A guide to the development of regional impact review process

8 Pages·1996·0.6 MB·English

by  Cape Cod Commission

UMASS/AMHERST
A
Guide
mat
BiEDtt OETfi t
to the
Development
of
Regional Impact
Review Process
Preparedbythe
Cape Cod Commission
January 1996
2
Introduction
TheCapeCod Commission is a regional land useplanning and
regulatory agencycreatedbyanActoftheMassachusetts
General Courtin 1990. TheCommission reviewsprojects
whichpresentregional issues identified in theAct, including
water quality, traffic flow, historicvalues, affordablehousing,
open space,natural resources and economic development.
This guide answers questionsfrequentlyasked aboutthe
DevelopmentofRegional Impactreview process. Membersof
thestaffare available toprovideassistancewithquestionsyou
mighthave.
1, What is a Development ofRegional
Impact?
There are certain developmentprojects that, due totheirsize,
locationorcharacter, affectmorethanonecommunity. For
example, a proposed commercialdevelopmentmayimpact
water quality in two towns. TheCapeCod CommissionAct
calls such aprojecta DevelopmentofRegionalImpact (DRI).
2, Who needs to go through the DRI
review process?
Aprojectmaybereferred totheCommissionfor DRI reviewin
oneofthreeways:
a) Mandatory Referral.
DRI review is requiredbylawifa projectexceeds a specific
threshold. Examplesofprojectswhichneed togo through
mandatoryDRI reviewbytheCapeCodCommissionarethose
involving:
• subdivisionsofthirtyacresormore
• developmentofthirtyormoreresidential lots or
dwellingunits
• developmentoftenor morebusiness,officeor
industrial lots
• commercial developmentorchangeofuse forbuildings
greater than 10,000 squarefeet
• transportationfacilitiesforpassage toorfrom Barnstable
County
• demolitionormajorchanges tosomenationalor state-
recognizedhistoric structures
• bridge, ramp orroad constructionprovidingaccess to
several typesofwaterbodies andwetlands
Cape CodCommission
3
new constructionorchangeofuseinvolvingoutdoor
commercialspaceofgreaterthan40,000squarefeet
b) DiscretionaryReferral.
DRI review mayalsoberequired forprojectswhich donot
meeta threshold butwhichareforwarded to theCommission
from thetowninwhich theyarelocated. TheCommission
mustfirstvotetoacceptthis typeofreferral as a development
whichhas regional impacts.
c) Review underMEPA.
Projects requiringreview under theMassachusetts Environ-
mentalPolicyAct(MEPA) mayalso require DRI review. An
applicantmayrequestajointreviewprocesswith thestateand
theCominission.
Foraninformalopinionregardingwhetheraprojectqualifies
asaDRI, anapplicantmaycontactaCommissionstaffmember
listed attheend ofthisbrochure. Inaddition, the applicantor
townmayrequestaJurisdictionalDetermination from the
Commission. This is a21-dayprocess inwhichtheCommis-
sionwill determinewhetherornota projectqualifies as a DRI.
3. Wltatprojects are not subject tofull
DRI review?
Projects thataredetermined tobeDRIsmay, undercertain
circumstances, receiveanexemptionfromfullDRI review. In
ordertoqualify, anapplicantmustprovea hardshipor
demonstrate thataprojectdoesnothaveregional impacts.
Projects thatobtained certainlocal permits as specified in the
CapeCod CommissionActpriortoJuly 1, 1989 areexempt
from DRI review.
3225Main Street,Barnstable,MA 02630
4
How
4. is a project referred?
Theformalreviewprocessstartsbyapplyingfortownpermits
toinitiatethelocalpermittingprocess. Ifaprojecttriggersone
oftheabovethresholds, thelocalpermittingauthoritywill
refer theprojecttotheCommissionfor DRIreview.
5. Wltere does an applicant start?
Apre-applicationconferencewithCommissionstaffis
encouragedwhile a projectisintheearlyplanningstagesin
order forCommissionstafftoassistwithsiteplanning, design
issuesand theapplicationprocess.
Theapplicantshouldinitiatethetownpermittingprocessto
begin thereview. IftheCommissionreceives a referralonthe
project, the localpermittingtimeclockissuspended until the
DRI review iscompleted.
Thenextstep isfortheapplicanttosubmita DRIapplication.
Theapplicationincludesquestionsaboutpropertyownership,
projectlocationand description. Projectplans arealso
required tobe filed. The Commissionstaffisavailabletohelp
completetheDRIapplicationform.
6. How long does the review take?
Acompleteapplication iskey toa timelyreview. Ouraverage
review time todatehasbeenaboutfivemonths, although it
Cape CodCommission
canbeshorter. Statelawrequirescompletionofthereview
processwithinsevenmonths, unless there ismutualconsentto
extend thisperiod oftime. TheCommissionseeks tomakea
decision asexpeditiouslyaspossible.
Open Complete
Hearing Hearing Decision
r ^
60Days 90Days 60Days
\ y \ )
7. W/io conducts a DRI review?
TheCommissionis made up ofnineteenappointed members.
Reviewofaprojectwillbe assigned toasubcommitteeoffive
Commissionmembers (oneofwhommaybe thelocal repre-
sentative) whowillhold atleastonepublichearingonthe
projectinthetowninwhichtheprojectis located. Commis-
sionstaffwillpreparea reportontheprojectfor this subcom-
mittee. Once theirreview iscomplete, thesubcommitteewill
makearq^ortto thenineteen-memberCommission,whowill
hold afinalpublichearingandvoteonthe project.
8, Wltat does the Commission lookfor
when reviewing a project?
Tobeapproved, aprojectmust:
• show thatthebenefits toCapeCodoutweighthe
detriments
• beconsistentwiththeCapeCodCommissionAct, the
town'scomprehensiveplan, and the BarnstableCounty
RegionalPolicyPlan
• beconsistentwithlocaldevelopmentbylaws
• beconsistentwithanydesignated DistrictsofCritical
PlanningConcern, areaswhichhavebeendesignated for
specialprotectionofimportantresources.
TheDRI review processalsoincorporateslocalconcerns
wheneverpossible.
Inordertobeapproved, a projectmayberequired tomeet
certainconditions, suchascontributinga fairshare to traffic
improvementsorprovidingaffordablehousinginnew
residentialdevelopments.
3225Main Street,Barnstable,MA 02630
6
9. WItat happens after DRI review is
complete?
Afterreceivingapproval fromtheCapeCod Commission, the
applicantwill need tocompletethe townreview and permit-
tingprocess inordertoobtainthenecessary local approvals to
proceedwith theproject. The timeclock ofthelocalboard,
whichwas suspended duringDRI review,willresume after
theCommissionmakes its decision.
10. How can an applicant keep costs down?
TheCommissionwillcoordinatelocalreview and Commission
review throughajointscopingprocess, savingtimeand
money. ContactCommissionstafffor furtherinformation.
Commissionstaffmembers and resources areavailable to
provideassistanceand tominimizeanyduplicationofeffort.
Timelysubmissionofrequested informationwill ensure that
theprocesswillproceed smoothly.
Siteplansubmissionrequirementsaresimilar to thosethatare
requiredby townboards.
Feesvaryaccordingto thetypeofproposed projectand are
listed intheDRI application. Undersomecircumstances, afull
orpartialwaiverofthefilingfeemaybegranted.
Thefollowinglistofavailableresourcesand staffis included in
thisbrochuretoassistwiththe DRI reviewprocess. For
furtherinformationpleasecall astaffmemberlistedbelow at
[phone].
Staff List
• Overall Policy Questions, Community Liaison •
ExecutiveDirector: Armando Carbonell
J.
DeputyDirector: MargoFenn
• DRI Facilitator •
ChiefRegulatory Officer: DorrFox
• Regulatory Review •
StaffCounsel: PattyDaley
Planners: Andrea Adams, GregGuimond,Sarah Korjeff,
Sharon Rooney, KathySferra,Tana Watt, Gay Wells
Commission Clerk: KathiePeters
Cape CodCommission
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• Informal Jurisdictional Determination •
ChiefRegulatoryOfficer: DorrFox
StaffCounsel: PattyDaley
• Planning Assistance •
Wetlands, natural resources, openspace: KathySferra
Landuse,zoning: DorrFox,GregGuimond
Siteplanning: GregGuimond, SharonRooney
Historicpreservation: SarahKorjeff
Landscapedesign: SharonRooney,Tana Watt
• Geographic Information System •
SystemsManager: GaryPrahm
Technical: BenSmith
• Publications •
Communications Coordinator: DanHamilton
• Economic Development •
EconomicDevelopment Officer: Jim O'Connell
ResearchAnalyst: MarilynFifield
• Affordable Housing •
AffordableHousingSpecialist: Ed AUard
• Transportation •
ProgramManager: Bob Mumford
Technical: Lev Malakhoff, PaulTilton,
PriscillaLeclerc, SuePommrehn
• Solid Waste •
Coordinator: DaveHall
• Hazardous Waste •
Planner: AndreaAdams
• Water Resources •
ProgramManager: TomCambareri
Technical: Ed Eichner, Gabrielle Belfit,
Donna McCaffery, KenLivingston
• Coastal Issues •
MarineResources Specialist: PatHughes
CZMCoordinator: TrumanHenson
• Support Staff •
SpecialAsst. to Exec. Director: GailCoyne
AdministrativeAssistant: KeriGaboon
Clerks: PriscillaPrahm,Gail Hanley,
LouiseCote
3225Main Street,Barnstable,MA 02630
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Resource List
The Cape Cod Commissionhas publications that are
available for public use. Commissionstaffis also
available to assist in interpretingthem. The general
categories ofinformation that are available include:
The Cape Cod CommissionAct, the state legislation
establishing the Cape Cod Commission.
TheRegional Policy Plan and supportingdocuments,
which are the regional standards guiding development
onCape Cod.
Regulations supporting the intent ofthe Cape Cod
Commission Act, including the Cape Cod Commission
Regulations ofGeneralApplication, and the Administra-
tive Regulations.
Policies governingspecific Commissionprotocol,
includingHardship Exemption Requests, Change of
Use, Affordable Housing, and Revisions to Approved
DRIs.
TechnicalBulletins and Studies on specific topics with
which yourprojectmaybe involved, includingnitrogen
loading, open space, habitat assessment, and traffic fair
share guidelines.
ProjectReports completedbyprior applicants and their
consultants thatmay contain information applicable to a
project.
Guidance Documents such as Referral ofHistoric
Structures, District ofCritical PlanningConcern (DCPC)
Guidance Document, and design guidelines for develop-
ment.
Applications that are required to initiate Commission
review, such as those forDRIs, ExemptionRequests, and
JurisdictionalDeterminations.
[phone]