dennis ma land use vision proposal ccc transmittal

DENNIS MA REGIONAL POLICY PLAN LAND USE VISION PROPOSAL

A Proposal to theCape Cod Commission

July 14, 2010

DENNIS LAND USE VISION AND THE REGIONAL POLICY PLANThe following represents the Town of Dennis proposal

for the Cape Cod Commission Regional Policy Plan “Land Use Vision.” The proposal comes after many months of discussion between the Town and the Commission. The town recognizes that each area identified on the following map requires its own unique regulatory tools. Some areas are more advanced than others, and the adoption of this Vision Map will allow the more advanced areas to immediately apply for Regional Regulatory Changes under Chapter H of the Commission’s Regulatory process.

DENNIS LAND USE VISION AND THE REGIONAL POLICY PLAN Dennis has 10 centers in

town for which we will be seeking Regional Consistency

These centers range from high density centers to ones targeted to maintaining the character of existing neighborhoods

The Vision also include Resource Protection Areas and one Cultural Resource Area

Resource Protection Areas

The Regional Policy Plan establishes certain Regionally Significant Resource Protection Areas

Local Resource Protection

The Dennis Land Use Vision Accepts the Regional Minimum Resource Protection Areas and adds some Local Resource Protection Areas into the mix

These additional areas include town owned lands, scenic vistas and other important areas to the town.

Cultural Preservation

Dennis has planning focus areas that do not fit comfortably into any RPP Land Category

The Proposed Seasonal Resort Community Area along Old Wharf Road is proposed to be on the map to signify its importance to local land planning and preservation efforts.

Resource Protection and Economic Centers After reviewing

Resource Protection, the Local Vision adds in Locally important Economic Centers

DENNISPORT VILLAGE CENTER

In 2004 the Town of Dennis Town Meeting created the Dennisport Village Center Zoning Districts

Dennisport Village Center has been submitted to the Cape Cod Commission as a Growth Incentive Zone

DENNISPORT VILLAGE CENTER Area A Area B

Height 42’, 3 Story(Accessories can be 48’ Ht. setback 10’ from walls but only 20% of roof area)

35’, 2 Story(Accessories can be 42’ Ht. setback 10’ from walls but only 20% of roof area)

Façade Width

Unbroken facades cannot be grater than 75’ wide

Use Mixed

Setbacks 10’ from front (on Rt. 28), 15’ side

15’ from front, 15’ side

Parking Shared parking considered

Design Guidelines

Peaked roofs required. Traditional cape materials encouraged

DENNISPORT VILLAGE CENTER

DENNISPORT VILLAGE CENTERBuild-out Analysis

Existing Build-out - prior zoning Build-out - new zoning Build-out - realistic

Total GIZ

Retail 224,835 332,784 659,355 314,013

Office 3,729 3,384 5,398 10,240

Restaurant 30,188 42,194 51,722 32,253

Total Commercial 258,752 378,362 716,475 356,506

Total Residential - units 304 314 747 498

DENNISPORT VILLAGE CENTERBuild-out Analysis – Waste Water

Existing Build-out - prior zoning Build-out - new zoning Build-out - realistic

Total GIZ

Retail 11,241.8 16,639.2 32,967.8 15,700.7

Office 279.7 253.8 404.9 768.0

Restaurant 27,790.0 43,575.0 53,515.0 33,495.0

Total Commercial 39,311.4 60,468.0 86,887.6 49,963.7

Total Residential - units 65,230.0 66,770.0 159,500.0 110,880.0

Total Flow 104,541.4 127,238.0 246,387.6 160,843.7

WEST DENNIS VILLAGE CENTER

West Dennis is an historic center of commerce. Including a traditional pedestrian oriented Main Street.

The West Dennis Village Center Districts zoning ties in the history of West Dennis with a renewed economic outlook.


Existing Floor Space Government 7,344 sf Commercial 148,966

sf Residential: 175

Units Bedrooms 341 Hotel 76 Rooms Restaurant 20,710

sf Office 30,353 sf Religious 4,696 sf

Build-out Analysis before rezoning

Government 11,020 sf Commercial 532,582 sf Residential: 196 Units Bedrooms 362 Hotel 76 Rooms Restaurant 46,180 sf Office 59,217 sf Religious 4,696 sf

Build-out Analysis new zoning

Government 11,020 sf

Commercial 387,303 sf

Residential: Units 431

Bedrooms 866 Hotel 90 Rooms Restaurant 68,385 sf Office 70,209 sf Religious 4,696 sf


The Economic Development Committee believes that the historic architectural patterns can be complemented by new development using traditional styles and architectural elements


• Many existing sites can support in-fill development, which will provide the opportunity for a more active, attractive village.


West Dennis Village Center

Village Center Support District

Mixed Use Marine

Residential / Commercial

Marine Open Space

Height 42 feet /

3 stories

35 feet \

2 Stories

42 feet /

3 Stories

35 feet /

2 stories

25 feet /

1 story

Façade Width Unbroken facades cannot be greater than 75’ wide

Setbacks Front Minimum 15 ft; Maximum 25 ft. Sides 15 ft.

Front Minimum 20 ft; Maximum 25 ft. Sides 15 ft.




Parking Parking requirements reduced; shared parking encouraged.

Design Guidelines

Peaked roofs required. Traditional cape materials encouraged

HOTEL RESORT AREA ZONING The vision is to create two new Hotel Resort Districts. 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.

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.

The Dennisport Area will be an area where more intense development may be appropriate.

In West Dennis significant land tracts may be available, which would suggest the ability to accomplish quality reinvestment without significant height increases.

HOTEL RESORT AREA ZONING The Town of Dennis has lost nearly 100 hotel rooms in

the past ten years In this time five hotels have gone out of business This loss has reduced room tax revenues by 1% Direct hotel expenditures have dropped about $7

million and secondary expenditures have dropped over $18 million.

The economic impact of this drop has meant the loss of about 210 jobs in the hospitality, restaurant and retail industry

HOTEL RESORT AREA ZONING GENERAL CONCEPTS THAT APPLY TO ALL PROPERTIES 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.

Set minimum hotel room standards of 350 sf per room and 700 sf per suite.

Allow kitchenettes in hotel and motel rooms that are at least 350 sf.

HOTEL RESORT AREA ZONING GENERAL CONCEPTS THAT APPLY TO ALL PROPERTIES Distinctly identifies “time-share” as a land use

and establishes restrictions on such land uses.

Establishes a Condo-Hotel land use category to regulate and establish a balance between the needs of a transient tourist economy and investment properties.

Establishes standards for accessory commercial uses within hotels

WEST DENNIS HOTEL RESORT AREA

The West Dennis area comprises the Lighthouse Inn and several parcels surrounding it.

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.

The area contains about 199 acres, however the single largest parcel within this district is the West Dennis Beach at 136 acres.

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.

WEST DENNIS HOTEL RESORT AREA

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.

DENNISPORT HOTEL RESORT AREA

Within the Hotel/Resort Area 1, the district would include the properties immediately adjacent to the water and Chase Avenue.

A few properties along Old Wharf Road would also be included as they are also operating motels.

The area contains about 41 acres of land.


The Dennisport Study area is comprised of land parcels that are significantly below current zoning standards.

Zoning limitations make it difficult for these parcels to be redeveloped as the costs for reconstruction and septic upgrades exceed potential hotel revenues.

To meet these expenses, property owners have been converting hotel units to timeshare properties.


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.

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.

Allow for structured parking or parking under the hotel structure without requiring increases in open area on the site as presently required.

Require 15 foot setbacks 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


For Hotels, allow increase in height from 35’ maximum to 50’ maximum (58 feet allowed with roofs with a pitch of between 6:12 and 12:12); establish bulk plane restrictions which provide protection of scenic views across public lands and the visual corridor along Chase Avenue.


Existing and possible future conditions in the Inman Beach and Sea View Park area.


Looking South at Inman Road and Chase Avenue, the picture on the left illustrates the three dimensional building envelopes under current zoning immediately adjacent to Inman Beach. The picture on the right illustrates the same building envelopes under the proposed zoning. The proposed bulk plane regulations create sloped roof conditions at building heights below today’s 35 foot height restrictions.


Prepared for the Dennisport Village Design Charrette, Dennisport Revitalization Committee by "B. Dennis Town Design, Providence, Rhode Island" and "Dover, Kohl & Partners"

CULTURAL ARTS DISTRICT

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.

CULTURAL ARTS DISTRICT

SOUTH DENNIS ECONOMIC CENTER 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.

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.

GOVERNMENT CENTER

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.

GOVERNMENT CENTER 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.

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.

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.

SESUIT HARBOR CENTER

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.

SESUIT HARBOR CENTER This Center is consistent with the

Regional Policy Plan Coastal Resources Goal CR1 which seeks to protect Maritime Industry, Character and Public Access.

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.

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.

AQUACULTURE RESEARCH CENTER

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.

AQUACULTURE RESEARCH CENTER 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.

This Center is also consistent with ED1-T3 which seeks to ensure the future of Working Agriculture as well as shell-fishing grounds.

AQUACULTURE RESEARCH CENTER

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.

dennis ma land use vision proposal ccc transmittal

Documents

town of dennis proposal

sf of land area

residents of dennis

town of dennis town

attractive village

history of west dennis

hotel rooms

hotel resort industry