6/20/2018 PLANNING BOARD Minutes

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addition, rather than apply to a single property owner, it would apply to the C-1, C-2, R-3 and R- 5 zones in Mashpee. The Chair noted that a comment had already been made by a property owner inquiring why the Mashpee Commons proposed bylaw would not apply to their 15 acres. The Chair summarized the Planning Board proposed bylaw, noting that it would be considered in detail at the-June 28 meeting, Of note, the Chair stated that open space would be 1:1, as currently required by Mashpee's Subdivision Regulations, requiring that l acre of developed land would require 1 acre of land set aside for open space. Bonus bedrooms could be allowed based on the quality of the donated open space. Allowed uses would be existing uses. Deed restricted affordable housing would be 15% of all housing units. Form-based code would be introduced into Land Space Requirements. Water Quality Requirement would require that effluent be less than 3 mg/L nitrogen. The master plan would be approved by the Planning Board and would include consideration of the details of the development. The Chair invited Mr. Fudala to discuss the proposal further at the June 28 meeting and invited interested parties to submit comments to the Planning Department, to be forwarded to the Planning Board. The Chair invited the public to comment. Mashpee resident, Marjory Hecht, stated that she did not understand the process for the petition, but did understand the reason to delay the schedule. The Chair responded that a recommendation had been made at the Mashpee Commons Master Planning Meeting that a proposal apply not to a single property owner and that it did not remove the underlying zoning. The petition article would add a Planning Board Special Permit, after consideration of a Master Plan with approval of Form-Based Code, Ms. Hecht inquired why Mashpee Commons could not proceed with their plan without changing to form-based code or why they would make a change to the bylaw without a plan. Mr. Preston responded that, currently, three sections of Mashpee Commons held Special Permits, including a 40B permit. Mr. Preston stated that the existing zoning was not a path forward for them to create the types of streets, buildings, housing and public spaces they envisioned. The Chair disagreed. Ms. Hecht stated that, although the building designs were fine, there was still no master plan made public before people to consider changing the zoning. Ms. Hecht referenced a questionnaire where 47%and 39%of the population moved to Mashpee due to its rural character. Similar responses appeared regarding open space and tranquility. Ms. Hecht did not wish to change the character of the Town and it would seem that the majority of residents agreed. It seemed critical to Ms. Hecht that a master plan was needed to identify the increases in people and traffic and impacts before a zoning change could be determined. Mr. Preston stated that, without form-based code, they would not know if a project would be approved. Ms. Hecht responded that, without a project outlined, there was nothing to be approved. The Chair stated that a speaker informed them that for form-based code to move forward, a master plan was necessary. Mr. Balzarini had repeatedly requested a master plan. Mr. Preston stated that they would need to look 5-1.0 years in the future, but due to infrastructure needs and improvements, they would also need to look further.into the future. Ms. Hecht suggested reviewing the 5-10 year master plan and Mr. Preston referenced an image from the Master Plan Week, noting that they had been assessing what buildings would be feasible to bring forward for that master plan, but they were still not at that point. As an example, they knew that they wanted to incorporate affordable housing, but had not yet had a conversation with the Planning Board. In addition, they wished to offer open space with the creation of parks, squares and trail networks that may conflict with the open space set asides proposed by the Planning 15