Appendix B - Design Guidelines Introduction
TABLE OF CONTENTS: Overview The Site Local and Regional Requirements Summary of Regional Shopping Center Redevelopment Overlay District Summary of Cape Cod Commission Minimum Performance Standards Arriving at the Retail Center Introduction Design Principles Zoning Compliance Height Sign age Site Plan Conformance Exterior Walls Entries Service Areas/Loading Docks Elements of Form Exterior Massing of Mall Building &Anchor Stores Scale Materials Detail Sign age Guidelines Compliance Storefront Materials List
CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August25, 1997 Page B-1 Appendix B - Design Guidelines Introduction
Overview The Cape Cod Mall is the only enclosed retail mall on Cape Cod. Located in the heart of the Cape's most populated and commercial area, Hyannis, it sits at the junction of Rt. 132 & 28. The project serves a year round population of 199,000, which during the summer, increases to 500,000. It provides a unique shop ping experience to both permanent Cape Gadders as well as to the many visitors who yearly come to visit the Cape's unique beauty and environment.
Enhancing the community character to an already estab lished retail center, the Project
willExisting renovate Cape and Cod expand Mall, the ~~ ~M~IO~~~~~~~~~~~~~~~F~~~~t~ originally built in 1969. The design increases the sense of place and addresses the ~ particular need of strengthening the overall Cape community ~ character. The renovated single level mall will have 238,000 SF of retail stores, 3 anchor stores, 2 large tenant stores and a 13 screen movie theater.
This section describes the Cape Cod Mall and provides an overview of the planning and design intentions for the Project. This mall is being renovated to serve the Cape into the 21st Century while respecting and fitting in with the Cape's unique environment and beauty. Figure B-1 Locus Plan
The Site The Cape Cod Mall is a one-level mall located in a commercially zoned section of Hyannis which is the regional commercial area for the Cape. Six site entries provides automobile access into the Mall. A main entrance from Route 28, a main entrance and two secondary entrances off Route 132, a new access drive off the new Enterprise Road extension, and an entrance off Corporation Street, equally distributing traffic to six parking areas. Sidewalks and bikepaths were added to decrease automobile use and reduce traffic congestion to provide access to the mall from the surrounding area. Two major pedestrian/bike paths are located along Route 132 and Route 28 along the Mall property. Specially selected landscaping that is tolerable of difficult Cape weather conditions, will be used throughout the parking area and around the building perimeter. The Project will provide vegetated buffers between the mall and surrounding properties, to soften edges and corners and reduce the scale of the building in the overall landscape and create a more pleasant and safe environment than what exists today.
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Local & Regional Requirements
"Cape Cod is a special place, unique in both its natural environment and historic character. It has a rich, diverse landscape that includes compact historic villages connected by a network of wetlands, ponds, forest and open space. It is a place of abundant nature, surrounded by and connected to the sea. It is a place with distinctive architecture, combining traditional forms and materials in a variety of different styles." -
Designing the Future To Honor The Past: Design Guidelines for Cape Cod Prepared by the Cape Cod Commission
Cape Cod provides a unique historic environment for both its year round population and for the many visitors who make it one of America's best known seasonal vacation destinations. There is a substantial amount of local and regional concern with maintaining the beauty and environmental character of the Cape through design controls and land use policy. The developers of the Cape Cod Mall have spent a significant amount of time working with both the Town of Barnstable and the Cape Cod Commission staff to craft a project that is both of critical regional importance economically and at the same time improves and enhances the visual character of the Cape.
The developers of the Cape Cod Mall spent over one year working with the Town Council and Planning Department of the Town of Barnstable to write a Regional Shopping Center Overlay District section of the local Zoning Bylaw. Issues of height, bulk, visual screening, landscaping, signage, overall project size and parking were wrapped into a set of local regulations. These regulations balance both the town's interests and the needs of the Cape Cod Mall to redevelop a shopping center that will serve the whole Cape into the 21 •1 Century. Any and all construction by anchor stores, major tenants and tenants with exterior presence at the mall will be reviewed by the local building inspector for compliance with the Zoning Bylaw. All tenants are required to review and comply with the Zoning Bylaw, which is attached for your review.
The Cape Cod Mall Redevelopment is also subject to review by the Cape Cod Commission. The voters of Barnstable County approved the Cape Cod Commission Act in March 1990. The purpose of the Commission is to further "the conservation and preservation of natural undeveloped areas, wildlife, flora and habitats for endangered species; the preservation of coastal resources including aquaculture; the protection of ground water, surface water and ocean water quality, as well as the other natural resources of Cape Cod; balanced economic growth; the provision of adequate capital facilities, including transportation, water supply and solid sanitary and hazardous waste disposal facilities; the coordination of the provision of adequate capital facilities with the achievement of other goals; the development of an adequate supply of fair market housing; and the preservation of historical, cultural, archaeological, architectural and recreational values." The Commission reviews and regulates Developments of Regional Impacts which include all new or redevelopment over 10,000 sf. Their review process takes a minimum of6 to 8 months and can take much longer, depending on the scope and complexity of the project. The Commission's Regional Policy ~ Plan contains extensive goals, policies, Community Character/Design Standards and a set of Minimum Performance Standards and Other Developmental Review Policies that are the basis for any review and approval for projects on the ft Cape. ~ The Cape Cod Mall, in both the local and Cape Cod Commission review processes, has obtained the Cape Cod ~x - Commission and Town approval of the entire redevelopment project including the exterior design on theAnchors, ~ '§""- Majors and other tenants with an exterior presence. Representations have been made of what these buildings might ~~ look like, with the understanding that if their final designs are in substantial compliance with what has been ap- ~ .~ proved, then those tenants and anchors will be able to obtain building permits with only an administrative review of J ~ their designs. If an Anchor, Major or other tenant with an exterior presence chooses to substantially depart from the design approval in the permits for the Cape Cod Mall, they will be responsible for obtaining their own permits, which would include having to proceed through their own Cape Co~ mission application and review process
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Summary of Regional Shopping Center Redevelopmentc Overlay District
The Shopping Center Redevelopment Overlay District permits the redevelopment and expansion of a shopping center subject to the specific regulations and requirements contained in Section 3-6, which regulations and requirements shall govern even where they are inconsistent with or less restrictive than the other requirements of the dimensions, development intensity, parking, signage and Advisory Site Plan Review shall apply only to a Regional Shopping Center, and not to any other use that is allowed or permitted in the underlying zoning district.
Minimum Lot Frontage: Twenty feet
Minimum Side, Front and Rear Yards None (other than at the perimeter of the RedevelopmentArea)
Minimum Front Yard Setback Thirty feet (One-hundred feet along Route 28 and Route 132) (at perimeter of the RedevelopmentArea)
Minimum Side and Rear Yards Thirty feet (at perimeter of the RedevelopmentArea)
Maximum Lot Coverage as percentage 50% of LotArea of Redevelopment Area
Maximum Building Height 42.5 feet or two stories, whichever is lesser
Section 3-6. 7 (3) describes shylights, mechanical penthouses and architectural features not designed for human occoccupancy. Please see Figure B-2 below for a summary of this section.
FIGURE 3-6. 7 (3)C
Figure B-2 Feature Height Limitation
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Summary of Cape Cod Commission Community Character Minimum Performance Standards (for reference only) Minimum Performance Standards:
6.1.1 Additions or alterations to historic structures shall be consistent with the building's architectural style and shall not diminish its historic and architectural significance. The Massachusetts Historical Commission (MHC) shall review any projects which require a state or federal license, permit orfimding as defined by the National Historic Preservation Act for their conformance to the Secretary of the Interior's rehabilitation guidelines and for their effects on the historic significance of the property and district. The MHC will also assist the Commission in reviewing projects which will affect buildings listed on the State or National Registers of Historic Places.
6.1.2 The distinguishing, original qualities of an historic building, structure, landscape or site and its setting shall be preserved. The needless destruction, removal or alteration of historic material or architectural features shall be avoided unless the applicable local authority (historical commission or historic district commission) determines that such removal will not substantially alter or damage the integrity of the building or the site (see Guidelines for Referral of Historic Structures, Technical Bulletin 96-002).
6.1. 3 Where development is proposed on or adjacent to prehistoric or historic archaeological sites or sites with high archaeological sensitivity as identified by the Massachusetts Historical Commission or local historic commissions during the review process, it shall be configured so as to maintain and/or enhance such resources where possible. A pre-development investigation of such sites shall be required before a final design proposal is submitted. This will minimize difficulties and expense should the site be of archaeological or historic importance.
Other Development Review Policies: 6.1.4 Historic buildings that may be slated for demolition or relocation should be preserved on site and reused or incorporated into the overall design of the project unless reuse has definitely been shown to be infeasible. Distinguishing original stylistic features or examples of skilled craftsmanship of historic or aesthetic significance should be maintained or replaced with similar elements unless the local historical commission determines another alternative to be historically appropriate.
6.1.5 The reuse of historic structures in village centers is encouraged so as to promote revitalization of these areas. Where reuse has definitely been shown to be infeasible, these buildings should be replaced with structures of similar character, mass, proportion and scale.
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Minimum Performance Standards: 6.2.1 The height and scale of a new building or structure and any addition to an existing building shall be compatible and harmonious with its site and existing surrounding buildings. No new development shall include a single structure which has a footprint greater than 50, 000 square feet unless it can be demonstrated through the design of the building and vegetative or other screening methods that the project will not have adverse visual impacts on the surrounding community.
6.2.2 Where proposed development and redevelopment. is surrounded by buildings with distinctive architecture styles, building height and exterior materials shall be harmonious with the character of the surrounding area and new construction shall not obscure views of existing historic structures from public ways. In all cases, where new buildings and additions are proposed, the mass and scale of the building, roof shape, roofpitch, and proportions and relationships between doors and windows shall be harmonious among themselves and consistent with traditional Cape Cod architectural styles.
6.2.3 All new development shall provide adequate landscaped buffers in order to limit adverse visual impacts on the surrounding community. When new development is proposed adjacent to significant vistas, open landscapes, scenic roadways, historic districts or individual historic structures, landscaped buffers shall be provided in order to limit visual impacts on these resources fi·om the new development. Preservation of existing natural vegetation in these buffer areas is preferred.
6.2.4 Expansion or creation of strip development shall not be permitted. Redevelopment of existing strip development shall provide adequate buffers between parking areas and the street, and significant improvement to interior parking lot landscaping, as well as facade improvements and frontage buildings as necessary to improve the visual character of the site.
6.2.5 Landscaping that integrates buildings with their environment, enhances architectural features and provides amenities for pedestrians shall be provided on site by all new development.
6.2. 6 All development shall implement a landscape plan which addresses the functional aspects of landscaping, such as drainage, erosion prevention, wildlife enhancement, screening and buffering, wind barriers, provision for shade, energy conservation, sound absorption, dust abatement and reduction of glare.
6.2. 7 Exterior lighting in new development or redevelopment shall comply with standards including design, light source, total light cutoff andfootcandle levels defined in the Exterior Lighting Design Standards, Technical Bulletin 95-001.
6.2.8 The installation of billboards, off-site advertising (except approved directional signs) and internally lit or flashing signs shall not be permitted.
6.2. 9 All utilities for development including cable shall be placed underground except where the presence of natural features such as wetlands or archaeological resources prevent such placement.
6.2.10 Parking shall be located to the rear or the side of a building or commercial complex in order to promote tradi tional 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 completely infeasible.
6.2.11 Open storage areas, exposed machinery, refuse and waste removal areas, service yards and exterior work areas and parking lots shall be visually screened from roads and adjacent residential areas through fencing, stone walls or landscaping. Where landscaping is used as screening, it should be equally effective in summer and winte1: Landscape screening should be installed at a height, density and depth that provides for the full desired effect within three years growing time. Ifplantings are not an alternative due to site limitations, the facilities shall be screened from public view with materials harmonious with the building.
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Other Development Review Policies: 62.12 The integrity of natural landforms and broad, open views of the landscape as seen from any local, county or state-designated scenic roads and Route 6 should be maintained.
6.2.13 Existing views to the shore from surrounding areas should be maintained wherever possible.
6.2.14 The planting of shade trees along roadways to improve the visual quality of the area is encouraged. Such trees should be tolerant of roadside conditions and a minimum of3" caliper/diameter at breast height at time of planting.
6.2.15 Parking lots should be designed to accommodate average usage, (rather than peak day usage), where appropriate have pervious surfaces, and be planted with shade trees in the interior portions of the lot.
6.2.16 Landscape materials which are suitable to the climate and location of the site should be used.
6.2.17 Distinguishing original features of a site such as trees of greater than 6" diameter existing plantings and topography should be preserved where possible. Plantings on the street-facing side of buildings, window boxes and planters are encouraged. Benches or other seating arrangements and walkways within the development and linking to other buildings should be provided where appropriate.
62.18 Traditional building materials such as wood shingles, clapboards and brick should be used for new con struction and rehabilitation of existing structures.
6.2.19 In general, the size and color of all signs should be in scale and compatible with the surrounding buildings and street. When more than one sign is used, the graphics should be coordinated to present a unified image. Wooden signs, either painted or carved, are usually most appropriate.
6.2.20 All exterior lighting should be part of the architectural and landscape design concept. Fixtures, standards and exposed accessories should be concealed or harmonious with other project design materials.
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ARRIVINGATTHE RETAIL CENTER
The Cape Cod and New England vernacular will be prominent in the exterior mall image. Brick and sand colored stone-like material will make up the exterior facade, and landscaped lattice work and small tenant storefronts and canopies will serve as a backdrop for the building and site landscaping. Cape Cod themed entrances with brick piers, a decorative wave pattern motif and an overhang to protect from weather will clearly identify entries of the mall. Thematic small store entries will flank the mall entries and provide storefront windows, coordinated lighting, canopies and some may provide outdoor sitting areas. With the use of landscaping and amenities, such as benches and picnic areas located around the site, the total redevelopment area will function in more of a village atmosphere than what exists today. The arrangement of entries creates a cross flow of shoppers from the various access points and to the various uses in the building, whether it be from the movie theater, food court restaurant or stores. The public space can also be entered through the anchor stores. •
•
0 0 0 0 """"• •
•
1 Fl LEN E S 2 LEVELS • • Figure B-3 Proposed Cape Cod Mall Floor Plan
I. INTRODUCTION
It is the intent of these guidelines to define the qualities of exterior building design which will allow modern large-scale retail buildings to maintain their established identity while at the same time contributing to a coherent visual environment which is consistent with the long established public buildings of Cape Cod.
Modern retail buildings are far larger than most prominent buildings on Cape Cod. Further, they are de signed primarily for an internal display of merchandise which requires little or no fenestration and few access
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points. It is not the intent of these guidelines to alter these basic retail design principles, but rather to adapt them, insofar as possible, so that they are compatible with more traditional Cape Cod architecture.
The traditional architecture of Cape Cod's public buildings is primarily characterized by very simple massing and composition rendered with a limited pallet of natural materials. Many of the buildings are simple rectangular blocks with a base, a middle and a top. Entrances are frequently designed as porticos sym metrically placed. When appropriate, tower-like elements are added, again symmetrically. There is often one primary, dominant material and color and a secondary supporting material and color.
The most memorable qualities of the Cape's architecture are usually characterized by descriptions of its craftsman like detail. These guidelines aim to generalize the principal effects of those details rather than mandate a replication of them. The most important effects which this guideline intends to establish are the creation of a "human scale" and a visual consistency among all the project's structures.
II. DESIGN PRINCIPLES
It is the intention of the guidelines to create a visually rich environment in which each retail building exterior maintains its individuality while appearing to be part of a larger organization of structures. The elements which are intended to unify the buildings are:
1. Predominant use of brick as a unifying material on all elevations. 2. Articulate massing and facade composition to reduce overall building scale. 3. Ground Floor details which create a "human scale" and interest. 4. Prominent entry features which contrast with the project's unifying elements in order to create individual store identity.
WOOD
BRICK
PROJECTI NG BAYS ESTAB LI SH HU MAN SCALE AND INTRODUCE ARCHITECTU RAL RHYTHM
Massachusetts Maritime Academy - Buzzards Bay -
It is intended that the currently proposed building footprints be maintained with only minor exceptions for articulation in massing only. The buildings should present a lively facade to pedestrians approaching from the parking lots. Service courts and other service functions should be screened from major sightlines as much as possible while maintaining normal operating patterns.
Tenants who are responsible for larger elevations such as the anchor stores and majors, will have to pay attention to the scale, massing, rhythm of openings and materials used. Smaller tenants, such as stores and restaurants, which will be infilling openings left in the exterior mall building walls, will be expected to
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use a much finer grain of detail. All tenants who will be responsible for work on the exterior of the mall should refer to the design studies made by the Owner (attached) and to the Cape Cod Commissions "Designing the Future to Honor the Past: Design Guidelines for Cape Cod", specifically the section on architecture.
Ill. ZONING COMPLIANCE The Proposed Project must be in compliance with the Shopping Center Redevelopment Overlay District Zoning OrdinanceAmendment. The following issues are a summary of the requirements found within the Shopping Center Redevelopment Overlay District.
1. Height: Maximum building height is 42.5 feet or two stories, whichever is less. A special permit may be issued for architectural features which may exceed the maximum building height. These features must not exceed 60 feet in height and the length of the architectural feature over any single entrance shalt not extend over more than 25% of the entire length of the building wall above which such architectural features are located (mea sured on a building by building basis). Please see the Zoning Ordinance Amendment for more detailed information.
2. Signage: The total number of signs allowed on the exterior walls of the Cape Cod Mall will be the lesser of (a) two times the total number of exterior public entrances, or (b) 15 signs. The maximum letter height is 5 feet for signs accessory to Major Stores, 4 feet for other such signs. The maximum area per sign is 150 square feet for signs accessory to Major Stores, 100 square feet for other such signs. Please see the Zoning Ordinance Amendment for more detailed information.
IV. SITE PLAN CONFORMANCE
1. Exterior Walls: The proposed building footprints may be altered such that the outside edge of the exterior wall is within 20 feet of the approved proposed footprint. The overall building area should remain with the same total gross square footage after altering the footprint. Any modification to the building footprint should not result in material alteration to: 1. Overall project area 2. Traffic patterns or number of parking spaces 3. Reduced quantity or quality of landscaped areas 4. Site drainage patterns
2. Mall and Anchor Entries: The mall and anchor store entry locations should provide the s¢ e general relationship to the parking fields as they do in the approved proposed site plan. The~ umber of mall and anchor entries in the approved proposed site plan should not be reduced.
3. Service Areas/Loading Docks: The locations of the loading docks/service areas should remain in the locations shown on the approved proposed site plan. All loading docks/service areas should be appropriately screened to the extent practical within standard operating patterns from all nearby and public lines of sight. The use of vegetation, screen walls, and trellises are encouraged.
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~ ELEMENTS OF FORM
A. EXTERIOR MASSING OF MALL BUILDING & ANCHOR STORES Each building's massing should exhibit variation in wall plane and height at all mall and anchor entrances. Massing which creates pronounced shadow lines or enhances the placement of materials is preferred. Elements which tend to break down the scale of facades both horizontally and vertically are encouraged, such as porticos, pilasters, belt courses and cornices. Massing which clearly articulates the base, middle, and top of a building is strongly preferred. The massing of most traditional Cape Cod architecture is additive in nature reflecting either incremental growth or the simple stacking of related forms next to each other symmetrically. It is the intention that the primary massing of the buildings respect that pattern. Secondary variations which will enhance the modern retail identity of each building are encouraged.
IOP SYMMETRICALLY PLACED FE AIURE ELEMENT
PILASTERS DEFINE SIMPLE FORM
CLAPBOARDS CONTA INED WITHIN FRAMEWORK MIDDLE OF PILASTERS
PORTICO WllH CIRCULAR WOODEN COLUMNS
BASE
Church of St. Francis Xavier - Hyannis -
B. SCALE Modern fixture, layout and design flexibility of large scale retail buildings offer fewer elements with which to break down monolithic facades than do many other building types. The use of repetitive window and door patterns is highly restricted by the internal layout of the building type. Therefore, other details should be employed to create patterns of human dimension. This is particularly important at ground level. The use of brick details which create bays of finer dimension than the basic structural bay of the building are strongly encouraged. Vertical elements which reduce the impact of excessively long unbroken horizontal dimen sions are also encouraged. The use of light fixtures, environmental graphics, columns, canopies, display windows, lattices and similar devices are all encouraged.
WP
SIMPLE AWNING FORM FITS IN SIDE BUILDIN G FRAME
PORTI CO MIDDLE
BASE
Dennis Playhouse - Scargo Lake - CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August25, 1997 Page 8-11 Appendix B - Design Guidelines
C. MATERIALS The Cape Cod Mall is located in an area which endures salt air, high winds and dramatic temperature changes, and ongoing maintenance programs are a major consideration in material selection. Therefore traditional materials of proven durability found on the Cape will be predominantly used. The primary materi als to be used on building exteriors should be: standard or modular brick, metal or wood-framed glass, stone, cast stone, slate and metal.
INTEGRATION OF DIVERSE MATERIALS AND ELEMENTS OF FORM
srucco
BRICK CORNER PILASTER
Our Lady of Hope • Barnstable •
Secondary materials, comprising less than the total area of the primary materials on any anchor store or mall building exterior, may include: glass fiber reinforced concrete (GFRC), exterior insulating and finishing systems (EIFS), concrete masonry units, tile and wood clapboards.
The anchor stores and base mall building shall adhere to the materials listed above. For smaller tenants with exterior storefronts, please seeAppendixA for a complete list of acceptable and unacceptable materi als.
~~~?~~::_ ___ UPPER WIDOWS HAVE VERTICAL PROPORTION
LOWER SHOP WINDOWS HAVE HORIZONTAL PROPORTION
PEDESTRIAN SCALE AMENITY Al SIDEWALK LEVEL
The Brewster Store • Brewster •
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D. DETAIL It is the intent of these guidelines to encourage the use of as few materials as possible to compose the exterior surfaces of the project. This is consistent with both the local, traditional architecture and the need for a coherent visual effect throughout the project. All buildings should have a base, middle, and top. All buildings should employ elements similar to pilasters, columns, horizontal banding or projections and fenestration which results in a balanced composition of horizontal and vertical components.
A B A
TOP
MIDDLE
Town Library and District Court - Harwich -
Most traditional Cape Cod architecture tends to emphasize rectangular bay or window proportions which are higher than they are wide. However, traditional ground level reta il display windows are usually horizontally proportioned. Fenestration is by "punched" openings rather than continuous window wall systems. Pitched roofs or flat roofs with parapets are equally acceptable, but care should be taken that the building does not meet the sky in one continuous, unbroken horizontal line, and that the roof types are suitable to the larger scale of the mall buildings.
SIMPLE "PUNCHED"
SECONDARY OR FEATURE VOLUME
PRIMARY VOLUME
~ West Parish Meeting House
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Contemporary interpretations of traditional elements such as roof walks, balconies with balustrades, col umns and pilasters are encouraged. Decorative elements such as medallions, ornamental metalwork, and environmental graphics consistent with modern retail design are also encouraged.
TOP
VERTI CALLY PROPOR TI ONED BAY SPACIN G MIDDLE
BASE
Pine Grove Academy - Harwich -
E. SIGNAGE
1. Pylons The Proposed pylon signs for the Cape Cod Mall will comply with the same type of sign found at Mashpee Commons cinemas, as requested by the Cape Cod Commission. Illumination is only through the letters on the sign while the complete interior of the sign is not shown as lighted.
SIGNAGE DIAGRAM
AREA IN WHICH ILLUMINATION IS D UNACCEPTABLE AREA IN WHICH ILLUMINATION IS ACCEPTABLE
LIMIT OF SIGN
2. Building Signage Sign design should complement the design of the exterior facade on which it is placed. The sign materials, color, lettering, style and shape should complement the building design.
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Halo illuminated signs are encouraged for signs on the building. All signs should comply with the Shopping Center Redevelopment Overaly District Zoning Bylaw as previously stated above. Any internally illuminated signs are unacceptable.
VI. GUIDELINES COMPLIANCE These guidelines aim to establish an architectural design framework for the exterior design of all buildings which will encourage creative retail design solutions that clearly demonstrate sensitivity to the architectural traditions of Cape Cod's public buildings. Designs which are more than a reinterpretation of past form are encouraged. It is not desirable to fix prescriptive standards for massing, elements of form and scale. Compliance will be judged by conformance to the spirit and intent of the design to create interesting retail buildings of regional materials and human scale, rich in detail by comparison to other regional shopping centers in areas lacking the historical context and unique environment of Cape Cod.
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Exterior Storefront Materials GENERALLY ACCEPTABLE GENERALLY UN-ACCEPTABLE STOREFRONT MATERIALS STOREFRONT MATERIALS METALS METALS •Polished and/or brushed stainless steel •Anodized aluminum •Brass or bronze, polished or brushed •Simulated metal •Aluminum, polished •Antique metals •Baked enamel •Copper OTHER •Painted gypsum board on storefront ENCLOSURES •Carpet •Clear-tempered, frameless glass doors •Mirror or reflective material •Wood or stainless steel framed doors •Translucent fiberglass sheeting •Horizontal sliding glass door (without floor track) •Vinyl accordion doors
SOLID CORE LAMINATE PLASTIC •Matte finish •Plastic laminate with glossy finish •Matrix/pattern finish •Textured or colored acrylic (imitations •Fountainhead, Corian or equal stained glass or mirror.) •Vinyl wallcovering or wallpaper CERAMIC TILE, MASONRY, AND STONE •Plexiglas •Polished or hored granite •Marble CERAMIC TILE, MASONRY AND STONE •Ceramic tile •Clay shingles or similar material •Stucco •Other stone, polished or honed WOOD •Glass reinforced gypsum (GRG) •Rustic finishes •Pegboard WOOD •Distressed wood •Hardwood, painted or stained •Masonite •Shingles GLASS •Cork •Clear-tempered (minimum 1/2" thick) butt glass with polished or beveled edges (no silicone) •Multiple window panes •Etched, beveled, sandblasted, or stained glass •Glass tile •Glass block
Simulated materials may be acceptable depending on the quanitity, location, particular construction detail.
Other materials not listed in this list will be subject to approval from the Cape Cod Commission staff review.
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Elevation Massing and Materials - Illustrative Examples
Tl'flCAt TYl'.IC/\I. tlAY £JAY RAISED &. f'R ID.ENHTY EU:MrnT ®ENTRY BAY Primary Materials Define Entry TYPICAL lYriCAL MY llAY RAISED & PROJECTED f.MTRY MASSING ®ENTRY BAY Secondary Materials Define Entry CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August 25, 1997 Page 8-17 Appendix B - Design Guidelines Elevation Massing and Materials - Illustrative Examples cont'd NZ t l'ROJECTION GREMER 'fHAN N>'O FEET mr - - ·ruNCHED" ()f'ENlt-105 VF.RllCAUY l'ROPORT IONED MIPDL!: PRIMARY MArEl:Jr\L Al CORtlEKS 6A5E ® SPECIAL BAYS Primary Materials Define Special Condition ~· , I, 1\/2 A T MIDDLE mMN l;IASE @ SPECIAL BAYS Secondary Materials Define Special Condition CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August25, 1997 Page B-18 Appendix B - Design Guidelines Elevation Massing and Materials - Illustrative Examples cont'd ror D c MIDDLE ""* 6 PAf;E A L 1 USE OF O/SPl.AY 1~1MDC/\1'5 TO 5 UtlDIVlDE f'RJMAR:Y MYS @ TYPICAL BAY Primary Materials Define Typical Bays MATERl/\1..6 /\T · FUJlf.'JNG f.\AYS: TOY MIDPLE 1 USE OF DlSPLAY \\1HD<1.'ff.f lO 5 1JUDMDE: f'KJMA"'1" UAY!> ®TYPICAL BAY Secondary Materials Define Typical Bays CAPE COD MALL RENOVATION FINAL EIR -JOINT REVIEW PROCESS August 25, 1997 Page B-19 Appendix B - Design Guidelines Elevation Massing and Materials - Illustrative Examples cont'd "i'"L°Al -FACADE wm1 "PUNCHED' Ol'F.NllW~J FENESTRATION AllD lJETAIL U5Ell TO Ri'D\JCF. !;CALE: lOI' P'RIMARY MATERIAL DECORATIVE DETAILS fO Rf.DUCE 5CAl.f. MIDDLE SECONDAKY MATERIAL • A$ INFILL @TYPICAL BAY Primary Materials Define Typical Bay FLAT FAGA£JE WITH ·ruHCHED" OPENiN PRIMN,'Y MATERIAL DECORATIVE DETA ILS MIDDLE TO REDUCE SCALE PRIMARl' MATERIAL • AS INFILL BASE ® TYPICAL BAY Secondary Materials Used to Reduce Scale and "Break-Up" Facade Between Abutting Bays of Primary Material CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August 25, 1997 Page B-20 Appendix B - Design Guidelines Elevation Massing and Materials - Illustrative Examples cont'd TOI' MIDDl.E PEl1 ® TYPICAL BAY TOf' MIDDLE ei:Lr BASE ® TYPICAL BAY CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August 25, 1997 Page B-21 Appendix B - Design Guidelines Proposed Signage SAMPLE SIGNAGE - Solomon Pond Mall. Daytime SAMPLE SIGNAGE - Solomon Pond Mall. Nightime CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August25, 1997 Page B-22 Appendix 8 - Design Guidelines Special Facade Treatment TRELLISES - Cambridgeside Galleria TRELLISES - Cambridgeside Galleria CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August25, 1997 Page B-23 Appendix B - Design Guidelines Samples of External Insulating and Finishing System (EIFS) DRYVIT DRYVIT CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August25, 1997 Page B-24 Appendix B - Design Guidelines Samples of External Insulating and Finishing System (EIFS) cont'd SENERGY. Inc. STO. Corp. SENERGY. Inc. CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August 25, 1997 Page B-25 AUG-22-97 FRI 04: 2 6 PM RKG AS S OCIATE S 60386 8 64 6 3 P.0 3 Cape Cod l\'Iall Response: Economic Development Issues from June 30, 1997 Final Scoping Letters 1. Economic Development a) Comment: Annual wages should be broken out for managerial, full-time non-managerial employees, and part-time employees. Response: From the surveys of Mall tenants, an average annual wage of approximately $19,000 was indicated for full-time employees and an average annual wage of approximately $5, 100 for part-time employees was indicated. These surveys did not make a distinction between managerial and non-managerial wages, also, these surveys excluded bonuses, commissions, and other incentive pay. Subsequent conversations with representatives of the Cape Cod Mall indicated that an average range for store managerial employees, exclusive of bonuses and/or commissions, was $25,000 to $35 ,000. In this analysis, the average annual wage of all retail employees for Barnstable County, at approximately $14,900, has been used. b) Comment: The applicant should commit to hiring a certain percentage of Cape Cod workers to fill these new positions. Response: The Proponent will not be hiring significant additional staff after renovation of the Cape Cod Mall. Additionally, hiring practices for retail employees at the Cape Cod Mall, after renovation, are largely the responsibility and decision of individual merchants, shopkeepers and store managers. As such, the Proponent cannot require new Mall tenants to adhere to any pre-determined hiring guidelines or quotas. However, the Proponent will encourage Mall tenants to hire local (Barnstable County) residents. From the surveys of Mall tenants, nearly two thirds of the store managers interviewed indicated that 75% or more of their employees were Cape Cod (Barnstable County) residents. Another one third of the store managers stated that anywhere from one half to three fourths of their employees were Cape Cod residents. It is reasonable to estimate that additional retail employment, in terms of place of residence and as a result of the Cape Cod Mall Renovation, would mirror these survey respondents. 25 AUGUST, 1997 AUG- 22 - 9 7 FRI 04:27 PM R K G A SSOCIATES 60386 8 6463 P.04 Cape Cod l\tl all Response: Economic Development Issues from June 30, 1997 Final Scoping Letters c) Comment: The applicant should commit to encourage Cape Cod construction workers and subcontractors and be required to file a report with the Commission post construction detailing the payroll and number of Cape Cod workers and subcontractors. Response: The Proponent will encourage the hiring of Cape Cod construction workers and subcontractors in two ways. First, the Proponent's contractor, Beaver Builders, plans to set up a hospitality room near the construction site and invite area subcontractors to review the project and fill out pre-qualification questionnaires. During construction, Beaver Builders will monitor the residence location of all contractors working on the Mall renovation. Secondly, the Cape Cod Mall will maintain a list of local subcontractors that wish to be considered for individuals tenant's construction. This list will be available to the tenants and their contractors to assist in the selection of subcontractors. The Proponent believes these efforts will be effective to encourage the hiring of Cape Cod construction workers and subcontractors. d) Comment: Applicant should estimate the total amount of current Main Street sales and what percentage of totaf Main Street sates the $0. 9 million represents. Response: From the interviews with Main Street merchants, an average of $180 in sales per square foot was indicated. From the inventory of Main Street merchants there is approximately 223,743 square feet of retail space (in specialty retailing, apparel, housewares, hardware and gifts shops). This equates to an estimated sales from these Main Street merchants of (223,743 square feet X $180/square foot) or $40,273,740. Therefore the estimated sales transfer of $900,000 from Main Street merchants would represent 2.2% of these sales. It is important to note that this estimate of transferred sales has been applied only to the sales base of competitive retailers. If the additional sales to other Main Street merchants such as restaurants and drinking places were included in this analysis, then the percent of overall sales transfer from Main Street merchants would be less. For example, the 1992 U.S. Census of Retail Trade indicated that the average annual sales per eating/drinking establishment (in 1992) in the Town of Barnstable was approximately $500,000. If these average annual sales are held constant and applied to the 38 restaurants in downtown Hyannis, which were inventoried in this analysis, this results in an additional $19.0 million in sales from among Main Street merchants. Transfer of $900,000 25 AUGUST, 1997 2 AUG-22-97 FRI 04:28 PM R K G ASSOCIATES 6038686463 P.05 Cape Cod Mall Response: Economic Development Issues from June 30, 1997 Final Scoping Letters in sales against a base of $59.0± million would indicate an overall transfer of 1.5% of sales from downtown businesses. e) Comment: The applicant should clarify how downtown Hyannis merchants could effectively recapture these safes Jost from competing with the renovated Cape Cod Mall. Response: The existing shuttle bus service will remain in place between the Cape Cod Mall and the downtown Main Street. During the peak shopping season, the Proponent has committed to sponsoring supplemental service to the CCRTA year-round Sealine. As such, this would continue to provide transportation between these two commercial centers in Hyannis during the peak shopping season. Additionally, the Proponent has indicated that downtown merchants would be able to utilize the existing information kiosks within the Cape Cod Mall. These kiosks provide existing store directories and promotional brochures/literature to consumers at the Cape Cod Mall. The downtown merchants will be able to utilize these kiosks in a similar fashion, with kiosk space donated, free of charge, by the Proponent. f) Comment: The applicant should provide an estimate of the cost to the Town of Barns table of maintaining infrastructure proposed by the Mall expansion, the FEIR should provide a breakdown of these costs. Response: The Cape Cod Commission has indicated that the "extension of Enterprise Road will occur sooner than scheduled by the Town of Barnstable since private · funds will be used." This would suggest that Enterprise Road has long been recognized as a problem roadway and that the Town of Barnstable has been planning improvements to this roadway. Therefore, the Town has already accepted any expenses associated with the improvement or its ongoing maintenance. However, the ongoing expense of maintaining the proposed Enterprise Road extension has been factored into this analysis. The proposed Enterprise Road extension encompasses an estimated 1 ,130 feet {developed by RD. Vanasse & Associates). In 1995, according to Elvia Rodrigues, Supervisor of Highway Maintenance (Town of Barns table), the average costs for routine roadway maintenance were approximately $3 ,267 per mile (in terms of lineal feet this cost is estimated to be approximately $0 .62 per foot). Mr. Rodrigues indicated that such maintenance includes sweeping, line 25 AUGUST, 1997 3 AUG-22-97 FRI 04:29 PM RKG ASSOCIATES 6038686463 P.06 Cape Cod Mall Response: Economic Development Issues from June 30, 1997 Final Scoping Letters painting, signage, pothole repair, brushing, fitter removal, catch basin cleaning and other routine matters. Applying the above average of $0.62 per foot equals ($0.62/foot X 1, 130 foot extension) or $700 in additional, annual roadway maintenance expenses. In this analysis, the Cape Cod Mall Renovation has been estimated to contribute an adjusted additional $163 ,004 in property taxes (based on the FY97 tax rate) to the Town of Barnstable. The estimated expenditure to provide municipal services to the Cape Cod Mall Renovation (based on the number of net new employees) is $90,978. Annual roadway maintenance costs have been estimated at $700. Deducting these estimated expenditures results in a positive increase of $71,326 in property tax revenue for the Town of Barns table. Annual permits and fees for food and liquor result in an ' additional $5,880 in revenue. 25 AUGUST, 1997 4