6/6/2018 PLANNING BOARD Minutes - Laserfiche WebLink

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Art, The Human City, Welcome to Your World, Art of Building Cities, Form Based Codes and the Smart Growth Manual. Organizations and conferences recommended were Congress for the New Urbanism, Grow Smart America, Form Based Code Institute, Main Street Now and Reurbanism. Mr. Balzarini suggested that a master plan with modifications could provide what was needed and Mr. Almeida responded that form based code would require the character that the Town would want. Chairman Waygan stated that it would be interesting to see how the Mashpee Commons master plan would change, following their charrette. Mr. Kooharian suggested that, rather than looking at proposed plans, Mashpee would identify their preference for buildings in a specific area. John Connell, of Mashpce Commons, stated that Mashpee was growing out of looking at development project by project. Mr. Connell suggested that current zoning was developed to place industrial uses away from residential, and commercial uses away from rural uses, which over the long term, created horrific looking towns, separating people. Mr. Balzarini stated that there was one development that could change Mashpee forever. Mr. Connell responded that the Planning Board was seeking a master plan, a big final idea, which would take 20-100 years to build. Mr. Balzarini responded that it would be developed in 10 years. Chairman Waygan stated that Mashpee offered wonderful protective zoning that has made Mashpee look good. The Chair was in agreement with reviewing code, standards and architectural site design and codifying it. Chairman Waygan noted that Mashpee was in tremendous need of offsets and was waiting to hear what Mashpee Commons would provide and how it would be different from the current protective zoning. Mr. Connell responded that, to address the needs and embrace the biggest vision for Mashpee; form based code presented a set of rules, much like DNA. The Chair stated that it was interesting that Mashpee was looking to step away from serving as the master developer, and looking to set in stone a plan so that future purchasers of the land could fit be integrated. The Chair would support consideration, as long as it was considered as one master plan with certain offsets, such as those identified in visioning sessions to include traffic, affordable housing and open space. Mr. Balzarini referenced the future and job opportunities in Mashpee and suggested the possibility of a train station on base to allow access to Boston. Mr. Almeida emphasized that form based code allowed planning to go from unpredictable to predictable and reactive to proactive to control the outcome as preferred by the Town. Mr. Lehrer noted that there were no jobs because there were no investable assets to interest companies, but it could change if Mashpee could develop in a manner that was consistent with a vision that accommodated those assets. Mr. Almeida added that FBC allowed clarity for developers so that they knew the expectations of the Town and needed only to pull a permit. Chairman Waygan inquired about uses that could be prohibited and Mr. Almeida responded that the focus would be form and place based, not land use and function and would be detailed, providing predictability, rather than negotiation by project. Mr. Kooharian noted that it was expensive for developers to argue every aspect of a project,but with form based code, Mashpee would have outlined the development they were seeking. Mr. Almeida added that changes could be made if necessary, that it could be an ongoing process. The Chair liked the idea of harmony between the blocks and expressed interest in seeing how Mashpee Commons planned to address the concept, specifically referencing the idea of incorporating three story buildings. Mr. Connell referenced the strength of form based code noting that, with an overall vision and as each piece was built, creating a strong incentive for another 7