Twelve months ago, I was one of those people convinced that we should delay the development of affordable hosing at 419 Woods Hole Road (a.k.a., Webster Woods) to see if viable alternatives could be found.
However, during the intervening months, I've learned much more about 419 Woods Hole Road and the proposed alternative at Oshman Way. I even walked the parcel earlier today.
I have changed my mind.
So, I present to you what I know - with apologies to David Letterman - as my "Top Ten" reasons for voting for Article 41:
10) It's not conservation land... 419 Woods Hole Road was donated to the town for a school - essentially, for municipal development. When we needed a fire station in Woods Hole, the Webster heirs were asked - and agreed - to remove the school stipulation so that the property could be used for any municipal development.
9) ...but most of it will be protected. More than 11 acres of this 16.2 acre property must remain undeveloped because it is box turtle habitat. Article 41 would set aside more than 13 acres under a conservation restriction.
8) We're going to develop some of it anyway. Article 37, which is seen as an alternative to Article 41, would set aside three acres for some undefined, future municipal development, which could include affordable housing. We're going to develop three acres anyway, so let's use it for affordable housing.
7) Oshman Way is not a done deal. Presented as an alternative to putting affordable housing at 419 Woods Hole Road, Oshman Way (of which Article 37 plays a part) is part of a much larger, more convoluted project...
a) Christopher Wise is redeveloping the old Nautilus Hotel as senior retirement housing.
b) The Cape Cod Commission has required five units of affordable housing as mitigation for Mr. Wise's Nautilus project.
c) Mr. Wise has a purchase and sale agreement with the Woods Hole Oceanographic Institution (WHOI) to turn their Penikese property - currently a dormitory - into four units of affordable housing.
d) Mr. Wise has a purchase and sale agreement with a bank to purchase Oshman Way. One of Mr. Wise's five affordable units would go here; additional units of affordable housing (12 have been suggested) would be constructed here - in lieu of 419 Woods Hole Road.
Now for the rest of the story...
e) Before Mr. Wise can turn the Penikese property into affordable housing, WHOI must first replace the lost dormitory space. This includes permitting and construction, which could take years. If the Woods Hole community objects to WHOI's plans, WHOI can back out of the deal and Mr. Wise will likely have to put all five of his units on Oshman Way.
f) Before Oshman Way becomes affordable housing, Mr. Wise must get all of his permits and financing for his Nautilus project. Again, this may be several years away from fruition.
g) Before any development can proceed on Oshman Way, the erosion and conservation issues must be resolved. There are agreements to do this, but this could add months, if not years, to the timeline.
6) 419 Woods Hole Road presents significantly fewer hurdles. If town meeting approves Article 41, the selectmen could write a RFP and begin soliciting bids before the new year. If money is needed, Community Preservation Act funds could be requested and approved at the spring town meeting in April.
Not only are there fewer steps, but Falmouth controls all of those steps.
5) Control our own destiny. If we are to have local control over the development and construction of affordable housing - including 40B projects - we must create affordable housing. As we learned with the Little Pond Landing project, any significant undeveloped parcel could become a large, ultra-dense 40B. Unless the town makes significant, steady progress in the creation of affordable housing, we will continue to be at the mercy of private developers.
4) There will be traffic no matter what. Whether it is at Oshman Way or 419 Woods Hole Road, there will be 12 new units of housing along Woods Hole Road.
3) You can build on moraine. Many of the homes from Woods Hole to North Falmouth were built on the same kind of terrain you find at 419 Woods Hole Road. Hills and rocks have never stopped development before.
2) Affordable housing benefits the town. To buy a $300,000 house, you have to make more than $85,000 a year, but the median income in Falmouth is less than $45,000/year. This is roughly the starting salary of our teachers, firefighters, police officers and other town employees.
During a joint meeting with the Community Preservation Committee, Selectman Kevin Murphy stated, "We don't have an open space crisis, we have an affordable housing crisis." A lack of affordable housing is a lack of housing for the very people who make our town work - and who are leaving in droves because they cannot afford to live here.
And the number one reason why Article 41 should pass?
People are more important than trees. Actions speak louder than words, and earlier this year, I expressed my disappointment with those who talk the talk, but don't walk the walk. Anyone who thinks we should save a few trees instead of building homes should be first in line to donate their houses.
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