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Discussing the Plot Plan for Affordable Housing on Cape Cod

Bob meets with Joe Valle, the developer and general contractor for the River Hill development in Mashpee, Massachusetts, on Cape Cod. Although Mashpee has zoning laws that restrict housing development to minimum two-acre lots, Valle found that this land could not be adequately broken up into two two-acre parcels. So, he applied for zoning relief through Massachusetts' Act 40B and was able to use the 4.5-acre parcel to build 11 homes, four of which are affordable. Valle shows Bob the plan for the new neighborhood, indicating where the affordable homes will be located. He also shows him the available house-plan options. Homebuyers may choose from a Colonial, a Cape, or a ranch model. All homes will be of the same size and specifications, ranging from 1,320 square feet to 1,600 square feet. They will be finished with wood siding, either cedar shingle or clapboard. Valle explains that 40B affordable houses may not differ in size, appearance, or materials from their market-priced neighbors. Valle is also limited, by law, to a 20 precent profit on the development. This will come mostly from the market-priced homes that should sell for around $345,000. He does remark that challenges, like the increase in building supply prices, may limit his profit even further. Still, Valle is excited to use the law as a tool to build beautiful, affordable housing for families who want to live and work in the community.

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Chapters from this episode

Preparing the Site for the Construction of Eleven Homes Now Playing

Preparing the Site for the Construction of Eleven Homes

Discussing the Plot Plan for Affordable Housing on Cape Cod Now Playing

Discussing the Plot Plan for Affordable Housing on Cape Cod

Affordable Housing Problems on Cape Cod Now Playing

Affordable Housing Problems on Cape Cod

Discussing Community Planning at Mashpee Commons Now Playing

Discussing Community Planning at Mashpee Commons

Clip Transcript For:

Discussing the Plot Plan for Affordable Housing on Cape Cod

computer-generated transcript - may not be 100% accurate

" Joining us now is Joe value of the developer on the project and that we are on -- parcel that's what three -- four X four and a half pages Bob we're happy acres and was there something here. There was -- little's camp at one time and we took that out maybe several months ago and it's originally and basically yes we're -- region where. There were people coming here and building little summer cabins and summer camps a generation ago. Yes but it's land that did not get developed it wasn't that desirable no not developed at all. Its zoning was for two acres yeah. House lot so a minimum of two acres per house right so we had a the ability to put two homes here in the land. And it really didn't lend itself very well of that because of some topographical issues we had. So there's usually put in 22 acre lots one of them was not very desirable no not at all we have a small depression that would have made it quite difficult so really. The land lent itself so well to this use and our ability to look at it as if from world. Blank slate. How many lots are we talking a total of eleven lots and lots and you've got a plot plan I do standing. Now so we're standing right over here. That's correct yep and this is the road which is a quiet country roads yes it is yet meeting house road right not very well you never -- or use. And so. Will the affordable houses be in any particular location yes I can point them out for you. This is one of our affordable homes on this lot we have an affordable. Home here. Affordable home here in affordable home. In this location and then the others will be there will be market home market values now what is a market value -- value here ranges from between 339000. Dollars to. 359000. Dollars that's a big number. But of course this is Massachusetts and this is vacate we very desirable area. And as we know that's what makes it difficult for young people and and teachers and policemen to afford houses. The houses themselves will look like this yes there we have three different styles got a ranch a cape and a colonial. And they range in size from about thirteen 120 square feet to. About 1600 square feet they're very traditional homes traditional styling traditional plans what kind of siding Bosnia siding will be wood siding. -- white cedar shingle and white clapboard white cedar which is relatively upscale materials and I guess. What I want to get at is that there won't really be any difference in the appearance or in the quality -- of the of the houses between. An affordable house and a market goes -- right all the homes. Need to look the same have the same styling in the same exterior and interior of the specifications are all the same both inside and out yet that's that's. The beauty of what we're doing and how is it that it works it's it's basically legislation and and cooperation with the town right yes. What the legislation does is it gives us the ability to create a plan. That takes best use of the land and actually to increase density somewhat. By doing that we're able to offset the cost of the affordable homes which really we're building. -- less than cost yep and they get offset by the market homes hopefully. And that's the whole theory behind this kind of how and what about the developer's profit well we're limited in our profitability. And that we have a 20% cap on costs. Sometimes. You've reached that although well. In this community it's gonna give it difficult to reach that 20%. Simply because of all the costs that we will have been that the escalation in cost since we started. Our building costs have gone out yet. Price sheet of plywood has kind of doubled in the last doubled and then it seems to keep going on this we're trying to reconcile there was going to be exciting to watch yes thank you."

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Working to Develop Affordable Housing

Bob is in Mashpee, Massachusetts, where the affordable housing project is well underway with five of the eleven homes currently under construction. Bob talks with developer and general contractor Joe Valle about the pace of the project and the four homes that will be designated as affordable by housing agency guidelines. Valle introduces Bob to Zella Elizenberry of the Mashpee Affordable Housing Committee, Jamie Regan the chair of the Mashpee Zoning Board of Appeals, and Eric Smith, the Mashpee Assistant Town Planner. Together they explain the process that led to the approval and construction of Mashpee's first ever 40B affordable housing project. Regan explains that just 10 years ago zoning would have permitted the construction of four homes on this parcel of land, but today it is zoned for only two. While the board sees the need for affordable housing, they wanted to be sure there would be moderately priced housing, too. Elizenberry explains the original intent of the law, which was to prevent "snob zoning" or exclusion of lower-priced, affordable homes in wealthier communities. In exchange for the zoning relief, developers are required to provide 25 percent affordable housing in a development governed by Act 40B. Smith adds that the key areas where zoning relief was extended to the project are in reduced lot size and reduced frontage for the homes. They all agree that this development must speak well for Mashpee and its commitment to quality affordable housing. By law and by intent, the affordably priced homes must be identical to the market-priced homes in the same development, in terms of materials, workmanship, and design. Bob notes that the development is built on a cul-de-sac, which is perfect for young families.

Discussing Falmouth's Model for Affordable Housing

Bob visits with John Druley of Quaker Homes in Falmouth, Massachusetts. Druley is developing a parcel of land in Falmouth that will have eight homes, two of them affordable for families earing a modest income. Bob and Druley discuss the reality of housing in Falmouth, where one-acre building lots are required for new housing. A lot, Druley explains, will sell for around $300,000 with no construction. For this development, Druley has invoked Massachusetts' Act 40B to gain relief from zoning restrictions such as the one-acre minimum lot size. In return, Druley must make 20 percent of the homes available as affordable homes, for those earning up to 80 percent of the area's median income. The lots are 10,000 sqaure feet with a 40-foot setback from the road, 10-foot sidelines, and a 45 to 50-foot backyard. The homes are 1,800-square-foot Capes with attached garages, clad in white cedar shingles, with skylights, architectural-style roof shingles, and no-maintenance, energy-efficient vinyl windows. Druley explains that the affordable and market-priced homes must be indistinguisable in design, materials, and layout. The state assigns a 40B auditor to monitor the project and assure that no corners are cut on the affordable homes, and that the developer earns no more than 20 percent profit from the development. Druley explains that the market-priced homes in the neighborhood will sell for between $375,000 and $400,000, which will help offset the $119,900 selling price for the affordable homes.

Building Affordable Housing Under Act 40B

Developer Joe Valle explains Massachusetts' Act 40B to Bob. This statute allows a developer to make full use of the land, without the constraints of stringent town zoning laws, in exchange for the creation of quality affordable homes. This four-acre parcel would typically have two homes, but Act 40B has allowed for the development of 11 homes, four of which are affordable in price. They will sell for half the price of the market homes in the neighborhood. The remaining homes will be sold at market price, but by law all of the houses must be of the same quality, size, workmanship, and layout.

Affordable Housing Problems on Cape Cod

Bob talks with Pat Fiero of the Housing Assistance Corporation about the difficulty in finding land and developing affordable housing on Cape Cod. Fiero tells the story of Dennis, Masssachusetts, where a forward-thinking zoning bylaw allows development of undersized lots if used for affordable housing. The reality is that neighbors have banded together to block such projects, so they do not come to pass. Known as the NIMBY (not in my backyard) response, such thinking prevents people who work in these communities from being able to live in them. It also keeps many who have grown up in these towns from being able to raise their families there.