1. What’s the problem? How serious is it?
Under current Wellfleet Zoning Bylaws, extremely large “megamansions” can be built that will permanently change the scenic quality of the Seashore and the Town. Current Bylaws would permit 100 houses, each one larger than Wellfleet Town Hall, to be built within the Seashore, including on scenic and visible dunes and shorelines.
2. Why do we have this problem?
Wellfleet’s current Zoning Bylaws do not adequately control the size, mass, or scale of structures in the Seashore. Buildings can be torn down and replaced by large “trophy homes”.
3. What can be done about this?
There are two sets of proposed Zoning Bylaw Amendments on the Oct. 27, 2008, Special Town Meeting Warrant. Approval requires approval by 2/3 of voters at the STM.
The first set of Amendments (Articles 4 and 5 on the STM Warrant) were proposed by a group of Seashore Park residents and Welllfleet citizens via petition and the Board of Selectmen respectively. Article 4 would establish a sliding scale for dwellings in the National Seashore Park District based on lot size. A homeowner could build up to these sizes “by right”. The sliding scale is based on a study of the size of currently existing houses on similarly sized lots, and provides for expansion allowances consistent with balancing reasonable private and public interests. Article 5 provides for homeowners to possibly exceed the sliding scale (up to a max. 2,800 sq. ft. home or 3,600 sq. ft. of total Site Coverage), and/or on the smallest lots to create a new nonconformity for better flexibility with a Special Permit issued by the Zoning Board of Appeals.
The second set of Amendments (Articles 6, 7 and 
were proposed by the Planning Board. Article 6 would establish a maximum building coverage (or “footprint” size) in the National Seashore Park District, and a different one for the R1 and R2 Districts based on the size of the lot. Article 7 provides for a Residential Site Plan Review – Special Permit for homes that exceed certain thresholds of Site Coverage based on the size of their lot (i.e, 2,000 sq. ft. & 3,000 sq. ft. of Site Coverage in the NSP and R1 & R2 districts respectively). Article 8 designates the Planning Board as the Special Permit Granting Authority for the Residential Site Plan Review established in Article 6.
4. Where can I read the full text of the proposed ZBL Amendments?
The Zoning Bylaw Amendments and the complete Warrant, including the zoning articles, are online at http://wnsha.org on the ‘Welcome’ page under ‘Upcoming Events’ and on the Town of Wellfleet’s site http://www.wellfleet.org under ‘Wellfleet Bulletins & Public Notices’.
5. What effect will the Amendments have on my Certificate of Suspension of Condemnation from the CCNS?
The CCNS has said it will recommend approval of the petitioned and Selectmen’s Amendments (Articles 4 and 5) to the U.S. Department of the Interior, so that Wellfleet’s amended ZBL will satisfy Federal Regulations and Wellfleet homeowners’ Certificates of Suspension of Condemnation will remain valid.
6. Which set of proposed Amendments is preferable?
The WNSHA Executive Committee voted on Sept. 28 to support the petitioned and Selectmen’s Articles 4 and 5 as fair, workable, and serving to preserve the qualities of the Seashore and the Town. These Articles have also been supported by the CCNS, the Cape Cod Commission, the Association for the Preservation of Cape Cod, and the Friends of the CCNS.
Articles 4 and 5 would allow homeowners to expand their houses “by right”, i.e., simply by getting a Building Permit while adhering to the Site Coverage table for one’s lot size. For example, a lot just under 2 acres (84,000 sq. ft.) could have 3,100 sq. ft. of Maximum Site Coverage (defined as the total floor area of living space and attached garages and detached structures, plus covered porches or decks 36” high in excess of 750 sq. ft., but excluding attic, cellar, and nonresidential basement space and Sheds). Larger or nonconforming expansions could be allowed by a National Seashore Park Special Permit issued by the Zoning Board of Appeals.
Articles 6, 7 and 8 would not be as effective in preserving the Seashore and would be more burdensome for most homeowners. They would still permit construction of a house as big as Wellfleet’s Town Hall (5,000 sq. ft.) at the “Billboard House”/Blasch, LLC site on Griffin Island, as well as at 84 other locations in the Seashore. They would require the 172 homeowners with lots of 20,000 sq. ft. (just under ½ acre) or larger to go through Residential Site Plan Approval – Special Permit proceedings with the Planning Board to do an expansion resulting in Site Coverage of 2,000 sq. ft. or more.
7. What can I do?
First, familiarize yourself with the proposed Zoning Articles.
Second, vote at the STM if you are a Wellfleet voter.
Third, whether or not you are a Wellfleet voter, send us your opinions on our questionnaire and return it to WNSHA, P.O. Box 1100, Wellfleet, MA 02667 by Wednesday, October 22, 2008, or email it by the same date to wnsha@comcast.net.
