Designing the future to honor the past : design guidelines for Cape Cod

94 Pages·1994·7.4 MB·English

by  Cape Cod Commission

Designing the Future to Honor the Past
UMASS/AMHERST 9 Design Guidelines for Cape Cod
Prepared by the
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Cape Cod Commission and Community Vision, Inc.
incooperation with
The University ofMassachusetts atAmherst
CenterforRural Massachusetts

Designing the Future to Honor the Past
Design Guidelines for Cape Cod
Prepared by the
Cape Cod Commission and Community Vision, Inc.
in cooperation with
The University ofMassachusetts at Amherst
Center/orRuralMassachusetts
September. 1994
Cape Cod Commission Staff Cape Cod Commission Members Community Vision, Inc.
ArmandoJ. Carbonell. Executive Director DavidErnst. Chair, Wellfleet JohnAltobello,Architect
MargoL. Fenn. ChiefPlanner/Deputy Director KenBrock. Vice-Chair, Truro BillAustin, Architect
GregSilverman. Esquire, Falmouth JohnFabel. Geographer/Designer
Project Coordinators: MadeleineBebout. Eastham ToddRichardson. LandscapeArchitect
Christina C. Dierker. Senior Planner GeorgeBenway. Jr. Mashpee JoanRockwell, Landscape Architect
,
SarahKorjejf. Preservation Planner GloriaS. Brundage. Ph.D., Native American Minority
SharonJ. Rooney. Planner HerbertOlsen. Orleans CenterforRural Massachusetts
James Falla. Esquire, Harwich Hugh Davis. Director
Contributors: Shirley Gomes. Governor'sAppointee ChristineReid. Project Coordinator
PattyDaley. StaffCounsel GeorgeJackson. Minority
EkiuardEichner. Water Resources Planner SumnerKaufman, Barnstable Additional assistancefrom:
Dennis Finn. Planner David Kellogg. Yarmouth RandallArendt. Vice President Natural LandsTrust
DorrFox. ChiefRegulatory Officer Donald LeBlanc. Dennis
Greg Guimond. Planner VictoriaLowell. County Commissioner Graphics:
DanHamilton. Communications Coordinator Donald Near. Brewster ToddRichardson. CommunityVision, Inc.
GailHanley. Head Clerk Richard M. Prince. Bourne ChauncePowers. Architect, Hyannis, MA
PatHughes. Marine Resources Specialist AlixRitchie. Provincetown
RobertMumjord.Transportation Program Manager BruceRosinoff, Sandwich ComputerPerspectives:
KatharinePeters. Commission Clerk Andrew Young, Chatham DavidMunson. Design Mode. Jamaica Plain. MA
PamRubinoff, MA CZM Regional Coordinator
Kathy Sferra. Planner Photography:
PaulTilton. Transportation Engineer JohnFabel, CommunityVision. Inc.
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Table of Contents
INTRODUCTION
1. Introduction 1
2. Purpose 1
3. Designingwith the Character ofCape Cod in Mind 2
4. Usingthe Manual 4
5. Definitions 5
DESIGNGUIDELINES
1. Selecting a Site for Development 9
2. Developing the Site 10
3. Special Considerations for the Coast 1
4. Planning Open Space 15
5. Streetscapes and Roadways 17
6. Architecture 21
7. Adaptive Reuse 24
8. Infill Construction 25
9. Landscaping 26
10. Alternatives to theAutomobile 30
11. Accessibility 3
12. Parking 33
13. Utilities 36
14. Outdoor Lighting 36
15. Signage 37
CASE STUDIES
1. Introduction 43
2. HistoricVillage Centers 44
3. Commercial Strip Redevelopment 49
4. Compact Residential Development 58
5. Large Scale Commercial Development 63
MAKINGITHAPPEN
1. Introduction 69
2. Recommended Revisions to Local Bylaws and Regulations 69
3. Promoting Interest in Good Design 7
4. LegalTools for InfluencingAesthetics 73
5. Costs 76
RESOURCES 83
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INTRODUCTION
1
I, Introduction Residents and visitors alike are expressing
concern over the loss ofcommunity charac-
Cape Cod is a special place, unique in both ter, sense ofplace, and environmental
its natviral environment and historic char- quality resulting from land consumptive
acter. It has a rich, diverse landscape that development patterns that are both ineffi-
includes compact historic villages con- cient and incompatible with the Cape's
nected by a network ofwetlands, ponds, tradition.
forest and open space. It is a place of
abundant nature, surrounded by and The Cape cannot sustain unplanned
connected to the sea. It is a place with growth without adverse impacts to its
distinctive architecture, combining tradi-
tional forms and materials in a variety of
different styles.
Urban sprawl has destroyed the region's
The special character ofCape Cod is character in some areas
threatened by inappropriate development.
During the growth surge ofthe last several
decades, many ofthe Cape's villages have natural and cultural resources. In order
been overshadowed by strip commercial for Cape Cod to preser\^e its distinctive
developments and rural land has been lost regional character, development must
to extensive residential subdivisions. follow more compact land use patterns that
Uncontrolled growth has undermined the are compatible with its traditional charac-
viability ofvillage centers and diminished ter and give adequate consideration to
the unique character ofmany Cape towns. environmental constraints and local ser-
While there have been efforts to return to vices. Development standards must ad-
compact and mixed-use forms ofdevelop- dress issues oftransportation, affordable
ment to preserve rural land and protect housing, groundwater quality, and eco-
sensitive resources, these attempts are nomic well-being while fostering a sense of
often limited by land consumptive zoning community, a pride ofplace, and an aware-
requirements and a lack ofgood design ness ofthe natural emaronment. It is this
controls. vision ofthe Cape's future that is articu-
lated in the county's Regional Policy Plan
In the 1980s, the population ofCape Cod and encouraged by the design guidelines
grew 26.1%. In the period between 1971 presented in this manual.
and 1990, over 35,000 acres offorest and
agricultural land were built upon, repre-
senting an increase of58% in developed 2. Purpose
land. As a result, traffic congestion is
worsening. Open space and wildlife habi- This manual was created as an ideabook
tats are disappearing. Waterfront develop- A classic Cape Cod village with compact for both the professional and the la\Tnan.
ment in sensitive areas is increasing. land usepatterns The following sections present design
INTRODUCTION
2
guidelines which will be incorporated into
the Cape Cod Commission's Development of
Regional Impact review process. These
guidelines are not regulations, but provide
guidance as to how to comply with the
Community Character section ofthe Re-
gional Policy Plan. They will also provide a
bridge between the Regional Policy Plan and
the Local Comprehensive Planning Process.
Local Planning Committees may use these
guidelines to develop locally appropriate
design regulations which reflect their town's
own character and needs. They may also
incorporate these guidelines into their site
plan review process, use them to direct
changes in local bylaws and regulations, or
use them as a guide for development in
village centers, revitalization or preservation
districts. Developers and builders may use
this manual as a guide to desirable develop-
ment forms and practices.
3. Designing With the Characterof
Cape Cod in Mind Traditional coastal village
Historical Patterns: early Cape villages were established near the 18th century, forests were felled and
Cape Cod is defined by its coastal villages, the more sheltered shores ofCape Cod Bay burned, creating more open land. By the
structures, and landscapes. The character and along creeks, marshes cind rivers end ofthe century, heavy burning and
ofthese elements and the patterns they which fed into it. These villages had easy clearing had contributed to creation of
form are reflections ofthe region's history access to harbors, but stayed far enough extensive dune areas on the outer Cape,
and natural environment. Composed of away to escape the ocean's fury. and exhaustion ofthe soil encouraged the
sand, gravel, silt, clay and boulders left turn to a maritime industrial focus.
behind by the glaciers. Cape Cod is a region Cape Codders adapted simple English
where landscapes and structures are architectural styles to the local climate and With the growth ofmaritime industries in
vulnerable to damage from wind and water. created the Cape Cod House, visible the first halfofthe 19th century, the
When Native Americans inhabited the area, throughout this region. Basic forms such Cape's wealth increased and its villages
the Cape was primarily forested by oak, as this were usually expanded incremen- expanded to include larger homes in more
beech, and pine. Pilgrims arrived in the tally and were well suited to the agricul- recent architectural styles. Elaborate
early 1600s and began clearing the land for tural life predominant in the area. As captains' homes were constructed within
agricultural uses. During the 17th century. agriculture became more intensive during easy reach oflocal harbors. Other indus-
INTRODUCTION
3
tries related to the sea and local natural Victorian tourist destination. At this time,
resources developed, such as glass manu- development shifted primarily to the south
facturing, cranberry harvesting, and salt shores ofCape Cod. Large vacation homes
works. Farming continued in some areas, and resorts were constructed along these
while the pitch pine, quick to regenerate, shores, but village settlement patterns
began to dominate those areas which continued.
agriculture had abandoned.
Development through the 20th century has
Due to changes in coastal trade policies responded largely to proliferation ofthe
and fishing technology in the latter halfof automobile and the corresponding expan-
the 1800s, local maritime industries fell sion ofthe road system. As access to the
into decline and the region's economy Cape has improved, the tourism industry
began to change. The Cape's wildlife and has grown substantially and the year-
natural environment drew religous camp round population has increased. New Traditional village centerstructure
meetings as early as 1819 and visitors development has been focused along
such as Thoreau in the 1850s. With roadway strips, coastal areas, and in large traditional character and emoronment of
establishment ofrail service in the mid residential subdivisions. Some aspects of the Cape. In order to presence the charac-
1800s, the region grew significantly as a these new patterns have threatened the ter which brings people here to \1sit and to
work, new development must be guided to
recognize and build on Cape Cod's tradi-
tional patterns.
Sustainable Development:
Sustainable development refers to a type
and level ofdevelopment that does not
adversely affect an area's resources. It
implies guiding growth in ways that allow
present needs to be met without compro-
mising the ability offuture generations to
meet theirs. This manual is designed to
address one aspect ofsustainable develop-
ment: physical design. Sustainabilit>'
involves cooperating to achie\'e goals that
affect the region as a whole, such as solv-
ing transportation problems, presenong
emironmental qualit^^ maintaining a \iable
economy, or pro\1ding affordable housing.
Sustainability can onty be achieved
through a combination ofefforts, including
A typical Cape Cod house natural resource consen^ation and manage-
INTRODUCTION
4
ment, innovative land use planning, and Establishment ofgrowth centers, which 4. Using theManual
energy conservation. This approach to seek to preserve the rural character and
vdieavbielliotpymaenndteisnvcirirtoincamlenttoatlhesteacbiolniotymiocf viinlglatgheelCifaepset'ylseforfagtihlee rreegsioounrcwehsi,leisparnotoetchte-r Tpahritss:desDiegsnigmnanGuuiadleliisneosr,gaCnaiszeedSitnutdoietshree
Cape Cod. way ofachieving sustainability. Growth
centers are defined as existing and new and Making It Happen. The Design Guide-
lines are illustrated by the Case Studies,
For example. Cape Cod communities must areas determined to be suitable locations which were selected to represent four
work together to develop alternatives to the for further growth and development. An
different types ofdevelopment on Cape
acountgoemsotbiiolneiisfesveerriotuosbaenrdeedsuccaelda.tiAngsturca-ffic caonnasltyrsaiisntosf,naetxuirstailnganidnfcrualsttruurcatlurree,soaunrdce Cscordi.beTshheoMwatkhiensge IgtuiHdaeplpineenssceacntiboen de-
cessful alternative transportation system, local and regional needs must be com-
which links Cape Cod to other regions and pleted before growth centers can be prop- adopted by individual communities and is
connects the Cape's communities, involves erly designated. Once these factors have followed by a resource list.
much more than any one town can provide. been considered and areas are designated,
Design Guidelines: The guidelines offer a
Cape Cod communities must work collec- performance standards and incentives can
rational approach to appropriate design on
tively to increase year-round bus service, be developed to further encourage sustain- Cape Cod. They can be applied as general
improve passenger rail service, extend the able development through techniques such
principles, irrespective ofthe kind ofdevel-
bikeway system, make roadways bicycle as open space preservation and architec- opment, and are structured to address
friendly, expand seasonal shuttle service, tural design.
and increase the number ofwalking cen- broad design concerns first, and then work
progressively toward more detailed design
ters. Similarly, the Cape must provide an Sustainability requires an understanding
issues. The various ways in which these
adequate supply ofaffordable housing to ofthe unique qualities ofthe Cape. These principles can be employed is shown
meet the needs ofits diverse population. qualities include natural and cultural through their application to the case stud-
Without these efforts, the Cape will not be resources such as coastal areas, open
ies. Not all ofthe guidelines will apply to
able to sustain continued development. spaces, typical structures, roadways, and
every community. However, all towns
landscapes. All ofthese elements interre- should be able to apply some ofthe guide-
late to form larger distinctive patterns
lines based on their particular situation.
which define the character ofCape Cod.
The value ofpreserving these qualities Case Studies: The case studies present
must be balanced with the equally impor-
examples offour specific types ofdevelop-
tant issues ofaccessibility, economic ment and are not intended to cover all
vitality, and quality oflife. Consideration development scenarios on Cape Cod. They
ofall ofthese issues as complementary demonstrate how proposed development,
and interwoven, and an awareness that
following the recommendations ofthe
conscious choices must be made for the
guidelines, could be integrated into tradi-
future, lays the groundwork for sustain- tional Cape Cod patterns. They also serve
able development on Cape Cod.
as models, offering ideas and solutions for
development issues and problems. The
design guidelines are applied to each ofthe
following development scenarios:
Twentiethcentury sprawl