CAPE COD NATIONAL SEASHORE ADVISORY COMMISSION THREE HUNDRED ELEVENTH MEETING
HELD AT CAPE COD NATIONAL SEASHORE, Salt Pond Visitors Center, Eastham, Massachusetts, on Monday, August 5, 2024, commencing at 1:07 pm.
SITTING:
Richard Delaney, Chair - absent
Heather McElroy, alternate – Acting Chair
Barnstable County
Sheila Lyons (virtual)
Mark R. Forest – absent
Chatham
Thomas Dougherty
Theodore Keon, alternate – absent
Eastham
David Crary
Joanna Stevens, alternate
Orleans
Lawrence Spaulding\
John “Charlie” Carlson, alternate - absent
Provincetown
Mary-Jo Avellar - absent
Leslie Sandberg, alternate
Truro
Susan Areson
Wellfleet
Lilli-Ann Green
Wayne Clough, alternate (virtual)
Commonwealth of MA
Leslie Ann Jonas - absent
Mark Robinson
Also present:
Jennifer S. Flynn, Superintendent – (virtual)
Leslie Reynolds, Deputy Superintendent – Acting as DFO
Adam Baghetti, IT Specialist
Cheryl Johnson, Executive Assistant
Audience members (in person/virtual)
Meeting opened at 1:10pm
Welcome
Acting Chair, Heather McElroy welcomed back the Commission.
- Agenda was adopted.
- Minutes from July 1st were accepted into the record with two additions from Lilli-Ann Green.
- Introduction of Members – round robin
- Superintendent Report
Jennifer S. Flynn, Superintendent - Zoning
Since the Commission last met one month ago, Superintendent Flynn, had no new park updates to share.
Lilli-Ann Green brought up the BOEM wind project meeting of June 17
th in Eastham, the 101
st BOEM meeting on this proposal and first public meeting on Cape Cod and asked the Superintendent to address. It is not a matter of action for the NPS. This meeting is focusing on matters related to seashore condemnation. Heather McElroy (acting Chair) discussed the meeting as a great turnout, many comments were provided, and it was terrific opportunity to gather information on the wind project. Not on the agenda, no further discussion.
Superintendent presentation focused on Cape Cod National Seashore Lands Management & Zoning Issues. - (complete presentation posted to FACA website) Presentation included NPS Foundation Document Overview for Cape Cod National Seashore. (copies were given to Commission members – full overview available at Park Headquarters)
Lilli Ann Green brought up the Commonwealth legislation granting the right for Accessory Dwelling Units to residents of the state. Leslie Sandburg suggested it was premature to discuss at this time.
Heather McElroy acting Chair –
- The Cape Cod Commission has a positive relationship working with the seashore and the towns on many planning efforts.
- Wellfleet has adopted a large house restriction bylaw.
- Cape Cod Commission worked on outer Cape bike trail, pedestrian plans.
- Historic preservation planning
David Crary – Eastham
- Town has 11 permitted use laws – each one was explained.
- Changes must be submitted to Eastham Planning board.
- Variances subject to legal appeal
- No development on vacant land
- Expansion is limited within town.
- No allowance to change from residential to commercial.
- Larry Spaulding – Orleans
- No residential housing in Cape Cod National Seashore
- Permits one accessory dwelling unit per lot not to exceed 1200 square feet.
- Commercial parking – 1 per dwelling unit
- Gave updates to town housing unit status.
Mark Robinson – Commonwealth of MA
- Single family Governor Prence redevelopment
- Why some lots in the seashore have 3 acres.
- State acquisition of Seashore property
- Seashore is a paper tiger, can’t enforce CSCs.
- CCNS is threatened land.
Susan Areson – Truro
- Law passed making ADUs a right in the Commonwealth.
- How can land and space be protected?
- Truro Conservation Trust manages.
- Three sisters’ garden
- High Head
- 365 acres – 8 walking trails
- Leasing a house for Truro employees
- Walking trails – Walsh property
- House size limits
- Short-term rental guidelines have been updated.
- Lighting, parking, and height restrictions are in place.
- ADUs are a concern for residents w/in CCNS; could impact CSCs.
- Truro Highland center – can it be a possible location for future housing; land already disturbed.
- Develop long-term leases on forlorn NPS structures based on ‘maintain and repair.’
Sheila Lyons – Commonwealth of MA
- Fear of the future; long for the past; respite from Hubbub – CCNS
- Concerns of building more – cash on hand clients
- Let the outer Cape settle itself.
- Blasch house was mentioned – disconnect in zoning.
- County doesn’t have control over zoning, workforce housing, air bnb concerns.
Lilli Ann Green – Wellfleet
- Thanked Superintendent for clarifying questions.
- CCNS Advisory Commission can work to enforce CSC.
- Voiced scenic and cultural concerns which is of high value for Wellfleet and multiple areas of the arts are represented as demonstrated by Wellfleet receiving Massachusetts Cultural District status;
- Historic district and historic preservation is of value as demonstrated by restoration of Historical Museum (underway in town)
- Wellfleet is one of the last towns on Cape Cod to have a ‘quintessential town center.’
- Home rule – results in each being different and having its own unique character which is the charm of Massachusetts and what tourists and residents expect.
- Wellfleet has a number of sites on the National Register of Historic Places such as the Marconi Wireless Station
- Value on CCNS working with towns to partner with and enhance cultural and historic sites, such as the Cape Cod Modern House Trust relationship
- o Marcel Breuer House as example
- Asked for NPS to work with towns on properties in disrepair to renovate as a partial solution to lack of housing.
- Concerns over ADUs – special permit required and asked for CCNS to work with towns
- Asked if the Seashore is closing fire roads.
- Comments from residents who have asked to clear fire roads of debris
- Asked if CCNS has plans to change what is built within its borders and or renovate structures.
Leslie Sandberg – Alternate Provincetown
- Provincetown has Historic Committee and Historic Commission
- No nitrogen
- Housing – subsidies 10%, 65 units, 30 – 80% AMI to be built by 2026.
- Obtainable property for all
- Has template adopted in other towns?
- Converted housing lease to own.
- Deed restrictions – year-round – affordable housing act.
- Initiated night sky lighting.
- Open space committee
- Railroad trail – remains conservation land.
- Low-lying roads working with Cape Cod Commission
- West side with CCNS
- Central vacuum sewer ‘ raise it’
- PVC airport
Tom Dougherty – Chatham
- Two camps & undeveloped land in CCNS
- Town has design guidelines including historical.
- Short-term rental registration with occupancy limits
- Allow for ADUs
- Planning for downward lighting
- Vista and viewshed protection
- Historical Comm. Can prevent demo; encourage owners to preserve & maintain historic structures.
- Private organization dedicated to environmental development.
- Flood zones – may need to elevate.
- Threats – erosion, coastal resiliency
Mark Robinson gave presentation – recap lower Cape towns and government agencies working together towards open space (see full transcript).
Commission discussion on all topics:
- What is the CCNS Advisory Commission role?
- What action when standards to the CSC are disregarded?
- ADU needs to be reviewed by NPS solicitor.
- Does NPS legislation preclude CCNS from MA ADU compliance?
- Can CCNS Advisory Commission write letters as a group?
Public comments – see full transcript.
Next meeting Monday, September 9
th. Please come prepared to discuss the main topic which is Fire. Future topics and dates for the 2025 Advisory Commission will be discussed.
Meeting was Adjourned at 4:03 pm.
These minutes were certified by the Chair of the Cape Cod National Seashore Advisory Commission on September 9, 2024.
