Council Cuts Heights, Housing Development Opportunities
Town Council
After months of debate, on March 12th, Barnstable Town Council voted 12-0 to trim maximum building heights in downtown Hyannis, lower than pre-2023 zoning.
Why it matters: The vote limits buildings by overall height, not number of stories, and reduces the amount of units able to be built in the Downtown Main Street and Downtown Village districts without zoning exemptions.
Driving the news: The noticed item, 2026-005, contained only a reduction in number of stories, but the Planning Board had proposed an overall height limit. Councilor Betty Ludtke included this in an amendment after consulting local builders Matt Teague and Tim O’Neal, who confirmed the 44 ft limit will still allow for 3.5 story buildings. The Planning Board had recommended 49 feet, but Ludtke pushed lower.
By the numbers:
Main Street (DMS district): capped at 3.5 stories and 44 feet, down from 4 stories.
Village district (DV district): capped at 3 stories and 40 feet, down from 4 stories.
Height is now measured to the top of the roof joist, a change from previous measurement to the top of the top floor joist.
What they’re saying: “I think 44 ft is a really reasonable compromise … we’ll have something that’s going to meet all the requirements to keep the housing going and to help maintain the character,” Ludtke said.
Yes, but: Not everyone wanted lower limits. Sean Hogan, Hyannis resident and town employee told the council he would “enthusiastically live in these tall buildings,” arguing taller structures say “yes to more community members who can come and contribute.”
Between the lines: Under state law, the new limits are retroactive to September 5, 2025, the date of the first public hearing notice, meaning projects that received building permits after that date may be disrupted.
Image from Barnstable Town Council Presentation 3-12-26
What’s next: The council will hold another hearing in two weeks on redrawing or eliminating the Downtown Village district boundaries(see image below) to further reduce the amount of new housing that can be built. Up to 259 lots could be reduced from multi-family to a maximum of 4 units per property.
Image from Barnstable Town Council Presentation 2-12-26