Proposed hotel resort zoning august 30 2010


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Hotel Resort Zoning Slideshow for the Dennisport Revitalization Committee Hotel Resort Zoning Forum August 30, 2010

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  • Welcome and thank you for coming tonight. Over the next half hour or so I will be presenting to you the efforts of the Dennis Economic Development Committee to look at, and address, the needs of the Dennis Tourist Economy. This effort has taken two paths, the first, which we are here tonight to discuss it the Proposed Hotel Resort Zoning. The second, and equally important, is the Dennis Seasonal Resort Community Zoning. So that there is no misunderstanding, these are two distinctly different and independent zoning proposals.
  • What people are saying: “ This place is very clean, but extremely dated. You can tell it was built in the 50's and no renovations since.” “ We stayed in a small room …not to mention the small kitchenette ….” “ The rooms are small and motel-ish but clean.” Of the five closed hotels, two are in Dennisport. Of the 230 hotel rooms lost, 97 were permanently eliminated, the remaining were converted to time shares and lost from the “transient” tourist stock
  • Rooms Tax revenue has dropped by nearly 30%, unadjusted for inflation, between 2000 and 2008. This is quite dramatic, given room rates have generally climbed during that decade. The loss is clearly tied to the overall loss in rooms.
  • Rooms – $3.35M Food and entertainment – 3.75 M Retail purchases - 0.7M Direct expenditures – 7.8M drop
  • Secondary spending, dropped 4.8M Total hotel related expenditures dropped $12.6 M During a growing economy from the lows of the post 9-11 period to the peaks of the recent boom, the local jobs growth missed out on 210 job opportunities.
  • Prior to 1973 hotels grew with almost no limitations due to zoning.
  • When zoning came into existence in this area,
  • The by-law clamped down on these uses and established extremely difficult restrictions for most properties.
  • In 1984, while the local comprehensive Plan called for improving tourist opportunities,
  • Zoning became even more restrictive, leaving only the largest of properties capable of supporting a hotel/motel use and rendering most hotel and motel properties, non-coforming.
  • Cape Cod Times April 15, 2008 Resort renaissance Critical zoning changes invite new investment along our motel strips. Yarmouth's tourist industry was stuck in the past for a generation, throttled by zoning that stifled new development and even redevelopment of old motels. Both Dennis and Yarmouth saw their motel rooms tax revenue drop by just over 8 percent in fiscal 2007. Many skeptics think planning boards exist to say no — to stifle economic growth and subvert property rights. The irony in this motel renaissance is that town planners are working closely with economic development committees to kick start our stalled tourism economy.
  • Height comparisons: West Dennis Village Center and Mixed Use Marine areas 42 feet Dennisport Village Center 42 feet Yarmouth is 45 feet and three stories along Route 28 and 48 feet in its South Beach Motel District Barnstable:  Hyannis Business District 46 feet, Route 28 near airport 5 stories, Falmouth 50 feet The bulk plane restrictions will open up a diagonal view shed along Chase Avenue, Old Wharf Road and the four public parcels providing access to the ocean, Sea View Park/Cliff Metcalf Beach, Inman Road and Inman Road Beach, Chase Avenue Beach and Raycroft Beach.
  • Provide opportunities for hotel properties along Route 28 to upgrade and modernize. Allow accessory commercial uses targeted towards tourism to co-locate with hotels. Proposed uses, structural heights and setbacks are all consistent with the existing uses, structures and setbacks in the area. Heights are increase by 7 feet.
  • There have been many questions about the visual impacts of the taller structural heights in Dennisport. The goals of this proposal is to allow for greater flexibility in site development and plan review by the Planning Board.
  • Existing structural footprints and 35 foot tall building envelopes within these footprints looking south from the Inman Road/Chase Avenue intersection
  • The same view, with the proposed zoning. In this area, some of the abutting structures are actually closer to Inman Road and the beach than the proposed zoning would allow. In order to make use of the minimum setbacks, the structures would be required to pitch their roofs back from these protected view areas at a building height of 27 feet. Present zoning would allow a 35 foot vertical wall at these locations.
  • Pulling further back on Inman, provides another illustration of the views to the south.
  • And potential building envelopes under the proposed zoning. The front building to the right could be closer to the street, with parking to the side of the structure, with appropriate architectural efforts, or, given the depth of the lot, it could be pushed further off of the property line. The Planning Board Special Permit process would provide an opportunity to work with any potential project in this area to find the best, most sensitive design for each property.
  • The same intersection area looking at it from all angles. The grey buildings illustrate existing zoning building height for comparison. The west angle illustrates the parking at Sea View Park
  • Sea View Park views have com into question. These pictures attempt to illustrate the view across Sea View Park. The light poll in the middle should be looked at for reference, it was located where the pitch and putt used to be located. To either side of it lies privately developed parcels hidden behind the tree line. The other two pictures depict the building envelopes within the existing Soundings and Breakers properties could possible redevelop. The bulk plane restrictions illustrate the required pitch away from Metcalf Beach located in the center of the pictures.
  • Another attempt to illustrate the same concept. The yellow areas in the two building envelopes illustrate the current setbacks at 35 foot heights. Both the Soundings and Breakers Resorts are closer to the property lines today than current or proposed zoning would allow.
  • Another visualization, this one illustrating building heights from an aerial photograph point of view.
  • The zoning provides the possibility of recovering from the past decades loss of hotel accommodations along Chase Avenue, and the possibility for future growth in the Dennis Tourist economy in this area. Actual build-out will be limited by on-site waste-water, amenities offered by the resort and site parking
  • The Proposed Hotel Resort By-law Will Create the “Resort renaissance” identified by the Cape Cod Times. Promote new investment in our tourist facilities. Reverse the loss of motel rooms and motel tax revenue. Kick start our stalled tourism economy by bringing accommodations into the 21st century.
  • Proposed hotel resort zoning august 30 2010

    1. 1. PROPOSED HOTEL RESORT ZONING Dennisport Revitalization Committee Forum August 30, 2010
    2. 2. PROBLEM STATEMENT <ul><li>Hotel rooms in Dennis are aging. </li></ul><ul><li>Since 2000, 230 hotel rooms have been removed from the hotel stock. </li></ul><ul><li>Since 2002 five hotels have closed and four have converted to timeshares. </li></ul>
    3. 3. Town Impacts <ul><li>Lost rooms means lost revenue to the town. </li></ul>-53 rooms -71 rooms -64 rooms -43 rooms
    4. 4. Town Impacts <ul><li>In 2002 direct hotel expenditures were: </li></ul><ul><ul><li>$24.3 M on rooms </li></ul></ul><ul><ul><li>$27 M on food and entertainment </li></ul></ul><ul><ul><li>$5.3 M on retail purchases </li></ul></ul><ul><li>In 2008 direct hotel expenditures were: </li></ul><ul><ul><li>$20.95 M on rooms </li></ul></ul><ul><ul><li>$23.25 M on food and entertainment </li></ul></ul><ul><ul><li>$4.6 M on retail purchases </li></ul></ul>
    5. 5. Town Impacts <ul><li>Secondary Spending (money re-spent in the local economy by local employees and businesses) </li></ul><ul><ul><li>2002: $33.6 Million </li></ul></ul><ul><ul><li>2008: $28.8 Million </li></ul></ul><ul><li>Total Hotel Related Expenditures </li></ul><ul><ul><li>2002: $90.2 Million </li></ul></ul><ul><ul><li>2008: $77.6 Million </li></ul></ul><ul><li>Possibly 210 jobs lost in the Dennis Service Economy </li></ul>
    6. 6. Zoning has not protected the Dennis Tourist Economy
    7. 7. ZONING HISTORY <ul><li>Prior to 1973 (i.e. 1951 to November 15, 1973) – Unrestricted Area, Allowed all Residential Uses that were Allowed in the Residential Zones and Any Business Legal In the Commonwealth </li></ul>
    8. 8. ZONING HISTORY <ul><li>1973 Comprehensive Zoning </li></ul><ul><ul><li>Area Zoned as “Resort Residential” </li></ul></ul><ul><ul><li>Resort Residential district intent “To provide sites for seasonal resource oriented resorts within a seaside residential environment.” </li></ul></ul>
    9. 9. ZONING HISTORY <ul><li>1973 Comprehensive Zoning </li></ul><ul><ul><li>Basic requirements hotels: </li></ul></ul><ul><ul><ul><li>20,000 sf lot size plus 1,000 sf per room </li></ul></ul></ul><ul><ul><ul><li>150 foot lot width </li></ul></ul></ul><ul><ul><ul><li>30 foot front setback </li></ul></ul></ul><ul><ul><ul><li>15 foot side and rear setback </li></ul></ul></ul><ul><ul><ul><li>25% lot coverage </li></ul></ul></ul><ul><ul><ul><li>35 feet, 2 stories </li></ul></ul></ul>
    10. 10. ZONING HISTORY <ul><li>1984 Re-Zoning </li></ul><ul><ul><li>Area Zoned as “Resort Residential” </li></ul></ul><ul><ul><li>Resort Residential district intent “To provide sites for seasonal resource oriented resorts with special attention to preserving the value of land and enhancing the existing vegetation, visual landscape, and amenities with consideration of neighboring properties, and to conserve the value of existing structures and building s with good period design, recognizing the value of recycling old structures and buildings for future generations with good period design, thereby retaining the character of the area, the town and the quality of a rural seaside New England village .” </li></ul></ul>
    11. 11. ZONING HISTORY <ul><li>1984 Re-Zoning </li></ul><ul><ul><li>Basic requirements hotels: </li></ul></ul><ul><ul><ul><li>40,000 sf lot size plus 2,000 sf per room </li></ul></ul></ul><ul><ul><ul><li>150 foot lot width </li></ul></ul></ul><ul><ul><ul><li>50 foot front setback </li></ul></ul></ul><ul><ul><ul><li>50 foot side and rear setback </li></ul></ul></ul><ul><ul><ul><li>70% lot coverage </li></ul></ul></ul><ul><ul><ul><li>35 feet, 2 stories (exclusive of roof), flat roof possible </li></ul></ul></ul>
    12. 12. Zoning has left most hotel/motel properties as non-conforming and unable to modernize.
    13. 13. The Proposal
    14. 14. Modify Dennis zoning to allow for reinvestment in Dennis hotels
    15. 15. The Process <ul><li>Economic Development Committee invited local hotel and motel owners to attend EDC meetings to discuss the problems and their specialized needs. </li></ul><ul><li>EDC studied hotel/motel provisions in neighboring towns and around the country. </li></ul><ul><li>These discussions started in 2007. </li></ul><ul><li>2009-2010 Dennis Port Design Charrette re-affirms the EDC planning efforts regarding hotels in this area .(pgs C8, C13, C14) </li></ul>
    16. 16. Planning Process Goals <ul><li>Protect existing, remaining hotel rooms. </li></ul><ul><li>Create mechanism to recover lost rooms. </li></ul><ul><li>Allow for hotel properties to expand to meet the needs of modern travelers. </li></ul><ul><li>Correct zoning which placed a hotel/resort area within a residential zoning district. </li></ul>
    17. 17. Dennis Hotel Resort District Zoning Proposal Two New Zoning Districts
    18. 18. Dennis Hotel Resort District Zoning Proposal And modifications to hotel uses located in the General Commercial II Zoning District
    19. 19. DENNISPORT HOTEL RESORT AREA <ul><li>Within the Dennisport Hotel Resort Area, the district would include the properties immediately adjacent to the water and Chase Avenue. </li></ul><ul><li>A few properties along Old Wharf Road would also be included as they are also operating motels. </li></ul><ul><li>The area contains about 41 acres of land. </li></ul>
    20. 20. DENNISPORT HOTEL RESORT AREA <ul><li>The Dennisport Study area is comprised of land parcels that are significantly below current zoning standards. </li></ul><ul><li>Zoning limitations make it difficult for these parcels to be redeveloped as the costs for reconstruction and septic upgrades exceed potential hotel revenues. </li></ul><ul><li>To meet these expenses, property owners have been converting hotel units to timeshare properties. </li></ul>
    21. 21. DENNISPORT HOTEL RESORT AREA <ul><ul><ul><li>Allow increase in height from 35’ maximum to 50’ maximum for flat roofs and 58’ maximum for roofs with a pitch of between 6:12 and 12:12 for hotel projects. </li></ul></ul></ul><ul><ul><ul><li>Allow increase in height to 4 ½ stories with ground level being parking being allowed under a portion of the hotel and the remaining ground floor area being used for guest services and rooms. </li></ul></ul></ul><ul><ul><ul><li>Allow for structured parking or parking under the hotel structure without requiring increases in open area on the site as presently required. </li></ul></ul></ul><ul><ul><ul><li>Require 15 foot setbacks </li></ul></ul></ul><ul><ul><ul><li>Establishes a “bulk plane” setback which will either push buildings back from identified public spaces or establish a 1:1 sloped line away from these public spaces. </li></ul></ul></ul>
    23. 23. WEST DENNIS HOTEL RESORT AREA <ul><li>The West Dennis area comprises the Lighthouse Inn and several parcels surrounding it. </li></ul><ul><li>These parcels are used for a variety of commercial and seasonal uses and in most cases represent uses that are clearly inconsistent with the residential zoning district within which they are located. </li></ul><ul><li>The area contains about 199 acres, however the single largest parcel within this district is the West Dennis Beach at 136 acres. </li></ul><ul><li>The West Dennis Beach is included in this district to clear up some issues related to commercial activities requested to be operated on the beach that were inconsistent with the residential zoning. </li></ul>
    24. 24. WEST DENNIS HOTEL RESORT AREA <ul><li>For Hotels, allow increase in height from 35’ maximum to 42’ maximum; measure building height from base flood elevation; require roofs with a pitch of between 6:12 and 12:12; allow increase in height to 2 2/3 stories; allow or require structured parking without requiring increases in open area on the site; require 25 foot setbacks. </li></ul>
    25. 25. GENERAL COMMERCIAL II HOTEL RESORT CHANGES <ul><li>The General Commercial II zoning district comprises Route 28 between the Dennisport and West Dennis Village Centers and Upper County Road. </li></ul><ul><li>The hotels in this area are quite similar to those found along Chase Avenue. </li></ul><ul><li>The proposal calls for allowing an increase in height from 35’ maximum to 42’ maximum; require roofs with a pitch of between 6:12 and 12:12; allow increase in height to 2 2/3 stories; allow or require structured parking without requiring increases in open area on the site; require 25 foot setbacks. </li></ul>
    26. 26. What could it look like? (Dennisport)
    27. 27. Existing Zoning “Build-Out” Conditions South View Inman Road at Chase Avenue
    28. 28. Proposed Zoning “Build-Out” Conditions South View Inman Road at Chase Avenue
    29. 29. Existing Zoning “Build-Out” Conditions Looking South Along Inman Road
    30. 30. Proposed Zoning “Build-Out” Conditions Looking South Along Inman Road
    31. 31. Proposed Zoning “Build-Out” Conditions Looking east Looking south Looking west
    32. 32. View Across Sea View Park
    33. 33. View Across Sea View Park
    34. 34. Metcalf Beach
    35. 35. Build-out Along Chase Avenue in Dennisport <ul><li>Existing Hotel Rooms - 431 </li></ul><ul><li>Build-out Hotel Rooms – 655 </li></ul><ul><li>Hotel Rooms Before 2002 - 592 </li></ul>
    36. 36. Benefits to the Town <ul><li>Improved tourist economy. </li></ul><ul><li>Reinvestment in distressed properties. </li></ul><ul><li>Increased direct spending by tourists on rooms, food, entertainment and retail products, possibly as high as $34 M. </li></ul><ul><li>Potential for 400 more service industry jobs in Dennis. </li></ul><ul><li>Financial return which will allow for improved wastewater treatment. </li></ul><ul><li>Increased property values and room tax revenue. </li></ul>
    37. 37. The Future Could Be As Vibrant as The Past Prepared for the Dennisport Village Design Charrette, Dennisport Revitalization Committee by &quot;B. Dennis Town Design, Providence, Rhode Island&quot; and &quot;Dover, Kohl & Partners&quot; The Belmont Hotel