Laserfiche WebLink
upzone and downzone. Mr. Balzarini suggested that one acre lots should be allowed to build four <br /> homes, or require an affordable or apartments with a mix of market rate and affordable rate. Chairman <br /> Waygan pointed out that nitrogen levels would increase without downzoning. <br /> Mr. Lehrer stated that zoning needed to be amended and wastewater could not be ignored. It was <br /> necessary to manage the output of nitrogen and shift the development pattern of housing by lowering <br /> the threshold for multi-family housing or connecting to advanced treatment facilities. The Chair stated <br /> that, if the developer did not address the costs of nitrogen, the taxpayers would incur increased costs <br /> associated with nitrogen. <br /> Mr. Lehrer stated that there was a housing supply problem, but that market rate housing should be <br /> affordable for all people. In order for this to happen,the supply needed to be developed in order to <br /> make it more accessible to all and shift the supply/demand curve by shifting the building pattern away <br /> from single family homes. Additionally, there was not currently the wealth needed to address the <br /> wastewater issues. There was discussion about Mashpee Commons and Mr. Lehrer reported that the <br /> Mashpee Commons treatment facility treated nitrogen to 3 mg/L which was the equivalent nitrogen <br /> output of 10 single family homes. It was noted that 66 new homes were permitted for construction this <br /> year. <br /> Mr. Balzarini inquired about the limited land available for development. Mr. Lehrer responded that <br /> density was needed to afford the treatment. The Chair stated that market rate supply required 25,000 <br /> units to shift the curve on Cape Cod, which is why inclusionary zoning was needed, allowing that <br /> every 10 units created required an affordable unit. Mr. Lehrer believed it could be required as a <br /> condition in the Special Permit but the Chair believed that it had to be placed in the Bylaw to require it <br /> as a condition. Mr. Rowley agreed that a developer could not be asked for more than what was <br /> required by Bylaw. Mr. Rowley inquired about the number of Subdivision Plan approvals that had <br /> been considered by the Board in the last 3-4 years, noting that there must be a reason why more plans <br /> had not been presented, which was likely due to increased costs. Mr. Rowley inquired what market of <br /> individuals would be occupying units, if changes were made to requirements. Mr. Rowley suggested <br /> including developers in the process to better understand what they would be facing. The Chair pointed <br /> out that if the housing market was going to correct itself, it would have done so by now. The Chair felt <br /> that inclusionary zoning would be a good first step and Mr. Lehrer agreed. <br /> Municipal Vulnerability Preparedness Program Discussion and Application Process <br /> Update-Mr. Lehrer stated that Mashpee was one of a few Cape towns not yet designated, adding that <br /> he was currently preparing to submit an application for designation, working with the Woods Hole <br /> Group. Once designated, the Town could request funds to host a workshop to discuss Mashpee's <br /> priorities with Town stakeholders, to address climate vulnerability and develop an action plan to <br /> address the priorities. Designation would also provide access to additional grants to address identified <br /> priority items. Mr. Lehrer asked the Planning Board to submit a letter of support for the designation, <br /> the application of which was expected to be submitted at the end of the month. Other Town <br /> departments were involved with the application process and documentation. The Chair stated that she <br /> wished to look at the application prior to drafting the Planning Board letter of support. <br /> 5 <br />