. To ensure residents qualify for the National Flood Insurance Program, the Town must adopt the new maps and pass a new zoning bylaw with language required by FEMA.  The Planning Board is using the model bylaw created by FEMA as appropriate for Lincoln.  The proposed bylaw has been reviewed by KP-Law and DCR for compliance and the final draft to be voted on at Town Meeting can be found here.

The Planning Board will be holding a public hearing for this new bylaw on February 11th at 7:01pm.  The meeting will be hybrid and zoom information can be found on the meeting agenda 48 hours prior to the meeting.

The legal ad can be found here.

Updated FEMA flood maps (2025)

  • FEMA’s 2014 maps were somewhat inaccurate in displaying the lateral extent of the flood zones because the topography technology was limited at that time.  However, the maps did contain FEMA flood elevations (i.e. 150’ above sea level) but without accurate topography on the FEMA maps and our local GIS system, it was difficult to ascertain whether proposed development was or was not in the flood plain without the owner conducting a detailed survey.   
  • FEMA’s 2025 FIRM maps use LiDAR (topo) technology which is much more accurate.  Although the FEMA Flood Elevations (in Lincoln) have not changed since 2014, the maps may show the flood zone area as more extensive than originally displayed.

You can see these changes by visiting the FEMA Flood Map Changes Viewer: https://hazards-fema.maps.arcgis.com/apps/webappviewer/index.html?id=5852ea902db44e55bfce395799315f9c

  • Enter an address in the upper right hand box labeled “Find Address or Place” and hit enter
  • Please note that the FEMA maps may not be updated on the Viewer above until after the effective date of July 8, 2025.

2. Accessory Dwelling Units Bylaw Amendment

On August 6, 2024, Governor Healey signed the Affordable Homes Act into law (Chapter 150 of the Acts of 2024).  You can find information at the following link:   https://www.mass.gov/info-details/accessory-dwelling-units

The Act amended the definition of an accessory dwelling unit under Section 1A of Chapter 40A of the General Laws to clarify that the maximum size of an ADU is 1/2 of the gross floor area of the principal dwelling  or 900 square feet, whichever is smaller.  The Act allows ADUs by right in single-family zoning districts.

Regulations were drafted by EOHLC and published by the Secretary of the Commonwealth on January 31, 2025. You can find the Final Regulations here.

The Planning Board is proposing a bylaw amendment to bring the zoning bylaw in conformance with State Law while retaining the current rules for Accessory Apartments larger than 900 square feet up to 1200 square feet.  

For a helpful FAQ regarding Accessory Dwelling Units bylaw click here.

The Public Hearing was continued to March 11th at 7:15pm for preliminary review by the Attorney General's office.

This Final Draft has been revised in response to discussion at the Public Hearing on February 25th.  This draft has been reviewed by the AG's office and revised by amending the definition of Gross Floor Area for an ADU to comply with the final regulations promulgated by EOHLC.  You can find the Final Draft here. 

At the Public Hearing on March 11th, the Planning Board voted unanimously to recommend the Town adopt the proposed changes to Section 14 Accessory Apartments. Final Draft.

Public Hearing February 25, 2025

At the Public Hearing on February 25, 2025, the Planning Board further amended the draft to include a process for nonconforming lots and structures.  This will require the ZBA to make a finding by majority vote that the Accessory Dwelling Unit is not more detrimental to the neighborhood than the existing nonconformity, but will not be subject to a special permit as required by state law.

You can find the presentation deck that was shown at the Public Hearing here.

February 11, 2025 Planning Board Discussion

At the February 11th meeting, the Planning Board amended the draft to require Site Plan Review for all detached ADUs. The amended draft will be discussed at the Public Hearing on February 25th. You can find the amended draft here.

The Planning Board will review the Draft Bylaw at their meeting on February 11, 2025 and will hold a Public Hearing on February 25, 2025.

You can find the legal ad here and a town wide postcard will be mailed out by February 7th.  You can see the postcard here.

May 14, 2024 Planning Board Public Comment Policy

On May 14, 2024, the Planning Board voted to adopt a Public Comment policy that can be found here.

Draft (2) of the Planning Board Public Comment policy can be found here.

Draft (1) of the Planning Board Public Comment policy can be found here.

Housing Choice Act Updates

February 28, 2025 - EOHLC Approves 15% Affordability Requirement for Lincoln's HCA Zones.

We are pleased to announce that EOHLC has issued a revised Determination of Compliance letter that includes approval of the Town's MBTA zoning requirement of 15% affordable units for all multi-family housing projects of 6 units or more.  You can read the updated Letter of Determination here.  

This brings the affordability requirement for MBTA zones in line with the Town's existing Inclusionary Zoning requirement for multi-family housing.  No changes are required to the Town's zoning bylaw for implementation.

October 1, 2024 - Town’s Housing Choice Bylaw Has Gained Commonwealth’s Approval

We are pleased to announce that the Executive Office of Housing and Livable Communities (EOHLC) has determined that the zoning passed at Lincoln’s 2024 Annual Town Meeting is compliant with, and meets the requirements of, the MBTA Communities Act (Section 3A of Massachusetts General Law chapter 40A) and the guidelines promulgated by EOHLC.  

At the invitation of Governor Healey, representatives of the Town came together earlier this afternoon with colleagues from more than 30 municipalities who also recently achieved full compliance with the law, to celebrate this important milestone.  We acknowledge that all municipalities share responsibility for addressing the state’s housing crisis, and we are gratified that our community’s work to take this important step forward has been recognized the state.  We are especially grateful for the thoughtful engagement of our residents that allowed us to develop and vigorously debate the merits of alternative bylaws.  

On behalf of the many Town board and staff members who participated in the process,

Tim Higgins

Lincoln Town Administrator  

July 8, 2024

The Attorney General has approved Lincoln's Housing Choice Act zoning that was passed by Town Meeting on March 23, 2024.  You can read the letter here

For Complete Housing Choice Act Information, please see the Housing Choice Act Working Group page or click here.

April 18, 2024

The Town of Lincoln submitted the District Compliance Application on April 18, 2024.

Planning Board Permitting Documents

Planning Board Fee Schedule

Forms:

All forms are in Microsoft Word formatting to allow for easier editing.

Zoning Maps

The most up to date zoning map, please refer to the Town GIS map and layers.

Zoning, General Bylaws and Subdivision Rules and Regulations

Copies of both are available by clicking here or in hard copy at the Town Clerk's office.

Water Ban and Water Restriction Policy

The normal water restriction policy, as dictated by the DEP Water Management Act permit, goes in effect from May 1st to September 30th each year. The normal restrictions limits outdoor watering to twice per week and only allows for the installation of new lawns in May and September (i.e. no new lawns June, July and August).