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Lower Cape Planning & Development Roundtable Minutes

These are minutes show how the breaking of the covenant of the NATIONAL SEASHORE were worked around. It needs better formatting but it is all here. These were released under freedom of information act. It is long and over a span of years, but if you need to dig to the bottom this is good start.

Lower Cape Planning & Development Roundtable
Wellfleet Library Meeting Room
Monday, March 28, 2005
Present: Rex Peterson, Wellfleet Assistant Town Administrator; Lauren McKean,
Cape Cod National Seashore; John Sanguinet, Truro Assistant Town
Administrator; R. Dennis O’Connell, Wellfleet Planning Board Chairman; Peter
McDonald, Eastham Planning Board.
Rex Peterson called the meeting to order at 2:07 p.m.
Peterson explained that the meeting of representatives of Eastham, Wellfleet,
Truro and the Seashore was the result of a suggestion at the Endless Summer
Conference. The idea was to meet quarterly. Those present agreed upon a
second meeting May 2 at 4 p.m. at the National Seashore Headquarters.
The agenda for the initial meeting was open. Lauren McKean identified some
concerns of mutual interest to the three towns and the Seashore: tear-downs;
alteration & expansion of pre-existing, non-conforming structures; local zoning
vs. Seashore zoning and affordable housing. John Sanguinet added some
issues that had come up in Truro: frontage regulations, demolition of pre-existing,
non-conforming structures and site plan review in the Seashore. Peter
McDonald explained some criteria Eastham has put into their zoning bylaws,
which has promoted better designs but has not prevented lawsuits.
McKean discussed the difference in lot coverage bylaws in the three towns. She
would like to see common issues in zoning bylaws addressed by towns, not
through the Seashore, which contains approximately 250 homes in Wellfleet, 100
in Eastham and 216 in Truro.
Returning to the subject of site plan review, Peterson and O’Connell wanted to
hear more about the Eastham process. Peterson said this could be one of the
topics for the May meeting.
McKean distributed three hand-outs. One, dated August 2001, contained charts
on lots sizes of developed private property within the Cape Cod National
Seashore and zoning bylaw highlights. The second, dated October 29, 2002 and
prepared by Horsley & Witten, Inc., detailed growth management options. The
other hand-out, dated July 24, 2002 and also prepared by Horsley & Witten,
concerned voluntary options for protecting natural resources and community
character.
Peterson discussed Affordable Housing, particularly the “locally created” units in
Wellfleet. O’Connell said they have been created as above-garage apartments,
part of the house, and even as separate new houses. McKean said that
affordable housing conversions could be made within the Seashore if the
structures were pre-existing as two separate single family residences.
Sanguinet identified lot shape as another topic to be considered at the next
meeting. Agenda for the May 2 meeting was shaping up to include: site plan
review, lot size and lot coverage, building size, and lot shape.
Peter McDonald discussed the 50% floor to area ratio for expansion in Eastham.
Peterson said that in tear-down cases it is better to have a number calculated
through “volumetric increases” instead of vague determinations such as “not
appropriate to the neighborhood.” McKean asked McDonald if he would prepare
a future presentation on volumetric increases. She also mentioned that when the
Seashore met with all the towns a few years ago, they all said that not changing
the character of a structure was a main concern in rebuilding.
There was some discussion about inviting building inspectors to the next
meeting, but everyone decided they could come to a future meeting in fall.
The meeting adjourned at 3 p.m.
Respectfully submitted,
Mary Rogers, Committee Secretary

Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Monday, May 9, 2005
Present: George Price, Cape Cod National Seashore Acting Superintendent;
Lisa Brown, Wellfleet Planning Board; Howard Sandler, Eastham Planning
Board; Kathryn D. Sette, Eastham ZBA; Jack Lennox, Eastham ZBA; Peter
McDonald, Eastham Planning Board; John Sanguinet, Truro Assistant Town
Administrator; John Lipman, Cape Cod Commission; Peter Watts, Wellfleet ZBA;
Lauren McKean, Cape Cod National Seashore; Gerald Parent, Wellfleet Planning
Board; Rex Peterson, Wellfleet Assistant Town Administrator
Rex Peterson called the meeting to order at 4:05 p.m.
Organization
The first order of business was organization for the Roundtable group. John
Sanguinet made a motion to elect Rex Peterson chairman. Lisa Brown
seconded the motion. Peterson was elected chairman by unanimous approval.
Topics for Discussion
Peterson said the meetings would be on a quarterly basis but there could be one
more before summer. Suggested topics for discussion were accessory buildings
and wind generators. John Sanguinet introduced a new topic of concern – the
possible change of use of a 57-acre campground in Truro. Peterson said this
discussion might include any large tract of privately owned land within the
Seashore.
Large Tracts of Land Within Seashore
The National Seashore hopes to buy the North of Highland Campground in
Truro, but it will be put on open market if it can’t be purchased. Lauren McKean
said any new building would be ineligible for a suspension of condemnation
certificate. John Lipman pointed out that any tract of land over 30 acres triggers
a Cape Cod Commission review. Gerald Parent suggested someone might want
to do a 40B development, but Peterson said that would not be possible without
the suspension of condemnation.
Number of Dwellings Per Lot
The number of dwellings allowed on one lot was another topic discussed.
Wellfleet does not allow two dwellings on one lot, except in the case of an
affordable accessory building. Wellfleet also allows private guest houses as
accessory buildings to the one single family residence on a lot. Eastham allows
only one dwelling per lot; guest houses are not allowed. So far Eastham has one
affordable housing unit, and Wellfleet has eleven.
Site Plan Review
The main topic of discussion became residential site plan review. Sanguinet said
Truro’s site plan review was limited to the Seashore district and based on
Eastham’s bylaw. Truro also requires site plan review for subdivisions over 5
acres. Peter McDonald explained that Eastham’s site plan review took into
consideration massing, intrusion on views and architectural elements. Peter
Watts discussed triggers for site plan review of teardown/rebuilds. McKean said
there was a sliding scale of percentages allowed for rebuilds within the Park.
Howard Sandler said that “segmented building permits” enable totals of a greater
number of square feet on a given property. He favored a bylaw that would limit
within a certain period of time the number of permits issued for one property.
Lipman said that a cumulative square foot allowance was another possibility.
Sandler asked McKean and Price for the Seashore’s perspective on what the
Park would like to see. McKean noted that the Seashore is a conservation
district but the Park does not want to prescribe for the towns. Rather she would
like to see the towns learn from each other what works and what is failing. Price
reiterated her belief that the Park should not take a cookie cutter approach.
McKean expressed concern about the little lots, particularly those in Wellfleet-bythe-
Sea, where rebuilds or additions go upwards. McDonald said that Eastham
makes decisions for what is allowed according to neighborhoods. Parent
questioned the definition of neighborhood: is neighborhood a 360 degree view or
a half mile radius around a property? Eastham, according to McDonald, takes
into consideration the street the house is on and the street behind it, the closer
buildings weighing more strongly into “neighborhood” consideration.
Parent wanted to know about the impact of building a really big house in a
wooded lot that was out of sight within the Seashore. Sandler said Eastham was
not against big houses, but against big houses where there hadn’t been any.
Price gave an example of a worst case scenario from Mt. Desert Island in
Arcadia National Park. A mansion on an adjacent parcel of land is prominently
seen from within the park bounds.
Lipman said that the Cape Cod Commission has model site plan review bylaws
that deal with big house impact. Peter Watts, speaking for the National Seashore
Taxpayers Association, said they would be happy to see size limitations within
the Park. He also offered some insight into the 3-acre lot size within the Park.
Lauren McKean will prepare a further breakdown of lots over 6 acres and over 9
acres within the Seashore.
Next Meeting
Peterson suggested that discussion of site plan review and lot coverage continue
at the next meeting. The next meeting will be held June 13 at 4 p.m. at the
Seashore Headquarters.
Wind Turbines
George Price made an introductory presentation on wind turbines, referring to the
successful model in Hull and the siting of more in the Boston Harbor Islands. He
favors view shed analysis to protect important vistas. Lipman pointed out there is
no process in place yet for situating wind turbines in appropriate places on the
Cape. He said that the next step is to make a comprehensive plan for the
aggregate effect of a number of wind turbines placed along Cape towns. Lipman
says it is a complicated process, but a model CCC bylaw would allow each town
to write its own wind turbine bylaws.
Lauren McKean made a correction to the minutes of the previous meeting, but
otherwise the minutes of March 28, 2005 were accepted.
The meeting adjourned at 5:55 p.m.
Respectfully submitted,
Mary Rogers, Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Monday, May 9, 2005
Present: George Price, Cape Cod National Seashore Acting Superintendent;
Lisa Brown, Wellfleet Planning Board; Howard Sandler, Eastham Planning
Board; Kathryn D. Sette, Eastham ZBA; Jack Lennox, Eastham ZBA; Peter
McDonald, Eastham Planning Board; John Sanguinet, Truro Assistant Town
Administrator; John Lipman, Cape Cod Commission; Peter Watts, Wellfleet ZBA;
Lauren McKean, Cape Cod National Seashore; Gerald Parent, Wellfleet Planning
Board; Rex Peterson, Wellfleet Assistant Town Administrator
Rex Peterson called the meeting to order at 4:05 p.m.
Organization
The first order of business was organization for the Roundtable group. John
Sanguinet made a motion to elect Rex Peterson chairman. Lisa Brown
seconded the motion. Peterson was elected chairman by unanimous approval.
Topics for Discussion
Peterson said the meetings would be on a quarterly basis but there could be one
more before summer. Suggested topics for discussion were accessory buildings
and wind generators. John Sanguinet introduced a new topic of concern – the
possible change of use of a 57-acre campground in Truro. Peterson said this
discussion might include any large tract of privately owned land within the
Seashore.
Large Tracts of Land Within Seashore
The National Seashore hopes to buy the North of Highland Campground in
Truro, but it will be put on open market if it can’t be purchased. Lauren McKean
said any new building would be ineligible for a suspension of condemnation
certificate. John Lipman pointed out that any tract of land over 30 acres triggers
a Cape Cod Commission review. Gerald Parent suggested someone might want
to do a 40B development, but Peterson said that would not be possible without
the suspension of condemnation.
Number of Dwellings Per Lot
The number of dwellings allowed on one lot was another topic discussed.
Wellfleet does not allow two dwellings on one lot, except in the case of an
affordable accessory building. Wellfleet also allows private guest houses as
accessory buildings to the one single family residence on a lot. Eastham allows
only one dwelling per lot; guest houses are not allowed. So far Eastham has one
affordable housing unit, and Wellfleet has eleven.
Site Plan Review
The main topic of discussion became residential site plan review. Sanguinet said
Truro’s site plan review was limited to the Seashore district and based on
Eastham’s bylaw. Truro also requires site plan review for subdivisions over 5
acres. Peter McDonald explained that Eastham’s site plan review took into
consideration massing, intrusion on views and architectural elements. Peter
Watts discussed triggers for site plan review of teardown/rebuilds. McKean said
there was a sliding scale of percentages allowed for rebuilds within the Park.
Howard Sandler said that “segmented building permits” enable totals of a greater
number of square feet on a given property. He favored a bylaw that would limit
within a certain period of time the number of permits issued for one property.
Lipman said that a cumulative square foot allowance was another possibility.
Sandler asked McKean and Price for the Seashore’s perspective on what the
Park would like to see. McKean noted that the Seashore is a conservation
district but the Park does not want to prescribe for the towns. Rather she would
like to see the towns learn from each other what works and what is failing. Price
reiterated her belief that the Park should not take a cookie cutter approach.
McKean expressed concern about the little lots, particularly those in Wellfleet-bythe-
Sea, where rebuilds or additions go upwards. McDonald said that Eastham
makes decisions for what is allowed according to neighborhoods. Parent
questioned the definition of neighborhood: is neighborhood a 360 degree view or
a half mile radius around a property? Eastham, according to McDonald, takes
into consideration the street the house is on and the street behind it, the closer
buildings weighing more strongly into “neighborhood” consideration.
Parent wanted to know about the impact of building a really big house in a
wooded lot that was out of sight within the Seashore. Sandler said Eastham was
not against big houses, but against big houses where there hadn’t been any.
Price gave an example of a worst case scenario from Mt. Desert Island in
Arcadia National Park. A mansion on an adjacent parcel of land is prominently
seen from within the park bounds.
Lipman said that the Cape Cod Commission has model site plan review bylaws
that deal with big house impact. Peter Watts, speaking for the National Seashore
Taxpayers Association, said they would be happy to see size limitations within
the Park. He also offered some insight into the 3-acre lot size within the Park.
Lauren McKean will prepare a further breakdown of lots over 6 acres and over 9
acres within the Seashore.
Next Meeting
Peterson suggested that discussion of site plan review and lot coverage continue
at the next meeting. The next meeting will be held June 13 at 4 p.m. at the
Seashore Headquarters.
Wind Turbines
George Price made an introductory presentation on wind turbines, referring to the
successful model in Hull and the siting of more in the Boston Harbor Islands. He
favors view shed analysis to protect important vistas. Lipman pointed out there is
no process in place yet for situating wind turbines in appropriate places on the
Cape. He said that the next step is to make a comprehensive plan for the
aggregate effect of a number of wind turbines placed along Cape towns. Lipman
says it is a complicated process, but a model CCC bylaw would allow each town
to write its own wind turbine bylaws.
Lauren McKean made a correction to the minutes of the previous meeting, but
otherwise the minutes of March 28, 2005 were accepted.
The meeting adjourned at 5:55 p.m.
Respectfully submitted,
Mary Rogers, Committee Secretary

Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Monday, June 13, 2005
Present: George Price, Cape Cod National Seashore Acting Superintendent;
Howard Sandler, Eastham Planning Board; Peter Watts, Wellfleet ZBA; Lauren
McKean, Cape Cod National Seashore; Rex Peterson, Wellfleet Assistant Town
Administrator; Harriet Miller, Wellfleet Planning Board; Janice Allee, Truro ZBA
Excused: Lisa Brown, Wellfleet Planning Board; John Lipman, Cape Cod
Commission
Chairman Rex Peterson called the meeting to order at 4 p.m. Noting the small
number in attendance, he said that the meeting’s time had been reported as 5
p.m. in the newspaper.
Minutes of 5/9/05
The minutes of the meeting of May 9 were given consideration first. Howard
Sandler made a motion to approve the minutes; Peter Watts seconded; the
motion to approve the minutes carried 4-0-2.
Site Plan Review
Peterson would like to have a comparison chart drawn up to look at what works
for each of the three towns. From this a model bylaw could be drafted. Lauren
McKean suggested considering additional towns as well. McKean distributed a
revised spreadsheet of developed private property within the National Seashore
broken down by lot size and town.
Sandler said the Eastham Site Plan Review “is working.” A 3,000 s.f. plan
triggers a site plan review with the Eastham Planning Board. They try to stay
within 15% lot coverage, but, depending upon design and neighborhood
considerations, larger square footage is sometimes allowed. Peter Watts
reviewed Wellfleet’s 15% coverage for lots outside and 5% for lots inside the
National Seashore. Truro has a site plan review process in place but no lot
coverage bylaw.
Watts was interested in a sliding scale calculation according to lot size. John
Lipman of the Cape Cod Commission has more material on sliding scales that he
will present at a future meeting. Peterson said the site plan review discussion
would be continued in fall, noting that the decreased attendance at this meeting
signaled the need to break for the summer.
Both Watts and O’Connell were interested in having a square footage figure,
perhaps 3,000 s.f. like Eastham, for a site plan review trigger. McKean said that
Truro’s trigger was very different.
The Wellfleet secretary will look up the 1980’s Planning Board minutes and
Zoning Bylaw changes that brought about the present 5% lot coverage in the
Seashore. No one present knew the rationale behind Wellfleet’s 15% outside/
5% inside the Seashore lot coverage.
Other Business
Added to the future meeting topics of accessory apartments and wind generators
were three other suggestions: year-round condos, sliding scales for lot coverage,
and methods for joining the multi-component house into one unit.
There were a few remarks about wind generators, a topic that will be saved for
the next meeting. Lauren McKean asked about inviting building inspectors to
attend a Roundtable meeting, but that decision can be made in the fall.
Adjournment
O’Connell moved, Sandler seconded, all agreed to adjourn at 5:15 p.m.
Next Meeting
The next meeting was set for 4 p.m., Tuesday, Sept. 20 at the Seashore
Headquarters.
Respectfully submitted,
Mary Rogers, Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Tuesday, September 20, 2005
Present: Howard Sandler, Eastham Planning Board; Peter McDonald, Eastham
Planning Board; Peter Watts, Wellfleet ZBA; Lauren McKean, Cape Cod National
Seashore; Rex Peterson, Wellfleet Assistant Town Administrator; Harriet Miller,
Wellfleet Planning Board; Lisa Brown, Wellfleet Planning Board; John Sanguinet,
Truro Assistant Town Administrator; John Lipman, Cape Cod Commission
Chairman Rex Peterson called the meeting to order at 4:05 p.m.
The discussion of Site Plan Review continued. Howard Sandler said the “teeth”
lie with the board administering a Site Plan Review. John Lipman gave
background on Lincoln’s “Big House Bylaw,” which Eastham’s SPR is modeled
after in part. Sandler discussed “tear-downs.” In Eastham the ZBA must give
approval for rebuilding.
Denny O’Connell said he would like to see a side-by-side comparison of
Eastham and Truro’s Site Plan Review bylaws. He also said that massing should
be known in cubic feet. Lipman said that roof pitch was another factor to
consider in massing. McDonald said there were no roof pitch specifications in
the Eastham requirements.
John Lipman said the idea of SPR is to check for lot coverage and big, bulky
houses. Chatham, he pointed out, encourages rambling add-ons in traditional
Cape Code scale by allowing 12% coverage for a one acre lot if the home owner
does 1 ½ stories but only 8% coverage for 2 stories. Lipman said that a bylaw
that addresses actual design would be very tricky, and no town on the Cape has
one that attempts to cover design.
Peter McDonald observed that simple bylaws have a chance of passing at Town
Meeting. If a bylaw got too detailed with style specifications, it would have a hard
time passing. In Eastham, he said, people are willing to come back to Planning
Board again following the Board’s suggestions. Howard Sandler said the
architects and engineers have come to know what PB expects.
McDonald would like to see a model bylaw with the three towns in it together.
Lauren McKean suggested even an endorsement from the Roundtable group for
a town’s bylaw would work well.
Introducing a new topic, Peter Watts wanted to consider condo conversions and
the expansion potential for the lot. He said that the Wellfleet ZBA now asks what
future additions can be made within the 15% total lot coverage. Peterson said
this also applied when a motel on condo converts to residential lots.
Lisa Brown recapitulated the desire to see a side-by-side comparison of Eastham
and Truro’s SPR. Peter Watts expressed the hope to see all three towns
recommend something consistent. John Lipman agreed to set up a comparison
of the two towns and also model bylaws. He promised to look around to see
what else is out there and how criteria were developed for the bylaws.
Before a few of the participants departed, the date for the next meeting was set
for Tuesday, October 18 at 3:30 p.m. The meeting continued with discussion of
campers in yards that become second dwelling places and an enthusiastic
preview discussion of the future topic of wind generator towers. McKeon
reported on the wind velocity at the Highland Center in Truro where a
meteorological tower is now in place.
The meeting adjourned at 5:30 p.m.
Respectfully submitted,
Mary Rogers, Committee Secretary
-------------------------------------------------------------
Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Tuesday, October 18, 2005
Present: Howard Sandler, Eastham Planning Board; Peter McDonald, Eastham
Planning Board; Peter Watts, National Seashore Advisory Committee; Lauren
McKean, Cape Cod National Seashore; Rex Peterson, Wellfleet Assistant Town
Administrator; William Worthington, Truro Planning Board; Curtis Hartman, Truro
Planning Board; John Sanguinet, Truro Assistant Town Administrator; John
Lipman, Cape Cod Commission
Chairman Rex Peterson called the meeting to order at 3:35 p.m.
Residential Site Plan Review
The group reviewed the comparison of Eastham and Truro’s residential site plan
review bylaws prepared by Sarah Korjeff for John Lipman October 17, 2005.
Peter Watts said he would like to see Wellfleet’s 5% lot coverage in the Seashore
reduced to 2 ½% and still require a Special Permit and have a SPR. Lauren
McKean suggested that a sliding scale for lot coverage might be a better
solution. All three towns were interested in the sliding scale.
John Lipman asked what the towns wanted to do – fill in gaps in the bylaws or
rewrite them with the possibility of brings them to spring town meetings. McKean
also thought the group should focus on this before going on to other topics.
Watts questioned if a sliding scale would be impossible to get through Town
Meeting. Curtis Hartman felt “mansion-ization” was not possible in the Beach
Point district of Truro but that the Residential and Seashore districts were not
adequate in preventing the “Mac-mansions.” Lipman said the towns could
consider a maximum size according to percentage, but McKean said that upper
limits could be shot down.
Because of the time involved in preparing a model bylaw, the group agreed that
each town could make needed changes in the bylaws. McKean said they should
be kept simple so that they could pass at town meetings. Peter McDonald
suggested that a Seashore representative should attend Town Meeting to lend
support to the proposed changes. Howard Sandler said that having a baseline of
people in favor of zoning changes helps. McKean reminded the group that a 3-
town Roundtable endorsement should also be of help.
Peterson promised to bring the sliding scale suggestions to the Wellfleet
Planning Board. Representatives from both Truro and Eastham planning boards
said they would continue to work on changes. John Lipman asked that each
town e-mail memos to him as soon as possible regarding proposed changes.
Sandler expressed a wish to know before the next meeting what John Lipman
and Lauren McKean would like to see happen.
Other Business
The minutes of the September 20, 2005 were approved with one minor
correction.
The next meeting was set for November 15 at 3:30 p.m.
Peterson checked that everyone had read the article from the Vineyard Gazette
regarding Special Permits for expansion on undersized lots.
The meeting adjourned at 4:45 p.m.
Respectfully submitted,
Mary Rogers, Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Tuesday, November 15, 2005
Present: Howard Sandler, Eastham Planning Board; Peter McDonald, Eastham
Planning Board; Peter Watts, National Seashore Advisory Committee; Scottee
Nista, Cape Cod National Seashore; Rex Peterson, Wellfleet Assistant Town
Administrator; William Worthington, Truro Planning Board; Harriet Miller,
Wellfleet Planning Board; John Lipman, Cape Cod Commission
Chairman Rex Peterson called the meeting to order at 3:30 p.m.
Peterson relayed the response of the Wellfleet Planning Board to proposals for
residential site plan review and lot coverage by sliding scale. Their response, he
said, was less than enthusiastic. He welcomed any one who’d like to come to
the Wellfleet Planning Board to give an educational presentation on size.
Howard Sandler said the Eastham site plan review covers size. He
characterized the Eastham Planning Board as tough but open to compromise.
Eastham follows the National Seashore guidelines of 50% increase now, but he
and Peter McDonald like the idea of a sliding scale.
John Lipman wanted to know what the Cape Cod Commission could do to assist
if the towns were planning to bring sliding scale before town meetings. Eastham
was definitely planning to go forward with a sliding scale bylaw to replace the
50% guide.
Bill Worthington was concerned that a sliding scale is difficult to apply to
properties at the edges of the groupings by lot size. He had once proposed an
algebraic formula to the Truro Planning Board, but it had not been well received.
Howard Sandler recommended keeping the bylaw simple and read the six criteria
from Eastham which he follows. Anything over 3,000 ft. of livable space triggers
a site plan review town-wide. The proposed sliding scale would only apply to
property in the Seashore. He said that the way to bring about the change in the
bylaw is to get a large number of people involved.
Even though the Eastham representatives were committed to creating a sliding
scale bylaw, Rex Peterson said that a universal bylaw for the three towns did not
look feasible.
Bill Worthington thinks the Truro Planning Board would like the sliding scale in
addition to the residential site plan review that now exists for Seashore
properties. Peter Watts said he believes the Seashore is interested in having the
towns use a sliding scale. Rex Peterson said that the Wellfleet Planning Board
will be discussing site plan review at its next meeting.
Howard Sandler promised to send to Wellfleet and Truro a draft of the bylaw the
Eastham Planning Board would be preparing for their Town Warrant.
Next Meeting
A date for the next meeting was not set. John Lipman suggested sending around
a poll by e-mail in January to determine what would be the best time to schedule
the meeting. Rex Peterson suggested returning to the plan for quarterly
meetings.
Minutes
Howard Sandler made a motion to approve the minutes of October 18, 2005; Bill
Worthington seconded; and the group voiced their “Ayes” to approve the motion.
The minutes of the October 18, 2005 were approved.
The meeting adjourned at 4:25 p.m.
Respectfully submitted,
Mary Rogers, Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Tuesday, March 21, 2006
Present: Peter Watts, National Seashore Advisory Committee; Rex Peterson,
Wellfleet Assistant Town Administrator; John Sanguinet, Truro Assistant Town
Administrator; Peter McDonald, Eastham Planning Board; Lauren McKean, Cape
Cod National Seashore; John Lipman, Cape Cod Commission, Scottee Nista,
Cape Cod National Seashore, William Worthington, Truro Planning Board;
Howard Sandler, Eastham Planning Board; Lisa Brown, Wellfleet
Chief Ranger Steve Prokop, Cape Cod National Seashore.
Chairman Rex Peterson called the meeting to order at 3:05 p.m.
He said the group would now schedule quarterly meetings.
Proposed Bylaw Changes
Bill Worthington of Truro discussed proposed bylaw changes in lot coverage.
The lot coverage bylaw for the small lots of Beach Point is not likely to go
forward, according to Worthington. He also discussed Truro cottage colonies
that have directly converted into condominiums without ever existing as cottages.
Truro is working on a cottage definition, he said. Rex Peterson discussed
Wellfleet condominium conversion bylaws. McKean and Sandler addressed
conversion of motels to condos. Eastham has adopted a motel bylaw that is
separate from cottage colony conversions.
Peterson discussed the possibility of year round condominium use in Wellfleet.
Worthington asked about the increased value of condominiums that might
become year round.
Eastham has a proposed bylaw for residential lot intensity. Eastham has site
coverage. Howard Sandler said Eastham’s key consideration is if a building is
detrimental to the neighborhood,
McKean asked if site plan review and lot coverage would work better together,
but Worthington did not know how they would work. Sandler discussed
Eastham’s site plan review bylaw which will cover the Seashore district too.
John Lipman asked about site plan review thresholds. Lipman suggested
monitoring what happens within a given year or possibly touring houses that
were approved through a site plan review. McDonald said that an examination of
the original plan and the approved plans would show changes that were
effective. Sandler said more and more plans work now that architects know what
to expect to gain Planning Board approval in Eastham.
Peterson suggested that the group attend an Eastham site plan review of interest
to observe the Planning Board in action.
Accessory Dwellings
On April 3 there will be a meeting at the Public Safety Facility in Truro to discuss
accessory dwellings and affordable housing. McKean said multi family dwellings
in the Seashore would need to be documented as pre-existing to be considered
as affordable housing units.
Peterson said he intends to prepare a chart comparing the three towns’
accessory structure bylaws. This could also compare 40B affordable units.
Wellfleet approaches affordable units with special permits and tax deductions for
the affordable part of the property. It also operates on revolving dates which
makes it easier to monitor. Maximum rents are set, but higher electricity costs
will require adjustments.
Future Topics
Peter Watts wanted to know about town owned land within the Seashore. Lisa
Brown was interested in renewable energy sources for homeowners within the
Park. Superintendent George Price is interested in the wind power topic for a
future meeting. The wind tower is ready to be installed at the Highland Center.
McKean wanted to continue discussion of condominium conversion as well as
affordable housing. Brown wanted information of affordable housing within the
Seashore.
Other Business
Chief Ranger Steve Prokop is concerned about a condemned Wellfleet-by-the-
Sea house that is going over the bank. The Wellfleet Health Agent has been in
touch with the Seashore especially since there is still a full tank of oil on the
premises.
June & September Meetings
At the next meeting, June 13, 2006, next Affordable Housing will be the main
topic, but there will be some preliminary discussion of wind power for the
September agenda. John Lipman has model bylaw that is geared to large scale
operations. He could give a presentation on wind power in September.
Municipal land within the Seashore will be a topic for another meeting.
The meeting adjourned at 4:35.
Respectfully submitted,
Mary Rogers, Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Tuesday, March 21, 2006
Present: Peter Watts, National Seashore Advisory Committee; Rex Peterson,
Wellfleet Assistant Town Administrator; John Sanguinet, Truro Assistant Town
Administrator; Peter McDonald, Eastham Planning Board; Lauren McKean, Cape
Cod National Seashore; John Lipman, Cape Cod Commission, Scottee Nista,
Cape Cod National Seashore, William Worthington, Truro Planning Board;
Howard Sandler, Eastham Planning Board; Lisa Brown, Wellfleet
Chief Ranger Steve Prokop, Cape Cod National Seashore.
Chairman Rex Peterson called the meeting to order at 3:05 p.m.
He said the group would now schedule quarterly meetings.
Proposed Bylaw Changes
Bill Worthington of Truro discussed proposed bylaw changes in lot coverage.
The lot coverage bylaw for the small lots of Beach Point is not likely to go
forward, according to Worthington. He also discussed Truro cottage colonies
that have directly converted into condominiums without ever existing as cottages.
Truro is working on a cottage definition, he said. Rex Peterson discussed
Wellfleet condominium conversion bylaws. McKean and Sandler addressed
conversion of motels to condos. Eastham has adopted a motel bylaw that is
separate from cottage colony conversions.
Peterson discussed the possibility of year round condominium use in Wellfleet.
Worthington asked about the increased value of condominiums that might
become year round.
Eastham has a proposed bylaw for residential lot intensity. Eastham has site
coverage. Howard Sandler said Eastham’s key consideration is if a building is
detrimental to the neighborhood,
McKean asked if site plan review and lot coverage would work better together,
but Worthington did not know how they would work. Sandler discussed
Eastham’s site plan review bylaw which will cover the Seashore district too.
John Lipman asked about site plan review thresholds. Lipman suggested
monitoring what happens within a given year or possibly touring houses that
were approved through a site plan review. McDonald said that an examination of
the original plan and the approved plans would show changes that were
effective. Sandler said more and more plans work now that architects know what
to expect to gain Planning Board approval in Eastham.
Peterson suggested that the group attend an Eastham site plan review of interest
to observe the Planning Board in action.
Accessory Dwellings
On April 3 there will be a meeting at the Public Safety Facility in Truro to discuss
accessory dwellings and affordable housing. McKean said multi family dwellings
in the Seashore would need to be documented as pre-existing to be considered
as affordable housing units.
Peterson said he intends to prepare a chart comparing the three towns’
accessory structure bylaws. This could also compare 40B affordable units.
Wellfleet approaches affordable units with special permits and tax deductions for
the affordable part of the property. It also operates on revolving dates which
makes it easier to monitor. Maximum rents are set, but higher electricity costs
will require adjustments.
Future Topics
Peter Watts wanted to know about town owned land within the Seashore. Lisa
Brown was interested in renewable energy sources for homeowners within the
Park. Superintendent George Price is interested in the wind power topic for a
future meeting. The wind tower is ready to be installed at the Highland Center.
McKean wanted to continue discussion of condominium conversion as well as
affordable housing. Brown wanted information of affordable housing within the
Seashore.
Other Business
Chief Ranger Steve Prokop is concerned about a condemned Wellfleet-by-the-
Sea house that is going over the bank. The Wellfleet Health Agent has been in
touch with the Seashore especially since there is still a full tank of oil on the
premises.
June & September Meetings
At the next meeting, June 13, 2006, next Affordable Housing will be the main
topic, but there will be some preliminary discussion of wind power for the
September agenda. John Lipman has model bylaw that is geared to large scale
operations. He could give a presentation on wind power in September.
Municipal land within the Seashore will be a topic for another meeting.
The meeting adjourned at 4:35.
Respectfully submitted,
Mary Rogers, Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters, South Wellfleet
Tuesday, June 13, 2006
Present: Peter Watts, National Seashore Advisory Committee; Rex Peterson,
Wellfleet Assistant Town Administrator; Lauren McKean, Cape Cod National
Seashore; Scottee Nista, Cape Cod National Seashore, William Worthington,
Truro Planning Board; George Price, Cape Cod National Seashore
Superintendent; Barbara Gray, Wellfleet Planning Board; Carol Ridley, Cape Cod
Business Planning Roundtable
Chairman Rex Peterson called the meeting to order at 3:15 p.m. Peterson
entertained a motion to elect a new chairman but agreed to remain in the position
after Barbara Gray moved that he continue, Bill Worthington seconded her
motion and all concurred.
Wind Generators & Towers
National Seashore Superintendent George Price gave a presentation on wind
turbines. Price said each town has plans for wind turbines, and the Park Service
has its plan. He was seeking a way of formulating a unifying policy. He outlined
the process used to develop a plan for wind turbines in the Boston Harbor
Islands. A key factor was adopting a view shed analysis to determine what views
should be protected. He would like to see the Cape towns along with the Cape
Cod National Seashore adopt such an analysis and suggested that the LCP & D
Roundtable members could participate in the study.
Discussion followed on entire wind farms; profitability of a few wind generators;
ownership of wind turbines; Cape Cod Commission involvement in a view shed
analysis; and bylaws that cover wind towers. The bylaws for wind turbines were
compared with cell tower bylaws, which vary from town to town. Price indicated
that there had been a collaborative effort with eleven Boston Harbor towns to get
a view shed policy in place. If such a defensible view shed policy were
developed for Cape Cod, certain areas could be protected, he said.
Price said that meeting with the Cape Cod Commission should be the first step.
They and the Cape Cod Light Compact might also know about available funding.
Price spoke briefly about the low impact on sound and wildlife that the Hull
turbine creates.
Peterson asked about involving the local alternative energy committees, but
Price said getting the view shed analysis in place is the way to start.
Price said there are costs to consider as well as factors for creating a valid study.
Lauren McKean said these could be prepared for the September 19 Roundtable
meeting. Bill Worthington noted it would be a slow process.
Lauren McKean showed where a proposed wind turbine would be located near
White Crest Beach. Peterson announced a display of Windscape’s idea
competition at Wellfleet Town Hall during August.
Use of Municipal Land in Seashore
Worthington said the DEP specifies that towns own the land upon which wind
turbines are placed. Watts wanted “municipal purpose” defined. McKean said
that would be in the towns’ bylaws. Peterson wanted to know about affordable
housing on municipal land within the National Seashore, but McKean said she
would need a concrete plan. She enumerated land swap suggestions from the
Town of Truro and Wellfleet, and she said Eastham too has proposals for
municipal land inside the Park. McKean said there has to be a benefit to the
Federal Government in cases of land swaps. There is not federal money for land
exchanges at this time, according to McKean. NEPA process has to be involved,
but the money for that is not available. That process costs at least $10,000, she
said.
Watts asked what the last land exchange with a town was. McKean said there
has not been a land swap for some time but mentioned the Long Pond parking
area and the South Wellfleet Fire Station. McKean distributed a 2005 General
Outline of the NPS Land Exchange Process that was prepared for a specific
property.
McKean would like to see an actual proposal if Wellfleet Affordable Housing is
interested in a land swap. Barbara Gray asked about any financial impact of the
LCP & D.
Watts said the Housing Authority could come up with specific parcels in a whole
package. McKean suggested preparing it with options. She also said it takes
years for this to happen. The Herring River Project has high priority in Wellfleet
right now, McKean said.
Barbara Gray moved to adjourn; Bill Worthington seconded; all were in
agreement, and the meeting adjourned at 4:35 p.m.
Respectfully submitted,
Mary Rogers, Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Salt Water Visitors Center, Eastham
Tuesday, September 19, 2006
Present: Rex Peterson, Wellfleet Assistant Town Administrator; Lauren
McKean, Cape Cod National Seashore; Scottee Nista, Cape Cod National
Seashore, William Worthington, Truro Planning Board; Keith Bergman,
Provincetown Town Manager; Charleen Greenhalge, Truro Assistant Town
Administrator/Planner; Phil Dascombe, Cape Cod Commission Planner; George
Price, National Seashore Superintendent; Howard Sandler, Eastham Planning
Board; Peter McDonald, Eastham Planning Board; Barbara Gray, Wellfleet
Planning Board; John Lipman, Cape Cod Commission
Chairman Rex Peterson called the meeting to order at 3:05 p.m.
Lauren McKean moved to approve the minutes of July 13, 2006. Bill Worthington
seconded and those who had attended the July meeting voiced their approval.
John Lipman discussed the study done a few years ago assessing different
technologies for wind generation, their range, economics and size. The study
explored ideas for creating model bylaws. A map was created to determine some
of the possible locations. Phil Dascombe said forums had been held around the
Cape for model bylaw ideas. The document ended up as a compilation of land
use ideas.
Dascombe displayed a map that exhibited siting considerations with color coded,
higher wind speed zones. The source of the wind data was Mass Technology;
the focus of the map was land locations. A line of locations exhibited what was
proposed as an effective grid for towers 250 ft. tall.
George Price gave information of his experience with wind turbines and his
expectations for them on the Lower Cape. He discussed the turbine at Hull,
Mass. Price explained work with the Hull municipality for power sharing and
revenue. He stressed the importance of view shed analysis
Another issue Price raised was the difference between locating wind towers out
in the Atlantic Ocean and on land. He said that smaller land versions disappear
more easily into the landscape. He said the Park Service was concerned about
wind power, but towns should not assume the National Seashore would be siting
the towers on Park land.
Money generating towers cannot be used on federal land, according to Price.
Wind turbines can’t be a revenue generating source for the Park Service.
Municipalities cannot own wind generators for profit either. Bill Worthington said
the Cape Compact is working on the possibility of a co-op to sell energy.
McKean said that there might be locations for wind towers inside the Seashore
on municipally-owned land,
Worthington asked about regulations for the wind tower at Highland Center in
Truro. He compared small, privately owned wind generators to the larger ones.
McKean said there was data available at UMass Renewable Energy’s website.
John Lipman and Phil Dascombe had a number of GIS layers that could be used
to plan siting. They also have technology to create visual modeling using actual
photos. Price said there needed to be a body of thought on suitable siting.
Lipman said it would be good to get ahead with good regional planning looking at
the Lower Cape as one unit. Planning should take into consideration numbers,
height and locations, Lipman said. Price said the Park Service is compiling
information on view sheds. McKean was looking for criteria from the town
representatives in attendance.
Price mentioned that another factor for cultural/historic landscapes was beach or
ground disturbance in proximity to the towers. Migratory birds and lighting are
also concerns that need to be addressed according to John Lipman. Price said
he had not yet discussed with Seashore scientists the nocturnal migratory bird
patterns. Lipman said there was some research on bird kills available.
Worthington said there are real differences of opinions among citizens about
view sheds. Price said there had to be a process for choosing sites. Bergman
asked if there were any assumptions about placements on or off-shore. Lipman
said towns can choose the places to site wind towers with good justifications.
Price discussed the second Hull wind tower that was located elsewhere. He said
that the community factor had decided this.
Greenhalge asked about private ownership of wind towers within Seashore
boundaries.
McKean requested a brief survey of the towns regarding bylaws and wind towers.
Starting with Eastham, Howard Sandler said the town was looking into locations
for wind towers. He said there was no bylaw in place. The Town of Eastham
had some land available for wind towers. O’Connell read from the Wellfleet
Zoning Bylaws regarding tower height and special permits. Rex Peterson said,
not represented at the meeting, was the Wellfleet Alternative Energy Committee,
who have planned meteorological (met) tower near White Crest Beach. Truro has
a met-tower at the Highland Center. Bill Worthington, who is on the Energy
Committee in Truro, said there is a plan for a tower at the Public Safety Facility,
but there were problems with the distribution plan for the school across Rte. 6.
The fall line was another aspect the Truro Energy Committee had to resolve.
Bergman spoke about wind power in Provincetown. He said the Board of
Selectmen was dedicated to exploring wind towers both on shore and off shore.
The process for this is underway, he said. The municipal landfill had been
considered as a site, but there were Seashore restrictions. Bergman said the
view shed considerations could matter also.
Off-shore sitings were discussed. There is a Marine Fisheries restriction on siting
within the Cape Cod Bay. Price discussed placement of wind turbines in Europe.
John Lipman asked what direction the Cape Cod Commission should go in next.
They can do additional map layers with the ocean sanctuaries if requested. He
said there should be more work on aesthetics of the Lower Cape landscape, but
this could be beyond the scope of CCC’s staff. For that he would need input
from the towns. McKean suggested assignments for each town indicating
locations that are and are not that sensitive. McKean said Planning Boards could
work on the ideas more before the alternative energy committees were included
in the Roundtable discussions.
Lipman asked for concerns for the visual impact of wind turbines in each town.
Lipman thought a good starting point would be a list of questions with
consideration of logistics, infrastructure, and zoning view points. He suggested
an inventory of scenic views. McKean said she’d be willing to frame out some of
those questions with a smaller work group. In order to keep the momentum
going, Lipman suggested a two-week deadline for a list of views or questions for
each town. These could be emailed to him. Phil Dascombe said the map can be
tailored to the needs of the group.
Lipman and Phil Dascombe said there had been studies done in Europe on
seascapes and landscapes in Vermont. O’Connell asked about the areas
indicated on the siting map. Dascombe said it was planned according to towers
250 ft. high. O’Connell asked about areas that could be eliminated from the
possible locations. McDonald said there might only be a half a dozen or fewer
locations that would end up as available. McKean said private developers could
also place towers. Peterson said the bylaws should be in place for the private
developers as well as a municipally planned grid.
Lauren McKean wanted to get back to the issue of zoning. Truro was still
working on zoning bylaws. Howard Sandler said Eastham would not be redoing
their bylaws.
The next meeting of the Lower Cape Planning & Development Roundtable will be
held Tuesday, December 12, 2006.
The meeting adjourned at 4:25p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
CCNS Marconi Headquarters, Conference Room
Monday, December 11, 2006
Present: Rex Peterson, Wellfleet Assistant Town Administrator; Lauren
McKean, Cape Cod National Seashore; Scottee Nista, Cape Cod National
Seashore; Charleen Greenhalgh, Truro Assistant Town Administrator/Planner;
Howard Sandler, Eastham Planning Board; Barbara Gray, Wellfleet Planning
Board; Peter Watts, Wellfleet Advisory Committee to NPS; Gerald Parent,
Wellfleet Planning Board, Maggie Downey, Barnstable County & Cape Light
Compact; Mark Forrest, Chief of Staff to Representative William D. Delahunt
Chairman Rex Peterson called the meeting to order at 3:00 p.m.
Maggie Downey, Cape Light Compact Administrator, gave a progress report on
land-based wind turbines. She referred to the report on cooperatives on
Compact’s website www.capelightcompact.org. This covers co-op formation and
financing options under MGL 164 § 136. Cooperatives may be formed by a
minimum of two municipal entities, enabling the Compact to get IRS rulings on
legal issues. Long term rate stability for all customers is the goal of the Compact,
Downey said. She also believed that NStar would become interested if towns
start developing wind turbines.
Mark Forrest said that Representative Delahunt’s office is working with towns
which would like to replicate Hull’s efficient wind generator. The co-op idea is
one method to deal with the political and legal issues involved, he said. He
agreed with Downey that developers and utility companies would be looking for
profit while the challenge for his office and for towns would be generating power
for large local usage. He was confident that money will be available for planning
wind turbines. Siting issues are a matter to be resolved within the communities,
he said. His office is available for support in developing wind energy.
Lauren McKean spoke of the Roundtable’s purpose of working across borders of
towns and Seashore and of the focus on commercial, not residential, wind
towers. She recommended feedback from town alternative energy groups.
Forrest said view shed sensitivity was only one factor to consider in siting.
Identifying sites of large demand is an important step also. Forrest suggested
framing the options to the community and not being intimidated by obstacles. He
said challenges include working together, making profit, creating an affordable
energy supply and protecting view sheds for the towns.
Howard Sandler discussed Eastham’s progress on wind turbines, and Downey
commented on the Compact’s chances of getting that contract. She said that the
Orleans generators had not offered a good return on the Compact’s investment.
She said that it was a big commitment for a town to join a co-op for wind turbines.
In cases of wind turbines outside of co-ops, the town gets paid for the lease but
does not get to use the power. Downey said the advantage of a cooperative is
ownership and the ability to pass the rates along to its customers. A public
authority covers costs and benefits the rate payers while companies are all about
profit, she said. Cooperatives are also entitled to grants. Because municipalities
cannot own their own windmills, you have to partner with someone. The
question is who, she said.
Discussion continued on: education of the general public; use of municipal land
within the Seashore; the wind turbine at Mass Maritime Academy; lighting issues;
color of towers; gaining tax-exempt status; sizing factors; and migratory birds.
Forrest said obstacles and ways to overcome them need to be identified if the
Lower Cape towns are to develop wind energy turbines. MTC money and
studies would be needed for help in this, McKean said. Forrest said the towns
should seek the funds which are available.
Before further mapping is done by the Cape Cod Commission, McKean
recommended that more information be completed on view sheds. Rex Peterson
said the renewable energy groups should be involved in this.
Other discussion concerned: town met towers, dedicated use of towers, siting
near the power lines, transportation of power, and MEPA and NEPA
environmental considerations.
Truro’s view shed report from Bill Worthington was distributed. McKean sought
further view shed comment from Wellfleet and Eastham. She suggested having
the alternative energy groups answer the questionnaire she had developed.
The next meeting will be held in February, 2007.
The meeting adjourned at 4:25 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
CCNS Marconi Headquarters, Conference Room
Monday, February 12, 2007
Present: Rex Peterson, Wellfleet Assistant Town Administrator; Lauren
McKean, Cape Cod National Seashore; Howard Sandler, Eastham Planning
Board; Peter Watts, Wellfleet Advisory Committee to NPS; James Sexton,
Wellfleet Alternative Energy Committee; Griswold Draz, Wellfleet Wind Tower
Owner; John Lipman, Cape Cod Commission; George Price, Cape Cod National
Seashore Superintendent; Bill Worthington, Truro Planning Board
Chairman Rex Peterson called the meeting to order at 3:00 p.m.
Superintendent George Price stated that his first concern when planning wind
generators and towers is view sheds.
Rex Peterson explained that Wellfleet had begun working on a bylaw for
commercial wind turbines. He asked Jim Sexton to update the LCP & D
Roundtable on the Wellfleet Alternative Energy Committee’s progress.
Sexton discussed sites that the committee had pursued. He said the best sites
that emerged were the “Airstrip” parcel in the Marconi area and the Town-owned
portions of the White Crest and Wellfleet-by-the-Sea subdivisions. The question
to the National Seashore, he said, was the view shed for three wind turbines off
Ocean View Drive. Sexton also mentioned the broom crowberry, a MESA
designated species of special concern, on the site. Tower locations would be
2,000 to 3,000 ft. away from the abutting homes. Because of the planned height,
the towers would require lighting, Sexton said.
Lauren McKean discussed the paper streets of White Crest and Wellfleet-by-the-
Sea because some are owned by the Town, some by the Seashore and some by
private owners.
Price said he wanted to stick to view sheds and protection of natural resources in
determining wind tower sites. He said that view shed could be analyzed against
the most efficient sites.
The group discussed tower heights. McKean said the Seashore water tower at
the Marconi site is 120 ft. tall. Sexton gave figures for a variety of heights for wind
turbines. Griswold Draz said his tower was 60 ft. tall with a rotor of about 4 ft.
Howard Sandler spoke about Eastham’s proposed bylaws. A commercial height
of 400 ft. would be allowed. In a residential district the tower would be restricted
to building height which is 30 ft. The residential area required for a wind tower is
three acres. Sandler commented on the negative reactions of residents to the
wind turbine proposal before Eastham.
Price and the group discussed the noise level of turbines. Draz discussed the
sound of his windmill at different times of the year.
Further discussion included: doing view shed analysis first; Truro’s siting ideas;
Wellfleet’s bylaw suggestion for turbines on private and public land; Eastham’s
bylaw subjecting turbines to review; bird death because of lighting at turbines;
data from the met tower at White Crest; and estimates of kilowatt hours per year
from three towers.
In a discussion of leasing, Sexton explained how the Town land would be leased
to a wind energy developer. Price said that Seashore land is not available for
leasing or for selling power. Peterson said the question would arise about
municipal use for housing if leasing were allowed for wind turbines. McKean said
a definite proposal would have to be presented for a ruling on housing as a
municipal use within the National Seashore.
McKean said she’d like to have a town by town analysis of view sheds. She also
wanted to consider a time line. Price said the view shed analysis should be done
without consideration of the aesthetics of a wind turbine. Peter Watts said as an
artist his field is aesthetics, and he finds wind turbines beautiful.
Sexton asked Price for his feelings about wind turbines on the west side of
Ocean View Drive, but Price said he would have to see a conceptual plan before
commenting. Watts suggested doing a photo simulation from the Marconi
Commemorative site and from other locations.
McKean, Lipman and Price discussed mapping using the Roundtable members’,
the Seashore’s and the towns’ preferences on view sheds. McKean said she’d
like to pursue the mapping within the next few months. MTC money is available,
John Lipman said. He wanted to know if the mapping and the photo visualization
should be done at the same time. Watts said that photo visualizations could
depict towers of various heights. Cones representing the towers could be added
to the maps, Watts suggested.
McKean would like to do the mapping exercise at the next meeting April 9. She
asked for the view shed analyses from Wellfleet and Eastham by March 12,
2007.
The meeting adjourned at 4:40 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, May 9, 2007
Present: Rex Peterson, Wellfleet Assistant Town Administrator; Lauren
McKean, Cape Cod National Seashore; Peter McDonald, Eastham Planning
Board; Peter Watts, Wellfleet Advisory Committee to NPS; James Sexton,
Wellfleet Alternative Energy Committee; Griswold Draz, Wellfleet Wind Tower
Owner; John Lipman, Cape Cod Commission; George Price, Cape Cod National
Seashore Superintendent; Bill Worthington, Truro Planning Board; Chelsea
Clarke, Americorps Volunteer; Barbara Gray, Wellfleet Planning Board; Mark
Robinson; Cape Cod Compact; Charleen Greenhalgh, Truro Assistant Town
Administrator; Phil Dascombe, Cape Cod Commission Planner; Gwen Pelletier,
Eastham Energy Commission; Bill Burke, Park Service Historian; Mark Adams,
GIS; John Sherff and Joseph Mistretta, Eastham Energy Commission; Mary
Rogers, Wellfleet Committee Secretary
Chairman Rex Peterson called the meeting to order at 3:00 p.m.
Conservation Restrictions and Donations
Mark Robinson of the Compact of Cape Cod Conservation Trusts distributed
material and discussed Conservation Restrictions for private properties. He
explained the 16-year tax benefits that are available for property both inside and
outside Seashore boundaries. The tax benefit offer expires at the end of 2007.
He also discussed donations of land inside the National Park and said the
Compact can do the background title work at less expense than the federal
government.
Wind generators and towers
Superintendent of the Cape Cod National Seashore George Price introduced the
mapping exercise and emphasized the importance of view shed analysis. John
Lipman came forward to present the planning process for siting and regulating
land-based wind towers on the Lower Cape. He said cross-boundary
considerations were important in planning. He said the focus was on municipal,
industrial and commercial properties.
Maps on display were for siting consideration. Truro already had chosen map
sites for placement of towers. Griswold Draz had questions concerning location
choices by the towns. Price explained Seashore involvement. Jim Sexton also
had comments on Wellfleet studies on placement.
Lauren McKean explained the mapping exercise for the meeting. After further
discussion of what is allowed within the Seashore, participants broke into groups
by town to do mapping according to view shed sensitivity.
At the end of the map exercise, Charleen Greenhalgh and Bill Worthington,
representing the Truro group, defined locations that should be protected and
sites that could be used. The dump, the MITRE site and the Highland Center
were the most useable locations. Three smaller sites were also indicated.
Griswold Draz and Jim Sexton explained siting considerations in Wellfleet. The
most likely available site in Wellfleet is the White Crest/ Wellfleet-by-the-Sea
municipally owned land, they said. They suggested having some computer
visualizations done for wind turbines at this location.
Eastham Alternative Energy representative Joe Mistretta explained the process
they used for view shed analysis. The only commercial places that make sense,
he said are the places already identified near the gravel pit. Neighbors have
objected to this location. He said Eastham is working on bylaw changes
addressing noise and safety issues. There are some smaller sites at that were
considered, he said. Price mentioned the photo simulations that Eastham has
produced.
Price said he’d like to work with the towns to move forward with developing wind
turbines. John Lipman briefly discussed the Cape Cod Commission’s model
bylaw. He suggested discussing this at the next meeting. McKean said the GIS
people could do further mapping based on the choices depicted on each town’s
input.
The next meeting will be held June 6, 2007 at 3 p.m. at the Wellfleet Council of
Aging.
The meeting adjourned at 6:10 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, June 6, 2007
Present: Rex Peterson, Wellfleet Assistant Town Administrator; Lauren McKean,
Cape Cod National Seashore; Griswold Draz, Wellfleet Wind Tower Owner; John
Lipman, Cape Cod Commission; Bill Worthington, Truro Planning Board;
Charleen Greenhalgh, Truro Assistant Town Administrator; Peter Watts,
Wellfleet Advisory Committee to NPS; Michael Burke, National Seashore
Ranger; Gwen Pelletier, Eastham Energy Commission; John Sherff, Eastham
Energy Commission; Jim Sexton, Wellfleet Alternative Energy Committee
Lauren McKean called the meeting to order at 3:10 p.m.
McKean displayed the draft map, the outcome of the last meeting. She said the
purpose of the meeting was honing the product in order to take it to the public.
The areas to be considered were indicated on the map but needed more editing
and focus, she said. Groups for each town then reviewed the draft maps.
Truro reported on changes to the view sheds. They still wanted to define both
ends of the Pamet River further. The townspeople would be invited to establish
“field truth” for the sites.
The Wellfleet group had eliminated areas that they did not consider feasible for
reasons beyond vista concerns. They extended the Ocean View Drive view shed
further along the coastline. They had considered the view shed from the Marconi
Site looking north and south. Lauren McKean marked the Marconi Site as a
location for a field visit
Photo simulations for the various sites in all towns were discussed.
Eastham said the view shed depictions for their town were fine. They changed
designations for some of the sites but basically stayed with their past choice. The
Wellfleet drive-in location was something new they had considered. McKean
marked the drive-in and Rock Harbor as locations for field visits.
The final thing McKean wanted the groups to consider was methods of taking the
proposals to the public and town bodies. Jim Sexton reported on Ocean View
Drive neighbors who had responded favorably to the idea and the proposed
location of wind turbines. Draz said he had polled 50 people at the Wellfleet Post
Office. Their response to wind energy for Wellfleet had been favorable. McKean
said that a public consensus on view sheds based on the mapping results would
be desirable.
Worthington suggested getting input from more townspeople before tweaking the
Truro map further. Lipman said planning boards and selectmen should consider
the maps. Planning boards could discuss them first at meetings, then at public
hearings, Lipman stated. Greenhalgh saw the map as a working tool. Bringing
the wind turbine plans before Town Meeting was suggested. Worthington
discussed the Local Comprehensive Planners and Cape Cod Commission
creating regulatory documents. Lipman saw the maps as more advisory guides
identifying places for wind turbines. Draz asked about the process after a
planning board review of the information.
Truro said Planning Board was the right town body to bring the proposal to.
Eastham said plans should go as broadly public as possible. The Seashore
opinion of the locations was also an important step, according to Lipman. He
suggested some structure for meetings with the Seashore and the planning
boards.
A time line was not established, but Worthington said he would not recommend
going to Truro Planning Board without doing the site visits first. The Wellfleet
group was willing to go immediately with Ranger Burke to do a visit to the
Marconi Site. Eastham needed to check with town boards.
After agreeing upon a date of September 5, 2007 for the next meeting, the
meeting adjourned at 5:35 p.m., and the Wellfleet group headed for the Marconi
Site.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, June 6, 2007
Present: Rex Peterson, Wellfleet Assistant Town Administrator; Lauren McKean,
Cape Cod National Seashore; Griswold Draz, Wellfleet Wind Tower Owner; John
Lipman, Cape Cod Commission; Bill Worthington, Truro Planning Board;
Charleen Greenhalgh, Truro Assistant Town Administrator; Peter Watts,
Wellfleet Advisory Committee to NPS; Michael Burke, National Seashore
Ranger; Gwen Pelletier, Eastham Energy Commission; John Sherff, Eastham
Energy Commission; Jim Sexton, Wellfleet Alternative Energy Committee
Lauren McKean called the meeting to order at 3:10 p.m.
McKean displayed the draft map, the outcome of the last meeting. She said the
purpose of the meeting was honing the product in order to take it to the public.
The areas to be considered were indicated on the map but needed more editing
and focus, she said. Groups for each town then reviewed the draft maps.
Truro reported on changes to the view sheds. They still wanted to define both
ends of the Pamet River further. The townspeople would be invited to establish
“field truth” for the sites.
The Wellfleet group had eliminated areas that they did not consider feasible for
reasons beyond vista concerns. They extended the Ocean View Drive view shed
further along the coastline. They had considered the view shed from the Marconi
Site looking north and south. Lauren McKean marked the Marconi Site as a
location for a field visit
Photo simulations for the various sites in all towns were discussed.
Eastham said the view shed depictions for their town were fine. They changed
designations for some of the sites but basically stayed with their past choice. The
Wellfleet drive-in location was something new they had considered. McKean
marked the drive-in and Rock Harbor as locations for field visits.
The final thing McKean wanted the groups to consider was methods of taking the
proposals to the public and town bodies. Jim Sexton reported on Ocean View
Drive neighbors who had responded favorably to the idea and the proposed
location of wind turbines. Draz said he had polled 50 people at the Wellfleet Post
Office. Their response to wind energy for Wellfleet had been favorable. McKean
said that a public consensus on view sheds based on the mapping results would
be desirable.
Worthington suggested getting input from more townspeople before tweaking the
Truro map further. Lipman said planning boards and selectmen should consider
the maps. Planning boards could discuss them first at meetings, then at public
hearings, Lipman stated. Greenhalgh saw the map as a working tool. Bringing
the wind turbine plans before Town Meeting was suggested. Worthington
discussed the Local Comprehensive Planners and Cape Cod Commission
creating regulatory documents. Lipman saw the maps as more advisory guides
identifying places for wind turbines. Draz asked about the process after a
planning board review of the information.
Truro said Planning Board was the right town body to bring the proposal to.
Eastham said plans should go as broadly public as possible. The Seashore
opinion of the locations was also an important step, according to Lipman. He
suggested some structure for meetings with the Seashore and the planning
boards.
A time line was not established, but Worthington said he would not recommend
going to Truro Planning Board without doing the site visits first. The Wellfleet
group was willing to go immediately with Ranger Burke to do a visit to the
Marconi Site. Eastham needed to check with town boards.
After agreeing upon a date of September 5, 2007 for the next meeting, the
meeting adjourned at 5:35 p.m., and the Wellfleet group headed for the Marconi
Site.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, December 12, 2007
Present: Lauren McKean, Cape Cod National Seashore; Charleen Greenhalgh,
Truro Assistant Town Administrator; Robert Weinstein, Truro Planning Board;
Griswold “Gooz” Draz, Wellfleet Wind Tower Owner; Peter Watts, Wellfleet
Advisory Committee to NPS; Chelsea Clark former Americorps Volunteer;
Malachi David Gardner, Provincetown Assistant Town Administrator; Jim Sexton,
Wellfleet Alternative Energy Committee Denny O’Connell, Wellfleet Planning
Board; Mary Rogers, Secretary, Barbara Gray, Wellfleet Planning Board; John
Sherff, Eastham Energy Commission
Charleen Greenhalgh called the meeting to order at 2:00 p.m.
Approval of Minutes – October 10, 2007
O’Connell moved to approve the minutes of October 10, 2007. Watts seconded,
and the motion to approve carried by consensus.
Zoning and planning updates
Denny O’Connell reported that Wellfleet’s Special Town Meeting (STM) had
withdrawn the zoning article on nonconforming, noncompliant structures. He
mentioned that the “Landing Strip” access had been an article that had gone
forward at STM. Charleen Greenhalgh discussed possible land swaps in Truro.
Bob Weinstein said that Truro Planning Board was working on site plan review
for the zoning bylaws. Lauren McKean discussed the improvement in Truro’s
zoning bylaws. In answer to a question that O’Connell had asked, Weinstein
addressed the “teeth” of Truro’s site plan review bylaws. David Gardner said
there will be an inclusionary affordable housing bylaw that will becoming up at
Provincetown’s next Town Meeting. Lauren McKean reported that Eastham had
a 3,000 square foot trigger for site plan review. Greenhalgh reviewed height
limits and triggers for site plan review. The Board discussed a proposed large
construction on Boundbrook Island. Greenhalgh also discussed lot coverage
zoning bylaws.
State Zoning Bylaw Seminar
Barbara Gray announced the state zoning bylaw revision presentation that will be
held in Yarmouth December 13. Greenhalgh said many Cape planners would be
attending the seminar for clarifications on a number of issues including 40B.
Definitions
Greenhalgh said that Truro was also working on definitions for their zoning
bylaws. O’Connell said there was room for more definitions in Wellfleet’s Zoning
Bylaws.
Wind Tower View Sheds Map
Jim Sexton said that he had not met with the Wellfleet Planning Board, but Gooz
Draz said he had presented the view shed map to the Wellfleet Selectmen. The
Truro committee had presented to their Selectmen also. Draz said that the view
shed areas as defined were not likely to change. David Gardner said that
Provincetown did not yet have any proposals or planning for commercial wind
turbines. Jim Sexton explained sizes of large wind towers. Lauren McKean said
that she had presented the overall view shed map at several meetings within the
Seashore. She had additional information that dealt with Coast Guard Beach,
Eastham; inclusion of Boundbrook Island in Wellfleet; and a view from High Head
towards East Harbor. Also the Fresh Brook Village area was reclassified as not
a critical view shed.
Highland Center
Highland Center in Truro is an area that McKean said has received some grant
money for the development of wind energy. There are extra considerations at
this site because of its proximity to the radar dome. Avian and bat studies are
also being conducted for the Highland Center, McKean said. Gooz Draz
mentioned an Audubon study on avian adaptation to wind towers. Bats are
another issue, Draz said.
Other Sites
The Seashore is also looking at a site at Herring Cove, according to McKean.
Sexton said he had received reports for three different sites in Wellfleet. MTC
has a program, Sexton added, that will supply a machine for a fraction of the
cost, and a town provides the rest of the money.
Workshop
On Friday, Dec. 14 there will be a land-based wind projects workshop at the
Marriott Hotel on Rte. 132 in Hyannis, Greenhalgh announced. There was a
discussion of balloon testing for height considerations of wind towers.
Use of Mapping Exercise
Lauren McKean said that the map of view shed sensitivity was a planning
document that each town could use. Draz spoke on the visual impact of a variety
of wind turbine options within local control. He’d like to see towns and the whole
country take more responsibility for alternative power solutions, he said. David
Gardner asked about aesthetic values and changing attitudes towards wind
turbines. Draz discussed protection of environment and views while
accommodating wind towers. McKean made reference to saving the “money
shots” that Seashore Superintendent George Price values. McKean wanted to
know what presentations or methods the Roundtable group needed to do to
finalize the map. Gardner wanted Provincetown’s view shed sensitivity included
in the plans. McKean said there were some other locations to be added to the
view sensitive areas. Gardner said that Superintendent George Price would be
meeting with the Provincetown Selectmen Dec. 12.
Next Meeting
The next Roundtable meeting will be held Wednesday, February 6 at 2 p.m. at
the Wellfleet Senior Center.
The meeting adjourned at 3:45 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, December 12, 2007
Present: Lauren McKean, Cape Cod National Seashore; Charleen Greenhalgh,
Truro Assistant Town Administrator; Robert Weinstein, Truro Planning Board;
Griswold “Gooz” Draz, Wellfleet Wind Tower Owner; Peter Watts, Wellfleet
Advisory Committee to NPS; Chelsea Clark former Americorps Volunteer;
Malachi David Gardner, Provincetown Assistant Town Administrator; Jim Sexton,
Wellfleet Alternative Energy Committee Denny O’Connell, Wellfleet Planning
Board; Mary Rogers, Secretary, Barbara Gray, Wellfleet Planning Board; John
Sherff, Eastham Energy Commission
Charleen Greenhalgh called the meeting to order at 2:00 p.m.
Approval of Minutes – October 10, 2007
O’Connell moved to approve the minutes of October 10, 2007. Watts seconded,
and the motion to approve carried by consensus.
Zoning and planning updates
Denny O’Connell reported that Wellfleet’s Special Town Meeting (STM) had
withdrawn the zoning article on nonconforming, noncompliant structures. He
mentioned that the “Landing Strip” access had been an article that had gone
forward at STM. Charleen Greenhalgh discussed possible land swaps in Truro.
Bob Weinstein said that Truro Planning Board was working on site plan review
for the zoning bylaws. Lauren McKean discussed the improvement in Truro’s
zoning bylaws. In answer to a question that O’Connell had asked, Weinstein
addressed the “teeth” of Truro’s site plan review bylaws. David Gardner said
there will be an inclusionary affordable housing bylaw that will becoming up at
Provincetown’s next Town Meeting. Lauren McKean reported that Eastham had
a 3,000 square foot trigger for site plan review. Greenhalgh reviewed height
limits and triggers for site plan review. The Board discussed a proposed large
construction on Boundbrook Island. Greenhalgh also discussed lot coverage
zoning bylaws.
State Zoning Bylaw Seminar
Barbara Gray announced the state zoning bylaw revision presentation that will be
held in Yarmouth December 13. Greenhalgh said many Cape planners would be
attending the seminar for clarifications on a number of issues including 40B.
Definitions
Greenhalgh said that Truro was also working on definitions for their zoning
bylaws. O’Connell said there was room for more definitions in Wellfleet’s Zoning
Bylaws.
Wind Tower View Sheds Map
Jim Sexton said that he had not met with the Wellfleet Planning Board, but Gooz
Draz said he had presented the view shed map to the Wellfleet Selectmen. The
Truro committee had presented to their Selectmen also. Draz said that the view
shed areas as defined were not likely to change. David Gardner said that
Provincetown did not yet have any proposals or planning for commercial wind
turbines. Jim Sexton explained sizes of large wind towers. Lauren McKean said
that she had presented the overall view shed map at several meetings within the
Seashore. She had additional information that dealt with Coast Guard Beach,
Eastham; inclusion of Boundbrook Island in Wellfleet; and a view from High Head
towards East Harbor. Also the Fresh Brook Village area was reclassified as not
a critical view shed.
Highland Center
Highland Center in Truro is an area that McKean said has received some grant
money for the development of wind energy. There are extra considerations at
this site because of its proximity to the radar dome. Avian and bat studies are
also being conducted for the Highland Center, McKean said. Gooz Draz
mentioned an Audubon study on avian adaptation to wind towers. Bats are
another issue, Draz said.
Other Sites
The Seashore is also looking at a site at Herring Cove, according to McKean.
Sexton said he had received reports for three different sites in Wellfleet. MTC
has a program, Sexton added, that will supply a machine for a fraction of the
cost, and a town provides the rest of the money.
Workshop
On Friday, Dec. 14 there will be a land-based wind projects workshop at the
Marriott Hotel on Rte. 132 in Hyannis, Greenhalgh announced. There was a
discussion of balloon testing for height considerations of wind towers.
Use of Mapping Exercise
Lauren McKean said that the map of view shed sensitivity was a planning
document that each town could use. Draz spoke on the visual impact of a variety
of wind turbine options within local control. He’d like to see towns and the whole
country take more responsibility for alternative power solutions, he said. David
Gardner asked about aesthetic values and changing attitudes towards wind
turbines. Draz discussed protection of environment and views while
accommodating wind towers. McKean made reference to saving the “money
shots” that Seashore Superintendent George Price values. McKean wanted to
know what presentations or methods the Roundtable group needed to do to
finalize the map. Gardner wanted Provincetown’s view shed sensitivity included
in the plans. McKean said there were some other locations to be added to the
view sensitive areas. Gardner said that Superintendent George Price would be
meeting with the Provincetown Selectmen Dec. 12.
Next Meeting
The next Roundtable meeting will be held Wednesday, February 6 at 2 p.m. at
the Wellfleet Senior Center.
The meeting adjourned at 3:45 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, April 16, 2008
Present: Lauren McKean, Cape Cod National Seashore; Charleen Greenhalgh,
Truro Assistant Town Administrator; Griswold “Gooz” Draz, Wellfleet Wind Tower
Owner; Peter Watts, Wellfleet Advisory Committee to NPS; Chelsea Clark
former Americorps Volunteer; Denny O’Connell, Wellfleet Planning Board; Mary
Rogers, Secretary, Barbara Gray, Wellfleet Planning Board; Gerald Parent,
Wellfleet Planning Board; Martha Hevenor, Cape Cod Commission; Peter
McDonald, Eastham Planning Board; Howard Sandler, Eastham Planning Board;
Harry Peabody, Mark Robinson, Cape Cod Compact; Attorney Ben Zehnder;
Howard Sandler, Eastham Planning Board; Tom Reinhart; Bob Weinstein, Truro
Planning Board; Seth Rolbein, Cape Cod Voice; Peter McDonald, Eastham
Planning Board; Sarah Raposa, Eastham Planner; Scott Michaud, Cape Cod
Commission; Christina Imrich, Cape Cod National Seashore; Don Keeran, APCC
Charleen Greenhalgh called the meeting to order at 2:10 p.m.
After a round of introductions, Greenhalgh called for an approval of the minutes
of March 5, 2008, which were approved by consensus.
Using a Power Point presentation on character & zoning issues within the
Seashore, Lauren McKean began with a brief history of the Seashore’s creation,
explained suspension of condemnation certificates, noted the 1980’s Use
Guidelines, and gave examples of alterations within the Seashore. The second
part of the presentation covered methods of dealing with size.
The group discussed the Wellfleet Site Plan Review proposal on floor-area ratio
along with lot coverage. Gerald Parent asked about the amount of time Truro
had spent working on their Site Plan Review bylaws. Parent pointed out that the
cubic foot calculation was a new consideration in Truro’s proposed bylaw. He
said the general public would have a hard time understanding the concept of
massing and volume. Greenhalgh said there is a computer simulation program
that gives options for house dimensions. Howard Sandler discussed the
brainstorming process which Eastham had used to develop their Site Plan
Review. There were 8 or nine open meetings before the Town Meeting where it
was accepted, Sandler said. He said that the early participation helped it pass
and continues to help in its understanding and acceptance by the townspeople.
There was a discussion of the small lot expansions, particularly the slide example
of the house on Nellie Rd. Most small lot houses can only expand by going
upwards while maintaining their footprints. Site Plan Review might allow for
lateral building, Parent suggested.
Ben Zehnder discussed the neighborhood considerations that Eastham makes.
He also wanted to discuss setbacks in the Seashore. Zehnder said that the lot
coverage and set back bylaws should remain liberal and then take into
consideration Site Plan Review. Sandler discussed allowances in Eastham’s
Site Plan Review for small-sized and larger lots. Sandler stressed getting
interested citizens involved and keeping them informed before Town Meeting.
Sandler explained that their Site Plan Review is town wide, but they also have
the 50% increase bylaw in effect for the Seashore District.
There was discussion about the triggers that Eastham uses for Site Plan Review
and the ultimate size for a standard size lot – there is no set figure, Sandler said.
Sandler recommended that the trigger for SPR not be set too high. Parent
speculated on the legal aspects of an appeal of a house that had been turned for
its large size. Sandler said regulatory boards were rarely overruled in Superior
Court. Zehnder said there is always someone who does go to court, but the law
in place works for the majority. Sandler gave assurances that the Eastham Site
Plan Review works well.
A third part of the presentation covered issues from the 2001 list of concerns
compiled at meetings between Wellfleet and the national Seashore. Bob
Weinstein spoke about Truro’s experience with zoning in the Seashore. He said
he personally considers the Seashore Guidelines irrational. He said that in
following the Guidelines, you would forever be rewarding those with big houses
and be forever punitive towards those with small houses. Weinstein said their
proposed bylaws are directed towards the entire town, not just the Seashore
District. He recommended reading the enabling legislation for the Seashore,
which he quoted.
A few other observations were considered before closing the meeting. Scot
Michaud, who is working on a watershed management plan for Truro, said the
meeting had helped him with his project. A discussion initiated about the Kline
house in Truro was dropped as inappropriate for the meeting. Gooz Draz
expressed appreciation of Eastham’s Site Plan Review method and the hope that
Wellfleet will make use of Eastham’s experience with it.
The next meeting will be held May 28, 2008 at the Wellfleet Senior Center.
Photo simulations of house increases and the increase options will be exhibited.
The meeting was adjourned by consensus at 4:12 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters
Wellfleet, Massachusetts
Wednesday, June 18, 2008
Present: George Price, Cape Cod National Seashore Superintendent; Lauren
McKean, Cape Cod National Seashore; Charleen Greenhalgh, Truro Assistant
Town Administrator; Griswold “Gooz” Draz, Homeowner; Jennifer Flynn, National
park Service; Chelsea Clark, National Park Service; Denny O’Connell, Wellfleet
Planning Board; Mary Rogers, Wellfleet Secretary, Barbara Gray, Wellfleet
Planning Board; Gerald Parent, Wellfleet Planning Board; Martha Hevenor, Cape
Cod Commission; Sarah Korjeff, Cape Cod Commission; Attorney Ben Zehnder;
Bob Weinstein, Truro Planning Board; Dale Donovan Wellfleet Selectman;
Kathleen Bacon, Wellfleet Forum; David Gardner, Provincetown Assistant Town
Manager; Rex Peterson, Wellfleet Assistant Town Administrator; Tom Reinhart,
Wellfleet ZBA; Tony Sager, National Seashore Homeowners Association
Chair Charleen Greenhalgh called the meeting to order at 2:10 p.m.
Barbara Gray moved to approve the minutes of April 16, 2008. Denny O’Connell
seconded, and the motion carried by general consensus.
Greenhalgh said the slide presentation of homes with size area ratio was yet
ready for presentation at this meeting. Gooz Draz gave a summary of a study
that he had done on net Living Area for Wellfleet homes. Additionally Draz had
done a study of Building Permits from 2005-2007 and determined the number of
projects that could have undergone a Site Plan Review (SPR) if Wellfleet bylaw
had mandated it. Draz said that in drawing his conclusions, he had used
Eastham’s criteria for SPR. His figures showed that 2 out of 5 CCNS homes in
2005; 4 out of 5 CCNS homes in 2006; and 1 out of 2 CCNS homes in 2007
could have undergone SPR.
Concurrent to Draz’s study, Sarah Korjeff of the Cape Cod Commission had
prepared a separate study of Wellfleet houses within the National Seashore
using 2007 Wellfleet Assessor’s data. She displayed the resultant maps on site
coverage and building size. Korjeff said that the large site coverage locations
were not always the large houses. Greenhalgh said that both size and site
coverage need to be integral in SPR consideration.
Ben Zehnder asked about having maps developed for the whole town, not just
the Seashore District. Bob Weinstein asked if the Seashore could prepare maps
similar to the Wellfleet ones for Truro. Martha Hevenor said that Cape Cod
Commission had also considered creating a map with build out depicted. Denny
O’Connell expressed interest in having this produced.
Discussion at the meeting focused on SPR approaches for Wellfleet and Truro.
Historic background on Wellfleet subdivisions and the Seashore were reviewed.
Possible size triggers, lot coverage, and visibility issues were noted, but most
deliberation concerned whether Wellfleet’s bylaw should cover the whole town or
the Seashore District separately. Truro’s proposed SPR bylaw is planned to
cover the entire town. Getting bylaw changes passed at Town Meeting was also
a matter of concern.
David Gardner discussed the massing bylaw in Provincetown. It considers a 250
ft. radius from the property in question, he said. It provides review for size over
the neighborhood average. The ZBA make findings on scale deviations. He said
their bylaw could be related to a more rural setting.
Other discussion considered neighborhood character, non conforming structures,
special permitting procedure, sliding scales, and the 50% Seashore guideline for
size increase.
Sarah Korjeff promised to complete a map of the entire Town of Wellfleet and a
Truro map.
Kathleen Bacon announced another Wellfleet Forum meeting July 21 at 7 p.m. to
discuss bylaw changes. The Forum meeting is titled “Planning Ahead.”
The next Roundtable meeting was tentatively set for August 13, 2008 at 3 p.m.
The meeting was adjourned by consensus at 4 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
National Seashore Headquarters
Wednesday, August 13, 2008
Present: George Price, Cape Cod National Seashore Superintendent; Lauren
McKean, Cape Cod National Seashore; Denny O’Connell, Wellfleet Planning
Board; Mary Rogers, Secretary; Gerald Parent, Wellfleet Planning Board; Bob
Weinstein, Truro Planning Board; Ronald Harper, Wellfleet Planning Board;
Chelsea Clark, Cape Cod National Seashore; Peter Watts, Wellfleet Advisory
Committee to National Seashore; Martha Hevenor, Cape Cod Commission;
Ansel Chaplin, Truro Planning Board
The minutes of June 18, 2008 were amended.
Bob Weinstein gave an update on Truro’s Town-wide bylaw revisions. They had
based their revision on Lincoln’s Site Plan Review, he said. Ansel Chaplin added
that there were legal questions on neighborhood definition that remained
unresolved. Weinstein discussed creating bylaws for the entire town. Martha
Hevenor gave her thoughts on defining neighborhood and the difficulties of
choosing criteria for neighborhood.
George Price said that originally he was focused on the Seashore District, but
after listening to both Wellfleet and Truro discuss protecting entire towns, he
views the issue as joint between Seashore and the towns. He discussed other
National Parks with the same difficulties of maintaining “the harmony of
neighborhoods.” Price also commented on the Federal government’s position on
the Wellfleet ZBA’s decision regarding the Blasch house; the objection was that
there had been no public hearing held.
Denny O’Connell said that Wellfleet’s Board of Selectmen had proposed a new
set of bylaw revisions at their August 12 meeting. O’Connell said he was
concerned about Special Permits in the Seashore District. He said there were
two kinds of condemnation by the Park Service and asked about condemnation
status in Special Permit cases. Peter Watts asked how many houses had been
condemned, but McKean did not have a figure. George Price gave information
on a Truro house that did not have its Certificate of Non-Condemnation. George
Price said the Certificates would not be pulled if Special Permit buildings met
criteria in Seashore Standards.
O’Connell asked where the criteria were written. Price said the Standards of
1985 contain the criteria. He said neither Truro nor Wellfleet had made bylaws
that had common language with the Seashore Standards. O’Connell asked
about revoking Certificates of Non-Condemnation if buildings do not fit the
Standards. McKean said each case was different. George Price said that if
Wellfleet bylaws matched Seashore Standards, they could be approved by the
Secretary of the Interior. Price said Cape Cod character is subjective, but the
Seashore would try as best as they can to define big. Future Seashore
Superintendents could have a clear understanding if the criteria were set now.
Martha Hevenor said exceptions could be defined in Zoning Bylaw. She
suggested that the proposed lot figures might not be the best numbers to use.
There was discussion of the 50% regulation, a Seashore Guideline that people
followed for many years before it became apparent that this was not in the Truro
or Wellfleet Zoning Bylaws. Price expressed the hope that this was the time to
codify Guidelines and Bylaws. Price said his job is about scale and mass.
Parent said he’d like to strike an even keel for owners inside and outside the
Seashore. Parent stressed looking at the Town and Seashore as a whole. The
Seashore is what makes the Wellfleet so good, Parent said. Parent said he
hoped we could find a meeting of the minds between Town and Seashore.
Peter Watts discussed the privilege of living inside the Seashore. He said with
the privilege comes responsibility. Homeowners do not look at the Seashore as
a place to develop, Watts said. Bob Weinstein stated his continued objection to
the 50% rule. Weinstein said his ownership of property in Wellfleet was a right.
He discussed public hysteria over the Blasch house. Price said the Blasch
house was egregiously oversized in terms of the Seashore’s 50% guideline.
McKean said she was looking for ways to come to agreement on bylaw revision.
Gerald Parent said he favored bylaw changes that covered both Seashore and
Town. Price reviewed the meetings since March that have since splintered after
a propitious start. Bob Weinstein said good regulatory practice does not come
out of hysteria. Weinstein said whether homes were highly visible or hidden, the
triggering mechanisms have to be in place.
Price said not just highly visible properties were of concern to the National
Seashore. Weinstein said that properties to be redeveloped within a viewshed
need to have provisions in the bylaws. Martha Hevenor said the slow
McMansionization of the Cape has been going on for many years, but the Blasch
house is a “radicalizing moment.”
Parent said the Wellfleet Planning Board was still working on Site Plan Review
(SPR) with lot coverage even though the Board of Selectmen were proposing a
different set of bylaw revisions. He said that Town Counsel had told Planning
Board that SPR needs Special Permits to be effective.
Martha Hevenor discussed coupling site coverage with 50% in the Seashore to
control massive increases in volume. Bob Weinstein said he disagreed. He
discussed the 50% guideline, never a law or regulation. It forever rewarded a big
building, and forever penalized small house, he said. Weinstein said there is
confusion when language that didn’t belong is interjected into a bylaw.
Hevenor said that 50% was not a hard and fast rule in the Wellfleet Selectmen’s
proposed bylaw revision. Weinstein said the process to get a Special Permit
must be made clear. Parent said that if the 50% rule was not in the bylaw, it
would be much more palatable on Town Meeting floor. Even with SPR, a small
house on a small lot would be going to ZBA for Special Permit anyway.
Peter Watts said if you have a list of criteria and standards, they can be used for
findings of fact. Hevenor discussed additional criteria that can be used in SPR.
Parent explained how neighborhood plays into SPR, particularly in the Blasch
case.
The definition of alteration in Truro’s Zoning Bylaws needs to be redefined,
Weinstein said. In Site Plan Review there is no mechanism for enforcement, he
said.
There was discussion of lot coverage by percentages, especially in the Seashore
District.
The meeting was adjourned by consensus at 5:40 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, October 8, 2008
Present: George Price, Cape Cod National Seashore Superintendent; Charleen
Greenhalgh, Truro Assistant Town Administrator; Denny O’Connell, Wellfleet
Planning Board; Mary Rogers, Secretary; Peter Watts, Wellfleet Advisory
Committee to National Seashore; Martha Hevenor, Cape Cod Commission;
David Gardner, Provincetown Assistant Town Manger; Katie Finch, AmeriCorps
Volunteer; Bill Worthington, Truro Planning Board, James Sexton, Alternative
Wind Energy Committee; Lynn Benander, Coop Power of Shelburne; Fred
Fenlon, Eastham; Barbara Gray, Wellfleet Planning Board; Rex Peterson,
Wellfleet Assistant Town Administrator
Chair Charleen Greenhalgh called the meeting to order at 2:15 p.m.
Jim Sexton of the Wellfleet Alternative Energy Committee gave a Power Point
presentation on the status of Wellfleet's plans for wind turbines. George Price
discussed the view shed criteria for placement of turbines. O’Connell asked
George Price about changing the nature of the Seashore with wind turbines.
Price discussed wind energy as a National Park mission. Jim Sexton gave the
results of the test MET tower at WhiteCrest Beach, Wellfleet. He gave some
cost estimates without grant money factored in. Wellfleet municipal buildings
would get free electricity, Sexton said. There was a discussion of the new power
generation laws, the Green Communities Act for Massachusetts, that was
passed in July.
Fred Fenlon introduced Lynn Benander, Board Chair of Co-op Power of western
Massachusetts. Her Power Point presentation concerned how a co-op comes
together. She said municipal cooperatives between towns were a possibility for
wind power. Ms. Benander distributed information on co-op organizational
options, funding and development.
Fred Fenlon discussed the Cape & Vineyard Cooperative that already exists and
its structure. He said that if other towns wanted to join, they should first seek
written legal advice.
Charleen Greenhalgh discussed the Brewster residential wind turbine and the
Brewster bylaws that address small-scale wind towers. Provisions are being
planned for mid-sized turbines in the Brewster bylaws. Harwich also has a bylaw
for residential wind turbines, according to Greenhalgh.
David Gardner and George Price discussed possible wind turbine locations in
Provincetown. Price also discussed progress with the MET tower at the Highland
Center in Truro and the quality of small, residential wind turbines.
Jim Sexton reported on the solar panels at the Wellfleet Library, and Fred Fenlon
discussed a solar project at the Elks in Eastham. Sexton discussed his
background in developing wind turbines.
The minutes of August 13, 2008 were approved.
Maggie Downey has a Power Point presentation on the Green Communities Act
that can be scheduled for a future meeting.
The next meeting will beheld Wednesday, December 3, 2008.
The meeting was adjourned at 4:00 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, January 7, 2009
Present: Charleen Greenhalgh, Truro Assistant Town Administrator; Denny
O’Connell, Wellfleet Planning Board; Gerald Parent, Wellfleet Planning Board;
Mary Rogers, Secretary; Katie Finch, National Seashore; Bill Worthington, Truro
Planning Board, Martha Hevenor, Cape Cod Commission; Michael May, Wellfleet
Board of Selectmen and Alternative Energy Committee; Peter Watts, Seashore
Advisory Committee; Gooz Draz, Wellfleet Planning Board and Alternative
Energy Committee; Lauren McKean, Cape Cod National Seashore; Peter
Stewart, Wellfleet Energy Committee; Robert Holt, Truro Energy Committee;
Kathy Hubby, Wellfleet Alternative Energy Committee; Drew Brown, Wellfleet
Alternative Energy Committee; Greg Rompala, AmeriCorps Volunteer; Erin Der-
McLeod, AmeriCorps Volunteer; Paul Webber, Wellfleet Alternative Energy
Committee; Joe Bayne, Eastham FinCom; Mac Hay, Wellfleet Alternative Energy
Committee; Fred Magee, Wellfleet; Maggie Downey, Cape & Vineyard
Cooperative
Chair Charleen Greenhalgh called the meeting to order at 3:10 p.m.
Maggie Downey of Cape & Vineyard Cooperative gave a PowerPoint
presentation on the Cooperative and the Massachusetts Green Communities Act.
She answered the many questions from the audience and offered a model
Warrant Article for joining the Cooperative.
The meeting was adjourned at 4:40 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, May 6, 2009
Present: David Gardner, Provincetown Assistant Town Manager/Planner;
Maxine Notaro, Provincetown Permit Coordinator; Mary Rogers, Wellfleet
Secretary; Peter Watts, Wellfleet Advisory Committee to National Seashore;
Barbara E. Gray, Wellfleet Planning Board; Howard Sandler, Eastham Planning
Board; Sarah Raposa, Eastham Town Planner; Lauren McKean, National
Seashore; Erin Der-McLeod, AmeriCorps Cape Cod
Chair Sarah Raposa called the meeting to order at 2:00 p.m.
Opening Statements
Barbara Gray made opening remarks recommending Cape-wide lighting controls.
Outdoor Lighting
Sarah Raposa reported on Eastham’s efforts to put a lighting bylaw into effect.
The group discussed particular facilities which leave lights on at night. Raposa
discussed exemptions and standards in the town of Acton. Members discussed
Truro and Provincetown lighting bylaws. Barbara Gray mentioned safety
concerns everywhere and particularly at Wellfleet facilities. David Gardner and
Maxine Notaro discussed lighting bylaws in Provincetown. Raposa said that
Eastham had used Orleans bylaws as a model. The group asked about
grandfathering of existing properties, enforcement issues of lighting bylaws,
standards to apply, impact on wildlife, energy efficient lighting, possible energy
credits, Seashore District, and the Park Service Dark Sky team.
Future Meeting Topics
Peter Watts suggested discussing the bike trail extension through Wellfleet and
Truro. Sarah Raposa suggested an examination of Zoning Reform bills that are
going to the State House. McKean said the lighting topic could be continued.
Night Sky
Lauren McKean and Erin Der-McLeod arrived in time to discuss lighting and the
Night Sky Friendly Team and lighting for the Highland Center in Truro. McKean
said that each town had its own way of handling lighting. She also discussed
lighting of towers according to FAA regulations. McKean gave information on
dates for upcoming Bike Trail meetings.
Next Meeting
The next meeting will take place on Tuesday, June 9 or Wednesday, June 10.
Adjournment
The meeting was adjourned at 4:05 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, June 10, 2009
Present: Sarah Raposa, Eastham Assistant Town Administrator, Mary Rogers,
Wellfleet Secretary; Lauren McKean, National Seashore; Martha Hevenor, Cape
Cod Commission; Andrea Adams, Cape Cod Commission Senior Regulatory
Planner; Rex Peterson, Wellfleet Assistant Town Administrator/Planner;
Charleen Greenhalgh; Truro Assistant Town Administrator
Chair Sarah Raposa called the meeting to order at 2:00 p.m.
Raposa discussed Eastham’s lighting bylaw that is part of the site plan review
process. She said she supported inclusion of lighting bylaws in the Eastham
General Bylaws. The group studied Truro’s General Bylaws on lighting with a
commentary from the Park Service Dark Sky Team’s Chad Moore. Charleen
Greenhalgh discussed lighting issues in Truro. Peterson gave instances of
lighting complaints in Wellfleet, Sarah Raposa reported on Eastham cases.
Andrea Adams distributed the Orleans lighting bylaws, which she said were very
efficient. She also distributed copies of Technical Bulletin 95-001 on standards
for exterior lighting design published by the Cape Cod Commission in 1995 and
revised February 21, 2002. This included useful definitions and diagrams of a
variety of light styles, which she discussed.
Wasteful lighting and spending on it, Seashore lighting practices, height of light
poles, provisions for flagpoles, FAA lighting requirements were all considered.
Adams said she would make herself available to the towns for further lighting
bylaw development.
Possible topics for future meetings were suggested. The ACEC, Floodplain and
additional buffer zone regulations were a strong possibility. Lauren McKean said
that the wind viewshed map project had never been finalized, and that it should
be done in fall.
The next meeting will be held September 16, 2009.
The meeting was adjourned at 3:30 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
Lower Cape Planning & Development Roundtable
Wellfleet Senior Center
Wednesday, May 6, 2009
Present: David Gardner, Provincetown Assistant Town Manager/Planner;
Barbara E. Gray, Wellfleet Planning Board; Howard Sandler, Eastham Planning
Board; Sarah Raposa, Eastham Town Planner; Mary Rogers, Wellfleet
Secretary; Lauren McKean, National Seashore; Erin Der-McLeod, AmeriCorps
Cape Cod; Rex Peterson, Wellfleet Assistant Town Administrator/Planner;
Charleen Greenhalgh, Truro Assistant Town Administrator; Ansel Chaplin, Truro
Conservation Commission; Robert Bednarek, Truro Conservation Commission
Secretary; William Worthington, Truro Planning Board; Deborah McCutcheson,
Truro; Martha Hevenor, Cape Cod Commission; Pat Pajuron, Truro
Health/Conservation; Albert Silva, Truro; Diane Messinger, Truro; Linda Noons
Rose, Truro; Sandra Larsen, Eastham; Tom Johnson, Eastham; Amy Usowski,
Eastham; Brian Carson, Provincetown; Tony Hodgin, Truro; Paul Lagg, Chatham
Chair Sarah Raposa called the meeting to order at 2:05 p.m.
The meeting was to discuss the updated town Federal Emergency Management
Agency (FEMA) flood plain insurance maps. These maps are available in each
town and need to be examined because of the changes in demarcation lines and
elevation calculations. The map information derives from 1929 data and the
more accurate1988 data from NABD (North American B D).
Guest speaker Paul Lagg, GIS Coordinator of Chatham, gave background
information on the mapping process and opened up meeting to questions. The
group discussed: established benchmarks, elevations, contour lines, and towns
that took into account the change in sea level.
Charleen Greenhalgh said the Truro maps were not finalized but were needed for
Zoning Bylaw changes at Town Meeting. Getting the bylaws in place is
necessary for people in town to get their flood insurance, Greenhalgh said.
Brain Carson said the maps in Provincetown had changed significantly, affecting
many more structures.
Greenhalgh discussed Chatham’s participation in the Community Rating System
which lowered insurance. Since Chatham’s base flood elevation plan, the state
has not allowed other towns to make bylaws more restrictive than the state’s.
Sarah Raposa said there was grandfathering for flood insurance available.
Further discussion covered scale of maps, outreach to home owners and
elevation allowances that might be provided.
Adopting the maps at town meeting ends any period of grandfathering, Lagg
said. There was discussion of what would be considered buildable land
according to flood plain changes.
Greenhalgh said she had approached Truro about participating in the Community
Rating System, and it is being considered. Silva discussed the high costs for
flood insurance and the problems of finding and flood insurer in Truro.
Greenhalgh discussed Federal Housing Mitigation Plan funding to help
homeowners make adjustments such as utility elevations and storm shutters.
Greenhalgh said the group would be notified when FEMA does a Lower Cape
presentation. Lagg could not provide a date for the map finalization since they
come from FEMA.
The meeting was adjourned at 3:50 p.m.
Respectfully submitted,
Mary Rogers, Wellfleet Committee Secretary
FEMA Flood Insurance Rate Map Update Discussion
• Guest Paul Lagg, GIS Coordinator, Town of Chatham
• Reading the Maps and Understanding Changes

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