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<br />consideration by towns or the commission as appropriate
<br />during the development review process.
<br />
<br />Other Development Revierv Policies
<br />1.1.5 Adequate infrastructure, induding water and sewer,
<br />should be provided by public and private means in certified
<br />growth/ activity centers to support appropriate levels of
<br />density as determined by towns in their local comprehensive
<br />plans.
<br />
<br />1.1.7 Appropriate redevelopment of existing residential and
<br />commercial areas and construction within existing
<br />subdivisions should be encouraged in areas that have the
<br />capacity to sustain the impacts of this additional development
<br />in order to accommodate growth while minimizing additional
<br />subdivision and development of land.
<br />
<br />1.1.9 "Where appropriate, use of transfer of development rights
<br />should be encouraged in order to concentrate development in
<br />certified growth! activity centers with adequate infrastructure
<br />and preserve open space in outlying areas.
<br />
<br />1.2 Goal
<br />To preserve and enhance agricultural uses that are
<br />environmentally compatible with the Cape's natural resources
<br />in order to maintain opportunities to enjoy the traditional
<br />occupations, economic diversity, and scenic resources
<br />associated v\rith agricultural lands.
<br />
<br />Minimum Perfonnance Standards
<br />1.2.1 New development adjacent to lands in active agricultural
<br />production shall maintain or provide a thickly vegetated
<br />buffer of sufficient width to prevent conflicts between the
<br />development and existing agricultural uses. New agricultural
<br />operations in developed residential areas shall also provide a
<br />buffer to minimize impacts on these adjoining areas.
<br />
<br />Other De'uelopment Review Policies
<br />1.2.2 Management practices such as those developed by
<br />Cooperative Extension and Soil Conservation Service should
<br />be encouraged to maintain the productivity of agricultural
<br />lands and minimize use of chemical fertilizers and pesticides
<br />that could adversely impact the environment.
<br />
<br />1.2.3 Development unrelated to agricultural operations should
<br />be designed so as to avoid or minimize development on lands
<br />capable of sustained agricultural production as evidenced by
<br />soils, recent agricultural use, and! or surrounding agricultural
<br />use.
<br />
<br />2.2 COASTAL RESOURCES
<br />
<br />2.2.2 Goal
<br />To limit development in areas subject to coastal storm
<br />flowage, particularly high-hazard areas in order to minimize
<br />the loss of life and structures and the environmental damage
<br />resulting from storms, flooding, erosion and relative sea-level
<br />rise.
<br />
<br />Minimum performance standards
<br />2.2.2.1 Except as specified in Section 2.2.2.5, no development
<br />or redevelopment shall be permitted within FEMA V-flood
<br />zones. Existing structures may be reconstructed or renovated,
<br />provided there is no increase or floor area or intensity of use.
<br />As an exception, where there is no feasible alternative, water-
<br />
<br />dependent structures and uses may be permitted subject to
<br />the approval of all permitting authorities.
<br />
<br />2.2.2.2 In order to accommodate possible relative sea-level rise
<br />and possible increased storm intensity, ensure human health
<br />and safety, and protect the integrity of coastal landforms and
<br />natural resources, all new buildings, including replacements,
<br />or substantial improvements to existing structures \vithin
<br />FEMA A-zones shall be designed to accommodate the
<br />documented relative sea-level rise rate in Massachusetts of at
<br />lease one foot per 100 years, except as provided in Section
<br />2.2.2.11 and, in V-zones, shall be designed to accommodate a
<br />relative sea-level-rise rate of two feet per 100 years.
<br />
<br />2.2.2.3 Except as specified in Section 2.2.2.5, no new
<br />development or redevelopment shall be permitted on barrier
<br />beaches and coastal dunes as defined by the Wetlands
<br />Protection Act and associated regulations and policies.
<br />Existing structures may be reconstructed or renovated,
<br />provided there is no increase in flood area or intensity of use,
<br />or conversion from seasonal to year-round use.
<br />
<br />A. If the reconstruction/renovation is greater that 50 percent
<br />of the market value of a structure, and is located within a
<br />V-zone, the lowest horizontal structural member shall be
<br />elevated at least two feet above the lOa-year flood
<br />elevation. If the structure is located in the Z-zone, the
<br />lowest floor shall be elevated at least one foot above the
<br />lOa-year flood elevation, except as provided in Section
<br />2.2.2.11. On a barrier beach or coastal dune and in either
<br />the V or AO zone, the structure shall be on open pilings to
<br />allow for storm flowage and beach and dune migration.
<br />
<br />B. If the structure is on a barrier beach or dune and is outside
<br />the lOa-year coastal floodplain, and is proposed to be
<br />reconstructed / renovated greater than 50 percent of its
<br />market value before reconstruction and renovation, it shall
<br />be elevated at least MO feet above grade on open pilings to
<br />allow dune migration.
<br />
<br />Water-dependent public recreational facilities in these
<br />locations may be developed, providing that it can be
<br />demonstrated that the proposed development will not
<br />compromise the integrity of coastal resources and is
<br />appropriately elevated on pilings or flood proofed.
<br />
<br />2.2.2.4 Development and redevelopment on or within 100 feet
<br />landward of a coastal bank or dune shall be designed to have
<br />no adverse effect on the height, stability, or the use of the
<br />bank or dune as a natural sediment sources. In areas where
<br />banks or dunes are eroding, the setback for all ne"" buildings
<br />and septic systems to the top of the coastal bank or dune crest
<br />shall be at least 30 times the average annual erosion rate of the
<br />bank or dune.
<br />
<br />2.2.2.5 Where fire, storm, or similar disaster has caused
<br />damage to or loss of buildings in FEMA A- and V-zones, on
<br />barrier beaches, coastal banks, or coastal dunes, of greater
<br />than 50 percent of their market value, all reconstruction shall
<br />be in compliance with current applicable regulations and shall
<br />be designed in accordance ",,"1th Sections 2.1.1.4, 2.2.2.2, 2.2.2.4,
<br />2.2.3.1, and 2.2.3.2. Any reconstruction shall not enlarge or
<br />expand the use of an existing structure.
<br />
<br />2.2.2.6 Except as provided in Section 2.2.2.11, no new public
<br />infrastructure or expansion of existing infrastructure shall be
<br />made in flood hazard zones (FEMA A- and V-zones) unless it
<br />is shown that there is an overriding public benefit provided
<br />and provided that such infrastructure will not promote new
<br />growth and development in flood hazard areas.
<br />
<br />2.2.2.7 Where land subject to coastal storm flowage is
<br />significant to the interests of flood control and storm damage
<br />prevention, no activity shall increase the elevation or velocity
<br />
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