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1471 IYANNOUGH ROAD/RTE132 (4)
1 +I _.. ...,.W.;.t _ - -- ---- , \ * i - . i� f j i L Baxter Nye Engineering and Surveying 78 North Street—3`d Floor Hyannis,NIA.02601 Site Inspection Report Phone Sob 771-7502 Fax 508 771-7622 Inspection Date: 02/19/08 Report No.: 4 Project: Shallow Pond Job No.: 2005-103 Performed By: Stephen Matson Reviewed By: Submitted To: Scott Prior; Charlie Stevens,BUR Dan Hawkins,Callahan Weather: Sunny Time: 12:30 pm Met/Reviewed With: Winston Acme-Precast, Purpose: septic system pump inspection Observations or recommendations made by the inspections do not relieve the Contractor from complying with all requirementsof the Contract Documents, drawings and specifications. This check is only for review of general conformance with the design concept of the project and general compliance with the information given in the contract documents.The Contractor is responsible for confirming and correcting all quantities and dimensions,selecting fabrication processes and techniques of construction,coordinating his work with that of all other trades and performing this work in a safe and satisfactory manner. OBSERVATIONS: This was a follow up inspection after the power for the pumps was relocated (see inspection report 3 1/29/08). The pump test at Shallow Pond went satisfactorily. Winston(Acme Precast)cycled the pumps/ float control so I could see the pumps operate in the pump chamber. The flow appeared acceptable with no excessive turbulence. Winston also removed and replaced both pumps from the rail systems to verify the rails and pumps were free and clear, as well as ample space in the riser/manhole was provided for servicing the pumps. A certification letter from Baxter Nye will be prepared for the Board of Health so they can then sign off the permit. �l Page 1 of 1 0:\2005\2005-103WDMIMREPORTSUnspecdons-Site Meeting Notes\2005-10312 Inspection Report pump test 02-19-08.doc ARCHITECT CONSTRUCTION CONTROL AFFIDAVIT AT PROJECT COMPLETION Project Number: C-0015-06 Project Name: Shallow Pond Center Project Title: New Building at Shallow Pond Center Project Location: 1471 lyannough Rd. (Rte. 132) Hyannis, MA 02601 Scope of Project: New two-story office building Architect: gown Lindquist Fenuccio & Raber Architects, Inc. In accordance with paragraph 116.0 of 780 CMR, the Massachusetts State Building Code, I, Kurt E. Raber Massachusetts Registration Number 10563 being a registered professional Architect hereby certify that all plans, computations and specifications, and changes thereto, involving subject project have been prepared by or under the direct supervision of a Massachusetts registered architect or Massachusetts registered professional engineer and bear his or her original signature and seal or by the legally recognized professional performing the work, as defined by Massachusetts General Law (M.G.L.)c. 112, §81R. For the above named project I, or a registered professional architect/engineer under my cognizance, have reviewed the design concept, shop drawings, samples and other submittals which are submitted by the contractor in accordance with the requirements of the construction documents. I have reviewed and approved the quality control procedures for all code-required controlled materials. I further certify that I was present on the construction site at intervals appropriate to the stage of construction to become generally familiar with the progress and quality of the work and to determine, in general, if the work was being performed in a manner consistent with the construction documents. Pursuant to 780 CMR 116.231 have provided the results of structural tests and inspections to the building official and owner. I have submitted, periodically, a progress rWrt with all pertinent comments of the site visits and compliance of all . pertinent items to the building official. I report as to the satisfactory completion and the readiness of the project for occu ncy. §3 a�e RAsF ti B N i 0 10563 r O 90, AS1j March 13, 2008 Arc itect �5P<j' Date Subscribed and Sworn to, before me this 13t"- by of March , 2008_, the undersigned notary public, personally appeared Kurt E, Raber , provide to me through satisfactory evidence of identification, which is Personal Knowledge, to be the person whose name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purpose. At am Kmkol Ul D Notary Flublic Bsmble f to Notary Commission Expires My Commission spares 4-2-2010 CONSTRUCTION CONTROL AFFIDAVIT PROJECT NUMBER: 1203-20 PROJECT TITLE: Shallow Pond Center PROJECT LOCATION: 1545 Iyannough Road Hyannis MA SCOPE OF PROJECT: Two-story Office Building In accordance with Section 116.0 of the Massachusetts State Building Code, Sixth Edition(MBC),I, Brian A.Walsh,P.E.,Massachusetts Registration No. 46077 being a registered professional structural engineer hereby certify that the necessary professional services have been performed by myself or my representatives under my review and either myself or my representatives have been present on the construction site on a regular and periodic basis and have been responsible for the following STRUCTURAL CONSTRUCTION WORK as specified in Section 116.2.2: I. Structural components as specified on Allen&Major Associates,Inc. structural drawings numbered S0:1 through S4.5 and dated June 13, 2007. 2. Review of shop drawings, samples,and other submittals from the contractor_as required by the construction contract documents as submitted for building permit, and approval for conformance to the design concept.. Work specifically not included in this Construction Control Affidavit to be provided by others shall include testing and inspection.of materials in accordance with MBC Section 1705 for the following building components: 1. Geotechnicai inspection and testing services (i.e. soil bearing capacity) 2. Materials testing services(i.e.bolted connections,welds, etc.) I certify at this time that the structural components of the work described herein have been satisfactorily completed in accordance with the requirements of the Commonwealth of Massachusetts State Building Code, Sixth Edition,to the best of my knowledge and belief,based on construction observation and review services performed and described herein and based upon my review of material and geotechnical testing and investigation reports(prepared by others). %k OF — 8RU. W SH c� ST33UCYURAL Signature f No.46077 f . Subscribed and sworn to before me this t day of /L;vT_ 20 C`4 NOTARY PUBLIC' My Commission Expires On J B Engineering 96 Reservoir Park Drive Rockland, Massachusetts 02370 (781)-871-8277 March 3, 2008 FIRE PROTECTION FINAL Affidavit To the Hyannis Building/Fire Department, I certify that I James N McHugh, or my representative have inspected the work associated with The sprinkler system that has been installed at Shallow Pond 1471 Iyannough Road Massachusetts. On the inspection dates listed below on 2 occasion during construction and to that the best of my knowledge, information and belief, the sprinkler system has been installed per all applicable codes (NFPA 13 2002),rules, laws, regulations, plans, manufacturer's specifications Inspection Date: 2/8/08 & 2/28/08 o°�,�P OFA`Sr� � 1 JAMES MCFIL'GN 4 CD FIRE PROTECTION es N McHugh 38572 ® NO.38572 gineer-Ma Reg. No. Automatic Sprinkler Systems O Contractor's Material and Test Certificate for Aboveground Piping Date dl-OFProperty Name: C e Property Address: /�2/ != J - )4,t.-4 , Procedure Upon completion of work, inspection and tests shall be made by the contractor's representative and witnessed by an owner's representative.All defects shall be corrected and the system left in service before contractor's personnel finally leave the job. A certificate shall be filled out and signed by both representatives. Copies shall be prepared for approving authori- ties, owners,and contractors. It is understood that the owner's representative's signature in no way prejudices any claim against contractor for faulty material, poor workmanship,or failure to comply with approving authority's requirements or local ordinances. Plans Accepted by[approving authority's name(s)] Address Installation conforms to accepted plans? . Q< ❑ No Equipment used is approved? ❑ No If no, explain deviations. Instructions Has person in charge of fire equipment been instructed as to location of control valves and care and maintenance of this new equipment? Er-Y-es ❑ No If no, explain. Have copies of appropriate instructions and care and maintenance charts and NFPA 13 been left on premises? lliY es ❑ No If no,explain. Location of System Supplies building(s) +-o<' Sprinklers Year of Orifice Temperature Make Model Manufacture Size Quantity Rating A v , c Pipe and Fittings Pipe conforms to standard. a fires ❑ No j Fittings conform to ✓ standard. 2"Ves ❑ No I If no,explain. PAGE 1 of 3 Copyright O 2000 National Fire Protection Association c. Automatic Sprinkler Systems o Contractor's Material and Test Certificate for Aboveground Piping (coat.) Alarm Valve or Flow Indicator Alarm Device Maximum Time to Operate Through Test Pipe Type Make Model Min. Sec. ti ne- 1peltP ✓SQ r"„J 0 A Dry Pipe Operating Test Dry Valve Q.O.D. Make Model Serial No. Make Model Serial No. Time to Trip Trip Point Time Water Alarm Through Water Air Air Reached Operated Test Pipe* Pressure Pressure Pressure Test Outlet* Properly Min. Sec. Psi(Bar) Psi (Bar) Psi(Bar) Min. Sec. Yes No Without /�• 7s - Q.O.D. °yam /�• '� With Q.O.D. If no, explain. Deluge and Preaction Valves Operation ❑ Pneumatic ❑ Electric ❑ Hydraulic Piping supervised? ❑ Yes . ❑ No Detecting media supervised? ❑ Yes ❑ No Is there an accessible facility in each circuit for testing? ❑ Yes ❑ No If no, explain. Does each circuit operate Does each circuit Maximum Time to supervision loss alarm? operate valve release? Operate Release Make Model Yes No Yes No Min. Sec. Test Description HYDROSTATIC:Hydrostatic tests shall be made at not less than 200 psi(13.6 bar)for two hours or 50 psi (3.4 bar) above static pressure in excess of 150 psi(10.2 bar)for two hours. Differential dry pipe valve clappers shall be left open during test to prevent damage.All aboveground piping leakage shall be stopped. FLUSHING:Flow the required rate until water is clear as indicated by no collection of foreign material in burlap bags at outlets such as hydrants and blow-offs. Flush at flows not less than 400 gpm(1514 L/min)for 4-in. (102-mm) pipe, 600 gpm(2271 L/min)for 5-in.(127-mm)pipe, 750 gpm(2839 L/min)for 6-in.(152-mm)pipe, 1000 gpm (3785 L/min)for 8-in. (203-mm)pipe, 1500 gpm (5678 L/min)for 10-in. (254-mm) pipe and 2000 gpm (7570 L/min)for 12-in. (305-mm) pipe.When supply cannot produce stipulated flow rates,obtain maximum available. *Measured from time inspector's test pipe is opened. PAGE 2 of 3 Copyright©2000 National Fire Protection Association Automatic Sprinkler Systems O Contractor's Material and Test _ Certificate for Aboveground Piping (coast.) Test Description (coot.) PNEUMATIC:Establish 40 psi(2.7 bar)air pressure and measure drop,which shall not exceed 1112 psi(0.1 bar)in 24 hours.Test pressure tanks at normal water level and air pressure and measure air pressure drop,which shall not exceed 11/2 psi(0.1 bar)in 24 hours. Tests All piping hydrostatically tested at psi(bar)for g!- hrs. Dry piping pneumatically tested? [;;- es ❑ No Equipment operates properly? ZL-Yes ❑ No If no, state reason. Drain test—Reading of gauge located near water supply test pipe: Static pressure: �j psi(bar) Drain test—Residual pressure with valve in test pipe open wide: �0 psi (bar) Underground mains and lead-in connections to system risers flushed before connections made to sprinkler piping Verified by copy of the U Form No. 85B P-11;s ❑ No ❑ Other Flushed by installer of underground sprinkler piping des ❑ No ❑ Other If other, explain. Blank Testing Gaskets Number used Locations Number removed Welding �� Welded piping? ❑ Yes Ft No If yes, Do you certify as the sprinkler contractor that welding procedures comply with the requirements of at least AWS D10.9, Level AR-3? ❑ Yes ❑ No Do you certify that the welding was performed by welders qualified in com- pliance with the requirements of at least AWS D10.9, Level AR-3? ❑ Yes ❑ No Do you certify that welding was carried out in compliance with a documented quality control procedure to insure that all discs are retrieved, that openings in piping are smooth, that slag and other welding residue are removed, and that the internal diameters of piping are not penetrated? ❑ Yes ❑ No Hydraulic Data Nameplate Nameplate provided? Coles ❑ No If no,explain. Remarks Date left in service with all control valves open: Sprinkler Contractor: Signatures of Test Witnesse -i For property owner(signed) �aL Title Wr Date '�7U For sprinkler contractor(signed) . Title _ Date PAGE 3of3 Copyright O 2000 National Fire Protection Association Bi R . BUILDING ENGINEERING RESOURCES, INC. FIRE PROTECTION FINAL AFFIDAVIT Date: March 17, 2008 Project: Shallow Pond Center 1471 Iyannough Road Hyannis,Massachusetts In accordance with Section 110 and 116.0 of the Massachusetts State Building Code,I,Steven A.Karan, PE,LEED, Reg.#34989,being a registered professional Engineer hereby certify that I have directly supervised the preparation of all design plans and construction administration for the above named project and that to the best of my knowledge,such plans,and the construction work meet the applicable provisions of the Massachusetts State Building Code,all acceptable engineering practices and applicable laws and ordinances for the proposed use and occupancy. I further certify that I have performed the necessary professional services on the construction site to determine that the work is in accordance with the documents submitted and approved for the building permit. Engineers Name: Steven A. Karan, PE, LEED Company Name: Building Engineering Resources, Inc. Company Address: 28 Main Street-North Easton, State Registration No.: MA#34989 �P0H OF,� , Telephone Number: (508)230-0260 �� STEVENA.9cyN KAFTAN CHA CAL y. 0 FS (? AL ENG� Engineering.Seal&Signature On this date March 17 2008, before me,the undersigned Notary Public,personally appeared the above named Steven A.Karan,PE,LEED, proved to me through satisfactory evidence of identification,which was personal knowledge to be the person(s)whose name(s)is signed on the preceding or attached document in my presence,and who swore to me that the contents of the document are truthful and accurate to the best of his/her knowledge. Notary Pu MLU I My Commission Expires: Apri16,2012 28 Main Street,Building 3A North Easton,Massachusetts 023561 T 508.230.0260 F 508.230.0265 BER@BER-engineering.com B R B UI LOI NG ENGINEERING RESOURCES, INC. FIRE PR 0 TE C TION FINA L AFFIDAVIT Date: March 17, 2008 Project: Shallow Pond Center 1471 Iyannough Road Hyannis,Massachusetts In accordance with Section 110 and 116.0 of the Massachusetts State Building Code,I,Steven A.Karan, PE,LEED, Reg.#34989,being a registered professional Engineer hereby certify that I have directly supervised the preparation of all design plans and construction administration for the above named project and that to the best of my knowledge,such plans,and the construction work meet the applicable provisions of the Massachusetts State Building Code,all acceptable engineering practices and applicable laws and ordinances for the proposed use and occupancy. I further certify that I have performed the necessary professional services on the construction site to determine that the work is in accordance with the documents submitted and approved for the building permit. Engineers Name: Steven A. Karan, PE, LEED Company Name: Building Engineering Resources, Inc. Company Address: 28 Main Street-North Easton, State Registration No.: MA#34989 0�jN of o , Telephone Number: (508)230-0260 sTEVEN A.q�yN VA CHA CAL y. 0 9 FS (1 AL ENG\ Engineering Seal&Signature On this date March 17,2008, before me,the undersigned Notary Public,personally appeared the above named Steven A.Karan,PE,LEED, proved to me through satisfactory evidence of identification,which was personal knowledge to be the person(s)whose name(s)is signed on the preceding or attached document in my presence,and who swore to me that the contents of the document are truthful and accurate to the bes4his/herknowledg, eNotary P My Commission Expires: April 6,2012 28 Main Street,Building 3A North Easton,Massachusetts 023561 T 508.230.0260 F 508.230.0265 BER@BER-engineering.com BUILDING ENGINEERING RESOURCES, INC. FIRE PROTECTION FINAL AFFIDAVIT Date: March 17, 2008 Project: Shallow Pond Center 1471 Iyannough Road Hyannis,Massachusetts In accordance with Section 110 and 116.0 of the Massachusetts State Building Code,I,Steven A.Karan, PE,LEED, Reg.#34989,being a registered professional Engineer hereby certify that I have directly supervised the preparation of all design plans and construction administration for the above named project and that to the best of my knowledge,such plans,and the construction work meet the applicable provisions of the Massachusetts State Building Code,all acceptable engineering practices and applicable laws and ordinances for the proposed use and occupancy. I further certify that I have performed the necessary professional services on the construction site to determine that the work is in accordance with the documents submitted and approved for the building permit. Engineers Name: Steven A. Karan, PE, LEED Company Name: Building Engineering Resources, Inc. Company Address: 28 Main Street-North Easton, State Registration No.: MA#34989 ���P�ZH�F9ti Telephone Number: (508)230-0260 STEVENA. U, KARAN R; CHA CAL o, 0 9 FS (I AL Engineering Seal&Signature On this date March 17,2008, before me,the undersigned Notary Public,personally appeared the above named Steven A.Karan,PE,LEED, proved to me through satisfactory evidence of identification,which was personal knowledge to be the person(s)whose name(s)is signed on the preceding or attached document in my presence,and who swore to me that the contents of the document are truthful and accurate to the bes4his/hernowledge. Notary P My Commission Expires: April 6,2012 28 Main Street,Building 3A I North Easton,Massachusetts 02356 T 508.230.0260 F 508.230.0265 BER@BER-engineering.com B R BUILDING ENGINEERING RESOURCES, INC. FIRE PROTECTION FINAL AFFIDAVIT Date: March 17, 2008 Project: Shallow Pond Center 1471 Iyannough Road Hyannis,Massachusetts In accordance with Section 110 and 116.0 of the Massachusetts State Building Code,I,Steven A.Karan. PE,LEED, Reg.#34989,being a registered professional Engineer hereby certify that I have directly supervised the preparation of all design plans and construction administration for the above named project and that to the best of my knowledge,such plans,and the construction work meet the applicable provisions of the Massachusetts State Building Code,all acceptable engineering practices and applicable laws and ordinances for the proposed use and occupancy. I further certify that I have performed the necessary professional services on the construction site to determine that the work is in accordance with the documents submitted and approved for the building permit. Engineers Name: Steven A. Karan, PE, LEED Company Name: Building Engineering Resources, Inc. Company Address: 28 Main Street-North Easton State Registration No.: MA#34989 . V of - Telephone Number: (508).230-0260SzS� STEVEN KMAN o CHA CAL of. O 9 FS Q A-LENS'\ Engineering Seal&Signature On this date March 17,2008, before me,the undersigned Notary Public,personally appeared the above named Steven A.Karan,PE,LEED, proved to me through satisfactory evidence of identification,which was personal knowledge to be the person(s)whose name(s)is signed on the preceding or attached document in my presence,and who swore to me that the contents of the document are truthful and accurate to the best of his/her knowledge. 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I further certify that I have reviewed the completed construction,as of the date of this Certification,for the above project and it has been substantially performed,with the exceptions noted below,in general compliance with the Site Plan as Approved by the`reviewing authority'. This certification is for the purpose of checking for conformance with the design concept and general compliance with the information given in the Approved Civil Engineering Site Plans. It is not to be considered a field control as-built of all vertical and horizontal information shown on the Approved Site Plans nor is it to imply daily inspections of site plan related work. The following exceptions to the Approved Site Plan are noted: 1. Parking along the central island is two(2)spaces less than designed.This results in a total parking space count of 62,which stills exceeds the minimum Zoning parking requirement for the site of 58. Therefore the parking is in compliance. 2. The gas meter has been placed at the front of the building instead of the side. This item is acceptable as installed. Additionally,the sight line distances as shown by the Zoning defined"Sight Triangle"on Plan Sheet C-4 at the entrance onto Old Strawberry Lane is in conformance with the plan. Name Matthew Eddy,P.E. Registration No. Seal Signature Cc: Mr. Scott Prior Mr.Kurt Raber,BLFR Mr.Daniel Hawkins,Callahan File 0:1200512005-103\ADMIN\LETTERS\2005-103 L9 TPerry Site Certif.doc Page 1 Land Surveys • Subdivisions • Septic Design • Wetland Filings • Site Design L BARTER NYE ENGINEERING & SURVEYING Registered Professional Engineers and Land Surveyors 78 North Street,3rd Floor,Hyannis,MA 02601 Tel:(508)771-7502 Fax:(508)771-7622 June 23,2008 Mr.Thomas Perry Building Commissioner Barnstable Building Dept. 200 Main Street Hyannis,MA 02601 CIVEL SITE PLAN SUBSTANTIAL COMPLIANCE CERTIFICATION OF CONSTRUCTION PROJECT: �471 Iyanno g Hyw� nis MA—Shallow Pond Professional Park Barnsf able Site Plan Review#027-06 RE: Civil Engineer—Site Design/Construction Substantial Compliance Certification I, Matthew Eddy, being a registered Professional Civil Engineer with the firm of BAXTER NYE ENGINEERING & SURVEYING, Registered Professional Engineers and Land Surveyors, hereby certify that I have supervised the preparation of the Civil Engineering Site Plans and specifications for the above named project and that,to the best of my knowledge, information and belief, such Civil Engineering Site plans and specifications meet the applicable provisions of the Massachusetts Building Code, Sixth Edition and generally accepted standards of Civil Engineering practice in effect at the time of performance. I further certify.that I have reviewed the completed construction,as of the date of this Certification,for the above project o� and it has.been substantially performed,with the exceptions noted below,in general compliance with the Site Plan as 0 Approved by the.`reviewing authority'. This certification is for the purpose of checking for conformance with the design concept and general compliance with the information given in the Approved Civil Engineering Site Plans. It is not to be considered a field control as-built of all vertical and horizontal information shown on the Approved Site Plans nor is it to imply daily inspections of site plan related work. The following exceptions to the Approved Site Plan are noted: I. Parking along the central island is two(2)spaces.less than designed.This results in a total parking space count of 62,which stills exceeds the minimum Zoning parking requirement for the site of 58. Therefore the parking is in compliance. 2. The gas meter has been placed at the front of the building instead of the side.This item is acceptable as installed. S Additionally,the sight line distances as shown by the Zoning defined"Sight Triangle"on Plan Sheet C-4 at,f e enhance onto Old Strawberry Lane is in conformance with the plan. �ytH OF MAssq ' N co�� cy Name Matthew Ed P.E. MATTHEW Gam , W. Registration No. o EDDY CIVIL N O, No.43183 ��,� Ln m Seal s. o�. GfSTE� �� Signature ' t ASS/ONAL EaG Cc: Mr:,Scott10, �.,. . ., Mr:Kurt Raber,BUR ':_-Mr.Daniel Hawkins,Callahan- File 0:\2005\2005-103\ADMIDI\LETMS12005-103 L9 TPerry Site Certif doc Page 1 Land Surveys 9 Subdivisions 9 Septic Design • Wetland Filings 9 Site Design .y 1%❑❑❑«❑❑0❑❑OOOd❑❑❑6❑@❑@❑A❑A❑A❑NORMAL.STY❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑HPLASER❑B❑@❑z' D❑,P❑❑@❑@❑❑❑A❑pDTown of Barnstable Zoning Board of Appeals Variance - Sign Ordinance Appeal No. 1994-45 Summary: Granted with Conditions Applicant/Lessee Hyannis Chamber of Commerce 1481 Rt. 132, Hyannis, MA 02601 Owner: Frank R. McDonough Address: 1471 Route 132, Hyannis, MA Assessor' s Map/Parcel: 253-014 HOO, 2.17 Acres Zoning: HE - Highway Business District Applicant's Request: Variance to Section 4-3.7 Signs in Highway Business District. Activity Request: To permit a free standing sign and building signage that is greater in total area allowed. Procedural Provisions: Section 5-3 .2 (3) : Variances Background Information: The locus is in the proximity of Rt 132 and Old Strawberry Hill Road, and is within the HE - Highway Business District. According to the assessor records for Map 253 Parcel 014.HOO the land area is 1.60 acres and contains two structures, the Rainbow Motel building and a commercial office building with 4,444 sq. ft. of GFA. Both structures have a "Year Built" date of 1955. There are currently four businesses on site: The Motel, plus three tenants in the commercial office building - the Hyannis Chamber of Commerce, a deli- food shop and, on the second floor, a real estate office. Currently all business activities have signage on the building, and there are three free standing signs, one for the motel and two related to the commercial office building. A sketch (in concept only) of the proposed free standing 12 feet by 8 feet sign area and nature of wording was approved by Site Plan Review [SP-16-94] for the purposes of submission to the Zoning Board of Appeals. SPR noted that the proposed free standing sign would be an aesthetic improvement over the existing situation as it relates to the commercial building. Procedural Summary: The application was filed in the office of the Town Clerk and at the Zoning Board of Appeals office on April 25, 1994. A public hearing, duly noticed under M.G.L. Chapter 40-A was opened on May 18, 1994 and continued to May 25, 1994, at which time the hearing was closed and a decision rendered. The petition was heard by Board Members; Richard Barry, Dexter Bliss, Emmett Glynn, Gail Nightingale and Acting Chairman Ron Jansson . Wendy Northcross of the Hyannis Chamber of Commerce spoke to request two signs whereas the zoning ordinance allows one. She shares the lot with the Rainbow Motel and it is important that the Chamber's sign be separate. Visibility for the high speed traffic on Route 132 and clean up of hodgepodge of signs were issues. The sign would be a, "Welcome to Hyannis - Chamber of Commerce" sign } and be back lit or internally lit. Also there will be a flower box with planted roses. There are two buildings on the lot including the Main Office building with three tenants and the Rainbow Motel. The question was raised as to how there are two separate uses allowed on one lot and if there had been a special permit issued. Also of concern was the proposed location of the sign on a grass island located within the state right of way for Route 132 and outside of the boundary line of the property. The public was invited to speak. Steve Murray of Coldwell Banker spoke in favor of the sign and offered to reduce his building sign. The hearing was continued to May 25, 1994 at 4:30 P.M. to provide time to determine how the building was built and to determine an appropriate location for the sign off of Route 132 right of way. At the hearing of May 25, the history of development of the office structure was documented in the Supplemental Staff Report. The Board discussed with the applicant the location of the sign within the property boundaries of the site and it was determined that sufficient area and location existed at the front parking area. Steve Murray of Coldwell Banker volunteered to reduce his sign from 24 sq.ft. to 12 sq.ft. in the future. Findings of Fact: At the hearing of May 25, 1994, the Board unanimously found the following findings of fact: 1. The applicant has applied for a variance to the sign provision of the Zoning Ordinance to allow a 96 sq.ft. free standing sign on the property occupied by the office structure. That sign is to replace all existing free standing signs on the locus except the motel sign. 2 . This request would not be in detrimental to the neighborhood or to the intent of the Zoning Ordinance in that this sign would cause existing free standing signs to be removed and to cause greater compliance with the Sign Code Provisions. 3 . To permit the free standing sign to be 12 feet high would not be a detriment in this locus given the nature of the roadway and the need to alert motorist to the information provided at the locus by the Hyannis Chamber of Commerce. Conclusion: Based upon the findings, a motion was duly made and seconded that the relief requested be granted with the following conditions and restrictions: 1. The sign area of the free standing sign shall not exceed 96 sq.ft. 2 . That the sign area will be 12 feet horizontal by 8 feet vertical and mounted on two supports within a planter area, the top of the sign being no more than 12 feet above ground. ti 3 . All other free standing signs related to the office structure and the uses located therein shall be removed at the time the single free standing sign is erected. Order: Appeal No 1994-45 is granted with conditions. This variance must be recorded at the Registry of Deeds and the petitioner has one year in which to exercise the Variance. Any person aggrieved by this decision may appeal to the Barnstable Superior Court pursuant to MGL Chapter 40A, Section 17, by bringing an action within twenty (20) days after this decision has been filed in the office of the Town Clerk. Ron S. Jansson, Acting Chairman Date Signed I Linda Leppanen, Clerk of the Town of Barnstable, Barnstable County, Massachusetts, hereby certify that twenty (20) days have elapsed since the Zoning Board of Appeals filed this decision and that no appeal of the decision has been filed in the office of the Town Clerk. Signed and sealed this day of 19 under the pains and penalties of perjury. Linda Leppanen, Town Clerk Copies: Applicant Property Owner Building Commissioner Zoning Board of Appeals Files UUUUUUUUUUUUUUE U w a s F o e' �3 Town of Barnstable Growth Management Department-Ruth J.Weil,Director �C oFIKE mil,, 367 Main Street,Hyannis,Massachusetts 02601 BARNgrABM = Regulatory Review Services—Site Plan Review 639 .�� 200 Main Street,Hyannis,Massachusetts 02601 RFD MPS Phone(508)862-4785 Fax(508)862-4725 April 30, 2007 SP Properties, LLC C/O Patrick M.Butler, Esq. Nutter,McClennen&Fish,LLP f P. O. Box 1630 `�Cj�_ oC.,, Hyannis,MA 02601 �J Reference: Site Plan Review—027-06 -Shallow Pond Professional,LLC 1411 Soute 132,Hyannis,MA-Map 253,Parcels 014-XOI &014-X02 Proposal: Demolishing existing structures and reconstructing a two-story office building,together with improved access/egress and storm water management, decreased septic flows and water consumption, landscaping and other site and infrastructure improvements. Dear Attorney Butler: The Site Plan Review Committee reviewed the above proposal at the informal Site Plan Review meeting and it was referred to the Cape Cod Commission as a Change of Use pursuant to Section 4(b). Subsequent to the Cape Cod Commission's decision, the project was reviewed at the formal Site Plan Review meeting of February 8,2007 and approved subject to the following conditions which are incorporated,in part, from the Cape Cod Commission DRI Decision as a condition of that decision: • All construction shall be in compliance with the approved Site Construction Plans entitled, "Shallow Pond Center Redevelopment Project,Proposed Office Building",prepared for Shallow Pond Professional, LLC, Sheets C 1 through C15,Prepared by Baxter Nye Engineering& Surveying,Hyannis, dated May 31, 06 with various revisions per SPR and CCC comments,with a final revision date of January 24, 2007. • All conditions set forth in the final Cape Cod Commission DRI decision dated April 2,2007 which incorporates Town of Barnstable conditions will be complied with. • Use of pesticide and fertilizer within the 100-foot wetland buffer is prohibited. • Applicant must monitor and manage invasive species within the pond shore buffer area for the next five years, to ensure improvement of con'itIa�iis� where-invasive species may threaten rare species. • Applicant must certify adequate sight k;e dista ceg t©tl?e'jdbve6vay location by a letter signed and sealed by a registered Massachusetts Professional Engineer once the driveway is substantially completed,but before the b%llding is occupied' ,. • Drive-through facilities,retail,medial or dental offices are prohibited. • The following language must be placed into any lease agreement for the site in order to project the groundwater and adjacent pond and to control hazardous materials and waste on site: "To protect the public drinking water supply from potentially hazardous materials associated with specific land uses, the following uses are prohibited on the site: landfills, open dumps;junkyards; automobile graveyards; underground fuel storage tanks; storage for resale of heating fuels(e.g., gas, oil,coal and kerosene); metal plating, finishing or polishing; boat, motor vehicle and aircraft cleaning, servicing or repair; dry-cleaning processing establishments; storage, use,treatment, generation or disposal of hazardous materials or hazardous wastes except in a household quantity, or for emergency power or heating of a structure. Also prohibited on the site, is any use that involves as a principal activity the use, generation, storage,treatment, transportation or disposal of one or more hazardous materials or hazardous waste." In addition to the incorporation of the above language, during construction, steps will need to be taken during construction to protect the groundwater and adjacent pond from releases resulting from construction equipment fueling or maintenance. • Compliance with all Barnstable Board of Health and Barnstable Conservation Commission decisions,rules and regulations is required. • Applicant must obtain all other applicable permits,licenses and approvals required. • Upon completion of all work, a registered engineer or land surveyor shall submit a letter of certification,made upon knowledge and belief in accordance with professional standards that all work has been done in substantial compliance with the approved site plan(Zoning Section 240- 104 (G). This document shall be submitted prior to the issuance of the final certificate of occupancy. If you have any questions or require further assistance,my direct telephone number is 508-862-4679. Sincerely, Ellen M. Swiniarski Site Plan Review Coordinator CC: SPR File_ Tom Perry,Building Commissioner I Barnstable Conservation Commission Barnstable Board of Health i OF, B CAPE COD COMMISSION 9 '0 _ 3225 MAIN STREET * * P.O. BOX 226 BARNSTABLE, MA 02630 -YssACS��`S (508)362-3828 H13FAX(508)362-3136 E-mail:frontdesk@capecodcommission.org Date: April 2, 2007 To: Mr. Patrick M. Butler, Esq. Nutter, McClennen & Fish, LLP P.O. Box 1630 Hyannis, MA 02601 From: Cape Cod Commission Re: Limited DRI Determination for Change of Use DRI Enabling Regulations, Sections 3 and 4 Project Applicant: Shallow Pond Professional. LLC 683 C Main Street Osterville, MA 02655 Property Owner: S.P. Properties,LLC 1330 Phinney's Lane Hyannis, MA 02601 Project: Office Building Redevelopment Project Shallow Pond Center 1471 Route 132 Hyannis, Massachusetts Project#: CU06018 Book/Page#: 20379/11 Map/Parcel: 253/14-XO1 & 14-XO2 Lot/Plan: 539/24 DECISION OF THE CAPE COD COMMISSION Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 1 of 15 i�Ml SUMMARY The Cape Cod Commission (Commission), through its Regulatory Committee, hereby determines that the redevelopment of the property located at 1471 Iyannough Road (Route 132), Hyannis, MA, from the existing Rainbow Inn motel to a 17,338 square foot office building qualifies as a change of use pursuant to the Section 3(f)(i)thresholds under the criteria established under Section 4(b) of Chapter A, Enabling Regulations Governing Review of Developments of Regional Impact, Barnstable County Ordinance 90-12, as amended(DRI Enabling Regulations), and may proceed without Development of Regional Impact (DRI) review. This decision is rendered pursuant to a vote of the Regulatory Committee on January 8., 2007. PROJECT DESCRIPTION The project site is a 1.8 acre parcel, located at 1471 Iyannough Road (Route 132), Hyannis, MA, bounded on the south side by Shallow Pond, on the north by an abutting parcel whose frontage is on Route 132, on the east by Old Strawberry Hill Road and an existing condominium complex, and on the west by a mixed-use(commercial/office) building. The project site is located in a Regional Commercial Activity Center as designated in the 1998 Barnstable Local Comprehensive Plan. The parcel is split between three local zoning districts—business, highway business and residential zones. The project proposes to demolish the existing Rainbow Inn motel, an approximately 16,065 Square foot (SF), 46-room motel with manager's office space. An existing pool will also be removed. The site will be redeveloped with a 17,338 SF,two-story professional office building with associated parking, deck area, landscaping and stormwater and wastewater infrastructure. One of two existing docks on Shallow Pond will be removed. A 4-foot wide soft path will be constructed to provide controlled foot access to the remaining dock. The proposed redevelopment will result in 5,809 SF of development area within the 100-foot wetland buffer to Shallow Pond. Roof and paved surfaces (including pervious pavers) are proposed to increase by 1,485 SF relative to existing conditions. Subsurface and surface impervious runoff and wastewater disposal systems will be located within the 300-foot buffer to Shallow Pond. No specific tenants have been proposed at this time. Currently the site has vehicle access through one driveway on lyannough Road (via the abutting parcel) and one on Old Strawberry Hill Road. The proposed office development will not have direct access to Route 132, but will access only through a new curb cut on Old Strawberry Hill Road. The existing access easement across the project site that provides a connection between commercial properties fronting on Route 132 and Old Strawberry Hill Road will be maintained. Local zoning requires 58 parking spaces and 64 will be provided, seven will be constructed of concrete pervious pavers and six satisfy a parking easement benefiting the adjoining property. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 2 of 15 1 1 PROCEDURAL HISTORY The Commission received a Limited DRI Determination for Change of Use application from Shallow Pond Professional,LLC on July 10, 2006. A duly noticed public hearing pursuant to Section 5 of the Act to consider the application was held by the Regulatory Committee of the Commission on November 13,2006, at the Cape Cod Commission.office in Barnstable,MA. The public hearing was continued to December 11, 2006, and then to January 8, 2007. The public hearing and record were closed on 1/8/07, after which the Regulatory Committee voted unanimously (with two members abstaining)that the project not be subject to mandatory DRI review in any Regional Policy Plan(RPP)issue area, and therefore be returned to local review. In addition to the list of materials submitted for the record(see Table 1 below)the application and notices of public hearings relative thereto, Commission staff's notes and correspondence,the minutes of public meetings and hearings, and all other written submissions received in the course of the proceedings are hereby incorporated into the record by reference. TAB � � lVfat�Yials Brttdf� >lh _ . Materials From the Applicant Date Submitted Application for a Limited DRI Determination 7/10/06 Letter from L. Cox to S.Justus forwarding Traffic Analysis by Rizzo 7/24/07 Associates dated 7/20/06 Letter from L. Cox to S. Justus forwarding MHC letter 7/26/06 Certificate of Inspection from Town of Barnstable 8/2/06 Disturbance area calculations and summary 8/2/06 lPlans and drainage/stormwater information from Baxter Nye 10/3/06 Engineering Revised site plans from Baxter Nye Engineering 10/5/06 Architectural plans forwarded by L. Cox 10/26/06 Supplemental application materials via letter from L. Cox 10/12/06 Cover memo from L. Cox 11/1/06 Email from M. Eddy to S. Justus re: landscape plan revisions 11/2/06 Handouts to Regulatory Committee'members by P. Butler 11/13/06 Revised Landscape Plan (color version) 11/13/06 Email from M. Ball to H. McElroy re:NHESP 11/21/06 Revised Site Plans 11/27/06 Memo from L. Cox to S. Justus re: responses to NHESP 11/27/06 Revised site plans and buffer area calculations from Baxter Nye 11/28/06 Engineering Handouts from P. Butler to Regulatory Committee members 12/11/06 Revised Stormwater Management Report 12/27/06 Memo from L. Cox to S. Justus re: revised plans 12/27/06 Handout from P. Butler to Regulatory Committee members 1/8/07 Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 3 of 15 f rM-ateiriialsifirom.Commission Sta J Date Submitted Memo.to L. Cox from S. Justus .8/2/06 E-mail to L. Cox from S. Justus 10/12/07 Staff Report 11/6/06 Memo to Regulatory Committee members from S. sustus 12/5/06 Memo tQ Regulatory Committee members from S. Justus 1/3/07 Memo to Regulatory Committee members from S. Kodeff 1/7/07 Materials from Town of Barnstable Date Received Comment letter to Regulatory Committee from R. Weil,Barnstable 1/8/07 Growth Management Department Materials rom Others Date Received Letter from Division of Fisheries& Wildlife to Shallow Pond 11/15/06 Professional, LLC Comment letter from Thomas Rugo to Commission staff 12/8/06 TESTIMONY The Public Hearing was opened on November 13, 2006 and was then continued to December 11, 2007 and then to January 8, 2007. On January 8, 2007 the public hearing and the record were closed. Minutes of these meeting have been reviewed and approved by the Regulatory Committee and are hereby incorporated as testimony of this Decision. The following is a summary of that testimony: November 13, 2006 Commission staff summarized the Staff Report dated November 6,2006, discussed the change of use review standards, and identified six issue areas of concern that the staff focused its review of impacts on, including water resources, wetland and plant habitat,transportation, economic development,hazardous materials, and community character. The applicants commented with respect to the Natural Heritage and Endangered Species Program(NHESP) filing,transportation impacts and the economic impacts of the project. Representing the town of Barnstable, Ms. Patty Daley said the primary concern of Barnstable's Growth Management Department was project traffic and questioned whether consideration was given to using an innovative alternative wastewater system. She noted the project was an economic positive for Barnstable. She also commented that wetland buffer disturbance should be minimized. Hyannis Deputy Fire Chief Melanson noted the departments concerns with the existing motel and that it was a public safety hazard. Ms. Marie Gaziano,an abutter, said she thought the landscaping was an improvement, and was in support of the project. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 4 of 15 d Discussion followed about the amount of impervious surface and the need for a final written determination from the NHESP. Commission staff asked to discuss potential alternative site configurations to reduce wetland buffer intrusions. Mr. Butler said that certain site plan changes could put parking and the septic system to the rear of the building,thereby exacerbating the wetland buffer situation. Mr. Platt indicated that a more modest redevelopment proposal better fit the site. Committee members discussed how far the project could reasonably deviate from the Regional Policy Plan. Discussion followed about the Change of Use regulation. December 11, 2006 Ms. Justus discussed the regulations relating to the Limited DRI Determination scoping process and indicated that the regulation gives the Committee the discretion to decide what issue areas need to be reviewed. Ms. Wielgus discussed the review standard and stated that it was within the Committee's discretion to determine the issue areas for further Commission review. Commission technical staff described the focus of concern for water resources, which was management of stormwater. They also relayed that the NHESP had submitted comments on the project, which indicated they were not concerned about impacts to rare species, and discussed that staff s concerns were related to impacts to the 100-foot wetland buffer. Mr. Butler noted the Barnstable Conservation Commission does make a distinction between the 50-and 100-foot wetland buffers. He expressed his interpretation of the change of use standard and described how he believed the proposed project met the regulatory test and should be given no review. Ms. Daley said the Barnstable Growth Management Department was generally in support of the . proposed project from the perspective of improvements to the septic system, and as compared to the existing dilapidated motel. Mr. Hogan said he was inclined to recommend a limited DRI review for the water resources and natural resources issues. Ms. Kadar said it was important to encourage redevelopment but noted the deviations from the RPP and its Minimum Performance Standards. Mr. Richardson said he saw the project as improving a problem area in Hyannis, and as a positive step. He said he also recognized the important environmental issues. Mr. Platt said he felt the proposed project represented a lost opportunity and that the proposed building was too big for the site. Mr. Richardson said the economic viability of the project should also be a consideration. Ms. Taylor asked if the applicant could move the building, reduce it, or reconfigure it such that it would be outside of the 50-foot wetland buffer. Ms. Taylor said she was inclined to favor referring the project for additional natural resources and water resources review by the Commission. The Regulatory Committee members agreed to ask the applicant to provide a revised design that handled 100% of the stormwater on site, so that none of it would reach the pond, and move the building out of the 50-foot wetland buffer. January 8, 2007 The applicant had complied with the Committees' request for them to move the building out of the 50-foot wetland buffer, and to address stormwater runoff. Ms. Justus noted that to Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 5 of 15 accomplish this the revised elevations of the building went backwards with respect to the project's community character impacts, particularly in regards to the mass of the building. Mr. Butler and Mr. Raber explained why, from the applicants perspective, this was not necessarily the case and concluded that overall the proposed project was substantially better than the existing motel building. Mr. Richardson noted the neighbors saw the proposed project as an improvement and suggested the matter of the roofline and massing was not significant enough to warrant further Commission review. Ms. Kadar said she understood the staff s position and while this was not the best possible development, it was an improvement. Mr. Platt said the Change of Use language in the Commission's regulations was weak and that the project was too large for the site. Mr. Hogan agreed with Mr. Platt's comments and said the standard with respect to Change of Use was such that nearly anything would be better than the old motel. He said the Committee should discuss the standard for Change of Use at another time. The Committee voted to approve the Rainbow Motel/Shallow Pond Center as a Change of Use that did not require further Cape Cod Commission review. JURISDICTION The proposed project qualifies as a DRI under Section 3(f)(i) of the DRI Enabling Regulations as a change of use with a gross floor area greater than 10,000 square feet. Pursuant to Section 4(a) of the DRI Enabling Regulations, the Chief Regulatory Officer determined that the project constitutes a Change of Use. Further, as provided in Section 4(a)(iii),the applicant then applied for a Limited DRI Determination in accordance with Section 4(b), which requires the Regulatory Committee to determine the scope of the'DRI review required. FINDINGS The Commission, through the Regulatory Committee,has considered the application of Shallow Pond Professional. LLC for the proposed change of use project at 1471 Iyannough Road(Route 132), Hyannis, MA, and based on consideration of such application and upon the information presented at the public hearings and submitted for the record, makes the following findings pursuant to Sections 3 and 4 of the DRI Enabling Regulations: General Findings: F-G1. The project that is the subject of this Decision is as follows: The project site is a 1.8 acre parcel, located at 1471 Iyannough Road (Route 132), Hyannis, MA, bounded on the south side by Shallow Pond, on the north by an abutting parcel whose frontage is on Route 132, on the east by Old Strawberry Hill Road and an existing condominium complex, and on the west by a mixed-use (commercial/office) building. The project site is located in a Regional Commercial Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 6 of 15 Activity Center as designated in the 1998 Barnstable Local Comprehensive Plan. The parcel is split between three local zoning districts—business,highway business and residential zones. The project proposes to demolish the existing Rainbow Inn motel, an approximately 16,065 Square foot (SF), 46-room motel with manager's office space. An existing pool will also be removed. The site will be redeveloped with a 17,338 SF,two-story professional office building with associated parking, deck area, landscaping and stormwater and wastewater infrastructure. One of two existing docks on Shallow Pond will be removed. A 4-foot wide soft path will be constructed to provide controlled foot access to the remaining dock. The proposed redevelopment will result in 5,809 SF of development area within the 100-foot wetland buffer to Shallow Pond. Roof and paved surfaces (including pervious pavers) are proposed to increase by 1,485 SF relative to existing conditions. Subsurface and surface impervious runoff and wastewater disposal systems will be located within the 300-foot buffer to Shallow Pond. No specific tenants have been proposed at this time. Currently the site has vehicle access through one driveway on Iyannough Road (via the abutting parcel) and one on Old Strawberry Hill Road. The proposed office development will not have direct access to Route 132, but will access only through a new curb cut on Old Strawberry Hill Road. The existing access easement across the project site that provides a connection between commercial properties fronting on Route 132 and Old Strawberry Hill Road will be maintained. Local zoning requires 58 parking spaces and 64 will be provided, seven will be constructed of concrete pervious pavers and six satisfy a parking easement benefiting the adjoining property. F-G2. In accordance with Section 4(b)(vi) of the DRI Enabling Regulations, the Regulatory Committee reviewed the proposed change of use to determine the scope of the project review,which may be limited to those RPP issue areas where the impacts are more detrimental (quantitatively and/or qualitatively)than the immediate prior use. The Regulatory Committee did consider whether the project's impacts involve deviation from the minimum performance standards (MPS) of the RPP in determining the scope of DRI review. The Committee, in making its determination, considered the resources protected by the Act and the RPP. The Regulatory Committee finds that the project does not present nor will it result in impacts that are more detrimental than the immediately prior use in any RPP issue areas. F-G3. The proposed project is to be constructed according to the following plans: ■ Site Construction Plans, Shallow Pond Center Redevelopment Project Proposed Office Building, prepared by Baxter Nye Engineering & Surveying as revised 12/20/06 and dated as received by the Commission on 12/27/06, sheets C-I —C- 15. ■ Floor plans, roof plan and exterior elevations for the Proposed Shallow Pond Center, prepared by Brown Lindquist Fenuccio &Raber Architects, Inc., dated Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-9CU06018 April 2,2007 Page 7 of 15 12/18/06 and dated as received by the Commission on 12/27/06, sheets Al.1, A 1.2, A 1.3, A2.1 and A2.2. F-G4. Findings F-WR4, F-NR2, F-T4, F-T6, and F- HM3 below indicate that the Commission is relying on the Town of Barnstable's local review process through both Site Plan Review conditions and the Conservation Commission's Order of Conditions to ensure that certain components of this proposed project are executed according to the application reviewed for this Decision. Water Resources Findings: F-WRL The project is located in a water quality impaired area, a wellhead protection area that supplies drinking water to Barnstable Village, a marine water recharge area that discharges to Barnstable Harbor, and a freshwater recharge area that drains to Shallow Pond. Each of these areas is defined in the water resource section of the RPP. Impaired areas that are also in sensitive water resource areas are further classified as water quality improvement areas in accordance with.MPS 2.1.1.2.E. Water quality improvement is a major goal in water quality improvement areas. F-WR2. Certain project characteristics enable the project to result in less detrimental impacts to water resource than impacts of the prior use (including a significant reduction in nitrogen loading to groundwater) including: • The proposed reduction in Title-5 wastewater flows from 5,060 gallons per day (gpd)to 1,300 gpd; • The proposed elimination of septic system components within the 100-foot wetland buffer adjacent to Shallow Pond; and • The proposed improvement in the management of stormwater, including use of biofiltration and stormwater infiltration that eliminates overland flow of stormwater runoff to Shallow Pond from roof and paved surfaces for storms not exceeding the 25-year event. F-WR3. The Commission further finds, as required by Section 4(b)(vi) of the Commission's Enabling Regulations,that the project deviates from MPS 2.1.1.2.13.1, which states no subsurface disposal systems shall be permitted within 300 feet of maximum high water of freshwater ponds. The proposed standard Title-5 septic disposal system is located within 200 feet from Shallow Pond and a proposed stormwater infiltration basin is located within 100 feet of Shallow Pond. This deviatio n from the minimum performance st andards does not preclude the projects ability 1 p p p �e is ab 1 ty to result in less detrimental impacts to water resources as noted in Finding F-WR2 than the immediate prior use. F-WR4. A November 27, 2006 memorandum from the applicant and a hand-out submitted to the Regulatory Committee on December 11, 2006 commits the applicant to a program that precludes the use of pesticides and fertilizers within the 100-foot wetland buffer. This prohibition on pesticide and fertilizer use within the 100-foot wetland Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 8 of 15 buffer is incorporated as a special condition of the Barnstable Conservation Commission's Order of Conditions. Natural Resources Findings: F-NRL The Natural Heritage and Endangered Species Program has provided written comments that the.project will not have adverse impacts on rare species or their habitats based on proposed site changes that will include a single footpath access to the pond shore and to a single existing dock. Proposed revegetation of the pond shore buffer area may also reduce impacts to rare species habitat by limiting pond shore access. Consequently,the Commission finds that impacts from the proposed development are not more detrimental with regard to rare species habitat than the immediate prior use. F- NR2. The applicant has proposed to monitor and manage invasive species within the pond shore buffer area for the next five years, which is an improvement over existing conditions where invasive species may threaten rare species. This proposal is required through a special condition of the Barnstable Conservation Commission's Order of Conditions. F-NR3. Through revisions to building and parking location,the applicant has demonstrated that the proposed development will have no greater impacts to the 100-foot wetland buffer area than exist presently on the site. In addition,the proposed building will be located outside of the 50-foot wetland buffer area, an improvement over existing conditions where a portion of the building is presently located within the 50-foot wetland buffer. Maintaining a 50-foot undisturbed wetland buffer is consistent with the Town of Barnstable's wetland regulations. Transportation Findings: F-T1. A letter from the applicant's consultant dated July 20, 2006 addressing the project's trip generation has been received and reviewed by the Commission staff. The applicant's transportation engineer states the following change in trip generation for the change of use: Use Daily Trips AM Peak Hour of PM Peak Hour of Street Traffic Street Traffic Motel 259 21 22 Office 191 27 26 NET -68 6 4 The analysis is based on the Institute of Transportation Engineer's(ITE) Trip Generation manual. Commission staff reviewed the ITE manual information and the applicant's analysis agrees with the average trip generation information in the manual. However, the manual also provides formulas for calculating trip generation Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 9 of 15 V and additional peak hour of trip generator information. The DRI transportation technical bulletin requires use of these formulas where appropriate. Based on these established Commission procedures, Commission staff calculated the following trip generation changes for the development: Use Daily Trips AM Peak Hour of Trip PM Peak Hour of Generator Trip Generator Motel 279 .26 35 Office 346 27 26 NET 67 1 -9 Consequently, the change of use will likely have very little, if any, effect on peak hour traffic. F-T2. Currently, the motel has access on Old Strawberry Hill Road and on Route 132 through an existing business in front of the site. While the business on Route 132 will remain, the new office building will not have direct access to Route 132. Instead, it will have a single driveway on Old Strawberry Hill Road. Consequently, a decrease in traffic at the Route 132 driveway can be expected and is found to be a benefit of the redevelopment. It should also be noted that Route 132 is scheduled to be widened to four lanes with a median that will partially restrict access at the Route 132 driveway. Access from Old Strawberry Hill Road will provide full access to the development even with the Route 132 expansion completed. Also, due to the access reconfiguration, the project complies with the RPP standard requiring use of secondary road access wherever available and appropriate. The new driveway for the development will be located as far as possible from the Old Strawberry Hill Road and Route 132 intersection. However, the existing driveway on Old Strawberry Hill Road, which is closer to the intersection, will remain due to an access easement owned by the property owners of the business in front of the redevelopment site. Other properties to the west of the development property can also .be accessed through this easement and the easement will be usable after the redevelopment. Only limited information is available to estimate a level of service for the proposed office driveway. However, based on estimated trip generation from the office and from counts at the Route 132 and Old Strawberry Hill Road intersection, the driveway should operate at Level of Service C or better, which is considered acceptable, and which is not more detrimental than the immediate prior use. F-T3. No crash history for the current development driveways could be found in a brief review of the state crash database. The intersection of Route 132 and Old Strawberry Hill Road experiences about two crashes per year on average. This is below the level that requires further review under the.RPP. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU0601.8 April 2,2007 Page 10 of 15 In compliance with RPP standards, the site utilities will be placed underground. F-T4. The RPP requires stopping sight distances to development driveways be sufficient to meet the requirements of the American Association of State Highway Transportation Officials (AASTHO). Commission staff conducted a preliminary review of the sight distances to the proposed driveway. From the north, it is about 180 feet from Route 132 to the approximate driveway location. -Drivers turning onto Old Strawberry Hill Road have clear vision to the driveway location. This sight line is sufficient to 25 mph. Traffic turning onto Old Strawberry Hill Road will likely be traveling 25 mph or slower, and thus the sight line from Route 132 should be sufficient. The actual sight distance may be decreased in the future when Route 132 is widened to four lanes. From the south, about 330 feet of sight distance to the driveway exists. A downward slope, curve, and heavy vegetation prevent a longer sight distance. The sight distance is sufficient to 40 mph,which is higher than most vehicles appear to travel on Old Strawberry Hill Road. Thus,this sight line should be sufficient. The applicant should be required to have the sight lines to the driveway certified in a letter signed and sealed by a registered Massachusetts Professional Engineer once the driveway is substantially completed but before the building is occupied. The applicant has agreed to meet this provision as a condition of Barnstable's Site Plan Review to ensure compliance with this finding. F-T5. The RPP limits parking to the amount required by town zoning or a higher number if justified in an objective study. The site layout shows 64 spaces. The town requirement is 58 spaces. A review of data in the ITE Parking Generation manual shows 70 spaces would likely be occupied at the parking peak. Consequently,the 64 spaces can be justified. F-T6. The project is slated for professional office use only, the Cape Cod Commission is cautious of the trip generation that may result from conversion to retail, medical or dental offices. The applicant has agreed to prohibit drive-through facilities, retail, medical or dental offices. To ensure this prohibition, the Town of Barnstable has prohibited these uses through a condition of Barnstable's Site Plan Review process. Economic Development Findings: F-ED1. MPS 3.3.1 requires applicants to provide economic data from which the Commission may determine the economic impacts of the proposed project. Given that this is a change of use proposal, the applicant has generally complied with this standard and the information supplied is outlined in the following economic development findings. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 11 of 15 F-ED2. The proposed project is located within a certified Growth Center (the 1998 Barnstable LCP designates this project area as within the Route 132 Regional Commercial Center). MPS 3.2.1 specifies the incentives to be provided to this project since it is located in a certified growth center and no further justification for its location is required under MPS 3.2.2. F-ED3. This project will add 17,338 square feet of professional office space to the market. The applicant characterizes this new space as "high end" and to be a commodity in limited supply in the region. The applicant did not provide written information in support of this statement and a brief review of the current commercial real estate available was inconclusive. Without further information, the Commission considers the impact to the regions' real estate market neutral. F-ED4. Generally,the types of employment planned as a result of this redevelopment will require higher skill levels and therefore provide higher salaries than those associated with the immediate prior use as a motel. According to the applicant, this project will provide office space to an existing employer in the Town of Barnstable. Thus, this project will not directly increase regional employment. The project may slightly alter the employment mix by creating more office space while reducing motel space, but without information on the current use and on the re-use of the space to be vacated by the expected tenant,this is speculative only. The Commission therefore considers the long-term impact on employment diversity (RPP Goal 3.3) to be neutral. F-ED5. _ As shown by the applicant,this project will increase the assessed value of the property, thus resulting in higher property tax revenues for the town(see chart below). This project will result in the loss of future room tax revenue to the town and region, as the property will be shifted from a motel use to office (see chart below). . Revenue Sources Current use Proposed Use Estimated Net . st. Change Property tax(2005) $1,008,700 2,908;103 1,899,403 Rooms Tax 2004 Not provided $0 The Commission is unable to calculate the net fiscal impact (revenues generated minus public services required) for the proposed use versus the current use with the information provided. Without further documentation, the Commission finds that the net fiscal impact of the project is unknown. F-ED6. The Commission finds that changing the use of this site from motel to office has the potential to create the types of jobs encouraged in the RPP, although the project proposed will involve some shifting of existing jobs (as explained above in F-ED4). The Commission also finds that while the site is located in a certified growth center, the change acts overall to perpetuate auto dependent sprawl and detracts from rather than revitalizes town centers, which in this case is the Hyannis Growth Incentive Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 12 of 15 , Zone. This finding reflects the concern expressed in the Barnstable LCP that "Originally developed piecemeal, this area [the Route 132 Regional Commercial Center] has initiated disinvestment in Main Street, Hyannis" (pg. 1-54, 1998 Barnstable LCP). Hazardous Materials/Waste Findings: F-HM1. The project site is located in an existing Wellhead Protection Area as mapped for the 2002 Regional Policy Plan. Information from the applicant's attorney (July 2006) on hazardous materials,particularly from the swimming pool, indicates that approximately 100 gallons of liquid chlorine pool shock, 40 gallons of muriatic acid and 6 quarts of algaecide are attributable to the project site. In terms of hazardous materials or wastes brought to the site as a result of the proposed project,the new septic system will be a standard Title 5, and will not require chemicals to function. F- HM2. In order to protect the groundwater and adjacent pond, the applicant has agreed to place the following language into any lease used for the site in order to control hazardous materials and waste on site: "To protect the public drinking water supply from potentially hazardous materials associated with specific land uses,the following uses are prohibited on the site: landfills, open dumps;junkyards; automobile graveyards; underground fuel storage tanks; storage for resale of heating fuels (e.g., gas, oil, coal and kerosene); metal plating, finishing or polishing; boat, motor vehicle and aircraft cleaning, servicing or repair; dry-cleaning processing establishments; storage, use,treatment, generation or disposal of hazardous materials or hazardous wastes except in a household quantity, or for emergency power or heating of a structure. Also prohibited on the site is any use that involves as a principal activity the use, generation, storage,treatment, transportation or disposal of one or more hazardous materials or hazardous waste." In addition to the incorporation of such language, the applicant will need to take steps during construction to protect the groundwater and adjacent pond from releases resulting from construction equipment fueling or maintenance. F-HM3. Based on the RPP definition of a hazardous material, the application shows that the proposed office building would have less hazardous material than the existing motel. Therefore, the proposed project is not likely to pose impacts that are more detrimental than the immediate prior use in the area of hazardous materials and waste management. This finding, however, is made without knowing what the building's final tenants will be. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 13 of 15 Community Character Findings: F-M. MPS 6.2.7 requires parking to be located to the side or rear of a building in order to promote traditional village design in commercial areas, unless such location would have an adverse or detrimental impact on environmental or visual features on the site, or is infeasible. The project site is located in the B Business and HB Highway Business Districts. The zoning for these districts requires a minimum 100-foot front building setback. The existing motel is located approximately 40 feet from Route 132, with parking located to the side of the building. Parking for the proposed office. building is located in front with the building set back over 210 feet from the zoning district boundary. This location is inconsistent with MPS 6.2.7. An alternative site design would result in parking spaces and/or wastewater and stormwater disposal systems in closer proximity to Shallow Pond, resulting in an adverse or detrimental impact on environmental features on the site. F-CC2. MPS 6.2.8 requires that redevelopment of existing strip development provide adequate buffers between parking areas and the street, and significant improvement to interior parking-lot landscaping, as well as faVade improvements and frontage buildings, as necessary, to improve the visual character of the site. The proposed project will improve the existing site design with the provision of a landscape island within the parking area and vegetated buffers along the side and front property lines. A 4-foot high earthen berm is also proposed along a portion of the front buffer area to Route 132. The applicant has incorporated bio-retention into several of the perimeter buffer areas and within the center landscaped island. Plant materials are generally adaptable to the site and conditions found within these bio-retention areas. F-CC3. The proposed office building is a two-story structure that incorporates traditional Cape materials and roof forms that are generally consistent with the architectural standards of the RPP and the Commission design guidelines. The building footprint is under 10,000 square feet, and the proposed arrangement of the cross gables and the use of different siding materials provides variation in the fagade. F-CC4. The massing of the proposed structure, while larger than the existing buildings on site, will be partially screened from view by an existing small frontage building on an adjacent parcel and by the proposed on-site landscaping. F-M. Proposed exterior lighting consists of 8 pole-mount "shoebox" style parking lot lights, 8 "lantern" style wall-mount fixtures, and 7 recessed fixtures. These proposed lights meet standards 2.1 to 2.4 of the Cape Cod Commission's exterior lighting Technical Bulletin 95-001 (as revised). However, the new pole-mounted lights will be on 30- foot poles with a 2-foot base, for a finished height of 32 feet, which is in excess of the 20-foot height set by Technical Bulletin standard 2.5. It is not possible to determine if the all the lights selected will conform to the Technical Bulletin's 8.0 foot-candle maximum.Based on this, it is not possible to definitively determine if the project's Limited DR] Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 14 of 15 exterior lighting will have an overall positive or negative impact on community character. F-CC6. The applicant has not yet proposed freestanding or building signage,however has stated that when designed it shall comply with MPS 6.2.11,which prohibits internally lit or flashing signs. CONCLUSION Based on the findings above, the.Commission hereby determines that the proposed change of use at 1471 Iyannough Road (Route 132), Hyannis, MA is not subject to mandatory review as a Development of Regional Impact(DRI) in any Regional Policy Plan issue area in accordance with Sections 3 & 4 of the DRI Enabling Regulations because the impacts of the proposed project are not more detrimental than those of the immediate prior use. Prior to the issuance of a Certificate of Occupancy from the Town of Barnstable,the Applicant must receive a Certificate of Compliance from the Cape Cod Commission. This provision is necessary to ensure that the project for which the Applicant received a Limited DRI Determination Decision(of no mandatory review required)was constructed according to the proposed plans referenced herein in Finding F-G3 and is consistent with all Findings of this Decision. The Applicant shall provide a minimum of fifteen(15) business days notice of the intent to seek a Certificate of Compliance from the Commission. The Commission hereby approves the application of Shallow Pond Professional, LLC for the proposed change of use redevelopment project to proceed without mandatory DRI review. This decision is rendered pursuant to a vote of the Cape Cod Commission Regulatory Committee on January 8, 2007. <!��—TZSX a Date hairman o e Regulatory Committee COMMONWEALTH OF MASSACHUSETTS Barnstable,ss y S 12007 Before me,the undersigned notary public,personally appeared Mr.Jay Zavala, in his capacity as Vice Chairman of the Regulatory Committee,whose name is signed on the preceding document,and such person acknowledged to me that he signed such document voluntarily for its stated purpose. The identity of such person was proved to me through satisfactory evidence of identification,which was U photographic identification wi signature issued by a federal or state governmental agency, U oat ffirmation a credible witness,or personal knowledge of the undersigned. My Commission Expires: Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU0601 OFFICIAL SEAL April 2,2007 NOTARYDORR PU UCN MASS. FOX Page 15 of 15 BARNSTABLE COUNTY u nr 10NMY Comm. Expires April 11, 2008 I r , CAPE COD COMMISSION `� nn o v//�� o 3225 MAIN STREET Sp 1 r� .. r 'v - tT' P.O. BOX 226 BARNSTABLE, MA 02630 9ssACHUStiS .(508)362-3828 FAX(508)362-3136 E-mail:frontdesk@capecodcommission.org TO: Town of Barnstable Town Clerk, Building Inspector, Conservation Commission,Board of Appeals, Town Planner, Planning Board, Board of Health, DRI Liaison, and Chief of Police FROM: Gail P. Hanley, Clerk of the Commission SUBJECT: Shallow Pond Center/Office Building Redevelopment Project Change of Use Decision DATE: April 6, 2007 Enclosed please find a copy of the Shallow Pond Center/Office Building Redevelopment Project Change of Use Decision which was signed by the Regulatory Committee on April 5,2007. Should you have any questions, please do not hesitate to contact our office. ; t�r LEA of.BA CAPE COD COMMISSION O 3225 MAIN STREET I v P.O. BOX 226 BARNSTABLE, MA 02630 �sSACHUCSS (508)362-3828 FAX(508)362-3136 E-mail:frontdesk@capecodcommission.org Date: April 2, 2007 To: Mr. Patrick M. Butler, Esq. Nutter, McClennen& Fish, LLP P.O. Box 1630 Hyannis, MA 02601 From: Cape Cod Commission Re: Limited DRI Determination for Change of Use DRI.Enabling Regulations, Sections 3 and 4 Project Applicant: Shallow Pond Professional. LLC 683 C Main Street Osterville, MA 02655 Property Owner: S.P. Properties, LLC 1330 Phinney's Lane Hyannis, MA 02601 Project: Office Building Redevelopment Project Shallow Pond Center 1471 Route 132 Hyannis, Massachusetts Project#: CU06018 Book/Page #: 20379/11 Map/Parcel: 253/14-XO1 & 14-XO2 Lot/Plan: 539/24 DECISION OF THE CAPE COD COMMISSION Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page-1 of 15 La SUMMARY The Cape Cod Commission (Commission), through its Regulatory Committee, hereby determines that the redevelopment of the property located at 1471 Iyannough Road (Route 132), Hyannis, MA,,from the existing Rainbow Inn motel to a 17,338 square foot office building qualifies as a change of use pursuant to the Section 3(f)(i)thresholds under the criteria established under Section 4(b) of Chapter A, Enabling Regulations Governing Review of Developments of Regional Impact, Barnstable County Ordinance 90-12, as amended (DRI Enabling Regulations), and may proceed without Development of Regional Impact (DRI) review. This decision is rendered pursuant to a vote of the Regulatory Committee on January 8, 2007. PROJECT DESCRIPTION The project site is a 1.8 acre parcel, located at 1471 Iyannough Road (Route 132), Hyannis, MA, bounded on the south side by Shallow Pond, on the north by an abutting parcel whose frontage is on Route 132,on the east by Old Strawberry Hill Road and an existing condominium complex, and on the west by a mixed-use (commercial/office) building. The project site is located in a Regional Commercial Activity Center as designated in the 1998 Barnstable Local Comprehensive Plan. The parcel is split between three local zoning districts—business, highway business and residential zones. The project proposes to demolish the existing Rainbow Inn motel, an approximately 16,065 Square foot (SF), 46-room motel with manager's office space. An existing pool will also be removed. The site will be redeveloped with a 17,338 SF,two-story professional office building with associated parking, deck area, landscaping and stormwater and wastewater infrastructure. One of two existing docks on Shallow Pond will be removed. A 4-foot wide soft path will be constructed to provide controlled foot access to the remaining dock. The proposed redevelopment will result in 5,809 SF of development area within the 100-foot wetland buffer to Shallow Pond. Roof and paved surfaces (including pervious pavers) are proposed to increase by 1,485 SF relative to existing conditions. Subsurface and surface impervious runoff and wastewater disposal systems will be located within the 300-foot buffer to Shallow Pond.No specific tenants have been proposed at this time. Currently the site has vehicle access through one driveway on Iyannough Road (via the abutting parcel) and one on Old Strawberry Hill Road. The'proposed office development will not have direct access to Route 132, but will access only through a new curb cut on Old Strawberry Hill Road. The existing access easement across the project site that provides a connection between commercial properties fronting on Route 132 and Old Strawberry Hill Road will be maintained. Local zoning requires 58 parking spaces and 64 will be provided, seven will be constructed of concrete pervious pavers and six satisfy a parking easement benefiting the adjoining property. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 2 of 15 PROCEDURAL HISTORY The Commission received a Limited DRI Determination for Change of Use application from Shallow Pond Professional, LLC on July 10, 2006. A duly noticed public hearing pursuant to Section 5 of the Act to consider the application was held by the Regulatory Committee of the Commission on November 13, 2006, at the Cape Cod Commission.office in Barnstable, MA. The public hearing was continued to December 11, 2006, and-then to January 8, 2007. The public hearing and record were closed on 1/8/07, after which the Regulatory Committee voted unanimously (with two members abstaining)that the project not be subject to mandatory DRI review in any Regional Policy Plan(RPP) issue area, and therefore be returned to local review. In addition to the list of materials submitted for the record (see Table 1 below)the application and notices of public hearings relative thereto, Commission staff s notes and correspondence,the minutes of public meetings and hearings, and all other written submissions received in the course of the proceedings are hereby incorporated into the record by reference. TABILE 1. 1VMaterh Si bfriitted for the RI i Materials From the Applicant Date Submitted Application for a Limited DRI Determination 7/10/06 Letter from L. Cox to S. Justus forwarding Traffic Analysis by Rizzo 7/24/07 Associates dated 7/20/06 Letter from L. Cox to S. Justus forwarding MHC letter 7/26/06 Certificate of Inspection from Town of Barnstable 8/2/06 Disturbance area calculations and summary 8/2/06 Plans and drainage/stormwater information from Baxter Nye 10/3/06 Engineering Revised site plans from Baxter Nye Engineering 10/5/06 Architectural plans forwarded by L. Cox 10/26/06 Supplemental application materials via letter from L. Cox 10/12/06 Cover memo from L. Cox l l/l/06 Email from M. Eddy to S. Justus re: landscape plan revisions 11/2/06 Handouts to Regulatory Committee members by P. Butler 11/13/06 Revised Landscape Plan color version 11/13/06 Email from M. Ball to H. McElroy re: NHESP 11/21/06 Revised Site Plans 11/27/06 Memo from L. Cox to S. Justus re: responses to NHESP 11/27/06 Revised site plans and buffer area calculations from Baxter Nye 11/28/06 Engineering Handouts from P. Butler to Regulatory Committee members 12/11/06 Revised Stormwater Management Report 12/27/06 Memo from L. Cox to S. Justus re: revised plans 12/27/06 Handout from P. Butler to Regulatory Committee members 1/8/07 Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 3 of 15 f Materials rom Commission Staff Date Submitted Memo to L. Cox from S. Justus 8/2/06 E-mail to L. Cox from S. Justus 10/12/07 Staff Report 11/6/06 Memo to Regulatory Committee members from S. Justus 12/5/06 Memo to Regulatory Committee members from S. Justus 1/3/07 Memo to Regulatory Committee members from S. Korjeff 1/7/07 Materials from Town of Barnstable Date Received Comment letter to Regulatory Committee from R. Weil, Barnstable 1/8/07 Growth Management Department Materials rom Others Date Received Letter from Division of Fisheries & Wildlife to Shallow Pond 11/15/06 Professional, LLC Comment letter from Thomas Rugo to Commission staff 12/8/06 TESTIMONY The Public Hearing was opened on November 13, 2006 and was then continued to December 11, 2007 and then to January 8, 2007. On January 8, 2007 the public hearing and the record were closed. Minutes of these meeting have been reviewed and approved by the Regulatory Committee and are hereby incorporated as testimony of this Decision. The following is a summary of that testimony: November 13, 2006 Commission staff summarized the Staff Report dated November 6,2006, discussed the change of use review standards, and identified six issue areas of concern that the staff focused its review of impacts on, including water resources, wetland and plant habitat,transportation, economic development, hazardous materials, and community character. The applicants commented with respect to the Natural Heritage and Endangered Species Program(NHESP) filing, transportation impacts and the economic impacts of the project. Representing the town of Barnstable, Ms. Patty Daley said the primary concern of Barnstable's Growth Management Department was project traffic and questioned whether consideration was given to using an innovative alternative wastewater system. She noted the project was an economic positive for Barnstable. She also commented that wetland buffer disturbance should be minimized. HyannisDeputy De u Fire Chief Melanson noted the departments concerns with the existing motel and that it was a public safety hazard. Ms. Marie Gaziano,an abutter, said she thought the landscaping was an improvement, and was in support of the project. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 4 of 15 i 1 Discussion followed about the amount of impervious surface and the.need for a final written determination from the NHESP. Commission staff asked to discuss potential alternative site configurations to reduce wetland buffer intrusions. Mr. Butler said that certain site plan changes could put parking and the septic system to the rear of the building, thereby exacerbating the wetland buffer situation. Mr. Platt indicated that a more modest redevelopment proposal better fit the site. Committee members discussed how far the project could reasonably deviate from the Regional Policy Plan. Discussion followed about`the Change of Use regulation. December 11, 2006 Ms. Justus discussed the regulations relating to the Limited DRI Determination scoping process and indicated that the regulation gives the Committee the discretion to decide what issue areas need to be reviewed. Ms. Wielgus discussed the review standard and stated that it was within the Committee's discretion to determine the issue areas for further Commission review. Commission technical staff described the focus of concern for water resources, which was management of stormwater. They also relayed that the NHESP had submitted comments on the project, which indicated they were not concerned about impacts to rare species, and discussed that staff s concerns were related to impacts to the 100-foot wetland buffer. Mr. Butler noted the Barnstable Conservation Commission does make a distinction between the, 50-and 100-foot wetland buffers. He expressed his interpretation of the change of use standard and described how he believed the proposed project met the regulatory test and should be given no review. Ms. Daley said the Barnstable Growth Management Department was generally in support of the , proposed project from the perspective of improvements to the septic system, and as compared to the existing dilapidated motel. Mr. Hogan said he was inclined to recommend a limited DRI review for the water resources and natural resources issues. Ms. Kadar said it was important to encourage redevelopment but noted the deviations from the RPP and its Minimum Performance Standards. Mr. Richardson said he saw the project as improving a problem area in Hyannis, and as a positive step. He said he also recognized the important environmental issues. Mr. Platt said he felt the proposed project represented a lost opportunity and that the proposed building was too big for the site. Mr. Richardson said the economic viability of the project should also be a consideration. Ms. Taylor asked if the applicant could move the building, reduce it, or reconfigure it such that it would be outside of the 50-foot wetland buffer. Ms. Taylor said she was inclined to favor referring the project for additional natural resources and water resources review by the Commission. The Regulatory Committee members agreed to ask the applicant to provide a revised design that handled 100% of the stormwater on site, so that none of it would reach the pond, and move the building out of the 50-foot wetland buffer. January 8, 2007 ' The applicant had complied with the Committees' request for them to move the building out of the 50-foot wetland buffer, and to address stormwater runoff. Ms. Justus noted that to Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 5 of 15 i accomplish this the revised elevations of the building went backwards with respect to the project's community character impacts, particularly in regards to the mass of the building. Mr. Butler and Mr. Raber explained why, from the applicants perspective, this was not necessarily the case and concluded that overall the proposed project was substantially better than the existing motel building. Mr. Richardson noted the neighbors saw the proposed project as an improvement and suggested the matter of the roofline and massing was not significant enough to warrant further Commission review. Ms. Kadar said she understood the staffs position and while this was not the best possible development, it was an improvement. Mr. Platt said the Change of Use language in the Commission's regulations was weak and that the project was too large for the site. Mr. Hogan agreed with Mr. Platt's comments and said the standard with respect to Change of Use was such that nearly anything would be better than the old motel. He said the Committee should discuss the standard for Change of Use at another time.The Committee voted to approve the Rainbow Motel/Shallow Pond Center as a Change of Use that did not require further Cape Cod Commission review. k JURISDICTION The proposed project qualifies as a DRI under Section 3(f)(i) of the DRI Enabling Regulations as a change of use with a gross floor area greater than 10,000 square feet. Pursuant to Section 4(a) of the DRI Enabling Regulations, the Chief Regulatory Officer determined that the project constitutes a Change of Use. Further, as provided in Section 4(a)(iii),the applicant then applied for a Limited DRI Determination in accordance with Section 4(b), which requires the Regulatory Committee to determine the scope of the DRI review required. FINDINGS The Commission, through the Regulatory Committee, has considered the application of Shallow Pond Professional. LLC for the proposed change of use project at 1471 Iyannough Road (Route 132), Hyannis, MA, and based on consideration of such application and upon the information presented at the public hearings and submitted for the record, makes the following findings pursuant to Sections 3 and 4 of the DRI Enabling Regulations: General Findings: F-G1. The project that is the subject of this Decision iszs follows: The project site is a 1.8 acre parcel, located at 1471 Iyannough Road (Route 132), Hyannis,MA, bounded on the south side by Shallow Pond, on the north by an, abutting parcel whose frontage is on Route 132, on the east by Old Strawberry Hill Road and an existing condominium complex, and on the west by a mixed-use (commercial/office) building. The project site is located in a Regional Commercial Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-4CU06018 April 2,2007 Page 6 of 15 f F� Activity Center as designated in the 1998 Barnstable Local Comprehensive Plan. The parcel is split between three local zoning districts=business,highway business and residential zones. j The project proposes to demolish the existing Rainbow Inn motel, an approximately 16,065 Square foot (SF), 46=room motel with manager's office space. An existing pool will also be removed. The site will be redeveloped with a 17,338 SF, two-story professional office building with associated parking, deck area, landscaping and stormwater and wastewater infrastructure. One of two existing docks on Shallow Pond will be removed. A 4-foot wide soft path will be constructed to provide controlled foot access to the remaining dock. The proposed redevelopment will result in 5,809 SF of development area within the 100-foot wetland buffer to Shallow Pond. Roof and paved surfaces (including pervious pavers) are proposed to increase by 1,485 SF relative to.existing conditions. Subsurface and surface impervious runoff and wastewater disposal systems will be located within the 300-foot buffer to Shallow Pond. No specific tenants have been proposed at this time. Currently the site has vehicle access through one driveway on Iyannough Road (via the abutting parcel) and one on Old Strawberry Hill Road. The proposed office development will not have direct access to Route 132, but will access only through a new curb cut on Old Strawberry Hill Road. The existing access easement across the project site that provides a connection between commercial properties fronting on Route 132 and Old Strawberry Hill Road will be maintained. Local zoning requires 58 parking spaces and 64 will be provided, seven will be constructed of concrete pervious pavers and six satisfy a parking easement benefiting the adjoining property. F-G2. In accordance with Section 4(b)(vi) of the DRI Enabling Regulations,the Regulatory Committee reviewed the proposed change of use to determine the scope of the project review, which may be limited to those RPP issue areas where the impacts are more detrimental (quantitatively and/or qualitatively) than the immediate prior use. The Regulatory Committee did consider whether the project's impacts involve deviation from the minimum performance standards (MPS) of the RPP in determining the scope of DRI review. The Committee, in making its determination, considered the resources protected by the Act and the RPP. The Regulatory Committee finds that the project does not present nor will it result in impacts that are more detrimental than the immediately prior use in any RPP issue areas. F-G3.. The proposed project is to be constructed according to the following plans: ■ Site Construction Plans, Shallow Pond Center Redevelopment Project Proposed Office Building, prepared by Baxter Nye Engineering & Surveying as revised 12/20/06 and dated as received by the Commission on 12/27/06, sheets C-1 —C- 15. ■ Floor plans, roof plan and exterior elevations for the Proposed Shallow Pond Center, prepared by Brown Lindquist Fenuccio & Raber Architects, Inc., dated Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 7 of 15 12/18/06 and dated as received by the Commission on 12/27/06, sheets Al.1, A 1.2, A 1.3, A2.1 and A2.2. F-64. Findings F-WR4, F-NR2, F-T4, F-T6, and F- HM3 below indicate that the Commission is relying on the Town of Barnstable's local review process through both Site Plan Review conditions and the Conservation Commission's Order of Conditions to ensure that certain components of this proposed project are executed according to the application reviewed for this Decision. Water Resources Findings: F-WR1. The project is located in a water quality impaired area, a wellhead protection area that supplies drinking water to Barnstable Village, a marine water recharge area that discharges to Barnstable Harbor, and a freshwater recharge area that drains to Shallow Pond. Each of these areas is defined in the water resource section of the RPP. Impaired areas that are also in sensitive water resource areas are further classified as water quality improvement areas in accordance with MPS 2.1.1.2.E. Water quality improvement is a major goal in water quality improvement areas. F-WR2. Certain project characteristics enable the project to result in less detrimental impacts to water resource than impacts of the prior use (including a significant reduction in nitrogen loading to groundwater) including: The proposed reduction in.Title-5 wastewater flows from 5,060 gallons per day (gpd) to 1,300 gpd; • The proposed elimination of septic system components within the 100-foot wetland buffer adjacent to Shallow Pond; and • The proposed improvement in the management of stormwater, including use of biofiltration and stormwater infiltration that eliminates overland flow of stormwater runoff to Shallow Pond from roof and paved surfaces for storms not exceeding the 25-year event. F-WR3. The Commission further finds, as required by Section 4(b)(vi) of the Commission's Enabling Regulations, that the project deviates from MPS 2.1.1.2.13.1, which states no subsurface disposal systems shall be permitted within 300 feet of maximum high water of freshwater ponds. The proposed standard Title-5 septic disposal system is located within 200 feet from Shallow Pond and a proposed stormwater infiltration basin is located within 100 feet of Shallow Pond. This deviation from the minimum performance standards does not preclude.the projects ability to result in less detrimental impacts to water resources as noted in Finding F-WR2 than the immediate prior use. F7WR4. A November 27, 2006 memorandum from the applicant and a hand-out submitted to the Regulatory Committee on December 11, 2006 commits the applicant to a program that precludes the use of pesticides and fertilizers within the 100-foot,wetland buffer. This prohibition on pesticide and fertilizer use within the 1.00-foot wetland Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 8 of 15 f i ' • t buffer is incorporated as a special condition of the Barnstable Conservation i Commission's Order of Conditions. _. Natural Resources Findings: F-NRL The Natural Heritage and Endangered Species Program has provided written comments that the,project will not have adverse impacts on rare species or their habitats based on proposed site changes that will include a single footpath access to the pond shore and to a single existing dock. Proposed revegetation of the pond shore buffer area may also reduce impacts to rare species habitat by limiting pond shore access. Consequently, the Commission finds that impacts from the proposed development are not more detrimental with regard to rare species habitat than the immediate prior use. F-NR2. The applicant has proposed to monitor and manage invasive species within the porid shore buffer area for the next five years, which is an improvement over existing conditions where invasive species may threaten rare species. This proposal is required through a special condition of the Barnstable Conservation Commission's Order of Conditions. - F-NR3. Through revisions to building and parking location,the applicant has demonstrated that the proposed development will have no greater impacts to the I00-foot wetland buffer area than exist presently on the site. In addition, the proposed building will be located outside of the 50-foot wetland buffer area, an improvement over existing conditions where a portion of the building is presently located within the 50-foot wetland buffer. Maintaining a 50-foot undisturbed wetland buffer is consistent with the Town of Barnstable's wetland regulations. Transportation Findings: ' F-T1. A letter from the applicant's consultant dated July 20, 2006 addressing the.project's trip generation has been received and reviewed by the Commission staff. The applicant's transportation engineer states the following change in trip generation for the change of use: Use Daily Trips AM Peak Hour of PM Peak Hour of Street Traffic . Street Traffic Motel 259 21 22 Office 191 27 26 NET -68 6 4 The'analysis is'based on the Institute of Transportation Engineer's (ITE) Trip Generation manual. Commission staff reviewed the ITE manual information and the applicant's analysis agrees with the average trip generation information in the manual. However, the manual also provides formulas for calculating trip'generation Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 9 of 15 '1 t and additional peak hour of trip generator information. The DRI transportation technical bulletin requires use of these formulas where appropriate. Based on these established Commission procedures, Commission staff calculated the following trip generation changes for the development: Use Daily Trips AM Peak Hour of Trip PM.Peak Hour of Generator Trip Generator Motel 279 .26 35 Office 346 27 26 NET 67 1 -9 Consequently, the change of use will likely have very little, if any, effect on peak hour traffic. F-T2. Currently, the motel has access on Old Strawberry Hill Road and on Route 132 through an existing business in front of the site. While the business on Route 132 will remain, the new office building will not have direct access to Route 132. Instead, it will have a single driveway on Old Strawberry Hill Road. Consequently, a decrease in traffic at the Route 132 driveway can be expected and is found to be a benefit of the redevelopment. It should also be noted that Route 132 is scheduled to be widened to four lanes with a median that will partially restrict access at the Route 132 driveway. Access from Old Strawberry Hill Road will provide full access to the development even with the Route 132 expansion completed. Also, due to the access reconfiguration, the project complies with the RPP standard requiring use of secondary road access wherever available and appropriate. The new driveway for the development will be located as far as possible from the Old Strawberry Hill Road and Route 132 intersection. However, the existing driveway on Old Strawberry Hill Road, which is closer to the intersection, will remain due to an access easement owned by the.property owners of the business in front of the redevelopment site. Other properties to the west of the development property can also .be accessed through this easement and the easement will be usable after the redevelopment. Only limited information is available to estimate a level of service for the proposed office driveway. However, based on estimated trip generation from the office and from counts at the Route 132 and Old Strawberry Hill Road intersection, the driveway should operate at Level of Service C or better, which is considered acceptable, and which is not more detrimental than the immediate prior use. F-T3. No crash history for the current development driveways could be found in a brief. review of the state crash database. The intersection of Route 132 and Old Strawberry Hill Road experiences about two crashes per year on average. This is below the level that requires further review under the RPP. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU0601.8 April 2,2007 Page 10 of 15 In compliance with RPP-standards,the site utilities will be placed underground. F-T4. The RPP requires stopping sight distances to development driveways be sufficient to meet the requirements of the American Association of State Highway Transportation Officials (AASTHO). Commission staff conducted a preliminary review of the sight distances to the proposed driveway. From the north, it is about 180 feet from Route 132 to the approximate driveway location. Drivers turning onto Old Strawberry Hill Road have clear vision to the driveway location. This sight line is sufficient to 25 mph. Traffic turning onto Old Strawberry Hill Road will likely be traveling 25 mph or slower, and thus the sight line from Route 132 should be sufficient. The actual sight distance may be decreased in the future when Route 132 is widened to four lanes. _. From the south, about 330 feet of sight distance to the driveway exists. A downward slope, curve, and heavy vegetation prevent a longer sight distance. The sight distance is sufficient to 40 mph, which is higher than most vehicles appear to travel on Old Strawberry Hill Road. Thus, this sight line should be sufficient. The applicant should be required to have the sight lines to the driveway certified in a letter signed and sealed by a registered Massachusetts Professional Engineer once the driveway is substantially completed but before the building is occupied. The applicant has agreed to meet this provision as a condition of Barnstable's Site Plan Review to ensure compliance with this finding. F-T5. The RPP limits parking to the amount required by town zoning or a higher number if justified in an objective study. The site layout shows 64 spaces. The town requirement is 58 spaces, A review of data in the ITE Parking Generation manual shows 70 spaces would likely be occupied at the.parking peak. Consequently, the 64 spaces can be justified. F-T6. The project is slated for professional office use only, the Cape Cod Commission is cautious of the trip generation that may result from conversion to retail, medical or dental offices. The applicant has agreed to prohibit drive-through facilities,retail, medical or dental offices. To ensure this prohibition, the Town of Barnstable has prohibited these uses through a condition of Barnstable's Site Plan Review process. Economic Development Findings: F-ED1. MPS 3.3.1 requires applicants to provide economic data from which the Commission may determine the economic impacts of the proposed project. Given that this is a change of use proposal, the applicant has generally complied with this standard and the information supplied is outlined in the following economic development findings. Limited DRI Determination fora Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 11 of 15 F-ED2. The proposed project is located within a certified Growth Center(the 1998 Barnstable LCP designates this project area as within the Route 132 Regional Commercial Center). MPS 3.2.1 specifies the incentives to be provided to this project since it is located in a certified growth center and no further justification for its location is required under MPS 3.2.2. F-ED3. This project will add 17,338 square feet of professional office space to the market. The applicant characterizes this new space as"high end" and to be a commodity in limited supply in the region. The applicant did not provide written information in support of this statement and a brief review of the current commercial real estate available was inconclusive. Without further information, the Commission considers the impact to the regions' real estate market neutral. F-ED4. Generally, the types of employment planned as a result of this redevelopment will require higher skill levels and therefore provide higher salaries than those associated with the immediate prior use as a motel. According to the applicant, this project will provide office space to an existing employer in the Town of Barnstable. Thus, this prgjectwill not directly increase regional employment. The project may slightly alter the employment mix by creating more office space while reducing motel space, but without information on the current use and on the re-use of the space to be vacated by the expected tenant,this is speculative only. The Commission therefore considers the long-term impact on employment diversity (RPP Goal 3.3) to be neutral. F-ED5. As shown by the applicant, this project will increase the assessed value of the property, thus resulting in higher property tax revenues for the town (see chart below). This project will result in the loss of future room tax revenue to the town and region, as the property will be shifted from a motel use to office (see chart below). Revenue Sources Current use Proposed Use Estimated Net Est. Change Property tax(2005) $1,008,700 2,908;103 1,899,403 Rooms Tax 2004) Not provided $0 The Commission is unable to calculate the net fiscal impact (revenues generated minus public services required) for the proposed use versus the current use with the information provided. Without further documentation, the Commission finds that the net fiscal impact of the project is unknown. F-ED6. The Commission finds that changing the use of this site from motel to office has the potential to create the types of jobs encouraged in the RPP, although the project proposed will involve some shifting of existing jobs (as explained.above in F-ED4). The Commission also finds that while the site is located in a certified growth center, the change acts overall to perpetuate auto dependent sprawl and detracts from rather than revitalizes town centers, which in this case is the Hyannis Growth Incentive Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007 Page 12 of 15 Zone. This finding reflects the concern expressed in the Barnstable LCP that "Originally developed piecemeal, this area [the Route 132 Regional Commercial Center] has initiated disinvestment in Main Street, Hyannis" (pg. 1-54, 1998 Barnstable LCP). Hazardous Materials/Waste Findings: F-HM1. The project site is located in an existing Wellhead Protection Area as mapped for the 2002 Regional Policy Plan. Information from the applicant's attorney (July 2006) on hazardous materials, particularly from the swimming pool, indicates that approximately 100 gallons of liquid chlorine pool shock, 40 gallons.of muriatic acid and 6 quarts of algaecide are attributable to the project site. In terms of hazardous materials or wastes brought to the site as a result of the proposed project, the new septic system will be a standard Title 5, and will not require chemicals to function. F- HM2. In order to protect the groundwater and adjacent pond,the applicant has agreed to place the following language into any lease used for the site in order to control hazardous materials and waste on site: "To protect the public drinking water supply from potentially hazardous materials associated with specific land uses, the following uses are prohibited on the site: landfills, open dumps;junkyards; automobile graveyards; underground fuel storage tanks; storage for resale of heating fuels (e.g., gas, oil, coal and kerosene); metal plating, finishing or polishing; boat, motor vehicle and aircraft cleaning, servicing or repair; dry-cleaning processing establishments; storage, use, treatment; generation or disposal of hazardous materials or hazardous wastes except in a household quantity, or for emergency power or heating of a structure. Also prohibited on the site is�any use that involves as a principal activity the use, generation, storage, treatment, transportation or disposal of one or more hazardous materials or hazardous ' waste." • In addition to the incorporation of such language, the applicant will need to take steps during construction to protect the groundwater and adjacent pond from releases resulting from construction equipment fueling or maintenance. F-HM3. Based on the RPP definition of a hazardous material, the application shows that the proposed office building would have less hazardous material than the existing motel. Therefore, the proposed project is not likely to pose impacts that are more detrimental than the immediate prior use in the area of hazardous materials and waste management.This.finding, however, is made without knowing what the building's final tenants will be. Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2,2007. Page 13 of 15 Community Character Findings: F-M. MPS 6.2.7 requires parking to be located to the side or rear of a building in order to promote traditional village design in commercial areas, unless such location would have an adverse or detrimental impact on environmental or visual features on the site, or is infeasible. The project site is located in the B Business and HB Highway Business Districts. The zoning for these districts requires a minimum 100-foot front building setback. The existing motel is located approximately 40 feet from Route 132, with parking located to the side of the building. Parking for the proposed office. building is located in front with the building set back over 210 feet from the zoning district boundary. This location is inconsistent with MPS 6.2.7. An alternative site design would result in parking spaces and/or wastewater and stormwater disposal systems in closer proximity to Shallow Pond, resulting in an adverse or detrimental impact on environmental features on the site. F-CC2. MPS 6.2.8 requires that redevelopment of existing strip development provide adequate buffers between parking areas and the street, and significant improvement to interior parking-lot landscaping, as well as fagade improvements and frontage buildings, as necessary, to improve the visual character of the site. The proposed ; project will improve the existing site design with the provision of a landscape island within the parking area and vegetated buffers along'the side and front property lines. A 4-foot high earthen berm is also proposed along a portion of the front buffer area to Route 132. The applicant has incorporated bio-retention into several of the perimeter buffer areas and within the center landscaped island. Plant materials are generally adaptable to the site and conditions found within these bio-retention areas. F-M. The proposed office building is a two-story structure that incorporates traditional Cape materials and roof forms that are generally consistent with the architectural standards of the RPP and the Commission design guidelines. The building footprint is under 10,000 square feet, and the proposed arrangement of the cross gables and the use of different siding materials provides variation in the fagade. F-M. The massing of the proposed structure, while larger than the existing buildings on site, will be partially screened from view by an existing small frontage building on an adjacent parcel and by the proposed on-site landscaping. F-M. Proposed exterior lighting consists of 8 pole-mount "shoebox" style parking lot lights, 8 "lantern" style wall-mount fixtures, and 7 recessed fixtures. These proposed lights meet standards 2.1 to 2.4 of the Cape Cod Commission's exterior lighting Technical Bulletin 95-001 (as revised). However, the new pole-mounted lights will be on 30- foot poles with a 2-foot base, for a finished height of 32 feet, which is in excess of the 20-foot height set by Technical Bulletin standard 2.5. It is not possible to determine if the all the lights selected will conform to the Technical Bulletin's 8.0 foot-candle maximum. Based on this, it is not possible to definitively determine if the project's Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU06018 April 2;2007 Page 14 of 15 exterior lighting will have an overall positive or negative impact on community character. F-CC6. The applicant has not yet proposed freestanding.or building signage, however has stated that when designed it shall comply with MPS 6.2..11,which prohibits internally lit or flashing signs. CONCLUSION Based on the findings above,the.Commission hereby determines that the proposed change of use at 1471 Iyannough Road (Route 132), Hyannis, MA is not subject to mandatory review as a Development of Regional Impact(DRI) in any Regional Policy Plan issue area in accordance with Sections 3 & 4 of the DRI Enabling Regulations because the impacts of the proposed. project are not more-detrimental than those of the immediate prior use. { Prior to the issuance of a Certificate of Occupancy from the Town of Barnstable, the Applicant must receive a'Certificate of Compliance from the Cape Cod Commission. This provision is necessary to ensure that the project for which the Applicant received a Limited DRI Determination Decision (of no mandatory review required)was constructed according to the proposed plans referenced herein in Finding F-G3 and is consistent with all Findings of this Decision. The Applicant shall provide a minimum of fifteen(15)business days notice of the intent to seek a Certificate of Compliance from the Commission. The Commission hereby approves the application of Shallow Pond Professional, LLC for the proposed change of use redevelopment project to proceed without mandatory DRI review. This decision is rendered pursuant to a vote of the Cape Cod Commission Regulatory Committee on January 8, 2007. Ree Date Regulatory Committee COMMONWEALTH OF MASSACHUSETTS Barnstable,ss y 16- ,2007 Before me,the undersigned notary public,personally appeared Mr.Jay Zavala, in his capacity as Vice Chairman of the Regulatory Committee,whose name is signed on the preceding document,and such person acknowledged to me that he signed such document voluntarily for its stated purpose. The identity of such person was proved tome through satisfactory evidence of identification,which was L] photographic identification wi . signature,issued by a federal or state governmental agency, s,or personal knowledge of the undersigned. My Commission Expires: Limited DRI Determination for a Change of Use Shallow Pond Center Redevelopment-#CU0601 OFFICIAL SEAL April 2,2007 N DORY ST VENIC- MASS.Page 15 of 15 BARNSTABLE CO My Comma Expires April 11Y2008 Town of Barnstable Regulatory Services « MUMSl'ABLFE • Mass. $ Thomas F. Geiler, Director �A i639. ♦0 rEDMA'�� Building Division Thomas Perry, CBO Building Commissioner 200 Main Street, Hyannis, MA 02601 www.town.barnstable.nia.us Office: 508-862-4038 Fax: 508-790-6230 November 9,2006 Patrick M. Butler Nutter McClennen&Fish LLP Attorneys at Law 1513 Iyannough Road PO Box 1630 Hyannis,MA 02601 RE: 1471 Iyannough Road Dear Pat, This letter is in regards to the phone conversation about the Rainbow Motel property on Iyannough Road. The Building Department and the Fire Department are very concerned with the condition of this building and the fact that it is wide open Inot secure. Under authority of 780 CMR section 1211 am ordering this building to be made secure. All windows and doors need to be boarded up and covered. All flammable and hazardous materials need to be removed. A watchman service needs to be provided until the building is secure. We would prefer that this building be removed. Respe t , Thomas Perry, CBO Building Commissioner I Nutter Patrick M.Butler Direct Line: 508-790-5407 Fax: 508-771-8079 E-mail: pbuder@nutter.com MEMORANDUM November 9, 2006 #103364-1 TO: Tom Perry FROM: Patrick M. Butler RE: Beroli Bay Nominee Trust- Sea View Avenue Property Tom, Per your request, I enclose a copy of the Stipulation of Dismissal entered in the Barnstable Superior Court with reference to the Sea View Avenue property we discussed the other day. Please let me know if you have any questions or require any additional information. PMB:cam Enclosure 1577818.1 Nutter McClennen&Fish LLP ■ Attorneys at Law 1513 lyannough Road,P.O.Box 1630 ■ Hyannis,MA 02601-1630 ■ 508-790-5400 ■ Fax:508-771-8079 ■ www.nutter.com COMMONWEALTH OF MASSACHUSETTS BARNSTABLE, SS. SUPERIOR COURT DOCKET NO. BACV2001-00652 PATRICIA R. HURLEY&MELANIE S. ) ^ SOMMER, as Trustees of BEROLI BAY ) NOMINEE TRUST ) Plaintiffs, ) v. ) J. SANFORD MILLER and ' CONSTANCE C. MILLER ' and ) GAIL.NIGHTINGALE, THOMAS A. ' DeRIEMER, DANIEL M. CREEDON, JEREMY ) GILMORE and RON S. JANSSON, as they are ) members of the TOWN OF BARNSTABLE ) ZONING BOARD OF APPEALS ) ' Defendants. ) STIPULATION OF DISMISSAL Now come the parties to the above-entitled proceeding and stipulate that the above- referenced matter be dismissed with prejudice and without costs. All rights of appeal gh pp al are hereby Iwaived. l Respectfully submitted, I Plaintiffs, Defendant Patricia R. J.Hurley&Melanie S. Sommer, s, Sanford Miller and Constance C. Miller,. as Trustees of Beroli Bay Nominee Trust By their Attorney, By their Attorney, L S g •Wagner,Jr. (BB 1178 ) Kevin P.O'Flaherty(BBO# 69) g(BBO#559 ) GOULSTON&STORRS,P. NUTTER,McCLENNEN&FISH, LLP 400 Atlantic Avenue P.O.Box 1630 Boston,MA 02110-3333 Hyannis, MA 02601 (617)482-1776 (508)790-5400 Defendants, Town of Barnstable Zoning Board of Appeals, ' and its Constituent Members, By their Attorney, .. Ruth&Ileil(BBO#519285) [, ' Town of Barnstable Law Department 367 Main Street Hyannis,MA 02601 (508) 862-4620 Dated: .21 20� 12376001 III I � -2- COMMONWEALTH OF MASSACHUS ETTS SUFFOLK, ss. LAND COURT Case No. 266736 BEROLI BAY NOMINEE TRUST, ) by its Trustees, Patricia R. Hurley ) and Melanie S. Sommer, ) Plaintiff, ) ) V. ) J. SANFORD MILLER, CONSTANCE C. ) MILLER, and ROGERS &MARNEY, INC., ) Defendants. ) ' STIPULATION OF DISMISSAL Nov come the parties to the above-entitled proceeding and stipulate that the above- referenced mat ter be dismissed with prejudice and without costs. All rights of appeal are hereby waived. IRespectfully submitted, Plaintiffs' Defendants, Patricia R. Hurley& Melanie S. Sommer, J. Sanford Miller and Constance C. Miller, as Trustees of Beroli Bay Nominee Trust By their Attorney, By their Attorney, tus Wagn�BO Jr. (BB 1178 ) Kevin P. O'Flaherty (BBO#561 SarahUT • ' g #5597 GOULSTON&STORRS, P.C. NUTTER, McCLENNEN&FISH, L�,P 400 Atlantic Avenue P.O. Box 1630 Boston, MA 02110-3333 Hyannis, MA 02601 (617) 482-1776 Dated: 2 , 2006 1240214.2 utter � o 0 op� Janine L.Smith Direct Line: 508-190-5449 Fax: 508-771-8079 E-mail: jlsmith@nutter.com January 26, 2005 103364-1 Via Federal Express Land Court Clerk's Office 226 Causeway Street Boston, MA 02114 Re: Beroli Bay Nominee Trust v. J. Sanford Miller, et al Land Court Case No. 266736 Dear Sir/Madam: In reference to the above-captioned matter, please find enclosed a Stipulation of Dismissal. Kindly file and docket same. Very truly yours, 1 (5c 44)�? Janine L. Smith Legal Assistant JLS:jls Enclosure cc: Kevin P. O'Flaherty, Esq. Beth H. Mitchell, Esq. Nutter McClennen&Fish LLP ■ Attorneys at Law 1513 lyannough Road,P.O. Box 1630 ■ Hyannis, MA 02601-1630 ■ 508-790-5400 ■ Fax:508-771-8079 ■ www.nutter.com TRANSMISSION VERIFICATION REPORT TIME 11/09/2006 15:39 DATEJIME 11/09 15:39 FAX NO./NAME 95087718079 DURATION 00:00:40 PAGE(S) 02 RESULT OK MODE STANDARD ECM i I y°FSHE��, Town of Barnstable .�� t °^ Regulatory Services $,, Thomas F. Geiler,Director f�M►`'� Building Division Thomas Perry, CBO,Building Commissioner 200 Main Street, Hyannis,MA 02601 www.town-barnstable.ma.us )ffice: 508-862-4038 Fax: 508-790-6230 PLEASE FORWARD THE ATTACHED PAGE(S)TO: TO: ATTN: FAX NO: -7 FROM: �.��2 R DATE: k PAGE(S): 2 (INCLUDING COVER SHEET) Co roQ� �Joc Clc2� c � k � I oFt TQ,,, Town of Barnstable Regulatory Services * snaxsrABL& MASS. Thomas F. Geiler, Director 1639. ,0 Building Division Thomas Perry, CBO Building Commissioner 200 Main Street, Hyannis, MA 02601 www.town.ba rnstable.ma.us Office: 508-862-4038 Fax: 508-790-6230 November 9, 2006 Patrick M. Butler Nutter McClennen&Fish LLP Attorneys at Law 1513 Iyannough Road PO Box 1630 Hyannis, MA 02601 RE: 1471 Iyannough Road Dear Pat, This letter is in regards to the phone conversation about the Rainbow Motel property on Iyannough Road. The Building Department and the Fire Department are very concerned with the condition of this building and the fact that it is wide open Inot secure. Under authority of 780 CMR section 1211 am ordering this building to be made secure. All windows and doors need to be boarded up and covered. All flammable and hazardous materials need to be removed. A watchman service needs to be provided until the building is secure. We would prefer that this building be removed. Respe t , Thomas Perry, CBO Building Commissioner CC I oFt ro,,, Town of Barnstable Regulatory Services * snxxsznstE, v M Thomas F. Geiler,Director Building Division Thomas Perry, CBO Building Commissioner 200 Main Street, Hyannis, MA 02601 www.town.barnstable.ma.us Office: 508-862-4038 Fax: 508-790-6230 November 9, 2006 Patrick M. Butler Nutter McClennen &Fish LLP Attorneys at Law 1513 Iyannough Road PO Box 1630 Hyannis, MA 02601 RE: 1471 Iyannough Road Dear Pat, This letter is in regards to the phone conversation about the Rainbow Motel property on Iyannough Road. The Building Department and the Fire Department are very concerned with the condition of this building and the fact that it is wide open inot secure. Under authority of 780 CMR section 121 1 am ordering this building to be made secure. All windows and doors need to be boarded up and covered. All flammable and hazardous materials need to be removed. A watchman service needs to be provided until the building is secure. We would prefer that this building be removed. Respectf , Thomas Perry, CBO Building Commissioner �� � �� �''� � �' I ISDAF7 FIRE PROTECTION FINAL AFFIDAVIT To the Inspectional Services Commissioner: I certify that I, or my authorized representative,have inspected the work associated with Permit No. 3�33 , dated -7' 0? Locus Ig7lJYMNy06d 9 Ward (on the dates used below or on at least occasions during construction),and that to the best of my knowledge, information,and belief the work has been done in conformance with the permit and plans approved by the Inspectional Services Department and with the provisions of the Massachusetts State Building Code and all other pertinent laws and ordinances. Clifford Dias,P.E.-28891 ARCHITECT OR ENGINEER—MASS.REG.NO. Clifford Dias P.E.,P.C. Consulting Engineers COMPANY 7 Dey Street,Ste. 1601,New York,NY 10007 ADDRESS (212)608-4811 PHONE Inspection Dates: March 20, 2008 Then personally appeared the above-named And made oath that the above statement by him is true. Before me, My Commission expires 200 r� TIMOTHY C.PIALSH NCTAnY PUBLIC, STATE OF NFVT YORK NO. 02VI 500033u QUALIFIED IN NEVI 10r:" C�'Jxi i l COVINUSSLO14 ExPIREu AUC_.. '`)3 rulz d�a 1 ISD AF 7 ELECTRICAL FINAL AFFIDAVIT To the Inspectional Services Commissioner: I certify that I, or my authorized representative,have inspected the work associated with Permit n No. ,2 7 �33 ,dated Z- O I `� °® � Locus 7 f TYANN 0064 15 Q AIANIVPS Ward (on the dates used below or on at least occasions during construction), and that to the best of my knowledge, information,and belief the work has been done in conformance with the permit and plans approved by the Inspectional Services Department and with the provisions of the Massachusetts State Building Code and all other pertinent laws and ordinances. Clifford Dias,P.E.-28891 ARCHITECT OR ENGINEER—MASS.REG.NO. Clifford Dias P.E.,P.C. Consulting Engineers COMPANY 7 Dey Street,Ste. 1601 New York NY 10007 ADDRESS (212)608-4811 PHONE Inspection Dates: March 20, 2008 Then personally appeared the above-named ��Gy c aoc' And made oath that the above statement by him is true. Before me, My Commission expires 200 VOTAN PUBLIC, STATE ©1' NEV- YOM NO. 02�VA 5000E03 QUALIFIED 1�liiTdS]NE_d'7 `'€I C I ISD AF 7 MECHANICAL FINAL AFFIDAVIT To the Inspectional Services Commissioner: I certify that I, or my authorized representative,have inspected the work associated with Permit No.2-00 8005 LkO,dated I`?_- -7 °0 7 Locus 1 9 7 1 j- A 00006 N RD 4y Ward (on the dates used below or on at least occasions during construction),and that to the best of my knowledge, information,and belief the work has been done in conformance with the permit and plans approved by the Inspectional Services Department and with the provisions of the Massachusetts State Building Code and all other pertinent laws and ordinances. Clifford Dias,P.E.-28891 ARCHITECT OR ENGINEER—MASS. REG.NO. Clifford Dias P.E.,P.C. Consulting Engineers COMPANY 7 Dey Street,Ste. 1601,New York,NY 10007 ADDRESS (212)608-4811 PHONE Inspection Dates: March 20, 2008 Then personally appeared the above-named And made oath that the above statement by him is true. Before me, My Commission expires 200 TI1,10THY C. PIALSH N6Tmyw PUBLIC, STATE OF NE`°T `.rORK NO. 02WA5000803 QUALIFIED IN NEVI O% C`?JNTI D COMMISSIO,d EXPIRES Ali;-- ', ISD AF 7 PLUMBING FINAL AFFIDAVIT To the Inspectional Services Commissioner: I certify that I,or my authorized representative,have inspected the work associated with Permit No.2 00 73 dated 1 Z, 07• 07 Locus j. 1''7�j 14y&V� Ward (on the dates used below or on at least occasions during construction),and that to the best of my knowledge,information,and belief the work has been done in conformance with the permit and plans approved by the Inspectional Services Department and with the provisions of the Massachusetts State Building Code and all other pertinent laws and ordinances. Clifford Dias,P.E.-28891 ARCHITECT OR ENGINEER—MASS.REG.NO. Clifford Dias P.E.,P.C. Consultins Engineers COMPANY 7 Dey Street,Ste. 1601,New York,NY 10007 ADDRESS (212)608-4811 PHONE Inspection Dates: March 20, 2008 Then personally appeared the above-named And made oath that the above statement by him is true. Before me, My Commission expires 200 '1'jM()TIW C. INALS" N6T�r.Y PUBLIC, STATE OF NEY1 YORR NO. 02iTA5000803 QUALIFIEID Itd NEFU yo7p.y, _.N I COMMISSIO,d EXPIRES A` ;,,T�._v -n '►V ; Q ..� V i I' NMI �t 4 Nutter BLE Patrick M. Butler Direct Line: 508-790-5407 Fax: 508-771-8079 E-mail: pbutler@nutter.com SJuly 10, 2006 #106584-1 By Hand Stacey Justus, Planner Cape Cod Commission 3225 Main Street P.O. Box 226 Barnstable, MA 02630 Re: Shallow Pond Professional, LLC Shallow Pond Center Redevelopment Project 1471 Iyannough Road (Rte. 132), Hyannis Dear Stacey: 5 On behalf of our client, Shallow Pond Professional, LLC, we are pleased to enclose three (3) copies of an application, together with supporting materials, for a limited DRI determination for a change of use pursuant to Section 4B of the Commission's Enabling Regulations to allow for the redevelopment of the above property. As described in the application materials, our client proposes to redevelop the site by demolishing the existing, non-conforming Rainbow Motel which consists of appro;:imately 16,065 square feet, and construct, in place thereof, a 17,338 square foot, conforming professional office building with improved wastewater treatment, landscaping, parking, ingress/egress and associated site improvements. This filing, and the proposed redevelopment, are virtually identical to the recently permitted Lakeside Center property which was also reviewed and exempted by the Cape Cod Commission as a change of use. The enclosed application materials contain, without limitation, the filing fee, abutters. . list, a project narrative, a Massachusetts Historical Commission Project Notification Form, stormwater and drainage information with nitrogen loading calculations, and civil and architectural plans. _ Rizzo Associates is in the process of completing its trip generation analysis which we will be submitting under separate cover shortly. In addition, we will be supplementing this application materials with the proposed exterior lighting fixture cuts which will comply with the Commission's Technical Bulletin. In the interim, kindly distribute the enclosed application and materials to Commission Nutter McClennen & Fish t-t.P v Attorneys at Law 1513 lyannough Road, P.O. Box 1630 o Hyannis, MA 02601-1630 ■ 508-790-5400 ■ Fax: 508-771-8079 v www.nutter.com 1 Stacey Justus, Planner July 10, 2006 Page 2 staff for review. Within the next two weeks we would like to meet with staff to review the materials submitted and determine what, if anything, is required to proceed to scheduling this redevelopment project before the Regulatory Committee. We look forward to working with you on this project. With best regards, we remain, Very truly yours, Patrick M. Butler Eliza Cox EZC:cam Enclosures cc: Shallow Pond Professional, LLC w/enc.) Thomas Perry Town�Building_Commissioner (w/enc ) Linda Hutchenrider, Town Clerk (w/enc.) Thomas Broadrick, Town Planner (w/enc.) Ellen Swiniarski, Site Plan Review Coordinator (w/enc.) Matt Eddy, Baxter, Nye Engineering & Surveying (w/enc.) 1544710.1 i