“Preserving Hyannis’ Heart: A Case for a District of Critical Planning Concern” By Ronald Beaty

“Preserving Hyannis’ Heart: A Case for a District of Critical Planning Concern” By Ronald Beaty

Hyannis, the vibrant core of Cape Cod, stands at a crossroads. Its historic charm, rooted in 19th-century architecture and a legacy as a bustling center of commerce, is at risk of being overshadowed by rapid, poorly planned development. Barnstable Town Council member Felicia Penn’s proposal to designate downtown Hyannis as a District of Critical Planning Concern (DCPC) offers a balanced, pragmatic solution to protect the village’s unique character while fostering thoughtful growth. By temporarily pausing most new construction and permits, a DCPC would provide the community with the time and tools to refine zoning laws, ensuring development respects Hyannis’ history without stifling economic progress. This centrist approach is not about halting change but about guiding it responsibly.

The case for a DCPC begins with the undeniable value of Hyannis’ heritage. Main Street’s historic captains’ houses and older buildings are more than relics; they are tangible links to the village’s maritime past, drawing residents and visitors alike. Yet, recent projects, like the 95-unit apartment complex replacing the Cascade Motor Lodge, have raised alarms. Critics, including Penn, argue that new zoning rules from 2023, intended to promote walkable, mixed-use development, have instead led to buildings that encroach too closely on streets, clashing with the village’s traditional aesthetic. A DCPC would allow the town to reassess these rules, ensuring new construction complements rather than competes with Hyannis’ historic fabric.

Skeptics of the DCPC, like Councilor Matthew Levesque, warn it could be “economic development suicide,” halting investment and burdening local businesses. These concerns are valid—Hyannis thrives as Barnstable’s economic engine, home to essential services like hospitals and small businesses that rely on flexibility to maintain or expand properties. However, a DCPC is not a permanent freeze. Under the Cape Cod Commission Act, it imposes a temporary moratorium—potentially up to two years—while the town crafts tailored regulations to protect cultural and historic resources. Exemptions for single-family home repairs and Chapter 40B affordable housing permits ensure that essential projects continue. Far from killing investment, a DCPC could enhance it by creating a more cohesive, attractive downtown that draws visitors and residents for years to come.

The 2023 form-based zoning, designed to foster compact, pedestrian-friendly development, was a step toward modernizing Hyannis. But as Penn and others have noted, it has fallen short in practice, producing structures that feel out of place. A DCPC offers a chance to refine these rules without discarding them. For instance, Penn’s suggestion to focus the designation on a smaller area—bounded by Lewis Bay Road, Ocean Street, Main Street, and South Street—targets the historic core where preservation is most critical. This compromise addresses concerns about overreach while safeguarding the heart of Hyannis’ 1800s commercial district.

Opponents like resident Susan Rohrbach argue that a DCPC risks a “loss of local control” and lacks sufficient public input. These critiques deserve attention, but they mischaracterize the process. A DCPC requires approval from both the Barnstable County Assembly of Delegates and the Board of Regional Commissioners, ensuring regional oversight while the town retains influence over the final regulations. Public engagement, already underway through ad hoc zoning committees and town council discussions, would continue during the nomination process. Transparency can be improved, but the month-long public dialogue noted by Council President Craig Tamash shows a commitment to openness. A DCPC would formalize this process, giving residents a structured voice in shaping Hyannis’ future.

The economic argument against a DCPC also overlooks the long-term benefits of preservation. Tourists don’t flock to Cape Cod to see generic developments indistinguishable from those in any American city, as Councilor Betty Ludtke aptly noted. They come for the unique charm of places like Hyannis, where history and community converge. A DCPC would protect this draw, ensuring new projects enhance rather than erase the village’s identity. For businesses, a more visually cohesive downtown could boost foot traffic and property values, as seen in other historic districts nationwide.

A centrist perspective recognizes that Hyannis must balance growth with preservation. The DCPC is not a rejection of development but a strategic pause to get it right. It allows the town to address zoning flaws, protect historic assets, and maintain economic vitality. By focusing on a targeted area and engaging the community, Barnstable can craft regulations that honor Hyannis’ past while embracing its future. The Town Council should seize this opportunity, vote for the DCPC, and lead Hyannis toward a future where history and progress coexist harmoniously.

Let’s act now to preserve the soul of Hyannis. A DCPC is not a barrier to growth—it’s a blueprint for a better, more sustainable downtown. The time to refine our path is now, before more of Hyannis’ heritage is lost to hasty development.

Ronald Beaty