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Dennis Ma Land Use Vision Proposal


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Draft Dennis MA Land Use Vision Plan

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Dennis Ma Land Use Vision Proposal

  1. 1. DENNIS MA REGIONAL POLICY PLAN LAND USE VISION PROPOSAL A Proposal to the Cape Cod Commission November 2009
  2. 2. DENNIS LAND USE VISION AND THE REGIONAL POLICY PLAN <ul><li>Dennis has 10 centers in town for which we will be seeking Regional Consistency </li></ul><ul><li>These centers range from high density centers to ones targeted to maintaining the character of existing neighborhoods </li></ul>
  3. 3. DENNISPORT VILLAGE CENTER <ul><li>In 2004 the Town of Dennis Town Meeting created the Dennisport Village Center Zoning Districts </li></ul><ul><li>Dennisport Village Center has been submitted to the Cape Cod Commission as a Growth Incentive Zone </li></ul>
  4. 4. DENNISPORT VILLAGE CENTER Area A Area B Unbroken facades cannot be grater than 75’ wide Façade Width Peaked roofs required. Traditional cape materials encouraged Design Guidelines Shared parking considered Parking 15’ from front, 15’ side 10’ from front (on Rt. 28), 15’ side Setbacks Mixed Use 35’, 2 Story (Accessories can be 42’ Ht. setback 10’ from walls but only 20% of roof area) 42’, 3 Story (Accessories can be 48’ Ht. setback 10’ from walls but only 20% of roof area) Height
  6. 6. DENNISPORT VILLAGE CENTER Build-out Analysis 498 747 314 304 Total Residential - units 356,506 716,475 378,362 258,752 Total Commercial 32,253 51,722 42,194 30,188 Restaurant 10,240 5,398 3,384 3,729 Office 314,013 659,355 332,784 224,835 Retail         Total GIZ Build-out - realistic Build-out - new zoning Build-out - prior zoning Existing
  7. 7. DENNISPORT VILLAGE CENTER Build-out Analysis – Waste Water Build-out - realistic Build-out - new zoning Build-out - prior zoning Existing 160,843.7 246,387.6 127,238.0 104,541.4   Total Flow 110,880.0 159,500.0 66,770.0 65,230.0 Total Residential - units 49,963.7 86,887.6 60,468.0 39,311.4 Total Commercial 33,495.0 53,515.0 43,575.0 27,790.0 Restaurant 768.0 404.9 253.8 279.7 Office 15,700.7 32,967.8 16,639.2 11,241.8 Retail           Total GIZ
  8. 8. WEST DENNIS VILLAGE CENTER <ul><li>West Dennis is an historic center of commerce. Including a traditional pedestrian oriented Main Street. </li></ul><ul><li>The West Dennis Village Center Districts zoning ties in the history of West Dennis with a renewed economic outlook. </li></ul>
  10. 10. WEST DENNIS VILLAGE CENTER <ul><li>Existing Floor Space </li></ul><ul><li>Government 7,344 sf </li></ul><ul><li>Commercial 148,966 sf </li></ul><ul><li>Residential: 175 Units </li></ul><ul><li>Bedrooms 341 </li></ul><ul><li>Hotel 76 Rooms </li></ul><ul><li>Restaurant 20,710 sf </li></ul><ul><li>Office 30,353 sf </li></ul><ul><li>Religious 4,696 sf </li></ul><ul><li>Build-out Analysis before rezoning </li></ul><ul><li>Government 11,020 sf </li></ul><ul><li>Commercial 532,582 sf </li></ul><ul><li>Residential: 196 Units </li></ul><ul><li>Bedrooms 362 </li></ul><ul><li>Hotel 76 Rooms </li></ul><ul><li>Restaurant 46,180 sf </li></ul><ul><li>Office 59,217 sf </li></ul><ul><li>Religious 4,696 sf </li></ul><ul><li>Build-out Analysis new zoning </li></ul><ul><li>Government 11,020 sf </li></ul><ul><li>Commercial 387,303 sf </li></ul><ul><li>Residential: Units 431 </li></ul><ul><li>Bedrooms 866 </li></ul><ul><li>Hotel 90 Rooms </li></ul><ul><li>Restaurant 68,385 sf </li></ul><ul><li>Office 70,209 sf </li></ul><ul><li>Religious 4,696 sf </li></ul>
  11. 11. WEST DENNIS VILLAGE CENTER <ul><li>The Economic Development Committee believes that the historic architectural patterns can be complemented by new development using traditional styles and architectural elements </li></ul>
  12. 12. WEST DENNIS VILLAGE CENTER <ul><li>Many existing sites can support in-fill development, which will provide the opportunity for a more active, attractive village. </li></ul>
  13. 13. WEST DENNIS VILLAGE CENTER Peaked roofs required. Traditional cape materials encouraged Design Guidelines Parking requirements reduced; shared parking encouraged. Parking Front Minimum 20 ft; Maximum 25 ft. Sides 25 ft. Front Minimum 20 ft; Maximum 25 ft. Sides 15 ft. Front Minimum 20 ft; Maximum 25 ft. Sides 25 ft. Front Minimum 20 ft; Maximum 25 ft. Sides 15 ft. Front Minimum 15 ft; Maximum 25 ft. Sides 15 ft. Setbacks Unbroken facades cannot be greater than 75’ wide Façade Width 25 feet / 1 story 35 feet / 2 stories 42 feet / 3 Stories 35 feet 2 Stories 42 feet / 3 stories Height Marine Open Space Residential / Commercial Mixed Use Marine Village Center Support District West Dennis Village Center
  14. 14. HOTEL RESORT AREA ZONING <ul><li>The vision is to create two new Hotel Resort Districts. </li></ul><ul><li>The challenge is to develop regulations that are both protective of the residents of Dennis while responsive to the needs of the hotel resort industry. </li></ul><ul><li>The proposal looks at several different sets of standards, and will need to determine whether these should move forward as one or two zoning proposals. </li></ul><ul><li>The Dennisport Area will be an area where more intense development may be appropriate. </li></ul><ul><li>In West Dennis significant land tracts may be available, which would suggest the ability to accomplish quality reinvestment without significant height increases. </li></ul>
  15. 15. HOTEL RESORT AREA ZONING GENERAL CONCEPTS THAT APPLY TO ALL PROPERTIES <ul><li>Change hotel lot size and density from 40,000 sf plus 2,000 sf per room to 25,000 sf, with 1 room for every 1,000 sf of land area. </li></ul><ul><li>Set minimum hotel room standards of 350 sf per room and 700 sf per suite. </li></ul><ul><li>Allow kitchenettes in hotel and motel rooms that are at least 350 sf. </li></ul>
  16. 16. HOTEL RESORT AREA ZONING GENERAL CONCEPTS THAT APPLY TO ALL PROPERTIES <ul><li>Distinctly identifies “time-share” as a land use and establishes restrictions on such land uses. </li></ul><ul><li>Establishes a Condo-Hotel land use category to regulate and establish a balance between the needs of a transient tourist economy and investment properties. </li></ul><ul><li>Establishes standards for accessory commercial uses within hotels </li></ul>
  17. 17. 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>
  18. 18. 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 ½ stories; allow or require structured parking without requiring increases in open area on the site; require 25 foot setbacks. </li></ul>
  19. 19. DENNISPORT HOTEL RESORT AREA <ul><li>Within the Hotel/Resort Area 1, 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>Require 25% additional setback taper for structures over 20’ of height (i.e. for every 4 feet of height over 20’ upper levels must be setback an additional foot. Thus at 50 feet, top of structure must be setback an additional 7 1/2 feet from property line </li></ul></ul></ul>
  23. 23. DENNISPORT HOTEL RESORT AREA 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;
  24. 24. CULTURAL ARTS DISTRICT <ul><li>The Dennis Village Cultural Arts District is a focal point for arts activities of all types, as well as for socializing, entertainment, dining, shopping and living, offering the richness and diversity of the Cape Cod Region, but retaining at its core, the historic heart of Dennis Village. Artists are valued as community assets and their needs need to be met. New artists need to be attracted to live and work in the area. The area needs to remain desirable for homeowners and affordable for artists so that they will choose to locate in the village. </li></ul>
  26. 26. SOUTH DENNIS ECONOMIC CENTER <ul><li>Much about this and the following areas remain to be pulled together. The general concept is a mixed use area. Within the immediate Route 134 area promoting infill and top of the shop housing. As we move beyond that, increases in density and building height to promote multi-family housing and office development. </li></ul>
  27. 27. INDUSTRIAL TRADE CENTER The designation of this area within the regional policy plan as an Industrial and Service Trade Center is to make the area more attractive to the types of uses we just amended the town zoning to allow. Many clean energy manufacturing companies need floor area in excess of the 10,000 sf limits of the DRI thresholds. The designation does not increase local development densities, but allows land owners in the area to take advantage of what current zoning provides for.
  28. 28. GOVERNMENT CENTER <ul><li>The town has invested heavily in the area, Johnny Kelley Park, the Police Station, Housing Authority housing. The idea of designating this area is to provide notice of and Cape Cod Commission review relief for future possible projects in this area, in particular a new recreation building, senior center, town hall or housing. </li></ul>
  29. 29. GOVERNMENT CENTER <ul><li>The proposed designation of a Government Center in the Land Use Vision Map is consistent with Land Use Goal LU2 which seeks to coordinate and plan public facilities in a dense village setting. </li></ul><ul><li>As LU-T1 recommends coordinated infrastructure planning as part of the Local Comprehensive Plan, the identification of this area meets the goals of LU-T1. </li></ul><ul><li>RPP Recommended Town Action ED1-T2 recommends that town target public facilities into the Villages and Economic Centers identified on the Land Use Vision Map. </li></ul>
  30. 30. SESUIT HARBOR CENTER <ul><li>Sesuit Harbor is presently located within a residential zoning district. Designating this area as an economic center and, in the future, zoning it as a maritime use area will help to protect the current uses from pressures to change the land area to non-water based uses. The designation in the Land Use Vision Map will provide for some reduction in regional review of projects that may be necessary for efficient operation of the properties in the economic center. </li></ul>
  31. 31. SESUIT HARBOR CENTER <ul><li>This Center is consistent with the Regional Policy Plan Coastal Resources Goal CR1 which seeks to protect Maritime Industry, Character and Public Access. </li></ul><ul><li>The Dennis Waterfront is currently zoned residential. This center will call for a rezoning to maritime uses, and would seek to restrict non-maritime uses on the working waterfront. </li></ul><ul><li>The proposal meets Minimum Performance Standards in the RPP for CR1.1 Public Access and CR 1.3 Maritime Industry as well as ED1-T3 which seeks to promote the economics of the working waterfront. </li></ul>
  32. 32. AQUACULTURE RESEARCH CENTER <ul><li>The Regional Policy Plan has no special agricultural designation. As such the Aquaculture Research Corporation Property, a vital resource to all of Barnstable County, is being designated as a local activity center. The facility hopes to double its production capability. </li></ul>
  33. 33. AQUACULTURE RESEARCH CENTER <ul><li>Designating the Aquaculture Research Center Property will be consistent with Regional Policy Plan LU3 Rural Lands and more specifically LU3-C1 Coordinated Agricultural Support which seeks to encourage and support continued agricultural uses. </li></ul><ul><li>This Center is also consistent with ED1-T3 which seeks to ensure the future of Working Agriculture as well as shell-fishing grounds. </li></ul>
  34. 34. AQUACULTURE RESEARCH CENTER <ul><li>ARC produces most of the shellfish seed stock used in Massachusetts and New England. The site is a key part of the shellfish industry in Dennis. </li></ul>