HomeMy WebLinkAbout2024-12-06_Future Land Use Map_Additional Public CommentTopic Location Comment Likes Responses
1 Land Use
Cotuit - Old Shore Road, Little
River Road, Oyster Place Road
Why aren't the town dock, Hooper's Landing, and the Little River neighborhoods
designated as "Maritime Areas?" Most of the town's moorings are placed adjacent to
these locations and represent important centers for both commercial and recreational
uses
4
1) West Main Street needs bike paths conne ting downtown and north to Rt. 28.
2) Agreed, protected shared use paths needed on w main and connections to 28
3 Land Use Need to review acceptable uses for this area across from the High School down to the
Rotary. Consider ban on national chains.1
The former Santander site was proposed as a site for a Fast food restaurant - the
intersection and school pedestrians would have made this area very dangerous. A
suitable use for this property should exclude drive through use and review traffic flow.
4 Land Use Barnstable Airport Since it is possible the airport could be shut down in the next 10 years, recommend this
plan consider that. 0
5 Land Use 2 acre zoning area Plan should identify specific areas within two acre zoning that are recommended for
upzoning. Specifically for transit oriented development or walkable neighborhoods. 0
6 Land Use Hyannis Ponds WMA Please look at extending the CC Rail Trail through Hyannis ponds WMA to connect to
independence village 0 Utilize this tucked away land for housing and commercial developments separate from
subdivisions
7 Land Use CCCC/park and ride It would be great to include a light commercial district in the park and ride/CCCC area 1
8 Land Use Golf Course Is 6 golf courses too many for Barnstable? I think so... The land could be better used for
natural habitat, without the water useage, mowing, etc....1
9 Land Use Barnstable Village Protect this beautiful village from by-right density development. 1
10 Land Use All Villages Village centers are a big part of why people come here. They do not need to be quote
developed or redeveloped. Preserve all. 1 All villages should be preserved and protected as they are a draw for residents and
tourists alike.
11 Land Use Independence Park/District
This area should be developed with a mix of housing (including affordable options) as
well as having a section zoned and designated for the development of small bays,
warehouses and vehicle parking for our contractors and small businesses.
3
12 Land Use Centerville Historic Village Center
Preserve this and ALL historic village centers AS IS. Do not allow changes to zoning that
will permit the development of multi-unit housing. This will create traffic, parking and
infrastructure issues and destroy the character of our village centers.
1
13 Land Use Osterville Village
Preserve this and ALL historic village centers AS IS. Do not allow changes to zoning
that will permit the development of multi-unit housing. This will create traffic, parking
and infrastructure issues and destroy the character of our village centers.
1 Agree with all of that.
Updated December 6, 2024. Additional comments are highlighted in blue.
Barnstable Local Comprehensive Plan
Future Land Use Map: Public Comment
Land Use
0Land Use
West Main Street has very heavy traffic in the morning and from mid-day to 6 PM.
There is considerable traffic avoidence behavior visible along Picther's Way, Lincoln
Road, and Craigville Beach Road.
2
14 Land Use Marstons Mills Village Center
Preserve this and ALL historic village centers AS IS. Do not allow changes to zoning that
will permit the development of multi-unit housing. This will create traffic, parking and
infrastructure issues and destroy the character of our village centers.
0
15 Land Use West Barnstable Village Center
Preserve this and ALL historic village centers AS IS. Do not allow changes to zoning that
will permit the development of multi-unit housing. This will create traffic, parking and
infrastructure issues and destroy the character of our village centers.
1
16 Land Use Barnstable Village Center
Preserve this and ALL historic village centers AS IS. Do not allow changes to zoning that
will permit the development of multi-unit housing. This will create traffic, parking and
infrastructure issues and destroy the character of our village centers.
0
17 Land Use Cotuit Village Center
Preserve this and ALL historic village centers AS IS. Do not allow changes to zoning that
will permit the development of multi-unit housing. This will create traffic, parking and
infrastructure issues and destroy the character of our village centers.
0
18 Land Use Keyes Memorial Beach Vendor for snack shed in summer. This beach is underused due to lack of food service.0
19 Land Use Rt 132 corridor Garage bays for contractors so heavy equipment storage can be moved out of residential
areas.0
20 Land Use Centerville at large
I support preserving single-family residential neighborhoods in my village and village
center. I do not support by right zoning that allows duplexes, multifamily and high
density development.
1
Topic Location Comment Likes Responses
1 Housing Barnstable Park and Ride The park and ride is the closest thing we have to a transit center, recommend adding
higher density housing in this area.2
2 Housing Barnstable Village Nice small walkable commercial district, which should have more high density housing
around it. 1
1) I support preserving our villages. I also support preserving single family home
neighborhoods
2) We support single family home zoning. Retain the character of our village and the
importance of fair and equitable legislation to current full time residents.
4 Housing Osterville I am against changing the land use from single family home to multi family and I am
against short term rentals 3 Maintain single family zoning. There are other ways to meet housing needs.
5 Housing Shootflying Hill High efficiency affordable housing located nearby exits to mitigate future traffic issues
and access 1
6 Housing Hyannis, ma Revisit Hyannis FBC to preserve village character and quality of life 0
7 Housing Everywhere Preserve single family zoning around villages. Meet housing needs without changing
zoning to multi-family by right. 1
8 Housing Area surrounding CCCC This area is well-situated and ripe for development of housing options to support student
and faculty 0
9 Housing
Residential and Rural Throughout
the Town
DO NOT eliminate single family residential zoning in those areas of the Town where it is
currently permitted. Doing so will lead to increased traffic and parking issues in our
neighborhoods and forever change the character of our neighborhoods/villages.
1
10 Housing
Residential Rural Throughout
Village PROHIBIT short term rentals in ALL single family residential zoned neighborhoods 1
11 Housing all over
Adopt STR rules like all other places and get houses back to use by locals. Restrict STR
use by people who do not ever live in the homes. Homes are not $ machines . Locals
need them.
1 Develop develop develop without protecting units from being Airbnb’s is ridiculous.
12 Housing Independence Park Workforce housing that is affordable 0
13 Housing Barnstable
At long last, let's not let people who dont live here to buy up homes and make them
airbnbs for $$$ or so they can maybe retire here one day. Our homes need to be homes.
For people who live here. Let's catch up with town all over America who care.
0
33 Housing Please keep single family neighborhoods and retain the historical nature of Osterville and
Centerville.
Housing
Topic Location Comment Likes Responses
1) There needs to priority given to creating and protecting connectivity between open
and upland forests with The Great Marsh. I have recorded deer, coyotes, fisher, fox and
coyotes all moving between these places and the Marsh.
2) Long beach parking, 2 resident only parking lots and public beach access must be
maintained and protected. One public beach access was destroyed and not replaced -
public beach access is a taxpayer right.
2 Natural Resources Shoestring Bay/ Popponessett
Mashpee is attempting to clean up Poponessett Bay, but NO ONE is taking care of
Shoestring Bay, which is already shellfish restricted and increases in algae and bacteria
each year. There is not even a testing program at present. It needs to be fixed.
7
3 Natural Resources Sampsons Island
There should be a comprehensive plan for the regular maintenance of the Cotuit channel
and the refreshment of of the east end of Dead Neck with the accrued sand at the Cotuit
end.
6
Related to dredging around DNSI - consider taking sand from both the Cotuit and
Osterville channels to improve navigation and buttress the sand-starved east end of Dead
Neck in addition to keeping the Cotuit channel open to pre-1970 widths
4 Natural Resources Consider how to open Fawcett Pond to residents. Consider aking trail and picnic area.2
5 Natural Resources Consider feasibility of restoring herring run in the Twin Brooks watershed.4
6 Natural Resources
Centerville's herring run is a priceless asset. To maintain water quality, sewage and lawn
fertilizer runoff must be managed with better Title V rules, sewer installation, and
restrictions on lakeside fertilizer use.
1
7 Natural Resources
The best way to save our beaches is to limit the damage caused by climate change.
Offshore renewable wind energy can do that, in spite of what the NIMBY forces say. 0
8 Natural Resources
Lake Wequaquet was closed to swimming due to sewage pollution this summer. Each
property owner should be required to have a good septic system today. 0
6
Identified to study acquisition of land to protect critical natural habitat especially land
that is continuous with existing open space that is protected in perpetuity [EXAMPLE
COMMENT]
Natural Resources
1 Natural Resources West Barnstable
Topic Location Comment Likes Responses
1) Groundwater-Cotuit contains elevated nitrogen from septic/cesspool systems. The 3
bays and poponessett water quality is already extremely compromised. Severe drops in
shellfish population noter due to depleted dissolved oxygen. Act now; not 20 yrs.r
2) Begin adding permeable reactive barriers wherever possible along the coastline,
specifically along Old Shore Road during the upcoming storm water catch basin project.
2 Infrastructure and Facilities Sampsons Mill Road, Cotuit What can be done to discourage the use of Sampson Mill Road and Quinaquisset
Ave/School Street as a shortcut/bypass for drivers attempting to avoid Rpute 28 traffic?0
3 Infrastructure and Facilities Putnam Ave Create a multiuse path to connect the Village and Conservation areas 6
4 Infrastructure and Facilities Consider bike path connecting West Main and Rt. 28.1
5 Infrastructure and Facilities Do not cut more trees in this area. Remove solar panels and build efficiency apartments
for seniors in the parking area.2
6 Infrastructure and Facilities As the light commercial area is expanded, be sure to maintain tree buffers for 50 - 100
feet. Thid is especilly rue along the Starr Market parking lot.1
7 Infrastructure and Facilities Purchase old home next to Barnstable Water land and put in a fishing pier and picnic area
for residents.2
8 Infrastructure and Facilities 0
9 Infrastructure and Facilities Update intersection to make more 1 Update intersection - improve ADA accessibility, add walk signals to improve safety at
crossings, widen sidewalks along Old Colony to Aselton Park
10 Infrastructure and Facilities Everywhere
The point of sewers that residents will be asked to pay for is to clean our environment
and preserve our natural resources. The point is not to enable dense development. The
principle of flow neutrality should apply.
1
11 Infrastructure and Facilities 555 Main Street Centerville, ma Sewering villages are not for increasing density but for cleaning water for homeowners 2
12 Infrastructure and Facilities Hyannis Address current parking nightmare before adding any more by-right reduced parking
development. 0
13 Infrastructure and Facilities Pine, Main, South Main
Traffic has increased significantly in this part of Centerville by motorists avoiding
congestion on West Main St and Rt 28 between South County Rd and Strawberry Hill
Rd. Negative impacts to quality of life for residents, increased pavement degradation.
0
14 Infrastructure and Facilities Rts 28 and 132 Lack of sidewalks and bike paths for residents accessing workplaces and shopping.0
15 Infrastructure and Facilities Millway 0 Double wide boat ramps and better parking facilities
16 Infrastructure and Facilities Craigville Bike path/dedicated lane to connect West End/W. Hyport hotels and rentals to beaches
and snack bars.0
17 Infrastructure and Facilities
Route 28 "Belltower Mall" and
other plazas
Connect the back side of plazas with cycling routes and connect to existing bicycle
infrastructure to facilitate safe travel between Centerville and public schools / Hyannis
shopping areas. This area unsafe for pedestrians, cyclists, and drivers
2 Connection to the adjacent plaza with the post office to lessen traffic having to cross 3 or
4 lanes of traffic when pulling out
18 Infrastructure and Facilities
Roadways should provide safe access to all users, not just automobiles. We need better
bike paths, crosswalks, and sidewalks. Vision Zero program shows the way. 4
7
Infrastructure & Facilities
1 Cotuit Identified to study innovative strategies for septic solutions to protect groundwater
quality [EXAMPLE COMMENT]Infrastructure and Facilities
19 Infrastructure and Facilities All Over Town
Sewering is about cleaning our local environment and not about allowing dense
development. Pls don't ask for sewer $ and then follow sewers with development plans.
This was never the point of sewering.
1
Topic Location Comment Likes Responses
1 Economic Development Hyannis Harbor Identified to conduct a feasibility study to examine locating a new commercial fishing
offload facility [EXAMPLE COMMENT]2
2 Economic Development More commercial/recreational areas due to influx in nearby housing developments 2
3 Economic Development Hyannis Main Street Lack of supermarket creates food desert downtown. C-shops do not provide healthy
eating. Get Market Basket to open a midsize version.0
4 Economic Development West Main St.
Please consider committee member Counsell's comments to pause any development in
this area until we see the impact of the other projects proposed for Main St. Hyannis.
This area already has significant housing/commercial development and traffic is bad.
0
5 Economic Development Everywhere Without professional jobs to support a family like other parts of the county, housing will
continue to be a problem. Wasn’t the CCC supposed to bring jobs to the cape? 0
6 Economic Development Recreational development. More small shops etc. 0
Economic Development
Topic Location Comment Likes Responses
1 Culture, Heritage, and Design Cotuit
The historic village "center" of Cotuit extends the length of Main Street from the
intersection with Route 28 to its end at Oregon Beach. The current designation is far too
small and fails to capture a great deal of old housing stock.
5
2 Culture, Heritage, and Design Centerville Historic Main St
Preserve this historic Main St. This is one of the oldest main streets on the Cape. It's
simplicity and charm provide the character that attracts residents and tourists alike to
visit our town.
0
1) Absolutly NO no except for or 2 special events
2) I seen this done in several other communiites ND IT INCTREASED FOOT TRAFFIC
AND PERSONAL INTERACTIONS.
3) This is an idea out of the 80's. It didn't work then and it won't work now.
3Consider making Main Street car free between Sea Street and Ocean Street to encourage
access by public transit, cycling and walking. Main Street HyannisCulture, Heritage, and Design3
Culture, Heritage & Design
Draft Future Land Use Map
Extended Public Comment Submitted
December 6, 2024
1
Maldonado, Kaitlyn
From:Randi Filoon <filoonrandi@gmail.com>
Sent:Wednesday, November 20, 2024 5:47 PM
To:Barnstable LCP
Subject:Single family housing
We live in Hyannis Port, 94 Edgehill Road and support single family housing.
Thank you,
Randi and Fred Filoon
Sent from my iPhone
1
Maldonado, Kaitlyn
From:Arthur O'Keeffe <aoke89@gmail.com>
Sent:Wednesday, November 6, 2024 2:34 PM
To:Barnstable LCP
Subject:Comment on Multi-Family Housing and Short-Term Rentals
Please preserve the villages of Barnstable. Please preserve single-family neighborhoods. The Cape’s beauty and
desirability depend on maintaining its character. Much of that character requires housing that is not dense, that allows
for the beauty of the surroundings to amplify the overall seƫngs of our villages and neighborhoods.
Most importantly, please do not allow short-term rentals such as air BNBs to be created in Barnstable. The more we
require residences to be owner-occupied by creaƟng laws that discourage very short-term rentals, the more we will
maintain the excellent social character that makes up the great Town of Barnstable.
Thank you very much for considering my thoughts.
Arthur O’Keeffe
716 Main St
Unit B-8
Osterville
Sent from my iPad
1
Maldonado, Kaitlyn
From:Eric Schwaab <eschwaab@gmail.com>
Sent:Friday, November 1, 2024 10:42 AM
To:Maldonado, Kaitlyn
Cc:Kupfer, James; precinct3ludtke@gmail.com; Karen Kim McGuire
Subject:Re: Future Land Use Map: Public Comment
Dear Kaitlyn,
Thank you for sharing the comments made to the West End Neighborhood Master Plan via the LCPC's
interactive map online for an area in Hyannis WEST of the West End rotary and others submitted by
email.
I found the message sent by the community to be very clear. We want to protect and reclaim our
neighborhoods. We don't want to wake up in the morning and listen to abutters loading trucks and
assembling crews. We want commercial vehicles to park in the Ind ustrial Park. We don’t want short term
rentals removing year round housing stock from our neighborhoods. We don't want service vehicles with
diesel motors delivering packages. We don't want pesticides and industrial fertilizers. We like birds
singing in our trees. And we want to create an opportunity for our neighborhoods to reduce their
dependence on cars by connecting them with bike paths and generous sidewalks.
And from past conversations, you may recall that we want the Senior Center area to include efficiency
apartments for individuals wishing to downsize. We don't want ADU's crowding our tiny yards and adding
to the density of the area. Between the commercial trucks, the service vehicles, the school buses, and
six to twelve cars per household we are full.
We are very grateful that Robert Twiss, Vice Chair of Planning, for responded to our concerns expressed
over multiple meetings. Twiss opened the door for a meaningful discussion of our neighorhood as a
whole. We would you to develop a comprehensive plan for a sustainable, efficient and affordable
neighborhood where families can raise their kids, walk to school, and bike to work in the west end of
Hyannis
And think we have to recognize that we do need some duplexes or townhouses in select areas. We've
lost most of our starter homes and many of our apartments are aging. We should think about how we can
renew some areas along West Main without impinging on the single family neighborhoods which are the
backbone of our community.
I'm also very appreciative that the suggestion to reestablish the herring run in Stewart's Creek was
included in LCPC's summary document. It is extremely unlikely that we'll ever be able to reestablish the
herring run at Stewart's Creek, but we can dream and we should talk about what will be required to
accomplish this goal. The ecology of the West End was severely disrupted when Duffy's was expanding
decades ago. And Aunt Betty's Pond is one of the most polluted in the Town of Barnstable. We need to
consider how to undo some of this damage and improve water flow through the Lewis Bay watershed.
We learned the other night at another meeting that Save Twin Brooks is redoubling efforts to restore the
Stewart Creek Estuary and begin PFAS testing of the surface water. There is an opportunity to build a
2
PFAS remediation station next to the sewer pump station at 725 Main. This could help reduce forever
chemicals from entering Stewart's Creek and eventually polluting Nantucket Sound. This strategy has the
added benefit of pulling some of the groundwater contamination away from the Straightway Wells. We'd
like the LCPC to reflect STB's thinking here so that their priorities can be properly considered and
incorporated into a document intended to guide the neighborhood for the next ten - twenty years.
Since the Committee agreed to keep public comment open for another six weeks, please accept this
summary of our concerns for your record.
Best regards,
Eric Schwaab
157 Melbourne Road
Hyannis, Ma 02601
On Thu, Oct 31, 2024, 15:07 Eric Schwaab <eschwaab@gmail.com> wrote:
Fabulous! Many thanks...and Happy Halloween ႶႷႸႹ ⷌⷍⷎⷐⷑ ΦΧΨΩΪΫ
Eric
On Thu, Oct 31, 2024, 09:25 Maldonado, Kaitlyn <Kaitlyn.Maldonado@town.barnstable.ma.us> wrote:
Mr. Schwaab,
Thank you for reaching out. The public comments received for the Future Land Use Map are included
within the meeting materials for last night’s Local Comprehensive Planning Committee (LCPC)
meeting. From the project website, BarnstableLCP.com there is a tab for “Meeting Materials” with links
to the materials provided to the LCPC for each of the meetings to date. Please do not hesitate to reach
out with any questions.
Best,
Kate
Kate Maldonado
Senior Planner l Planning & Development
Town of Barnstable l 367 Main Street l Hyannis, MA 02601
kaitlyn.maldonado@town.barnstable.ma.us
P 508-862-4791
The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location.
1
Maldonado, Kaitlyn
From:Kathleen Jansen <kmjjan@gmail.com>
Sent:Sunday, December 1, 2024 8:37 PM
To:Barnstable LCP
Subject:Village
Sent from my iPhone
Please preserve our established
Single family housing
We have small roads, limited natural
resources,and services.
Let’s take care of what we have
and not rush to build on every inch of land
1
OSTERVILLE VILLAGE ASSOCIATION
Serving Osterville since 1941
P.O. Box 520
Osterville, Massachusetts 02655
www.ovatoday.com
November 26, 2024
Mr. Jim Kupfer
Planning Director
Town of Barnstable
Town Hall
367 Main Street
Hyannis, MA 02601
Dear Mr. Kupfer:
First, congratulations and best wishes in your new role as Planning Director. Members
of the Osterville Village Association (OVA) have long engaged in local planning -related
matters and welcome your service and future conversations with you.
The OVA appreciates the opportunity to provide views and requests on the Local
Comprehensive Planning Committee’s (LCP) draft Future Land Use Map and related issues.
Given the overlap between the LCP’s draft documents and the draft Housing Production
Plan (HPP), these comments apply to their common provisions.
These comments: 1) express support for the Town Council’s call for land use decisions
to be rooted in municipalities able to refiect the views of local residents and taxpayers, 2)
endorse the LCP Committee’s September 2024 discussion about honoring and preserving
Village Centers (and associated Future Land Use Maps) and the surrounding
neighborhoods and urge corresponding changes to the local land use drafts, 3) offer
observations about Villages, 4) express support for identifying and executing workable
housing solutions that have community support. Finally, an attachment explains the basis
for process enhancements.
I. The OVA Strongly Supports the Town Council’s Call for Land Use Decisions
to Reflect the Views of Local Residents and Taxpayers.
In early 2024, the Town Council expressed its unanimous view to the Cape Cod
Commission (CCC) - in the context of the CCC’s draft Regional Housing (RHS) Strategy -
that land use is inherently local. It emphasized that land use decisions should be rooted in
municipalities able to make decisions that reflect the views of residents and taxpayers.
Such a process, the Town Council explained, builds trust with local government and
2
produces outcomes that “preserve, protect and enhance the quality of life for local
residents.”1
The OVA agrees emphatically with the Town Council’s sentiment.
By virtue of the CCC process, its RHS was not rooted in the views of Barnstable
residents and taxpayers. Yet, the draft land use and housing LCP chapters and the draft
HPP imported heavily from the CCC RHS strategies. This illustrates the need for change
and process enhancements to make sure Barnstable’s plans refiect Barnstable residents’
and taxpayers’ preferences. Some process issues are set out in an appendix to illustrate
the need for going-forward process reform.
The chart below may ease review of the observation above about the material overlap
between town draft plans and the CCC RHS.
CCC PLAN
TOWN DRAFT PLANS
Change Zoning
Multi-family By Right
Change Zoning
Multi-family By Right
Reduce “Dimensional Requirements”
to encourage “compact development”
Reduce “Dimensional Requirements”
to encourage “compact development”
“Redevelop” Village Centers
use form-based zoning2 to add density, height
“Redevelop” Village Centers
use form-based zoning to add density, height
Reduce Parking
developers are required to provide
Reduce Parking
developers are required to provide
Pay non-resident real estate investors not to Airbnb
investment properties rather than adopt
mainstream rules to return some for use as homes
Pay non-resident real estate investors not to Airbnb
investment properties rather than adopt
mainstream rules to return some to use as homes
Use “Design Guidelines” to ease dense
development and redevelopment
Use “Design Guidelines” to ease dense
development and redevelopment
1 See Barnstable Town Council Comments at page . https://www.capecodcommission.org/resource-
library/flle?url=%2Fdept%2Fcommission%2Fteam%2Fhousing%2FShared+Documents%2FRegional+Housin
g+Strategy%2FPublic+Comments%2FPublic+Comments%2F2024+Regional+Housing+Strategy-
Public+Comments.pdf
2 “Form-Based Code” has been renamed “Design -driven Housing” zoning:
https://capecodcommission.org/our-work/rhs-model-bylaws
3
Barnstable residents and taxpayers were largely 3 absent from the CCC RHS process, by
its design. Importantly, a review of the public comments posted about the CCC RHS shows
a vast majority of public commenters from Barnstable residents either oppose or express
concerns about the CCC RHS.4
The CCC RHS should not be the starting point of town plans; town plans should be
rooted in Barnstable residents’ and taxpayers’ preferences following a robust local process.
II. The OVA Strongly Supports the LCP Committee’s September 2024 Discussion
About Honoring and Preserving Village Centers and Surrounding Neighborhoods and
associated Future Land Use Maps, and Urges Corresponding Changes to the Local
Land Use Drafts
The OVA welcomed the expression of intent at the September 12, 2024 LCP meeting to
honor and preserve historic village centers and the neighborhoods around them, as shown
in the new ‘Future Land Use Maps.’ The OVA looks forward to seeing that change to the
draft plan.
Over many years of meetings about the village, local plans, zoning, and development,
there has been no call for the village to be developed or redeveloped, or for change to
single-family zoning. The expressions at the September 2024 LCP meeting about preserving
village centers and their surrounds aligns with that sentiment.
Therefore, the OVA’s overarching request is that the draft land use and housing chapters
of the LCP and draft HPP be revised to:
1) Refiect discussion at the September 12, 2024 LCP Committee meeting (and the
Future Land Use map issued in the fall of 2024) to honor and preserve historic
Village centers and the surrounding neighborhoods
2) Eliminate the development strategies that were imported from the CCC RHS.
3) Gather and respect locals’ priorities and preferences as the base local plans as
has been done historically.
Speciflcally, the OVA supports elimination from the local drafts those strategies
imported from the CCC that were not rooted in Barnstable residents’ preferences and that
3 For example, the CCC RHS LCP Chair Northcross and Councilor Paula Schnepp were invited stakeholders
on behalf of their employers, however the meetings were not open public and there does not appear to be a
posted call for the public to join in as a stakeholder.
4 https://www.capecodcommission.org/resource-
library/flle?url=%2Fdept%2Fcommission%2Fteam%2Fhousing%2FShared+Documents%2FRegional+Housin
g+Strategy%2FPublic+Comments%2FPublic+Comments%2F2024+Regional+Housing+Strategy-
Public+Comments.pdf
4
are incompatible with honoring and preserving Village centers as the historic treasures that
they are. These include, for example:
“developing” and “redeveloping” Village centers through a form of form-based
zoning to add “By Right” density and height (renamed “Design-driven” zoning)
using new “design guidelines” to ease development and redevelopment
reducing parking to facilitate more dense development, particularly in areas where
parking is already challenged
changing zoning to enable multi-family by right and other dense development such
as “cottage clusters”, “inflll development” and more (note in the town’s survey the
number one type of housing residents said they wanted more of is the housing the
draft plans propose to upend: single family neighborhoods)
reducing “dimensional requirements” to encourage “compact” development
If any of those move forward, it should only be if Barnstable residents and taxpayers
request that kind of development and even in that case, only after substantially more
notice to, and engagement with, residents and taxpayers in the villages. For example,
before considering a dramatic land use change such as to duplexes or triplexes By Right in
neighborhoods where residents intentionally purchased homes in areas zoned for single -
family dwellings, it would be appropriate to send direct mail notice to all taxpayers about
discussion opportunities about such a potential change.
It was encouraging to hear an LCP Committee member’s September 12, 2024
statement that “nothing could further from the truth” in response to concerns about the
proposal for village “development and redevelopment”, with biannual reviews to ensure
change, and changes to single-family zoning in surrounding residential neighborhoods.5
The OVA appreciates the representations at the September 12, 2024 meeting that the
LCP Committee would reissue draft strategies that refiect the intent to preserve Village
centers and the zoning in residential neighborhoods around them in order to “jive with what
the LCP has been hearing” from locals.6
5 See minute 19:40 https://streaming85.townofbarnstable.us/CablecastPublicSite/show/11292?channel=1 ;
For example, the LCP Land Use Draft provides the town would: “Conduct an analysis, at least once every two
years, of development and redevelopment in each of the Village Centers, compared with the planned vision
for each village and the stated purposes of any village zoning districts. Identify any
development/redevelopment outcomes that are inconsistent with the vision/purposes and explore options
for regulatory amendments to address them… Adopt design guidelines for residential, non-residential and
mixed-use development and redevelopment for each Village Center lacking them. Include development
guidelines for architecture and site design as well as suggested inflll and redevelopment strategies…” see,
https://barnstablelcp.com/wp -content/uploads/2024/04/2024-0401-Draft-Land-Use-Chapter.pdf
6 See minute 48:48 https://streaming85.townofbarnstable.us/CablecastPublicSite/show/11292?channel=1
5
Some Village Observations
Osterville Village has the following features:
→ a walkable Village center with retail, restaurants, and facilities that meet
community needs, including but not limited to a post office, banking, a public
library, a playground, and more
→ Village center buildings that abut the sidewalks and each other
→ dense, diverse housing types in and around the Village center, including but not
limited to ten diverse condominium complexes within walking distance to the
Village center
→ small housing lots – generally one quarter or one third of an acre – in the
circumference around the Village center
→ parking behind buildings in the Village center and limited on -street parking
→ sidewalks throughout the Village center and most adjacent neighborhoods
→ sitting/community gathering spaces within the Village center
→ well-established design and character that is the essence of its draw
→ a sizeable tax base due to all of the above
These qualities make for a model
village that merits continuation of
concerted efforts to preserve and
protect it, not to follow the CCC
computer-generated “Community
Activity Center” model and associated
recommendations for village
development and redevelopment.
Other Village centers also have
distinguishing features that merit
respect of locals’ preferences for the
future. Any proposals to develop,
redevelop, redesign, or change zoning,
village centers, or residential
neighborhoods around them should
refiect residents’ preferences and
priorities.
For example, an LCP Committee
member from Cotuit stated at a recent LCP meeting that there is no developable land left in
that Village. Everyone has heard Hyannis residents express, repeatedly, real concern about
recent form-based code zoning changes that increase density, building height, traffic,
exacerbate parking problems, and result in the loss of historic structures to tall, dense
generic structures. Indeed, at a September 2024 Site Plan Review meeting, a
“Osterville’s popularity evolved from its
location, the extensive coastline,
charming convenient village center and
attractive neighborhoods and resort
areas. The village instilled both
residents and visitors with a sense of
peace and tranquility. As tourism
expanded, picturesque streets and
buildings were thoughtfully planned
and developed.” Prior Village Plan
___
The OVA applauds the plan to honor
and preserve our historic village
centers that have been thoughtfully
planned and developed.
6
representative of the Independence House, located next door to a historic church to be
replaced by a 40-unit apartment building with zero required setback, did not know about
the dramatic “By Right” zoning
change that affects its own
land and abutting land.7 This
illustrates the need to engage
with, and respect locals’
views, on land use, zoning and
housing, including halting “By
Right” development. It also
illustrates the fiaw with taking
development “By Right” too
far, wherein citizens’ requests
for consideration of speciflc
locational facts are met with
the reply that “it’s allowed By
Right”, as happened at that
Site Plan Review meeting
noted above. Finally, Marstons
Mills residents have given
feedback at community meetings about the future use of town-owned land in that village
that merits attention. While OVA does not in this communication express a position on that
or any other current development proposal, OVA emphasizes the need to listen to residents
of all Villages.
III. The OVA Supports the Ad Hoc Housing Committee’s Expression of Interest
to Identify and Execute Workable Housing Solutions that Have Local
Community Support and Continuing Housing Conversations
By all accounts, there is broad agreement about the need for incremental, affordable
housing units. That need can be met without “redeveloping” Village centers or changing
zoning in existing single-family neighborhoods to By Right duplexes and triplexes.
Some approaches that merit discussion could include, for example, building
appropriately scaled, affordable units on town-owned properties; introducing an
affordability element to the Accessory Dwelling Unit program, which has caused the
expected attrition to the Family Affordable Apartment Program; and returning some of our
housing stock used by non-resident investors as short-term rentals for locals to use as
year-round housing. While the OVA does not express an opinion about those various
7 See around minute 30 on new zoning changes that call for zero setback requirements for current free-
standing buildings and with a current owner not knowing it and expressing concern
https://streaming85.townofbarnstable.us/CablecastPublicSite/show/11306?channel=1https://streaming85.t
ownofbarnstable.us/CablecastPublicSite/show/11306?channel=1
Osterville Village is already dense, with ten diverse
condominium complexes in and around the Village center and
predominantly one-third and one-quarter acre zoning around
the center.
7
proposals in this comment, the OVA supports continuing conversations, and the Ad Hoc
Housing Subcommittees’ stated interest in identifying workable solutions that have
community support.8
The OVA encourages continuing this dialogue in the flrst instance, and certainly
before entertaining the CCC statement that our zoning is “broken,”9 the Town consultant’s
written expression of interest for Barnstable to be like California and change single-family
zoning,10 or adopting further “By Right” development zoning changes in our neighborhoods.
The OVA appreciates consideration of these requests. We look forward to reviewing
revised drafts prepared by the LCP Committee and staff that truly refiect and jibe with
Barnstable residents’ views and public sentiment.
Sincerely,
The Osterville Village Association Board of Directors
Peter Hansen
______________________
Peter Hansen
President
Osterville Village Association
8 See minute 39:30 https://streaming85.townofbarnstable.us/CablecastPublicSite/show/11306?channel=1
9 See https://capecodcommission.org/resource-
library/flle?url=%2Fdept%2Fcommission%2Fteam%2FWebsite_Resources%2Fcrbd%2FFBC-Framework-
FINAL.pdf at page 4.
10 See
https://laserweb.town.barnstable.ma.us/WebLink/DocView.aspx?id=943989&dbid=0&repo=TownOfBarnstab
le at slide 11
8
APPENDIX ON PROCESS
This appendix provides some brief process observations in support of the request for
process enhancements to focus on Barnstable residents’ and taxpayers’ preferences.
Outputs rather than Inputs
• At the outset of the LCP process, town staff announced its decision to terminate the
traditional planning process wherein residents gathered, talked, and produced their
vision, preferences and priorities on land use, housing, preservation, recreation and
the suite of planning issues. Historically, those Village Plans were inputs to Town plans.
This decision was not discussed by the Town Council and was not the subject of a
public comment opportunity.11
• Town staff stated in reply to a question at a public meeting, without discussion by
elected officials, that Village plans would, for the flrst time, not be an “input” into town
plans, but rather an “output” of the new top -down planning process.12
Taxpayers’ Investment in Sewers as a Development Driver
• Town staff announced that this process change was due to sewers.
• This presumption that sewers residents will be asked to pay for was not to be fiow
neutral but rather to enable development was without discussion by or direction from
the Town Council, or a public comment opportunity.13
CCC Preferences as a Town Drafts Basis
• After that process change, the draft HPP and LCP land use and housing chapters lifted
strategies from the CCC RHS and asked residents to react to those.
• The public was asked for feedback on material land use changes in April 2024 without
1) the material land use changes - proposals for village development and
development and upending single-family zoning - being presented to the public and 2)
maps showing where such changes would apply, a n unusual step in planning. 14
• Less than ½ of 1% of the population attended April LCP public input sessions.15
• The public was asked to comment on the LCP by placing stickers near pre-printed
statements.
11 See, all Town Council meeting agendas in the years leading up the commencement of this process.
12 See Planning Board meeting April 21, 2021 around minute 39.
13 Query the impact on public support for any override of tax limits to pay for sewers if the objective is to drive
density rather than to clean our waters?
14 LCP Village meeting example at this link https://www.youtube.com/watch?v=FSFndUaS28A
15 Planning Department staff provided attendance numbers.
9
• Town staff revised the HPP before issuing it for public comment in the Spring of
2024.16 This did not follow any public discussion or any town body17 conversation
about it. The edits show changes the Village redevelopment section before putting it
out for comment to 1) eliminate reference speciflc villages intended for development
and redevelopment (Barnstable Village, Centerville, Hyannis, and Osterville), and 2)
make less speciflc the language calling for changing single -family zoning ½ mile
around villages. These edits align with a town staff email to the HPP consultant
expressing concern about the wording in “public facing document” and in light of
Villages that are concerned about zoning changes.18
• No public appeared at the Housing Committee or the Planning Board to give comment
on the draft HPP when it was issued in 2024 after being dormant for over a year.19
• Records show the Town received only two written comments on the draft HPP, one
that expressed concerns and one that the Planning Department solicited.
Finally, some observations about the Cape Cod Commission process that illustrate its
disconnection from the Barnstable public. The CCC:
relied on a very small number of invited stakeholders rather than the public to inform
its draft; records show nearly all were there on behalf of an employer.20
contracted with a consultant and law flrm to produce “Model Bylaws” to execute the
CCC RHS strategies a half year before it issued draft strategies for public comment,
including a zoning Bylaw on single-family to multi-family conversions, and a “Form-
Based Zoning lite” Bylaw renamed “Design-Driven” zoning. 21
never met to discuss public input and how the draft should change based on public
views.22
never met to adopt the CCC RHS as a flnal document .23
called for “coordinated advocacy,” which appears to signal understanding of the
CCC’s need to change public opinion.
16 See draft HPP at Housing Committee in January 2023 at this link
https://streaming85.townofbarnstable.us/CablecastPublicSite/show/10318?channel=1and draft issued for
comment in 2024 at this link
https://www.townofbarnstable.us/Departments/planninganddevelopment/Projects/HousingProduction/Bar
nstable_HPP_Draft_forweb.pdf.
17 See HPP draft shown to the Housing Committee in 2023 and compare to that issued for public comment in
2024, as well as the absence from the HPP draft from any public body meeting agenda.
18 In a 2022 email, the Planning Department tells its consultant it "had a lot of concern with the wording of the
Goals and Strategies being public facing in the current format." Another record referenced sensitivity in
several villages about zoning changes causing "tightening up" of some of the language.
19 See recorded meetings on Barnstable government access television.
20 CCC invited select “Stakeholders” to inform its draft RHS development.
https://www.capecodcommission.org/our-work/regional-housing-strategy-stakeholder-engagement/
21 https://capecodcommission.org/our-work/mf-design-guidelines; https://capecodcommission.org/our-
work/rhs-model-bylaws
22 No CCC meeting held for it to discuss the RHS draft or public comment before it was issued as flnal. This
was conflrmed by Commission staff. https://www.capecodcommission.org/meeting-notices/
23 See, CCC meeting notices.