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1122520 RPG,Inc.
Town of Barnstable
Legal Department - Town Attorneys' Office
367 Main Street, Hyannis MA 02601-3907
Inter-Office Memorandum
Robert D. Smith, Town Attorney Office: 508-862-4620
Ruth J. Weil, 1st Assistant Town Attorney Fax: 508-862-4724
Claire Griffen, Paralegal/Legal Assistant
T. David Houghton, Assistant Town Attorney
Terri Cahalane, Legal Clerk
Date: May 16, 2001
To: Elbert C. Ulshoeffer, Jr. Building Commissioner
From: Robert D. Smith, Town Attorney
Ruth J. Weil, 1st Assistant Town Attorney
Subject: Inquiry as to Whether a Doctor's Office is a Permitted as a
"Professional Office" in the Industrial Zone
Legal Ref. #2001-0081
You have asked us to respond to the following question:
"In the past, I've made decisions that medical offices i.e. doctors'
offices, hospitals, nursing homes are not allowed in the Industrial zoning
district.
I am inclined to once again make this decision, on my reasoning,
that the construction of the ordinance by "specifically mentioning" and
allowing as a matter of right medical office, clinic, treatment facilities,
laboratories, etc. in the SD-1, HO and PR zones and excluding along with
doctors practice as home occupations medical offices within the HB zone
(see sections 3.2.1(1) and 3.3.7, 3.3.6 and 3.3.9) establishes the limits of
where they are permitted and therefore prohibits these uses in the
Industrial district.
Additionally, within zoning districts, what might be considered as
synonymous meanings/uses; office, professional office, government
offices, business offices, medical office are separately mentioned and
excluded or permitted within the same zoning district thereby leading me
to believe that there is intent to distinguish by differences, degree or
1
• • •
definition their meanings (e.g. 1(A), 3-
and uses section 3-3.7 B •
( )�
3.8(1)(B);3-3.9(A), (B); 3-4.1(1)(D).
I understand that you were given case laws and a memorandum by
Attorney David Lawler representing the Independence Medical Arts Trust,
who is presently before the Site Plan Review panel.
I informed Attorney Lawler that I would forward to you my thoughts
and request that you express your opinion on the case law relative to the
correctness of my decision as it relates to section 3-4.2(1)(A)(E):
Independence Medical Arts Trust will be back before Site Plan
Review within the next few weeks. Therefore, a written response, as
quick as possible, would be appreciated.
If your opinion does not reflect legal support for my reasoning,
please cc the Planning office since they are of the same mind as
Building."
Based upon a memorandum submitted by the attorney representing
"Independence Drive Medical Arts", we understand that the use being proposed
in the Industrial (IND) District is doctors' offices and specifically not a treatment
facility or a clinic or nursing home. Our response is, therefore, confined to the
question of whether doctors' offices are a permitted use in the Industrial (IND)
zoning district.
As you are aware, the permitted uses in the Industrial (IND) District are as
follows: •
3-4.2 IND Industrial District
Uses: The following Principal Permitted uses are permitted in the •
IND District:
A) Any use permitted in the B District.
B) Lumber, fuel and.ice establishments.
C) Contractors' yards.
D) Manufacturing and industrial uses.
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E) Any use permitted in the S&D District.
F) Recreation Ice Rink Facilities
(added on March. 11, 1999 by an 11 Yes unanimous vote
of the Town Council).
G) Specifically prohibited are petroleum refineries, landfills,
resource recovery facilities, sewerage treatment facilities
which process and discharge less than tertiary-treated
effluent, and any other use which involves as a principal
activity the manufacture, storage, use, transportation or
disposal of toxic or hazardous. materials.
(emphasis supplied)
The uses permitted in the "B" Business District are as follows:
3-3.1 B, BA and UB Business Districts
1) Principal Permitted Uses: The following uses are permitted in the
B,'BA and UB Districts:
A) Retail.and wholesale store/salesroom.
B) Retail trade service or shop.
C)' Office and bank.
D) Restaurant and other food establishment.
E) Place of business of baker, barber, blacksmith, builder,
carpenter, caterer, clothes cleaner or presser, confectioner,
contractor, decorator, dressmaker, dyer, electrician, florist,
furrier, hairdresser, hand laundry, manicurist, mason,
milliner, newsdealer, optician, painter, paper hanger,-
photographer, plumber, printer, publisher, roofer,
shoemaker, shoe repairer, shoe shiner, tailor, tinsmith,
telephone exchange, telegraph office, undertaker,
upholsterer, wheelwright.
F) Gasoline and oil filling stations and garages.
G) Hotel/motel subject to the provisions of Section 3-3.1.(6)
herein, except that hotels/motels shall be prohibited in the
BA District and prohibited in the Osterville UB District.
H) Any other ordinary business use of a similar nature.
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t
•
a(apartments) to the provisions of
I) Multi family dwellings ( p ) subject
Section 3-2.1(1)(J)(a) through (h) except that multi-family
dwellings shall be prohibited in the BA District.
J) Single family residential structure (detached), except that
single family residential structures shall not be permitted in
the B District. (Added by a 9 Yes 2 No vote of the
Barnstable Town Council on Feb. 20, 1997).
2) Accessory Uses:
The uses permitted in the S & D District are as follows:
1) Principal Permitted Uses: The following uses are permitted in the
S & D District:
A) Retail store
B) Professional/business office.
C) Bank
D) Personal service store/shop.
E) Warehouse and distribution facility.
F) Servicing, storing and a processing of goods in transit.
G) Facilities for service-type trades, including shops and
storage yards.
2) Accessory Uses: The following uses are permitted as accessory
uses in the S&D district.
A) Offices, garages and related facilities for uses listed as
Principal Permitted Uses in Section 3-3.7(1) herein.
3) Conditional Uses: C) Windmills and other devices for the
conversion of wind energy to electrical or mechanical energy,
but only as an accessory use
4) Special Permit Uses: (Reserved for future use)
While your question identifies the fact that there are contained in several
recently-adopted amendments to the zoning ordinance, provisions in which
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medical offices, dental offices and clinics are listed separately from business,
professional and governmental offices as permitted uses (see Sections 3-3.7 and
3-3.9 of the zoning ordinance), your question does not address the fact that the
term "professional offices" are also listed as permitted uses in other sections of
the zoning ordinance, without either any separate mention of medical offices or
any specific definition of the term "professional offices" being provided. See, 3-
3.5 VB-A and VB-B Business Districts; Section 3-3.8 S&D Service and
Distribution District. See also, APT Asset Management, Inc. v. Board of Appeals
of Melrose, 50 Mass. App. Ct. 133 (2000); Melrose Wakefield Hospital
Association v. Board of Appeals of Melrose, 31 Mass. App.,Ct. 923 (1991).
These provisions were adopted much earlier than the provisions to which you
refer.
Terms used in a zoning by-law should be interpreted in the context of the
by-law as a whole and, to the extent consistent with common sense and
practicality, they should be given their ordinary meaning. See Rando v. Board of
Appeals of Bedford, 348 Mass. 296, 297-298 (1965). "Ordinarily, if the language
of a statute is plain and unambiguous it is conclusive as to legislative intent ...
However, time and again we have stated that we should not accept the literal
meaning of the words of a statute without regard for that statute's purpose and
history.", Oxford v. Oxford Water Co., 391 Mass. 581, 587-588 (1984).
In researching how the term "professional offices" had been historically
used in the zoning ordinance, it is difficult to conclude that in 1974 when the
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provisionreferencing professional offices was included in the S & D section of
the zoning ordinance that the legislative body intended to exclude medical
offices from the "ordinary" meaning of the term "professional offices".1
Specifically, in 1974, the zoning bylaw was amended to include the following
language:
K. USE REGULATIONS- NON RESIDENCE DISTRICTS
11. Service and Distribution
e. Retail Store, professional or business offices, bank, personal
service stores or shops; by special permit, full service restaurants and
delicatessens may be permitted.
At the time that this amendment was adopted, the "residence" use
regulations of the zoning bylaw contained the following definition of professional
or home occupation use:
I. USE REGULATIONS- RESIDENCE DISTRICT.
13. The term "professional or home occupation use" as used in
paragraphs 3, 7, 9 and 11 above shall be defined and limited as follows:
a. The use shall include offices for professional use and customary
home occupations such as arts, crafts, service businesses, antique shops
and gift shops.
b. The operator of the use must have his principal home or
dwelling on the premises.
c. The use must be conducted in the dwelling or accessory
building.
'/The applicant's attorney urges the position that"office"as used in the"B"district includes
medical offices. The conclusion reached herein that medical offices as presented by the applicant
(no'tto include a clinic) are permitted in the IND district is based on the fact that all uses - -
S&D zone are allowed in the IND district and that the IND zones specifically permits"professional
offices."
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d. Regular employees shall be limited to those persons whose
principal home or dwelling is on the premises and one other employee.
This provision shall not apply to physicians, surgeons or dentists which
professions required clerical and medical assistants.
e. No external change in the structure of existing buildings shall be
permitted.
f. Any new structures shall be constructed so as to appear
residential in character.
g. Adequate off street parking must be provided.
The principle of statutory construction that the mention of one matter
excludes all other matters not mentioned, "...is applicable only where in the
natural association of ideas the contrast between a specific subject matter which
is not mentioned leads to the inference that the latter was not intended to be
I
included in the sweep of the statute." Bristol County v. Secretary of
Commonwealth, 324 Mass. 403 (1949). Looking at the statute as a whole and
its legislative history, there does not appear to be a legislative intent to exclude
medical offices from the definition of"professional offices" in every zoning district
where the term "professional" offices appears.2 See Framingham Clinic, Inc. v.
Zoning Board of Appeals of Framingha , 382 ss. 283 (1981).3 That being
probably would be worthwhile for the Town Council, Planning Board and
2/ We do not believe that the above analysis is affected by the fact that in 1995 the zoning
ordinance was amended to exclude"medical and dental"practices from customary home
occupations. See 4-1.4 Home Occupation
3/ Unlike the Framingham bylaw where clinics were not separately mentioned within the zoning
bylaw, Barnstable's zoning ordinance does distinguish between professional offices and clinics.
See Sections 3-2.1(c)&(g)(PR Professional Residential District)(adopted in 1970); 3-3.7;(HO
Highway Office).
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Planning Department to work cooperatively to analyze the various zoning
districts in which the term "professional" offices is listed as a permitted use to
ascertain whether any further definition of that term is desirable from a land use
prospective.
We trust that this is responsive to your inquiry.
cc: Royden Richardson, Town Council President
Raymond Lang, Chair, Planning Board
John Klimm, Town Manager
Jacqueline Etsten, Interim Planning Director
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Ulshoeffer, Elbert
From: Weil Ruth
To: Smith Robert; Ulshoeffer, Elbert
Subject: RE: Response to question concerning professional office use in the IND zoning district
Date: Wednesday, May 23, 2001 8:37AM
I appreciate your suggestion. However, I believe that the response, as currently framed, analyzes the question in
a manner which I feel is appropriate. I will transmit the document in "hard copy". Thanks.
From: Ulshoeffer, Elbert
To: Weil Ruth
Subject: RE: Response to question concerning professional office use in the IND zoning district
Date:Tuesday, May 22, 2001 3:24PM
Ruth, on pg 7 last sentence after the words that being said insert " it would appear that there is not legal
support for you reasoning " I think that the question then is answered for the imediate and future
Commissioner. From:Weil Ruth
To: Ulshoeffer, Elbert
Cc: Houghton, David; Smith Robert
Subject: Response to question concerning professional office use in the IND zoning district
Date: Monday, May 21, 2001 9:37AM
As per our discussion of earlier today, attached please find our proposed response to the question you posed
regarding the above. We will await distributing it until we hear from you . Thanks.<<File Attachment:
response.doc>>
Page 1 •
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„ Town of Barnstable .
. • .17/ �s °� Regulatory Services
,to, R gu ry
�� Thomas F.Geiler,Director
9`� i6 `�/ Division
'QED MA'S M Building
Elbert C Ulshoeffer,Jr. Building Commissioner
367 Main Street, Hyannis,MA 02601
Office: 508-862-4038 Fax: 508-790-6230
January 4,2001
Patrick M.Butler .
Nutter,McClennen&Fish,LLP •
PO Box 1630
Hyannis,MA 02601
Re: Your letter,dated January 2,2001 (#13162-380)regarding Cape Cod Health Care,Inc.
Our File: Hadaway Road
Dear Attorney Butler: .
I have read the above referenced letter,consulted with planning officials and have come to the conclusion that your
contention,with regard to a nursing home being an allowed use in the Industrial zone,is one that ultimately,if you
choose to proceed,must be decided by the Zoning Board of Appeals.
•
As related during our meeting in December,I am of the opinion that construction and interpretation of zoning
ordinances must be clear enough that the public can have a reasonable certainty of meanings and to distinguish uses
I that are allowed without manipulation. Where the Zoning Ordinances specifically allow nursing home uses as a
matter of right(as in Section 3.2.1)or by special permit(as in Section 3.1.5)then by omission of the term"nursing
homes"in other zones,I must interpret that the intent of the ordinance is to prohibit. To reason otherwise,subjects
the public to whimsical and perhaps capricious interpretations of the Zoning Ordinances.
Furthermore,I cannot reach the same conclusion;that you imply to be appropriate,that Section 3.3.1,"Any other
ordinary business use of a similar nature"would include a nursing home as an allowed use in an Industrial zone. I
do agree that health care is an industry but cannot agree that its function is"industrial"as commonly defined nor an
ordinary business use similar in nature to those of Section 3.3.1 B,(1)(A)through(G).
For all the reasons above stated I must decline to issue a letter confirming a long-term care facility(nursing home)
as an allowed use within the Industrial zone.
With regard to your request for a determination that you be required to apply for a special permit pursuant to
Section 4.4.5,nothing in your letter indicates any prior non-conforming use functions. However,if a principle use
exists that is a non-conforming use than Section 4.4.5 would allow you to proceed to the Zoning Board of Appeals.
If I have not answered your questions totally or you need further clarification,please do not hesitate to call.
Sincerel7,
eC-4171.-‘1e.', r.
Building Commissioner
cc: John Klimm,Town Manager
Jackie Etsten,Principal Planner
Robert Smith,Town Attorney
4010104a
MEMORANDUM
Independence Drive Medical Arts
Assessor's Map: 294
Parcel: 70-170-4-13
Property Address: 70 and 100 Independence Drive
Hyannis, MA
70 Airport Road
Hyannis, MA
ISSUE: ZONING
The above referenced proposal is for the intended renovation of a 44,918 sq. ft. building
consisting of 27,748 sq.ft. of office space and 17,170 sq. ft. of manufacturing space. The
intended renovation will reduce the manufacturing space to approximately 10, 000 sq. ft. with the
remaining portion of the building being offices both corporate and medical.
All parcels on the property are contained within the Industrial District (IND),which is governed
by Sec. 3-4.2 of the Town of Barnstable ZoningOrdinances.
n ances. This section provides that principal
permitted uses include " (Subsection A) Any use permitted in the B District and, (Subsection E)
any use permitted in the S &D District." In referencing Section 3-3.1, you will note that Sub-
Section E offers a long list of uses including optician, which are permissible within the B
District. In addition, Subsection H provides that"Any other ordinary business use of a similar
nature"is permissible in a B District. The proposed use of the subject building for medical
offices is in a similar nature to the use of a building by an optician and the other listed uses such
as a barber or hairdresser. These uses are similar in that clients arrive at the particular place of
business by appointment.
Section 3-3.8 (B) of the Code specifically provides that "professional/business office"is a
permitted use within the S &D District Though the term"professional/business office"is not
defined within the ordinance the ordinary use of the term"professional"includes physicians as a
matter of law. It has long been established by Massachusetts law that when a term is not defined
in a statute or code that the courts will apply to that term its usual and accepted meaning. This
interpretation is also applied by the courts in zoning cases as demonstrated in The Building
Inspector of Mansfield v. Christopher Curvin 22Mass. App. Ct. 401. In this case the court stated
that when a statute does not specifically define a term, the courts will look to common sources
such as other legal contexts (other statutes) and dictionaries in order to define the term.
In the present case the term"professional"is undefined, as such we must look to other sources to
define the term. Black's Law Dictionary defines "Professional" as "a vocation or occupation
requiring special, usually advanced, education and skill; eg law or medical professions." The
term"Professional"is defined in Webster's New World Dictionary as "vocation or occupation
requiring advanced education and training and involving intellectual skills as medicine, law,
theology, engineering, teaching, etc." Since both the legal and common definitions of
professional provide Medicine as a profession, it is conclusive as a matter of law that the medical
offices can be constructed within the Industrial zone.
In addition to the above, it is important to note that if the drafters of the Ordinance intended that
medical office space not be allowed within the Industrial zone they would have specifically
precluded it. This is shown by the fact that the drafters of the Ordinance specifically precluded
medical offices within this the HB District. Section 3-3.6(1)(A)provides"Office, but not
including medical office." Again, where the drafters prohibit a specific use in one area it is
conclusive evidence that their failure to prohibit it in another area is intentional on their part.
Finally,it has come to the attention of the applicant that the Town has concerns as to whether or
not the medical office space would be designated at a"clinic"not as professional office space.
The applicant is not proposing to convert the building into a clinic but rather renovate the
existing business offices into medical office space.
The term"Clinic"is also not defined within the Ordinance and again based upon the law we
must look to the legal or common usage of the term clinic The Building Inspector of Mansfield at
402. This legal usage is clearly defined in Massachusetts General Laws Chapter 111 § 52 as
"clinic shall not include a medical office building, or one or more practitioners engaged in a solo
or group practice whether conducted for profit or for not-profit." This definition is consistent
with the applicant's intended use of the property for an orthopedic medical practice. It is not a
clinic,which based upon its common usage would refer to an institution where individuals would
come seek treatment without an appointment and is generally associated with a hospital. Webster
New World Dictionary defines clinic as "a facility associated with a hospital that treats chiefly
out patients." Again, the applicant is not seeing out patients, but would see individuals on an
appointment basis only, and has no association with the hospital whatsoever. As a matter of law
the proposed medical offices are to be considered professional offices and not a clinic.
It is respectfully requested that the Board approve the applicant's usage of the premises for
medical office space.
Respectfully submitted,
Independence Medical Arts Trust
By Its Attorney,
David V. Lawler, Esquire
336 South Street
Hyannis,MA 02601
(508) 778-0303
► ‘10;1*-41-k_4),
BAR
CAPE COD COMMISSION
1/0l 3225 MAIN STREET
P.O. BOX 226
Wiz'' = ;��''c3 BARNSTABLE, MA 02630
`y „'Ol tS' (508)362-3828
SS ,,, //////„'llfj1' FAX(508)362-3136
ACHUS�
E-mail:frontdesk@capecodcommission.org
DATE: January 23,2003
TO: Michael D. Ford,Esq.
Stinson & Ford
PO Box 665
West Harwich,MA 02671
FROM: Cape Cod Commission
RE: Hardship Exemption
Cape Cod Commission Act, Section 23
Applicant: Independence Medical Arts LLC
PROJECT# HDEX/CU02028
PROJECT: Independence Medical Arts
100 Independence Drive
Hyannis,MA 02601
BOOK/PAGE 14427/42; 14427/284,Land Court Certificate#163360
14427/282,Land Court Certificate#163359
DECISION OF THE CAPE COD COMMISSION
SUMMARY
The Cape Cod Commission(Commission) hereby approves with conditions the Hardship
Exemption application of Independence Medical Arts,LLC pursuant to Section 23 of the Cape
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 1
C�
f
Cod Commission Act(Act),c.716 of the Acts of 1989,as amended. The decision is rendered
pursuant to a vote of the Commission on January 23,2003.
PROJECT DESCRIPTION
The project consists of the previously completed conversion of approximately 26,000 square feet
(s.f.) of general office space and research and development (R&D) space to medical office space
within an existing 46,000 s.f building located on a 7.81 acre site on Independence Drive within the
B-Business district of Hyannis.The applicant intends to convert an additional 9200 s.f. of
remaining R&D space to medical office in the near future. Local permits have not been issued for
this later phase of the conversion. According to the applicant,the site contains 1.23 acres of
wetland.The project is substantially complete and is open for business.
The applicant purchased the land and the existing building at 100 Independence Drive on
November 8,2001. Prior to the purchase,the building housed Sentinel packaging company and
contained a mix of sales offices and R&D space. After obtaining the necessary permits from the
town of Barnstable,the applicant converted approximately 17,800 s.f of the existing sales offices
and 8000 s.f. of the R&D space of to medical office use (and added a1500 s.f. entrance atrium).
A portion of the existing R& D space has been reserved for future conversion to medical office
use.
PROCEDURAL HISTORY
In April 2002 the Cape Cod Commission,through the Chief Regulatory Officer,determined that
the conversion from R&D and general office use to medical office use constitutes a change of use
subject to review by the Commission as a DRI under Section 3(e) of the DRI Enabling
Regulations as a "use change greater than 10,000 s.f." The applicant filed a DRI hardship
exemption application with the Commission on September 19,2002,and it was deemed complete
on November 21,2002. Duly noticed public hearings were conducted by the Commission
pursuant to Section 5 of the Act on December 17,2002 and January 23,2003. At the December
17,2002 hearing,the subcommittee voted unanimously to recommend granting a hardship
exemption with conditions. A subcommittee meeting was held on January 17, 2003 to review the
draft decision. The full Commission voted 12 in favor, 1 abstaining to approve the hardship
exemption with conditions on January 23,2003.
Materials submitted for the record
From the applicant: Date received: •
• Conceptual floor plan,copy of site plan review application 4/26/02
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 2
,
16, F BA'-_/v CAPE COD COMMISSION
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3225 MAIN STREET ct`e Q�
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�� BARNSTABLE,MA 02630
ssACHUsti� (508)362-3828
FAX(508)362-3136
E-mail:frontdesk@capecodcommission.org
TO: Town of Barnstable Town Clerk, Building Inspector, Conservation
Commission, Planning Board, Board of Appeals, Board of Health, DRI
Liaison and Chief of Police:
cl'FROM: Kathie Peters, Clerk of the Commission 1. 7
SUBJECT: Independence Medical Arts ,
Development of Regional Impact Hardship Exemption Decision
DATE: February 21, 2003
Enclosed please find a copy of the Independence Medical Arts Decision that was decided
by the Cape Cod Commission on January 23, 2003.
Also, please note that although local boards may attach conditions that are more
restrictive than the Commission's approval, a local approval may not be less restrictive.
It is suggested that local boards reference the Commission's decision and, where
applicable, attach conditions in their own approvals. Should you have any questions,
please do not hesitate to contact our office.
to
• Hardship Exemption application,DRI application,and supporting
materials. 9/19/02
• 2 memoranda from Vanasse Associates re: traffic impacts 10/9/02
• Change of Use application 11/7/02
• List of hazardous materials • 11/12/02
• Cover memo,MSDS sheets,21E survey forms,hazardous waste
manifests and Board of Health inventory sheet 11/15/02
• Sentinel floor plan 12/15/02
• Conceptual plans of entrance improvements,pavement removal,
on-site deed restrictions 1/9/03
• Copy of plan showing Independence Drive layout 1/17/03
From the Commission: Date submitted
• Letter to Michael Ford re: DRI notification 4/30/02
• Letter to Michael Ford re: clarification of DRI notification 5/15/02
• Letter to Tom Perry re: occupancy permit 7/2/02
• Letter to Michael Ford re: incomplete application 10/1/02
• Letter to Michael Ford re: complete application 11/26/02
• Subcommittee notice 11/26/02
• Subcommittee memo re: public hearing 12/11/02
▪ Staff report 12/11/02
The application and notices of public hearings relative thereto,the Commission staff notes,
exhibits and correspondence,the transcript and minutes of meetings and hearings and all written
submissions received in the course of our proceedings are incorporated into the record by
reference.
TESTIMONY
A public hearing was held on at the 1st District Courthouse,Assembly of Delegates chambers, in
Barnstable Village on December 17,2002.
Attorney Michael Ford,representing Independence Medical Arts,described the history and local
permitting process for the project. He said that no town officials thought the project was a DRI
requiring Commission review. Mr. Ford asked for a hardship waiver from natural resources/open
space requirements since the incursions into the wetland buffer are a result of town officials'
review. He closed his comments by stating that the hardship exemption should be granted based
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 3
on the applicant's complying in good faith with the local permitting process. He added that as a
redevelopment project,the project is consistent with the land use goals of the RPP.
Martha Hevenor introduced the staff report and presented natural resource and wetlands issues,
explaining staff's concern that the access drive and a portion of the new parking lot encroach upon
the 100 foot wetland buffer area which is not allowed by the RPP. She also noted that hazardous
materials associated with the medical office are reduced from Sentinel's use of the site. Tim
Boesch presented a summary of transportation concerns. He noted trip generation and safety
issues associated with the site access drive and with Independence Drive. Ms. Hevenor and Mr.
Boesch both said that staff agrees the applicant has a hardship but that relief from the standards
should be waived only for the portion of the building that has been converted and permitted.
Susan Kadar asked what is the distance between the entrance to Southwind and the site access
drive. Mr. Boesch said it was about 200+feet.
Mr. Randolph noted that there are several projects proposed in the same area of Independence
Medical Arts and asked how they relate to each other in terms of traffic. Mr. Boesch explained
that under the Fair Share requirements,each project must contribute a portion towards mitigation
based on its impact.
The subcommittee noted the design problems with Independence Drive but did not feel that the
Commission could change it.They agreed that cars exiting the medical arts building should be
forced to turn right onto Independence Drive.
The subcommittee members then questioned the staff about their recommendations regarding the
9200 s.f. portion that has not yet been converted and explained that the building should be looked
at as one project.
Mr. Broidrick suggested that to address open space issues,the undeveloped portions of the site be
permanently protected. Mr. Ford said that would be acceptable. He added that he would
recommend to this client that a turning island be constructed at the entrance to prevent left turns
out and that he would see if the client would remove a portion of the asphalt parking within the
wetland buffer at the rear of the building.
Independence Medical Arts#HDEX/CU02028
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January 23,2003 Decision
Page 4
JURISDICTION
Independence Medical Arts qualifies as a Development of Regional Impact(DRI) under Section
3(e) of the DRI Enabling Regulations as "a change of use greater than 10,000 square feet."
FINDINGS
The Commission has considered the application of Independence Medical Arts LLC for the
conversion of general office space and research and development space to medical office use
within an existing industrial building,and based on consideration of such application and upon the
information presented at the public hearing and submitted for the record,makes the following
findings pursuant to Section 23 of the Act:
General
G1. The Independence Medical Arts project consists of the conversion of approximately 26,000
square feet of general office use and research and development (R&D) use to medical office use
within an existing industrial building that formerly housed Sentinel Packaging.The conversion has
been completed and the building is open for business. The applicant plans to convert an additional
9,200 s.f of former R&D space to medical office use in the future. Local permits have not been
issued for the future conversion.
G2. The goals and standards of the RPP encourage reuse and redevelopment.
G3. The project is located within a certified growth/activity center(industrial activity center)
under the Barnstable Local Comprehensive Plan.
G4.The Town of Barnstable officials did not recognize that the project triggered Commission DRI
review and issued a building permit for the project in November 2001.The applicant also received
an Order of Conditions from the Barnstable Conservation Commission in June 2001 and Site Plan
approval in July 2001. A Certificate of Occupancy was issued in July 2002.
G5. The Cape Cod Commission,through the Chief Regulatory Officer,found jurisdiction of the
project in April 2002 as a change of use exceeding 10,000 s.f. floor area. The conversion was
substantially complete at this time. Following discussions with the applicant's attorney and a
review of documents submitted for local permitting requirements,Commission staff identified
Independence Medical Arts#HDEX/CU02028
it
January 23,2003 Decision
Page 5
issue areas where the change of use may result in increased impacts to the resources protected by
the Act and evaluated the project's compliance with the Regional Policy Plan in the following
areas: transportation,natural resources/open space, and hazardous materials.
G6.The applicant would suffer great hardship if required to revise the project to meet the
minimum performance standards of the RPP,both in terms of having to undo work which was
completed and having to expend additional funds which were not budgeted for completion of the
project. To support the applicant's claim of financial hardship,a financial statement documenting
project costs was provided.
Transportation
Ti. The previous uses at 100 Independence Drive (prior to the Independence Medical Arts'
ownership)"consisted of the following:
• 21,672 square feet of Research and Development and
• 24,446 square feet of General Office
At the time of application:
• 25,748 square feet of General Office and Research and Development had been converted
to
• • 25,748 square feet of Medical Office with an addition of 1,560 square feet of Medical
Office (entrance atrium).
For future conversion,the applicant proposes to:
• convert 9,170 square feet of Research and Development to
• 9,170 square feet of Medical Office.
The final proposed configuration will consist of:
• 36,478 square feet of Medical Office and
• 11,200 square feet of General Office.
T2. Based on the Institute of Transportation Engineer's (ITE) Trip Generation Manual land use
categories 710-General Office,720-Medical Office, and 760-Research and Development, the total
project is estimated to generate:
• 68 New Weekday Morning Peak Hour trips
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 6
•
• 107 New Weekday Evening Peak Hour trips
• 784 New Weekday Daily trips and
• 110 New Saturday Peak Hour trips (if the facility is open on Saturdays.)
T3. The conversion of the remaining 9,200 square feet from Research and Development to
Medical Office is estimated to generate 22 new peak hour trips. A reduction of 10% of peak hour
traffic is allowed under MPS 4.1.3.3 since the project is in a growth/activity center,reducing this
impact to 20 peak hour trips. It is estimated 70% of the site traffic would use the Route 132 and
Independence Drive intersection,or 14 trips. Based on this amount of traffic and the cost
estimates to improve this intersection,the applicant's fair share at this location is $5,585. In order
to meet the requirements of MPS 4.1.3.4 at this intersection,the applicant has agreed to pay the
fair share estimate.
T4. The project in its final configuration as proposed complies with the following MPS:
4.1.3.2' Acceptable site driveway operations
4.1.3.3 For meeting the minimum performance standards under Goal 4.1.3,a 10%
reduction is allowed in Growth/Activity Centers and 25% in Growth Incentive Zones.
T5. The project in its final configuration as proposed does not comply or compliance is unknown
with the following MPS:
Goal 4.1.1: SAFETY
4.1.1.1 General safety
4.1.1.2 Safety analysis and mitigation for locations Impacted by 25 or more new peak hour
trips
4.1.1.3 Access management and restriction to lower volume street
4.1.1.5 Signage, utility poles and boxes, and lighting located to not cause visual obstruction,
glare,or distractions
4.1.1.6 Site access/egress shall minimize impact on road system. Bicycle and pedestrian
connections shall be included to connect to adjoining properties
4.1.1.7 Sight distances shall meet standards
4.1.1.8 Safety mitigation shall occur prior to occupancy
4.1.1.9 Driveway width shall not exceed MHD standards
Goal 4.1.2: TRIP REDUCTION
4.1.2.1 Reduction/offset of 25% of increase in summer site traffic on daily and peak hour
basis
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 7
•
•
4.1.2.5 Bicycle,pedestrian,and other non-motorized accommodation in design where
appropriate
4.1.2.6 Parking limited to requirements under local zoning or a parking analysis accepted by
the Commission
Goal 4.1.3: MAINTAINING OPERATIONS /PERFORMANCE
4.1.3.1 Regional Roadways are all roadways with a class higher than local as designated by
the Cape Cod MPO
4.1.3.4 Analysis and mitigation required to maintain no-build conditions or provide fair
share. (Project is in partial compliance with this standard.)
4.1.3.9 Preservation of existing transportation rights-of-way, provide frontage right-of-way
for bicycles and pedestrians
4.1.3.12 Consistency with LCP, RTP,RIF,etc.
T6. To partially address the Independence Drive site driveway safety issues,the applicant has
agreed to install signage,pavement markings,and a traffic island at the driveway entrance to
encourage the right-turn-in /right-turn-out operation of the driveway.
T7. The Commission has determined that a hardship exists for this project.In accordance with
Section 23 of the Act,the Commission waives the requirements of transportation MPS of the RPP
where the project is non-compliant to alleviate the hardship. While the project does not comply
with all the transportation standards, it does not result in substantial detriment to the public good
or nullify or substantially derogate from the intent and purpose of the Act.
Natural Resources and Open Space
NR1.The 7.81 acre site is located within a mapped Significant Natural Resources Area (SNRA)
due to its location within a public wellhead protection district. Three wetlands are located on the
site: a small unnamed pond in the northern portion,Fresh Hole Pond to the northeast,and a small
kettlehole (vegetated wetland) in the front of the site near Independence Drive. According to the
natural resources inventory conducted by ENSR,Inc.,no state listed rare species were found on
the site. A small population of Plymouth Gentian,a state-listed "species of concern" was found
along the margins of the shores of Fresh Hole Pond.
NR2. MPS 2.3.1.4 requires the provision and/or maintenance of undisturbed buffer areas of at
least 100 feet from the edge of wetlands. Existing conditions plans (pre-dating the building's
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 8
conversion by the applicant) show parking and cleared areas as well as a portion of the building
within the 100 foot wetland buffer areas. While these encroachments into the buffer areas are
associated with the previous use, Independence Medical Arts' expansion of the parking areas in
front of the building as well as the creation of the new entrance drive resulted in additional
encroachments into the buffer areas.
NR3. MPS 2.3.1.4 requires stormwater discharges to be located at a minimum of 100 feet from
wetlands and water bodies. The placement of leaching chambers near the site drive within 100
feet of the vegetated wetland and by the building lawn in the vicinity of Fresh Hole pond does not
comply with this standard.
NR4. The applicant has agreed to remove a portion of the pre-existing asphalt parking area in the
rear of the site from within the 100 foot wetland buffer area.
NR5.As a'redevelopment project within an SNRA,the proportion of open space required would
be 1:2 (total development area to total open space) unless the proportion of existing development
to open space is less than that,in which case the project would be required to maintain the existing
proportion of development to open space on site (but not less than a 2:1 ratio), either as on-site
open space or as an equivalent cash or off-site contribution.The project may not be in compliance
with the open space requirement,but the additional on-site development asso
ciated ociated with the
conversion would not result in substantial detriment to the public good.
NR6. The applicant has agreed to place a deed restriction on the undeveloped portions of the site
to limit further loss of on-site open space.
Hazardous Materials
Hazl. According to maps produced by the Cape Cod Commission for the 2002 Regional Policy
Plan,the project site is in a Wellhead Protection District/Zone II area and thereby must comply
with MPS 4.3.1.3. In terms of hazardous materials attributable to the most recent tenant of the
existing building,information submitted by the applicant's attorney indicates that Sentinel
Products used hazardous materials
a enal s inclu
ding Azoxy Compound (a blowing agent used in making
plastics), lubricating oil,triinsol (a lubricant),paint thinner,xylene,trichloroethane,heat transfer
oil, hydraulic oil,compressor oil,ethylene glycol,and ZEP solvent(a combination of petroleum
naphtha, methylene chloride and trichloroethylene). Hazardous waste generated included chromic
acid waste and rinse, chloroethane sludge and used ZEP solvent.
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 9
Haz2. According to information submitted by the applicant's attorney,hazardous materials and
wastes attributable to the medical office includes (on a daily basis) sharps (needles, lancets),
materials contaminated with body fluids, bleach and trichloric acid. The sharps container will be
12x14x12 inches,and will be used to collect all items or materials that come in contact with
human body fluids. Additionally,according to the applicant's attorney,the Medical Arts facility
currently has an X-ray machine with digital film development capability. The facility may bring
another X-ray machine on site,but it will also use digital technology. The medical office also uses
medicines,including vaccines,steroids and pain killers, but these are exempt from the RPP's
definition of Hazardous Materials. A limited amount of materials will be kept on site for facility
cleaning, but this is also exempt from the RPP.
Haz3. The information submitted by the applicant indicates that the hazardous materials and
wastes attributable to the medical center in this case are significantly less than that used, handled,
stored or generated by Sentinel Products.
CONCLUSION
Based on the findings above,the Cape Cod Commission hereby concludes: •
The applicant demonstrated a substantial hardship as noted in Findings G4 through G6. Desirable
relief may be granted to the applicant without substantial detriment to the public good and without
nullifying or substantially derogating from the intent or purpose of the Act.
The Cape Cod Commission hereby approves with conditions the Hardship Exemption application
of Independence Medical Arts ,provided the following conditions are met:
CONDITIONS
General
G1 The hardship exemption approved herein is for the Independence Medical Arts LLC project,
which consists of the previously completed conversion of approximately 26,000 s.f. of former
general office space and R&D space to medical office space. It also includes a future conversion
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 10
•
of approximately 9,200 s.f. of former R&D space to medical office space. Any increase in the
floor area proposed for future conversion shall be reviewed by the Commission.
G2. The Hardship Exemption is valid for a period of seven years from the date of the written
decision.All permits associated with this approval must be issued within 7 years.
G3. Prior to the issuance of a building permit for the future conversion of additional building
space,the applicant must obtain a preliminary Certificate of Compliance from the Commission
stating that all conditions pertaining to issuance of a preliminary Certificate of Compliance have
been met.
G4.The applicant shall notify Commission staff of the intent to seek a preliminary Certificate of
Compliance at least thirty (30) days prior to the submittal of a building permit application for any
additional conversion of building space and 30 days prior to the anticipated date of occupancy.
Such notification shall include a list of key contact(s)for questions that may arise during the
Commission's compliance review Commission staff shall complete an inspection under this
condition within seven (7) business days of such notification and inform the applicant in writing of
any deficiencies and corrections needed. The applicant understands that the Commission has no
obligation to issue a Certificate of Compliance unless all conditions are complied with or secured
consistent with this decision. The applicant agrees to allow Cape Cod Commission staff to enter
onto the property which is the subject of this decision for the purpose of determining whether the
conditions contained in the decision are met.
G5. Prior to receiving a Certificate of Occupancy from the Town of Barnstable,the applicant shall
obtain a final Certificate of Compliance from the Commission.
G6. The additional converted building space shall not be occupied until a final Certificate of
Compliance is.received from the Cape Cod Commission.
G7.This hardship exemption is granted based on the following plans dated 4/12/01, prepared by
Sullivan Engineering,Osterville,MA.:
• Proposed Grading and Site Improvements,70/100 Independence Drive
• Overall Parking Plan,70/100 Independence Drive
• Existing Conditions Plan,70/100 Independence Drive
Any changes to the site plans shall be reviewed by the Commission.
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 11
Transportation
T 1. Prior to the issua
nce of a PreliminaryCertificate of Compliance,the p applicant shall make a
one-time payment of $5,585 to Barnstable County/CCC for the purpose of studying,designing,
operating,promoting,and/or building transportation improvements in the project's study area, or
in the Town of Barnstable in general.
T2. Prior to the issuance of a final Certificate of Compliance,the applicant shall construct a
traffic island,directional signage,and pavement markings at the facility's site driveway on
Independence Drive in accordance with the conceptual plan submitted on 1/9/03. Final plans shall
be approved by Cape Cod Commission staff.
•
Natural Resources and Open Space
NR1. Prior to the issuance of a final Certificate of Compliance,the applicant shall remove a
portion of the asphalt parking area at the rear of the site and revegetate it as shown on conceptual
plans submitted on 1/9/03. Final plans shall be approved by Cape Cod Commission staff..
NR2. Prior to the issuance of a final Certificate of Compliance applicant shall record deed
restrictions on the existing open space on site, as shown on conceptual plans submitted 1/9/02.
Final plans shall be approved by Cape Cod Commission staff.
Hazardous Materials and Wastes
Hazl. Independence Medical Arts shall not use,treat,generate or store on site,or dispose of on
site or off site,hazardous wastes or hazardous materials in excess of 25 gallons (or the dry weight
equivalent) any time. The Commission shall be notified in writing of any changes to the facility's
use,treatment,generation,storage or disposal of hazardous materials or hazardous wastes that
affects this condition in such a way as to be in excess of the 25 gallon (or dry weight equivalent)
quantity limit. Any such changes to the facility's use,treatment,generation,storage or disposal of
hazardous materials or hazardous wastes shall be reviewed subject to Section 7 of the Cape Cod
Commission Administrative Regulations,Modifications to Approved DRIs,dated 5/30/02,and as
amended from time to time.
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 12
The Cape Cod Commission hereby approves with conditions the Hardship Exemption application
of Independence Medical Arts,LLC pursuant to Section 23 of the Cape Cod Commission Act ,c.
716 of the Acts of 1989,as amended for the Independence Medical Arts project located in
Hyannis, A.
#110/03
Robert D. Deane,Chair Date
Commonwealth of Massachusetts
Barnstable,ss.
Or)t is A-0 ay of '!?�. ,2003, before me personally appeared
kom _ %L i ,to ( known to be the person described in anid who executed the
foregoing instrument,and acknowledged that i�( � executed the same as /L14 J free act and
• deed. • .e./
otary Public
Commonwealth of Massachusetts
�1�.111ti111�-
My Commission expires: r °FF"�'SE"�
P l ' KATNANOTARYPI L.DETERS
` BARNSTABLE COUNTY TI
My COMM.E Yes Nrn.19,2004
Independence Medical Arts#HDEX/CU02028
January 23,2003 Decision
Page 13
•
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'i , I' ` TOWN OF BARNSTABLE
t SIGN PERMIT
PARCEL ID 295 009 ' GEOBASE . ID 20849
ADDRESS 255 INDEPENDENCE DRIVE' PHONE
BARNSTABLE ZIP -
LOT 3-A BLOCK LOT SIZE
DBA DEVELOPMENT DISTRICT BA .
PERMIT 88679 DESCRIPTION 22.5 SQ. FT. FREESTANDING SIGN
PERMIT TYPE BSIGN TITLE SIGN PERMIT
CONTRACTORS: PROPERTY OWNER r,< Department Of
ARCHITECTS: Regulatory Services
` TOTAL FEES: . $25.00
BOND $.00 •
t11E
CONSTRUCTION COSTS $.00
fet-, b fr-Cli- S''. %
_753 MISC. NOT CODED ELSEWHERE 1 PRIVATE 0, O'_"' .
* BARNSTABLE, *
HtAss.
N:157
BUILDING D�V SION
BY V''v.�..(1
DATE • ISSUED 11/29/2005 EXPIRATION DATE "
Town of Barnstable
CARNSTA81/.
Regulatory Services
''t1% Thomas F.Geller,Director
BuildingDivisiont Tom Perry, Building Commissioner
200 Main Street, Hyannis,MA 02601
www.town.barnstable.ma.us
Office: 508-862-4038 Fax: 508-790-6230
Permit# fr--(‘' 7 /
Application for Sign Permit
Applicant: -44 E LE IV C. $ l-'DU I I U-) Assessors No. 0?S
Doing Business As: 154L'O 49 t tiJ `0 5S 1 6 Li Telephone No. c b S'• 3 FS 5• 5-00 6
Sign Location _
Street/Road: 2 y 5 I O fj'E l i 01.J G S '0 i;,l 1-1-;'A, N iv I
Zoning District: Old Kings Highway? Yes) Hyannis Historic District? Yes)
Property Owner Go iv TACT" : AAR-0 'DO LitiST EI t)
Name: 'E't 5&-V EIZ,Q NGE L LC- Telephone: J O& . T?5 • 93/ 6
Address: q t? IJO R T S-r: Village: 4 YA-IU it)t S
Sign Contractor
Name: ,A:0 Nr i&ICJ G aro S 16 an Ill C¢ G 1,C_ Telephone: Sp K. 5 3'i. 7o a 0
Mailing Address: 1-1 I!kJ US 1 tikL <341 K V i✓1 tJ C WI. A- 0 2L 3
Description
Please draw a diagram of lot showing location of buildings and existing signs with dimensions,location and size of
the new sign. This should be drawn on the reverse side of this application.
Is the sign to be electrified? Yes (Note:If yes, a wiring permit is required)
Width of building face ft.x 10= x.10=
I hereby certify that I am the owner or that I have the authority of the owner to make this application, that the
information is correct and that the use and construction shall conform to the provisions of§240-59 through§240-89
of the Town of Barnstable Zoning Ordinance. �n
Signature of Owner/Authorized Agent: Citil 9 1a' L- Date:_ li If S-/(15
Size: 021• S 5. • Permit Fee: S, QO
Sign Permit was approved: Disapproved:
® .
Signature of Building Official: POLiti Date: it — �/ —6
Q:I WPFILES4SIGNSV SIGNAPP.DOC
5' 2" I Project Visiting Nurse Association
4'-6" of Cape Cod
1/2"reveal 255 Independence Drive
4 2 I q 111 Hyannis,Massachusetts
II Sign D3
eq Painted aluminum post and panel sign
4 1/2" .��_■�� Double sided
1-0 1 1/2" Header
21/2" CAPE COD HEALTHCARE
eq„ Background color Match Benj.Moore 2066-10
Blue
6 1/2" Text White
Material VDC
5 \/i
si• + ' NJ iirs^C Typefce` Panels
3'-3" Background color Match ICI 1331 Balustrade
7 1/2" Blue
/\ssociationText color White
Material VDC
O T t Cape
(OdTypeface Frutiger Roman caps&Ic
Panel to be removable for changes
Posts
Color Match ICI 2004 Egret
1"
eq"
10" 3" 255 Independence Drive
eq"
2'-9"
Baldwin Design
86 Earthbound Cartway
Brewster Massachusetts 02631
t 508.385.5006
f 508.385.5886
e baldwin@gis.net
Drawing Scale:3/4" = 1'-0"
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, . , , TOWN OF BARNSTABLE
SIGN PERMIT
PARCEL ID 295 009 GEOBASE ID 20849
ADDRESS 255 INDEPENDENCE DRIVE PHONE
BARNSTABLE ZIP -
LOT 3-A BLOCK LOT SIZE
DBA DEVELOPMENT DISTRICT BA
PERMIT 88678 DESCRIPTION 7.5 SQ. FT. FREESTANDING SIGN
PERMIT TYPE BSIGN TITLE SIGN PERMIT
CONTRACTORS: PROPERTY OWNER Department of
ARCHITECTS: Regulatory Services
I.
TOTAL FEES: $25.00 BOND $.00 �t E
CONSTRUCTION COSTS $.00 ; ` (
753 MISC. NOT CODED ELSEWHERE 1 PRIVATE P'I0_1
* BARNSTABLE, *
MASSi63¢ �
. �►
.7 DMA'SA
BUILWNG DIVISION
BY rr� __._
DATE ISSUED 11/29/2005 EXPIRATION DATE
s
Town of Barnstable
T Regulatory Services
't j` ! Thomas F.Geller.Director
i `N& f Building Division
<- `s� • Tom Perry, Building Commissioner
200 Main Street, Hyannis,MA 02601
www.town.bernstable.ma.us ,
Office: 508-862-4038 • Fax: 508-790-6230
Permit 477 a
Application for Sign Permit
Applicant: 44(t_.-. 0 G . 4 L 0 U) I k.) Assessors No. per)5 S de) J
Doing Business As: b A L U U 16 T)EIS 16?1 Telephone No. 5 a$.3$.5 . 60 6
Sign Location
street/Road: h:5 ) lU 0-p -E--11 0 6 J( t✓ V) R_11 L t A V iI 1J $J t 5
Zoning District: Old Kings Highway? Yes)Hyannis Historic District? Yesf J
Property Owner C ..f'r 4C
Name: 9' S—4E2 4 UGt it-1-C AA 12,o1.l eo 0,15T 4Telephone: con'•r) '? S • 93 /6
Address:, 7 0 6(-T Si Village: hi `t'r4 ill iU 1 5
Sign Contractor
Name: il O f u C e-10 S I A 1J I N 6 G L C Telephone: J a$'. 5 3'-1•S o 0 0
Mailing Address: 'i 11J 4l1STIZ.I A L C3AR.k k..oMla, r(1_..)3) --`t' t I/&A- o Za.a 3
Description
Please draw a diagram of lot showing location of buildings and existing signs with dimensions,location and size of
the new sign. This should be drawn on the reverse side of this application.
Is the sign to be electrified? Yes N�o (Note:if yes, a wiring permit is required)
Width of building face ft. z 10= z.10
I hereby certify that I am the owner or that I have the authority of the owner to make this application, that the
information is correct and that the use and construction shall conform to the provisions of§240-59 through§240-89
'` of the Town of Barnstable Zoning Ordinance. D ++
Signature of Owner/Authorized Agent: L Q Q�� /1 Date: ) I 11510r
Size: 7. 5 5 t" Permit Fee: $07 . 66
Sign Permit was approved: Disapproved:
Signature of Building Official: il Date: (t— ? —O S
Q.1 WPF ILEStSIGNSiSIGNAPP.DOC
Project Visiting Nurse Association
of Cape Cod
255 Independence Drive
Hyannis,Massachusetts
Sign D2
Secondary Directional
Painted aluminum post and panel sign
Double sided
3'-8"
Panel
Background color Match ICI 1331 Balustrade
4"„lit3' 4" Blue
1/2"reveal Text color White
Material VDC
1" 1" Typeface Frutiger Roman caps&lc
3 1/2" 5'
Panel to be removable for changes
5" Visiting Nurse 23/4" Posts
• 4 1/2" Color Match ICI 2004 Egret
Association of
2'-6" Cape Cod
5'-0"
Baldwin Design
86 Earthbound Cartway
Brewster Massachusetts 02631
t 508.385.5006
508.385.5886
e baldwin@gis.net
Drawing Scale:3/4" = 1'-0"
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Project Visiting Nurse Association
of Cape Cod
Hyannis,Massachusetts
Sign Sign Types D3&D2
Painted aluminum
post and panel double sided signs
•rain
CAPE COD HEALTHCARE
4
VisitingN u rse
Association
of Cape Cod
Visiting Nurse
•i . Association of
w.
,o ® Cape Cod
255 Independence Drive .w
i \\IN\
co
cP
£9 c•=.
co ° . fuiravp.: L' '
ors
f.,...........„______
„,,
I
Baldwin Design
86 Earthbound Cartway
4 Brewster Massachusetts 02631
t 508.385.5006
f 508.385.5886
e baldwin@gis.net
Drawing Scale:3/4" = 1'-0°
,
r