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. CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August 25, 1997 Page B-2 Appendix B - Design Guidelines Introduction 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 CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August 25, 1997 Page B-3 Appendix B - Design Guidelines Introduction 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 CAPE COD MALL RENOVATION FINAL EIR - JOINT REVIEW PROCESS August 25, 1997 Page B-4 Appendix B - Design Guidelines Introduction 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