Committee weighs multifamily overlay to encourage housing on already-developed parcels

Committee members reviewed a staff presentation on a proposed multifamily overlay that would encourage redevelopment of large, already-disturbed commercial parcels into mixed-use housing and commercial space.

Why it matters: Members said the overlay is intended to steer growth toward paved, previously developed parcels rather than clearing forest or greenfield sites. The concept seeks to balance increased density with design guidelines, tree-lined streets, and restored pervious surface.

Presentation highlights: A presenter showed maps and site examples including the Ocean State Job Lot plaza and other large paved sites. The overlay would incentivize reduced impervious cover (the presenter noted a target of restoring 30% of pavement so coverage would not exceed 70% for redeveloped parcels), encourage ground-floor retail with housing above, and add complete-streets elements and tree plantings. Members discussed incentives—allowing slightly greater height or density in exchange for streetscape, open space and pervious-surface restoration—rather than using eminent domain or forced rezoning of private property.

Constraints identified: Several members cautioned that high groundwater and lack of sewer in many sites limit near-term redevelopment; wastewater upgrades and recharge-area planning may be prerequisites, meaning redevelopment could be phased over years. The committee also discussed town-owned disturbed parcels and sand pits as possible long-term opportunities.

Next steps: Staff will continue to refine overlay language and mapping and coordinate with the Cape Cod Commission and planning board on design guidance and public participation.