Tired of MegaMansions Straining Our Town?
Rally to Preserve Mashpee’s
Shared Values, Waters, and Financial Stability!
Razing & Replacing is ok and will continue under Section 17. The problem is a single exploitive paragraph that was added in 2018. It is called 17.1. It was done for the 0.1% but it impacts all of us.
May 1st 2023 Town Meeting Warrant Article #45 returns us to the pre 2018 Raze & Replace Zoning Bylaws, a responsible zoning code that existed for decades. {UPDATE: The result of the vote was 60% in favor and 40% opposed. Unfortunately, while a solid majority of voters were in favor, a zoning bylaw change requires 67%. This would have been more likely to pass had the Fin Com not recommended against the article 6-0. The Selectmen also stood against it by 3-2. That make 9 of the 11 Fin Com and Select board members out of step with the Town Meeting voters.}
This will not prohibit anyone from rebuilding or renovating their house. It simply ensures that raze and replaces are done responsibly and that they do not harm our neighborhoods and waters.
Raze & Replace was implemented in 2018 to benefit a handful of luxury projects and has resulted in the harmful explosion of MegaMansions around Mashpee.
Mashpee’s zoning bylaws have always allowed for razing & replacing and many people have done it responsibly. A key section of the bylaw that allows for Continuances, Extensions, and Alterations is 174-17. That section stays in place as is. What needs to go is the new Section 17.1. 17.1 rewards non compliance, harms neighbors and neighborhoods, and enables the exploitation of wetlands and waters.
17.1 Raze & Replace Repercussions
These expansions can increase house size by 4, 5 or more times and contribute to the Overdevelopment of Mashpee. By converting year round or moderate size houses into Maximum Size Mansions or High Capacity Airbnbs, this process squeezes out local and year round families.
Section 17.1 of Raze & Replace has stripped neighbors and neighborhoods of long standing protections and exposed them to irresponsible behavior and wasteful development. Under the bylaw as written, neighborhoods do not have a say in what is more detrimental to where they live.
Mashpee's Troubled Waters
These expansions have a large impact on the amount of septic waste dumped into our waters. Often they are close to the Ponds, Rivers, and Bays so the sewage has a short "TIME TO TRAVEL" to water bodies. Their size and location means they quickly and significantly add to our water pollution.
The increase of septic waste means that the average taxpayer in Mashpee is funding the wastewater treatment costs for Airbnb Operators, Property Speculators, and Luxury Property Owners and Investors. Section 17.1 of Raze & Replace was specifically designed by them and for them to maximize their profits or the size of their trophy house.
These projects harm our waters by creating a much larger installed sleeping capacity per structure, an explosion in the number of toilets and high volume use of washing machines, dishwashers, and pools and spas. All of that waste water is literally dumped into a cement chamber next to the house. For houses that are 300 to 500 feet from a Pond or Bay, this is essentially the nitrogen and phosphorus functional equivalent of running a pipe to the water’s edge.
Mashpee’s Strained Community
Mashpee's ongoing housing and environmental challenges are making it increasingly difficult for local residents to maintain the health and character of their neighborhoods and to afford and manage necessary updates to their homes and properties.
Section 17.1 of Raze & Replace allows the expansion of non conformities with only a special permit. There are no metrics for these permits, making them subjective in nature. This results in uncertainty in zoning decision process - a bad situation for local residents, neighbors and even investors. It is difficult to plan, when on any given night, no one knows what they are going to get. People with money and lawyers can build new houses that tower over your existing house, put up very long and tall sheer walls a few feet from your lot line, and expand closer to the street. The modest house on a wooded lot near you or on your local Pond is transformed into a large capacity Airbnb or someones new luxury property.
17.1 Raze & replace has caused numerous Lawsuits to which the town is party and creates disputes between neighbors.
As a result, numerous families find themselves in difficult situations, with their yards, streets, and septic tanks flooded, at higher risk for the spread of house fires, and sometimes forced to leave their community. This not only erodes the fabric of Mashpee's close-knit community but also highlights the urgent need for more sustainable and equitable solutions to protect both the environment and the residents of Mashpee.
Actual uses of Raze and Replace 17.1
The chart to the left shows all of the applications to the Mashpee Zoning Board of Appeals for Section 17.1 of Raze & Replace since it was passed in 2018. The most frequent use of the Section is along Popponesset Bay and Beach, followed by Monomoscoy Island, Johns Pond, and Mashpee Wakeby Pond. The average market value of all proposed projects is $1,768,709 and the vast majority are luxury or waterfront developments. The most valuable property is listed on Zillow at $8,495,400.
Debunking Raze & Replace Section 17.1 Myths & Defending Mashpee!
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No. Getting rid of the new Section 17.1 of the Raze & Replace bylaw and promoting responsible development can help maintain or even improve home values. Responsible development creates well-planned and attractive neighborhoods, which draws in more buyers.
A 2019 study by the Urban Land Institute showed that thoughtfully designed developments can lead to increased property values. Additionally, the National Association of Realtors' 2020 report found that 70% of homebuyers consider community development practices important when choosing a home.
2018 Raze and Replace was implemented specifically to benefit a handful of LUXURY waterfront projects. Repealing Raze & Replace will benefit the vast majority of homeowners and the entire community. -
Section 17.1 of the current Raze & Replace bylaw can lead to increased costs for taxpayers, more water pollution, unaffordable housing for local families, the faster spread of house fires, disputes among neighbors and speculators and lawsuits for the town. By reverting to the prior bylaw we can preserve our community's character and save money while still addressing environmental improvements.
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The hidden costs associated with Section 17.1 Raze & Replace projects, include the gentrification of Mashpee and the “Hamptonization” of the town. Replacing 1,200 to 2,500 Square Foot homes with 5,000 - 9,000 Square foot estates eliminates the middle market homes for families and creates a Resort Town comprised of Ultra Wealthy and Wealthy 2nd and 3rd home owners, Airbnb Operators, and Property Speculators.
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Section 17.1 of Raze & Replace contributes to a housing crisis in our community by replacing affordable, older homes with more expensive, larger properties. This makes it increasingly difficult for long-standing residents to afford living in their hometown.
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Section 17.1 Raze & Replace projects lead to the destruction of wooded areas and natural habitats. They increase runoff and erosion, and contribute to water pollution by allowing massive increases in structure capacity thus waste water discharge flows. Many of these projects are directly on or near our bays and ponds and therefore have a short nitrogen to water body “Time to Travel”. Wastewater from Raze & Replace Projects are in the ponds and bays within days, in essentially the same form as they left a toilet. This results in the spread of toxic algae blooms, dead zones, and fish kills - the results of a process called eutrophication.
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Yes. We can repeal Section 17.1 of the 2018 Raze & Replace bylaw and revert back to the bylaws that worked for our town for decades . These bylaws worked well for 99.9% of Mashpee residents, especially year round local families. They absolutely allow for the rebuilding of homes, the building of additions, and for the upgrading of existing structures. They allow homeowners to keep and to rebuild existing non conformities. They also ensure that development is done responsibly so that neighbors are not negatively impacted. Importantly, they ensure that the luxury property industry, speculators, and Airbnb operators do not continue to shift the cost of cleaning up its water pollution mess onto the local taxpayers of Mashpee.
Unless it is repealed Section 17.1 of Raze & Replace is coming for your neighborhood and pond soon.
A Vote to Section 17.1 of Repeal Raze & Replace is a vote for protecting our environment, property values, and local economy.
Let's come together for Mashpee’s future!
When to Vote? May 1, 2023
Where to Vote? Town Meeting, Mashpee High
What time? 7:00pm
Repeal Section 17.1 of Raze & Replace
Attend Town Meeting and Vote ! Don't wait until a property speculator buys the house next to you and you become the next Raze and Replace victim.
Your voice is vital, and your vote holds the power to create change. Please join us to ensure a prosperous future for our town by embracing responsible development and sensible management of our valuable resources.