Loading...
HomeMy WebLinkAbout3. DH Zoning Presentation Planning Board April 11 2022utiledesign.com 1Hyannis Zoning UpdateDan Bartman Downtown Hyannis Zoning Update Planning Board April 11, 2022 utiledesign.com 2Hyannis Zoning UpdateDan Bartman utiledesign.com 3Hyannis Zoning UpdateDan Bartman Agenda Introduction I.Introduction II.Item 2022-144 - Downtown Hyannis Zoning Districts III.Item 2022-145 - Signage Regulations IV.Item 2022-146 - Registered Recreational Marijuana Cultivators, Research Facilities, and Testing Laboratories Overlay District utiledesign.com 4Hyannis Zoning UpdateDan Bartman Introduction utiledesign.com 5Hyannis Zoning UpdateDan Bartman Why Update Zoning? Background and Context 1.Address housing goals including increasing housing density, equity, and diversity by providing a wide range of housing opportunities (including affordable, middle-income and workforce) for a vibrant and economically sustainable downtown 2.Protect historic and maritime character: consistent with historic development patterns utiledesign.com 6Hyannis Zoning UpdateDan Bartman Why Update Zoning? Background and Context 4.Encourage housing production and mixed use development at human-scale density, and create predictable outcomes in urban form 5.Create an environment that attracts private business development to invest in redevelopment and infill opportunities which in return supports the Town’s tax base and creates jobs 6.Support local businesses and institutions utiledesign.com 7Hyannis Zoning UpdateDan Bartman Prior Planning Efforts that Prioritize Housing Background and Context ●Downtown Hyannis Growth Incentive Zone Strategic Plan (2018) ●Housing Production Plan (2016) ●Local Comprehensive Plan (2010) ●Downtown Hyannis Growth Incentive Zone (2006) utiledesign.com 8Hyannis 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 multi-unit development and re-development in village centers 5.Allow increased density for mixed-use, multi-unit development in Hyannis GIZ 6.Amend zoning to achieve housing goals utiledesign.com 9Hyannis Zoning UpdateDan Bartman Growth Incentive Zone (GIZ) Background and Context ●Directs new investment into areas with infrastructure and concentrated community activity and away from open spaces and areas with critical natural resource value ●Established long-term planning and revitalization goals for Downtown Hyannis: it is a sustained, long-term, iterative commitment to Downtown ●Progress is measured by looking at the overall health, economy, and resilience of the area utiledesign.com 10Hyannis Zoning UpdateDan Bartman Growth Incentive Zone: Goals & Status Background and Context 2006 Projected to support 598 new residential units and 585,000 square feet commercial space 2016 104 residential units 2017-2022 119 residential units (under construction or built) ●65 units by Regulatory Agreement utiledesign.com 11Hyannis Zoning UpdateDan Bartman Growth Incentive Zone (GIZ) Background and Context ●Directs new investment into areas with infrastructure and concentrated community activity and away from open spaces and areas with critical natural resource value ●Established long-term planning and revitalization goals for Downtown Hyannis: it is a sustained, long-term, iterative commitment to Downtown ●Progress is measured by looking at the overall health, economy, and resilience of the area utiledesign.com 12Hyannis Zoning UpdateDan Bartman Growth Incentive Zone: Goals Background and Context By increasing density in a compact area with reduced parking requirements subject to building form and placement requirements you can achieve: ●Walkability ●Affordability ●Sustainability ●Predictable form to ensure community character is maintained utiledesign.com 13Hyannis Zoning UpdateDan Bartman Community Resilience by Design (2018) Background and Context utiledesign.com 14Hyannis Zoning UpdateDan Bartman ●There are several locations in the East End where parking lots on the street create “missing teeth” in the urban fabric ●While parking serves an important need for the area, in some cases it may not be the highest and best use, or could be made more efficient Infill Underutilized Lots Background and Context utiledesign.com 15Hyannis Zoning UpdateDan Bartman ●New buildings can reinforce historic patterns and enhance pedestrian experience ●New spaces add amenities and create neighborhood within the neighborhood Redevelop Underutilized Properties Background and Context utiledesign.com 16Hyannis Zoning UpdateDan Bartman Retrofit Existing Structures Background and Context ●“Top of Shop” housing ●Converting underutilized buildings (formerly office) into housing utiledesign.com 17Hyannis 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 18Hyannis Zoning UpdateDan Bartman Challenges to Housing Production Background and Context Outdated zoning standards create unintended outcomes and do not align with housing goals. Hyannis’ GIZ: wide range of lot sizes •Small residential lots around 4,000 SF •Large commercial lots upwards of 70,000 SF All ratio-based zoning metrics problematic due to variable lots: •DU/Acre •BR/Acre •Floor Area Ratio •Parking Barnstab le Rd . Main St. R o u t e 1 2 8 utiledesign.com 19Hyannis Zoning UpdateDan Bartman Challenges to Housing Production Background and Context Legacy zoning districts and overlapping regulations 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 20Hyannis Zoning UpdateDan Bartman Proposed Downtown Hyannis Zoning Districts An Overview utiledesign.com 21Hyannis Zoning UpdateDan Bartman Standard Zoning: 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 ●Minimum Front Setbacks ●Minimum Parking Ratio ●Floor Area Ratio ●Dwelling Units/Acre or Bedrooms/Acre (a Ratio) utiledesign.com 22Hyannis Zoning UpdateDan Bartman Use Based Development Parking in Front Large Setbacks utiledesign.com 23Hyannis Zoning UpdateDan Bartman 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 24Hyannis Zoning UpdateDan Bartman 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 25Hyannis Zoning UpdateDan Bartman Form-Based? Building “form” (rather than land use) is the primary organizing principle ●Emphasis on dimensional standards ●Regulate building underlying form, not architectural style ●Predictable built results can allow for by right development & better public support for redevelopment ●Better at producing housing diversity (types, size, tenure, etc.) utiledesign.com 26Hyannis Zoning UpdateDan Bartman Approach: Calibrate for Local Conditions utiledesign.com 27Hyannis Zoning UpdateDan Bartman Approach: Calibrate for Local Conditions utiledesign.com 28Hyannis Zoning UpdateDan Bartman Approach: Calibrate for Downtown Hyannis Planning Efforts ●Housing Production Plan (2016) ●Community Resilience by Design (2018) ●Downtown Hyannis Zoning Revision (2019 - ??) Local Characteristics ●Lot Size Diversity ●Historic Main Street ●Specialized Areas (Hospital, Harbor, etc) ●Focus Infill Housing & Economic Development in the right places ● utiledesign.com 29Hyannis Zoning UpdateDan Bartman Calibrate for Downtown Hyannis: Form-Based Districts (2) ●Downtown Main Street ●Downtown Village utiledesign.com 30Hyannis Zoning UpdateDan Bartman Calibrate for Downtown Hyannis: Form-Based Districts (2) ●Downtown Main Street ●Downtown Village “Hybrid” Zoning Districts (5) ●Downtown Neighborhood ●Downtown Hospital ●Hyannis Harbor ●Transportation Center ●Highway Commercial utiledesign.com 31Hyannis Zoning UpdateDan Bartman 7 New Zoning Districts Form-Based Districts (2) ●Downtown Main Street ●Downtown Village “Hybrid” Zoning Districts (5) ●Downtown Neighborhood ●Downtown Hospital ●Hyannis Harbor ●Transportation Center ●Highway Commercial utiledesign.com 32Hyannis Zoning UpdateDan Bartman Frontage Area The area of a lot between the façade of a principal building and any lot line(s), projected to the side lines of the lot Form-Based Dimensional Standard utiledesign.com 33Hyannis Zoning UpdateDan Bartman Frontage Types Storefront Dining Patio Gallery Common Lobby utiledesign.com 34Hyannis Zoning UpdateDan Bartman Frontage Types Entry Plaza Front Garden Front Porch Dooryard Stoop utiledesign.com 35Hyannis Zoning UpdateDan Bartman Facade Build-Out A parallel facade must be provided within the min & max setbacks for a min percentage of total lot width Form-Based Dimensional Standard utiledesign.com 36Hyannis Zoning UpdateDan Bartman Facade Build-Out A parallel facade must be provided within the min & max setbacks for a min percentage of total lot width Form-Based Dimensional Standard utiledesign.com 37Hyannis Zoning UpdateDan Bartman Form-Based Dimensional Standard Upper Story Step Back An upper story must be recessed (“stepped back”) a minimum distance from the façade of the stories below utiledesign.com 38Hyannis Zoning UpdateDan Bartman Form-Based Districts Downtown Main Street District to promote the continuation of a walkable, pedestrian-oriented downtown environment with continuous active streetscape. Development is characterized by mid-rise mixed-use buildings, continuous street walls and variety of materials with parking visually minimized. Land uses are mixed residential and active commercial, including retail, restaurant, office, hospitality, cultural and institutional. utiledesign.com 39Hyannis Zoning UpdateDan Bartman Main Street - Existing Context utiledesign.com 40Hyannis Zoning UpdateDan Bartman Main Street - New Infill utiledesign.com 41Hyannis Zoning UpdateDan Bartman Main Street - Existing Context utiledesign.com 42Hyannis Zoning UpdateDan Bartman Main Street - New Infill utiledesign.com 43Hyannis Zoning UpdateDan Bartman Existing utiledesign.com 44Hyannis Zoning UpdateDan Bartman Potential utiledesign.com 45Hyannis Zoning UpdateDan Bartman Form-Based Districts Downtown Village District to promote mixed land uses that support the downtown core and reestablish or preserve traditional neighborhood forms and pedestrian orientation. Development is characterized by mid-rise single-use buildings and detached and semi-detached residential buildings. utiledesign.com 46Hyannis Zoning UpdateDan Bartman Standards for Specific Districts utiledesign.com 47Hyannis Zoning UpdateDan Bartman Existing utiledesign.com 48Hyannis Zoning UpdateDan Bartman Potential utiledesign.com 49Hyannis Zoning UpdateDan Bartman Downtown Main Street & Downtown Village - Building Massing 4th Fl. Setback Pitched Roof Parking at Rear Minimal Curb Cuts Zero Lot Line utiledesign.com 50Hyannis Zoning UpdateDan Bartman Hybrid Zoning Districts utiledesign.com 51Hyannis Zoning UpdateDan Bartman Hybrid Zoning District 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 building types utiledesign.com 52Hyannis Zoning UpdateDan Bartman Hybrid Zoning District 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 53Hyannis Zoning UpdateDan Bartman Hybrid Zoning District 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 54Hyannis Zoning UpdateDan Bartman Hybrid Zoning District 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 55Hyannis Zoning UpdateDan Bartman Hybrid Zoning District 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 56Hyannis Zoning UpdateDan Bartman All New Zoning Districts Form-Based Districts ●Downtown Main Street ●Downtown Village Zoning Districts ●Downtown Neighborhood ●Downtown Hospital ●Hyannis Harbor ●Transportation Center ●Highway Commercial utiledesign.com 57Hyannis Zoning UpdateDan Bartman Permitted Use Table P Permitted by Right SP Special Permit N Not Permitted L Permitted with Limitations utiledesign.com 58Hyannis Zoning UpdateDan Bartman Minimum Required Accessory Parking utiledesign.com 59Hyannis Zoning UpdateDan Bartman Frontage Types utiledesign.com 60Hyannis Zoning UpdateDan Bartman Building Components utiledesign.com 61Hyannis Zoning UpdateDan Bartman 2022-145 Signage Regulations utiledesign.com 62Hyannis Zoning UpdateDan Bartman Amendment to Signage Regulations ●Updated as a result of new zoning districts predominately impacting the following zoning districts: ●Proposed Highway Commercial (HC) Incorporates more generous signage derived from existing zoning districts ●Proposed Downtown Village (DV) Allows signage for a wide variety of business and commercial properties with respect to smaller scale of lots utiledesign.com 63Hyannis Zoning UpdateDan Bartman 2022-146 Registered Recreational Marijuana Cultivators, Research Facilities, and Testing Laboratories Overlay District utiledesign.com 64Hyannis Zoning UpdateDan Bartman ●Currently allowed within the Gateway Medical (GM) and Medical Services (MS) zoning districts Existing Allowed Marijuana Uses utiledesign.com 65Hyannis Zoning UpdateDan Bartman ●Maintains location ●Maintains existing regulations ●Repeals expired mortoria Proposed Marijuana Overlay District: utiledesign.com 66Hyannis Zoning UpdateDan Bartman utiledesign.com 67Hyannis Zoning UpdateDan Bartman END