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HomeMy WebLinkAboutDraft Land Use Chapter_12-14-2023Barnstable LCP – DRAFT Land Use SecƟon 1 DRAFT LAND USE CHAPTER INTRODUCTION Why Land Use Matters Land use and development lives at the intersecƟon of natural, built, and community systems. Decisions about land use directly impact the protecƟon of our sensiƟve environmental areas and waterbodies; the most efficient, effecƟve, and resilient locaƟons for development, redevelopment, and infrastructure; and where people live and work, how they can travel from place to place, and how they interact with one another in community. This secƟon acknowledges that change is inevitable. In some places, change should be managed to protect environmental, historic, and cultural resources and long-term public health and wellbeing. In other places, change should be managed to help provide space for the types of development the Town needs to thrive into the future, including addressing the local housing crisis and supporƟng a vibrant mix of job opportuniƟes. This secƟon looks at anƟcipated changes across this spectrum and idenƟfies strategies needed to successfully manage conservaƟon, redevelopment, infill, and growth opportuniƟes. This secƟon provides direcƟon for town-wide land use issues, as well as direcƟon around different land use types, ranging from natural and rural landscapes to denser commercial corridors and town and village centers. Please see the Land Use and Development secƟon (under SecƟon 4: Built Systems) of the ExisƟng CondiƟons Report for informaƟon on exisƟng land use, development trends, and the Town’s current land use management tools and policies. Land Use Actions Since 2010? The Town of Barnstable last adopted its LCP in 2010. A great deal of work was put into the development of that plan, and it has been acƟvely implemented over the past fourteen years. Below is a high-level overview of some notable implementaƟon achievements. Zoning As will be discussed further below, one of the most important components of the Land Use chapter is to idenƟfy areas of town where different land use outcomes are desired and to make recommendaƟons accordingly for changes to land use policy, including zoning. The 2010 LCP had many recommendaƟons around zoning reform that have been implemented since then. District of Critical Planning Concern (DCPC) Centerville Village This new ordinance was adopted in 2009 and has an emphasis on preserving and respecƟng the historic nature of the village. It allows for a mix of single-family homes, small-scale retail and services, office, and mixed use, with apartments allowed as accessory uses. The DCPC includes design guidelines for all new development and addiƟons. Corporate branding is prohibited and there is flexibility for dimensional requirements through the special permit process. Barnstable LCP – DRAFT Land Use SecƟon 2 Barnstable Village (VB-A Business District) Significant amendments were made to this district in 2010 so that it is essenƟally a new ordinance. Barnstable Village allows for a mix of single-family homes, retail, office, and services, with apartments allowed as accessory uses on upper floors. Marstons Mills Village (MMVD) This new ordinance was adopted in 2010. Marstons Mills Village allows for a mix of single-family homes, retail, office, services, and mixed use, with apartments allowed as accessory uses. Larger-scale mixed use is allowed with performance standards, and there are design guidelines for all new development and addiƟons. Corporate branding is prohibited but there is flexibility for dimensional requirements through the special permit process. Non-conforming uses may not be replaced by another non-conforming use. West Barnstable Village Business District (WBVBD) This new ordinance was adopted in 2011. The West Barnstable Village Business District allows for a mix of single-family homes, small-scale retail, and office, with service businesses allowed by special permit. Larger-scale mixed use is allowed with performance standards, and there are design guidelines for all new development and addiƟons. Corporate branding is prohibited, and non-conforming uses may not be replaced by another non-conforming use. District of Critical Planning Concern (DCPC) Craigville Beach This new ordinance was adopted in 2011 and has an emphasis on flood control and groundwater maintenance and recharge. The DCPC is divided into four “neighborhood overlays” for Village Craigville, Craigville Beach, Long beach/Short Beach, and Centerville River North Bank. Each neighborhood overlay has its own use regulaƟons and performance standards. Accessory Dwelling Unit (ADU) Ordinance This new ordinance was adopted in 2022. It allows up to one ADU on a lot with a single-family dwelling, with a maximum of up to two bedrooms and 900 square feet (or ½ the habitable floor area of the primary dwelling, whichever is less). ADUs must be rented for at least a period of 12 consecuƟve months in order to avoid their use as short term rentals. Barnstable LCP – DRAFT Land Use SecƟon 3 Downtown Hyannis Zoning Districts The prior Downtown Hyannis Zoning Districts were repealed and replaced with this new ordinance in 2023 to incorporate aspects of “form-based code,” where placement, design, and massing of buildings plays a larger role than use requirements. This fine-grained zoning acknowledges that even within the relaƟvely small area of Downtown Hyannis, there are several different condiƟons that call for different development standards. The two core downtown Districts, Downtown Main Street and Downtown Village, are intended to promote mixed-use and mulƟ-family development and a conƟnuaƟon of a walkable, pedestrian-oriented downtown environment with a conƟnuous acƟve streetscape. Surrounding districts support this core and encourage tradiƟonal neighborhood development paƩerns, residenƟal infill, and support community transportaƟon and health care insƟtuƟons present in the downtown. Highway Business Zoning Districts The Highway Business Zoning District, which includes commercial corridors on West Main Street, Route 132, and Route 28 in Centerville was amended in 2019 to allow expanded commercial uses by-right, as well as mulƟ-family residenƟal and mixed use development by-right. Route 6 Interchange/Route 132 The Business and Highway Business Districts were expanded northward on Route 132 between 2014 and 2016 creaƟng a new commercial node that supports a number of financial insƟtuƟons and other professional office uses. Mixed Use Subzone, Medical Services Overlay District An area in the Regional Economic Center, on land formerly belonging to Cape Cod Hospital, was rezoned in 2021 to allow four-story mulƟ-family residenƟal development. Shopping Center Overlay Amendments Zoning amendments were approved on land belonging to the Cape Cod Mall to allow mulƟ-family residenƟal development, hotels, and reduced parking requirements in 2022. Preservation One of the major goals of the 2010 LCP was to expand the protected open space and recreaƟonal land. Significant progress has been made on this front over the past thirteen years as noted in the table below. Table X.X. Summary of Open Space and RecreaƟon Land Protected Open Space (acres) 2010 2023 Change ConservaƟon Land 6,349.26 6,449.85 100.59 Land Bank/CPA 960.06 1,037.57 77.51 Barnstable LCP – DRAFT Land Use SecƟon 4 Private Open Space 1,181.51 1,311.4 129.89 State Land 447.35 617.46 170.11 ConservaƟon RestricƟon 438.39 516.82 78.43 Municipal Water District 233.51 237.75 4.24 Non-Municipal Water Districts 1,188.6 1,189.87 1.27 Total Protected 10,798.68 11,360.72 562.04 RecreaƟon Land, Other Open Space and Public Land (acres) 2010 2023 Change Town Cemeteries 166.07 166.07 0 Public Trusts 79.17 1,311.4 1,232.23 Town RecreaƟon Land & FaciliƟes 112.94 411.45 298.51 Beaches & Public Landings 145.14 145.14 0 Municipal Use 934.46 878.65 -55.81 Schools 289.73 199.56 -90.17 Airport 602.77 616.03 13.26 Housing Authority 54.5 65.06 10.56 Barnstable County Land & FaciliƟes 123.11 135.68 12.57 State Land 192.22 617.46 425.24 Federal Land 1.15 1.15 0 Total RecreaƟon and Other 2,701.26 4,547.65 1,846.39 Source: Town of Barnstable Barnstable LCP – DRAFT Land Use SecƟon 5 As can be seen in the tables above, both protected open space and recreaƟonal/public lands have increased significantly. Protected open space is up in every category, with an overall increase of over five percent. State land has seen the largest increase, both in acres and as a percentage (+38%). Most recreaƟon and public land types have seen an even greater increase, though some have decreased or remained the same. Overall, such lands increased by over 68%. Public trusts led this change, increasing by over 1,200 acres from just under 80 acres in 2010. Other state lands have also increased significantly (+221%), as have town recreaƟon land and faciliƟes (+264%). Schools and other municipal uses lost a total of approximately 145 acres over this Ɵme. Policies, Priorities & Plans Several plans and policies in support of the LCP have been adopted since 2010. Growth Incentive Zone (GIZ) First approved in 2006, the Downtown Hyannis GIZ was reauthorized in 2018 . The Downtown Hyannis Growth IncenƟve Zone (GIZ) has been the primary area in the Town designated for growth, both residenƟal and commercial, as outlined in the 2010 LCP A “GIZ” is a planning tool that allows communiƟes to exempt certain development acƟviƟes from Cape Cod Commission regulatory review. The intent is to encourage residenƟal and commercial development and redevelopment supported by community ameniƟes and appropriate infrastructure. The GIZ gives the Town more local control over decision making in downtown Hyannis and makes development easier and more aƩracƟve by eliminaƟng the step of Cape Cod Commission review. The GIZ is supported by the Downtown Hyannis Zoning Districts described above. Please see the Land Use and Development secƟon (under SecƟon 4: Built Systems) of the ExisƟng CondiƟons Report for more informaƟon on the GIZ. Comprehensive Wastewater Management Plan (CWMP) The CWMP, adopted in 2020, is a plan to protect Barnstable’s coastal waters, ponds, and drinking water by managing nutrient polluƟon from wastewater. To accomplish this, the plan calls for an expansion of the Town’s wastewater infrastructure (i.e. sewers) as well as other innovaƟve and nature-based approaches such as inlet dredging, cranberry bog conversions, and use of nitrogen-removing sepƟc systems. The 30-year plan is comprised of three 10-year phases, predominantly focused on sewer expansion. By reducing nutrient polluƟon in embayments, the plan protects water quality in ponds and drinking water sources and is also designed to provide the wastewater infrastructure needed to support community economic development and affordable housing needs. Please see the Wastewater Management secƟon (under SecƟon 4: Built Systems) of the ExisƟng CondiƟons Report for more informaƟon on the CWMP. Revisions to Cape Cod Commission Review Thresholds (Chapter H) The Town was granted approval from the Cape Cod Commission to raise Development of Regional Impact (DRI) project thresholds in the mapped Economic Centers and Industrial Service & Trade Areas outside of the Growth IncenƟve Zone in Hyannis. See the boundaries of these areas in Map X below. Like Barnstable LCP – DRAFT Land Use SecƟon 6 this GIZ, a DRI allows for more development to be reviewed and approved directly by the Town rather than going through the Cape Cod Commission. The Town may now review commercial and industrial development proposals in the Economic Center up to 20,000 SF (from 10,000 SF) and in the Industrial Service & Trade Area up to 40,000 SF (from 10,000 SF). This should make the permiƫng process more efficient for such developments and make it easier to aƩract the types of development the Town wants where it wants it. Barnstable LCP – DRAFT Land Use SecƟon 7 MAPS & DATA Mapping is an important tool for visualizing land use policies. The maps below can help the community see where new growth and development are most suitable and where development should be moderated to protect important environmental resources. Please see the ExisƟng CondiƟons Report for a fuller range of maps. Map X: Residential & Mixed-Use/Non-Residential Zoning Districts Max X: Single-Family Residential Zoning Districts Map X: Groundwater Protection Overlay Zoning District + Salt Water Estuary Protection Map X: Growth Incentive Zone & Resource Protection Overlay District Map X: Flood/hurricane vulnerability, ϐlood zones, slosh Barnstable LCP – DRAFT Land Use SecƟon 8 ISSUES & OPPORTUNITIES This plan is built around the collecƟve needs and desires of the community. Through mulƟple public meeƟngs, surveys, interviews, and focus groups, the Town gathered feedback on what is working in Barnstable, what is not, and what changes residents want to see. This feedback is what has guided the development of Goals, AcƟons, and Strategies throughout this plan. Townwide Issues and Opportunities for Land Use The overall land use management approach for Barnstable encourages growth and redevelopment in locaƟons where more intense development is appropriate and viable because of available roadways, wastewater, and other infrastructure and because the locaƟon minimizes impacts on open space and sensiƟve natural resources. This strategy helps reduce, and where possible even reverse, sprawling land development paƩerns and promotes a land use paƩern that respects the past, supports today’s vibrant mulƟ-faceted community, and allows thorough and careful preparaƟon for future needs. Below is a discussion of some of the most important land use issues and opportuniƟes that have townwide implicaƟons. The Zoning Ordinance is the primary land use regulaƟon in Barnstable. It contains provisions for land use in all zoning districts as well as for non-conforming uses and use variances. Each Local Comprehensive Plan update is an opportunity to take a look at the Zoning Ordinance with fresh eyes. The LCP idenƟfies where changes to land use policy will be beneficial and help the Town reach its various goals. Some of these changes to land use policy will result in changes to the Zoning Ordinance. In brief, zoning should be revised to allow what the Town wants where it wants it and to prohibit uses where they are not desired. The goal is to increase certainty and consistency, and not to rely on incenƟves or negoƟaƟons with property owners or developers to get what the Town wants. It is also good pracƟce to review and analyze the Zoning Ordinance periodically for opportuni Ɵes to condense and streamline, incorporate a more user-friendly format, correct and update references, and ensure compliance with state law. Issues and Opportunities for Different Land Use Types Barnstable has arguably the most diverse array of land uses of any municipality on Cape Cod. While the most populous town on the Cape, Barnstable is home to a variety of important water, coastal, wetland, wildlife, historic, and open space resources. The Town grew up around seven village centers, and these villages conƟnue to play a large role in defining the life of the community. AddiƟonally, Barnstable is home to some of the most development on Cape Cod, with denser housing, commerce and retail, industrial areas, and regional services such as the Barnstable Municipal Airport, Cape Cod Hospital, and a network of working waterfronts. Compact Development The 2010 Local Comprehensive Plan supports a policy of compact development, a smart growth approach that concentrates development where infrastructure can be efficiently provided and access to transportaƟon is readily available. Infill, mixed-use, greyfield development, and cluster development are forms of compact development. Development outside of areas with opportuniƟes to walk to shopping, Barnstable LCP – DRAFT Land Use SecƟon 9 work, recreaƟon, and other necessary pursuits is, by its nature, more demanding on our resources than is development in the Downtown Hyannis area and other areas long targeted by the Town for growth. Inϐill and Redevelopment Infill and redevelopment of exisƟng developed commercial areas is the Town’s preferred form of compact development. Working with stakeholders, the Town reviewed exisƟng condiƟons and regulaƟons in the GIZ and many of the village districts. Together, they analyzed infrastructure and regulatory needs; developed necessary infrastructure plans; and provided standards for community character and traffic management. The goal was to create an environment where businesses can thrive; infrastructure is improved or upgraded; and residents can access goods and services in a safe, efficient manner. Infill and redevelopment provide opportuniƟes to improve overall design for beƩer funcƟon and community character enhancement. Site design, building design, and landscaping are all important components of these regulaƟons. InterconnecƟon of adjacent properƟes, transportaƟon corridor access management, and streetscape and site enhancements are considered, and the permit process has been clarified and simplified. The Town consequently amended plans and zoning for the villages and in early 2023, adopted a more “form-based” code for the GIZ (see more on this below in the subsec Ɵons on the GIZ and Village Centers). Zoning reform is an iteraƟve process. As the Town conƟnues to implement the GIZ and Village Centers standards, they should be periodically assessed for further improvement and refinement. There are many issues and opportuniƟes related to these land use types, and many of the Policies and Strategies below are designed to be specific to certain land use types. The sec Ɵon discusses these specific land use types and provides policy direcƟon for land use decisions looking forward. Natural Areas Natural Areas are generally the Town’s least developed and most sensi Ɵve areas. While Barnstable is the most populous and also one of the most built out municipaliƟes on the Cape, it has a wealth of natural areas such as Sandy Neck, the Great Marshes, and other local and privately held conservaƟon lands. SensiƟve habitat areas have also decreased in Barnstable, primarily from residenƟal development pressure. These areas are increasingly subject to change from development impacts, stormwater runoff, wastewater discharge, recreaƟonal users, and climate change. The Town has many opportuniƟes to strategically expand protected natural areas in an effort to connect core sensiƟve habitat and establish a beƩer-connected network of natural areas. Where connecƟons are needed in developed areas, strategies for implementaƟon may include easements on porƟons of developed lands or even purchasing and reverƟng developed lands to open space. Rural Development Areas Rural Development Areas are defined by a high percentage of open lands and sparse building development paƩerns that contribute to the unique rural and scenic character of the region. Areas such as West Barnstable, larger lot areas around village centers, and the Town’s few remaining agricultural areas and farms all contribute to the Town’s rural character. Barnstable LCP – DRAFT Land Use SecƟon 10 While acƟve agriculture has been on the decline in Barnstable for many years, the demand for locally grown produce, dairy products, and meats is growing on Cape Cod. This presents an opportunity to strengthen local agriculture. However, development pressure, primarily from the residenƟal market, represents more value for these lands than agricultural uses do. Ordinances, regulaƟons, and policies should be reviewed to ensure that maximum protecƟon is afforded to agricultural uses and that incenƟves are in place to help maintain exisƟng farms and put properƟes with prime agricultural soils back into acƟve agricultural use. Lower-Density Residential Areas Lower-Density ResidenƟal Areas include residenƟal neighborhoods built primarily between the 1950s and 1990s. Comprising the majority of the Town’s land area, these districts should be periodically analyzed for inappropriate use allowances, redevelopment permiƫng, open space and recreaƟon needs, affordable housing development, transportaƟon improvements, and heritage preservaƟon. Depending on locaƟon, new residenƟal development and expansion of exisƟng residenƟal development may be very limited by mandatory compliance with state and federal nitrogen discharge limits as established by the MassachuseƩs Estuaries Program. There are opportuniƟes in these areas to manage exisƟng development, acƟvely guide redevelopment, and plan for necessary capital improvements. Historic Areas Historic Areas consist of concentraƟons of historic structures, including local and/or NaƟonal Register districts located in a small-scale village seƫng. ParƟcularly notable historic areas in Barnstable are found in and around the village centers of Barnstable, Centerville, Cotuit, Craigville, Hyannis, Hyannisport, Osterville, and West Barnstable. These areas include not only historic buildings, but cemeteries, landscape features, and viewsheds. Preserving these resources is an opportunity for the Town to maintain its heritage and culture, while conƟnuing to be a unique draw for the tourism economy. Maritime Areas MariƟme Areas are clusters of commercial and mixed-use development that contribute to Cape Cod’s working waterfronts and harbors. Barnstable is home to some of the most ac Ɵve mariƟme areas on the Cape, including producƟve fishing industries, commuter and visitor ferry service, recreaƟonal marinas, and more. Barnstable Harbor, Hyannis Harbor, West Bay in Osterville, and mulƟple other marinas and yacht clubs provide jobs, aƩract tourists, and are an integral part of the local culture and quality of life. Harbors and marinas, in parƟcular, provide opportuniƟes for tradiƟonal fishing and shellfishing acƟviƟes and the growing recreaƟonal boaƟng public. Water-dependent support industries such as boat yards, sail loŌs, and other water dependent uses should be retained and supported, both for their economic and historic/cultural importance. There have been and naturally will conƟnue to be conflicts between the working waterfront and recreaƟonal boaƟng. The Town must conƟnue to pursue policies that balance these compeƟng interests. Regional Economic Center This area of Hyannis is characterized by larger-scale commercial and light-industrial uses, with the potenƟal to be interspersed with higher density residenƟal development. This area serves an important Barnstable LCP – DRAFT Land Use SecƟon 11 role in the regional economy, providing goods and services, year-round jobs, and economic stability and sustainability in a region that can be dominated by a more seasonal economy. This area includes land designated as centers for industrial acƟvity, suitable for industrial uses and emerging industries. The introducƟon of mulƟ-family development in these areas may provide a larger, local customer base for businesses in a locaƟon that generally has the infrastructure capacity to support much needed housing diversity. For planning purposes, this area is split into two secƟons: the largely commercial area around Cape Cod Mall and the Capetown Plaza Shopping Mall, and the industrial area to the north. The Town recognizes that this area has potenƟal to grow and change under exisƟng regulaƟons. There are opportuniƟes to further amend exisƟng regulaƟons to beƩer manage traffic, economic development, groundwater protecƟon, and community character in this area. Growth Incentive Zone (GIZ) Please see more informaƟon on the GIZ and the Downtown Hyannis Zoning Districts under the What Has Been Achieved? secƟon above. A special note on regional transportaƟon. The Barnstable Municipal Airport, as a regional transportaƟon hub, provides many opportuniƟes for collaboraƟon with the Town. Moving passengers from the terminal to the RTA and Island Ferry terminals by transit to alleviate some rotary traffic, providing beƩer airport services to area residents, and ensuring maximum protecƟon of water supply from aircraŌ and vehicle fueling and repair operaƟons are areas for mutual exploraƟon and cooperaƟon. In addiƟon, the Island Ferry terminals are located on the southern end of the GIZ. The ferries’ freight and passenger operaƟons impact drinking water supplies and regional transportaƟon, and opportuniƟes remain to maximum the benefits of these services while minimizing the environmental impacts. Village Centers Barnstable is made up of seven villages: Barnstable Village, Centerville, Cotuit, Hyannis, Marstons Mills, Osterville, and West Barnstable. Each of these villages has disƟnct needs for growth management, historic preservaƟon, businesses, housing, and environmental concerns, and public meeƟngs were held to get feedback specific to each village center. Hyannis is discussed in greater detail above, but issues and opportuniƟes for the other six village centers are summarized below. Barnstable Village Barnstable Village is quintessenƟal Cape Cod. The historic landscapes and views are closely Ɵed with the idenƟty of the Town and County. They are the foundaƟon of the tourist economy and the percepƟon of the Town as a desirable place to live. Barnstable Village's historic resources remain largely intact and highly valued. The village recognizes that its historic resources are most important to its character and to the economy of the town but sees opportuniƟes to expand locally serving businesses and improve walking and biking infrastructure. Barnstable LCP – DRAFT Land Use SecƟon 12 Centerville The "village assets" of Centerville are numerous, ranging from the beauty and charm of its Main Street to the sunset at Craigville Beach. The tradiƟonal New England image is present throughout much of the Village, making it one of the most desirable villages for year-round and summer residents and a desƟnaƟon for tourists and vacaƟoners. Most of its historic buildings and scenic areas remain intact. The riverways and inland water bodies provide natural focal points. However, there are opportuniƟes to address traffic calming and pedestrian safety issues. Cotuit Cotuit's peninsular locaƟon and inƟmate relaƟonship with the sea is one of its greatest assets, has shaped its history, and now creates some of its biggest challenges. In addi Ɵon to its treasured waters, the residents of Cotuit put an extremely high premium on open areas, and there are opportuniƟes to improve water quality in the area and expand recreaƟonal offerings. Marstons Mills Village residents describe Marstons Mills as having a rural village character that they value and wish to retain. Marstons Mills is one of the more rural of the Barnstable villages. The center of the village has retained its tradiƟonal uses, including retail. Three community buildings, the library, Liberty Hall, and the Methodist church form a liƩle community center off the main commercial center of the village. Town owned lands in the area provide scenic views of the open rural character reminiscent of the old Marstons Mills and are idenƟfying features of this village, and indeed of the whole town. Residents would like to see more acƟviƟes for children and young families and are concerned about families being priced out of the housing market. Osterville The seaside village of Osterville’s disƟnct areas include the more rural northern area along Bumps River Road, Tower Hill, Easy Bay, the village center, Seapuit, Osterville Harbor and the historic area of Wianno, and the island communiƟes of LiƩle and Grand Island (Oyster Harbors). The village’s shoreline encircles a network of protected waters and barrier beaches, and there are several hundred acres of conservaƟon land in and around Osterville. Residents see an opportunity to conƟnue invesƟng in the public realm and public faciliƟes, such as the library, beaches, sidewalks, and youth acƟviƟes. West Barnstable West Barnstable has several community faciliƟes including the library, community building, and soŌball field, all of which are acƟvely used. Residents want the village to retain its rural and historic character. ProtecƟon of old farms is of concern to longƟme residents, many of whom do not wish to see the old farmlands subdivided and developed. Residents want to see beƩer walkability and maintenance of sidewalks. Many are concerned about the increased cost of housing as well as water quality protecƟon. Barnstable LCP – DRAFT Land Use SecƟon 13 Commercial Nodes Barnstable has many largely auto-centric commercial corridors, including the Highway Commercial district located within the GIZ. Beyond this area, other stretches of Route 28/Falmouth Road, Route 132 Iyannough Road, and West Main Street serve people both locally and from across the region. Route 28 Node This east west regional route traverses low and medium density residenƟal development interspersed with scaƩered non-residenƟal uses, intensely developed highway business areas, and the regional commercial center arranged along the eastern porƟon of the corridor. There is significant opportunity for growth in the commercial nodes along this corridor, both residenƟal and non-residenƟal. Goals for this area include managing exisƟng development, acƟvely guiding infill and redevelopment to address parking, screening and roadway access issues, and detailed planning for capital improvements to adequately support new development. West Main Street Node This long strip of Highway Business zoned roadway has potenƟal to change use and intensity under exisƟng regulaƟons. Traffic overburdens this roadway and its many access points, community character is compromised by strip development, and residenƟal uses are not fully integrated into the streetscape. Goals for this area include improved community character, a defined neighborhood center with neighborhood-serving businesses, traffic congesƟon relief, traffic calming measures, streetscape improvements, and drinking water protecƟon. Non-Conforming Uses Non-conforming uses are exisƟng uses that do not conform to the use standards of the zoning districts in which they are located. The most common non-conforming uses are commercial uses located in residenƟal zoning districts. Legally non-confirming uses may conƟnue so long as they meet certain standards. Many of these uses provide valuable services to the community but can also cause traffic issues and other conflicts with neighboring residenƟal uses. It is the Town’s longstanding policy that these uses convert to residenƟal uses over Ɵme in order to reduce such conflict. To the degree possible, Barnstable should use its non-conformity secƟon to eliminate variance requests. Use Variances Use variances are a perfect example of the importance of adopƟng clear and consistent zoning bylaws. When it is clear what uses are desired and allowed in certain zoning districts, there should be no need for use variances. Use variances are currently not allowed in several areas of Barnstable, and the Town may consider expanding this prohibiƟon. Barnstable LCP – DRAFT Land Use SecƟon 14 POLICIES & STRATEGIES Residential and Rural Areas Development in these areas should be limited, and what development does occur must be sensi Ɵve to environmental constraints. Strategy: To preserve open lands, agricultural lands, and cultural, historic, and scenic landscapes, explore locaƟons for a 5-acre minimum lot size district in areas with insufficient infrastructure. Strategy: Consider incenƟves or requirements for using open space residenƟal development in key areas, such as near mixed-use zoning districts and where the protected open space can help conserve and connect important natural resources. Strategy: Analyze current standards for lot coverage and building massing in the ResidenƟal Areas. Consider creaƟng or decreasing maximum lot coverage limitaƟons and/or establishing floor to area raƟo (FAR) limits to contain the spread of impervious surfaces in these areas. Consider adopƟng these limits, at a minimum, in areas targeted for future public sewer service. Strategy: Conduct a study of ResidenƟal Areas within a walkable distance of mixed-use and commercial zoning districts in relaƟon to the Town’s CWMP. Where future sewer capacity exists, nitrogen sensiƟve embayments will not be negaƟvely impacted, and the required parking per unit can be accommodated on site, consider allowing and adopƟng design standards for: Two- or three-family dwellings (new construcƟon or conversions) so long as the underlying dimensional standards and massing for a single-family home are maintained. Clusters of small-scale single-family or two-family “coƩages” designed around common open space on a single lot. Townhouse communiƟes integrated into neighborhood and providing aƩainable housing opportuniƟes for families. The intent is to provide more housing diversity within walking distance of shops, services, and faciliƟes. Note: See the Natural Resources chapter for strategies around land conservaƟon, tree canopy preservaƟon, sewer neutral and nitrogen limitaƟon policies, etc. Regional Economic Center Development in the Regional Economic Center area should focus on placemaking and connecƟvity, creaƟng whole neighborhoods that are livable, safely walkable, and integrated with regional shopping and office uses. Heavier commercial and industrial uses will conƟnue to play a vital role in the local and regional economy in the Industrial & Service Trade Area. Strategy: Develop and adopt standards for residenƟal uses in the Regional Economic Center area to ensure they are part of whole neighborhoods. Barnstable LCP – DRAFT Land Use SecƟon 15 Require developments above 12 units to set aside space for usable open space. Require developments above 50 units to set aside space for ground floor, locally serving retail. Require connecƟvity between new residenƟal development and nearby parks, schools, shopping, and services, whether through sidewalks, bike paths, transit or other such means. Strategy: Develop and adopt standards, including design standards or guidelines, for addiƟonal housing types at a scale between two-family dwellings and mulƟ-family dwellings. This could include 3- and 4-family dwellings, townhouses, small apartments of up to 6 dwelling units designed to look like large houses, or small-scale apartment buildings of up to 12 units. Such housing typologies may be most beneficial as a transiƟon from the Economic Center to neighboring residenƟal areas. Smaller mulƟ-family opƟons may also be easier for local developers to design and build, with less compeƟƟon from larger naƟonal firms. Downtown Hyannis Development in this area should conƟnue to focus on placemaking and connec Ɵvity, creaƟng livable, walkable neighborhoods. Strategy: ConƟnue to refine the Downtown Hyannis Unified Design Guidelines and RegulaƟons, creaƟng a clear, consistent path forward for applicants and regulators to foster and champion the historic and mariƟme character of downtown Hyannis with the opportunity to redevelop and define the built environment of Hyannis with quality, character, and charm. Strategy: Conduct an analysis, at least once every two years, of development and redevelopment in the GIZ, compared with the planned vision and stated purposes of the Downtown zoning. IdenƟfy any development/redevelopment outcomes that are inconsistent with the vision/purposes and explore opƟons for regulatory amendments to address them. Strategy: While this area is expected to absorb a significant percentage of future growth, largely through mixed-use infill and redevelopment, adequate open space must be ensured. The Town should seek opportuniƟes to integrate high-quality open space and recreaƟonal opportuniƟes on a neighborhood scale into the GIZ. Village Centers Development in these areas should conƟnue to focus on walkable, mixed-use neighborhoods in an historic context. Strategy: Conduct an analysis, at least once every two years, of development and redevelopment in each of the Village Centers, compared with the planned vision for each village and the stated purposes of any village zoning districts. IdenƟfy any development/redevelopment outcomes that are inconsistent with the vision/purposes and explore opƟons for regulatory amendments to Barnstable LCP – DRAFT Land Use SecƟon 16 address them. In parƟcular, explore a prohibiƟon on use variances for Village Centers where this is not already in place. Strategy: Adopt design guidelines for residenƟal, non-residenƟal and mixed-use development and redevelopment for each Village Center lacking them. Include development guidelines for architecture and site design as well as suggested infill and redevelopment strategies. Create consistency with the historic and/or mariƟme character of the area. Create livable neighborhoods for year-round residents. Preserve views and public access to fresh and coastal waters. Enhance pedestrian and bicycle access and public spaces. Commercial Nodes Allow these areas to evolve into smaller, walkable, mixed-use centers providing important neighborhood services supported by denser residenƟal housing within and around the nodes. Strategy: Adopt design guidelines for non-residenƟal and mix-use development and redevelopment for West Main Street, the Route 28 Corridor, the Route 6 Interchange, and the Yarmouth Road Triangle. Include development guidelines for architecture and site design as well as suggested infill and redevelopment strategies. Create livable neighborhoods for year-round residents. Enhance pedestrian and bicycle access from surrounding neighborhoods. Provide for public and accessible open spaces. Strategy: Develop and adopt standards for addiƟonal housing types at a scale between two- family dwellings and mulƟ-family dwellings that can be allowed in the Commercial Nodes. This could include 3- and 4-family dwellings, townhouses, small apartments of up to 6 dwelling units designed to look like large houses, or small-scale apartment buildings of up to 12 units. Most of these housing types could accommodate mixed-use with ground floor commercial. Smaller mulƟ-family opƟons may be easier for local developers to design and build, with less compeƟƟon from larger naƟonal firms. Consider prohibiƟng mulƟ-family development of greater than 12 units along West Main Street and the Route 28 Corridor. Strategy: Conduct an analysis of all non-conforming non-residenƟal uses in the Town. Some of these exisƟng non-conforming uses are important culturally and/or economically, and it may not be desirable to see them phase out into residenƟal uses over Ɵme. Work with local residents and business owners to determine whether zoning changes would be appropriate for any of these uses, to ensure that they may conƟnue into the future. Barnstable LCP – DRAFT Land Use SecƟon 17 Revise the standards for the expansion or alteraƟon of non-conforming non-residenƟal uses, to ensure that impacts on neighboring residenƟal uses are improved as changes are made. The area in the vicinity of the transfer staƟon contains many non-conforming use properƟes and includes the intersecƟon of Route 28 and Osterville West Barnstable Road, conƟnuing north to Flint Street and Old Falmouth Road. Land use management acƟons for this area include: managing exisƟng development to be more compaƟble with surrounding residenƟal uses, improving streetscape and overall appearance of the area, and analyzing whether zoning changes are desired to protect some of these non- residenƟal uses into the future. Maritime Areas Preserve and protect working waterfronts and harbors. Strategy: Protect and strengthen the exisƟng working harbor acƟviƟes and character, maintain water views and improve public access. Harbor and marine uses shall provide a public edge to the water where feasible, and provide views, access and vistas while protecƟng water dependent acƟviƟes. Amend the Zoning Ordinance to ensure that exisƟng water views are protected or enhanced.