Route 132 Corridor Report - Cape Cod Commission

Using the existing development patterns as a guide, Route 132 can be
broken into three sections:
• z Area A: From Phinney’s Lane to Independence Drive
• z Area B: From Independence Drive to the eastern side of the
Cape Cod Mall/Kmart Plaza
• z Area C: Eastern side of the Cape Cod Mall/Kmart Plaza to the
Airport Rotary
Looking at the broader study area, some portions of Bearse’s Way and
Route 28 should be treated similarly to these areas on Route 132. Route
28 East is characterized by small scale office and industrial uses and
poorly defined curb cuts and should be considered part of Area C. The
center portion of Route 28 is defined by the back side of the large malls
and some smaller scale retail on the south side. It should be defined more
clearly as a pedestrian-oriented intersection that can connect businesses
on the south side of Route 28 with development within the Mall property.
Similarly, specific Design Guidelines to address pedestrian connections
and a link with the surrounding residential neighborhoods should be
developed for the intersection of Route 28 and Bearse’s Way. Finally, the
northern portion of Bearse’s Way shares some of the characteristics of the
western portion of Route 132 and should be considered part of Area A.
Opportunity 3B: Develop Design Guidelines for Distinct
Areas
Design guidelines should be developed for the entire area and applied by
the town as development or redevelopment moves forward. These design
guidelines should set out the community’s expectations and should be
aimed at creating a unique feel for each of the different parts of the study
area. The design guidelines should also be supported by underlying zoning
regulations. Design guidelines for the study area need to address both
the character of the public realm – the roadway itself and the right-of-way
– and also the frontage of the private developments along the roadway
corridor. For example, the roadway character is influenced by the design
of sidewalks, grass strips, treatment of medians, intersection design
features, state signage, public art, etc. In the private realm, the corridor’s
character is determined by the proximity of buildings to the roadway, the
scale of buildings, as well as the character and depth of landscaped areas,
etc. Encouraging large retail establishments to redevelop in a manner
that is consistent with a unified vision brings the challenge of designing
september 2010 | route 132 corridor Report 17