Hyannis Zoning Overhaul Hits Pause
BARNSTABLE TOWN COUNCIL
Background: Form-based zoning rules adopted in 2023 allowed additional multi-family housing construction around Hyannis Center. While projects authorized under 2023 codes are not yet completed, some residents say they are out of scale with the village and don’t contain enough parking. The council is now trying to course-correct and modify the zoning code.
Why it matters: The proposed zoning amendments increase costs and reduce the number of homes that can be built in Hyannis by restricting the number of units per property and devoting more area to parking. As a result, these amendments will hinder the construction of new affordable housing units in Barnstable.
What happened: The Town Council opened and immediately continued public hearings on four zoning amendments to February 12 after the town attorney flagged potential conflict-of-interest issues for councilors and their immediate family who own property in affected downtown districts.
The four items:
2026-003: Increase required parking from 1 to 1.5 spaces per dwelling unit, cap at 2, and set minimum space and aisle dimensions, requiring more pavement and less homes per lot.
2026-005: Lower maximum building heights and number of stories in the Downtown Main Street and Downtown Village districts to prevent a perceived “canyon effect.”
2026-006: Eliminate the Downtown Village District and expand the Downtown Neighborhood District to better match surrounding residential character, while limiting the potential for new home construction.
2026-007: Require ground-floor commercial space in the Downtown Main Street district.
What they’re saying: Multiple residents and former ad hoc zoning committee members urged passage of items 003, 006, and 007 but asked the council to delay 005 on building heights until more data is provided.
What’s next: Public hearings resume February 12. Councilors were directed to verify with the state Ethics Commission that they have no conflicts before voting. Two additional items on home occupations and off-street parking were withdrawn and referred to the new Zoning and Regulatory Committee.