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referenced the potential for redevelopment, and the importance of having inclusionary zoning in place <br /> ahead of time. Ms. Waygan recommended zoning that allowed 10 units, which would trigger an <br /> affordable unit, but also to compensate with a bonus unit for the developer. Ms. Waygan also <br /> recommended the importance of ensuring that created affordable units also be eligible to be added to <br /> Mashpee's Subsidized Housing Inventory (SHI) in order to count toward the 10% requirement. Ms. <br /> Waygan referenced issues experienced in Yarmouth when linking zoning initiatives and affordable <br /> housing, suggesting that the matters should be separate at Town Meeting because higher density was <br /> controversial matter on the Cape. Regarding a bonus unit with the Cluster Subdivision, Mr. Lehrer <br /> confirmed that it was awarded once the affordable unit was deed restricted and transferred. <br /> The Chair inquired about lot or unit size requirements in Yarmouth and Ms. Waygan responded that <br /> OSID was based on number of units. The Chair agreed that the Board should move forward on the <br /> matter. Mr. Lehrer suggested that he could forward additional information regarding inclusionary <br /> bylaws, but expressed his partiality for the work Yarmouth had done, cautioning against more strict <br /> guidelines that could be struck down by the Attorney General. <br /> Mr. Fulone inquired whether the Board would consider 1 unit for 5 or 10 and Ms. Waygan agreed that <br /> 5 was bold and the Board could discuss the matter further with the Affordable Housing Committee to <br /> learn more about the needs of the Town. Mr. Fulone expressed his preference for 10 units. Mr. <br /> Callahan also expressed concern about scaring people at Town Meeting. Mr. Lehrer suggested that a <br /> lower number of units was better, along with broader changes to the zoning, because there was limited <br /> land available and Mashpee Commons would likely be the only existing option, which would be <br /> negotiated in a Development Agreement. It was Mr. Lehrer's opinion that other developments would <br /> likely be unable to trigger affordable housing at the 10 unit threshold due to limited land availability. <br /> Mr. Rowley agreed with Mr. Lehrer to more closely review underlying zoning and consider whether <br /> there was sufficient land or redevelopment opportunities to trigger affordable housing, suggesting the <br /> possibility to change zoning and/or reduce lot sizes. Mr. Lehrer suggested looking closely at threshold <br /> changes and agreed with Mr. Rowley's suggestion to closely consider existing available development <br /> opportunities. The Chair suggested the development of less than 10 units create 1 affordable unit <br /> while more than 10 units would require 2 affordable units. Ms. Waygan added the value of allowing <br /> the developer a bonus unit that could help to reimburse the development for the affordable unit. <br /> Ms. Waygan added that the affordable unit could then be donated or, additionally, the Town could <br /> offer a voluntary cash payment in lieu of developing the affordable unit. The Chair cautioned against a <br /> similar requirement by Barnstable that was struck down by the Attorney General. Mr. Lehrer <br /> suggested further consultation with the Affordable Housing Committee, noting that incentives and <br /> thresholds could be related to the types of units developed, as there was a significant need for <br /> affordable rental units, as opposed to affordable home ownership, here on the Cape. It was confirmed <br /> that the deadline for Zoning changes was July for consideration in October. <br /> Discussion Regarding Wastewater Impact Fees-The Chair noted that the Cape Cod <br /> Commission was already authorized to levy wastewater fees. Mr. Lehrer stated that pursuit of impact <br /> fees had been slowed due to the Town of Franklin's efforts being denied by the Attorney General and <br /> considered as an unlawful tax. The Chair noted that Hadley had some success through a complicated <br /> legislative process. Mr. Lehrer reported that there was a need to demonstrate regional impact in order <br /> to justify impact fees. Mr. Lehrer inquired whether the Board deemed it necessary to create impact <br /> fees, if any such project (such as Mashpee Commons, Bridges) would already be considered by the <br /> Cape Cod Commission and required to pay impact fees in the form of mitigation funds. Mr. Lehrer <br /> stated that, if the Board wished to consider the matter further as a municipality, they would need to <br /> 3 <br />