Provincetown Shank Painter Road Final Vision Presentation

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

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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

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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

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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

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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

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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

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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

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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

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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

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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

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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

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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

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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 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

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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