https://www.theguardian.com/science/2016/oct/24/from-porkies-to-whoppers-over-time-lies-may-desensitise-brain-to-dishonesty
Wednesday, October 26, 2016
Over Time, Lies May Desensitize Brain to Dishonesty
https://www.theguardian.com/science/2016/oct/24/from-porkies-to-whoppers-over-time-lies-may-desensitise-brain-to-dishonesty
Monday, October 24, 2016
Footprints
Nearly three weeks have elapsed since the 2 October 2016 posting of the Town Planner’s initial draft (5 April 2010) of what would become Section 12: Seasonal Resort Community of the Dennis Zoning Bylaw.
As the Town Planner notes, many of the terms in that draft have been taken from the zoning of the town of Wells, Maine. http://ecode360.com/7611416
For example, the Wells, Maine, Chapter 145: Land Use, their Article II: Word Usage includes §145-10 Definitions.
There you will find that the definition in Wells of a SEASONAL COTTAGE is:
The Wells definition of a HOUSEKEEPING COTTAGE is:
A one-story building containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking rented to transient guests for a period usually not exceeding 28 days. Such a unit shall not be occupied between January 10 and April 1. [Added 4-12-2003]
The Dennis Town Planner’s definition of a SEASONAL COTTAGE is:
A building containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking and that is not occupied and to which water service is turned off between November 1 and April 30.
Since that 2 October 2016 posting, I have been reviewing with care those significant aspects of the Seasonal Resort Community bylaw which change dramatically from the Town Planner’s initial draft into the precise wording adopted by the Special Town Meeting of November, 2010, and which were subsequently approved by the Attorney General. These aspects include the definition of the term “seasonal,” as well as the size of the existing cottages on the properties within the proposed zone.
The next few posts will concentrate first upon the size of those cottages and how the Town Planner attempted to explain that change. Correlating the Town Planner’s written words with his often rambling, sometimes incoherent pubic presentations is a real challenge; however, it is essential to demonstrating how often his words simply do not coincide with his deeds. As the fellows of the AICP would note, this is “ethical quicksand.”
Once we have managed to navigate that size aspect, the concept of “seasonal” will be the next focus, as the Town Planner is now in the process of his second attempt to expand the season.
In both instances, we shall continue to ask: What did the Town Planner know? and When did the Town Planner know it?
In regard to the size of the cottages in this proposed district, the Town Planner’s initial draft indeed is in line with what was then present on the properties to be included in the zone. At this point, he is lending credibility to his statement of 19 November 2009 “to come up with something that gives you a level of conformity based upon what’s there.” To that end, the Town Planner provides these figures:
B. Seasonal Cottages may have a footprint of up to 400 sf exclusive of the area identified in subsection F below. (We need to really think about this one. Using the Assessor's data I find the following breakdown for cottage sizes 187 are under 400 sf, 234 are between 400 sf and 600 sf, and 64 are above 600 sf. The largest cottage is listed as 882 sf. There are also a mix of single family homes located within the boundaries of the cottage colonies. Perhaps, 600 sf would be an appropriate footprint, with 900 sf allowance for the loft. Let's mull this over.)
Based upon this information, the Town Planner reports that there are some 485 cottages on these properties. Of these, 187/485 (38.5%) are under 400 sf; another 234/485 (48%) are between 400 and 600 sf; and 64/485 (13%) are above 600 sf. The Town Planner states that there is one cottage which is 882 sf.
From these numbers, the Town Planner first proposes that the allowed footprint in the unique zone should be 400 sf, but then he suggests 600 sf. The public can only wonder about the breakdown of footprints for that 48% of cottages within the 400 sf - 600 sf category.
And though the Town Planner has stated that the LARGEST cottage in existence is 882 sf, we are yet to understand with any clarity just how that initial proposal of 400 sf became the 900 sf footprint that a property owner would be allowed by right. You will see that he uses the words “discussions” and “meetings,” but these words do not necessarily mean public discussions and meetings.
Though the Town Planner would go on to state on 20 August 2010 that, “I don’t think anyone here is looking to (pause) tear down all the cottages that are there and replace them with story-and-a-half y’know nine hundred-square-foot footprint-type structures, . . .” he should have known that a property owner would be able to do just that under the bylaw which he was proposing.
Of further interest is the Town Planner’s 8 March 2012 representation of those very same cottages to his Economic Development Committee. His slideshow can be viewed here:
https://dennismaplanningdept.wordpress.com/2012/03/08/review-of-proposed-may-2012-petition-to-restrict-the-size-of-cottages-in-cottage-colonies/
You might want to take note of slide #10.
How is it that the largest cottage in existence in 2010 was 882 sf, but the Town Planner would claim in 2012 that there were cottages of 1,290 sf and 1,640 sf?
That’s a damn good question, don’t you think?
Meanwhile, the next posts will review how the Town Planner presents that change from his initial proposal of 400 sf to that of 900 sf. Who and/or what changed his mind?
As the Town Planner notes, many of the terms in that draft have been taken from the zoning of the town of Wells, Maine. http://ecode360.com/7611416
For example, the Wells, Maine, Chapter 145: Land Use, their Article II: Word Usage includes §145-10 Definitions.
There you will find that the definition in Wells of a SEASONAL COTTAGE is:
A one-story building containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking and that is not occupied and to which water service is turned off between November 1 and April 30.
The Wells definition of a HOUSEKEEPING COTTAGE is:
A one-story building containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking rented to transient guests for a period usually not exceeding 28 days. Such a unit shall not be occupied between January 10 and April 1. [Added 4-12-2003]
The Dennis Town Planner’s definition of a SEASONAL COTTAGE is:
A building containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking and that is not occupied and to which water service is turned off between November 1 and April 30.
Since that 2 October 2016 posting, I have been reviewing with care those significant aspects of the Seasonal Resort Community bylaw which change dramatically from the Town Planner’s initial draft into the precise wording adopted by the Special Town Meeting of November, 2010, and which were subsequently approved by the Attorney General. These aspects include the definition of the term “seasonal,” as well as the size of the existing cottages on the properties within the proposed zone.
The next few posts will concentrate first upon the size of those cottages and how the Town Planner attempted to explain that change. Correlating the Town Planner’s written words with his often rambling, sometimes incoherent pubic presentations is a real challenge; however, it is essential to demonstrating how often his words simply do not coincide with his deeds. As the fellows of the AICP would note, this is “ethical quicksand.”
Once we have managed to navigate that size aspect, the concept of “seasonal” will be the next focus, as the Town Planner is now in the process of his second attempt to expand the season.
In both instances, we shall continue to ask: What did the Town Planner know? and When did the Town Planner know it?
In regard to the size of the cottages in this proposed district, the Town Planner’s initial draft indeed is in line with what was then present on the properties to be included in the zone. At this point, he is lending credibility to his statement of 19 November 2009 “to come up with something that gives you a level of conformity based upon what’s there.” To that end, the Town Planner provides these figures:
B. Seasonal Cottages may have a footprint of up to 400 sf exclusive of the area identified in subsection F below. (We need to really think about this one. Using the Assessor's data I find the following breakdown for cottage sizes 187 are under 400 sf, 234 are between 400 sf and 600 sf, and 64 are above 600 sf. The largest cottage is listed as 882 sf. There are also a mix of single family homes located within the boundaries of the cottage colonies. Perhaps, 600 sf would be an appropriate footprint, with 900 sf allowance for the loft. Let's mull this over.)
Based upon this information, the Town Planner reports that there are some 485 cottages on these properties. Of these, 187/485 (38.5%) are under 400 sf; another 234/485 (48%) are between 400 and 600 sf; and 64/485 (13%) are above 600 sf. The Town Planner states that there is one cottage which is 882 sf.
From these numbers, the Town Planner first proposes that the allowed footprint in the unique zone should be 400 sf, but then he suggests 600 sf. The public can only wonder about the breakdown of footprints for that 48% of cottages within the 400 sf - 600 sf category.
And though the Town Planner has stated that the LARGEST cottage in existence is 882 sf, we are yet to understand with any clarity just how that initial proposal of 400 sf became the 900 sf footprint that a property owner would be allowed by right. You will see that he uses the words “discussions” and “meetings,” but these words do not necessarily mean public discussions and meetings.
Though the Town Planner would go on to state on 20 August 2010 that, “I don’t think anyone here is looking to (pause) tear down all the cottages that are there and replace them with story-and-a-half y’know nine hundred-square-foot footprint-type structures, . . .” he should have known that a property owner would be able to do just that under the bylaw which he was proposing.
Of further interest is the Town Planner’s 8 March 2012 representation of those very same cottages to his Economic Development Committee. His slideshow can be viewed here:
https://dennismaplanningdept.wordpress.com/2012/03/08/review-of-proposed-may-2012-petition-to-restrict-the-size-of-cottages-in-cottage-colonies/
You might want to take note of slide #10.
How is it that the largest cottage in existence in 2010 was 882 sf, but the Town Planner would claim in 2012 that there were cottages of 1,290 sf and 1,640 sf?
That’s a damn good question, don’t you think?
Meanwhile, the next posts will review how the Town Planner presents that change from his initial proposal of 400 sf to that of 900 sf. Who and/or what changed his mind?
Saturday, October 22, 2016
Responsibility to the Public
From the Code of Ethics of the American Institute of Certified Planners (AICP):
“1. Responsibility to the Public
- Special concern for long-range consequences of present actions
- Attention to interrelatedness of decisions
- Timely, clear and accurate information
- Meaningful participation, including for those lacking influence”
Saturday, October 8, 2016
Always Keep Asking
What did the Town Planner know?
And when did the Town Planner know it?
What does the Town Planner now know?
And when will the Town Planner tell us?
From the Code of Ethics of the American Institute of Certified Planners (AICP):
“1. Responsibility to the Public
- Special concern for long-range consequences of present actions
- Attention to interrelatedness of decisions
- Timely, clear and accurate information
- Meaningful participation, including for those lacking influence”
Tuesday, October 4, 2016
“You Might Be Able to Get A Loft”
On 20 August 2010, the Dennis Town Planner held a public meeting of interested Dennisport cottage owners to review the latest draft of his proposed Seasonal Resort Community By-law. This is a partial (but literal) transcript and excerpt [55:43-57:11] from the archived Town video of that meeting.
“I don’t think anyone here is looking to (pause) tear down all the cottages that are there and replace them with story-and-a-half y’know nine hundred-square-foot footprint-type structures, but (pause) there are some areas that y’know the structures are way off away from the water and it may not be a bad idea to allow y’know some of the larger families perhaps to be able to do something with those uh parts of the site and then there are the other areas that you get up on the water side of uh Chase’s Ocean Grove where (in my walks through there) uh I’ve walked through there a lot last winter uh to be honest I really see that you could sit down at the kitchen table in one cottage and drink a cup of coffee on the kitchen table in the cottage next door. It probably a lot of you can’t do anything to take advantage of this zoning anyway uh but uh you might be able to get a loft uh in the upper area where you could sleep a couple of kids or something, but that y’know you’ve got some height restraints in some areas you’ve got some areas that uh perhaps an old cottage that’s way in the back might be able to be reinvested in and then uh they can split a larger portion of the wastewater bills, or something to that effect.”
Sunday, October 2, 2016
Town Planner’s First Draft of the “Unique Zoning District”
5 April 2010
https://app.box.com/s/qxopdkvn6sdt1l9cefw3i42ga3cvydvn
Seasonal Cottage and Recreational Vehicle Overlay District SCRVOD
2.1.2 Zoning Map
The boundaries of the districts are defined and bounded on the map entitled “Town of Dennis Zoning Map”, dated December 18, 2008 on file with the Town Clerk. That map and all explanatory matter thereon are hereby made a part of this By-law, together with any amendments adopted by vote of the Town Meeting.
Seasonal Cottage and Recreational Vehicle Overlay District
General Provisions
All provisions of the underlying zoning shall remain in effect except as they are here-in modified to provide for the permitting of Seasonal Cottages and Recreational Vehicles facilities
Definitions
SEASONAL COTTAGE A building containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking and that is not occupied and to which water service is turned off between November 1 and April 30.
Provisions Specific to Seasonal and Housekeeping Cottage Complexes
A. Seasonal Cottage complexes and modifications to existing Seasonal Cottage complexes shall be subject to Special Permit and Site Plan approval by the Dennis Planning Board.
B. Seasonal Cottages may have a footprint of up to 400 sf exclusive of the area identified in subsection F below.
C. Seasonal Cottages may be 1½ stories tall with the upper story area consisting of usable loft area.
D. Seasonal Cottages may be no taller than 17 feet tall above the higher of finished grade of base flood elevation.
E. Any seasonal cottage that exceeds 600 square feet shall meet the density requirements for a dwelling unit located in the same district.
F. A porch or deck not exceeding 160 square feet may be attached to each seasonal cottage and shall not be included in the floor area of the cottage unless the porch is heated and/or insulated.
G. Kitchen facilities are permitted in seasonal cottage complexes.
H. All seasonal cottages shall be connected to the public water system and shall have a wastewater system approved by the Dennis Board of Health.
I. Seasonal complex facility office. All seasonal cottage complexes permitted after _, regardless of the number of units, shall maintain an office on the licensed premises or within 150 feet of the facility’s site boundaries.
J. Any nonconforming seasonal cottage complex that seeks Special Permit approval shall conform to the requirements of this section pertaining to Provisions Specific to Seasonal Cottage Complexes.
K. All seasonal cottages in a seasonal cottage complex shall be closed and the water service to the units turned off between November 1 and April 30 of the following year.
L. Construction of new seasonal cottages or other buildings or additions to seasonal or housekeeping cottages, buildings or other structures must comply with the requirements of this section.”
The first revision, a document also dated April 5, 2010 with a number of mark-ups that came from the document being posted onto a Wiki page left this section [K] as is (Wikispaces has closed down the non-educational portions of their site):
DEFINITIONS
Definitions are the backbone of any Zoning By-law. Strong definitions provide use with the ability to be sure that we are all discussing the same set of land uses. The following are definitions I have come up with, relying heavily on recent zoning for cottage and RV campgrounds in Wells ME and several locations in Massachusetts, to address the specific land uses and structures within these target areas. I encourage you to review these, suggest changes, and suggest additional terms that we may need to define as part of this by-law.
SEASONAL COTTAGE: A one-story building, possibly including a loft area, containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking and that is not occupied and to which water service is turned off between November 1 and April 30.
A. Seasonal Cottage complexes and modifications to existing Seasonal Cottage complexes shall be subject to Special Permit and Site Plan approval by the Dennis Planning Board.
B. Seasonal Cottages may have a footprint of up to 400 sf exclusive of the area identified in subsection F below. (We need to really think about this one. Using the Assessor's data I find the following breakdown for cottage sizes 187 are under 400 sf, 234 are between 400 sf and 600 sf, and 64 are above 600 sf. The largest cottage is listed as 882 sf. There are also a mix of single family homes located within the boundaries of the cottage colonies. Perhaps, 600 sf would be an appropriate footprint, with 900 sf allowance for the loft. Let's mull this over.)
C. Seasonal Cottages may be 1½ stories tall with the upper story area consisting of usable loft area.
D. Seasonal Cottages may be no taller than 17 feet tall above the higher of existing finished grade or base flood elevation.
E. Any seasonal cottage that exceeds 600 square feet shall meet the density requirements for a dwelling unit located in the same district. (900 sf?)
F. A porch or deck not exceeding 160 square feet may be attached to each seasonal cottage and shall not be included in the floor area of the cottage unless the porch is heated and/or insulated.
G. Kitchen facilities are permitted in seasonal cottage complexes.
H. All seasonal cottages shall be connected to the public water system and shall have a wastewater system approved by the Dennis Board of Health.
I. Seasonal complex facility office. All seasonal cottage complexes permitted after _, regardless of the number of units, shall maintain an office on the licensed premises or within 150 feet of the facility’s site boundaries.
https://app.box.com/s/qxopdkvn6sdt1l9cefw3i42ga3cvydvn
Seasonal Cottage and Recreational Vehicle Overlay District SCRVOD
2.1.2 Zoning Map
The boundaries of the districts are defined and bounded on the map entitled “Town of Dennis Zoning Map”, dated December 18, 2008 on file with the Town Clerk. That map and all explanatory matter thereon are hereby made a part of this By-law, together with any amendments adopted by vote of the Town Meeting.
Seasonal Cottage and Recreational Vehicle Overlay District
General Provisions
All provisions of the underlying zoning shall remain in effect except as they are here-in modified to provide for the permitting of Seasonal Cottages and Recreational Vehicles facilities
Definitions
SEASONAL COTTAGE A building containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking and that is not occupied and to which water service is turned off between November 1 and April 30.
Provisions Specific to Seasonal and Housekeeping Cottage Complexes
A. Seasonal Cottage complexes and modifications to existing Seasonal Cottage complexes shall be subject to Special Permit and Site Plan approval by the Dennis Planning Board.
B. Seasonal Cottages may have a footprint of up to 400 sf exclusive of the area identified in subsection F below.
C. Seasonal Cottages may be 1½ stories tall with the upper story area consisting of usable loft area.
D. Seasonal Cottages may be no taller than 17 feet tall above the higher of finished grade of base flood elevation.
E. Any seasonal cottage that exceeds 600 square feet shall meet the density requirements for a dwelling unit located in the same district.
F. A porch or deck not exceeding 160 square feet may be attached to each seasonal cottage and shall not be included in the floor area of the cottage unless the porch is heated and/or insulated.
G. Kitchen facilities are permitted in seasonal cottage complexes.
H. All seasonal cottages shall be connected to the public water system and shall have a wastewater system approved by the Dennis Board of Health.
I. Seasonal complex facility office. All seasonal cottage complexes permitted after _, regardless of the number of units, shall maintain an office on the licensed premises or within 150 feet of the facility’s site boundaries.
J. Any nonconforming seasonal cottage complex that seeks Special Permit approval shall conform to the requirements of this section pertaining to Provisions Specific to Seasonal Cottage Complexes.
K. All seasonal cottages in a seasonal cottage complex shall be closed and the water service to the units turned off between November 1 and April 30 of the following year.
L. Construction of new seasonal cottages or other buildings or additions to seasonal or housekeeping cottages, buildings or other structures must comply with the requirements of this section.”
The first revision, a document also dated April 5, 2010 with a number of mark-ups that came from the document being posted onto a Wiki page left this section [K] as is (Wikispaces has closed down the non-educational portions of their site):
DEFINITIONS
Definitions are the backbone of any Zoning By-law. Strong definitions provide use with the ability to be sure that we are all discussing the same set of land uses. The following are definitions I have come up with, relying heavily on recent zoning for cottage and RV campgrounds in Wells ME and several locations in Massachusetts, to address the specific land uses and structures within these target areas. I encourage you to review these, suggest changes, and suggest additional terms that we may need to define as part of this by-law.
SEASONAL COTTAGE: A one-story building, possibly including a loft area, containing a single unit made up of a room or group of rooms containing facilities for eating, sleeping, bathing and cooking and that is not occupied and to which water service is turned off between November 1 and April 30.
A. Seasonal Cottage complexes and modifications to existing Seasonal Cottage complexes shall be subject to Special Permit and Site Plan approval by the Dennis Planning Board.
B. Seasonal Cottages may have a footprint of up to 400 sf exclusive of the area identified in subsection F below. (We need to really think about this one. Using the Assessor's data I find the following breakdown for cottage sizes 187 are under 400 sf, 234 are between 400 sf and 600 sf, and 64 are above 600 sf. The largest cottage is listed as 882 sf. There are also a mix of single family homes located within the boundaries of the cottage colonies. Perhaps, 600 sf would be an appropriate footprint, with 900 sf allowance for the loft. Let's mull this over.)
C. Seasonal Cottages may be 1½ stories tall with the upper story area consisting of usable loft area.
D. Seasonal Cottages may be no taller than 17 feet tall above the higher of existing finished grade or base flood elevation.
E. Any seasonal cottage that exceeds 600 square feet shall meet the density requirements for a dwelling unit located in the same district. (900 sf?)
F. A porch or deck not exceeding 160 square feet may be attached to each seasonal cottage and shall not be included in the floor area of the cottage unless the porch is heated and/or insulated.
G. Kitchen facilities are permitted in seasonal cottage complexes.
H. All seasonal cottages shall be connected to the public water system and shall have a wastewater system approved by the Dennis Board of Health.
I. Seasonal complex facility office. All seasonal cottage complexes permitted after _, regardless of the number of units, shall maintain an office on the licensed premises or within 150 feet of the facility’s site boundaries.
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