Archive for the 'Town Matters' Category

Controversy is swirling  around Cape Cod about the desire of Cape Cod Community College to install a 400’ high wind turbine on its West Barnstable campus.  The Barnstable Old King’s Highway Regional Historic District Committee, the historic governing body in that part of the Cape, was not asked by the College to review the plan. The District believes it is a violation of The Historic Act to skip that step.   The Historic Act, passed in 1973, requires review of any proposed structure located in the historic district area north of the mid-Cape highway from Sandwich to Orleans.  Additionally, the desire of organizations to “get around” the Historic Committee for the purposes of allowing Alternative Energy installations is troubling because it is the same Historic Act whch many people applaud for keeping the Cape looking like THE CAPE.

Now to the matter at hand.  Wind energy is not new to the Cape.   Wind mills were part of our landscape since the late 1600’s.  They generated the power to pump water all over the Cape and graced the scenery with unique architectural structures that stood approximately 12 feet high.   Now the desire for alternative energy is creating interest in turning wind energy into electricity.  A great idea in search of a better solution than a 400’ propeller.  Wind energy can be a viable alternative to reduce our dependency on oil.  However, the smaller wind turbines are a much more appropriate solution and could be built in areas not visible to the public.  Modern wind turbines are not historic looking  but they do have a place in the Cape’s landscape  - provided they can’t be seen.

Peter

The Dennis Historic Committee has voted to make the area south of Setucket Road but not including Setucket, as an exempt area for Solar and Wind Energy installations.  This fresh idea will expedite the process of helping home owners install alternative energy systems and create a short cut, both in time and money for everyone involved. (more…)

Alternative energy is coming to Dennis – very soon.  Recently, the Selectmen organized an Alternative Energy Committee to meet with the Historic Committee for the purpose of building a game plan to bring modern energy-saving ideas to life.  Because it is new, everyone is concerned that the ideas and the implementation of ideas will be cumbersome, costly and slow.  In other words, a big hassle. (more…)

Did you ever wonder why there are no chain stores in Dennis on the Northside (i.e. Route 6A side)?  Are you missing those neon-lighted signs and all night convenience stores?  In case you have, here is the reason why. DENNIS IS THE ONLY CAPE COD TOWN  with a bylaw prohibiting chain stores.  Although there are specific guidelines to allow for stores such as a Christy’s in Dennis Village, the laws are such that we simply WILL NOT HAVE on the Northside what is standard fare on Route 28.  These laws which include The Historic Act, also require the use of “historic” materials, designs and structural limitations.  More importantly, the people who serve on committees that decide what can or cannot be built in Dennis, have done AN EXCELLENT JOB OF PRESERVING THE LOOK.  Boards, such as the Old King’s Highway Historic Committee, the Town of Dennis Historical Commission, the South Dennis Historic Committee and the Zoning Board, all contribute to the success Dennis has achieved.

On a personal note, when we left Los Angeles and moved to the Cape 13 years ago, we left behind the West Los Angeles villages of Brentwood, Westwood, Santa Monica and many others who were being overwhelmed by trophy homes that covered literally every square inch of their lot.  The lack of propriety exposed the lack of good government regulations that would preserve the natural beauty of those neighborhoods.  When we attempted to bring our “California design” for a new home in our new hometown of Dennis Village, we were shot down in flames by the Historic Committee!  Thank God, for what we have since discovered is that these committees are EXACTLY why we and thousands of others want to live in the Town of Dennis – because it’s so beautiful here!  And oh, by the way, that’s when I decided to join the Historic Committee myself, ten years ago.

It is no accident that Dennis has kept the look and feel of Old Cape Cod.  Preserving the look helps make Dennis a very desirable vacation destination and a great place to live. 

Peter

So you are trying to get something done to improve your property but dread the local Town Boards will just say “no.”  Your stomach tightens and your palms perspire at the thought of asking for “approval” from say, the Historic Committee, to do something on your own property – like a screened porch or a pair of dormers to give you some extra bedrooms!  Right? Well fear not!!

The purpose of the Historic Act is to help property owners accomplish what they want within the guidelines.  That’s it.  The Historic Committee is supposed to HELP you.  That help may come in many ways.  Often, a suggestion to increase the size of a window, move a skylight to the rear of the home, add a deck and stairs with some camouflaging lattice work or shrubs makes sense and really looks much more appropriate.  Changing grill configurations, trim details and even placement on the property can make all the difference in achieving Board approval and frequently can save you lots of money.

So, when you present your ideas, ask for help, suggestions and guidance.  The Board is there to provide an impartial evaluation of your request and constructive suggestions on how to make your property more beautiful and more valuable.  You may be too close to see the forest for the trees.  The Board will see advantages in matching certain architectural features on your house with a proposed guest house, shed or pool house. 

Don’t be afraid to ask for help and be willing to incorporate good guidance. That’s what we’re there for!

Peter

 A recent Historic Committee meeting reviewed the application for a CHRISTY’S MARKET on Route 6A and Old Bass River Road in Dennis Village.  The Committee had several comments for Christy’s that would make the proposed renovations much more appropriate for that very historic setting.

For the main structure, suggested changes included changing the color of the clapboard to a historic grey or white.  Some changes were proposed for the trim and window configuration which included additional grills. THE MOST SIGNIFICANT CHANGES were to the canopy over the gasoline pumps.  Primarily, the length or mass of the canopy needed to be shortened or “broken up” to reduce the appearance of length.  This could be accomplished by dividing the length in thirds and raising the middle section.  The canopy will also be farther from the street than in the current canopy on the vacated property.

LIGHTING will be done IN ACCORDANCE with the International Dark Sky recommendations to reduce light pollution.  Additionally, the only sign on the property including window signs will be on the curb which may be raised slightly to create an additional barrier.  Some discussion also including additional landscaping to screen the property.

 All in all, a very good discussion.

Peter

Winter reared its proverbial head this morning with the first frost of the season.  We knew it was coming but we are never quite ready.  Now the concerns of high oil prices and energy costs becomes a vital concern for homes in the Historic District.  Many are asking about solar panels as a major cost reduction and they can be provided they meet the requirements of historic appropriateness and not appear on the front roof of the house.  If they can only be mounted on the front elevation, there are some unique ways to camouflage the design with solar panels imbedded in the shingles or with a shed dormer that is hollowed to make room for the solar panels. 

The Historic Act also encourages the use of vinyl and replacement windows.  Windows are a major source of heat loss and provide a huge opportunity for cost savings. The thermal pane/double glass type windows in wood or vinyl are encouraged and in many cases can be approved as an Exemption.

Weather-stripping and other forms of storm windows are used throughout the Historic District, as well.

Peter

Promoting the general welfare of the inhabitants of the Cape Cod towns governed by the Historic Act through preservation and protection of buildings, settings and places is the true purpose of the Historic Act of 1973.  Throughout this historic region, the idea is to preserve and maintain the cultural landmarks of Barnstable County with its traditions of history that existed in the early days of Cape Cod.

 Guiding the decisions of Historic Committees is an acute awareness of the individual places and settings in which our properties exist.  Each neighborhood is unique and special in its own way.  Therefore, it is important to determine if a design for a home or renovation is in keeping with a specific group of homes in that local setting or address.  The best way to determine that answer is to stand in the front yard of your property and slowly turn 360 degrees to see what your “setting” is all about.  The types of home designs, materials, colors and landscaping will give you a good idea of what will fit in naturally to your particular place and setting. 

Of course, the reason we all love Cape Cod so much is because of the way it looks.  Our ancestors knew how to build a vacation community whose architectural features soothe the soul and eyes of visitors and home owners for generations. 

Peter

The Historic Act provides property owners with some legitimate “short cuts” to receive approval to make changes to their properties.  The so-called Exemptions are a mere paper work, administrative request to do a myriad of historically natural additions to a property.  The list is extensive and includes Fences under 4’ high (including vinyl), spit rails vertical picket fences, vertical flat board fences with cap rails 4-6 inches wide in white or natural finishes. Hedges under 4’ high are also in the category of Exemptions.  Flag poles under 25’ high of natural wood, fiberglass or aluminum in white.

 Arbors, Trellises under 9’ high can also be applied for under the Act.    Many different roofs using Architectural wood-style shingles in black, gray or weatherwood along with natural wooden cedar my be allowed provided there is no more than 5” of exposure to the weather.  Stone wall not exceeding 30 inches using natural fieldstone can be requested.

 Finally, a Shed of wooden construction less than 120 square feet with a distinct similarity to your main house are eligible for the Exemption.

 In all cases, apply for the Exemption as the law is written that the Committee “may” grant an Exemption for these type additions or improvements.   The Historic Committee may also grant exemptions in cases where the small changes are not visible from any public place.

So take the short cuts when they are available and you’ll be exempt!

In an historic area like Cape Cod, the need for signs will often clash with the need to preserve the historic integrity of the area.  Our forefathers used signs to provide information, direction and identification.  Today, signs often try to do too much and say too much.

This historic act requires signs to be modest in size.  The maximum allowable size is 12 square feet – meaning a sign would be approximately 3 feet by 4 feet.  Signs are also required to be uncluttered and free of special logos and distracting art work that does not communicate a clear message.

Also, the historic district prefers that the signs have no lighting.  Although there are cases where lighting is approved, the preference is to have no lights.

Signs used to be carved from wood and have no colors.  Today’s signs should reflect the historic look of simplicity with one or two fonts and colors.

 Above all, signs need to fit the neighborhood and setting in which they are found.

Peter