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

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. Some History

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. 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. 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. 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. 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. 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.  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.  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.  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. 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. 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. 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. 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.  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. 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. 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. 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. 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. 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. 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. 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. 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. 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. That Brings Us To Today
and
This Summer

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. 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. 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. Where?

31. Let’s Discuss