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Home My WebLink AboutIntroduction - Downtown Hyannis Zoning Districts 2023Downtown Hyannis Zoning Districts (2023) Introduction The 2023 Downtown Hyannis rezoning established consolidated and better defined zoning districts with updated dimensional standards, and form-based zoning techniques to foster a more predictable built outcome and a high-quality public realm. The provisions of each district addresses the relationship between building facades and the public realm as well as the size, shape, and scale of buildings in relation to one another, while regulating land uses through broader, more permissive categories as compared to conventional zoning techniques. The 2023 Downtown Hyannis Zoning Districts were created to implement the vision and goals for Downtown Hyannis established in prior planning efforts including the 2005 Downtown Hyannis Design + Infrastructure Plan, the 2010 Barnstable Comprehensive Plan, the 2016 Barnstable Housing Production Plan, the 2017 Hyannis Parking Study, the 2018 Downtown Hyannis GIZ, and the 2018 Community Resilience by Design Study. The area of Hyannis regulated by the Downtown Hyannis Zoning Districts correlates with the Downtown Hyannis Growth Incentive Zone (GIZ). The Downtown Main Street, Downtown Village, and Downtown Neighborhood Districts reinforce the walkable, mixed use character of downtown by requiring new development to be compatible with and enhance the existing character of Hyannis. There are also four specialized districts that address specific activities due to their close relationships to infrastructure: Downtown Hospital, Hyannis Harbor, Transportation Center, and Highway Commercial. Downtown Hyannis Zoning Districts Approved February 2, 2023 0 Downtown Hyannis Zoning Districts N O R T H S T M AIN STS O U TH S T OLD COLONY RDOCEAN STM A IN S TYARMOUTH RDROUTE 28 BARNSTABLE RDBEARSES WAYW. M A I N S T Hyannis Inner Harbor DMS - Downtown Main Street DV - Downtown Village DN - Downtown Neighborhood DH - Downtown Hospital HH - Hyannis Harbor TC - Transportation Center HC - Highway Commercial GIZ Boundary Approved On: Februar y 2, 2023 RC FILE: downtown_rezoning_adopted_2_2_23.mxd A.N.M. 3-10-2023 0 500 1,000 Feet Town of BarnstableTown of Barnstable GIS UnitGIS Unit http://www.town.barnstable.ma.us 367 Main Street, Hyannis, MA 02601 (508) 862-4624 µ0 Ordinance Organization Sections 1.1 through 1.3 establish the name, title, applicability and permitting authority for the Downtown Hyannis Zoning Districts. Section 1.4 Definitions provides definitions for certain words and phrases used in the Downtown Hyannis Zoning Districts. Section 1.5 Standards for All Districts includes standards for buildings, uses, and sites that apply to all seven (7) Downtown Hyannis Zoning Districts, and includes an explanation of the form-based dimensional standards used in the ordinance, along with instructions for how certain dimensions are measured. Sections 1.6 through 1.12 provide more detailed provisions for each zoning district, including the intent of each district along with standards for lots, buildings, uses, and sites customized for each specific district. Each section supplements and combines with Section 1.5 Standards for All Districts as the full set of standards applicable to each zoning district. Lastly, Section 1.13 Tables includes an ‘at a glance’ summary table of the dimensional standards for all seven (7) zoning districts, and standards for Frontage Types and projecting Building Components. Frontage types are permitted only in the zoning district indicated for each type, while projecting components are available for all buildings in all zoning districts. How is This Different? The prior zoning ordinance for Downtown Hyannis regulated development using lot area, lot frontage, setback, height in feet, lot coverage, and floor area ratio dimensional standards. The 2023 Downtown Hyannis Zoning Districts introduced new dimensional standards including façade build out (the width of a building compared to the lot width), maximum building width, fenestration (window glass) percentage, and commercial space depth, and maximum number of stories with individual ground story and upper story height standards. The Dimensional Standards table for the Downtown Village district with new requirements for building placement, building form, and building features. *Note the building form standards related to building height were updated in 2026. Page 19 of 37 Table 4. DV Dimensional Standards LOT BUILDING FORM Lot Width 30’ min E - Building Width 120’ max Lot Coverage 80% max F - Number of Stories 3.5 or 4 max1 Facade Build Out (min) -- G - Ground Story Height -- Primary Frontage 80% min Commercial 14’ min Residential 10’ min SETBACKS – PRINCIPAL BUILDINGS H - Upper Story Height 10’ min A - Primary Front Setback 0’min 15’max BUILDING FEATURES B - Secondary Front Setback 0’min 15’max Ground Story Fenestration -- C - Side Setback 0’min Primary Frontage 15% min D - Rear Setback 0’min Secondary Frontage 15% min Upper Story Fenestration 15% min Blank Wall 20’ max Commercial Space Depth 20’ min 1 See 240-24.1.7.C.4 (4th Story Step-back) Additionally, the 2023 Downtown Hyannis Zoning Districts established regulations for frontage types to incorporate design features in the front of buildings, as well as regulations for projecting building components such as balconies, bay windows, and dormers. The sum total of these dimensional standards, frontage types, and building components is a strong emphasis on the regulation of building form based on the desired existing and future character of Downtown Hyannis. The 2023 Downtown Hyannis rezoning balanced parking standards with the desired physical form and character intended for new development in Downtown Hyannis. In direct support of initiatives to produce multi-family housing within downtown, the on-site shared parking adjustment allows mixed-use buildings to share parking between residential uses (that typically use parking over evenings and on weekends) and uses such as commercial services and offices (that typically use parking during the day). When combined with reduced minimum parking requirements, the ability to share parking between users with different parking needs and a reduction in the use of land specifically for surface parking will help to address housing needs and simultaneously open additional economic development possibilities for Downtown Hyannis. The table of the Minimum Required Accessory Parking Spaces for Downtown Hyannis Zoning Districts with new on-site shared parking adjustments. *Note the parking requirements for residential or artist live/work (per DU) were updated in 2026. Page 9 of 37 Table 2. Minimum Required Accessory Parking Spaces Use Category DMS DV DN DH HH TC HC On Site Shared Parking Adjustment1 Commercial Services (per 1,000 sf) 0 4 N/A 4 4 4 4 Reduce by 50% the required spaces for Commercial Services where mixed with residential uses on the same lot. Cultural Services (per 1,000 sf) 0 4 4 4 N/A 4 4 Reduce by 20% the required spaces for Cultural Services where mixed with residential uses on the same lot. Food & Beverage Services (per 1,000 sf) 0 4 N/A 4 4 4 4 -- Hospital (per 3 beds) N/A N/A N/A 1 N/A N/A N/A -- Office (per 1,000 sf) 3 3 3 3 3 3 3 Reduce by 50% the required spaces for Office where mixed with residential uses on the same lot. Residential or Artist Live/Work (per DU) 1 1 1 N/A 1 1 N/A -- Retail Sales (per 1,000 sf) 0 4 N/A 4 4 4 4 Reduce by 20% the required spaces for Retail Sales where mixed with residential uses on the same lot. Visitor Accommodations (per room) 1.25 1.25 1.25 N/A 1.25 N/A 1.25 -- 1 Rounded up to the nearest whole number