Directed Growth Powerpoint Introduction

Summary of the workshop’s vision for Directed Growth on Cape Cod:   The Cape will contain high-density, mixed use village centers/downtowns with defined edges that separate them from outlying rural areas that are characterized by open space and lower density development.

Directing growth to appropriate areas – those adjacent to or within existing area of development and served by infrastructure – is key to maintaining the quality of our environment and our lives.   Yet every day we see forests and open lands felled to bulldozers, as low-density, monotypic suburban development spreads ever farther from our traditional town centers, intruding on lands that have for generations supported farms, forests and critical wildlife habitats.

Imagine Cape Cod in 2020:   Is it too late to stop “sprawl” development and protect remaining open landscapes while enhancing the quality of the built environment in our traditional downtowns?   How can increased density and a mix of residential and commercial uses actually enhance our quality of life and boost the Cape’s economy?   Can more growth in areas that are already partially developed help prevent the development of open lands far from existing centers?   How can a more dense, urban form of growth provide housing for our workforce other than expensive single-family detached houses?   Can a mix of residential and commercial uses reduce traffic on our roads by creating a more walkable and transit-accessible environment for work and shopping?

The group began by asking if the sprawl issue was really applicable to Cape Cod, had the train already left the station?   A workshop participant noted that if development is not controlled, the situation can get worse, for example, through conversions of redevelopable commercial space to upscale condominiums.   It may be time to start “undeveloping” and moving uses to more appropriate areas.   It was also noted that although some towns may be nearly built-out, many towns still have areas for potential growth.

The conversation moved to how growth can be directed in such a way that it does not perpetuate sprawl, with a participant noting that we need to find a way to direct growth to town centers and away from undeveloped open areas.  

A participant noted that zoning is the allowable use of the property, not a property right.   It was suggested that zoning be changed to promote workforce housing and to protect commercial “workforce” areas.   It was suggested that mixed use zones would help do this, but larger areas should be zoned for mixed use, not individual sites .   It was suggested that growth caps be used as a way to set limits that would encourage the type of growth that is desired, such as affordable housing.    

Undevelopment through transfer of development rights (TDRs) was suggested as a way to move density toward the centers.   A participant noted that it was important to make the things that you want to encourage easy to do and legally possible.

A participant questioned if banks could work together to encourage “smart growth” bank funding options.   It was noted that it is important to put together a good financial package to encourage good development to occur.

The conversation turned to workforce and affordable housing, with one participant noting that we do not need another single-family house on Cape Cod until we have addressed our affordable housing problem.   Market forces were mentioned as a driving force for construction of second homes, where wealthy young people and wealthy retirees compete with year-rounders who have limited incomes and drive up the cost of land and houses.  

It was noted that we may have too much of the wrong kind of retail, while we are loosing the smaller independently run uses.   It was noted thatcommercial sprawl is a big trip generator.

Protection of open space was noted as a way to protect the rural character of outlying areas, and that after the open space is paid off, it has very little maintenance cost, unlike development.

It was noted that one sector that is living the “American Dream” is the immigrant population, which is growing and buying real estate, as well as providing workers in the service sectors.

Suggested Action Items

• Change zoning to encourage the type of development we want.
• Purchase open space.
• Reduce the development potential of rural areas.
• Retain our traditional service and commercial uses near our homes.
• Provide youth with financial educations about spending priorities.
• Creative financing.
• Tax incentive zones.
• Business empowerment districts.
• Overlay districts.
• Lower cost for permitting.
• A good redevelopment authority.
• Development agreements.
• Resolve wastewater infrastructure problems.
• Provide financial incentives for towns to sewer.
• Provide viable options for offsets.
• Revisit zoning and wastewater discharge allowances (i.e. 110 gallons/bedroom is too high for alternative systems, it is not enough to keep them from failing)  

Suggested Indicators of Progress

• High density
• Mixed use
• Range of housing types
• Workforce housing
• Wastewater infrastructure
• # vehicular miles traveled by car
• Rate of open space purchased
• Mixed use by-laws by town
• # of apartments above commercial
• Multi-family permits
• # of Local Comprehensive Plans
• # affordable units
• Amount of traffic on Route 6 and other key locations
• Amount of travel time to go from point A to point B
• Voter registrations as it relates to population density
• Cost of permitting in key areas
• Amount of impervious surface "car habitat"
• % of houses serviced by sewers