[Added 11-7-1987 by Art. 1]
Developments designed to be used for business
and professional offices, commercial establishments, industrial facilities,
medical-service facilities, public recreational facilities and multiple-family
dwellings, together with their associated outdoor areas for vehicular
movement and parking, invite and accommodate varying degrees of open
and continuous use by the general public. Owing to their physical
characteristic and the nature of their operations, such developments
may affect neighboring properties and adjacent sidewalks and streets.
It is in the interest of the community to promote functional and aesthetic
design, construction and maintenance of such developments and to minimize
any harmful effects on surrounding areas.
The provisions of this article are designed
to assure that all development activities regulated by this article
will be carried out so as to provide for and maintain:
A.
Protection of neighboring properties against harmful
effects of uses on the development site;
B.
Convenient and safe access for fire-fighting and emergency
rescue vehicles within the development site and in relation to adjacent
streets;
C.
Convenience and safety of vehicular and pedestrian
movement within the development site and in relation to adjacent streets,
properties or improvements;
D.
Satisfactory methods for drainage of surface water
to and from the development site;
E.
Satisfactory methods for storage, handling and disposal
of sewage, refuse and other wastes resulting from the normal operations
of the establishment(s) on the development site;
F.
Convenience and safety of off-street loading and unloading
of vehicles, goods, products, materials and equipment incidental to
the normal operation of the establishment(s) on the development site;
and
G.
Harmonious relationship to the terrain and to existing
buildings in the vicinity of the development site.
The provisions of this article shall apply to:
A.
Any construction, demolition, grading, clearing or
other land development activity, except for improvements made as shown
on a definitive subdivision plan approved by the Planning Board of
the Town of Barnstable and minimal clearing necessary to accomplish
soil test borings, percolation tests and similar site testing and
investigation.
B.
Establishment of any new use or new construction of
any building or structure, including any grading or land development
activity except detached single-family and two-family dwellings and
permitted accessory structures thereto.
[Amended 10-7-1993 by Order No. 94-015]
C.
Any alteration, expansion, reconstruction or modification
to the existing condition(s) of a structure or any change of use which
would necessitate the provision of additional off-street parking,
additional lot area or any other site alteration in order for such
structure or use as so changed to comply with all requirements of
this chapter.
D.
The construction or creation of any new parking lot
or the expansion or redesign of any existing parking lot.
[Amended 2-22-1996 by Order No. 95-194]
E.
The erection of any freestanding sign, except not
to include directional signs.
A.
No building permit or occupancy permit shall be issued for any activity or use within the scope of § 240-100 herein unless a site plan has been approved therefor.
B.
No activity within the scope of § 240-100 herein shall be carried out without an approved site plan therefor. Any work done in deviation from an approved site plan shall be a violation of this chapter, unless such deviation is approved in writing by the Building Commissioner as being of no significant detriment to the achievement of any of the purposes set forth in § 240-99 herein.
A.
The site plan shall include one or more appropriately
scaled maps or drawings of the property, drawn to an engineer's scale,
clearly and accurately indicating such elements of the following information
as are pertinent to the development activity proposed:
(1)
Legal description, Planning Board subdivision number
(if applicable), Assessors' Map and parcel number and address (if
applicable) of the property.
(2)
Name, address and phone number of the property owner
and applicant, if different than the property owner.
(3)
Name, address, and phone number of the developer,
contractor, engineer, other design professional and agent or legal
representative.
(4)
Complete property dimensions, area and zoning classification
of property.
(5)
Existing and proposed topographical contours of the
property taken at two-foot contour intervals by a registered engineer
or registered land surveyor.
(6)
The nature, location and size of all significant existing
natural land features, including, but not limited to, tree, shrub,
or brush masses, all individual trees over 10 inches in caliper, grassed
areas, large surface rock in excess of six feet in diameter and soil
features.
(7)
Location of all wetlands or water-bodies on the property
and within 100 feet of the perimeter of the development activity.
(8)
The location, grade and dimensions of all present
and/or proposed streets, ways and easements and any other paved surfaces.
(9)
Engineering cross sections of proposed new curbs and
pavements, and vision triangles measured in feet from any proposed
curb cut along the street on which access is proposed.
(10)
Location, height, elevation, interior and exterior
dimensions and uses of all buildings or structures, both proposed
and existing; location, number and area of floors; number and type
of dwelling units; location of emergency exits, retaining walls, existing
and proposed signs.
(11)
Location of all existing and proposed utilities
and storage facilities including septic systems and any storage materials,
truck loading and parking areas, tanks, garbage dumpsters and recyclable
storage materials.
(12)
Proposed surface treatment of paved areas and
the location and design of drainage systems with drainage calculations
prepared by a registered civil engineer.
(13)
Complete parking and traffic circulation plan,
if applicable, showing location and dimensions of parking stalls,
dividers, bumper stops, required buffer areas and planting beds.
(14)
Lighting plan showing the location, direction
and intensity of existing and proposed external light fixtures.
(15)
A landscaping plan showing the location, name,
number and size of plant types, and the locations and elevation and/or
height of planting beds, fences, walls, steps and paths.
(16)
A location map or other drawing at appropriate
scale showing the general location and relation of the property to
surrounding areas including, where relevant, the zoning and land use
pattern or adjacent properties, the existing street system in the
area and location of nearby public facilities.
(17)
Location within an Historical District and any
other designation as an historically significant property, and the
age and type of each existing building and structure on the site which
is more than 50 years old.
(18)
Location of site with regard to the GP Groundwater Protection Overlay District and WP Well Protection Overlay District as shown on the Official Zoning Map, § 240-6A, Identification of Zoning Map.
[Amended 9-17-1998 by Order No. 99-012]
(20)
Location of site with regard to areas of critical
environmental concern as designated by the Commonwealth of Massachusetts,
Executive Office of Environmental Affairs.
B.
Additional information may be required by the Building
Commissioner or his designee, as reasonably necessary, to make determinations
required by this article.
[Amended 11-15-2001 by Order No. 2002-029]
A.
A reasonable effort shall be made to conserve and
protect natural features that are of some lasting benefit to the site,
its environs and the community at large.
B.
Slopes which exceed 10% shall be protected by appropriate
measures against erosion, runoff, and unstable soil, trees and rocks.
Measures shall be taken to stabilize the land surface from unnecessary
disruption. Such stabilization measures shall be the responsibility
of the property owner.
C.
The placement of buildings, structures, fences, lighting
and fixtures on each site shall not interfere with traffic circulation,
safety, appropriate use and enjoyment of adjacent properties.
D.
At any driveway, a visibility triangle shall be provided
in which nothing shall be erected, placed, planted or allowed to grow
so as to materially impede vision from within motor vehicles between
a height of three feet and eight feet above the average center-line
grades of the intersecting street and driveway, said triangle being
bounded by the intersection of the street line and the edges of a
driveway and a line joining points along said lines 20 feet distant
from their projected intersection.
E.
Adequate illumination shall be provided to parking
lots and other areas for vehicular and pedestrian circulation. In
no case shall freestanding illumination devices be installed to a
height exceeding 15 feet in a residential district.
[Amended 11-7-2019 by Order No. 2020-021]
(1)
Any
outdoor lighting shall be directed on site only.
(2)
Light
fixtures shall have a total cutoff of all light at less than 90°
and a beam cutoff of less than 75°. Attached building or wall
pack lighting should be screened by the building's architectural features
or contain a forty-five-degree cutoff shield.
(3)
For
commercial or mixed use developments, trespass of light at the property
boundary shall not exceed 0.1 footcandle. Where commercial or mixed
use developments abut a residential district, trespass of light at
that boundary shall not exceed 0.05 footcandle. For developments that
are exclusively residential, trespass of light at property boundaries
shall not exceed 0.05 footcandle. At driveways, lighting may be up
to 0.5 footcandle at the property line adjacent to a roadway. Electric
service for lighting on posts or poles shall be placed underground.
(4)
In
no case shall exterior or outdoor lighting cause glare that impacts
motorists, pedestrians or neighboring premises.
F.
All areas designed for vehicular use shall be paved
with a minimum of either a three-inch bituminous asphalt concrete,
a six-inch portland cement concrete pavement, or other surface, such
as brick, cobblestone or gravel, as approved by the Town Engineer.
G.
All parking spaces shall be arranged and clearly marked in accordance with the parking lot design standards contained in § 240-104 herein. Signs and pavement markings shall be used as appropriate to control approved traffic patterns.
H.
All utility service transmission systems, including
but not limited to electrical, telephone, cable and other communication
lines, shall, whenever practicable, be placed underground or moved
behind buildings.
I.
All surface water runoff from structures and impervious
surfaces shall be disposed of on site, but in no case shall surface
water drainage be across sidewalks or public or private ways. In no
case, shall surface water runoff be drained directly into wetlands
or water bodies. Drainage systems shall be designed to minimize the
discharge of pollutants by providing appropriately designed vegetated
drainage channels and sedimentation basins that allow for adequate
settling of suspended solids and maximum infiltration. Dry wells,
leaching pits and other similar drainage structures may be used only
where other methods are not practicable. All such drainage structures
shall be preceded by oil, grease and sediment traps to facilitate
removal of contaminants. All calculations shall be for a twenty-year
storm and shall be reviewed by the Town Engineer.
J.
In addition to the provisions of this section, all
other applicable requirements of this chapter shall be complied with.
K.
Storage areas. Exposed storage areas, machinery, garbage
dumpsters, recyclable storage, service areas, truck loading areas,
utility buildings and structures shall be screened from view of abutting
properties and streets using planting, fences and other methods compatible
with this chapter. Garbage dumpsters shall be located in designated
areas, and where feasible, shared with other uses.
L.
Craigville
Beach District implementing regulation: additional site development
standards.
[Adopted 1-19-2011 by Ord. No. 11-01 of the Barnstable County
Assembly of Delegates pursuant to Ch. 716 of the Acts of 1989 (Cape
Cod Commission Act)]
(1)
Stormwater
management. Within the Craigville Beach District, for nonresidential
uses including nonresidential parking lots, all new development, expansions,
modifications, alterations and changes in use shall obtain the approval
of the Building Commissioner for a stormwater management plan that
meets the following requirements:
(a)
Stormwater management and erosion controls shall use best management
practices, low-impact designs and other adaptive management practices
that at a minimum accommodate the twenty-four-hour, twenty-five-year
storm event and, to the maximum extent feasible, conform to the Massachusetts
Stormwater Management Standards adopted pursuant to 310 CMR 10.05(6)(k),
Policy, and guidelines as set forth in the Massachusetts Stormwater
Handbook; and
(b)
A long-term operation, inspection and maintenance plan that ensures
stormwater management systems will function as designed.
(2)
Planting
and vegetation management. Within the Craigville Beach District, for
nonresidential uses including nonresidential parking lots, all new
development, expansions, modifications, alterations and changes in
use shall obtain the approval of the Building Commissioner for a planting
and vegetation management plan that incorporates the use of native
and drought-resistant plantings that minimize the need for irrigation
and the use of pesticides and chemical fertilizers. Drip irrigation
should be used as an alternative to spray irrigation for establishing
plantings and maintaining plantings under extreme drought conditions.
(Editor's Note: See drawings at the end of this
chapter.)
A.
At least six copies are required of all site plan
sheets, drawings and written information. Submissions shall be delivered
to the Building Department.
B.
Within five working days of receiving a site plan,
the Building Commissioner or his designee shall distribute copies
of the site plan to the Department of Planning and Development, the
Department of Public Works and the Board of Health.
C.
Upon receipt of a site plan from the Building Commissioner or his designee, the agencies as noted in Subsection B shall respond in writing, by notations on the site plan, or both, as to the propriety of the proposed development, within the context of each agency's jurisdiction. Such response shall be made to the Building Commissioner or his designee within 10 working days of each agency's receipt of the site plan.
D.
The Building Commissioner or his designee may solicit
the advice of any other Town agency or department he deems necessary
to properly make the determinations required by this article.
E.
Site plans shall be reviewed for consistency with
zoning and other applicable regulations and standards, and within
20 working days of receiving a site plan, the Building Commissioner
or his designee, shall notify the applicant of any approval, conditional
approval or disapproval, stating reasons.
F.
One copy of the approved site plan shall be provided
each to the applicant, the Department of Planning and Development,
the Department of Public Works and the Board of Health. One copy of
the approved site plan shall remain in the records of the Building
Department.
G.
Upon completion of all work, a letter of certification,
made upon knowledge and belief according to professional standards,
shall be submitted to the Building Commissioner or his designee by
a registered engineer or registered land surveyor, as appropriate
to the work involved, that all work has been done substantially in
compliance with the approved site plan, except that the Building Commissioner
or his designee may certify compliance.
