Building Heights A Concern In Prence Review

ORLEANS – The size of two large buildings planned for the rear of the existing Governor Prence Inn property on Route 6A was cited as a concern by the zoning board of appeals and members of the public last week.

 In the board’s opening hearing May 20 on the proposed 78-unit 40B development by Preservation of Affordable Housing, Housing Assistance Corporation and Habitat for Humanity Cape Cod, objections were raised about the massing and design of two three-story buildings planned for the back of the property, which together would house the development’s 61 rental units.

 “It just seems like it’s quite a lot,” said zoning board member Sibel Asantugrul, who also described the design of the two buildings as “repetitious.”

 The 61 rentals will be eligible to tenants who make between 30 and 80 percent of the area median income in Barnstable County. The project also calls for the construction of 10 townhouse units for ownership across two buildings fronting the property along Route 6A, and seven single-family homes on the east of the property that will be deed restricted as affordable and overseen by Habitat for Humanity.

The town and the affordable housing trust purchased the 5.5-acre property at 66 and 76 Route 6A in 2021 for $2.9 million. Studies and public input taken to determine how to utilize the property determined a desire to see it developed into affordable and workforce housing.

POAH, HAC and Habitat were awarded the project in June 2024. Additional details call for two curb cuts allowing vehicles to enter and exit the property from Route 6A. There will be 122 parking spaces in total, as well as three public green spaces at the front of the proposed development, in the middle between the townhouses and one of the two large buildings, and in the back abutting the Cape Cod Rail Trail. An onsite sewer system will connect to town sewer via Route 6A.

While support was voiced for the townhouses and single-family homes, board members and residents were vocal in their displeasure with the two largest buildings, which measure 41 feet in height. 

Bob Wilkinson, an alternate member of the zoning board, said he would support the project without the two large buildings, a move that would eliminate the project’s rental component entirely. He said as Orleans and the Lower Cape become increasingly crowded, he was concerned that the town might be building beyond its housing needs.

“At what point do we have enough?” he asked.

Stephanie Gaskill of Orleans called the rear buildings “massive” and said the town should focus more on building units where “people can move in and stay” as opposed to rentals.

But Mark Mathison of the select board said that the town needs rentals as much as it needs units for ownership. He also noted that the 61 rentals are needed to keep the 17 ownership units planned for the townhouses and single-family homes affordable.

“This is what Governor Prence is supposed to be,” he said of the mix of housing options.

The town has a goal of creating between 300 and 350 units of new affordable and/or workforce housing in the next 10 years to effectively meet the needs of people across various incomes, noted Elizabeth Jenkins, the town’s assistant director of planning and community development.

“We simply have not built enough housing for people living in our community,” she said.

But concerns about the project design were such that the zoning board entertained discussion about how best to position itself if it ultimately decides to deny the project. Specifically, the board discussed whether or not to apply for a “safe harbor” designation from the state’s Executive Office of Housing and Livable Communities.

The safe harbor designation can be awarded to communities whose overall housing stock is at least 10 percent affordable. Jenkins said that Orleans is currently at just over 11 percent affordable.

The designation, Jenkins said, helps create a “pathway” for the board to deny unwanted 40Bs, or projects that reserve at least 25 percent of their units as affordable. But the board only has 15 days from the start of its hearing on the project in which to apply for the designation.

“What would be the downside to making the petition?” asked Orleans resident Jamie Demas. “It’s just a contingency.”

Zoning board chair Gerald Mulligan cautioned against denial of the project, however, noting that the town is the project applicant. He instead argued that the board should work with the applicants to modify the proposed plan toward something that can be approved.

“We’d be appealing the town’s application,” he said of denying the project.
 But concerns remained. Peter Haig of Orleans said he was one of a small group of local architects that volunteered their time to put together a design for the project that he said was “way better” than what the applicants are proposing.

“I can tell you that there was very little interest in anything other than what they were doing,” he said. 

Ed Peppin of Orleans was more blunt in his assessment.

“How could anybody ever approve this? This is terrible,” he said, adding that he believes that the town “has met its obligations” for creating local affordable housing.

Those criticisms didn’t sit well with the project’s architect, Paul Attemann.

“I’m getting a little emotional about this, because what I’m hearing is an open slap to the face before we even have a discussion,” he said.

Not all public comment directed toward the project was negative. Tim Counihan of Orleans said the larger buildings are needed to accommodate the 78 units.

“We need the housing,” he said. “We need the younger folks in town.”

The zoning board ultimately opted against seeking the safe harbor designation, deciding instead to work with the applicants to modify the project. The board asked the applicants to address concerns with the massing of the two rear buildings as well as provide more details on trees and plantings for the project. 

The board will hold its next hearing on the project on June 24.

“It’s good,” board member David Lyttle said. “It’s a good project for the town. But it’s our job to try and make it better.”

“I can’t think of a better team that would absolutely work with you,” said the project’s attorney, Peter Freeman.