PROPOSED HOTEL RESORT ZONING

Dennisport Revitalization Committee Forum

August 30, 2010

PROBLEM STATEMENT

• Hotel rooms in Dennis are aging.

• Since 2000, 230 hotel rooms have been removed from the hotel stock.

• Since 2002 five hotels have closed and four have converted to timeshares.

Town Impacts

2000 2001 2002 2003 2004 2005 2006 2007

$-

$200,000

$400,000

$600,000

$800,000

$1,000,000

$1,200,000

Rooms Tax Collections

Rooms Tax Collections

• Lost rooms means lost revenue to the town.

Rooms Tax Collections

-5.9%

2.0%

-11.4%

16.7%

-14.5%

2.8%

-12.0%

2000

2001

2002

2003

2004

2005

2006

2007

2008

Rooms Tax Collections

-53 rooms

-71 rooms

-64 rooms

-43 rooms

Town Impacts

• In 2002 direct hotel expenditures were:– $24.3 M on rooms– $27 M on food and entertainment– $5.3 M on retail purchases

• In 2008 direct hotel expenditures were:– $20.95 M on rooms– $23.25 M on food and entertainment– $4.6 M on retail purchases

Town Impacts

• Secondary Spending (money re-spent in the local economy by local employees and businesses)– 2002: $33.6 Million– 2008: $28.8 Million

• Total Hotel Related Expenditures– 2002: $90.2 Million– 2008: $77.6 Million

• Possibly 210 jobs lost in the Dennis Service Economy

Zoning has not protected the Dennis

Tourist Economy

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

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.”

ZONING HISTORY

• 1973 Comprehensive Zoning– Basic requirements hotels:

• 20,000 sf lot size plus 1,000 sf per room• 150 foot lot width• 30 foot front setback• 15 foot side and rear setback• 25% lot coverage• 35 feet, 2 stories

ZONING HISTORY

• 1984 Re-Zoning– Area Zoned as “Resort Residential”– Resort Residential district intent “To provide sites for seasonal

resource oriented resorts with special attention to preserving the value of land and enhancing the existing vegetation, visual landscape, and amenities with consideration of neighboring properties, and to conserve the value of existing structures and building s with good period design, recognizing the value of recycling old structures and buildings for future generations with good period design, thereby retaining the character of the area,

the town and the quality of a rural seaside New England village.”

ZONING HISTORY

• 1984 Re-Zoning– Basic requirements hotels:

• 40,000 sf lot size plus 2,000 sf per room• 150 foot lot width• 50 foot front setback• 50 foot side and rear setback• 70% lot coverage• 35 feet, 2 stories (exclusive of roof), flat roof

possible

Zoning has left most hotel/motel properties as non-conforming

and unable to modernize.

The Proposal

Modify Dennis zoning to allow for reinvestment in

Dennis hotels

The Process

• Economic Development Committee invited local hotel and motel owners to attend EDC meetings to discuss the problems and their specialized needs.

• EDC studied hotel/motel provisions in neighboring towns and around the country.

• These discussions started in 2007.• 2009-2010 Dennis Port Design Charrette

re-affirms the EDC planning efforts regarding hotels in this area.(pgs C8, C13, C14)

Planning Process Goals

• Protect existing, remaining hotel rooms.

• Create mechanism to recover lost rooms.

• Allow for hotel properties to expand to meet the needs of modern travelers.

• Correct zoning which placed a hotel/resort area within a residential zoning district.

Dennis Hotel Resort DistrictZoning Proposal

Two New Zoning Districts

Dennis Hotel Resort DistrictZoning Proposal

And modifications to hotel uses located in the General

Commercial II Zoning District

DENNISPORT HOTEL RESORT AREA

• Within the Dennisport Hotel Resort Area, 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.

DENNISPORT HOTEL RESORT AREA

• 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.

DENNISPORT HOTEL RESORT AREA

• 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• Establishes a “bulk plane” setback which will either push

buildings back from identified public spaces or establish a 1:1 sloped line away from these public spaces.

DENNISPORT HOTEL RESORT AREA

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 2/3 stories; allow or require structured parking without requiring increases in open area on the site; require 25 foot setbacks.

GENERAL COMMERCIAL II HOTEL RESORT CHANGES

• The General Commercial II zoning district comprises Route 28 between the Dennisport and West Dennis Village Centers and Upper County Road.

• The hotels in this area are quite similar to those found along Chase Avenue.

• The proposal calls for allowing an increase in height from 35’ maximum to 42’ maximum; require roofs with a pitch of between 6:12 and 12:12; allow increase in height to 2 2/3 stories; allow or require structured parking without requiring increases in open area on the site; require 25 foot setbacks.

What could it look like?(Dennisport)

Existing Zoning “Build-Out” Conditions South View Inman Road at Chase Avenue

Proposed Zoning “Build-Out” Conditions South View Inman Road at Chase Avenue

Existing Zoning “Build-Out” Conditions Looking South Along Inman Road

Proposed Zoning “Build-Out” Conditions Looking South Along Inman Road

Proposed Zoning “Build-Out” Conditions

Looking east

Looking south

Looking west

View Across Sea View Park

View Across Sea View Park

Metcalf Beach

Build-out Along Chase Avenue in Dennisport

• Existing Hotel Rooms - 431

• Build-out Hotel Rooms – 655

• Hotel Rooms Before 2002 - 592

Benefits to the Town

• Improved tourist economy.• Reinvestment in distressed properties.• Increased direct spending by tourists on rooms,

food, entertainment and retail products, possibly as high as $34 M.

• Potential for 400 more service industry jobs in Dennis.

• Financial return which will allow for improved wastewater treatment.

• Increased property values and room tax revenue.

The Future Could Be AsVibrant as The Past

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

The Belmont Hotel