Density Options

The Town Center or any undeveloped area would likely be the more agreeable candidates for greater housing density projects, but would require significant zoning changes. I think these areas would more easily accommodate such zoning changes, but be difficult to get in place. Significant zoning changes I think seem to run into, what I think are diametrically opposed visions of Cape Elizabeth - rural/agrarian vs small urban/city environments.

I encourage affordable density building, in the Town Center. People could easily live with 1 car, or no car. The necessities from IGA & CVS would be easily walkable, as well as the Library, Town Hall, Police/Rescue, Community Services, and all 3 schools & playing fields.

Definitely town center. With the installation of sidewalks, it makes it much easier for those to make use of the services there and hopefully increase traffic to new and existing businesses.

@Jennie. At the end if the day there is limited space for new development of any density. On the South Portland border there is not really space. Town center has space and there is Gull Crest/ Transfer station area. Town Farm and Jordan farm are subject to conservation easements. Outside of other conserved land that leaves Sprague land, Maxwell farms strawberry fields, Alewife Brook farm and land on 77 South of town center, pretty much all of which is in private hands who do not appear to want to sell

I live in East Brentwood, outside the official town center. I would like to encourage greater density in the town center, and even further... to areas that are easily walkable to the town center, due to access to schools, library, IGA, CVS, pool, Community Center, & a couple of eateries. Greater density would support more amenities in the town center and more interactions with people in a downtown that has some "third spaces" and character. I was lucky to move here when I did; I could not afford it now, by a long shot. There are other areas, like near the South Portland line and the amenities there, that would be good places for greater density. Young people are willing to spend more to live in walkable places (https://www.planetizen.com/news/2023/07/124384-survey-says-us-homebuyers-especially-gen-z-want-walkable-neighborhoods) I believe greater density near amenities will improve, not degrade, our town, particularly if we have design elements involved. - Jennie Smith-Brock

town center would be ideal, but other areas of town could work as well

Kevin

I agree, and any tax base increase helps, but in many ways it does not move the needle. If we had 50 affordable housing units valued at $300,000 each that would be $15 million of new tax base and at the current mil rate of circa $20 that would be $300k per year in new tax revenues. Less that 1% of the town budget

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@Tom Murley I really appreciate all of your comments here and on the POD. One thing maybe to consider is the average cost per student is pretty high, but the marginal cost (the actual cost to educate a single extra student) probably isn't that same number. Certainly municipal finance is a much broader and nuanced thing than all of this, but if the broader point is using housing to expand the tax base, I definitely think that's a worthwhile point to consider.

@Tom Murley so true but not sure these numbers account for economies of scale. For any of us with friends or family looking for housing, it’s clear we need more. Also, with the majority of our voting population over 65, we need housing to attract younger people for the long term viability of Cape.

@Donna Lamberth i agree, but the incremental tax revenue depends on what you build for. If we are trying to attract families and more kids for the school given that we spend $20k per year per student affordable family housing may not cover the additional costs as lower value properties pay circa $6k in tax