09/01/2021 PLANNING BOARD Minutes

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" vrrrrrr fa NTown otMasdvee Aanninq Board- '•...,(E721J11A4T� c 16 Great Neck RoadNorth :Mashpee, Massachusetts 02649 current zoning. There is very little left in consideration of open area. Of the R3 and R5 zones, actually only 7 total properties would be able to produce 10 building lots. This is not an ideal subdivision due to access issues. The Rod and Gun and Camp Farley are both parcels with current uses. There are only a few smatterings of sub-dividable land areas. In looking at total acreage in a best case scenario, adding supply in both zoning, there could allow for 294 building lots. In consideration of supply, he thinks that number is heavily inflated. (Some have houses and not necessarily tear down and rebuild, camps, rod and gun club, access issues with serious easements for adequate access). In consideration of affordable housing, with incentive based zoning, this allows the developer to give one affordable lot in exchange for an additional building lot. Best case scenario here is18 affordable housing units. He wanted to stress in the memo, in consideration of the housing crisis, if you only address the supply side, you can only maintain the trend where building lots or existing dwellings convert to seasonal, or sold at a price unobtainable by most. On the demand side, variety of housing typologies, not providing housing in our existing R3 and R5 but in our commercial areas using more compact form such as proposed by Mashpee Commons.The opportunity for the Town to do its part in terms of addressing access to diversified housing with different age groups and to provide varying typologies. We just don't have the zoning in place to enable that. Mr. Lehrer strongly and always recommends the best pathway forward,which is encouraging mixed use development in our districts. The manner in which we get there will be further discussed by way of the Development Agreement process if there is success with the process. CAC overlay review and recommendations We can frame and focus the conversation in a manner that is productive in response to community concern in terms of addressing housing crisis and protecting what folks in Mashpee are proud of. In terms of technical recommendations, they are limited. If a compact, mixed use, walkable neighborhood is what we are pursuing, a mixed CAC would achieve that. His primary takeaway was in regards to building height. Mr. Lehrer recognizes the discomfort in building 4-5 story buildings in Town. As a professional, certain uses benefit height, such as a hotel. We can build in a mechanism for specific uses to allow height by way of special permit. Other recommendations regarding inclusionary zoning requirements of the zoning bylaw. Mashpee Commons proposed a minimum of 10% affordable housing throughout the buildout. Mr. Lehrer wants to make sure we are cognizant of the impact it has on the inventory,which currently sits around 5.3%. The SHI is the number of deed restricted affordable units at 80% or below AMI, divided by units in town. As we add units to the denominator is has impact on the numerator. To ensure the 10% figure, if that's where we land, is advantageous to the Town as we still want to achieve our goal, as required by Chapter 40b. His recommendation is the Planning Board seek a recommendation from the Affordable Housing Committee to ensure the potential is maximized in making diversified housing types available for different age groups and incomes. In turn, we need to narrow the focus of zoning moving forward. The major impact in terms of density is in the regulating plan and layout of subzones. He is making a recommendation to refocus zoning. It is designed to achieve a certain built form. He urges the Board to focus conversation of how do we reconfigure the layout with regards to the River and Trout Pond by way of the layout. Then they can come to some consensus to redefine density in the zoning itself, according to those changes. 9