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Home My WebLink About1. DH Zoning Community Meeting #1 August 2 2021utiledesign.com 1Hyannis Zoning UpdateDan Bartman Hyannis Zoning Update utiledesign.com 2Hyannis Zoning UpdateDan Bartman Agenda Introduction I. Why Update Zoning? II. Zoning Primer III. Downtown Hyannis Zoning IV. Document Overview utiledesign.com 3Hyannis Zoning UpdateDan Bartman Introduction utiledesign.com 4Hyannis Zoning UpdateDan Bartman Why Update Zoning? Background and Context 1. Address housing goals including increasing housing density, equity, and diversity 2. Improve urban fabric of downtown Hyannis in a manner consistent with historic character and development patterns 3. Streamline zoning requirements and procedures and improve ease of use for businesses/developers, public, and staff 4. Encourage housing production and mixed use development at human-scale density, and create predictable outcomes in urban form utiledesign.com 5Hyannis Zoning UpdateDan Bartman Housing Production Plan (2016) Background and Context 1. Address local housing needs 2. Create year-round rental units for residents 3. Provide diverse housing options in Villages 4. Encourage village-scale mixed-use and 5. multi-unit development and re-development in village centers 6. Allow increased density for mixed-use, multi-unit development in Hyannis GIZ 7. Amend zoning to achieve housing goals utiledesign.com 6Hyannis Zoning UpdateDan Bartman Community Resilience by Design (2018) Background and Context utiledesign.com 7Hyannis Zoning UpdateDan Bartman Community Resilience by Design (2018) Background and Context utiledesign.com 8Hyannis Zoning UpdateDan Bartman Challenges to Housing Production Auto-dominant uses and underutilized parcels produce undesirable streetscapes with large setbacks and large surface parking lots Background and Context utiledesign.com 9Hyannis Zoning UpdateDan Bartman Challenges to Housing Production Background and Context Outdated zoning standards create unintended outcomes and do not align with housing goals. Hyannis’ Growth Incentive Zone has a diversity of lot sizes that range from small residential lots around 4,000 SF to large commercial lots upwards of 70,000 SF Ratio-based zoning metrics problematic: • DU/Acre • BR/Acre • Floor Area Ratio Barnstab le Rd . Main St. R o u t e 1 2 8 utiledesign.com 10Hyannis Zoning UpdateDan Bartman Challenges to Housing Production Background and Context Overlapping jurisdictions create complex permitting environment Harbor (HD) Single Family (SF) Hyannis Gateway (HG) Hyannis Village Business (HVB) Medical Services (MS) Office/Multifamily Residential (OM) Gateway Medical (GM) Transportation Hub (TD) Growth Incentive Zone Historic District Barnstab le Rd . Main St. R o u t e 1 2 8 utiledesign.com 11Hyannis Zoning UpdateDan Bartman Zoning Primer utiledesign.com 12Hyannis Zoning UpdateDan Bartman Zoning Techniques: Use-Based “Land Use” primary organizing principle Similar uses sorted into distinct areas (zones) ● Single-family (Single-family) ● Multi-family (Office/Multifamily Residential) ● Retail/Commercial (Gateway, Medical Services) ● Industrial (Transportation Hub, Harbor) Typically one set of dimensional standards per district ● Setbacks ● Building Height ● Floor Area Ratio ● Dwelling Units/Acre (Bedrooms/Acre) utiledesign.com 13Hyannis Zoning UpdateDan Bartman Zoning Technique: Performance-Based Regulates the effects or impact of land uses on surrounding properties Performance measures: ● Traffic Impact (Vehicle Trips) ● Noise Levels ● Shadows, solar reflectivity, wind redirection ● Most Building Codes are performance-based utiledesign.com 14Hyannis Zoning UpdateDan Bartman Zoning Technique: Negotiated Allows landowners to vary uses and development standards in a zoning ordinance through a negotiated process. Local Example: Development Agreements When approved, this type of zoning becomes a “mini-zoning ordinance” that regulates development of the site. utiledesign.com 15Hyannis Zoning UpdateDan Bartman Zoning Technique: Form-Based ● Building “form” or “type” is the primary organizing principle ● Emphasis on dimensional standards ● Can de-prioritize land use regulation ● Predictable built results can allow for by right development ● Better at producing housing diversity (types, size, tenure, etc.) ● Regulate building underlying form, not architectural style utiledesign.com 16Hyannis Zoning UpdateDan Bartman Approach: Form-Based Code “Light” Smart Code Model Ordinance 1. Simplified Districts & Revised Map 2. Improved Dimensional Standards 3. Streamlined Permitting Process 4. Graphics & Clear Language utiledesign.com 17Hyannis Zoning UpdateDan Bartman Downtown Hyannis Zoning utiledesign.com 18Hyannis Zoning UpdateDan Bartman Existing Zoning Districts Test Fits utiledesign.com 19Hyannis Zoning UpdateDan Bartman All New Zoning Districts Test Fits Form-Based Zoning Districts ● Downtown Main Street ● Downtown Village (Hybrid) Zoning Districts ● Downtown Neighborhood ● Downtown Hospital ● Hyannis Harbor ● Transportation Center ● Highway Commercial utiledesign.com 20Hyannis Zoning UpdateDan Bartman New Form-Based Zoning Districts Test Fits Downtown Main Street District extends the character and mixed-use commercial corridor of the current main street Downtown Village District promotes mixed land uses that support the downtown core and preserves traditional neighborhood forms and pedestrian orientation utiledesign.com 21Hyannis Zoning UpdateDan Bartman New Zoning Districts Test Fits utiledesign.com 22Hyannis Zoning UpdateDan Bartman Existing Zoning District Test Fits Hyannis Village Business utiledesign.com 23Hyannis Zoning UpdateDan Bartman New Form-Based District Test Fits Downtown Main Street District extends the character and mixed-use commercial corridor of the current main street utiledesign.com 24Hyannis Zoning UpdateDan Bartman Existing Zoning District Test Fits Office/Multifamily Residential utiledesign.com 25Hyannis Zoning UpdateDan Bartman New Form-Based District Test Fits Downtown Village District promotes mixed land uses that support the downtown core and preserves traditional neighborhood forms and pedestrian orientation utiledesign.com 26Hyannis Zoning UpdateDan Bartman Existing Zoning District Test Fits Medical Services utiledesign.com 27Hyannis Zoning UpdateDan Bartman New Zoning District Test Fits Downtown Hospital to maintain an area of Hyannis for a large-scale Health Care Services institution and is characterized by moderate to large floor plate, multi-story buildings arranged in a campus-like setting, with clear pedestrian and vehicular connections to downtown and the region. utiledesign.com 28Hyannis Zoning UpdateDan Bartman New Form-Based Zoning Districts Test Fits Downtown Main Street District extends the character and mixed-use commercial corridor of the current main street Downtown Village District promotes mixed land uses that support the downtown core and preserves traditional neighborhood forms and pedestrian orientation utiledesign.com 29Hyannis Zoning UpdateDan Bartman Lot Standards Test Fits Min/Max. Primary Front Setback Mix/Max. Secondary Front Setback Side Setback Rear Setback A B C D Primary Front Secondary Front Frontage Area Buildable Area Buildable Area utiledesign.com 30Hyannis Zoning UpdateDan Bartman Building Standards Test Fits Facade Build-out (min.) Number of Stories Ground Story Height Upper Story Height E F G H utiledesign.com 31Hyannis Zoning UpdateDan Bartman New FBC Dimensional Standard Facade Build-Out A parallel facade must be provided within the min & max setbacks for a min percentage of total lot width utiledesign.com 32Hyannis Zoning UpdateDan Bartman New FBC Dimensional Standard Facade Build-Out A parallel facade must be provided within the min & max setbacks for a min percentage of total lot width utiledesign.com 33Hyannis Zoning UpdateDan Bartman Frontage Types Frontage Types Storefront Dining Patio Gallery Common Lobby utiledesign.com 34Hyannis Zoning UpdateDan Bartman Frontage Types Frontage Types Entry Plaza Front Garden Front Porch Dooryard Stoop utiledesign.com 35Hyannis Zoning UpdateDan Bartman Existing Condition Test Fits Parking in Front Large Setbacks utiledesign.com 36Hyannis Zoning UpdateDan Bartman Downtown Main Street Base Condition Test Fits utiledesign.com 37Hyannis Zoning UpdateDan Bartman Downtown Main Street - Setbacks Test Fits Max. Setback “Build To Line” A Front Setback (min./max.) B Side Setback C Rear Setback utiledesign.com 38Hyannis Zoning UpdateDan Bartman Downtown Village - Setbacks Test Fits A Front Setback (min./max.) B Side Setback C Rear Setback Max. Setback “Build To Line” utiledesign.com 39Hyannis Zoning UpdateDan Bartman Downtown Main Street - Building Massing Test Fits A Primary Frontage B Secondary Frontage C Ground Floor Height (min.) D Upper Floor Height (min.) E Roof Pitch (min.) No. of Stories % Facade Build Out 4th Fl. Setback Pitched Roof Parking at Rear Minimal Curb Cuts Zero Lot Line utiledesign.com 40Hyannis Zoning UpdateDan Bartman Downtown Village - Building Massing Test Fits A Primary Frontage B Secondary Frontage C Ground Floor Height (min.) D Upper Floor Height (min.) E Roof Pitch (min.) No. of Stories % Facade Build Out Pitched Roof Parking at Rear Minimal Curb Cuts utiledesign.com 41Hyannis Zoning UpdateDan Bartman New Zoning Districts Test Fits utiledesign.com 42Hyannis Zoning UpdateDan Bartman Existing Zoning District Test Fits Hyannis Gateway utiledesign.com 43Hyannis Zoning UpdateDan Bartman Existing Zoning District Test Fits Gateway Medical utiledesign.com 44Hyannis Zoning UpdateDan Bartman New Zoning District Test Fits Highway Commercial to maintain an area for larger-scale commercial land uses, with private parking appropriately screened, on a regional roadway and promote in the long-term transformation of the area into a cohesive gateway corridor into Hyannis. The area is characterized by detached low- and mid-rise commercial structures. utiledesign.com 45Hyannis Zoning UpdateDan Bartman Existing Zoning District Test Fits Transportation Hub utiledesign.com 46Hyannis Zoning UpdateDan Bartman New Zoning District Test Fits Transportation Center to accommodate transportation related-uses serving the downtown, harbor and the region and is characterized by functional buildings and parking areas screened and not highly visible from surrounding roadways. utiledesign.com 47Hyannis Zoning UpdateDan Bartman Existing Zoning District Test Fits Harbor District utiledesign.com 48Hyannis Zoning UpdateDan Bartman New Zoning District Test Fits Hyannis Harbor to maintain an area in close proximity to Hyannis Inner Harbor for maritime activities and water-related uses, and is characterized by a mix of commercial, maritime industrial, and residential development and the presence of the commercial ferry services utiledesign.com 49Hyannis Zoning UpdateDan Bartman Existing Zoning Districts Test Fits Single Family utiledesign.com 50Hyannis Zoning UpdateDan Bartman New Zoning District Test Fits Downtown Neighborhood District promotes traditional uses and form of neighborhoods adjacent to downtown and is characterized by 19th and 20th cen. detached and semi-detached residential buildings utiledesign.com 51Hyannis Zoning UpdateDan Bartman All New Zoning Districts Test Fits Form-Based Districts ● Downtown Main Street ● Downtown Village Zoning Districts ● Downtown Neighborhood ● Downtown Hospital ● Hyannis Harbor ● Transportation Center ● Highway Commercial utiledesign.com 52Hyannis Zoning UpdateDan Bartman Document Highlights utiledesign.com 53Hyannis Zoning UpdateDan Bartman Table of Contents 1. Title 2. General Provisions 3. Definitions 4. Standards for all Districts a. Building Standards b. Use Provisions c. Site Standards 5. Standards for Specific Districts (7) a. Lot Standards b. Building Standards c. Design Guidelines d. Use Provisions e. Site Standards 6. Tables utiledesign.com 54Hyannis Zoning UpdateDan Bartman Standards for All Districts A. Building Standards 1. Frontage types 2. Facade build out 3. Front doors 4. Number of stories 5. Components 6. Fenestration utiledesign.com 55Hyannis Zoning UpdateDan Bartman Permitted Use Table P Permitted by Right SP Special Permit N Not Permitted L Permitted with Limitations utiledesign.com 56Hyannis Zoning UpdateDan Bartman Minimum Required Accessory Parking Existing Parking Requirements Commercial Services 1/ business + 5/ 1,000 sf Cultural Services 1/ 3 person of capacity Food & Beverage Services 1/ 3 seats + 1/ 2 employees + 5/take out counter Lodging 0.5/ room + 1/ 2 employees Office 1/ business + 3.33/1,000 sf Residential 1.5/ DU + 1/ 10 DU Retail Sales 1/ business + 5/ 1,000 sf utiledesign.com 57Hyannis Zoning UpdateDan Bartman Standards for Specific Districts Dimensional Standards utiledesign.com 58Hyannis Zoning UpdateDan Bartman Summary Tables 1. All District Standards utiledesign.com 59Hyannis Zoning UpdateDan Bartman Summary Tables 1. All District Standards 2. Frontage Types utiledesign.com 60Hyannis Zoning UpdateDan Bartman Summary Tables 1. All District Standards 2. Frontage Types 3. Building Components utiledesign.com 61Hyannis Zoning UpdateDan Bartman Feedback 1. Comments? 2. Questions? 3. Concerns? utiledesign.com 62Hyannis Zoning UpdateDan Bartman