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HomeMy WebLinkAboutOKH 09 10 25 Draft Minutes Town of Barnstable Old King’s Highway Historic District Committee MINUTES Wednesday, September 10, 2025, 6:30pm To all persons deemed interested or affected b y the Town of Barnstable's Old King’s Highway Historic District Act under Section 9 of Chapter 470, Acts of 1973 as amended. You are hereby notified that a hearing was held by remote participation via Zoom Meetings on the following applications: Bett McCarthy, Chair Present Ryan Coholan Present Lesley Wallace Present Wendy Shuck, Clerk Present Erica Brown, Administrative Assistant Present A quorum being met, Chair Bett McCarthy called the hearing to order at 6:30 pm. The Chair explained the hearing and appeal process and invited the public to address the Committee and view the plans of interest when the application is called. ______________________________________________________________________________ Roll Call Chair Bett McCarthy called the meeting to order at 6:30 pm and took roll call. Attendance Roll Call: Lesley Wallace Ryan Coholan Wendy Shuck Bett McCarthy CONTINUED APPLICATIONS Leahy, Richard & Patricia, 240 Parker Road, West Barnstable, Map 176, Parcel 015, Built 1952 Construct an addition to the right side and rear of the dwelling. Add a screen in porch on the rear. The applicant requested a continuance to the next meeting. Wendy Shuck moved to continue the certificate of appropriateness application for Leahy, Richard & Patricia, 240 Parker Road, West Barnstable, Map 176, Parcel 015, Built 1952 to construct an addition to the right side and rear of the dwelling. Add a screen in porch on the rear to the next meeting to be held remotely via Zoom on Wednesday September 24, 2025 at 6:30pm. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye APPLICATIONS Evancoe, Kyle & King, Elizabeth, 211 Boulder Road, Barnstable, Map 315, Parcel 037, Built 1986 Convert existing garage space into living space. Construct right side addition for new two car garage. Wendy Shuck moved to open the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Steve Cook from Cotuit Bay Designs was in attendance for this item. Steve presented a traditional Cape style home with a bow roof. The garage on the left would be renovated into a bedroom with a small addition on the rear. A new addition is proposed to be constructed on the right elevation which would include an attached garage. The garage will be infilled as a wall with some windows, the front door relocated to the right with a small, covered porch with some windows added and a shed roof, and a two new car garage on the right side. All materials will match the existing house, new Anderson six over six windows, a six light door, and paneled garage doors. Rear deck has been requested to extend an addition six feet, two windows to be added to the right side elevation on each side of the chimney, and the garage to extend forwar d an additional 4’. Committee Discussion: Wendy- Noted there is a lot of mixed architecture in the neighborhood. She commented the plan appears to be horizontal and long as the elevations do not depict the depth of the structure. Noted a site plan would be helpful as it is hard to envision. Clarified that the bowed roof would be eliminated. Steve noted there is a lot of jogs and angles. Asked what the before and after square footage is. Steve answered it is currently 1340 sq ft and they are adding 1624 sq ft footprint wise. Asked if the garage doors would have lights. Steve said the homeowners would be amenable to changing the garage doors. Ryan- Agreed with Wendy and Lesley. Ryan noted a site plan would have been helpful and understood where there is depth but agreed that suggestions made would help break up some of the long appearance. Ryan highlighted the location is remote and had no exceptions. Lesley- Agreed with Wendy about the garage doors. Lesley clarified that the garage would be moved forward 4’. Steve confirmed it would be moved an additional 4’. It would go from 6’6” to 10’6”. Lesley asked if the front door could stay where it currently is. Steve answered that the homeowner requested the door to be moved due to the interior layout. Bett- Noted the addition makes it appear to be weighted on the right side. She asked if a trellis could be added to the left side to create a better balance. Agreed with Ryan’s comments about location. She also noted there is a lot of mixed architecture in the neighborhood. Bett suggested an aerial view of the property to assess the different sections of the house. Steve asked if shutters would be acceptable instead of a trellis. The Committee agreed shutters would be appropriate. Public Comment: None Wendy Shuck moved to close the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Wendy Shuck moved to approve the certificate of appropriateness application for Evancoe, Kyle & King, Elizabeth, 211 Boulder Road, Barnstable, Map 315, Parcel 037, Built 1986 to convert existing garage space into living space. Construct right side addition for new two car garage with modifications to either add transom windows above the garage doors or windows to the top of the garage doors, add shutters on the front elevation, add two new windows to the right-side elevation, and move the garage forward an additional 4’ otherwise as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Plotkin, Laurence J TR, 39 Harris Meadow Road, Barnstable, Map 279, Parcel 070, Built 1992 Full property landscaping makeover including fencing and retaining walls. Wendy Shuck moved to open the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Caleb Simms from Outerland was in attendance to represent this application. The homeowner wants to add to the home with plantings, fencing, and stonework. Install a wall where there is a natural significant grade change, patios and fire pit, a terf stone driveway which is designed to limit the appearance of the driveway, and fencing. The major retaining wall is left of the driveway and house. To the right of the retaining wall is the terf stone driveway. A new walkway replacing the original walkway and a fence that comes down towards the lot line and runs behind the plantings. The fencing will be cedar framed welded wire. Bluestone for the patios and steppers. A pergola in the back yard. There is a 6’ stockade fence which will run on the rear of the property. Committee Discussion: Ryan- Agreed with the other comments made. Take no exceptions to the plan otherwise. Wendy- Asked to clarify both fences. Caleb clarified the 6’ stockade fence will be in the rear of the property only. He clarified the cedar wired fence location. Wendy noted the wired fencing should be relocated inside of the plantings rather than outside of it. Thinks the materials are appropriate. Lesley- Clarified the location of the front fence. Agreed with Wendy’s comments that the plantings be placed in front of the fence. Bett- Noted the plantings along the road should be planted at 4’ or below and clarified the plantings will be 4’ or below when planted. Noted this plan is appropriate for the location. Public Comment: None Wendy Shuck moved to close the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Wendy Shuck moved to approve the certificate of appropriateness application for Plotkin, Laurence J TR, 39 Harris Meadow Road, Barnstable, Map 279, Parcel 070, Built 1992 for a full property landscaping makeover including fencing and retaining walls with the modification to move the plantings to the Harris Meadow Road side of the fence otherwise as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Bloom, Susan & Richard, 2644 Main Street, Barnstable, Map 258, Parcel 006, Built 1840 Install a flush-mounted solar system on the west side. Wendy Shuck moved to open the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Shauna Cardenas representative for the Blooms was in attendance for this item. Susan and Richard Bloom were in attendance for this item. Shauna presented a 10.4kw system which offsets almost all of the energy that they use. They utilized the most efficient roofs on their property and set up this design. This would be a flush mounted solar system, low profile, and edge to edge system which would give it a very clean appearance. Shauna stated it would be m inimally and briefly visible from the road. It is on the second story and there is a tree on that side of the property which will help mitigate the sight of the panels. Noted two other properties within one mile with visible solar panels, one of which is the Unitarian Church. Shauna mentioned this would save the homeowners a significant amount of money. Shauna stated the homeowners are motivated by economics as well as the environmental impacts. Shauna noted there is not another roof plane that would suit their needs and they did explore a ground mount option but found them to be too cost prohibitive. This system suits their needs and would be minimally visible from the road. Committee Discussion: Wendy- Stated her comments remain the same as the first time this proposal was presented back in December. The panels on roof planes labeled as 2,3, and 4 are appropriate but the panels labeled as roof plane 1 is not appropriate. Wendy noted the house is close to the road and that the tree does provide camouflage but that would be changing soon and thus would be visible. Not in favor of the roof 1 panels. Ryan- Agreed with Wendy’s comments. Roofs 2, 3, and 4 are appropriate but roof 1 would be visible from the road which is the most important road in the district when preservation is discussed. Ryan noted the panels are not symmetrical, which also is not appropriate. Noted if roof 1 remains a part of the design, he would not be in favor. Shauna noted the asymmetrical nature of the design on that roof is due to an existing chimney. Lesley- Noted she is not in favor of the roof plane 1 either. She noted the color of the roof is a light color and would need to be redone in a black or dark grey. Bett- Stated the panels on the rear of the dwelling is appropriate and a tree blocks the main portion of the house right now, but it will be entirely visible shortly. Bett felt that it is not appropriate on 6A. The historic integrity is the issue here and must be maintained. Public Comment: Susan and Richard Bloom- As residents of the Old Kings Highway District, we are supportive of the need to retain the historical feeling of the area. As residents of Cape Cod, we are also aware of the strong need to make decisions that protect the long term health and resiliency of the region. With this balance in mind, we worked to move to renewable solar power, a transformation that will support our region. By using low profile panels oriented for maximum efficiency, we also worked to minimize visual impact and mirror other simila r installations along 6A. As you are aware we are neither the first nor alone in moving toward a path that supports both historical needs and a low carbon future; our project is consistent with both other projects and larger regional goals. Barnstable faces ongoing environmental challenges, including rising sea levels and severe weather. We all need to be part of a solution that includes reducing our carbon production. A move to solar energy offers a concrete step in that direction. By supporting the use of solar energy on houses such as ours, the Old Kings Highway District can lead by example in sustainable living. It also aligns with state, county, and town goals to adopt clean, renewable, energy and reduce dependence on fossil fuels. In our own backyard we have seen the impact of rising waters and are acutely aware that we need to adapt and adopt solutions such as solar in order to sustain the historical district. Our ancestors made the same choices as they built their homes, using the best options then available for heating and cooling. We aren’t changing history but instead are following in the footsteps of those who came before, working to preserve and protect this special place. Modern solar technology allows for low-profile, historically sensitive installations that comply with local preservation guidelines. In our installation, we choose options that are the least visible but most effective. The sun and its angles defined the placement of the system, so that the least number of panels could produce the maximum amount of power. All along we worked to balance both history and our future. By investing in solar energy, we – and the Old Kings Highway District - can work together to preserve our historical charm while embracing a sustainable future. This blend of tradition and innovation positions our area as a model for other historic coastal communities. Wendy Shuck moved to close the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Wendy Shuck moved to disapprove the certificate of appropriateness application for Bloom, Susan & Richard, 2644 Main Street, Barnstable, Map 258, Parcel 006, Built 1840 to Install a flush-mounted solar system on the west side as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Cochrane, Kathleen, 59 Locust Lane, Barnstable, Map 319, Parcel 115, Built 1972 First floor addition to the front and sides. Wendy Shuck moved to open the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Keith Mackenzie Betty was in attendance to represent this application. Stated the house is a small house in a bit of disrepair. They went through multiple designs and ultimately landed on an L shape that wraps in front of the house and is mimicked after a house on Sandy Neck which has this type of wraparound. This will increase the floor space. The rear will also have a patio and repoint the chimney. They wanted to maintain the rear yard. The scale is nice and the existing exposed rafters will be maintained with the exemption of the front which will be more traditional trim. Natural cedar shingles for the siding, Nantucket style windows and trim, and a new front door with lights. Committee Discussion: Ryan- Very interesting approach and recognized the reference of the house on Sandy Neck. Ryan asked if any extra work would need to be done in the existing home due to the disrepair mentioned. Keith stated the house is structurally sound. Keith noted that the shingles are in bad condition and the windows are rotted. He stated a beam will need to be installed on the first floor. Ryan referenced the site plan. Keith gave clarification to the site plan and setbacks. Wendy- Noted that there is a mix of architectural housing in the area. Keith noted that the existing house is an early craftsmen style. Wendy noted the door has a commercial aesthetic and does not seem appropriate for the residential house. Keith noted they have another option for the front door. Lesley- Intrigued by the design and finds it to be unique. Lesley asked about the light above the front door. Keith stated he would like to use colored glass there in which there will be cathedral ceilings to increase the sunlight into the house. Bett- Agreed with Wendy’s comments regarding the front door. A craftsmen’s door would be appropriate. The rest of the design is appropriate for the area. Public Comment: None Wendy Shuck moved to close the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Wendy Shuck moved to approve the certificate of appropriateness application for Cochrane, Kathleen, 59 Locust Lane, Barnstable, Map 319, Parcel 115, Built 1972 to construct a first-floor addition to the front and sides with the modification to change the front door to a Craftsman style door otherwise as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Rossman, Jeffrey & Loomis, Amy, 52 Deer Jump Hill, West Barnstable, Map 133, Parcel 040, Built 1992 Install 31 black roof mounted solar panels. Wendy Shuck moved to open the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Diane Addison was in attendance for this item. Diane presented 31 black panels in a symmetrical contiguous pattern. This dwelling is on a side road that is not highly traveled. Committee Discussion: Ryan- Meets the language of an exemption. The area is remote. Took no exception. Wendy- Agreed. It is in a remote area and noted the roof color change helps. No concerns. Lesley- Noted the roof change is appropriate, and the location is appropriate. Bett- Noted the roof has been redone in a black roof which is not depicted in the photos provided. The black roof makes this application qualified for an exemption. Public Comment: None Wendy Shuck moved to close the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Wendy Shuck moved to approve the certificate of appropriateness application for Rossman, Jeffrey & Loomis, Amy, 52 Deer Jump Hill, West Barnstable, Map 133, Parcel 040, Built 1992 to install 31 black roof mounted solar panels as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Heslinga, Paul, 1662 Hyannis Road, Barnstable, Map 299, Parcel 063, Built 1948 Replace single pane windows with Anderson double hung 400 series. Reducing window height for two windows. Replace exterior doors with fiberglass. Street facing door style change to 4 light and 4 panel. Wendy Shuck moved to open the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Paul Heslinga was in attendance for this item. Paul presented a proposal with three components. One to change out the front door for a fiberglass door with a 4-panel light to help improve the weather tightness of the property. The second aspect is to change all the windows in the front with Andersen windows. The last item is to shrink the window on the far-right side from a 56” window to a 37” window for cabinet space in the kitchen. Committee Discussion: Ryan- Asked if the current storm door will be maintained. Paul confirmed that it will. Ryan noted the house is set far back on the lot. Took no exceptions. Wendy- Agreed the door is appropriate and the proposed windows will be appropriate. No exceptions. Lesley- Thinks the proposed door is more appropriate. Clarified the window height change. Asked if the window could be centered. Paul stated that it is well centered but it may be the angle of the picture. Asked if the windows will be 6 over 6. Paul stated they will be 8 over 8 except for the kitchen window which will be 6 over 6. Bett- The proposal is appropriate for the location and dwelling. Public Comment: None Wendy Shuck moved to close the public hearing. Seconded by Lesley Wallace. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Wendy Shuck moved to approve the certificate of appropriateness application for Heslinga, Paul, 1662 Hyannis Road, Barnstable, Map 299, Parcel 063, Built 1948 to replace single pane windows with Anderson double hung 400 series. Reducing window height for two windows. Replace exterior doors with fiberglass. Street facing door style change to 4 light and 4 panel as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye EXTENSIONS None MINOR MODIFICATION Livingston, Robert Eric, 120 Pine Lane, Barnstable, Map 278, Parcel 006/001, Built 1834 Barn- Reduce the size of the barn project including removal of the dormer, removal of the back entry bump out, 5’ reduction on the east side and one window removed. Modify shingle color to match the existing house. Lesley- No issues. Ryan- Still appropriate. Wendy- Asked what the original color proposal was but noted that it did not matter. No issues with the modifications. Bett- Modifications are appropriate and minimally visible. Wendy Shuck moved to approve the minor modification application for Livingston, Robert Eric, 120 Pine Lane, Barnstable, Map 278, Parcel 006/001, Built 1834 for the barn to reduce the size of the barn project including removal of the dormer, removal of the back entry bump out, 5’ reduction on the east side and one window removed. Modify shingle color to match the existing house as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Livingston, Robert Eric, 120 Pine Lane, Barnstable, Map 278, Parcel 006/001, Built 1834 Main House- All the new windows on the main house will change to black. All new windows and doors in the primary wing to be black except for the windows in the sunroom which will remain white. It was clarified that the trim will stay white. The windows will be black. It was also clarified that the sunroom is in the rear of the dwelling. Lesley- No issues. Wendy- Appreciated the clarification. No issues. Ryan- Took no exception. Bett- Modifications are appropriate. Wendy Shuck moved to approve the certificate of appropriateness application for Livingston, Robert Eric, 120 Pine Lane, Barnstable, Map 278, Parcel 006/001, Built 1834 to the main house- All the new windows on the main house will change to black. All new windows and doors in the primary wing to be black except for the windows in the sunroom which will remain white. as submitted. Lesley Wallace seconded. Roll Call Vote Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye OTHER: None Approval of Minutes None Next Meeting Date: September 24, 2025; October 8, 2025 ADJOURNMENT- Wendy Shuck moved to adjourn the meeting Wednesday September 10, 2025. Lesley Wallace seconded. Roll Call Vote: Lesley Wallace- aye Ryan Coholan- aye Wendy Shuck- aye Bett McCarthy- aye Meeting adjourned at 8:18pm. Respectfully Submitted, Erica Brown, Administrative Assistant Planning & Development