Press & Commentary
Barnstable Patriot Column --December 2005
Two weeks ago, the Town Council missed the opportunity
to increase the Town's inventory of affordable housing
in an incremental, user friendly fashion by failing
to pass the Affordable Housing Overlay District (AHOD)
by one vote. Under that initiative, developers could
choose to present an affordable housing project proposal
to the Planning Board and the Housing Committee for
consideration. If the concept passed preliminary review,
the developer would be referred to the Town Council
for a rezoning petition. If the Town Council approved
the zoning change, the project would come before the
Planning board again for negotiation and fine tuning.
At every stage, the public would have the full opportunity
to support or reject the proposal.
The AHOD was intended to be the carrot to developers
to voluntarily create less dense and more affordable
housing developments scattered throughout town. It
was meant to provide an alternative (not a replacement)
for the stick now known as Ch. 40B Affordable Housing.
The proposed AHOD was the difference between the reality
of a 148 unit five building affordable housing project
placed in an industrial park or the better alternative
of a cluster of attractive town homes on smaller,
scattered lots. Ch. 40B housing by its very nature
tends to be large developments, crowded into an urban
center. This is contrary to Barnstable's stated goal
of creating 10% of the affordable housing stock in
each village. The AHOD makes reaching that goal possible
in the each village with respect and consideration
of the village plans, the Barnstable Local Comprehensive
Plan and the Cape Cod Commission Regional Policy.
While I agree with the December 9th Barnstable Patriot
Editorial 's opinion that the AHOD was worth the effort
of reworking, I take issue with the implication that
the submitted draft may have been prematurely presented
to the Council last week.
The fact is the AHOD was introduced to the Town Council
in July 2005 after months of discussion, and drafting
by members of the Town Manager's office, Growth Management
team, Housing Committee and Planning Sub-Committee.
Each member of those committees brought with them
years of expertise. A Planning Board subcommittee
met in open session each Tuesday for two hours wherein
the AHOD was always a topic of intense discussion.
As liaison to the Planning Board, I attended most
of those meetings. Various members of the Housing
Committee, town administration and staff, councilors,
Zoning Board of Appeals and members of the public
were welcomed at and frequently attended these meetings.
Every concern and comment made by any member of the
public, staff or Council were taken seriously and
considered fully by the subcommittee.
The concept was before the Council on three occasions,
including one workshop and was the subject of several
public hearings. It was redrafted on at least three
occasions.
Although the forty percent goal may have sticking
point with one or two councilors, the number was not
chosen arbitrarily and should not be compromised.
Forty percent is the approximate number of Barnstable
residents who would be eligible for this type of affordable
(including the definition of workforce) housing. This
number is a goal, but not one cast in stone. Part
of the negotiating process between the developer and
the Planning Board could include a discussion of the
forty percent affordable housing requirement. If the
project was a good one and supported by the community,
but the goal of forty percent could not be possible
or desirable for the given location, cost, concept
or design, the amount of affordable units could be
reduced.
The AHOD is meant to be flexible, but it is important
not to compromise the goal of increasing the affordable
housing stock, by increasing the market rate stock
in disproportionate measure. Most of the villages
have or want 2 acre zoning and part of the charm and
draw of Cape Cod is its rural, scenic and historic
character. There is already a large inventory of market
rate homes. Increased housing density and sprawl are
counter to that appeal.
Some councilors opined that the forty percent threshold
was too high and would only be used by developers
who already owned the land or could get land at reduced
price. My answer to that is -great! The AHOD is not
meant to be a gift to developers but rather another
tool in the tool box to create houses for our teachers,
firemen, and nurses. It is not meant to be punitive
to developers either. A developer can always go the
Ch. 40 route which requires only 25%. However, the
AHOD offers flexibility, predictability and a more
cost efficient way to work within local village plans
and the town's smart growth initiatives. If the Ordinance
is enacted and the Council finds that the forty percent
is a disincentive, the Planning Board and Housing
Committee have committed to revising or scraping the
initiative. Perhaps one revision that could be made
now would be to add a sunset clause forcing the Council
to revisit this Ordinance yearly.
The AHOD will be before the Council again. I hope
that the Councilors who may have felt the AHOD was
not well vented, will take the time to educate themselves
further.
Other news:
·__Congratulations to Debbie West for organizing
a successful Christmas stroll featuring the commemorative
Barnstable Village ornament still available at Kevin
Nolan's Barnstable Pottery shop. Thank you to all
the volunteers and villagers who braved the cold and
snow flurries to make this annual event a lot of fun.
·__The Civic Association voted to support the
Hollow Playground. Contact me if you would like to
help Allison Bressette and Kara Beal in their fundraising
efforts. Thanks to Les Hemmila and his friends for
supporting this effort and offering a great raw bar
at the stroll. As an aside, the Town is looking into
safety improvements at the intersection adjacent to
the Hollow
·__Members of the Planning Board attended the
Civic Association meeting to present the proposed
zoning change for Barnstable Village, which generally
includes an increase from 1.5 acres to 2 acres west
of the sewer line, from 1 to 1.5 acres east of the
sewer line, and no change (1 acre) along the sewer
line. Please see my website for details.
·__Kudos to our Barnstable DPW and the Massachusetts
Highway Dept. for their quick attention to downed
trees throughout the village. Much appreciated!
Wishing each and every one of you a safe and happy
holiday.
--
Ann B. Canedy
Barnstable Town Council Precinct 1
Box 23, Cummaquid, MA. 02637
I invite your opinion.
What’s your issue? Send
me your comments. Thank you, and it continues
to be a pleasure to serve the people of Barnstable.
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