Final Vision Workshop November 18, 2024
Project Name to Provincetown Shank Painter Road: A Gateway
Town of Provincetown, MA
Month DD,18, YYYY November 2024
1
Meet the Consultant Team
Urban Design, Planning, & Community Engagement
Matthew Littell, LEED AP Principal-In-Charge
Kevin Chong, AIA Project Manager
Landscape, Civil, and Engagement Advisory
Carlos Sainz Caccia Senior Urban Planner & Designer
Courtney McCracken Architectural & Urban Designer
Blatman, Bobrowski, Haverty & Silverstein Zoning Advisory
Cheri Ruane, FASLA Vice President, Engagement Advisor Shank Painter Road: A Gateway to Provincetown
Mark Bobrowski Partner Town of Provincetown, MA
November 18, 2024
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Today’s Final Vision Workshop Project Recap (6:00 - 6:15pm) ● ● ● ● ●
Goals for Shank Painter Road Project Elements and Timeline Existing Conditions and Parcel Study Development Scenarios Public Engagement So Far
Design Guidelines (6:15 - 6:25pm) Zoning Strategy (6:25 - 6:30pm) Next Steps (6:30 - 6:35pm) Discussion (6:35 - 7:20pm)
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
3
Virtual Meeting Etiquette ● We have a lot to cover tonight – we appreciate your patience as we work through the presentation, and we kindly ask that you save your questions and comments for the designated discussion time. ● If you have any comments or need clarifications during the presentation, please feel free to type your questions in the chat box. We'll make sure to address them during the discussion.
We want to hear from you beyond this meeting! This presentation slideshow will be available on http://shankpainterroad.com following this meeting. Please send any questions, comments, and feedback to Thaddeus at tsoule@provincetown-ma.gov
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
4
Get Involved & Stay Connected 1
2
3
Today
shankpainterroad.com
Code Workshop
● Participate in discussion ● Review presentation materials in Miro (virtual whiteboard)
● The project website will be refreshed regularly with latest project updates and important community event information
● The next workshop will take place in late January 2025 ● The planning team will present the draft Form-based Code to the community and workshop any revisions to building typologies, dimensional standards, design guidelines, and clarify procedural elements
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
5
Project Recap Goals for Shank Painter Road Project Elements and Timeline Public Engagement So Far
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
6
Shank Painter Road Planning Project Project Background and Goals
Why?
How?
Opportunity to reshape the Shank Painter Road area into a vibrant neighborhood and gateway to Provincetown for all
Define a shared community vision for the future of the Shank Painter Road neighborhood
● Roadway slated for reconstruction as part of 2025 state and federally funded Transportation Improvement Project
● Build consensus around the appropriate scale, density, character, and mix of uses of future development
● Critical needs for diverse housing options and commercial uses
● Identify urban design principles and site planning strategies for future developments to accommodate people using all forms of mobility
● Study existing uses and character along Shank Painter Road
Develop zoning bylaw amendment ● Develop regulatory framework to support the community vision ● Incentivize future development that is desirable to the community and aligns with the preferred character for the neighborhood
Overlaying 75% TIP Design on Current Site Plan Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
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Project Timeline and Public Outreach 2024
We want to hear from you! May
June
July
August
September
October
November
Corridor Vision Plan
Existing Conditions Corridor Visioning & & Discovery Parcel Study
December
2025 January
February
March
Zoning & Regulatory Tools
Development Scenarios
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Code Adoption
Website Launch Community Goals Survey We are here!
Community Visioning Workshop July 10
Community Scenarios Workshop Sep 10
Final Vision Presentation Nov 18
Shank Painter Road: A Gateway to Provincetown
Community Code Workshop Mid-January
Town of Provincetown, MA
Public Hearing Mid-March
November 18, 2024
8
Existing Conditions & Parcel Study Key Insights: Existing Uses ● Wide range of existing uses along Shank Painter Road, including residential and commercial (office, retail, restaurants, neighborhood services) Restaurant
Old Police Station
Residential
Residential
Grocery Store
Propane Supplier
Residential
Church / Thrift Store
Insurance Agency
Bike Rental
Dispensary
Restaurant
Fire Station
Residential
Laundromat
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
9
Existing Conditions & Parcel Study Key Insights: Scales of Existing Development
Examples of buildings north of United Methodist Church
Examples of buildings close to Bradford Street
● Generally smaller parcels and buildings closer to Bradford Street, compared with range of building scales north of United Methodist Church Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
10
Existing Conditions & Parcel Study Key Insights: Existing Street Wall Conditions and Parking Configurations ● Inconsistent pedestrian experience along Shank Painter Road in terms of sidewalk extents, distance between buildings and road, ground level uses, and parking configurations ● Some parts of Shank Painter Road feel unsafe and inactive
Vehicular Access Pedestrian Access Building set back from road; large Central Parking Lot; no sidewalk
Parking spaces between building and road; no sidewalk
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Front building closer to road; landscaped front yard with pedestrian pathways
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
11
Existing Conditions & Parcel Study Key Insights: Mixed-Use Development Precedents in Massachusetts ● Successful mixed-use development precedents both within and outside of Provincetown share the following characteristics ○ Buildings close to sidewalk / street ○ No parking between building and street ○ Separate entrances for different uses ○ Larger window area at ground level 303 Commercial Street, Provincetown
136 Commercial Street, Provincetown
Villageworks, West Acton
Northern Bank Town Common, Littleton
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
○ Building massing carving out pedestrian-friendly public realm
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
12
Existing Conditions & Parcel Study Community Outreach Community Visioning Workshop July 10, 2024 40 attendees
Community Goals Survey June 24 - August 2, 2024 160 responses
Review presentation materials at shankpainterroad.com
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Review full survey results at shankpainterroad.com
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
13
Existing Conditions & Parcel Study Community Outreach
What We Heard ● Shank Painter Road offers an important opportunity for residential development, especially affordable housing, in Provincetown ● The corridor feels unsafe for all modes of transportation ● Active ground floor uses, better sidewalks, and more green spaces will improve the pedestrian experience ● Redevelopment should be contextually sensitive and harmonize with the character of Provincetown and Cape Cod
● Visual preferences for new development ○ Pitched roofs favored over flat roofs with no stepbacks ○ Buildings with broken down masses favored over large unarticulated masses ○ Traditional cladding like natural shingles and painted clapboards favored over contemporary cladding solutions
● Pedestrian-friendly site planning, such as locating parking behind buildings, should be prioritized
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
14
Development Scenarios Key Insights: Proposed Planning Framework - Translating What We Heard into Actionable Steps Vision Topics
Goals
Actions Incentivize affordable and diverse residential developments
Housing
Address critical housing needs
Develop building standards for denser developments that provide appropriate building scales and characters Develop site standards for new and existing developments that incorporate elements from the TIP and encourage a pedestrian-friendly streetscape
Enliven streetscape
Neighborhood Vibrancy
Encourage landscaping and green infrastructure between buildings and sidewalks Encourage active frontage zone for outdoor uses including outdoor dining
Encourage commercial uses
Safety
Safety for all transportation modes
Development Scenarios
Provide and improve sidewalks Reduce visual impact of parking
Tested in Development Scenarios
What We Heard
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Accommodate ground-level active uses that might include commercial, retail, and service spaces
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
15
Development Scenarios Key Insights: Building-to-Street Relationship with 75% TIP
Existing (+75% TIP) Building-to-Street Relationship
Proposed Building-to-Street Relationship
● ● ●
● ●
Large front setbacks makes street feel wider. Asphalt expands beyond the road pavement into property fronts. Poor street and landscaping. Front setbacks mostly used for parking.
●
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Reduced frontage setbacks to improve the street-scale perception. Front setbacks used for landscaping, trees and active uses. Parking located at the back where possible. Avoid asphalt in driveways and parking lots.
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
16
Development Scenarios Key Insights: Medium / Narrow Sites ● Tested various development scenarios on prototypical sites with: ○ Various commercial / other active uses ○ Smaller buildings along Shank Painter Road; taller buildings in the rear ○ Consolidated curb cuts ○ Parking behind front buildings
Ground level retail + upper level residential 2.5-story buildings in the front; 4-story buildings in the rear
Ground level active use + upper level residential 3.5-story buildings in the front; 4-story buildings in the rear
Residential
Retail
Other Active Use
Property Line
Setbacks
Green Area
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
17
Development Scenarios Key Insights: Large Site
● Various approaches to existing big-box retail use on site with widest frontage ○ Infill around existing building ○ New massing concept incorporating existing program and residential uses ○ Redevelopment with village character
Infill with small-scale retail and residential uses
New massing concept to incorporate more residential uses
Residential
Retail
Property Line
Setbacks
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Mixed-use village
Green Area
Development Scenarios
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
18
Development Scenarios Community Scenario Workshop September 10, 2024 30 attendees
What We Heard ● General consensus on: ○ Denser residential uses needed ○ Neighborhood services desired ● Scale of buildings facing Shank Painter Road should be carefully considered ● Larger sites require more rigorous regulations due to significance of existing uses
Review presentation materials at shankpainterroad.com
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
19
Final Vision Presentation Today’s Agenda
Design Guidelines
Zoning Strategy
Next Steps
● Character Areas
● Spatial Parameters ○ Site ○ Building ○ Public Realm & Landscape
● Establishing the District Boundary
● Conceptual Renderings ● Design Recommendations ○ Site ○ Building ○ Public Realm & Landscape
Existing Conditions Corridor Visioning & & Discovery Parcel Study
Development Scenarios
● What is a Form-Based Code?
Final Corridor Plan & Code Framework & Development Zoning Recommendations
Corridor Vision Plan
Discussion
Code Adoption
Zoning & Regulatory Tools Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
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Design Guidelines Character Areas Conceptual Renderings Design Recommendations Site Building Public Realm and Landscape Street Proportions
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
21
Shank Painter Road Character Areas Character Area B ● Southern portion of Shank Painter Road (exact boundary TBD) ● Development facing Shank Painter Road comparable in scale to buildings on Bradford Street and Commercial Street
Character Area A ● Northern portion of Shank Painter Road (exact boundary TBD) ● Denser development facing Shank Painter Road ● Opportunity for larger developments to create vibrant and continuous pedestrian realm
Character Areas
* Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
Corridor Nodes Potential Street Edges November 18, 2024
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Design Recommendations Character Area A Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
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Site planning and building placement Residential or mixed-use development placed close to the sidewalk to shape a walkable public realm.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
24
Multiple buildings within the same lot Multiple buildings on the same lot are allowed both in the front or in the back of the site, provided every such building is limited by an appropriate maximum footprint in the context of the corridor, and that adjacent buildings are sufficiently spaced from one another. Any commercial uses should be placed in the front buildings.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
25
Parking in the back Parking lots and service / loading areas are located behind or to the side to minimize visual impact. Pedestrian circulation through parking areas is well designed, clearly separated from vehicles.
Access management and connectivity Defined entry and exit to development cluster, minimized curb cuts, shared parking, and extended pedestrian pathways to adjacent properties.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
26
Continuous street wall Articulated building facades and continuous street wall with buildings close to the sidewalk to define the public realm.
Ground level active uses Active uses, including commercial uses, community use spaces, live / work spaces, and art galleries / studios should be placed at the ground level facing the street. Architectural features, such as porches and canopies, should be incorporated to enhance ground level active uses. These uses should be accompanied by a higher ground-level window-to-wall ratio.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
27
Building scale The scale of new buildings should enable denser housing options while staying compatible with the existing fabric of the portion of Shank Painter Road where they’re sited. In Character Area A, buildings facing the road should be 3.5 stories at maximum, whereas buildings in the back can be 4 stories at maximum. Half-stories, achieved through a combination of stepbacks and pitched roofs, on the top level provide additional floor area for housing while mitigating the perceived development scale at the ground level.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
28
Facade articulation The massing of wider buildings should be broken up by a facade offset or recess. Architectural features, such as balconies and bay windows, are encouraged to introduce visual interest and help break down the scale of the facade.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
29
Public realm features The areas between buildings, as well as between buildings and sidewalks can accommodate more pedestrian-oriented uses such as outdoor plazas, street furniture, public art, parklets, to activate the street front and make residents and visitors feel welcome and safe while walking along the street.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
30
Landscape features Landscape features such as trees, open spaces, and shrubs provide both visual relief and shade to impervious areas like parking lots. They can also be integrated in the design of accessible and functional spaces, such as outdoor dining areas.
Site Design Building Design
Design Recommendations Character Area A
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
31
Design Recommendations Character Area B Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
32
Site planning and building placement Residential or mixed-use development placed close to the sidewalk to shape a walkable public realm.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
33
Multiple buildings within the same lot Multiple buildings on the same lot are allowed both in the front or in the back of the site, provided every such building is limited by an appropriate maximum footprint in the context of the corridor, and that adjacent buildings are sufficiently spaced from one another. Any commercial uses should be placed in the front buildings.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
34
Parking in the back Parking lots and service / loading areas are located behind or to the side to minimize visual impact. Pedestrian circulation through parking areas is well designed, clearly separated from vehicles.
Access management and connectivity Defined entry and exit to development cluster, minimized curb cuts, shared parking, and extended pedestrian pathways to adjacent properties.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
35
Continuous street wall Articulated building facades and continuous street wall with buildings close to the sidewalk to define the public realm.
Ground level active uses Active uses, including commercial uses, community use spaces, live / work spaces, and art galleries / studios should be placed at the ground level facing the street. Architectural features, such as porches and canopies, should be incorporated to enhance ground level active uses. These uses should be accompanied by a higher ground-level window-to-wall ratio.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
36
Building scale The scale of new buildings should enable denser housing options while staying compatible with the existing fabric of the portion of Shank Painter Road where they’re sited. In Character Area B, buildings facing the road should be 2.5 stories at maximum, whereas buildings in the back can be 4 stories at maximum. Half-stories, achieved through a combination of stepbacks and pitched roofs, on the top level provide additional floor area for housing while mitigating the perceived development scale at the ground level.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
37
Facade articulation The massing of wider buildings should be broken up by a facade offset or recess. Architectural features, such as balconies and bay windows, are encouraged to introduce visual interest and help break down the scale of the facade.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
38
Public realm features The areas between buildings, as well as between buildings and sidewalks can accommodate more pedestrian-oriented uses such as outdoor plazas, street furniture, public art, parklets, to activate the street front and make residents and visitors feel welcome and safe while walking along the street.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
39
Landscape features Landscape features such as trees, open spaces, and shrubs provide both visual relief and shade to impervious areas like parking lots. They can also be integrated in the design of accessible and functional spaces, such as outdoor dining areas.
Site Design Building Design
Design Recommendations Character Area B
Public Realm & Landscape Design Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
40
Street Proportions 1:1
1:1.5
1:4+
Shank Painter Rd Current
Commercial Street
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
41
Street Proportions 1:2.5 1:2.5
1:4+
Shank Painter Rd Current
Vision Shank Painter Road Vision
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
42
Zoning Strategy Spatial Parameters Site Building Public Realm & Landscape Code Development Procedure Zoning District Boundary Translating Vision to Form-Based Code
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
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Site Design Guidelines Buildings Clustering ● Allow for multiple buildings on a single parcel as long as they do not collectively exceed a maximum lot coverage percentage. ● Regulate the allowed separation between buildings within the same parcel to ensure buildings create an engaging synergy between them. ● Limit the percentage of residential-only buildings along the front of the parcels to prioritize commercial and mixed-use buildings.
Examples of building clustering requirements
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
Site Design Guidelines Buildings Placement ● Require new buildings to be setback from the front and side lot lines to maintain development patterns on Shank Painter Road. ● Define a maximum setback for new buildings, and require facades to meet a minimum percentage of their front lot widths (i.e., “frontage area build-out”) to ensure buildings adequately frame and engage the public realm.
Examples of building placement requirements
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
Site Design Guidelines Parking and Driveways ● Require parking lots to be placed behind new buildings to ensure they do not interrupt the pedestrian experience. ● Limit the maximum allowed dimensions of driveways. ● Encourage rear parking lots to interconnect with other rear lots and share driveways to maximize visitor convenience and minimize the number of curb cuts. ● Consider shared parking between different uses ● Require a densely planted landscape area to screen any parking lot abutting any property line. ● Define a metric to require trees per parking lot surface. Examples of parking and driveway requirements Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
Building Design Guidelines Buildings Form ● Regulate the character and scale of buildings along the corridor to fit with the context of each Character Area while allowing for the accommodation of larger contiguous floor-plates necessary for contemporary residential and commercial uses. Some key metrics to include are: ○ Height and number of stories ○ Floor-to-floor heights ○ Maximum widths and floorplates ○ Maximum building footprints ● Require different standards for ground floor design to accommodate active uses.
The goal of building form guidelines is to guide predictable and desired development outcomes for each Character Area while preserving market viability and flexibility for design and use. Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
Cross Gable
Building Design Guidelines Architectural Guidelines ● Regulate relevant architectural features, including: ○ Facade Articulation - Vertical subdivision of the building’s facade
Gable Dormers Shed Dormers
Awnings
○ Fenestration - Percentage of glazing in the facade ○ Building Components - Accessory architectural elements
Facade Articulation
○ Frontage Design - Design of primary entrances ● Regulate the type and color of materials to maintain a harmonious neighborhood composition Bay Window
Primary Entries Balcony
Building components are accessory elements attached to primary massing(s) that increase a building’s usefulness and provide an important means for achieving variety and individuality in design. Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
Landscape and Public Realm Design Guidelines Streetscape Design
Landscaped areas
● Limit the minimum spacing and the number of allowed curb cuts per parcel, and the curb cuts' widths must not be larger than the driveways.
● Coordinate the landscape design in the frontage area with the abutting public sidewalk to provide additional pedestrian amenities such as seating opportunities and additional trees.
● Limit the location of driveway aprons within the furnishing zone of a sidewalk to avoid any interference with pedestrian circulations and TIP elements.
● Prioritize the use of materials that are common to Cape Cod character ● Prioritize the use of native plant species and xeriscape.
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
Next Steps Establishing the District Boundary Translating the Vision into a Form-Based Code Form-Based Code Example
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
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Zoning District Boundary ● Rationalize General Commercial District boundary to align with parcel boundaries ● Work with Town and Planning Subcommittee for proposed inclusions and exclusions of other parcels ● Discuss proposed boundary options during Code Workshop
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
51
Translating Vision to Form-Based Code ● Gather and review feedback from the Vision Workshop tonight ● Review existing Zoning Bylaw and determine preferred structure for Form-Based Code ● Incorporate menu of building, site, landscape regulations ● Collaborate with Town and Planning Subcommittee to ensure alignment with policy goals
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
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Form-Based Code Examples
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
Discussion
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
54
Get Involved & Stay Connected 1
2
3
Today
shankpainterroad.com
Code Workshop
● Participate in discussion ● Review presentation materials in Miro (virtual whiteboard)
● The project website will be refreshed regularly with latest project updates and important community event information
● The next workshop will take place in late January 2025 ● The planning team will present the draft Form-Based Code to the community and workshop any revisions to building typologies, dimensional standards, design guidelines, and clarify procedural elements
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
55
Discussion Questions ● With the goal of zoning amendments in mind, what do you think works well or does not work well in this hypothetical redevelopment from the following standpoints? ○ Site Design, for example: ■ Building placement ■ Number of buildings on the same lot ■ Curb cuts ○ Building Design, for example ■ Continuity of "street wall" ■ Ground level activation ■ Building scale / height ■ Facade / massing articulation (e.g. recesses, balconies, porches) ○ Public Realm / landscape features, for example ■ Activation of space between buildings and sidewalks ■ Interaction with TIP ■ Landscape features
● Are there any missing standards? Are there standards we've proposed today that you believe are too restrictive?
● Other questions / comments
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
56
How to Use Miro Review key presentation content
Discussion boards for the two Character Areas Post other questions or content here
Drag post-it notes to the discussion board to add comments
Shank Painter Road: A Gateway to Provincetown
Town of Provincetown, MA
November 18, 2024
57
Thank you!
Project Name to Provincetown Shank Painter Road: A Gateway
Town of Provincetown, MA
Month DD,18, YYYY November 2024
58