The shortage of a diverse supply of housing at all price levels will significantly impact the economic growth and development of the Cape Cod region. Both the availability of existing housing and the construction of new housing have an important role in sustaining the region’s economy and the quality of life for Cape residents. The limited supply of "affordable housing" already has had a profound effect on the Cape's ability to retain and recruit working class professionals such as teachers, nurses, policemen, firefighters, nursing home workers, etc. If the Cape is to survive as a real year-round community, we must have housing available for every aspect of the community.
As Cape residents, we are confronted daily with the fundamental reality that there is a limited amount of buildable land available. The question is, will we fail to adequately plan for the use of this land, or will the Cape community recognize the importance of housing to our economic future and plan for and support a reasonable amount of sustainable development?
Recognizing the importance of having accurate data for planning purposes, the Home Builders Association of Cape Cod (HBACC) commissioned an independent study of the availability of buildable lots for single family residences remaining on Cape Cod. This “Build Out Study” was conducted to obtain a realistic understanding of how much land is available for home construction and begin the public conversation around how to best utilize that land to provide a wide range of housing options for Cape residents. Conducted under the supervision of Dr. Nora Ganim Barnes, Director of Slade’s Ferry Bank Center for Business Research at the University of Massachusetts, Dartmouth, the goal of the study was to create a non-biased, third party database of the residential buildable lots available on Cape Cod.
Our research has yielded some important facts:
• The amount of buildable land available on Cape Cod is indeed limited – there are only 21,000 buildable lots
• The 37,000 lots estimated by the state several years ago was an inaccurate estimate; given the more limited nature of the real number, planning for the use of that land is even more important
• Our survey shows that there are very few lots zoned for residential development that represent significant opportunities for preservation of large tracts of open space
• With 1/3 of the Cape already preserved as open space in perpetuity, land already zoned for housing should be used to fulfill that vital need
• In addition, our research shows that many towns have adopted minimum lot sizes of one and even two acres.
Given the limited amount of buildable land available and its inappropriateness for preservation, the discussion should be focused on how to best use that land to provide housing necessary for the region’s economic growth.
In particular, the HBACC believes that towns must reconsider the current zoning tactic of minimum lot sizes of more than an acre to limit growth. This short-sighted attempt to limit development has the double edged impact of encouraging sprawl and the development of houses priced for the top-end of the market (due to the high cost of land).
We hope the information obtained in this report will encourage cities and towns to consider adopting realistic zoning measures that would allow for the development of more densely clustered housing (i.e. cluster zoning and density bonuses). These measures could result in the preservation of additional open space and the creation of housing at a more affordable level. In addition, we urge the entire region to plan for appropriate infrastructure to support future growth both in terms of traditional and alternative technology for waste water treatment systems, transportation, electricity and water needs and cutting-edge technological needs.
The HBACC hopes that this study will provide an opening to comment in what should be a positive and productive dialogue throughout the Cape about how to plan for the future. Without housing, there can be no economic growth. Without planning, our ability to create and sustain new housing is limited. Without cooperation, neither will happen.
The leadership and general members of HBACC are committed to working closely with local and regional leaders to plan for our region’s future.