PROPOSED SEASONAL
  TOURIST ZONING
 Presentation made June 3, 2010 to a meeting
of Cottage and RV owners to initiate discu...
Some History
1893 USGS Map                             1943 USGS Map



This part of Dennisport appears to have started to develop at s...
Tourist Camps




  Just when the development began is debatable. In
  the 1930’s it would appear it was more of a
  campg...
Tents, Trailers and Cottages
          As these photos illustrate, the area appears to
          have been pretty void of ...
Town Regulations, Planning Documents and Zoning
Regulations all weave a complex set of controls that
need to be understood...
In 1936 the Cape
Cod Standard
Times called on
Cape Cod
Communities to
take action
against tourist
camps which it
declared ...
General By-laws
   May 7, 1937 Town Meeting Article 23
    establishes General By-law Chapter 164 first
    Town of Denni...
 Selectmen Minutes illustrate site plans
  were filed, modifications ordered and
  permits issued for these sites.
 No s...
   March 3, 1959 Town Meeting adopts
    requirements for Trailer and Trailer Parks as
    Chapter 169 of the Town Genera...
   March 5, 1963 Town of Dennis adopts
    General By-law Chapter 161 prohibiting the
    creation of new tent oriented c...
As the preceding illustrates, long
       before the first Local
Comprehensive Plan or Town-wide
Zoning By-law, the town s...
ZONING HISTORY
 Prior to 1973 (i.e. 1951 to November 15,
  1973) – Unrestricted Area, Allowed all
  Residential Uses that...
Planning Documents
   1968 Local Plan, promote South Coast
    Tourism
   1975 Local Plan, concentrate hotels in
    Res...
ZONING HISTORY
   1973 Comprehensive Zoning
     Area Zoned as “Resort Residential”
     Resort Residential district in...
   1973 Comprehensive Zoning
       Cottage Colony identified as a “N” in all Zoning
        Districts
       Mobile Ho...
Permitting
   A-242, 1989, “The Board found that the proposed extension to the existing cottage
    would be a substantia...
Jump Forward, 2007 - 2009
 Economic Development Committee
  considers existing hotel provisions and
  determines that, sh...
EDC Vision discussions draw the attention
of the Cape Cod Times, and brings cottage
and recreational vehicle owners to the...
Surveys, Surveys, Surveys
   Should Dennis Change Its Zoning To Protect The Old Wharf Road Cottage
                       ...
Surveys, Surveys, Surveys
   Should Dennis Change Its Zoning To Protect The Old Wharf Road Cottage
          Colonies and ...
How Do We Proceed?
 Leave “As Is” leaves these properties in
  their pre-existing non-conforming status
  cottage owners,...
Pitfalls of Each
   Leave “As Is”
     No changes can be made to structures
      without Board of Appeals approval
    ...
Pitfalls of Each
   Seasonal Resort Zoning
     Blanket standards apply to all properties
      within the zoning distri...
Winter 2009-2010
 EDC and town commit to study the cottage
  and RV question and prepare proposals.
 Wiki site establish...
That Brings Us To Today
          and
     This Summer
Where To?
   Cottage owners have
    made or have asked to
    make changes to             What Should We Do With Cottage...
The Town and Planning
    Department are Committed to:
 Working with Cottage, Recreational
  Vehicle and Land Owners to f...
The Town and Planning
    Department are Committed to:
 We see a need for creating a Zoning
  Proposal which will accommo...
Where?
Let’s Discuss
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Proposed seasonal tourist zoning

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Slideshow for the June 3, 2010 Dennis Planning Department Meeting with the Cottage and RV Owners

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Proposed seasonal tourist zoning

  1. 1. PROPOSED SEASONAL TOURIST ZONING Presentation made June 3, 2010 to a meeting of Cottage and RV owners to initiate discussion of future zoning that accommodates cottage colony and recreational vehicle parks in select areas of Dennis.
  2. 2. Some History
  3. 3. 1893 USGS Map 1943 USGS Map This part of Dennisport appears to have started to develop at some point between 1893 and 1943.
  4. 4. Tourist Camps Just when the development began is debatable. In the 1930’s it would appear it was more of a campground. Town historians and local planning documents highlight the cottages as being a post- WWII phenomenon. Either way, the area has a long traditions to those whose families have been coming here for all these years.
  5. 5. Tents, Trailers and Cottages As these photos illustrate, the area appears to have been pretty void of structures in the 1930’s. “America from the Great Depression to World War II: Photographs from the FSA-OWL 1935 – 1945″ Collection
  6. 6. Town Regulations, Planning Documents and Zoning Regulations all weave a complex set of controls that need to be understood, and will need to be addressed as we proceed.
  7. 7. In 1936 the Cape Cod Standard Times called on Cape Cod Communities to take action against tourist camps which it declared a blight on the region.
  8. 8. General By-laws  May 7, 1937 Town Meeting Article 23 establishes General By-law Chapter 164 first Town of Dennis restrictions on Tourist Camps. Restrictions include:  Permit required from Board of Selectmen  Site plan required as part of permitting  “Camp Sites” (units in the by-law) must provide 600 sf of land area for each cabin, camper or tent  Length of stay restricted to 90 days in any 6 months
  9. 9.  Selectmen Minutes illustrate site plans were filed, modifications ordered and permits issued for these sites.  No site plans remain in the bound records of these meetings.
  10. 10.  March 3, 1959 Town Meeting adopts requirements for Trailer and Trailer Parks as Chapter 169 of the Town General Laws  March 10, 1965 Town Meeting adopts Article 65 amending Chapter 169 establishing a prohibition on new trailer parks and expansions of existing trailer parks in Precinct 3 south of Route 28 (Dennisport)
  11. 11.  March 5, 1963 Town of Dennis adopts General By-law Chapter 161 prohibiting the creation of new tent oriented campgrounds. Existing ones, then licensed by the Board of Health allowed to remain.
  12. 12. As the preceding illustrates, long before the first Local Comprehensive Plan or Town-wide Zoning By-law, the town sought to regulate and restrict campgrounds and recreation vehicle parks.
  13. 13. ZONING HISTORY  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  General By-law prohibitions and restrictions also remained on the books.
  14. 14. Planning Documents  1968 Local Plan, promote South Coast Tourism  1975 Local Plan, concentrate hotels in Resort Residential Area  2002 Local Plan, maintain and support “visitor” industry; extend tourist season in spring and fall; promote off-season uses of seasonal facilities
  15. 15. ZONING HISTORY  1973 Comprehensive Zoning  Area Zoned as “Resort Residential”  Resort Residential district intent “To provide sites for seasonal resource oriented resorts within a seaside residential environment.”  General By-law prohibitions and restrictions remain in effect.
  16. 16.  1973 Comprehensive Zoning  Cottage Colony identified as a “N” in all Zoning Districts  Mobile Homes or Trailers for Human Habitation identified as a “N” in all Zoning Districts  Campground identified as a “N” in all Zoning Districts  Hotel, Motel or Motor Court identified as a “Y” in the Resort Residential Zoning District  General By-law prohibitions and restrictions on campgrounds and recreational vehicles remains in effect.
  17. 17. Permitting  A-242, 1989, “The Board found that the proposed extension to the existing cottage would be a substantial overuse of the property and would further congest the already intense use of the entire parcel. The Board found that the excessive density of the cottage colony coupled with the peculiar conditions of the coastal beach/sand dune resource preclude prudent expansion of the existing cottage.”  A-282, 1990, “The Board found that the proposed extension to the existing cottage would be a substantial more detrimental than the existing non-conforming use of the neighborhood and would further congest the already intense use of the entire parcel, would further impede accessibility by emergency equipment and derogate from the spirit and intent of the Zoning By-law.”  A-1054, 2003 “The Board found that the addition of the deck will also contribute to overcrowding of the property….”  A-1435, 2009 Public Comment “Due to the overcrowding of Campers Haven in recent years, allowing larger trailer to replace smaller ones has not only crowded the park itself but also has made an impact on our property.” “I am writing in opposition to the request by the Campground….” “Obviously from the tone of this letter, you will further recognize that we are not in favor of granting Campers Haven the permits that they are seeking,”
  18. 18. Jump Forward, 2007 - 2009  Economic Development Committee considers existing hotel provisions and determines that, should current zoning be implemented, better guidance for development was necessary.  EDC begins discussing a “vision” for the future of hotels in Dennisport.
  19. 19. EDC Vision discussions draw the attention of the Cape Cod Times, and brings cottage and recreational vehicle owners to the table. Request made to the EDC and town to reconsider the decades old policies prohibiting Cottage Colonies and Recreational Vehicle Parks on Old Wharf Road.
  20. 20. Surveys, Surveys, Surveys Should Dennis Change Its Zoning To Protect The Old Wharf Road Cottage Colonies and RV Parks? 85% Yes No 15% Respondent Location 259 respondents to online survey 4% 7% Dennis Village 6% West Dennis South Dennis 11% Dennisport 2% 60% East Dennis 10% Other Cape Other
  21. 21. Surveys, Surveys, Surveys Should Dennis Change Its Zoning To Protect The Old Wharf Road Cottage Colonies and RV Parks? Response of Dennis Residents 21% Should Dennis Change Its Zoning To Protect The Old Wharf Road Cottage Colonies and RV Parks? Cottage/RV Owner Response Yes No 11% 79% 74 respondents to online survey Yes No Should Dennis Change Its Zoning To Protect The Old Wharf Road Cottage 89% Colonies and RV Parks? Non-Cottage/RV Owners Response 159 respondents to online survey 21% Yes No 79% 103 respondents to online survey
  22. 22. How Do We Proceed?  Leave “As Is” leaves these properties in their pre-existing non-conforming status cottage owners, RV owners and land owners cannot make any changes to existing structures  Create Seasonal Tourist Zoning
  23. 23. Pitfalls of Each  Leave “As Is”  No changes can be made to structures without Board of Appeals approval  Board of Appeals has not looked favorably upon structural changes  General By-law prohibitions and restrictions, such as length of stay would remain in effect as well.
  24. 24. Pitfalls of Each  Seasonal Resort Zoning  Blanket standards apply to all properties within the zoning district  Conforming status under zoning could lead to structural changes  Need to amend General By-laws as well as Zoning By-law
  25. 25. Winter 2009-2010  EDC and town commit to study the cottage and RV question and prepare proposals.  Wiki site established to initiate public input on zoning concepts.  First Wiki entry made February 2010.  Wiki has had over 2100 page views since February.
  26. 26. That Brings Us To Today and This Summer
  27. 27. Where To?  Cottage owners have made or have asked to make changes to What Should We Do With Cottage Colony Properties? cottages 10% 4%  Camper’s Haven has asked to make changes 35% 51% at the RV Park  The Poll I took suggests I think the buildings should stay exactly as they are. Increases in footprints and height is a good idea. you do not support these I agree with increasing footprints, but not height. I agree with increasing height, but not the footprint. requests any more than the Board of Appeals has.
  28. 28. The Town and Planning Department are Committed to:  Working with Cottage, Recreational Vehicle and Land Owners to find a common ground.  Determining how to accommodate this “common ground” within the Zoning By- law.
  29. 29. The Town and Planning Department are Committed to:  We see a need for creating a Zoning Proposal which will accommodate Cottages and Recreational Vehicles.  As illustrated in the Board of Appeals files there seems to be a desire for the town to establish standards within which cottages and recreational vehicle sites may be able to modernize.
  30. 30. Where?
  31. 31. Let’s Discuss

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