Housing-Production-Plan-November-2016Barnstable HPP Final Draft 11/19/16
HOUSING
PRODUCTION
PLAN
TOWN OF BARNSTABLE
FUNDING PROVIDED BY THE BARNSTABLE COMMUNITY
PRESERVATION FUND
Prepared for
Town of Barnstable
Growth Management Department
367 Main Street, 3rd Floor
Hyannis, MA 02061
Contact: Jo Anne Miller Buntich, Director
Growth Management Department
Telephone: 508-862-4678
Email: joanne.buntich@town.barnstable.ma.us
Prepared by
JM Goldson community preservation + planning
FINAL DRAFT 11/19/16
Approved by the Planning Board on 10/24/16
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TABLE OF CONTENTS
INTRODUCTION 5
COMMUNITY OVERVIEW 5
HOUSING NEEDS ASSESSMENT 6
DEVELOPMENT CONSTRAINTS 6
PLANNING PROCESS AND METHODS 7
CHAPTER 1: HOUSING VISION, GOALS, AND STRATEGIES 8
VISION 8
GOALS 9
STRATEGIES 15
ACTION PLAN 29
CHAPTER 2: COMPREHENSIVE HOUSING NEEDS ASSESSMENT 31
KEY HOUSING NEEDS 31
DEMOGRAPHIC CHARACTERISTICS 35
ECONOMIC CHARACTERISTICS 49
HOUSING SUPPLY CHARACTERISTICS 50
AFFORDABLE HOUSING 68
CHAPTER 3: DEVELOPMENT CONSTRAINTS & LIMITATIONS 75
ENVIRONMENTAL CONSTRAINTS 76
HISTORIC & CULTURAL RESOURCES 85
INFRASTRUCTURE CAPACITY 86
REGULATORY BARRIERS 97
SUMMARY OF DEVELOPMENT CONSTRAINTS 105
CHAPTER 4: IMPLEMENTATION CAPACITY & RESOURCES 106
LOCAL & REGIONAL ORGANIZATIONS 106
LOCAL & REGIONAL HOUSING FUNDS 111
APPENDICES 117
APPENDIX A: DHCD AFFIRMATIVE FAIR HOUSING MARKETING GUIDELINES 117
APPENDIX B: INTERAGENCY BEDROOM MIX POLICY 118
APPENDIX C: NATURAL DEVELOPMENT CONSTRAINTS MAPPING ANALYSIS 120
APPENDIX D: COMMUNITY ENGAGEMENT RESULTS 121
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ACKNOWLEDGEMENTS
This Housing Production Plan was created under the direction of the Barnstable Growth Management
Department, Housing Committee, and Planning Board and with the input of a variety of Barnstable
residents, board and committee members, business owners, organizations and agencies, as well as town
officials and employees.
Growth Management
Department
Jo Anne Miller Buntich, Director
Arden Cadrin, Housing Coordinator
Stacey Peacock, Director’s Assistant
Elizabeth Jenkins, Regulatory/Design Review Planner
Planning Board
Helman, Stephen - Chair
Lang, Raymond- Vice Chair
Munsell, David- Clerk
Curley, Paul
Ferro, Mark
Holly Brockman-Johnson
Housing Committee
Paul Hebert
Glen Anderson
Aaron Kanzer
Richard Plaskus
Robert Woolhouse
Paula Breagy
Jessica Sylver
Donald Lynde
With the assistance of planning consultant,
JM Goldson community preservation +
planning:
Jennifer M. Goldson, AICP, Principal Planner
Rebecca Cheney, Senior Planner
The project team gratefully acknowledges the following individuals for their contributions to
this study:
Philip Boudreau, Water Resources Advisory Committee
Craig Crocker, Superintendent, Centerville, Osterville and Marston Mills Fire District
Lorri Finton, Executive Director, Barnstable Housing Authority
Darcy Karle, Conservation Agent, Town of Barnstable
Hans Keijser, Supervisor, Water Supply Division, Town of Barnstable
Thomas Rooney, Superintendent, Barnstable Fire District Water Department
Bentley Schofield, Senior Engineer – Roads, Town of Barnstable
Laura Shufelt, Community Preservation Committee member
Chris Wiseman, Cotuit Water Department
The report builds on past work, particularly the following plans and studies:
2014 Housing Needs Assessment
2013 Cape Cod Regional Wastewater Management Plan
2010 Comprehensive Plan
2010 Open Space and Recreation Plan
2005 Downtown Hyannis Growth Incentive Zone Application
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ACRONYMS
ACS US Census Bureau’s American Community Survey
AMI Area Median Income
CCC Cape Cod Commission
DHCD MA Department of Housing and Community Development
GMD Barnstable Growth Management Department
HAC Housing Assistance Corporation
MAPC Metropolitan Area Planning Council
MOE Margins of Error
PIAHD Private Initiated Affordable Housing Development
KEY DEFINITIONS
The following definitions are for key terms used through out the document and are based on information from the
U.S. Census Bureau, unless otherwise noted:
Cost Burdened – Households who pay more than 30 percent of their income for housing.
Disability – The American Community Survey defines disability as including difficulties with hearing, vision,
cognition, ambulation, self-care, and independent living.
Family - A family is a group of two people or more (one of whom is the householder) related by birth, marriage,
or adoption and residing together; all such people (including related subfamily members) are considered as
members of one family.
Household – A household includes the related family members and all the unrelated people, if any, such as
lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or
a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household.
The count of households excludes group quarters.
Median Age – The age which divides the population into two numerically equal groups; that is, half the people
are younger than this age and half are older.
Median Income – Median income is the amount which divides the income distribution into two equal groups,
half having incomes above the median, half having incomes below the median. The medians for households,
families, and unrelated individuals are based on all households, families, and unrelated individuals, respectively. The
medians for people are based on people 15 years old and over with income.
Millennials – The demographic cohort following Generation X. There are no precise dates when the
generation starts and ends. Researchers and commentators use birth years ranging from the early 1980s to the
early 2000s. (en.wikipedia.org/wiki/millennials.)
Housing Unit - A housing unit is a house, an apartment, a mobile home or trailer, a group of rooms, or a single
room that is occupied, or, if vacant, is intended for occupancy as separate living quarters.
Poverty – Following the Office of Management and Budget’s (OMB’s) Directive 14, the Census Bureau uses a
set of money income thresholds that vary by family size and composition to detect who is poor. If a family’s total
income is less than that family’s threshold, then that family, and every individual in it, is considered poor. The
poverty thresholds do not vary geographically, but they are updated annually for inflation with the Consumer Price
Index (CPI-U). The official poverty definition counts money income before taxes and excludes capital gains and
noncash benefits (such as public housing, Medicaid, and food stamps). Thresholds by year and households size are
found at this link: https://www.census.gov/hhes/www/poverty/data/threshld/.
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Introduction
This Housing Production Plan (HPP) is a state-recognized planning tool that, under certain circumstances,
permits the town to influence the location, type, and pace of affordable housing development. This HPP
establishes a strategic plan for production of affordable housing that is based upon a comprehensive
housing needs assessment, prepared in 2014 and updated in 2015, and provides a detailed analysis of
development constraints due to infrastructure capacity, environmental constraints, protected open space,
and regulatory barriers.
This HPP has been prepared in accordance with the Massachusetts Department of Housing and
Community Development (DHCD) requirements. The HPP describes how the town plans to produce
affordable housing units to obtain certification of compliance by DHCD and builds on the town’s 2009
Housing Production Plan, which identified goals and strategies for the development of affordable housing
in Barnstable.
When an HPP is certified by DHCD, then a denial of a Comprehensive Permit will be upheld if such
application is not consistent with local needs. The town would need to produce 103 affordable units for
a one-year certificate or 206 affordable units for a two-year certificate.
Under Massachusetts General Laws Chapter 40B Section 20-23 (C.40B), the Commonwealth’s goal is
for all Massachusetts municipalities is to have 10% of housing units affordable to low/moderate income
households or affordable housing on at least 1.5% of total land area. As of December 2014, the state’s
Subsidized Housing Inventory (SHI) included 6.7% of Barnstable’s 2010 housing base.
COMMUNITY OVERVIEW1
Barnstable, Massachusetts, is situated on Cape Cod, a 65-mile long sandy peninsula comprising
Barnstable County. The Town of Barnstable is bordered by Cape Cod Bay on the north, Nantucket
Sound on the south, Sandwich and Mashpee on the west, and Yarmouth on the east. Barnstable is
roughly 53 miles east of Fall River, 69 miles southeast of Boston, and 250 miles from New York City.
The Town’s total area is 76.26 square miles and total land area is 60.05 square miles. The Town of
Barnstable includes seven villages within its boundaries: Barnstable, Centerville, Cotuit, Hyannis, Marston
Mills, Osterville, and West Barnstable. Each village has unique and significant cultural and historical
qualities.
Hyannis is the town's central business/commercial district and includes town offices. Hyannis is also a
fishing village and its harbor provides steamship access to Martha's Vineyard and Nantucket Islands. The
total land area of Hyannis is roughly 1,886 acres or 2.95 square miles, which is just under 5% of
Barnstable’s total land area.
1 MA Department of Housing and Community Development (DHCD), Town of Barnstable: Community Profile,
http://www.mass.gov/hed/economic/eohed/dhcd/community-profiles-dhcd/, accessed on 9/29/14.
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HOUSING NEEDS ASSESSMENT
The Barnstable Housing Needs Assessment is a report of the Town of Barnstable Growth Management
Department. The Growth Management Department merges previously separate town divisions within
the town to create a multi-disciplinary team. The Growth Management team coordinates the long-term
vision for the future of the town and its villages; bridges the long-term vision with the regulatory review
of private development; and coordinates capital improvements towards that overall vision.
In May 2014, the Town of Barnstable issued a Request for Proposal (RFP) for professional services to
prepare a Housing Needs Assessment for the Town of Barnstable as a whole and the village of Hyannis.
Planning consultant Jennifer Goldson of JM Goldson community preservation + planning was selected to
prepare the housing needs assessment under the guidance of the Growth Management Department.
The 2014 Barnstable Housing Needs Assessment is intended to assist the town in understanding current
and future housing needs and will lay the groundwork for the Growth Management Department to
prepare an updated Housing Production Plan to identify community goals and strategies for housing
production.
The needs assessment provides a very detailed description of the population and housing characteristics
for the Town of Barnstable as a whole and the village of Hyannis. This section provides a very brief
summary of the key findings. The assessment finds that Barnstable’s greatest housing needs are:
1. To increase the social and economic diversity of Barnstable’s population through creation of
additional affordable housing opportunities in areas outside of Hyannis.
2. To produce more rental housing throughout the community, especially areas outside of
Hyannis, particularly units that are affordable to households at or below 50% Area Median
Income (AMI) and 30% AMI.2
In addition, the assessment finds that Barnstable needs more affordable homeownership opportunities
for households with up to 120% AMI and more housing choice to provide alternatives to single-family
houses. In general, the shift from institutionalized care for special needs populations to community-
based services has created greater need for affordable housing with supportive services.
Hyannis, on the other hand, has a large share of rental housing and a larger share of Barnstable’s
affordable rental housing. Based on the needs assessment, Hyannis primarily needs more affordable
homeownership housing for households at or below 80% AMI, in addition to some additional market-
rate rental housing and more variety of housing options for older adults.
DEVELOPMENT CONSTRAINTS
As described in more detail in Chapter 3, Barnstable is primarily constrained by the critical need to
protect water quality, limited public sewer infrastructure, the region’s sensitive ecosystems, and
culturally/historically significant resources. Public transit options are limited and could be improved with
expanded and more frequent bus service. Through zoning, the town encourages growth in locations that
are less environmentally sensitive and have greater infrastructure capacity, particularly in the Hyannis
Growth Incentive Zone. Only about 2.3% of Barnstable’s total land area (excluding water bodies) is
zoned to permit multi-family development, roughly half of which is in Hyannis.
2 See appendix for more information on area median income levels as established by the US Department of Housing and Urban Development.
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In the face of these various development constraints, Barnstable has demonstrated a commitment to
maintaining and increasing housing diversity and affordability. The Town provides many resources to help
create and maintain affordable housing in the community, which are described in Chapter 4.
PLANNING PROCESS AND METHODS
DATA SOURCES
The U.S. Census Bureau’s Decennial Censuses of 2000 and 2010 and the 2008-2012 American
Community Survey (ACS) were the primary sources of data for the needs assessment. The U.S. Census
counts every resident in the United States by asking 10 questions, whereas the ACS provides estimates
based on a sample of the population for more detailed information. It is important to be aware of the
margins of error (MOE) attached to the ACS estimates, due to the fact that the estimate is based on a
sample and not on a complete count.
Data was also gathered from a number of available sources including: The Warren Group;
Massachusetts Department of Revenue; Massachusetts Department of Education; Massachusetts
Department of Housing and Community Development; as well as Barnstable Assessor’s Office, Building
Inspector, and Growth Management Department. State and Regional resources included: the
Metropolitan Area Planning Council (MAPC); Cape Cod Commission (CCC); and Housing Assistance
Corporation (HAC).
The development constraints analysis provided in Chapter 2 is largely based on information from
Barnstable’s 2010 Open Space and Recreation Plan, Barnstable’s 2010 Comprehensive Plan, 2013 Cape
Cod Regional Wastewater Management Plan, Barnstable’s 2005 Downtown Hyannis Growth Incentive
Zone Application, and interviews with various municipal officials from the Growth Management
Department, Department of Public Works/Highway, Natural Resources, the former Citizen Advisory
Committee, the four water districts, and School Department.
COMMUNITY ENGAGEMENT
The project team engaged the community at each phase of the planning process, beginning in October
with a series of interviews of town officials and department heads to understand local development
constraints –environmental and infrastructure constraints as well as regulatory constraints. In November
and December 2015, community members participated in a series of focus groups and two listening
sessions. The listening sessions engaged participants in the process of identifying current housing goals by
considering the continued relevance of goals adopted through the 2010 Housing Production Plan.
During the focus groups, participants representing various stakeholder groups shared ideas for strategies
to help further the town’s efforts to create and preserve affordable housing.
In May 2016, the team held a final community workshop where participants provided feedback on the
draft goals and strategies. The participants generally responded favorably to the goals, with some
indication that certain goals were more important to address than others. Across both goals and
strategies, participants were more focused on creation of affordable housing and less on nurturing
community partnerships and increased staff capacity. Two approaches emerged as well. One being the
need to focus local resources on the creation of housing and the second being a conservative approach
to increase capacity in areas that are already working efficiently. Detailed summaries of the community
engagement results are included in the appendices.
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Chapter 1: Housing Vision, Goals, and
Strategies
The housing vision, goals, and strategies included in this chapter are aimed primarily at creating more
housing choice and affordable housing in Barnstable. The vision, goals, and strategies also support the
town’s ability to achieve other interrelated community goals, including goals for economic development
and protection of natural resources.
The town developed the housing vision, goals, and strategies through a detailed analysis of housing
needs, input from town officials and community members, guidance from the Growth Management
Department professional planning staff, as well as review of relevant planning documents.
VISION
Visioning is the act of imagining the future. Before there can be a meaningful plan, community members
must agree on a mental picture of what they want their community to look like, feel like, and be like.
What would the community be like at its very best? Based on the community input throughout this
planning process, the following describes the community vision for housing in Barnstable for the year
2026.
In 2026, Barnstable is a vibrant, intergenerational mid-Cape community with a
socially and economically diverse population. Residents across a range of ages and
incomes call Barnstable home. The community has diverse housing options that
are attractive and affordable to families, young professionals, as well as retirees -
this diverse housing choice helps to strengthen the local labor market and
economy.
The community is also actively supporting older adults as they age in the
community by assisting with health and safety improvements to their homes and
encouraging more housing options to support the needs of an aging population.
Housing options include a mix of apartments and condominiums, townhouses,
and single-family homes. New top-of-the shop and multi-unit developments
complement the design and fabric of the community, are located in and near
village centers to encourage walking and biking, minimize automobile dependency,
and support village businesses. New development utilizes the highest standards of
energy efficiency and wastewater treatment to maximize protection of the Cape’s
fragile ecosystem.
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GOALS
1. FOCUS LOCAL EFFORTS TO ADDRESS LOCAL HOUSING
NEEDS.
Provide decent, safe, and affordable housing in Barnstable to meet documented housing needs,
at a minimum meeting the state’s MGL c.40 affordable housing goals.
To incrementally meet the state’s minimum C.40B affordable housing goal, the town aims to produce
103 units annually that count on the Subsidized Housing Inventory per the state’s Housing Production
Plan regulations. At this rate, the town would meet the state’s SHI goal by 2023.3 However, the town
recognizes that this goal is ambitious given the level of development and permitting activity in Barnstable.
Between 2004 and 2014, Barnstable issued an average of 60.5 building permits annually for new dwelling
units, with a low of 40 (2009 and 2011) and a high of 98 (2005). Most recently, the number of permits
increased between 2011 to 2014 from 40 to 65 permits annually.
The town also recognizes that the local need for production of affordable housing goes beyond the
state’s 10% goal. As described in detail in the Housing Needs Assessment (Chapter 2) there is a need
for over 2,000 affordable rental units and close to 900 affordable homeownership units in Barnstable. As
illustrated in the figure below, there are over 5,000 low/moderate households estimated to spend too
much for housing costs in Barnstable, yet there are only 1,372 units of affordable housing. Even if the
town reached the 10% 40B goal, there would still be thousands of income-eligible households in need of
affordable units.
3 Note, per the 2010 year round housing units of 20,550, the town would need 2,055 units listed on the SHI to meet the state’s 10% goal. The
Town has 1,372 units listed on the SHI, requiring production of at least 683 total to surpass the 10% goal. However, note that the count of year
round housing units may increase per the 2020 census, which would affect this calculation
17
1,372
5,093
20,550
27,345
683
-5,000 10,000 15,000 20,000 25,000 30,000
SHI Units
Total cost burdened low/mod
households
Total Year -Round Housing Units
Total Housing Units
Total units needed to reach 10%
(including 161 permitted units)
Barnstable’s local need is much greater than 40B goal.
6.7%
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2. CREATE YEAR-ROUND RENTAL HOUSING AFFORDABLE TO
VERY LOW- AND EXTREMELY LOW-INCOME HOUSEHOLDS.
Encourage production of year-round rental housing affordable to households with very low (at
or below 50% AMI) and extremely low (at or below 30% AMI) households as the housing
needs assessment indicates that market rate units are already affordable to 80% AMI
households. Also, encourage creation of supportive permanent housing and transitional housing
for individuals and families at risk of or experiencing homeless.
With the high demand for summer rentals, it may be seen as an understatement to say that it is
challenging for many renters in Barnstable to find affordable year-round rental units. This need for year-
round rental units affordable to extremely and very low-income households is closely linked to
homelessness prevention. About 1,040 (48%) of Barnstable’s extremely and very low-income
households spend more than half of gross income on housing. Homelessness is a complex problem,
fraught with many challenges and variables, but for all of its complications the primary solution to
homelessness is affordable housing.4
4 National Alliance to End Homelessness, http://www.endhomelessness.org/pages/about_homelessness . accessed 07/01/16.
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3. INTEGRATE MORE DIVERSE HOUSING OPTIONS IN AND
NEAR BARNSTABLE’S VILLAGES.
Encourage the creation of affordable housing, including multi-unit housing, supported by
expanded services and transportation choices in all seven villages.
The housing needs assessment indicates that about 85% of town-wide need for affordable rental is in the
villages outside of the Hyannis area and about 50% of total town-wide need for affordable
homeownership is indicated for the Hyannis area. Hyannis has a large share of rental housing and a large
share of Barnstable’s affordable rental housing. Based on the findings of the housing needs assessment,
Hyannis primarily needs more affordable homeownership housing for households at or below 80% AMI,
in addition to some additional market-rate rental housing and more variety of housing options for older
adults.
Community members discussed a variety of housing options to encourage in and near Barnstable’s village
centers including accessory apartments, congregate housing5, mixed-use (top-of-shop) housing, multi-
family apartments, and tiny homes.
Strategies to help produce more affordable housing and housing options in and near Barnstable’s villages
need to recognize and incorporate solutions for wastewater treatment and protection of the region’s
fragile ecosystem.
5 Congregate Housing is a shared living environment designed to integrate the housing and service needs of elders and younger disabled
individuals. Each resident has a private bedroom and shared kitchen facilities, dining facilities, and/or bathing facilities.
TOWN OF BARNSTABLE VILLAGES, PROVIDED BY
TOWN OF BARNSTABLE, 2016.
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4. PROVIDE HOUSING CHOICE TO SUPPORT AN
INTERGENERATIONAL COMMUNITY.
Encourage aging in place and aging in community including viable options to encourage older
adults to remain in Barnstable. Encourage development of housing options to attract and retain
younger residents including affordable homeownership opportunities in addition to related
efforts regarding job creation and training, business and industry development.
Housing choice is limited in Barnstable – 83% of Barnstable’s existing housing stock is single-family. Most
single-family homes are not designed to support aging in place. More diverse housing options can
provide choices for both older and younger residents and could include the development of multi-unit
apartment buildings, mixed-use (top-of-shop) housing, congregate living, accessory apartments, and tiny
houses.
Also the housing needs assessment finds that Barnstable needs more affordable homeownership
opportunities for households with up to 120% AMI and more housing choice to provide alternatives to
single-family houses. In general, the shift from institutionalized care for special needs populations to
community-based services has created greater need for affordable housing with supportive services.
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5. PROVIDE ASSISTANCE TO STABILIZE HOUSING FOR
BARNSTABLE’S MOST VULNERABLE RESIDENTS.
Many low-income households in Barnstable struggle with housing costs including rent, health
and safety rehabilitation needs, sewer connection and septic compliance, and energy efficiency
improvements.
Rehab needs can be especially challenging for low/moderate income households. Older homes can be
charming, historic, and important to neighborhood character, but may have serious rehab needs to
ensure health and safety of occupants. For example, homes predating 1978 may contain lead paint,
which can pose health hazards. Clusters of older properties are found in Barnstable neighborhoods along
the north and south coasts particularly in village centers. About 57% of owner-occupied units and 66%
of renter-occupied units were built prior to 1980. Many low-income residents, including many seniors,
struggle with housing costs and with houses that are not suited to their abilities or needs as they age
Energy efficiency improvements and renewable energy installations (such as roof-top solar panels) can
help reduce monthly costs of housing and can be very important in reducing housing cost burden for
low/moderate income households.
Rental assistance programs, including federal Housing Choice vouchers, assist very low-income families,
the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. In
October 2014, there were over 270 households on the wait list for the MRVP vouchers and over 4,500
on the wait list for Section 8 vouchers. In September 2015, there were 207 households on the wait list
for the MRVP vouchers. There is a great need for additional local rental vouchers to expand rental
assistance.
6. ENSURE THAT NEW DEVELOPMENT PROMOTES SMART
GROWTH AND PROTECTION OF NATURAL RESOURCES.
Encourage sustainable development including utilization of sustainable materials, energy efficient
design, renewable energy (e.g., solar), and use of innovative/alternative (I/A) septic systems.6
About 43% of Barnstable’s total land area is undevelopable land (43%) due to environmental constraints
and protected open space. About 41% of total land area is environmentally/culturally sensitive land
including land designated as BioMap2 Critical Natural Landscapes and Core Habitat land, Zone I & II to
protect drinking water, land temporarily protected through one of the state’s tax abatement programs
per MGL C. 61, or land designated as sensitive archaeological areas, embayments, or 500-year flood
zones. This leaves roughly 16% of land area as potentially developable land either with redevelopment
potential or vacant developable land.
Protection of the region’s fragile ecosystem is of critical importance to protect natural resources, scenic
beauty, and the Cape’s economy. It is also important to recognize that Barnstable has large areas that
lack adequate wastewater infrastructure and adequate public transit options. To protect Barnstable’s
natural resources and enhance community vibrancy, the town has long embraced smart growth goals
and principles in its zoning and growth management policies and it will be important to continue to do
this as the town works to promote production of more affordable housing to addresses local housing
needs.
6 An I/A system is any septic system or part of one that is not designed or constructed in a way consistent with a conventional Title 5 system.
Some examples of alternative systems are recirculating sand filters, aerobic treatment units, Wisconsin mounds, peat filters, humus/composting
toilets, and intermittent sand filters.
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7. STRENGTHEN PARTNERSHIPS WITH ORGANIZATIONS
ADDRESSING AFFORDABLE HOUSING NEEDS.
Help mission-driven organizations through the allocation of town staff expertise, local funding,
strong communication, and open collaboration.
Barnstable is fortunate to have many mission-driven organizations helping to address housing needs in
Barnstable and the region, including the Housing Assistance Corporation, the Barnstable Housing
Authority, Habitat for Humanity of Cape Cod, Community Action Committee and Cape Cod and
Islands, LIFE, CHIP’s House, CHAMP Homes of Cape Cod, Homeless not Hopeless, Inc. These
organizations provide affordable housing, housing assistance, or other related support including
community education and advocacy. The town should continue to support and help expand the
initiatives of these organizations to further address local housing needs.
8. FOSTER AN INCLUSIVE COMMUNITY OUTLOOK ABOUT THE
NEED FOR AFFORDABLE HOUSING AND SUPPORT STRONG
LOCAL LEADERSHIP TO PROMOTE LOCAL HOUSING
INITIATIVES.
Further community outreach and education and support local leadership on housing issues.
Barnstable should continue to build support for affordable housing development and assistance. The
town should continue to clearly articulate the unmet housing needs and demand for new housing
outlined in this plan and the 2014 Housing Needs Assessment to public and private partners and to the
general public.
Issues related to the preservation of neighborhood character, natural resource protection, density and
design, and other real or perceived impacts of housing production on the community must be
continually recognized and addressed. For additional information on outreach and education initiatives
that the town can undertake or work in partnership with a local organization to undertake. See the
Massachusetts Toolbox specifically around community engagement and dispelling misperceptions:
http://www.housingpolicy.org/toolbox/index_MA.html.
The town should also share activities it is involved in to meet housing need and demand, and celebrate
milestones with the community. Creating an informed community and nurturing strong local leadership
through town officials and/or local organizations can help build support to promote local housing
initiatives and implement the goals and strategies of this plan.
9. CONTINUE TO ACTIVELY MONITOR AND PRESERVE THE
LONG-TERM AFFORDABILITY OF EXISTING AFFORDABLE UNITS.
Affordable units sometimes need funding assistance to protect their long-term affordability. At
the time of this writing, about 21% of Barnstable’s exiting affordable units have expiring
affordability restrictions. This is an ongoing town role that will be important to continue to
ensure long-term affordability and maintenance of units on the Subsidized Housing Inventory.
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STRATEGIES
REGULATORY STRATEGIES
1. Support use of advanced treatment alternative septic technologies to
offset increased density for affordable housing.
Work with BOH and the Water Resources Advisory Committee (WRAC)7 to determine appropriate
incentives to help encourage use of non-traditional technologies for nutrient management for
development of multi-family and affordable housing. These technologies can include reduction –
treatment before disposal to the ground - and remediation – treatment in groundwater. Examples of
reduction treatments are urine diverting and composting toilets. Examples of remediation treatments are
constructed wetlands, permeable reactive barrier-trench, and fertigation,
Implementation Milestones:
• Housing Committee to request Town Council to appoint a Housing Committee representative
as a liaison to WRAC as allowed per Town Code §241-45.3 B(2).
• Assign the Town Housing Coordinator to attend meetings of WRAC to assist the Housing
Committee member with needed information and support.
2. Consider strengthening the Accessory Affordable Apartment Program
and allowing market-rate accessory apartments to increase housing
options.
The Accessory Affordable Apartment Program (AAAP) which has already created close to 200
affordable units and offers funding incentives with CPA and CDBG funds to help create these affordable
units has been one of Barnstable’s most successful local tools to produce affordable housing units.
However, the process requires a Comprehensive Permit per M.G.L. c. 40B with Zoning Board of
Appeals approval for each unit. This process is cumbersome and could be streamlined by amending the
zoning ordinance to permit units created through the AAAP by right. In addition, the town could seek
approval to count these units on the Subsidized Housing Inventory through DHCD’s Local Action Unit
Program.
Barnstable’s zoning regulations do not permit market-rate accessory apartments (also known as
accessory dwelling units) – only affordable units per the AAAP as allowed through Section 9, Article II of
the Code of the Town of Barnstable. At various stages through the community engagement process,
community members, representatives from stakeholder organizations, and town officials suggested
allowing market-rate accessory apartments in existing single-family homes and outbuildings as a way to
increase housing options in established residential neighborhoods throughout Barnstable and as a way to
help support seniors wishing to age in place but needing additional income for housing costs and other
needs.
7 The kickoff meeting of the Water Resources Advisory Committee was held January 13, 2016. The purpose of the Water Resources Advisory
Committee is to advise the Town of Barnstable on the completion and implementation of its Comprehensive Water Resource Management
Planning Project, with the goal of protecting and restoring the town’s fresh and salt water bodies and its drinking water supplies, in compliance
with the Cape Cod Commission’s Cape Cod Area Wide Water Quality Management Plan Update of 2015, (“The 208 Plan”).
Barnstable HPP Final Draft 11/19/16
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Some concerns were also raised through
the process. One concern was that it is
unknown what portion of these apartments
would be rented for seasonal use. Thus,
allowing market rate accessory units may
not help to address the need for year-round
rental housing. However, others argued that
increasing the supply of market-rate rental
options in town can help meet the overall
demand for rental units thus making year-
round rentals more affordable.
Some participants were also concerned
about the effect that allowing market-rate
accessory apartments would have on the
success of the Accessory Affordable
Apartment Program (AAAP). It was largely
felt that this program should be continued
and possibly strengthened.
A few ways to help ensure that the AAAP
program remains an attractive option would
be to: 1) require a special permit for
market-rate accessory apartments and allow
AAAP units by right; 2) increase the
maximum subsidies available through CPA
and CDBG funding to assist with
rehabilitation and code compliance costs to
create the unit. In addition, hiring a part-time
staff person to provide greater technical
assistance and support for property owners
seeking a unit through the AAAP program
as well as conducting an ongoing marketing
campaign to raise awareness of fund availability and program benefits could also help entice participation
in the program.
The issues and opportunities to allow market rate accessory units and ways to strengthen the existing
AAAP program should be addressed through careful consideration of the possible implications.
Implementation Milestones:
• Growth Management Department to conduct a study to weigh implications and identify possible
unintended consequences of such an amendment to the zoning ordinance, consider ways to
strengthen AAAP, and to determine best course of action.
• Take actions as indicated to amend zoning in conjunction with Planning Board.
The Case for Accessory Apartments
The average number of people per household has
decreased significantly over the last decades. Yet, new
homes continue to be built, suggesting that there is
increased capacity in the existing housing stock. This has
occurred while the value of homes and the resulting tax
burden continues to rise.
Homeowners are often forced to sell a house that is too big
for their needs, especially for fixed income, often older,
residents. This issue further exacerbates the already existing
scarcity of affordable housing options, and the land
consumption and new infrastructure required for a standard
single-family subdivision.
Accessory apartments can provide owners the additional
income necessary to maintain a home when the structure
becomes more than they need or can afford.
A household may wish to provide a new self-contained unit
within their property to receive additional income, provide
social and personal support to a family member, or obtain
greater security. Additional income can further have the
benefit of additional income for home improvements, such
as accessibility and safety improvements to facilitate aging in
place.
New, young workers in a community may decide that home
ownership is a longer-term goal, and a smaller rental
apartment is more appropriate now. Accessory units can
provide housing for single, independent workers who will
then contribute to the local labor force.
Source: Massachusetts Smart Growth Smart Energy Toolkit:
Accessory Dwelling Units.
http://www.mass.gov/envir/smart_growth_toolkit/pages/mod-
ww.html . Accessed 1/19/15.
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3. Amend zoning to incentivize development of affordable assisted or
independent living units for low-income seniors.
The Zoning Ordinance was amended in May 2016 to permit independent living8 and assisted living
facilities (referred to in the ordinance as “Active Adult Dwellings and Assisted Living Dwellings”) on
properties with a minimum of 24 acres in the B, BA, and UB Business districts. These can then be
included in the Senior Continuing Care Retirement Community Overlay Districts (SCCRCOD).
Zoning amendments could incentivize development of affordable senior housing units – both
independent living and affordable assisted living units. For example, for developments that include a
substantial portion of affordable units the minimum lot size could be reduced (e.g., 5 acres), allowed
density could be increased, and dimensional requirements including parking, could be reduced. There are
a few examples in Massachusetts including a proposal in Concord by the Grantham Group, of assisted
living developments with 100% of the units affordable to low/moderate-income households– these units
will count on the Subsidized Housing Inventory.
According to a 2014 study conducted by the Town of Barnstable Senior Services Division and the
Center for Social and Demographic Research on Aging within the Gerontology Institute at the
McCormack Graduate School, University of Massachusetts Boston, roughly 40% of Barnstable seniors
who responded to the survey indicated they would prefer independent living options in the event that
changes in their health required that they move. According to JM Goldson’s informal telephone survey of
existing assisted living facilities in Barnstable, there are 174 units, 17 of which are affordable at Brookdale
Cape Cod. There are no independent living options in Barnstable. There are two nursing homes.
Population projections by age suggest that Barnstable will continue aging, predicting that the share of
residents age 65 or older may grow from about 21% in 2010 to approximately 34% of total residents in
2030. Older households are more likely to have low incomes: the median household income for
households in the Town of Barnstable overall was estimated to be $58,933, whereas households with
older adults, age 65 and over, had a median income of $42,605.9 About 41% (2,476) of all senior
households are spending more than 30% of income on housing costs.
However, it should also be noted that the vast majority of older adults live in traditional community
housing, while very few older adults live in in senior housing. According to the 2010 Census, less than 4%
of total population age 65 and over live in group quarters (such as nursing homes and assisted living
facilities). This trend indicates that it will also be important to provide conventional housing options to
help older adults continue to live in the community as they age such as condominium, apartments,
accessory apartments, and town houses.
Implementation Milestones:
• Planning Board to consider amendments to the zoning ordinance to encourage development of
affordable assisted or independent living that would count toward the state’s 40B goal of 10%
affordable units.
8 Also known as “Lifestyle Senior Housing” is housing that is designed for active older adults and includes single-family or multifamily housing
with social or recreational amenities such as clubhouses or other recreational services but without any care or assistance services.
9 United States Census Bureau. 2010-2014 American Community Survey, 5-Year Estimates, “Table B19049: Median Household Income in the Past
12 Months (in 2014 Inflation-Adjusted Dollars) by Age of Householder.
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4. Consider zoning amendments to encourage small, low-density, village-
scale mixed-use and multi-unit development and re-development in
village centers.
To support the needs of an aging community as well as to attract and retain people at all stages of life to
support an intergenerational community, it will be important for Barnstable to provide more housing
choice especially rental apartments, but also other housing types which could include condominiums,
congregate living, and micro-units. According to the 2014 study by the Town of Barnstable Senior
Services Division and the Center for Social and Demographic Research on Aging within the Gerontology
Institute at the McCormack Graduate School, University of Massachusetts Boston, roughly 30% of
Barnstable seniors would prefer condominium options in the event that changes in their health required
that they move.
To help foster more housing choice in all of Barnstable’s villages, consider amendments to the zoning use
and dimensional requirements to permit the location of appropriately-scaled mixed-use buildings
(commercial and residential) in village centers and near the auto-oriented commercial nodes along the
Falmouth Road corridor and multi-family buildings within a 1/2 mile of village centers and the auto-
oriented commercial nodes along the Falmouth Road corridor.
Outside of many Hyannis zoning districts, the following village districts permit mixed-use or multi-family
as described below:
• 15-acre VB-A (Barnstable Village and Cotuit) Business District, the 7.4 acre Centerville Village
District (CVD) district10, and 15.6-acre Marston Mills Village District (MMVD) permit mixed-use
buildings
• 76.8-acre BA (Osterville) and 3.9-acre UB (Osterville) Business districts permit multi-unit buildings,
but not mixed-use11
Both multi-unit and mixed-use buildings are prohibited in the 62.9-acre WBVBD (West Barnstable).
Any efforts to increase allowable density will also need to account for water and wastewater
infrastructure needs. Siting, construction, upgrade, and expansion of on-site sewage treatment and
disposal systems must comply with The State Environmental Code, Title 5 (310 CMR 15.000).12 Work
with the Board of Health and Water Resources Advisory Committee (WRAC) to determine best
practices including Innovative Alternative (I/A) Septic Systems in areas without access to public or private
sewer connections.
10 Note that CVD is within a District of Critical Planning Concern (DCPC), which provides additional protection for natural resource interests
per Article XIV of the Town Code, Chapter 240: Zoning. The DCPC permits mixed-use development.
11 Note: the 520.7-acre B business district also permits multi-unit buildings, however this zoning district is primarily located along Route 132,
which is dominated by auto-oriented strip development, and is not located in a village center.
12 Massachusetts Department of Environmental Protection. 310 CMR 15.000 The State Environmental Code: Title 5.
http://www.mass.gov/eea/docs/dep/service/regulations/310cmr15.pdf. accessed 07/01/16
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Multi-use buildings, with commercial space on
the ground floor and residential units above,
are a traditional main street form of
development that is currently prohibited in
parts of Cotuit, Osterville, and West
Barnstable. Allowing multi-use buildings
would enhance the the villages economic
vibrancy and could increase the town’s stock
of smaller, more affordable, rental units in
walkable, mixed-use neighborhoods. This
could be accomplished through zoning
amendments that permit multi-use buildings
and that could provide incentives to include
one or more affordable units.
The encouragement of mixed-use development should be supported with streetscape and pedestrian
improvements to enhance the walkability of the villages with improved sidewalk infrastructure, linkages,
crosswalks, pedestrian lighting, accessibility, and amenities (such as benches).
In crafting such a mixed-use zoning amendments, the town could analyze existing density and character
of the village centers to determine ideal permissible density. A visual design study showing possible
development scenarios for key properties in each village center could be a helpful exercise to determine
ideal density allowances, parking requirements, and dimensional requirements.
In addition, the town could consider adopting design guidelines in each village to help ensure that new
development complements and enhances the existing village character.
Implementation Milestones
1. Growth Management Department (GMD) to determine need for further study regarding
density and design requirements. Identify one or more possible redevelopment properties in
each subject village as case studies for visually testing proposed zoning amendments. Contract
designer, if needed, to prepare development visualization sketches, such as shown in the
illustration above, for the possible development sites for the visual case studies to test the
proposed amendments. Revise proposed amendments, if necessary, after public feedback on
visualizations, and create revised visualization sketches.
2. GMD to draft proposed zoning amendments and design guidelines, based on density and design
study described above, in appropriate locations for review with Planning Board.
3. Planning Board submit zoning amendments for Town Council consideration.
5. Consider providing regulatory incentives for extremely-low, very-low
and middle-income housing in all village districts.
Some of Hyannis districts offer incentives to create middle-income (referred to as “Workforce” housing
in the Zoning Ordinance) – units that are affordable to households with up to 120% AMI. These districts
are the MS, OM, and HG districts, which allow greater number of units per acre with the provision of at
least 25% of the total project units as workforce housing. Outside of Hyannis, no other village districts
offer incentives for such middle-income housing.
There are no incentives through Barnstable’s zoning ordinance to encourage creation of units affordable
to extremely-low and very-low income households. Such incentives could help to create mixed-income
housing that includes units affordable to extremely-low, very-low, and low/moderate income households
as well as workforce and market rate units to help encourage units affordable at multiple price-points.
E XAMPLE OF A VISUAL DESIGN STUDY (CREDIT: JM
GOLDSON)
Barnstable HPP Final Draft 11/19/16
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The incentives could include increase in units/acre, more flexible dimensional requirements, reduced
parking requirements, and the like.
It is clear from the 2014 housing needs assessment, that there is a great need for rental units that are
affordable to households with extremely-low and very-low income; However, it will be important to
study the housing market in each village submarket to determine if workforce housing incentives are
needed – some villages may have enough supply of market rate housing that is affordable to middle-
income households that this type of incentive would not provide a necessary public benefit.
Implementation Milestones:
• GMD to study the existing affordable housing provisions and incentives offered in the zoning
ordinance that require and encourage creation of affordable housing. Conduct further study to
determine need for middle-income housing in village submarkets. Prepare zoning amendments
to integrate incentives for housing affordable to a range of incomes as indicated in each village,
particularly within ½ mile of each village center.
• Planning Board to submit recommended amendments to Town Council for consideration.
6. Amend Downtown Hyannis
Growth Incentive Zone to allow
increased density for mixed-use and
multi-unit development.
The original Hyannis GIZ was enacted on April 6,
2006 and the designation was in place for ten years.
During this time, over $100 million in private
investment was made in the GIZ, and 101 net
housing units were created. The Walkway to the
Sea was established, and the shanty program
brought in over $1.7 million in sales.
At the December 3, 2015 meeting of the Cape Cod
Commission, a request to extend the Downtown
Hyannis Growth Incentive Zone (GIZ) until October
6, 2017 was granted, based on the Town’s request for a short-term extension to effectively plan for
another 10-year GIZ designation. The process will include extensive outreach to local residents and
business owners in the Route 132 area as these areas are complementary commercial hubs.13
The 2014 housing needs assessment indicated that the greatest housing need in Hyannis is for more
market-rate rental units and affordable homeownership units for low/moderate-income households. To
encourage such development, the town should amend the Growth Incentive Zone to allow greater
density for mixed-use and multi-unit development. The current maximum densities permitted are as
follows:
• HVB - 12 units/acre (but does not allow mixed-use)
• MS – 6 units/acre with special permit for increase to 7 units/acre and 12 units/acre with
workforce housing (but does not allow mixed-use)
• OM – 12 units/acre including mixed-use with special permit for increase to 16 units/acre with
workforce housing
• HD – 7 units/acre including mixed-use
13 Cape Cod Commission, “Hyannis Growth Incentive Zone, Route 132 Plazas latest RESET project,” The Reporter, February 29, 2016.
Growth Incentive Zone
A GIZ is a designation by the Commission per
Chapter G of the Code of Cape Cod
Commission Regulations of General
Application, that aims to direct development
and redevelopment into areas with existing
development and adequate infrastructure, and
away from sensitive resource are as. Through
designated GIZs, towns may enhance
designated Economic Centers by encouraging
a concentrated mix of residential and
commercial uses within these locations while
ensuring that all growth is properly served by
adequate infrastructure.
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• HG – 4 units/acre including mixed-use with special permit for increase to 16 units/acre with
workforce housing
Given the availability of water and sewer infrastructure, public transportation options, as well as other
services, the town has an opportunity to enhance Hyannis’ vibrancy as the “hub and heart of Cape Cod”
by encouraging housing development, particularly market-rate rental units and homeownership units
affordable to low/moderate income households. Allowing greater density for multi-unit and mixed-use
buildings could encourage more development and redevelopment in the GIZ to create market-rate
rental units and affordable homeownership units.
Additionally, the town may consider if the inclusionary zoning requirements should be waived for the
other GIZ districts – it is already waived for multi-unit housing in the MS district. In addition, the town
may consider offering zoning incentives for creation of units affordable to extremely-low and very-low
income households (similar to the existing provisions to encourage workforce housing).
Implementation Milestones:
• Cape Cod Commission (CCC) and the Town’s Hyannis Area Project Advisory Committee to
collaborate to include consideration of increased density allowances in the GIZ and other
considerations as discussed above – this study should be incorporated as part of the application
to request a 10-year GIZ designation. The planning process should include extensive outreach
to local residents and business owners.
• Town Council, through application of the Town Manager to submit application for amended
GIZ designation to the CCC.
• Following approval vote from the CCC, adopt zoning amendments and map changes as
necessary.
7. Secure funding for a comprehensive review and recodification of
zoning ordinance and related regulations to ensure clarity and
consistency, especially with federal and state Fair Housing laws.
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Codification is a process of organizing and arranging all legislation of a general and permanent nature into
a Code. The courts have held that "The law, to be just and effective, must be accessible and certain." The
major benefit of a codification is convenient access to information. Having an accurate, up-to-date
representation of municipal law enables town officials to answer questions from citizens quickly and
accurately. It saves hours of research time when requests for documents are made under the Freedom
of Information Law. Certified copies of the Code, once adopted, can be provided to the courts,
eliminating the need to copy and certify numerous amendments. Laws can be enforced with confidence
and consistency. The Code helps elected representatives make informed decisions about proposed
legislation and enables them to plan for future growth and development. Town officials can have a
clearer view of existing situations and
the impact of changes and
amendments. It clearly defines the
rights and responsibilities of all
citizens and the powers and duties
of municipal officials are clearly
delineated for all to see.14
In addition, as part of a
comprehensive review and
recodification, the town should
include a review for compliance with
applicable laws, in particular federal
and state Fair Housing laws and the
Dover amendment, among others.
Implementation Milestones:
• GMD and the Town
Attorney’s office to contract for
professional planning and legal
services to conduct comprehensive review and recodification of Barnstable’s zoning ordinance
and related ordinances/regulations.
• The Town Attorney and GMD working closely with consultants, to prepare recodification and
associated amendments to ensure compliance with applicable state and federal laws for review
and public hearing by the Planning Board.
• Submit to Town Council for public hearing and adoption consideration.
14 This paragraph is a direct excerpt from the following: General Code, “Codification of Town Local Laws and Ordinances: Explained,”
http://www.generalcode.com/codification/guidelines-presentation/local-laws-ordinances, accessed 6/11/16.
Disparate Impact
Even when a policy or practice is not intended to discriminate
or doesn’t directly limit housing opportunity based on
protected class, it may still have a discriminatory effect.
Disparate Impact describes policies, practices or services that
appear neutral on the surface, but, in practice, disadvantage
protected class members. Disparate impact can apply to a
single rule or procedure such as the administration of a
housing lottery or wait list. Disparate impact can also describe
widespread effects of broad reaching policies and practice.
Restrictive zoning practices that are likely to have a
discriminatory effect and/or perpetuate segregation include
restrictions that limit or prohibit multifamily housing
development, including limitations on the size of a
development and restrictions on lot size or other density
requirements that encourage single-family housing or restrict
multifamily housing.
Source: MAPC, “Disparate Impact,”
http://www.mapc.org/DisparateImpactHousingToolkit, accessed 6/11/16.
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23
LOCAL INITIATIVE STRATEGIES
8. Expansion and improvement of the Affordable Accessory Apartment
program.
Continue to utilize local CPA and CDBG funds for deferred payment loans to fund rehab costs
associated with creation of affordable accessory units. However, review the overall program design, loan
amounts and terms, and administration capacity to determine plan for expansion and improvement of
AAAP program. The program requires diligent administration for promotion, implementation, and
monitoring and is beyond the capacity for full administration at current staffing levels. In addition, with
potential zoning amendments to permit market-rate accessory apartments (see regulatory strategies
section, above), it will be important to ensure the program continues to effectively produce affordable
units.
Implementation Milestones:
• GMD to conduct study to expand and improve AAAP to ensure continued effectiveness and
adopt changes as necessary.
• GMD to seek funding for program administration (Note: program administration costs are
eligible for CPA funds).
9. Utilize CPA funds to create local rental assistance program for eligible
households.
In 2014, JM Goldson worked with the Barnstable CPC to help identify and prioritize potential CPA-
eligible housing initiatives – one priority that arose from that effort was to establish a local rental
assistance program. In addition, participants at the May 2016 community workshop felt this was an
important idea and that the need exists and recommended that time-limits be placed on assistance to
help increase self-sufficiency. A variety of CPA communities have established a local rental assistance
program, including Chatham and a regional collaboration of communities on Martha’s Vineyard. The
CPC should consider basing a new rental assistance program in Barnstable on these or other local rental
assistance programs.
Chatham, as an example, allocates CPA funds to the Chatham Housing Authority for the rental
assistance program where landlords of eligible tenants receive monthly subsidies for up to three years.
Since the Chatham program began in 2004, it has assisted between 18 and 24 households annually.
CPA funds can support both the direct program subsidies and the program’s administration costs. The
CPC should issue a Request for Proposals to create such a local rental assistance program and
recommend allocation of funds from the CPA housing reserve to the selected responder for Town
Council consideration. Likely qualified responders would be the Barnstable Housing Authority and the
Housing Assistance Corporation, since both entities already oversee federal/state rental vouchers.
Implementation Milestones:
• CPC to prepare and issue a Request for Proposals to establish a local rental voucher program,
outlining the preferred structure and terms of such a program. CPC to review and select
preferred proposal and recommend for funding consideration to Town Council.
• Upon Town Council consideration and approval, CPC/Town would execute a grant agreement
with the awardee and the funds would be released per the terms of the agreement.
• Awardee would implement program, including all outreach and administration, and return to
CPC to request funding for program continuation in future years as needed.
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10. Explore ways to expand capacity and activity of the existing
Affordable Housing Growth Development Trust Fund.
Through JM Goldson’s 2014 work with the CPC to help identify and prioritize potential CPA-eligible
housing initiatives, participants identified issues relating to the CPA review process for housing proposals
- both with regard to slow timing and uncertainty of outcomes - that create obstacles to utilizing CPA
funds for housing initiatives. In many communities, a housing trust is an effective vehicle to ensure
strategic allocation of CPA funds to help address a community’s housing needs.
The Town of Barnstable created the Affordable Housing Growth Development Trust Fund in 2006. The
trust was established as a Municipal Affordable Housing Trust under MGL c.44 §55C. As stated in the
Declaration of Trust, the purpose of the Trust is to provide for the preservation and creation of
affordable housing in the Town of Barnstable for the benefit of low- and moderate-income
households. In addition, the Trust promotes sound and prudent economic development.15 Since
inception the total trust revenue has been roughly $1.164M, with about $563,800 in expenditures to
support 75 new, rehabilitated, and preserved affordable housing units. The sources of funds to date have
been Inclusionary Zoning cash payments.
Through expanded membership and refocusing, the Barnstable’s housing trust could expand its capacity
and activity over the coming years. The recommendations described below are to expand trust
membership and encourage CPA allocations to the Trust.
Consider Expanded Trust Membership and Staffing
The town should consider increasing the membership of the Board of Trustees for the housing trust to
help refocus energy and ensure maximum communication and coordination among various community
stakeholder groups that advocate for affordable housing. The Town Council should consider amending
Town Council order 2007-158 and Section 241-47.1(t) to add membership seats that would facilitate
greater capacity, communication, and coordination.
In addition, the Trust could benefit from professional planning support, a clear method for accepting and
reviewing funding requests, and a regular meeting schedule.
Encourage CPA Allocations to Trust
Some of the most effective housing trusts rely on an annual allocation of a specified percent of CPA
funds as part of the spring budgeting cycle. The CPC should consider allocating a portion of CPA
revenue to the Trust. Note that in FY2015, total CPA revenue was about $4.2M – the required
minimum 10% allocation/reserve for community housing was roughly $412,700. In addition, the CPC
should review any policies that inhibit the use of CPA funds for housing, i.e., $50,000 maximum per unit.
Implementation Milestones:
• Town Council to consider amending the Trust ordinance to expand membership.
• Trustees to consider creating a formal application process and funding criteria.
• Trustees to adopt schedule for regular reporting to Town Council and other relevant town
boards/committees.
• Trustees to seek CPA funds.
15 Barnstable Affordable Housing/Growth and Development Trust Fund. Declaration of Trust. May 10, 2010.
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11. Create an initial intake form for use of for local housing funds.
A town can create an initial intake form to help streamline and coordinate requests for local/federal
funds for housing development. The Town offers development funds to support the creation and
preservation of affordable housing from multiple sources: federal Community Development Block Grant
(CDBG), Affordable Housing Growth Development Trust (housing trust), and the Community
Preservation Act. Developers are currently required to make separate requests for each source of fund
– these requests are reviewed in isolation and have no overall coordination. It is a best administrative
practice to offer an initial intake form to enhance coordination of funding allocation – this enables the
town to be increasingly strategic about funding allocations.
Note that this process would not replace any required fund appropriation approvals – CPA funds, for
example, will still need to be recommended by the CPC and approved by the Town Council.
The City of Newton is an example of a municipality that has a similar procedure in place – they call this
their local one-stop application. Housing developers requesting City CDBG, HOME and/or Community
Preservation funds for affordable housing development are required to complete the application. The
city accepts applications for funding on a rolling basis. After Planning staff review, proposed projects are
reviewed by the Newton Housing Partnership and the Planning and Development Board at regularly
scheduled monthly meetings. Once a proposed project is approved by the Planning and Development
Board, a recommendation for funding is submitted to the Mayor, who must approve the commitment of
federal funds to all housing development projects.
Implementation Milestones:
• GMD staff (including the Community Development coordinator) to work with the Board of
Trustees of the housing trust and the Community Preservation Committee to create and adopt
an initial intake form and process for submission, review, and selection.
• GMD to conduct centralized outreach and promotion to solicit applications.
12. Create a rehabilitation program with CDBG funds to help low-
income homeowners preserve their existing housing.
As the community ages, there will be more need for home rehabilitation to accommodate aging in place.
According the 2014 APA study, roughly 69% of active Baby Boomers indicated that it is important to age
in place – staying in their current homes as they get older. To accommodate this need, their existing
housing would have to be made more accessible through rehabilitation initiatives to provide handicap
access and safety improvements.
Establishing a housing rehab program to provide low-income homeowners with assistance to rehabilitate
their homes could help both young and old alike with needed health and safety improvements. A variety
of Massachusetts’ towns have established Home Repair Programs and Housing Rehabilitation programs
for low-income homeowners utilizing federal funds and local non-CPA sources. Funds provided through
this type of program would be intended to improve home functionality or occupant health and safety,
and to allow older residents in particular to age in place. Applicants would be required to meet income
eligibility requirements (not more than 80% of the area median income) and the homes undergoing
repair could also be required to meet assessed value requirements (at or below the Town’s median
assessed value). In addition, it is best practice for such a program to require a dischargeable lien that
requires the funds to be repaid if the home is sold within a specified period of time. It may be possible
to require a permanent affordability restriction in return for the rehab funding, but the funding would
need to be substantial enough to justify this requirement because it would substantially decrease resale
potential.
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Note for improved units to be counted on the state’s SHI under a housing rehabilitation program, the
program must require a minimum 15-year affordability restriction.16 Such a program creates affordable
housing through this restriction requirement.
The town should further investigate best practices and legal considerations for such a program. Note
that if the program is structured to create affordable or community housing units, per the CPA statute
(MGL c.44B) then such a program may also qualify for CPA funds.
Implementation Milestones:
• GMD to identify best practices and develop program criteria, application materials, and
administration strategy and seek funding.
13. Explore offering town-owned properties for creation of affordable
rental units.
To help address Barnstable’s most critical housing needs, as are well documented in the town’s 2014
Housing Needs Assessment, the town could explore offering available town-owned properties for
development of rental units affordable to households at or below 50% AMI and 30% AMI. This could be
100% affordable units or a mix of income-restricted units and market rate units.
As the property owner, offering public land for affordable housing development provides the town with
a high level of control over the ultimate development. To implement this strategy, the town would issue
a Request for Proposals that specifies a minimum number (or percentage) of units that should be
affordable. This minimum should be established by testing the feasibility – estimate how the affordable
unit minimum may impact project feasibility and the need for public subsidies. Funding programs typically
have a maximum award per unit and this will affect the feasibility of the project. Funding programs could
include local Community Preservation Act funds and CDBG funds.
The town may sell or retain the property under town ownership and lease it to a developer through a
long-term ground lease. The developer builds, owns, and manages the building but the town can
establish certain criteria for the project that become restrictions and provisions in the ground lease. This
structure allows the town to create housing without having to administer the construction or
management of the housing itself and provides strong assurances for long-term affordability of the units.
In addition, it can help reduce acquisition costs since the developer would only be acquiring a ground
lease rather than fee ownership of the property.
Alternatively, the Town could transfer ownership of such properties to the Barnstable Housing Authority
to create additional public housing units, as described in the strategy below.
Implementation Milestones:
• GMD to maintain ongoing list of surplus town-owned and tax-title property and identify
properties with development potential.
• Town to issue RFP to solicit proposals for development of rental housing with units affordable
to extremely low- and very low-income households.
• Town to review proposals and select developer. Developer to secure funding and required
permits.
16 Massachusetts Department of Housing and Community Development. Comprehensive Permit Guidelines, Updated 2013.
Barnstable HPP Final Draft 11/19/16
27
14. Fund creation of new Barnstable Housing Authority rental units,
particularly for affordable family housing.
This strategy can work in conjunction with the above strategy (#14) in that the town could transfer
surplus or tax-title properties to the Barnstable Housing Authority for development of affordable family
housing.
The BHA has 672 units, 111 of which are family units. These family housing units are in high demand
with about 5.6 households on the wait list for each of the family units as of September 2015.
CPA and CDBG funds could be allocated to support development of new affordable family units.
Implementation Milestones:
• GMD to work with the BHA to determine most appropriate surplus town-owned and/or tax
title properties for BHA development of affordable family housing.
• Town Council to consider transferring identified property(ies) to the BHA for family housing.
15. Create an Infrastructure Relief Fund with CDBG funds. Fund would
defray costs of water and sewer connection costs to foster creation of
affordable rental units.
Infrastructure connection costs can be a barrier to development of multi-family, mixed-use, and
affordable housing. The town already uses CDBG funds for a sewer connection program that could be
expanded. CDBG funds could be allocated to create a broader Infrastructure Relief Fund that would
provide a source of funds to help defray these costs. Note some such costs may not be eligible for
CDBG funds (e.g., fees paid to a town entity such as the Hyannis Water Company, which is a town-
owned supplier). According to HUD’s “Guide to National Objectives and Eligible Activities for
Entitlement Communities,” CDBG funds may be used for the installation of distribution lines and related
facilities for privately-owned utilities including the costs of water lines where the water service is owned
and operated by a private company..
CDBG activities must meet one of the following national objectives for the program: benefit low- and
moderate-income persons, prevention or elimination of slums or blight, or address community
development needs having a particular urgency because existing conditions pose a serious and
immediate threat to the health or welfare of the community for which other funding is not available.17
Implementation Milestones:
• GMD to consider this strategy for incorporation in the Annual Action Plan.
• Design program based on community input and best practices for program design and
administration.
16. Support wastewater management solutions to best address both
housing needs and natural resource protection to be incorporated in
the town’s Comprehensive Wastewater Management Plan.
In conjunction with strategy #1 to encourage use of alternative septic technologies, the Housing
committee should advocate for a wastewater management approach that best balances Barnstable’s
housing needs and natural resource protection. The WRAC, which had its kickoff meeting on January 13,
17 Department of Housing and Urban Development. CDBG Entitlement Program Eligibility Requirements.
https://www.hudexchange.info/programs/cdbg-entitlement/cdbg-entitlement-program-eligibility-requirements/. accessed 07/01/16.
Barnstable HPP Final Draft 11/19/16
28
2016, is beginning the process of advising the town on the completion of its Comprehensive Water
Resource Management Plan. This will be a critical time for housing advocates to actively engage in these
discussions and considerations.
Implementation Milestones:
• Local developers, builders, realtors, and representatives from housing organizations should be
encouraged to attend WRAC meetings and offer input where appropriate.
17. Target public works and streetscape improvement investment areas
with affordable housing development and rehabilitation activity to
promote comprehensive neighborhood revitalization.
Coordinate planning and investments for affordable housing with neighborhood improvements.
Formalize communications between town departments: sewer, water, sidewalks, public/private
investment. This type of formalized communication between departments regarding public works and
streetscape improvement investments, and housing development and rehabilitation activity will be critical
to efficiently and strategically coordinate public investments to maximize neighborhood revitalization
efforts.
Implementation Milestones:
• Town manager to initiate regular development review and public works investment committee
with appropriate representation from department head and other town employees as
warranted to coordinate public investment and neighborhood revitalization goals.
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ACTION PLAN
Housing Strategies FY2017 FY2018 FY2019 FY2020 FY2021 FY2022 Responsible Entity Supporting Entities 1 Support use of advanced
treatment alternative septic
technologies to offset
increased density for affordable
housing.
Board of
Health/DPW
GMD
2 Consider strengthening the
Affordable Accessory
Apartment Program and
allowing market-rate accessory
apartments to increase housing
options.
GMD/Legal/TMO TC
3 Amend zoning to incentivize
development of affordable
assisted or independent living
units for low-income seniors.
GMD Planning
Board/TC
4 Consider zoning amendments
to encourage small, low-
density, village-scale mixed-use
and multi-unit development
and re-development in village
centers.
GMD
Villages
Planning
Board/TC
5 Consider providing regulatory
incentives for extremely-low,
very-low and middle-income
housing in all village districts.
GMD
TC
6 Amend Downtown Hyannis
Growth Incentive Zone to
allow increased density for
mixed-use and multi-unit
development.
Cape Cod
Commission/
Town of
Barnstable
GMD
TC
PB
7 Secure funding for a
comprehensive review and
recodification of zoning
ordinance and related
regulations to ensure clarity
and consistency, especially with
federal and state Fair Housing
laws.
GMD
Legal
Consultant
8 Expansion and improvement of
the Affordable Accessory
Apartment program.
GMD
Barnstable HPP Final Draft 11/19/16
30
9 Utilize CPA funds to create
local rental assistance program
for eligible households.
CPC GMD
10 Explore ways to expand
capacity and activity of the
existing Affordable Housing
Growth Development Trust
Fund.
Trust
11 Create an initial intake form for
local housing funds.
GMD/CDBG,
CPC Trust
HOME
12 Create a rehabilitation
program with CDBG funds to
help low-income homeowners
with preserve their existing
housing.
CDBG/GMD
13 Explore offering town-owned
properties for creation of
affordable rental units.
TMO TC
14 Fund creation of new
Barnstable Housing Authority
rental units, particularly for
affordable family housing.
CPC, CDBG GMD
15 Create an Infrastructure Relief
Fund with CDBG funds. Fund
would defray costs of water
and sewer connection costs to
foster creation of affordable
rental units.
GMD/CDBG
16 Support wastewater
management solutions to best
address both housing needs
and natural resource
protection to be incorporated
in the town’s Comprehensive
Wastewater Management Plan.
Housing
Committee
DPW
Town
Manager
17 Target public works and
streetscape improvement
investment areas with
affordable housing
development and rehabilitation
activity to promote
comprehensive neighborhood
revitalization.
GMD/CDBG
DPW
Town Manager
Note: lighter shade indicates strategies that are ongoing and/or should be implemented as
opportunities arise, rather than on a specific schedule.
Barnstable HPP Final Draft 11/19/16
31
CHAPTER 2: COMPREHENSIVE
HOUSING NEEDS ASSESSMENT
KEY HOUSING NEEDS
SUMMARY OF FINDINGS AND CONCLUSIONS18
In summary, the housing needs analysis indicates that Barnstable’s greatest housing needs are:
1. To increase diversity of racial/ethnic minorities and low-income groups throughout Barnstable
through creation of additional affordable housing opportunities in areas outside of Hyannis.
2. To produce more rental housing throughout the community, especially areas outside of
Hyannis.
In particular, this includes market-rate rental units and units affordable to households with incomes at or
below 50% AMI and 30% AMI. In addition, as a second priority, town wide, there is a suggested need for
more affordable homeownership opportunities for households up to 120% AMI. There is also need for
more options for older adults to serve existing and proposed demand for alternatives to single-family
detached homes to allow older adults to continue to live in the community as their housing needs
change. In general, the shift from institutionalized care for special needs populations to community-based
services has created greater need for affordable housing with supportive services.
Market-Rate & Affordable Rental Housing Need
As identified in prior housing plans, Barnstable’s primary housing need continues to be for more rental
housing, including market-rate rental and rental units that are affordable to households primarily with
incomes at or below 50% AMI and 30% AMI and particularly in locations outside of Hyannis. This
analysis suggests level of need, focusing on households that are overcrowded or cost burdened, creating
a need for roughly 2,010 affordable rental units.19 Some key indicators of rental housing need are
summarized here.
• Barnstable’s rental vacancy rate is very low at 1%, well below the 7% recommended, which
indicates limited availability of rental units.
• The Housing Authority’s wait lists are long, with close to 1,500 households on the combined
wait lists for only 672 units (2.2 households are on the wait list for every unit).
• Renter-occupied units only constitute about 22% of all units. A standard benchmark is 30%
minimum renter-occupied units. Barnstable would need about an additional 1,500 rental units
given the estimated 2008-2012 total occupied units to reach 30% of total units as rental.
• The annual income needed to afford the estimated median gross rent in Barnstable would be
$42,240, which is affordable for a two-person household at 80% AMI but not at 50% AMI.
Most renters are 1-2 person households – a two-person household at 80% AMI has income up
to $44,750 and up to $34,400 for 50% AMI.
18 Benchmarks used here to assess indicators of housing needs are based on the Massachusetts Housing Partnership “Housing Needs
Workbook,”2003.
19 Estimated rental unit need calculated from the difference between existing estimated number of cost burdened renter households of 3,475
and 30% of total renters of 1,406 to reach target benchmark of no more than 30% of rental household experiencing cost burden. This figure
accounts for 60 permitted rental units at Village Green.
Barnstable HPP Final Draft 11/19/16
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• Roughly 48% of renter households are cost burdened meaning they pay more than 30% of gross
income for housing costs. This far exceeds the benchmark of no more than 30% cost burdened
renter households.
• Roughly 24% of renter households are severely cost burdened, paying more than 50% of gross
income for housing costs, well exceeding the benchmark of no more than 15% cost burdened
renter households.
• Roughly half (49%) of all renters are living in single-family structures, well exceeding the
maximum benchmark of 20%, due to limited multi-family options town wide.
Ownership Housing Need
There is also need for more affordable homeownership opportunities, particularly for first time
homebuyers with incomes at or below 120% AMI median family income ($89,880 for household of
four). Ownership units are likely to remain the primary form of tenure in the region as it has been in the
past. Based on an analysis of cost-burdened homeowners, there is an indicated level of need for
roughly 881 affordable homeownership units.20 Some key indicators of ownership housing need are
summarized here.
• The 2014 median sales price of a single-family home is $432,500, an increase of 62% from 2000;
while median family income only increased roughly 36% between 2000 and 2014, and median
household income increased roughly 30% in the same period.
• In 2014, there is an estimated affordability gap of $165,500 between borrowing power of a
household with the area median income ($74,900) and the median sales price of a single-family
home. There is also a gap for households at 120% AMI: A household of four at 120% AMI has
estimated borrowing power for a single-family home priced at about $290,000, which is
$142,500 below the 2014 median sales price.
• Roughly 9% (1,921) of the current housing stock would be affordable to households earning up
to 80% AMI based on assessed values. However, an estimated 5,005 existing Barnstable
homeowner households with incomes at or below 80% AMI are cost burdened, paying more
than 30% of gross income for housing costs.
• Roughly 42% of total existing homeowner households are cost burdened, paying more than
30% of gross income for housing costs, and 17% are severely cost burdened, paying more than
50% of gross income for housing costs.
• About 85% of homeowners with incomes less than 30%AMI experience housing problems, 71%
with incomes between 30% and 50% AMI, and 55% with incomes between 50% and 80% AMI.
Older Adult Housing Need
There is need for more options for older adults to serve existing and proposed demand for alternatives
to single-family detached homes to allow older adults to continue to live in the community as their
housing needs change. Population projections by age suggest that Barnstable will continue aging,
predicting that the share of residents age 65 or older may grow from about 21% in 2010 to
approximately 34% of total residents in 2030.
About 2,157 older adults over age 65 earn less than $30,000 annually, a number five times greater than
the number of subsidized senior housing units in the community (423 elderly/disabled Barnstable
Housing Authority units). This far exceeds the benchmark indicator of senior housing need: seniors of
this level income are more than twice the number of subsidized senior housing units.
20 Estimated ownership unit need calculated from difference between existing estimated number of cost burdened ownership households of
6,915 and 30% of total owners of 5,975 to reach target benchmark of no more than 30% of ownership households experiencing cost burden.
This figure accounts for the 59 ownership units permitted or under construction as of October 2014.
Barnstable HPP Final Draft 11/19/16
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• Barnstable doesn’t have a large diversity of types of housing for older residents who do not
qualify for subsidized housing programs including market rentals, low-cost condominium
developments, townhouses, and units especially designed for limited mobility. Barnstable’s
housing stock is 83% single family, 2% attached-single family, 3% two-family, and 5% 10+ units.
Special Needs Housing & Homelessness
In general, the shift from institutionalized care for special needs populations to community-based services
has created greater need for affordable housing with supportive services. In addition, more affordable
accessible units are needed. Homelessness needs are being further studied region-wide, which can
clarify local needs for homelessness assistance and prevention.
• Roughly 12% of Barnstable population (5,572 people) is estimated to have a disability (cognitive
or physical). In Barnstable, about 5% of population under 18 years old have a disability (401
people), 10% between 18-64 years, and 25% 65 and over have a disability.
• There are 141 group living environment units in Barnstable (DMH, DDS, Cape Head Injury
Program, Cape Cod group homes, and AEI group homes). In addition, Barnstable Housing
Authority provides 18 units of congregate/shared living for elderly and/or disabled individuals
requiring minimal services.
• No units were listed on MA Accessible Housing Registry in October or December 2015.
• The January 2015 count identified a total of 362 homeless persons across three counties
(Barnstable, Dukes and Nantucket) and was 394 persons on January 27, 2016, an increase of 38
persons since the previous count.
• The 2012-2014 Regional Plan to Address Homelessness on Cape Cod and the Islands21
identified five target populations: 1) chronically homeless individuals; 2) veterans; 3) families with
children; 4) youth aged 18-24; and 5) seniors.
• Barnstable has 90 units (beds) for emergency shelter, 40 transitional housing units, and 109
permanent supportive housing units in addition to 28 safe homes for battered women and their
children.
HYANNIS
The Village of Hyannis is more densely populated and developed, has more rental and multi-unit
housing, and has an older housing stock than Barnstable as a whole. The population is generally younger,
more racially diverse, and has lower incomes than the town as a whole. In addition, while a similar
proportion of families with children live in Hyannis as town-wide, there are more families with incomes
below the poverty level and significantly more single-parent families.
Given these differences, the housing needs for Hyannis are also different than the town-wide needs
described above. In general, this analysis indicates a need for more ownership housing affordable to
households with up to 80% AMI, a need for some additional market-rate rental housing, and larger
diversity of housing options for older adults.
Primary Hyannis Housing Need is Affordable Ownership Housing
Hyannis has limited affordable ownership opportunities and a greater share of existing homeowners are
estimated to be housing cost burdened than homeowners town-wide. This analysis suggests level of
21 Cape and Islands Regional Network to Address Homelessness. Regional Plan to Address Homelessness on Cape Cod and the Islands 2012-
2014. 2014.
Barnstable HPP Final Draft 11/19/16
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need, focusing on households that are cost burdened, creating a need for roughly 445 affordable
ownership units for households at or below 80% AMI. This estimated need is roughly half (47%) of the
total town-wide need indicated for affordable ownership units.22
• ACS estimates indicate that a greater share of Hyannis homeowner households is housing cost
burdened. Roughly 57% of al homeowner households in Hyannis (935 households) are
considered cost burdened and 24% (481 households) severely cost burdened. Town-wide, 42%
of homeowners are cost burdened and 17% severely cost burdened.
• Out of 130 affordable ownership units in Barnstable, about 50 units are located in Hyannis (per
Growth Management Department’s records 50/130; but SHI has 175 total ownership).
• The median price sold for a single-family house in Hyannis was $241,500 (MLS data) between
October 2013 and 2014, which is within reach of a household with the area median income
(with $74,900 income can afford up to $267,000). However, Hyannis has an affordability gap of
roughly $32,500 for a 3-person household with 80% AMI.
• About 84% of ownership units in Hyannis were built prior to 1980, indicating possible risk for
lead paint hazards.
Rental Housing Need in Hyannis
Hyannis has a far greater share of renter-occupied units than town-wide – in fact, half of all the town’s
rental units are located in Hyannis, which has about 19% of the Town’s total population and about 5% of
the Town’s total land area. In addition, Hyannis has a much greater share of income-restricted rental
units than town-wide. This analysis indicates that development of rental housing in Hyannis should focus
on creating market-rate rentals and there is a need for about 280 of affordable rental units (roughly 15%
of town wide need).23
• Renter vacancy rate was 6%, which is close to the recommended 7% for a healthy market.
Lower vacancy rates can result in pressure on the housing prices.
• A larger share of Hyannis’ housing stock was built prior to 1940 than town-wide. Roughly 78%
of renter-occupied housing units were constructed prior 1980 and are at greater risk for
containing lead paint hazards.
• Rents in Hyannis may be more affordable than town-wide rents due to larger rental housing
stock. The median gross rent for Hyannis census tracts ranked from $808 to $1,091, averaging
$971, which is less than the median gross rent for Barnstable ($1,081).
• Renters in Hyannis are more likely to be cost burdened than renters town-wide. Roughly 55% of
renters in Hyannis (1,021 households) are considered cost burdened (paying more than 30% of
gross income for housing costs) and about 29% (533 households) are severely cost burdened
(paying more than 50% of gross income for housing costs). Whereas 48% of renters town-wide
were cost burdened and 24% severely cross burdened.
• Of the town’s 869 income-restricted rental units, about 77% of the units (672 units) are in
Hyannis (per Growth Management Department’s records).
22 Estimated ownership unit need calculated from difference between existing estimated number of cost burdened ownership households of
935 and 30% of total owners of 490 to reach target benchmark of no more than 30% of ownership households experiencing cost burden.
23 Estimated rental unit need calculated from the difference between existing estimated number of cost burdened renter households of 1,021
and 30% of total renters of 743 (2008-2012 ACS) to reach target benchmark of no more than 30% of rental household experiencing cost
burden.
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35
Older Adult Housing Need in Hyannis
Overall the population in Hyannis is younger than the population town-wide. Roughly 14% of Hyannis
population is age 65 years and over. Overall the town’s older adult population is expected to grow
from about 21% in 2010 to roughly 34% in 2030. Hyannis, given its density, village design, pedestrian
orientation, and access to public and private services and businesses, can provide a desirable location for
older adults who wish to or need to downsize but prefer to stay in the community. In addition, Hyannis
is the type of village that can align with livability preferences shown by younger populations, particularly
Millennials.24 In general, a larger diversity of housing options in Hyannis could benefit older adults. These
could include accessible units, condominiums, and multi-unit structures including town houses, duplexes,
and multi-family.
DEMOGRAPHIC CHARACTERISTICS
POPULATION AND HOUSEHOLD TRENDS
Town of Barnstable
Barnstable’s total population in 2010 was 45,193 and peaked in the year 2000 with 47,821 residents.
Between 2000 and 2010, the town has lost 5% of its population and population projections by the
UMass Donahue Institute estimate a continued loss over the next twenty years (2010-2030). The
population of Barnstable County as a whole declined 3% from 2000 to 2010. In contrast, the population
of State of Massachusetts grew 3%, and the United States grew 10% in the same period.
According to the UMass Donahue Institute Long-term Population Projections, Barnstable is projected to
continue to have declining population with -14% population change between 2010 and 2030. The
population of the other mid-cape communities of Yarmouth and Dennis is also anticipated to decline;
whereas, the population of the upper-cape communities of Bourne and Mashpee is anticipated to
increase. Barnstable’s population is younger than the county as a whole, which may explain why
population is expected to continue to decline despite the region’s projected growth as the baby boomer
population grows and massive out-migration trends are seen for younger population.
24 Millennials are generally defined as the generation of those born in the early 1980s through early 2000s.
-14%
3%
-29%
-14%
13%
-1%
-8%
-40%
-30%
-20%
-10%
0%
10%
20%
Barnstable Bourne Dennis Falmouth Mashpee Sandwich Yarmouth
% CHANGEFigure 1: Projected Population Change 2010-2030
Source: Massachusetts Population Projections, UMass Donahue Instittue,
http://pep.donahue-institute.org, accessed 11/20/16.
Barnstable HPP Final Draft 11/19/16
36
Per the 2010 Census, Barnstable had 19,225 households. The number of households in Barnstable
decreased between 2000 and 2010, however at a slower rate than population decline. The number of
households decreased 2% as the average household size also decreased 2% from 2.38 persons per
household in 2000 to 2.33 in 2010. The number of households in the county, state, and country
increased in the same period: 1%, 4.2%, and 10.7% respectively. Average household sizes decreased 3%
in the county, 1.2% in the state, and less than ½ of a percent in the country.
This reflects a trend of higher proportions of people living in smaller households. The number of people
living in a household has been declining for decades in the region and the United States as more people
live alone, have no children or fewer children, are single parents, or live with a nuclear family rather than
extended family.
TABLE 1 : BARNSTABLE GROWTH TRENDS SUMMARY, 2000-2010
2000 2010 % Change
Barnstable Residents 47,821 45,193 -5%
Barnstable Households 19626 19225 -2%
Barnstable Households with
Children 5598 4744 -15%
Barnstable Single Person
Households 5437 5572 2%
Average Household Size 2.38 2.33 -2%
Average Family Size 2.88 2.84 -1%
Source: U.S. Census Bureau, Decennial Census 2000 & 2010
Barnstable HPP Final Draft 11/19/16
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Hyannis
Hyannis is significantly more densely populated than the Town of Barnstable as a whole. The village of
Hyannis25 had a population of 8,577 in 2010, which is roughly 19% of the town’s total population.
However, with a land area that is roughly 5% of the town’s total land area, Hyannis has significantly
higher density with approximately 2,910 persons per square mile compared with Barnstable’s overall
density of 723 persons per square mile.
25 For the purposes of this study, Hyannis is generally comprised of the following 2010 Census block groups where data is available at that level:
Tract 125.02 groups 2, 3, and 4; Tract 126.02 groups 2, 3, and 4; and Tract 153 groups 2 and 3. Where block group level data is not available,
this study uses Census tract data for tracts 125.02, 126.02, and 153. Census geography is specified throughout the report. Further note that
margins of error for the block group level, being a smaller sample size, are typically greater than at the census tract level and, therefore, findings
may be more accurate at the census tract level despite encompassing area larger than the immediate bounds of Hyannis village.
Regional Population Trends
Between 2000 and 2010 the Cape and Islands region experienced a net loss of just over 4,000
residents, much of which was due to the out-migration of youth and a large number of deaths
characteristic of an older resident population. Despite past trends of decline, our models predict a
slight rebound in the regional population in the latter half of this decade. By 2030, the resident
population will reach 249,438 persons, exceeding its size as measured at the time of the 2000
Decennial Census. Recent trends of gradual population loss are expected to continue through 2015
after which the region will experience a slight upswing in population. This growth will be largely
driven by aging baby boomers moving into the area for retirement and a slowdown in the outflow
of young adults . . . These gains will likely only be temporary, as the higher death rates and slowing
birth rates associated with an aging population eventually overtake gains from migration.
Of particular interest is the near absence of the children of the baby boomers (the Millennials) as a
secondary bulge in the 2010 population profile—as you might commonly find in other regions. This
is a result of the massive out-migration of people moving into and through their college years and
their twenties. However, unlike other regions, the young tend not to return the Cape and Islands as
they approach their thirties and forties and start families of their own.
Barnstable HPP Final Draft 11/19/16
38
HOUSEHOLD TYPES
Barnstable
In 2010, 63% of all households in Barnstable were family households, meaning the household consisted
of a householder and one or more other people related to the householder by birth, marriage or
adoption. Approximately 30% of all households in Barnstable were single-person households. This was
slightly less than the county proportion of households that were single-person households, roughly 32%
in 2010, and greater than the statewide proportion of approximately 29%. Roughly 33% of all single-
person households were over age 65 years. Single-person households over the age of 65 comprised just
under 10% of all households in Barnstable in 2010 and compared to 12% in the county and 6% in the
state. Between 2000 and 2010, single-person households in Barnstable increased 2% while family
households with children declined 15%. In 2010, 25% of households in Barnstable had children under the
age of 18 living with them.
Proportionally, Barnstable had more
family households with children than the
county (15%) and less than state (30%)
as a whole; and, 28% percent of these
families with children in the Town
consisted of single-parent households,
the majority of which were single-
mother households. Single-parent
households often rely on one income to
support the family and can experience
hardships affording housing costs.
Proportionally, Barnstable had fewer
single-parent households in 2010 than
the county (30% of households with children) and was comparable with the state (28% of households
with children).
TABLE 2: BARNSTABLE HOUSEHOLDS BY HOUSEHOLD TYPE, 2010
Household Type # Households % Households
Total households 19225 100%
Family households (families) 12191 63%
Family households with related
children under 18 years 4744 25%
Male householder, no wife present
with own children 335 7%
Female householder, no husband
present with own children 1011 21%
Nonfamily households 7034 37%
Householder living alone 5572 29%
65 years and over 1857 10%
Source: U.S. Census Bureau, 2010 Decennial Census
5598
4744
5437
5572
4200
4400
4600
4800
5000
5200
5400
5600
5800
2000 2010# of HouseholdsYear
Figure 2: Barnstable Households 2000-2010
Comparison
(Source: US Census Bureau, 2000 & 2010)
Households
with
Children
Single-
Person
Households
Barnstable HPP Final Draft 11/19/16
39
Hyannis
Hyannis had 4,889 households, which is roughly 25% of Barnstable’s total households. Hyannis’ average
household size was 2.21 persons per household in 2010, which is slightly lower than Barnstable’s average
household size of 2.33. In Hyannis, roughly 23% of households included children and 40% were single-
person households. Hyannis had comparable percent of households with children and significantly
greater percent of single-person households than the town as a whole (25% and 29% respectively). Of
Hyannis’ single-person households, 21% were age 65 years and over; whereas 33% of Barnstable’s total
single-person households were age 65 years and over.
TABLE 3: HYANNIS HOUSEHOLDS BY HOUSEHOLD TYPE, 2010
Of Hyannis’ total households, with related children26, 40% are single-parent households - a high percent
of single-parent households relative to Barnstable as a whole (28%), the county (30%), and the state
(28%). Nine percent (9%) of total Hyannis households with own children27 were single male
householders and 36% single female householders.
TABLE 4: HYANNIS ADDITIONAL HOUSEHOLD TYPES , 2010
Household Type Population/HH %
Residents 8,577
Households 4,889
Households with related Children under 18 years 884 23%
Single Person Households 1,503 40%
Average Household Size 2.21
Average Family Size 2.91
Source: U.S. Census Bureau, Decennial Census 2010
26 The term “related children” is defined by the US Census Bureau as follows: Sons and daughters, including stepchildren and adopted children,
of the householder and all other children under 18 years old in the households who are related by birth, marriage, or adoption. Related
children include children who have been married.
27 The term “own children” is defined by the US Census Bureau as follows: Own children are a subset of all children—they are the biological,
step, or adopted child of the householder or family reference person (in the case of subfamilies) for the universe being considered, whether
household, family, or family group. Own children are also limited to children who have never been married, are under the age of 18 (unless
otherwise specified), and are not themselves a family reference person. Foster children are not included as own children since they are not
related to the householder.
Household Type # Households % Households
Total households 4,889 100%
Family households (families) 1877 49%
Family households with related children under 18 years 884 23%
Male householder, no wife present with own children 79 9%
Female householder, no husband present with own children 317 36%
Nonfamily households 1919 51%
Householder living alone 1503 31%
65 years and over 314 21%
Source: U.S. Census Bureau, Decennial Census 2010
Barnstable HPP Final Draft 11/19/16
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Under 5 years Under 5 years Under 5 years
5-19 years 5-19 years 5-19 years
20-34 years 20-34 years
20-34 years
35-64 years 35-64 years
35-64 years
65+years 65+years
65+years
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000 2010 2030
Figure 3: Barnstable Proportion of Population by Age Group
(Source: US Census 2000 and 2010 Decennial Censuses and Donahue Institute 2014
Population Projections,http://pep.donahue-institute.org/)
AGE
Barnstable
On average, residents in Barnstable are younger than residents in Barnstable County as a whole and
older than the population in the state as a whole: the 2010 median age in the town was 47.3 years, 49.9
years in the county, and 39.1 in the state. The median age of the town’s population increased from 42.3
years in 2000 to 47.3 in 2010 (12% increase); similarly, the median age of the county’s population
increased from 44.6 in 2000 to 49.9 in 2010 (12% increase). Similar to this regional trend, the share of
Barnstable’s population that was below the age of 35 decreased from 38% percent in 2000 to 35%
percent in 2010.
Population projections by age suggest that Barnstable will continue aging, predicting that the share of
residents age 65 or older may grow to approximately 34% of all Barnstable residents; while population
under 35 are projected to decrease to roughly 28% of total population.
Barnstable HPP Final Draft 11/19/16
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TABLE 5: BARNSTABLE POPULATION AGE TRENDS 2000-2030
2000 % 2000
Population
2010 % 2010
Population
Projection
2030
% 2030
Population
Total Population 47,821 100% 45,193 100% 43,433 100%
Under 5 years 2,509 5% 2,088 5% 1989 5%
5 to 19 years 8,858 19% 7,187 16% 4,953 11%
20 to 34 years 6,794 14% 6,547 14% 5,089 12%
35 to 64 years 20,061 42% 19,884 44% 16,685 38%
65 years and over 9,599 20% 9,487 21% 14,717 34%
Median Age 42.3 47.3 N/A
Source: US Census Bureau, Decennial Census, 2000 And 2010 and Massachusetts Population Projections, UMass Donahue
Institute, accessed 10/6/14, Pep.Donahue-Institute.org
Hyannis
Overall, the population residing in Hyannis per the 2010 US Census is younger than the Town of
Barnstable as a whole: 86% of Hyannis population is younger than 65 years, whereas 79% in the Town
is younger than 65 years. The median age of residents of Hyannis per the 2010 US Census was 40.25
and the Town’s median age was 47.3 years. Twenty-one percent (21%) of Hyannis’ 2010 population is
19 years or younger and Barnstable’s population of the same age is 16%.
TABLE 6: HYANNIS 2010 AGE OF POPULATION
2010 % Population
Total Population 8,577 100%
Under 5 years 558 7%
5 to 19 years 1,177 14%
20 to 34 years 2,003 23%
35 to 64 years 3,627 42%
65 years and over 1,213 14%
Median Age (median of Hyannis’
8 block groups)
40.25
Source: US Census Bureau, Decennial Census, 2010.
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RACE
Barnstable
Although Barnstable’s population predominantly identified race as white (89% of the total population per
the 2010 US Census), the population identifying as white decreased 8% between 2000 and 2010. The
population of Barnstable County is also predominantly identifying race as white (93%). Statewide, 80%
of the 2010 population identified race as white.
Between the 2000 and 2010 US censuses, the number of people identifying as black or African
American increased 4%, and as American Indian and Alaska Native decreased 1%, whereas those
identifying as Asian increased 45% (still only 1% of total population) and Native Hawaiian and Other
Pacific also increased 50% (although less than 1% of total population). Those identifying as some other
race rose 52% in the same period, from 2% of the total population in 2000 to 3% in 2010. People
reporting Hispanic or Latino origin rose 75%, from 2% of the total population in 2000 to 3% in 2010. In
Barnstable County, 2% of the population reports Hispanic or Latino origin, well below the 10% reporting
Hispanic or Latino origin statewide.
TABLE 7: BARNSTABLE RACE/ORIGIN OF POPULATION 2000-2010
2000 2000 % 2010 2010 % % change
2000-2010
Total Population 47,821 100% 45,193 100% -5%
One Race 46,721 98% 43,808 97% -6%
White 43,925 92% 40,356 89% -8%
Black or African American 1,309 3% 1,366 3% 4%
American Indian and Alaska Native 283 1% 280 1% -1%
Asian 387 1% 562 1% 45%
Native Hawaiian and Other Pacific 18 0% 27 0% 50%
Some Other Race 799 2% 1,217 3% 52%
Two or More Races 1,100 2% 1,385 3% 26%
Hispanic or Latino Origin* 812 2% 1,418 3% 75%
Source: US Census Bureau, Decennial census, 2010. *” Hispanic or Latino” is a classification of origin as
opposed to race. Therefore, for the purposes of the us census, people classify themselves as of a certain
race in addition to origin.
Hyannis
Hyannis’ population is more racially diverse than Barnstable as a whole, Barnstable County, and than the
population statewide. The population in Hyannis identifying race as white only was 75% of the total
Hyannis population per the 2010 US Census. Eight percent (8%) of Hyannis total 2010 population
identify as black/African American, 1% American Indian/Alaska Native, 2% Asian, 0.03% as Native
Hawaiian/Other Pacific, 7% some other race, and 7% as two or more races. In addition, 7% of Hyannis
total 2010 population reports Hispanic/Latino origin. Almost half (49.2%) of Barnstable’s total
population identifying as black/African American, 43% of those identifying as Asian, and 42% of those
reporting Hispanic/Latino origin live in Hyannis
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TABLE 8: HYANNIS RACE/ORIGIN OF POPULATION 2010
2010 % Population
Total Population 8,577 100%
One Race 8,015 93%
White 6,467 75%
Black or African American 672 8%
American Indian and Alaska Native 120 1%
Asian 178 2%
Native Hawaiian and Other Pacific 3 0.03%
Some Other Race 575 7%
Two or More Races 562 7%
Hispanic or Latino Origin* 592 7%
Source: US Census Bureau, Decennial Census, 2010.
*” Hispanic or Latino” is a classification of origin as opposed to race.
Therefore, for the purposes of the US Census, people classify themselves as
of a certain race in addition to origin.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Hyannis Barnstable Town Barnstable
County
Massachusetts
Figure 4: Proportion of Population by Race, 2010
(Source: US Census 2010 Decennial Censuses)
Two or More Races
Some Other Race
Native Hawaiian/Other Pacific
Asian
American Indian/Alaska Native
Black/African American
White
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Disability
According to the American Community Survey 2010-2012, an estimated 12% of Barnstable’s total
civilian non-institutionalized population report having one or more disabilities. Of the population age 18
to 64 years, “working age residents,” 10% reported having one or more disabilities. An estimated 25%
of residents age 65 or over in Barnstable reported having one or more disabilities in 2010-2012. The
U.S. Census Bureau defines a disability as a long-lasting physical, mental or emotional condition. Many
residents with one or more disabilities face housing challenges due to a lack of housing that is affordable
and physically accessible or that provides supportive services.
Barnstable’s disability rates are comparable with those of the county and the state, with the exception of
the percent of population age 65 years and over: Massachusetts has 35% of this age group reporting a
disability, whereas the town and county have 25% of the population estimated to report a disability.
Note, the American Community Survey does not make disability status available on the block group
level, as would be required to provide subset data for Hyannis.
TABLE 9: 2010-2012 POPULATION BY ESTIMATED DISABILITY STATUS
Barnstable, Town Barnstable, County Massachusetts
Est. MOE % MOE Est. MOE % MOE Est. MOE % MOE
Total Civilian,
Non-
institutionaliz
ed
Population
44696 +/-129 100% (x) 212816 +/-538 100% (x) 6525750 +/-714 100% (x)
With
disability
5572 +/-674 12% +/-1.5 26278 +/-
1,401
12% +/-
0.7
729266 +/-
8060
11% +/-
0.1
Under 18
years
8227 +/-703 100% (x) 36234 +/-172 100% (x) 1407917 +/-559 100% (x)
With
disability
401 +/-193 5% +/-2.4 1406 +/-376 4% +/-
1.0
61896 +/-
2430
4% +/-
0.2
18-64 years 26883 +/-603 100% (x) 122570 +/-448 100% (x) 4227393 +/-
1169
100% (x)
With
disability
2772 +/-537 10% +/-2.0 11486 +/-
1020
9% +/-
0.8
368032 +/-
6001
9% +/-
0.1
65 years and
over
9586 +/-600 100% (x) 54012 +/-342 100% (x) 890440 +/-817 100% (x)
With
disability
2399 +/-362 25% +/-3.5 13386 +/-780 25% +/-
1.4
299338 +/-
3715
34% +/-
0.4
Source: 2010-2012 American Community Survey, DP02 "Selected Social Characteristics." Note: Data are based on a sample and are
subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use
of a margin of error. The value shown here is the 90 percent margin of error. MOE = Margin of Error.
Barnstable HPP Final Draft 11/19/16
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HOMELESSNESS
An influx (in-migration) of more affluent retirees and second homeowners has served to drive up
housing costs while an economy based on retail trade and seasonal tourism produces lower wages. This
also results in higher unemployment rates off-season, and thus restrains economic opportunities in
comparison to the rest of the state. A decrease in availability of rental housing is also a consequence of
these trends.28
The Cape and Islands Regional Network to Address Homelessness (Regional Network), one of ten
regional networks in Massachusetts, performs annual Point-in-Time counts of the homeless. The count,
which utilizes HUD’s definition of homelessness, includes unsheltered persons residing in places not
meant for human habitation and sheltered persons residing in emergency shelters, transitional, or
supportive housing for homeless persons.29 The January 2015 count identified a total of 362 homeless
persons across three counties (Barnstable, Dukes and Nantucket) and was 394 persons on January 27,
2016, an increase of 38 persons since the previous count.
TABLE 10: ANNUAL HOMELESS COUNTS FOR CAPE COD AND ISLANDS, CONDUCTED IN JANUARY (2015
CONDUCTED IN FEBRUARY)
Year Total Homeless Persons % Change
2005 1071
2006 1008 -5.9%
2007 715 -29.1%
2008 741 3.6%
2009 617 -16.7%
2010 514 -16.7%
2011 493 -4.1%
2012 445 -9.7%
2013 514 15.5%
2014 375 -27.0%
2015 362 -3.5%
Source: Cape Cod and Island Regional Network to Address Homelessness.
Note: The “point in time” count is a snapshot of the number of homeless persons on Cape Cod and
Islands and is likely to underrepresent total homeless population. Permanent Supportive Housing
(PSH) for formerly homeless was allowed by HUD to be included in the 2005-2009 counts but not in
the 2010-2014 counts. This table deducts PSH totals from 2005-2009 so that the same criteria are
used for each year.
The 2009 Costs of Homelessness Study30 by Lee M. Hamilton, Ph.D., identified the following characteristics
of the homeless population on Cape Cod: average residence of 22 years on Cape Cod with 42% either
having grown up on Cape Cod or spent time there as a child; average educational attainment of just
under high school; majority white with 29% minority; majority single, never married; and 39% with
28 Leadership Council to End Homelessness on Cape Cod and the Islands. A Ten Year Plan to End Homelessness on Cape Cod and the Islands.
February 2005.
29 HUD’s definition of homelessness does not include persons at risk of homelessness or those doubled up with family or friends.
30 Hamilton, Lee M., Costs of Homelessness: A Study of Current and Formerly Chronically Homeless Individuals on Cape Cod, MA, 2009.
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children of dependent age. In addition, per the 2009 Study, the average length of time homeless was five
years with a median of 2.5 years. Eighty-six percent (86%) reported physical health/injury issues; 78%
mental health issues; 80% current or past substance abuse issues.
The 2012-2014 Regional Plan to Address Homelessness on Cape Cod and the Islands31 identified five
target populations: 1) chronically homeless individuals; 2) veterans; 3) families with children; 4) youth
aged 18-24; and 5) seniors.
• Chronically Homeless: Of the total individuals counted in January 2011, 151 individuals or 56%
of total were chronically homeless, which is defined by the Federal government as either 1) an
unaccompanied homeless individual with a disabling condition who has been continually
homeless for a year or more, or 2) an unaccompanied individual with a disabling condition who
has at least four episodes of homelessness in the past three years.
• Veterans: Per the January 2011 count, there were 150-200 veterans and their families who
were homeless or at risk of homelessness. Veterans can be younger adults returning from Iraq
and Afghanistan and older adults who had served in WWII, Korea, and Vietnam.
• Families with Children: Based on the 2011 count and reports from the McKinney-Vento32
school districts, over 200 children on Cape Cod are considered homeless. Homelessness can
harm children’s physical and mental health as well as social development and can lead to the
deterioration of families.
• Youth (Age 18-24 Years): Causes of homelessness among young adults include personal or
family financial stressors, emotionally difficult and/or unsafe home situations, incompatibility with
others in household, substance abuse, mental health and dual diagnosis.
• Seniors (Age 60+ Years): Numerous factors contribute to homelessness among older adults
including retirements and loss of earned income, gap between need and existing programs and
benefits, aging poor, lack of affordable, accessible, community-based housing, minimal family
supports, chronic medical issues or disabilities, and resistance to seeking assistance.
INCOME
Barnstable
HUD’s FY2015 median income for Barnstable Metropolitan Statistical Area (MSA), which includes all
towns in Barnstable County, was $80,300. The estimated Barnstable median family income per the
2008-2012 ACS was just over $73,938. This was lower than the $77,313 median family income of
Barnstable County and $84,380 median family income for the state. In the same period, median
household income in Barnstable was $60,745, which was slightly higher than the county at $60,424 and
lower than the state’s at $66,658. The 2008-2012 estimated median family income is a 36% increase
over the 2000-estimated median family income for the town, which was $54,026. Median household
income increased roughly 30% over the 2000 estimated median household income of $46,811.
However, the 2010-2014 estimate (ACS) declined to $58,933.
Households with householders in the middle age cohort, 24-44 and 45-64 years had the highest
estimated median incomes in the 2010-2014 estimate at $64,562 and $70,572 respectively; whereas
31 Cape and Islands Regional Network to Address Homelessness.
32 The McKinney-Vento Homeless Education Assistance Act is a federal law that ensures immediate enrollment and educational stability for
homeless children and youth. McKinney-Vento provides federal funding to states for the purpose of supporting district programs that serve
homeless students.
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households with householders under 25 years had a much lower estimated median income of $14,665
and households with householders age 65 years and over had estimated median income of $42,605.
Close to 36% of Barnstable’s public school students qualified for free or reduced lunch during the
2013/2014 school year.33 There are also people in poverty who live in Barnstable: 10.6% of Barnstable’s
population have income below the federal poverty level including 15.3% of children under 18 years old
(2008-2012 ACS). Barnstable’s family poverty rate was estimated at 6.6% percent in 2008-2012. The
child poverty rate in Barnstable was higher than the overall child poverty rates for Barnstable County
(13.7%) and the state’s child poverty rate (14%). Of all families, families with single-female householder
with children under 5 years had the highest rate of poverty at 43.9% and roughly 29.7% of single-female
householders with children under 18 were below poverty level. Statewide 39.5% of single-female
householders with children under 5 were below poverty level and 36% in Barnstable County.
The state of Massachusetts defines affordable housing to be housing that a household who earns up to
80% of the regional median income (“Area Median Income” or “AMI”) can afford to purchase or rent.
An estimated 17,060 people (38% of total population) in Barnstable lived in
households that earned 80% AMI or less in 2006-2010 (ACS). In 2015, 80% AMI
for a household of four was $65,800 for the Barnstable MSA.
TABLE 11: BARNSTABLE H OUSEHOLDS AND FAMILIES BY LEVEL OF INCOME
Households Families
Income Level Estimate MOE % MOE Estimate MOE % MOE
Total 19919 +/-478 100% (X) 12422 +/-391 100% (X)
Less than $10,000 1401 +/-295 7% +/-1.5 411 +/-145 3% +/-1.2
$10,000 to $14,999 896 +/-217 4% +/-1.1 196 +/-122 2% +/-1.0
$15,000 to $24,999 1657 +/-295 8% +/-1.5 725 +/-225 6% +/-1.8
$25,000 to $34,999 1741 +/-333 9% +/-1.6 722 +/-183 6% +/-1.5
$35,000 to $49,999 2412 +/-333 12% +/-1.6 1451 +/-303 12% +/-2.4
$50,000 to $74,999 4074 +/-397 20% +/-2.0 2771 +/-322 22% +/-2.6
$75,000 to $99,999 2801 +/-383 14% +/-1.9 1920 +/-278 15% +/-2.2
$100,000 to $149,999 2899 +/-324 15% +/-1.6 2545 +/1302 20% +/-2.3
$150,000 to $199,999 1011 +/-155 5% +/-0.8 879 +/-156 7% +/-1.2
$200,000 or more 1027 +/-235 5% +/-1.2 802 +/-182 6% +/-1.5
Median income (dollars) $60,745 +/-
2747
(X) (X) $73,938 +/-5145 (X) (X)
Mean income (dollars) $79,524 +/-
3945
(X) (X) $96,484 +/-5393 (X) (X)
Source: 2008-2012 American Community Survey. In 2012 inflations-adjusted dollars. Note: Data are based on a sample and
are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented
through the use of a margin of error. The value shown here is the 90 percent margin of error. MOE = Margin of Error.
33 Massachusetts Department of Elementary and Secondary Education (ESE), Barnstable School District Profile, profiles.doe.mass.edu, accessed on
10/7/14.
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TABLE 12: BARNSTABLE INCOME DISTRIBUTION USING AREA MEDIAN INCOME, 2006-2010
Income Distribution Overview Total % Total
Household Income <=50% AMI (Low) 9,880 22%
Household Income <=80% AMI (Low/Moderate) 17,060 38%
Household Income <=120% AMI (Low/Moderate/Medium) 27,995 62%
Total Population 45,395 100%
Source: HUD Exchange "FY2014 LMISD By State - All Block Groups." Data derived from the U.S. Census
Bureau's 2006-2010 ACS. Note: Data are based on a sample and are subject to sampling variability. The
degree of uncertainty for an estimate arising from sampling variability is represented through the use of a
margin of error. The value shown here is the 90 percent margin of error.
TABLE 13: BARNSTABLE % OF FAMILIES WITH INCOME IN PAST 12 MONTHS BELOW THE POVERTY LEVEL,
2008-2012
Category Estimate MOE % of Total MOE
Total Families 12,422 +/-391 100% (x)
Families in Poverty 819.85 NA 6.6% +/-1.6
Married Families in Poverty with Children Under 18 174.48 NA 5.3% +/-2.8
Female Householder no Husband Present Families in
Poverty with Children Under 18
339.77 NA 29.7%% +/-11.3
Source: 2008-2012 American Community Survey. Note: Data are based on a sample and are subject to sampling
variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of
a margin of error. The value shown here is the 90 percent margin of error. MOE = Margin of Error.
The federal poverty threshold for 2015 was $24,250 annual income for a household of four people).34
Hyannis
According to the 2006-2010 ACS estimates, roughly 68% of Hyannis’ population lived in low/moderate-
income households (80% AMI or below), whereas the same data source estimated that 38% of
Barnstable’s total population lived in low/moderate-income households. Based on 2008-2012 ACS
estimates about 15% of all families in the Hyannis block groups are below the poverty level (estimate of
221 families in poverty with +/- 112.8 margin of error), whereas Barnstable’s family poverty rate was
estimated at 6.6% percent in 2008-2012.
TABLE 14: HYANNIS INCOME DISTRIBUTION USING AREA MEDIAN FAMILY INCOME, 2007-2011
Income Distribution Overview Total % Total
Household Income <=50% AMI (Low) 3,700 46%
Household Income <=80% AMI (Low/Moderate) 5,425 68%
Household Income <=120% AMI (Low/Moderate/Medium) 6,835 85%
Total Population 8,025 100%
Source: HUD Exchange "FY2014 LMISD By State - All Block Groups." Data derived from the
U.S. Census Bureau's 2006-2010 ACS. Data are based on samples and are subject to
variability. The degree of uncertainty for an estimate arising from sampling is represented
through the use of a margin of error. The value shown here is the 90 percent margin of error.
34 U.S. Department of Health & Human Services: Office of the Assistant Secretary for Planning and Evaluation. 2015 Poverty Guidelines.
9/30/2015. http://aspe.hhs.gov/2015-poverty-guidelines#threshholds
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TABLE 15: HYANNIS FAMILIES WITH INCOME IN PAST 12 MONTHS BELOW THE POVERTY LEVEL BY BLOCK
GROUP, 2008-2012
Category Estimate MOE %
Total Families 1501 +/-259 100%
Families in Poverty 221 +/-112.8 15%
Married Families in Poverty with Children Under 18 30 +/-48.1 27%
Single-Parent Families in Poverty with Children Under 18 113 +/-94.2 51%
Source: 2008-2012 American Community Survey. Note: Data are based on a sample and are
subject to sampling variability. The degree of uncertainty for an estimate arising from sampling
variability is represented through the use of a margin of error. The value shown here is the 90
percent margin of error. MOE = Margin of Error. NOTE: MOE of the percentages for Hyannis
block groups ranged from +/-0 to +/-171.43.
ECONOMIC CHARACTERISTICS
According to the 2008-2012 ACS estimates, 36% of Barnstable’s population has an occupation in
“management, business, science, and arts;” 26% in “sales and office occupations;” and 20% in “service
occupations.” The two largest industries that employ Barnstable residents are “educational services, and
health care and social assistance” (24%) and “retail trade” (13.5%).
TABLE 16: BARNSTABLE POPULATION BY OCCUPATION, 2008-2012
OCCUPATION Estimate MOE % MOE
Civilian employed population 16 years and over 22,331 +/-768 22,331 (X)
Management, business, science, and arts occupations 7,937 +/-562 35.5% +/-2.3
Service occupations 4,455 +/-436 19.9% +/-1.8
Sales and office occupations 5,780 +/-473 25.9% +/-1.8
Natural resources, construction, and maintenance
occupations
2,492 +/-342 11.2% +/-1.5
Production, transportation, and material moving
occupations
1,667 +/-272 7.5% +/-1.2
Source: 2008-2012 American Community Survey. Data based on samples and are subject to variability. The degree of
uncertainty for an estimate arising from sampling is represented through the use of a margin of error. The value shown
here is the 90 % margin of error. MOE = Margin of Error.
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TABLE 17: BARNSTABLE POPULATION BY INDUSTRY, 2008-2012
INDUSTRY Estimate MOE % MOE
Civilian employed population 16 years and over 22,331 +/-768 22,331 (X)
Agriculture, forestry, fishing and hunting, and mining 263 +/-134 1.2% +/-0.6
Construction 2,001 +/-275 9.0% +/-1.2
Manufacturing 974 +/-250 4.4% +/-1.1
Wholesale trade 467 +/-159 2.1% +/-0.7
Retail trade 3,008 +/-379 13.5% +/-1.6
Transportation and warehousing, and utilities 1,213 +/-251 5.4% +/-1.1
Information 576 +/-178 2.6% +/-0.8
Finance and insurance, and real estate and rental and leasing 1,370 +/-248 6.1% +/-1.0
Professional, scientific, and management, and administrative
and waste management services
2,604 +/-344 11.7% +/-1.5
Educational services, and health care and social assistance 5,349 +/-556 24.0% +/-2.4
Arts, entertainment, and recreation, and accommodation
and food services
2,241 +/-369 10.0% +/-1.6
Other services, except public administration 1,321 +/-344 5.9% +/-1.5
Public administration 944 +/-209 4.2% +/-0.9
Source: 2008-2012 American Community Survey. Data based on samples and are subject to variability. The degree of
uncertainty for an estimate arising from sampling is represented through the use of a margin of error. The value shown
here is the 90 % margin of error. MOE = Margin of Error.
HOUSING SUPPLY CHARACTERISTICS
OCCUPANCY & TENURE
Barnstable
The 2008-2012 ACS estimated 27,345 housing units
in Barnstable, with 19,919 year-round occupied units
(73%) and an estimated 5,698 vacant units (21% of
total housing units) for seasonal, recreational, or
occasional use. In the same period, vacant units for
rent were roughly 1% of total housing units and
vacant units for sale were also 1%. Figures for
Barnstable County were comparable in terms of
vacant for rent and for sale, however the county had
roughly 40% vacant seasonal units. The state as a
whole had an estimated 10% vacant seasonal, 2%
vacant for rent, and 1% for sale.
An estimated 78% of Barnstable’s total occupied
housing units are owner occupied while 22% are
renter occupied per the 2008-2012 ACS data. In
comparison, the county had an estimated 20% renter
occupied in the same period and the state had
roughly 37% renter occupied housing units.
Vacancy Rates
Vacancies are an essential measure of the
state of the housing market. Vacant units
represent the supply of homes that exceeds
demand, which is related to economic trends.
Vacancy rates are measured as a percent of
total housing units. A low vacancy rate can
result in pressure on housing prices. A 1.5%
vacancy rate for ownership and 7% for rental
units are considered natural vacancy rates in a
healthy market.
Source: Source: Metropolitan Area Planning Council,
Basic Housing Needs Assessment, Sept 2014 – in
consultation with Barry Bluestone, Dukakis Center at
Northeastern University.
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51
Per the 2008-2012 ACS estimates, roughly 45% of renter households are 1-person, 27% are 2-person
households, and 24% are 3+ person households. Whereas, about 28% of ownership households are 1-
person, 44% are 2-person households, and 28% are 3+ person households.
About 23% of homeowners are age 45-54, with 83% over the age of 45 years. Roughly 34% of owners
are age 65 or over and 18% of renters are age 65 or over. About 29% of renters are age 35 to 44 years
with about 46% over the age 45 years.
TABLE 18: HOUSING OCCUPANCY AND TENURE, 2008-2012
Barnstable, Town Barnstable County Massachusetts
Estimate MOE % MOE Estimate MOE % MOE Estimate MOE % MOE
Total Housing
Units
27,345 +/-
661
100
%
(x) 160,020 +/-246 100% (x) 2,804,206 +/143
9
100
%
(x)
Occupied 19,919 +/-
478
73% +/-
1.6
95,520 +/-
1216
60% +/-
0.7
2,525,694 +/-
5174
90% +/-0.2
Owner
occupied
15,441 +/-
505
78% +/-
1.8
76,307 +/-
1163
80% +/-
0.9
1,595,959 +/-
7768
63% +/-0.2
Renter
occupied
4,478 +/-
369
22% +/-
1.8
19,213 +/-911 20% +/-
0.9
929,735 +/-
5085
37% +/-0.2
Vacant 7,426 +/-
544
27% +/-
1.6
64,500 +/-
1198
40% +/-
0.7
278,512 +/-
5123
10% +/-0.2
Vacant
Seasonal,
Recreational, or
Occasional Use
5,698 +/-
478
21% +/-
6.4
58,111 +/-
1193
36% +/-
1.9
116,288 +/-
1962
4% +/-0.7
Vacant For
Rent
380 +/-
146
1% +/-
2.0
1,600 +/-367 1% +/-
0.6
50,720 +/-
1909
2% +/-0.7
Vacant For sale 295 +/-
141
1% +/-
1.9
1,927 +/-313 1% +/-
0.5
23,199 +/-
1490
1% +/-0.5
Source: 2008-2012 American Community Survey. Note: Data are based on a sample and are subject to sampling variability. The
degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value
shown here is the 90 percent margin of error. MOE = Margin of Error.
Hyannis
In contrast to Barnstable as a whole, Hyannis has a far greater share of renter-occupied units, 56% of all
occupied units per 2010 US Census data and roughly 52% per the 2008-2012 ACS data with +/- 6.5
margin of error.35 Close to half (48%) of Barnstable’s total renter-occupied units are located in Hyannis.
Hyannis has fewer seasonal units - approximately 13% of all units in Hyannis are vacant seasonal,
recreational, or occasional (per 2010 US Census) use in comparison with 21% town-wide (per 2008-
2012 ACS estimates). Hyannis ownership vacancy rate was a very low 0.2% whereas rental vacancy was
6% (per 2010 US Census). Although vacancy rates appear greater per the 2008-2012 ACS data for
Hyannis, this is based on larger geography of census tracts plus the margins of error must be accounted
for.
35 Note: For the purposes of occupancy data presented here, author used ACS data for census tracts 125.02, 126.02, and 153 rather than the
more precise Hyannis block groups due to data availability. The 2010 US Census data presented here is based on the block groups defined as:
tract 125.02, block groups 2, 3, and 4; tract 126.02, block groups 2, 3, and 4; and tract 153, block groups 2 and 3.
Barnstable HPP Final Draft 11/19/16
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TABLE 19: HOUSING OCCUPANCY AND TENURE
Barnstable, Town
(ACS 2008-2012)
Hyannis
(US Census
2010 by block
group)
Hyannis
(ACS 2008-2012 by census
tract)
Estimate MOE % MOE Estimate % Estimate MOE %
Total Housing Units 27,345 +/-
661
100% (x) 4,889 100% 2421 +/-
283.6
100%
Occupied 19,919 +/-
478
73% +/-
1.6
3,796 78% 4786 +/-
312.8
66%
Owner occupied 15,441 +/-
505
78% +/-
1.8
1,653 44% 2308 +/-270 48%
Renter occupied 4,478 +/-
369
22% +/-
1.8
2,143 56% 2478 +/-
309.8
52%
Vacant 7,426 +/-
544
27% +/-
1.6
1,093 22% 2421 +/-
283.6
34%
Vacant Seasonal,
Recreational, or Occasional
Use
5,698 +/-
478
21% +/-
6.4
656 13% 1529 +/-
204.9
63%
Vacant For Rent 380 +/-
146
1% +/-
2.0
269 6% 336 +/-
131.7
14%
Vacant For sale 295 +/-
141
1% +/-
1.9
11 0.2% 141 +/-
100.3
6%
Source: 2008-2012 ACS; US Census Bureau, Decennial Census, 2010. Data are based on a sample and are subject to
sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the
use of a margin of error. The value shown here is the 90 percent margin of error. MOE = Margin of Error. NOTE:
MOE of the percentages for Hyannis census tracts ranged from +/-5.8 to +/-7.5.
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NUMBER OF HOUSING UNITS IN STRUCTURE
Barnstable
Barnstable’s housing units are predominantly in single-family structures. According to the 2008-2012
ACS estimates, roughly 83% of all housing units in Barnstable were in single-family, detached structures,
which was comparable to the share of units in single-family structures in the county (82%) and far
greater than the share statewide (52%). Roughly 3% of all housing units in Barnstable were in two-family
structures and about 5% in structures with 10 or more units. Statewide, roughly 10% of total housing
units were in two-families and 14% of units were in structures with 10 or more units. In addition, the
county and state overall had roughly 1% of units in mobile homes whereas Barnstable had 0.2% in
mobile homes.
TABLE 20: BARNSTABLE HOUSING UNITS BY NUMBER OF UNITS IN STRUCTURE
Units in
Structure
Barnstable, Town Barnstable County Massachusetts
Estimat
e
MOE % MOE Estimat
e
MOE % MOE Estimate MOE % MOE
Total Housing
Units
27345 +/-
661
100
%
(X) 160020 +/-
246
100
%
(X) 2,804,20
6
+/-439 100
%
(X)
1-unit,
detached
22774 +/-
716
83% +/-
1.6
131946 +/-
1,096
82% +/-
0.7
1,471,46
0
+/-
5,034
52% +/-
0.2
1-unit,
attached
596 +/-
171
2% +/-
0.6
4881 +/-
439
3% +/-
0.3
141,098 +/-
2,494
5% +/-
0.1
2 units 772 +/-
239
3% +/-
0.9
5075 +/-
671
3% +/-
0.4
291,563 +/-
4,361
10% +/-
0.2
3 or 4 units 851 +/-
194
3% +/-
0.7
6015 +/-
603
4% +/-
0.4
305,329 +/-
3,534
11% +/-
0.1
5 to 9 units 991 +/-
285
4% +/-
1.0
4795 +/-
603
3% +/-
0.4
168,231 +/-
2,781
6% +/-
0.1
10 to 19 units 598 +/-
166
2% +/-
0.6
2377 +/-
341
1% +/-
0.2
120,233 +/-
2,221
4% +/-
0.1
20 or more
units
719 +/-
136
3% +/-
0.5
3796 +/-
411
2% +/-
0.3
281,775 +/-
3,237
10% +/-
0.1
Mobile Home 44 +/-
72
0.2% +/-
0.3
1104 +/-
293
1% +/-
0.2
24,118 +/-945 1% +/-
0.1
Boat, RV, van,
etc.
0 +/-
26
0.0% +/-
0.1
31 +/-26 0.02
%
+/-
0.1
399 +/-138 0.01
%
+/-
0.1
Source: 2008-2012 American Community Survey. Data are based on a sample and are subject to sampling variability. The
degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The
value shown here is the 90 percent margin of error. MOE = Margin of Error.
Hyannis
Overall, Hyannis has a greater share of housing units in multi-unit structures as compared to the town as
a whole. The 2008-2012 ACS estimates that greater Hyannis36 has a smaller portion of units in single-
family, detached structures with only 55% of all units in single-family structures (with 4.0 margin of error).
Greater Hyannis had roughly 7% of its units in two-family structures, 10% in three or four unit structures,
11% in five to nine unit structures, and 14% in structures with 10 or more units.
36 For the purposes of this report “greater Hyannis” is the geographic area included in census tracts 125.02, 126.02, and 153 rather than the
smaller, more precise block groups used in other sections of this report. ACS data has limited availability at the block group level and required
the larger geography of census tracts to analyze certain data types.
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54
TABLE 21: HYANNIS HOUSING UNITS BY NUMBER OF UNITS IN STRUCTURE
Units in Structure Barnstable, Town Hyannis (by Census Tracts)*
Estimate MOE % MOE Estimate MOE %
Total Housing Units 27345 +/-
661
100% (X) 7207 +/-185.8 100%
1-unit, detached 22774 +/-
716
83% +/-
1.6
3967 +/-286 55%
1-unit, attached 596 +/-
171
2% +/-
0.6
311 +/-117 4%
2 units 772 +/-
239
3% +/-
0.9
479 +/-154.8 7%
3 or 4 units 851 +/-
194
3% +/-
0.7
693 +/-171.5 10%
5 to 9 units 991 +/-
285
4% +/-
1.0
757 +/-230.5 11%
10 to 19 units 598 +/-
166
2% +/-
0.6
432 +/-136.3 6%
20 or more units 719 +/-
136
3% +/-
0.5
568 +/-134.3 8%
Mobile Home 44 +/-72 0.2% +/-
0.3
0 +/-20.8 0%
Boat, RV, van, etc 0 +/-26 0.0% +/-
0.1
0 +/-20.8 0%
Source: 2008-2012 American Community Survey *For the purposes of this analysis, Hyannis was defined by Census Tracts
125.02, 126.02, and 153 (rather than the smaller, more precise block groups) due to limited availability of ACS data at the
block group level. Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an
estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the
90 percent margin of error. MOE = Margin of Error. NOTE: MOE of the percentages for Hyannis census tracts ranged
from +/-1.3 to +/-7.2.
AGE OF HOUSING
Barnstable
According to the 2008-2012 ACS estimates, roughly 61% of Barnstable homes were built between 1960
and 1989. Roughly 55% of the total housing units in Barnstable County were constructed in the same
period, whereas only 33% of housing units statewide were constructed in the same period (1960-1989).
The 2008-2012 ACS estimates show 5% of homes built in after 2000 in Barnstable and roughly 7% in
the county and state. Roughly 12% of existing housing units were constructed in Barnstable before
1940, which is comparable to the county and less than statewide (35%).37 Clusters of older properties
are found in neighborhoods along the north and south coasts particularly in village centers. About 57%
of owner-occupied units and 66% of renter-occupied units were built prior to 1980. Note that homes
predating 1978 may contain lead paint, which can pose health hazards
37 Older, historic housing stock is a key component of Barnstable’s community character, however older structures can have increased need for
maintenance and repairs, hazardous materials (e.g., lead paint, asbestos, and lead pipes) outdated systems, and may not be easily adaptable for
people with mobility impairment.
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TABLE 22: BARNSTABLE HOUSING BY AGE
Barnstable, Town Barnstable County Massachusetts
Est. MOE % MOE Est. MOE % MOE Est. MOE % MO
E
Total housing
units
27345 +/-661 100% (X) 160020 +/-246 100% (X) 2804206 +/-439 100% (X)
2010 or later 25 +/-28 0% +/-0.1 140 +/-94 0% +/-0.1 4326 +/-412 0% +/-
0.1
2000 to 2009 1376 +/-296 5% +/-1.1 11727 +/-711 7% +/-0.4 194907 +/-
3,031
7% +/-
0.1
1990 to 1999 2460 +/-321 9% +/-1.2 15611 +/-795 10% +/-0.5 205609 +/-
2,506
7% +/-
0.1
1980 to 1989 6206 +/-597 23% +/-2.0 34197 +/-
1,372
21% +/-0.9 302725 +/-
3,270
11% +/-
0.1
1970 to 1979 6801 +/-524 25% +/-1.9 33106 +/-
1,320
21% +/-0.8 330310 +/-
3,526
12% +/-
0.1
1960 to 1969 3510 +/-458 13% +/-1.7 20374 +/-975 13% +/-0.6 291931 +/-
3,111
10% +/-
0.1
1950 to 1959 2340 +/-357 9% +/-1.3 17667 +/-
1,074
11% +/-0.7 324028 +/-
3,418
12% +/-
0.1
1940 to 1949 1224 +/-277 4% +/-1.0 7158 +/-675 4% +/-0.4 168890 +/-
2,697
6% +/-
0.1
1939 or earlier 3403 +/-415 12% +/-1.5 20040 +/-
1,061
13% +/-0.7 981480 +/-
4,891
35% +/-
0.2
Source: 2008-2012 American Community Survey. Data are based on a sample and are subject to sampling variability. The degree of
uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is
the 90 percent margin of error. MOE = Margin of Error.
Hyannis
The housing stock in greater Hyannis is somewhat older than in the town as a whole. A larger share of
greater Hyannis’ housing stock was built prior to 1940, with roughly 18% of housing units built prior to
that time, whereas Barnstable as a whole had only 12% of total units built before 1940. Of Barnstable’s
housing stock built prior to 1940, roughly 40% is located in greater Hyannis. Greater Hyannis had only
about 3% of its total housing stock built after 2000. Roughly 56% of greater Hyannis housing stock was
built between 1960 and 1989.
TABLE 23: HYANNIS HOUSING BY AGE
Barnstable, Town Hyannis (By Census Tract)*
Estimate MOE % MOE Estimate MOE %
Total housing units 27,345 +/-661 100% (X) 7207 +/-185.8 100%
2010 or later 25 +/-28 0% +/-0.1 0 +/-20.8 0%
2000 to 2009 1,376 +/-296 5% +/-1.1 204 +/-113.6 3%
1990 to 1999 2,460 +/-321 9% +/-1.2 195 +/-89.8 3%
1980 to 1989 6,206 +/-597 23% +/-2.0 963 +/-206 13%
1970 to 1979 6,801 +/-524 25% +/-1.9 1954 +/-287.8 27%
1960 to 1969 3,510 +/-458 13% +/-1.7 1159 +/-231.9 16%
1950 to 1959 2,340 +/-357 9% +/-1.3 834 +/-200.7 12%
1940 to 1949 1,224 +/-277 4% +/-1.0 565 +/-185.4 8%
1939 or earlier 3,403 +/-415 12% +/-1.5 1333 +/-252 18%
Source: 2008-2012 American Community Survey * Hyannis is defined here by census tracts 125.02, 126.02, & 153 (not
block groups) due to limited availability of ACS data at the block group level. Data based on samples and subject to
sampling variability. The degree of uncertainty for an estimate arising from sampling is represented through use of a margin of
error. The value shown here is the 90 % margin of error. MOE = Margin of Error. NOTE: MOE of the percentages for
Hyannis census tracts ranged from +/-1.3 to +/-8.2.
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TABLE 24: HYANNIS HOUSING BY TENURE AND AGE
Census Tract 125.02,
Barnstable County,
Massachusetts
Census Tract 126.02,
Barnstable County,
Massachusetts
Census Tract 153,
Barnstable County,
Massachusetts
Estimate MOE Estimate MOE Estimate MOE
Total: 1,253 +/-168 2,089 +/-191 1,444 +/-182
Owner occupied: 771 +/-150 1,313 +/-208 224 +/-85
Built 2010 or later 0 +/-12 0 +/-12 0 +/-12
Built 2000 to 2009 0 +/-12 0 +/-12 20 +/-23
Built 1990 to 1999 18 +/-21 0 +/-12 23 +/-26
Built 1980 to 1989 88 +/-51 194 +/-84 17 +/-25
Built 1970 to 1979 153 +/-85 449 +/-112 68 +/-38
Built 1960 to 1969 189 +/-85 238 +/-111 0 +/-12
Built 1950 to 1959 149 +/-77 195 +/-122 10 +/-16
Built 1940 to 1949 27 +/-25 123 +/-104 51 +/-38
Built 1939 or earlier 147 +/-75 114 +/-58 35 +/-45
Renter occupied: 482 +/-111 776 +/-224 1,220 +/-183
Built 2010 or later 0 +/-12 0 +/-12 0 +/-12
Built 2000 to 2009 10 +/-16 0 +/-12 44 +/-35
Built 1990 to 1999 10 +/-16 32 +/-37 75 +/-66
Built 1980 to 1989 41 +/-33 149 +/-91 179 +/-74
Built 1970 to 1979 163 +/-89 387 +/-178 241 +/-105
Built 1960 to 1969 138 +/-76 103 +/-78 153 +/-91
Built 1950 to 1959 22 +/-27 41 +/-46 78 +/-58
Built 1940 to 1949 0 +/-12 51 +/-41 82 +/-58
Built 1939 or earlier 98 +/-61 13 +/-20 368 +/-163
Source: 2008-2012 American Community Survey* Hyannis is defined here by census tracts 125.02, 126.02, &
153 (not block groups) due to limited availability of ACS data at the block group level. Data based on samples
and subject to sampling variability. The degree of uncertainty for an estimate arising from sampling is represented
through use of a margin of error. The value shown here is the 90 % margin of error. MOE = Margin of Error.
According the 2008-2012 ACS estimates by Hyannis census tracts, roughly 84% of owner-occupied
housing units predates 1980 and about 78% of renter-occupied housing pre-dates 1980. Note that
homes predating 1978 may contain lead paint, which can pose health hazards.
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OWNERSHIP HOUSING BY COST
Barnstable
Estimated median value of owner-occupied homes in Barnstable were somewhat higher than the
comparison group consisting of immediately abutting towns and the state overall, but lower than
Barnstable County as a whole. The town’s estimated median value of owner-occupied homes per the
2008-2012 ACS was $357,800. Barnstable’s immediate abutting towns of Mashpee, Sandwich, and
Yarmouth have estimated median values that range from $314,700 in Yarmouth to $354,400 in
Sandwich. Barnstable County’s estimated median value is $373,600.
TABLE 25: ESTIMATED MEDIAN VALUE OF OWNER-OCCUPIED HOMES, 2008-2012
Geography Estimated Median
Value
MOE
Yarmouth $314,700 +/-10722
Massachusetts $335,500 +/742
Mashpee $337,300 +/-11775
Sandwich $354,400 +/-6261
Barnstable, Town $357,800 +/-8333
Barnstable County $373,600 +/-3742
Source: 2008-2012 American Community Survey. Data are based on a
sample and are subject to sampling variability. The degree of uncertainty for
an estimate arising from sampling variability is represented through the use of
a margin of error. The value shown here is the 90 percent margin of error.
MOE = Margin of Error.
Data from The Warren Group show the median sale price in 2014 for all sales of single-family homes
and condominiums in Barnstable at $390,000 was higher than that of surrounding towns, the county, and
the state. The closest median sale price for all sales was the statewide median of $329,000. Likewise,
and to a greater extent, the median sale price in 2014 for single-family sales in Barnstable of $432,500
was higher than that of surrounding towns, the county, and the state. The closest median sale price for
sales of single-family homes was the county with a median of $340,000.
TABLE 26: MEDIAN SALE PRICE OF ALL SALES IN BARNSTABLE WITH COMPARISONS, 2014
Geography Median Sales Price of All Sales
(Jan-Aug 2014)
Yarmouth $248,000
Mashpee $307,000
Sandwich $310,000
Barnstable County $325,000
Massachusetts $329,000
Barnstable, Town $390,000
Source: The Warren Group, Town Stats, accessed; showing
median sales price for all sales of single family and
condominiums.
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58
TABLE 27: MEDIAN SALE PRICE OF SINGLE-FAMILY SALES IN BARNSTABLE WITH COMPARISONS, 2014
Geography Median Sales Price Single
Family (Jan-Aug 2014)
Yarmouth $257,500
Sandwich $323,000
Massachusetts $335,000
Mashpee $339,900
Barnstable County $340,000
Barnstable, Town $432,500
Source: The Warren Group, Town Stats, accessed;
showing median sale price for single family only.
Hyannis38
Greater Hyannis generally has lower values of owner-occupied homes than in the town as a whole. In
greater Hyannis, the median value of owner-occupied units per the 2008-2012 ACS by census tract
ranged from roughly $189,800 (census tract 153) with +/-$32,069 margin of error to $345,100 (census
tract 125.02) with +/-$69,427 margin of error. Tract 125.02 includes high-end homes in the Fish Hills
neighborhood with waterfront property that contribute to its higher median value.
TABLE 28: ESTIMATED MEDIAN VALUE OF OWNER -OCCUPIED HOMES, 2008-2012
Geography Estimated Median Value MOE
Census Tract 153 $189,800 +/-32069
Census Tract 126.02 $228,500 +/-9005
Census Tract 125.02 $345,100 +/-69427
Barnstable, Town $357,800 +/-8333
Source: 2008-2012 American Community Survey. Data are based on samples and
subject to variability. The degree of uncertainty for an estimate arising from
sampling is represented through use of a margin of error. The value shown here is
the 90% margin of error. MOE = Margin of Error.
38 Note: The Warren Group data is not available for Hyannis separately from the Town.
Barnstable HPP Final Draft 11/19/16
59
Single-Family Home Market
Barnstable
Consistent with statewide housing trends, data from The Warren Group show that the median sales
price for a single-family home in Barnstable increased by approximately 62% from 2000 to 2014 from
$267,500 in 2000 to $432,500 in 2014 (year to date).39 Median sales prices for single-family homes
peaked in 2007 at $499,999, after which they began to decline. The number of sales for single-family
homes ranged from 130 to 185 per year from 1996 to 2001 and then declined to a low of 73 sales in
2008 (Note: 2014 number sales is Jan to Aug year to date).
Data from the Multiple Listing Service (MLS) for sales occurring in the Barnstable between October
2013 and 2014 show that 58% of all single-family sales had three-bedrooms with an average sales price
of $374,899. The average days on the market for all single-family structures sold was 129 days and the
average sales price was $528,654 (median $335,050). Also, according the MLS data, 85% of single-family
structures sold in the same period had three bedrooms or more.
TABLE 29: BARNSTABLE SINGLE-FAMILY HOUSING MARKET ACTIVITY OCTOBER 2013-2014
Number
Sold
% Number
Sold
Average Days on
the Market
Average Sales
Price
All Bedrooms 710 100% 130 $527,102
2 Bedrooms 108 15% 119 $250,653
3 Bedrooms 413 58% 112 $374,899
4 Bedrooms 141 20% 154 $721,820
5+ Bedrooms 48 7% 232 $1,886,703
Source: Multiple Listing Service, provided by Gael Kelleher, Director of Real Estate, Housing
Assistance Corporation.
39 The median sale price increased by 17% when adjusting for inflation using the Consumer Price Index Inflation Calculator.
0
50
100
150
200
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
19951996199719981999200020012002200320042005200620072008200920102011201220132014# of SalesMedian Sales PriceYear
Figure 5: Barnstable Median Single-Family Sales Prices and
Sales by Year (1995-2014)
Source: The Warren Group Town Stats, ,median sales price year to date Jan-Aug
and number of sales by calendar year, accessed 10/9/14
Median
Sales
Price# of Sales
Barnstable HPP Final Draft 11/19/16
60
Hyannis
While The Warren Group data are not available at the village/neighborhood level, only town-wide, MLS
data is available for Hyannis.40 According to MLS data for Hyannis for October 2013-2014, 145 single-
family structures sold, which is about 20% of all single-family sales in Barnstable in this period.41 The
average price sold was $289,864 (median $241,500) and the average days on the market was 123. The
average price sold for a single family in Hyannis is close to half the average price sold in the town as a
whole and the median was roughly $94,000 less than town-wide.
Buying a Home in Barnstable
Despite the drop in home values that occurred after the housing market / economic downturn started in
2007, homeownership will continue to be challenging for moderate income households and will likely be
unattainable for lower income households, especially with increasing utility costs and tighter lending
requirements.
Household incomes have not kept pace with increased housing costs. As seen in the figure below, a
household of four with 80% AMI could afford to purchase a home up to $197,000; at Barnstable’s
median household income, a household could afford to buy a home no more than $209,000; and at
Barnstable’s median family income, a household could afford to buy a home no more than $263,000.
However, a home priced at the median sales price in Barnstable in 2015 of $425,000 would require an
income of roughly $108,605 to afford that purchase price (roughly 145% AMI).
With the area median household income of $74,900 affording a home of up to $267,000 and the
median sales price of a single-family home in 2015 of $425,000, there is a gap of $158,000. Note that
per the 2009 Housing Production Plan, Barnstable’s affordability gap was calculated at about $95,000
resulting from a softened market. However, in 2007 the gap was $217,500.
40 Note: MLS boundaries for Hyannis are not known by this author and are likely to be somewhat inconsistent with the census block groups or
census tracts for Hyannis, as defined by this report.
41 Multiple Listing Service, provided by Gael Kelleher, Director of Real Estate, Housing Assistance Corporation.
$57,550 $60,745 $73,938 $108,605
$197,000 209,000
$263,000
$425,000
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
80% AMI
Household of 3
Barnstable
Median
Household
Income
Barnstable
Median Family
Income
145%AMI /
Median Sales
Price 2015
Figure 6: Annual Income Needed to Afford to Purchase a Single-
Family in Barnstable
Source: DHCD Sales Price Calculator, Author calculations using Barnstable tax rate, and assuming 30-
year fixed mortgage, 5% downpayment, 4.5% interest rate.
Household Income
Sales Price
Barnstable HPP Final Draft 11/19/16
61
TABLE 30: APPROXIMATE COST OF SINGLE-FAMILY UNITS IN BARNSTABLE, 2014
2014 Assessed Value
Single-Family
Maximum Income Single-Family Homes
Assessed in Price Range
Units %
Less than $197,000 80% AMI ($57,550) 1,921 9%
Less than $209,000 Median household income
($60,745)
2,570 12%
Less than $263,000 Median family income
($73,938)
6,879 30%
Source: Town of Barnstable Assessor’s Office, October 2014. Note: assessed value is assumed to be roughly
93% of actual value or potential sale price. 80% AMI income figure based on 3-person household. Incomes
based on 2008-2012 American Community Survey. In 2012 inflations-adjusted dollars. Note: Data are based
on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from
sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent
margin of error.
Ownership Affordability for Current Households
Barnstable
Generally, housing is ‘affordable’ if the household pays no more than 30 percent of its annual income on
housing. Households who pay more than 30 percent of their income for housing are considered “cost-
burdened” and may have difficulty affording necessities such as food, clothing, transportation, and medical
care. For owners, housing costs include mortgage payment, utilities, association fees, insurance, and real
estate taxes.
Communities with more than 30% cost burdened households are considered to have an affordability
problem. The 2008-2012 ACS estimates that 42% of Barnstable homeowners spent more than 30% of
their household income on housing-related costs and are therefore “cost-burdened.” Additionally, 17%
of Barnstable owners spend more than 50% of their income on housing costs.
TABLE 31: BARNSTABLE HOMEOWNER HOUSING COST BURDEN, 2007-2011
% Household Income Spent on
Housing Costs
Owner % Owner Total % Total
<=30% 8,820 57% 11,160 55%
>30% to <=50% 3,785 25% 4,915 24%
>50% 2,690 17% 3,800 19%
not available 140 1% 240 1%
Total 15,435 100% 20,120 100%
Source: Comprehensive Housing Affordability Strategy (CHAS) per 2007-2011 ACS
Estimates. Note: Although CHAS data did not provide margin of error data, they are
derived from ACS estimates, which are based on samples and are subject to sampling
variability.
Of Barnstable’s total homeowner households, the 2007-2011 ACS estimates roughly 42% have at least 1
of 4 housing problems. Roughly 52% of homeowners with incomes between 80% and 100% AMI have
housing problems and 55% of homeowners with incomes between 50% and 80% AMI. The portion of
homeowner households with housing problems increases with lower incomes. The four housing
problems are: incomplete kitchen facilities; incomplete plumbing facilities; more than 1 person per room;
and cost burden greater than 50%.
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TABLE 32: BARNSTABLE HOMEOWNER HOUSING PROBLEMS, 2007-2011
Income as % of Area Median
Income
1 of 4 Housing
Problems
% Housing
Problems
No
Housing
Problems
Cost
Burden
Total
<=30% AMI 1265 85.33% 95 140 1500
>30% to <=50% AMI 1110 71.61% 440 0 1550
>50% to <=80% AMI 1065 54.56% 890 0 1955
>80% to <=100% AMI 990 51.83% 920 0 1910
>100% AMI 2055 24.12% 6465 0 8520
Total 6485 42.01% 8810 140 15435
Source: Comprehensive Housing Affordability Strategy (CHAS) per 2007-2011 ACS Estimates. Note:
Although CHAS data did not provide margin of error data, they are derived from ACS estimates, which are
based on samples and are subject to sampling variability. The four housing problems are: incomplete kitchen
facilities; incomplete plumbing facilities; more than 1 person per room; and cost burden greater than 50%.
TABLE 33: BARNSTABLE HOMEOWNER COST BURDEN BY INCOME CATEGORY, 2007-2011
Income by Cost Burden (Owners only) Cost
burden
> 30%
% Cost
burden
> 50%
% Total %
Household Income <= 30% HAMFI 1265 20% 980 36% 1500 10%
Household Income >30% to <=50% HAMFI 1115 17% 625 23% 1550 10%
Household Income >50% to <=80% HAMFI 1065 16% 485 18% 1955 13%
Household Income >80% to <=100% HAMFI 990 15% 320 12% 1910 12%
Household Income >100% HAMFI 2040 32% 280 10% 8520 55%
Total 6475 100% 2690 100% 15435 100%
Source: Comprehensive Housing Affordability Strategy (CHAS) per 2007-2011 ACS Estimates. Note: Although
CHAS data did not provide margin of error data, they are derived from ACS estimates, which are based on samples
and are subject to sampling variability.
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63
Hyannis
Based on the 2008-2012 ACS estimates for the Hyannis block groups, roughly 58% of all households are
considered cost burdened and 57% of all homeowners are considered cost burdened, with about 24%
severely cost burdened, meaning they spend more than 50% of gross income on housing costs. Note
that the ACS estimates for this dataset have particularly high margins of error, which should be factored
in to any analysis of the data.
TABLE 34: HYANNIS BLOCK GROUPS HOMEOWNER HOUSING COST BURDEN, 2008-2012
% Household Income Spent on Housing
Costs
Owner MOE %
Owner
Total MOE % Total
Total Cost Burdened (>=30%) 935 +/-228.3 57% 1956 +/-337.5 58%
<=30% 675 +/-179.3 50% 1420 NA 42%
>30% to <=50% 454 +/-162.9 24% 942 +/-
245.95
28%
>50% 481 +/-162.2 24% 1014 +/-134 30%
Total 1634 +/-244.6 100% 3376 +/-434.4 100%
Source: 2008-2012 ACS. Data are based on a sample and are subject to variability. The degree of uncertainty for
estimates arising from sampling is represented through the use of a margin of error. The value shown here is the 90 %
margin of error. MOE = Margin of Error. NOTE: MOE of the percentages for Hyannis block groups ranged from +/-
7.53 to +/-39.85
RENTAL HOUSING BY COST
Barnstable
The estimated median gross rent for Barnstable for 2008-2012 was $1,081 (+/- 75), which was higher
than estimated median gross rent statewide but lower than Barnstable County’s estimated median gross
rent ($1,094) as well as the surrounding communities of Mashpee, Sandwich, and Yarmouth, which
ranged from $1,266 to $1,356. The estimated annual income needed to afford median gross rent in
Barnstable is roughly $43,240, which is roughly $9,100 over the estimated renter median income in
Barnstable County of $34,130.42 To afford the median gross rent in Barnstable would require an hourly
wage of about $22.5, assuming 40 hours per week, 52 weeks per year.
TABLE 35: MEDIAN GROSS RENTS FOR 2008-2012
Median Gross
Rent (MGR)
MOE Hourly Full-Time
Wage Needed to
Afford MGR
Monthly Income
Needed to Afford
MGR
Annual Income Needed
to Afford MGR
Massachusetts $1,056 +/-5 $22.0 $3,520.00 $42,240.00
Barnstable, Town $1,081 +/-75 $22.5 $3,603.33 $43,240.00
Barnstable County $1,112 +/-29 $23.2 $3,706.67 $44,480.00
Yarmouth $1,266 +/-74 $26.4 $4,220.00 $50,640.00
Sandwich $1,353 +/-311 $28.2 $4,510.00 $54,120.00
Mashpee $1,356 +/-108 $28.3 $4,520.00 $54,240.00
Source: 2008-2012 American Community Survey. Data based on samples and are subject to variability. The degree of
uncertainty for an estimate arising from sampling is represented through the use of a margin of error. The value shown here
is the 90 % margin of error. MOE = Margin of Error. “Monthly Gross Rent” includes estimated utilities in addition to
contract rent. "Monthly Income Needed. . ." is calculated based on Median Gross Rent of 30% gross income.
42 National Low Income Housing Coalition, “Out of Reach 2014: Massachusetts.” Nlihc.org/oor/2014/ma, accessed 10/15/14.
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The tables below portray market rental
listings based on two snapshot of listing
data on Craigslist Cape Cod: Oct-Nov
2014 and Sept 2015. In 2014, of the total
nine units listed, four were affordable units
restricted to low-income households: three
at Village Green and one was an accessory
apartment. Of the total units listed, eight
units were year-round with no age
restrictions (including the four affordable
units). Rental listing prices appear to be in a
range in line with or below fair market
rents (FMR). Whereas in 2015, there were
six year-round rental units listed including
one with 1-bedroom, three with 2-
bedrooms, and two with 4-bedrooms.
None listed in the 2015 snapshot appeared
to be affordable units. Four of the units
listed in the 2015 snapshot are located in
Hyannis, one in Marstons Mills, and one in
Osterville. In addition to these units, there
were four winter-only units (not-year
round).
TABLE 36: YEAR-ROUND ONLY MARKET RENTAL RATES FOR BARNSTABLE (OCT-NOV 2014)
1 bedroom 2 bedroom 3 bedroom 4 bedroom Total Listings
# $ # $ # $ # $
Total 4 $812-
$1204
4 $1,080-
$1300
1 $1,240 2 $1,885-
$2,500
11
Village Green (Affordable
Units)
1 $812 1 $1,080 1 $1,240 0 na 3
Accessory Apartment
(Affordable Unit)
1 $1,204 0 na 0 na 0 na 1
FY 2015 Fair Market Rents $920 $1,234 $1,614 $1,695
Source: Craigslist Cape Cod, accessed 10/14/14, 11/7/14, 11/8/14, and 11/10/14 search “apartments/housing for rent” in
“Barnstable.” Capecod.craigslist.org. Fair Market Rents based on Barnstable Town, MA MSA, www.huduser.org, accessed
10/14/14. Note: Forty-two units that were also listed as available at Hyannis House (55+ community) are not included in
this table as listings were likely multiples of same units.
TABLE 36A: YEAR-ROUND-ONLY MARKET RENTAL RATES FOR BARNSTABLE (SEPT 2015)
1 bedroom 2 bedroom 3 bedroom 4 bedroom Total Listings
# $ # $ # $ # $
Total 1 $999 3 $1,170-
$1,300
0 2 $1,885 –
$2,500
6
Source: Craigslist Cape Cod, accessed 9/9/15 search “apartments/housing for rent” in “Barnstable.” Capecod.craigslist.org.
According to the National Low Income Housing Coalition, the estimated mean renter wage in
Barnstable County is $10.67. At this wage with a full-time job, a renter could afford a monthly rent of
Wages Needed to afford Fair Market Rent in
Massachusetts
In Massachusetts, the Fair Market Rent (FMR) for a two-
bedroom apartment is $1,252. In order to afford this level of
rent and utilities – without paying more than 30% of income on
housing – a household must earn $4,174 monthly or $50,090
annually. Assuming a 40-hour-work week, 52 weeks per year,
this level of income translates into a Housing Wage of $24.08.
In Massachusetts, a minimum wage worker earns an hourly
wage of $8.00. In order to afford the FMR for a two-bedroom
apartment, a minimum wage earner must work 120 hours per
week, 52 weeks per year. Or a household must include 3.0
minimum wage earners working 40 hours per week year-round
in order to make the two-bedroom FMR affordable.
In Massachusetts, the estimated mean (average) wage for a
renter is $17.47. In order to afford the FMR for a two-
bedroom apartment at this wage, a renter must work 55 hours
per week, 52 weeks per year. Or, working 40 hours per week
year-round, a household must include 1.4 workers earning the
mean renter wage in order to make the two-bedroom FMR
affordable.
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65
$555. In order to afford a one-bedroom apartment at FMR, a renter with mean wage would need to
work at least 63 hours per week to afford a one-bedroom and at least 85 hours per week for a two-
bedroom apartment. Barnstable County’s mean renter wage is close to $7 lower than the state mean
renter wage ($17.47) but has a higher median rent of $1,112 compared with the state median rent of
$1,056. In other words, renters in Barnstable County generally earn lower wages and pay higher rent
than renters statewide.
Hyannis
As seen from the snapshot Craigslist analysis above, the only rental units listed in the 2014 snapshot in
Hyannis were age restricted to 55+ years at Hyannis House. In the 2015 snapshot, the four rental listings
in Hyannis consisted of a one-bedroom unit of about 600 s.f.; two 2-bedroom units (Cape Crossroads
and Hyannis House); and one 4-bedroom. Based on the 2008-2012 ACS estimates, the median gross
rent for Hyannis census tracts range from $808 for tract 153 (+/-77 margin of error) to $1,091 for tract
125.02 (+/-151 margin of error).
TABLE 37: MEDIAN GROSS RENTS FOR HYANNIS, 2008-2012
Median Gross Rent MOE
Barnstable, Town $1,081 +/-75
Census Tract 125.02 $1,091 +/-151
Census Tract 126.02 $1,016 +/-180
Census Tract 153 $808 +/-77
Source: 2008-2012 American Community Survey. Data based on samples and subject to sampling variability. The
degree of uncertainty for estimates arising from sampling is represented through the use of a margin of error. The value
shown here is the 90 % margin of error. MOE = Margin of Error. NOTE: Block group data not available for this dataset,
therefore the table shows Hyannis by census tracts.
Rental Affordability for Current Households
Barnstable
Communities with more than 30% cost burdened households are considered to have an affordability
problem. An estimated 48% of Barnstable renter households were “cost-burdened,” spending more than
30% of their household income on housing-related costs. Roughly 24% of renters spent between 30%
and 50% of income on housing costs and 24% spend more than 50% of income on housing costs.
TABLE 38: BARNSTABLE RENTER HOUSING COST BURDEN, 2007-2011
% Household Income Spent on Housing Costs Renter % Renter Total % Total
<=30% 2,340 50% 11,160 55%
>30% to <=50% 1,130 24% 4,915 24%
>50% 1,110 24% 3,800 19%
not available 100 2% 240 1%
Total 4,685 100% 20,120 100%
Source: Comprehensive Housing Affordability Strategy (CHAS) per 2007-2011 ACS Estimates.
Note: Although CHAS data did not provide margin of error data, they are derived from ACS
estimates, which are based on samples and are subject to sampling variability.
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TABLE 39: BARNSTABLE RENTER HOUSING COST BURDEN BY INCOME CATEGORY, 2007-2011
Income by Cost Burden (Renters only) Cost burden
> 30%
% Cost burden
> 50%
% Total %
Household Income <= 30% HAMFI 925 41% 715 64% 1320 28%
Household Income >30% to <=50%
HAMFI
670 30% 325 29% 810 17%
Household Income >50% to <=80%
HAMFI
535 24% 70 6% 980 21%
Household Income >80% to <=100%
HAMFI
30 1% 0 0% 370 8%
Household Income >100% HAMFI 80 4% 0 0% 1210 26%
Total 2240 100% 1110 100% 4685 100%
Source: Comprehensive Housing Affordability Strategy (CHAS) per 2007-2011 ACS Estimates. Note:
Although CHAS data did not provide margin of error data, they are derived from ACS estimates, which are
based on samples and are subject to sampling variability.
Hyannis
Based on the 2008-2012 ACS estimates for the Hyannis block groups, roughly 58% of all households are
considered cost burdened and 55% of all renters are considered cost burdened, with about 29%
spending more than 50% of gross income on housing costs. Note that the ACS estimates for this
dataset have particularly high margins of error, which should be factored in to any analysis of the data.
TABLE 40: HYANNIS BLOCK GROUPS RENTER HOUSING COST BURDEN, 2008-2012
% Household Income Spent on
Housing Costs
Renter MOE % Renter Total MOE % Total
Total Cost Burdened (>=30%) 1,021 +/-250.1 55% 1956 +/-337.5 58%
<=30% 745 +/-211.6 40% 1420 NA 42%
>30% to <=50% 488 +/-185 26% 942 +/-
245.95
28%
>50% 533 +/-166.9 29% 1014 +/-134 30%
Total 1870 +/-297.2 100% 3376 +/-434.4 100%
Source: 2008-2012 ACS. Data are based on a sample and are subject to variability. The degree of uncertainty
for estimates arising from sampling is represented through the use of a margin of error. The value shown here is
the 90 % margin of error. MOE = Margin of Error. NOTE: MOE of the percentages for Hyannis block groups
ranged from +/-7.53 to +/-33.29
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HOUSING UNIT GROWTH & BUILDING
ACTIVITY
Between 2004 and 2014, Barnstable issued an average of 60.5 building permits annual for new dwelling
units, with a low of 40 (2009 and 2011) and a high of 98 (2005). Building activity decreased with 2008’s
Great Recession after the 2005 high. Most recently, the number of permits issued increased from 40 to
65 permits annually from 2011 to 2014.
Most of the permits were issued for new single-family dwellings. Per the U.S. Bureau of the Census
“Building Permit Estimates”, permits issued between 2010-2014 were for a total of 191 housing units,
179 of which were single family dwellings (12 units units were in buildings of 3-4 units).43 Note, the
census data is an estimate, and typically differs somewhat from town permit records.
43US Census Bureau. http://censtats.census.gov/bldg/bldgprmt.shtml. accessed 07/01/16.
67
98
73 67
50 40
58
40 50
65 57
0
20
40
60
80
100
120
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014# of Building PermitsYear
Figure 7: Barnstable Permits for New Dwelling Units,
2004-2014
Source: Barnstable Growth Management Department, Town of
Barnstable, Oct 2014 & Oct 2015.
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AFFORDABLE HOUSING
OVERVIEW
For the purposes of this analysis, affordable housing is housing that is restricted to individuals and families
with qualifying incomes and asset levels, and receives some manner of assistance to bring down the cost
of owning or renting the unit, usually in the form of a government subsidy, or results from zoning relief
to a housing developer in exchange for the income-restricted unit(s). Affordable housing can be public
or private. Public housing is managed by a public housing authority, established by state law to provide
affordable housing for low-income households. Private income-restricted housing is owned and
operated by for-profit and non-profit owners who receive subsidies in exchange for renting to low- and
moderate-income households.
The Massachusetts Department of Housing and Community Development (DHCD) maintains a
Subsidized Housing Inventory (SHI) that lists all affordable housing units that are reserved for households
with incomes at or below eighty percent AMI under long-term legally binding agreements and are
subject to affirmative marketing requirements. The SHI also includes group homes, which are residences
licensed by or operated by the Department of Mental Health or the Department of Developmental
Services for persons with disabilities or mental health issues.
The SHI is the state’s official list for tracking a municipality’s percentage of affordable housing under
M.G.L. Chapter 40B (C.40B). This state law enables local Zoning Boards of Appeals to approve
affordable housing developments under flexible rules if less than ten percent of year-round housing units
in a town consist of income-restricted or subsidized housing for low-moderate income households. It
was enacted in 1969 to address the shortage of affordable housing statewide by reducing barriers
created by local building permit approval processes, local zoning, and other restrictions.
BARNSTABLE AFFORDABLE UNITS
As of September 2014, there were 1,372 units in Barnstable on the State’s Subsidized Housing Inventory
(SHI), including 1,177 rental units (86 percent) and 175 ownership units (13 percent).44 Of the total
affordable rental units, according to the Growth Management Department’s (GMD) records, there are
869 income-restricted units.45 Of these, 672 (77 percent) units are in Hyannis. Of 130 total ownership
units (per GMD records), there are fifty affordable ownership units in Hyannis, or about thirty-nine
percent of town-wide affordable ownership units.
Approximately 41 percent (563 units) of the total SHI units were created through comprehensive
permits under C.40B. In addition, 196 affordable rental units have been created through the Town’s
Accessory Affordable Apartment Program (AAAP).46 The accessory units created are 22 percent studio
apartments, 61 percent one-bedroom, and 16 percent two-bedroom units.
44 Note: The SHI includes 21 “mixed” units, which include both ownership and rental. These units are at Life Inc. I and II (550 Lincoln Rd. Ext.),
The Residences at 615 Main, Village Marketplace on Stevens Street, and Stoneridge Crossing on Center Street.
45 MGL C.40B allows all units in a mixed-income rental development to count on the SHI, however only 20-25% are required to be income-
restricted units.
46 The Accessory Affordable Apartment Program (Section 9, Article II of the Code of the Town of Barnstable) has been implemented since
2000. The Program’s main objective Is to use existing housing stock to provide affordable housing by allowing the creation of new accessory
affordable units either in the dwelling or within an existing detached structure on owner-occupied dwelling properties. The affordable
apartment units are subject to a Comprehensive Permit.
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The town would need at least 683 subsidized housing units to surpass its 10 percent Chapter 40B
affordable housing goal.
Roughly seventy-nine percent of the units listed on the SHI are restricted as affordable in perpetuity. Of
the twenty-one percent of units that are not restricted in perpetuity, roughly eight percent (116 units)
have affordability restrictions that will expire within ten years (prior to 2024). These include the
following:
• One-hundred rental units at Fawcetts Pond Village (148 W. Main Street) with end of term in
2015
• Six rental units at Cape Cod Group Homes (47 Cedar St) with end of term in 2020
• Ten ownership units at various locations (Cape Cod Commission HOR Program) with terms
ending in 2015 and 2016
Special Needs Housing
Special needs housing includes housing for people with cognitive and physical disabilities, including group
homes as well as accessible/adaptable units, and emergency shelters, transitional housing, and permanent
supportive housing for formerly homeless persons. The SHI lists 141 units in group living environments
(GLE) (10 percent of total units) consisting of MA Department of Mental Health group homes, MA
Department Developmental Services (DDS) GLE, Cape Head Injury Program homes, Cape Cod GLE,
and AEI GLE. In addition, the Captain Eldridge House, owned by the Barnstable Housing Authority,
provides eighteen units of congregate/shared living for elderly and/or disabled individuals requiring
minimal services. DDS group living environments consist of sixty-nine units in Barnstable. In addition,
private market-rate facilities for individuals with cognitive/intellectual disabilities include the Hyannis
campus of Life, Inc. and scattered site Halyard Services (condominiums owned by Halyard Services
clients). DMH group homes consist of fifty-two units in Barnstable. Two point-in-time searches of
Massachusetts Accessible Housing Registry listed no accessible units in Barnstable for people with
physical disabilities, indicating a need for more accessible units (web searches conducted 10/17/14 and
12/2/14).
As described in the Barnstable Consolidated Plan FY2015-2019, the region has one shelter for individuals
- the NOAH Shelter in Hyannis operated by HAC - that has a capacity of sixty beds and that serves an
average of five-hundred people a year. There are a variety of family shelters in the region that have a
capacity of about seventy units/beds. While the focus of the Council of Churches over the last decade
has been to provide permanent supportive housing (PSH), especially for the chronically homeless, there
are approximately eighty transitional housing beds available for homeless individuals. The average length
of stay in emergency shelter is four months, and eleven months in transitional housing.
During this past year, the Day Shelter (housed in the same location as the overnight NOAH Shelter) has
begun operation. The Day Shelter is open during daytime hours, to provide a safe place for homeless
individuals. Duffy Health Center is now providing case management to individuals. There are also
various referral services available. While not expanding the capacity of current shelters, there is an
ongoing effort to continue to provide emergency shelters and transitional housing for the homeless and
continue to support the efforts of the Council of Churches to continue its Overnights of Hospitality
program and local efforts.
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TABLE 41: BARNSTABLE EMERGENCY SHELTER, TRANSITIONAL HOUSING, AND PERMANENT SUPPORTIVE
HOUSING UNITS FOR HOMELESS/FORMERLY HOMELESS PERSONS
Target Population Emergency
Shelter Units
Transitional
Housing Units
Permanent
Supportive
Housing Units
Angel House Families 13
NOAH General 60 0 0
Pilot House Substance abuse
recovery (Sober
house)
17 0 0
Pilot Plus Substance abuse
recovery (Sober
house)
0 0 5
CHAMP Homes Substance abuse
recovery (Sober
house)
0 0 44
CHAMP House II and III Substance above
recovery (Sober
house)
0 0 14
Bayside Cottage Women transitioning
from prison
0 4 0
Cape Cod Supportive Housing (DMH
Scattered Site)*
Dept. of Mental
Health clients
0 0 20
Kit Anderson/Larry Doughty House* Dept. of Mental
Health clients
0 6 0
Chase House Substance abuse
recovery (Sober
house)
0 0 6
Housing First (Scattered site) HIV/AIDS 0 0 6
Home and Healthy for Good General 0 0 12
Homeless not Helpless Substance abuse
recovery (Sober
house)
0 0 0
Spring Street Project Chronically disabled 0 0 0
Vinfen Mentally ill 0 2
Eve’s House Women 0 14 0
Admiral Cooke House Men 0 9 0
Faith House Men 0 12 0
Elise House Women 0 5 0
Total 90 40 109
Sources: Hamilton, Lee M., Costs of Homelessness: A Study of Current and Formerly Chronically Homeless Individuals
on Cape Cod, MA, 2009 and Cape Cod & The Islands Regional Network to Address Homelessness (Policy Board
meeting minutes 9/9/2011).
In addition, the Cape Cod Center for Women provides a 24-hour safe house at an undisclosed location
for emergency shelter and Independence House in Hyannis provides twenty-eight safe homes for
battered women and their children.
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71
In general,
the shift
from
institutionalized care for special needs populations to community-based services has created greater
need for affordable housing with supportive services. Regional and local efforts to provide emergency
and transitional shelter as well as permanent supportive housing for formerly homeless persons have
supported a substantial decline in the homeless population in the past ten years (2005-2014). The
Regional Network is preparing further analysis regarding needs to assist the current homeless population
and for homelessness prevention in the region.
Regional Analysis of SHI Units
Per DHCD’s most current available inventory, dated December 5, 2014, the Upper and Mid-Cape
communities range between 3.5 percent (Sandwich) to 6.9 percent (Bourne) of affordable housing as
percent of total year-round housing units. Barnstable, having a greater share of total year-round housing
units, has the greatest absolute number of affordable units (1,373).
1,373
596
335
963
298 287
518
0
200
400
600
800
1,000
1,200
1,400
1,600
Barnstable Bourne Dennis Falmouth Mashpee Sandwich Yarmouth
Figure 8: Regional Comparison of SHI Units by Town
Source: DHCD, December 2014.
6.70%6.90%
4.40%
6.50%
4.50%
3.50%
4.30%
0.00%
1.00%
2.00%
3.00%
4.00%
5.00%
6.00%
7.00%
8.00%
Barnstable Bourne Dennis Falmouth Mashpee Sandwich Yarmouth
Figure 9: Regional Comparison of SHI Units by Town
Source: DHCD, December 2014
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72
Wait Lists for Affordable Rental Units
To help gauge supply and demand for affordable housing in Barnstable, the wait lists for Barnstable
Housing Authority Units are summarized below. Waits for public housing units total close to 1500
households in 2014 and increased to 1,635 in 2015 (note that some households are on multiple wait
lists). Demand is high for Housing Authority units, particularly for the Stage Coach Residents, with over
twenty households on the wait list per unit. Family units are also in high demand with over five
households on the wait list per unit.
TABLE 42: HOUSING AUTHORITY UNITS AND WAIT LISTS (2014, UPDATED 2015).
Type of Unit # Units # Households on Wait List Ratio
(Households on wait list for every 1
unit)
2014 2015 2014 2015
Congregate 18 11 8 0.6 0.4
Elderly/Young Disabled 423 615 656 1.5 1.6
Family 111 497 618 4.5 5.6
Special 1BR/Studio/SRO Units (Aunt
Sarah’s)
108 142 111 1.3 1.1
Stage Coach Residents 12 228 242 19 20.2
Total 672 1,493 1,635 2.2 2.4
Source: Lorri Finton, Executive Director, Barnstable Housing Authority, 9/18/14 and 9/15/15.
Compilation of wait lists for private affordable rental units would be useful for further analysis of demand
for affordable rental units.
Wait Lists for Housing Choice Rental Vouchers
Rental assistance to afford housing can be obtained through vouchers, where the subsidy is used by a
tenant to find rental housing in the private market and is paid to a private landlord. There are two rental
voucher programs available in Massachusetts: the federal Section 8 program and the Massachusetts
Rental Voucher Program (MRVP).
In 2014, 1,344 vouchers were administered by Barnstable Housing Authority and the Housing Assistance
Corporation. There were 183 Section 8 Mobility Vouchers, 20 Alternative Housing Vouchers for
Disabled, 896 Section 8 Housing Choice Vouchers, 180 Section 8 Rental Assistance, and 203 MRVP
vouchers. There is a significantly greater demand for vouchers than supply. In October 2014, there were
over 270 households on the wait list for the MRVP vouchers and over 4,500 on the wait list for Section
8 vouchers. In September 2015, there were 207 households on the wait list for the MRVP vouchers.
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73
PLANNED AFFORDABLE PROJECTS
The demand for affordable housing continues to be greater than the supply, and affordable housing
production at the regional level has not kept pace with demand for these units relative to market rate
housing production or with the loss of existing income-restricted units due to their term of affordability
expiring. In Barnstable, there are 161affordable units permitted or under construction across eleven
development projects as described in the table below. Six of the developments were permitted through
a comprehensive permit, two were through inclusionary zoning, and two were through private initiated
affordable housing development and one through multi-family affordable housing. Forty-seven of the
permitted units count on the SHI. Two of the developments are rental housing the Village Green project
is permitted to create sixty units of rental and Lyndon Court 42 units. Six of the projects are in Hyannis
(with 122 units total). Other projects are in Barnstable, Cotuit, and Osterville.
TABLE 43: PLANNED OR PERMITTED AFFORDABLE HOUSING DEVELOPMENTS IN BARNSTABLE (SEPT. 2015)
Project Village Tenure # Aff.
units
# Market
units
Affordable
bedroom
Market
bedroom
Permit Type SHI
Status
Permitted Not Yet Under Construction
Barrell Hill Barnstable Owner 1 10 TBD inclusionary no
Old Stage
Rd
Centerville owner 2 0 2 – 2 beds n/a Comp permit no
Lyndon
Court
Hyannis Rental 42 0 21- 1
21- 2
n/a MAH no
Village
Green
Hyannis Rental 60 0 14- ones, 42-
twos, 4
threes
n/a comp permit no
Permitted Under Construction
Cotuit
Meadows
Cotuit Owner 31 124 3 3 comp permit 13
Schooner
Village
Hyannis Owner 6 29 3 3 PIAHD 6
Settlers I Hyannis Owner 5 20 1 four, 4
threes
4 fours,
rest 3s
comp permit 0
Settlers II Hyannis Owner 6 29 3 3 PIAHD 6
Flagship Hyannis Owner 3 29 inclusionary 2
Cotuit
Center
Residences
Cotuit Owner 2 6 1- two, 1-
one
4-twos, 2
ones
comp permit no
Osterville
Landing
Osterville Owner 3 8 3 3 comp permit no
Total 161 255 47
Source: Barnstable Growth Management Department, provided by Arden Cadrin, Housing Coordinator, September 2015.
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Regional Housing Trends and Policy47
The Barnstable County Nexus Study conducted for the Cape Cod Commission in 2005
confirmed that the creation of affordable housing is extremely challenging on Cape Cod, which
has lower average wages and higher housing costs than state averages. In a region dominated by
lower-wage service sector and tourism-related employment, it is critical to have a sufficient
amount of housing that is affordable in order to attract and retain a diverse workforce. Without
an adequate supply of affordable housing, Cape Cod’s employers would need to import a
significant share of the year-round workforce from outside the region, and the social and
economic diversity that has helped to sustain the Cape’s character and attractiveness to visitors
would be reduced.
High housing costs result from the increased demand for second and/or retirement homes and
from local zoning and other regulatory policies. The fastest-growing segment of the Cape’s
population in the last decade was the 45-59 age group. This group and baby boomers in
general will continue to play a significant role in the region’s housing market. One third of the
Cape’s housing stock is used for seasonal purposes. With an average income nearly double that
of the region’s, second home owners can compete for the existing housing stock and drive
housing prices higher overall.
In an effort to control growth and to protect the region’s groundwater, most Cape communities
over the last 20-plus years have adopted large-lot zoning bylaws. The combination of escalated
land prices and this type of zoning has rendered the creation of affordable housing nearly
impossible without some sort of relief from limits on development density. More than 87
percent of the newly constructed affordable housing units created in the region over the last six
years has been permitted with higher density under the Chapter 40B comprehensive permit
process.
To create the 5,000-plus affordable units that are needed to achieve the 10-percent regional
goal by 2015, progress must be made in all of the following areas: (1) significant local zoning
changes that promote affordable housing and allow the density that makes affordable housing
creation financially feasible; (2) enhanced wastewater infrastructure that no longer relies on
individual Title 5 systems; and (3) increased resources-both public and private-devoted to
affordable housing. Significant citizen support and political will are needed to make progress on
all of these fronts.
47 Cape Cod Commission. Cape Cod Regional Policy Plan, as amended August 17, 2014, pg. 82. Accessed on 9/29/14.
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Chapter 3: Development Constraints &
Limitations
The focus of this chapter is to detail Barnstable’s development constraints and limitations. This also
includes analysis of environmental constraints, infrastructure capacity, and regulatory barriers. The
information presented in this section is largely based on other planning documents, including the 2010
Comprehensive Plan and 2010 Open Space and Recreation Plan.
In addition, the information and conclusions are further informed through consultations with municipal
officials including representatives from the following departments/divisions: Natural Resources, Growth
Management, former Citizen Advisory Committee, Public Works/Highway, the Water districts, and
School Department.
The 2010 Comprehensive Plan finds that Barnstable’s “. . . natural environments are distinctive and varied.
Together with the built environment, they form the essential character and identity of the area. To
maintain Barnstable’s character, natural resources must be protected.”48
Barnstable’s 2010 Open Space and Recreation Plan (2010 OSRP) summarizes the Town’s development
constraints and limitations as follows:49
Barnstable faces challenges in protection and enhancing the vibrancy, variety, and quantity of its natural,
historic, and cultural resources. Many of the challenges the Town faces relate to the pace and location
of development over the past half century, as well as other natural or economic trends. The challenges
include:
• Concerns about pollution of ponds, estuaries and groundwater resulting from nutrient
loading and bacterial contamination.
• Coastal erosion leads to increased efforts to armor the shoreline, which in turn can
upset the natural sediment flow and create additional erosion pressures. Related
concerns are the impacts of erosion and flooding associated with relative sea level
rise;
• Biodiversity and habitat fragmentation is of concern given the extent of land
development that has altered or diminished habitat;
• Protection of the Town’s scenic roads is needed to preserve the character of
Barnstable’s villages.
• Barnstable has 17 sites that are considered tidally restricted wetlands, due primarily to
inappropriately sized culverts and pipes.
• There are several mapped Environmental Justice areas in Barnstable. These areas
include some of the most densely populated, densely developed areas in Town.
48 Town of Barnstable. Town of Barnstable Compre hensive Plan 2010. 2010
49 Town of Barnstable. Town of Barnstable Open Space and Recreation Plan . 2010
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ENVIRONMENTAL CONSTRAINTS
Specific environmental elements that impact housing development include landscape character, geology,
soils, topography, groundwater, freshwater ponds and lakes, coastal and estuarine resources, plan
communities & wetlands, Areas of Critical Environmental Concern (ACEC) designation, rare and
endangered species, critical habitat, scenic views, and hazardous waste sites, as further described below.
The following sections are excerpted from the 2010 OSRP, unless otherwise noted.
LANDSCAPE CHARACTER
Barnstable's landscapes vary from wooded upland areas covered by oaks and pines to seashore habitats
of salt marshes, beach grasses and dunes, to highly developed commercial and residential areas.
The boundaries with the sea are flat, there are no rocky cliffs, and the sea and shore form a shifting
pattern of sandy beaches, dunes, estuaries and marshes. Also significant are the inland wetland areas,
including pond and lakeshore areas, cranberry bogs and associated red maple and cedar swamps. There
are numerous wetlands throughout the Town because of low elevations and high groundwater levels.
Barnstable is traversed by the Mid-Cape Highway, Route 6, which bisects the Town in the east-west
directions. The land for several miles in each direction is currently covered by the oak/pine forests and
contains numerous ponds and lakes. A significant amount of this land has been preserved in a natural
state by purchase for open space or by conservation restrictions.
To the south, the land levels off in topography and the fresh watercourses connect to the bays and
inlets that lead to the Sound. Several of the older village centers are characterized by small commercial
strip development and dense single-family residential development.
Land north of the moraine and Route 6 slopes more abruptly toward Cape Cod Bay. This area is
protected by the Old King's Highway Regional Historic District. The Old King’s Highway Commission is
charged with protecting the visual and historic character of the land north of Route 6 and is responsible
for maintaining much of the visual colonial era character along Route 6A.
Further to the north are the Great Marshes and the barrier beach Sandy Neck, which has been
designated as the Sandy Neck/Barnstable Harbor Area of Critical Environmental Concern (ACEC).
Areas of Critical Environmental Concern are places in Massachusetts that receive special recognition
because of the quality, uniqueness and significance of their natural and cultural resources.
As a regional commercial center, Barnstable includes densely developed commercial areas dominated
by auto-oriented strip development.
GEOLOGY
The geology of the Town of Barnstable is the result of glacial activity during the Wisconsin stage of the
Pleistocene epoch, 15,000 to 25,000 years ago. The retreat of the ice sheets from their maximum stage
of advance, at the islands of Martha's Vineyard and Nantucket, resulted in deposition of rock debris
(known as glacial drift) over the original bedrock, which now underlies the surface of the town at
depths of between 150 to 400 feet below sea level.
Glaciers left behind two major types of drift formations: moraine and outwash plain. The moraine is a
ridge of debris that accumulated when the glacier remained more or less stationary for a long period of
time. The outwash plain is composed of sand and gravel washed out of the moraine by meltwater
streams during this period. In the present-day landscape, these two formations are reflected in the hills
of the Sandwich moraine, which runs across the town from east to west along the course of the Mid-
Cape highway, and in the Mashpee and Barnstable outwash plains, which extend from the moraine to
the south shore.
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SOILS ARE CLEARLY DIVIDED BY THE MORAINE, WITH CLAY-LIKE,
GENERALLY NON-PERMEABLE SOILS TO THE NORTH, AND THE SANDY
GROUND OF THE OUTWASH PLAIN STRETCHING SOUTH TO
NANTUCKET SOUND.
Numerous ponds and lakes were formed within the outwash plain when blocks of ice left behind by the
glacier melted and left ‘kettle holes’ that were later filled by groundwater. Many host rare plant species,
including wildflowers that attract threatened butterflies, moths and dragonflies.
The numerous barrier beach and salt marsh systems within the town, including Sandy Neck and the
extensive Great Marshes on the north shore, were formed from coastal processes over the last several
thousand years. The Great Marshes area, protected by Sandy Neck, is the largest salt marsh on Cape
Cod, and is a state designated Area of Critical Environmental Concern (ACEC).
The geologic formations of the town have been a determinant of land use patterns. The difficult
topography of the ‘knob and kettle’ landscape of the moraine, along with problems accessing
groundwater and poor soils characterized by sands mixed with clays, cobbles and boulders, have caused
it to be developed slowly in comparison with the rest of the town.
Relatively large areas of the moraine, including the West Barnstable Conservation Area and Old Jail
Lane preserve, remain undeveloped. The comparatively level topography of the outwash plain,
combined with readily available groundwater and the ease of on-site sewage disposal in the sandy soils,
resulted in extensive development from the nineteenth century onward. This growth was centered
primarily along the south shore and in the villages, but spread in recent decades to include Centerville,
Hyannis and Marston Mills.
SOILS
Soil types in the Town of Barnstable correspond with the geologic formations described above. In
general, five major soil associations are found within the Town of Barnstable.
Soils in Barnstable more suited for residential uses:
Plymouth-Barnstable Association – very stony and extremely stony and bouldery soils on
moderate to steep slopes. Soils of this association present moderate to severe limitations for residential
and other intensive uses due to the degree of slope, plus the presence of many stones and boulders.
Carver-Windsor-Hinckley Association - coarse sandy soils on nearly level to strongly sloping
terrain. These are the characteristic soils of the outwash plain, and present only slight to moderate
limitations to residential, commercial and industrial uses due to relatively level terrain and the ease of
on- site sewage disposal in coarse sands and gravels.
Enfield-Agawam Association - well-drained, loamy soils underlain by sands on nearly level to
moderately sloping terrain. The resulting soils are among the most suitable within the Town for
agriculture, due to the relatively level slope, lack of stone, and loamy composition that retains moisture
and nutrients. Like the soils of the Carver-Windsor-Hinckley association, the Enfield-Agawam soils are
generally suitable for residential development and on-site sewage disposal.
Soils in Barnstable least suited for residential uses:
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Belgrade-Raynham-Hinesburg Association - moderately well drained soils, poorly drained soils,
and soils with hardpan on nearly level and gently sloping terrain. The better-drained soils of this
association are highly suitable for farming, and in the past have been extensively cleared for this
purpose. In general, this soil association has severe limitations for residential or other uses that require
on-site septic disposal, due to a high water table and/or slow percolation rate.
Tidal Marsh-Dune Sand-Sanded Muck Association - low-lying soils subject to regular tidal
overflow, partly stable droughty sands and very poorly drained organic soils. This association includes
Sandy Neck, the Great Marshes, and other beaches, salt marshes and inland wetlands throughout the
town. Tidal marshes comprise about 50 percent of this association; dune sand and coastal beach about
25 percent; and muck and peat soils the remainder. This soil association in general provides excellent
wildlife habitat, with tidal marshes fulfilling a particularly critical role, both as wetland wildlife habitat and
for finfish and shellfish resources.
Agricultural Soils
As noted in Barnstable’s 2005 Open Space and Recreation Plan, 10,482 acres (26%) of the town's land
area are classified as agricultural soils of prime, State, or local importance. Of these, 4,657 acres are
prime farmland soils and rank among the most productive in Massachusetts. Prime soils are mainly
concentrated in the Marston Mills area, on soils of the Enfield-Agawam Association, and in portions of
the north shore, on better drained soils of the Belgrade-Raynham- Hinesburg Association. Surprisingly,
several of the soils of the Plymouth-Barnstable Association are classified as agricultural soils of State and
local importance, indicating that portions of the moraine could potentially be used for agricultural
purposes.
TOPOGRAPHY
Elevations within the Town of Barnstable range from sea level along the north and south shores to a
maximum of approximately 230 feet above sea level on the moraine, near the Sandwich town line,
within the West Barnstable Conservation Area. The moraine generally declines in altitude from west to
east, to a maximum elevation of around 100 feet at the Yarmouth town line, the eastern boundary of
Barnstable. Similarly, the maximum elevation of the outwash plain located farther south declines from
around 120 feet above sea level at the Sandwich line to around 50 feet at the Yarmouth line.
As previously noted, the most extensively sloping terrain is generally found within the irregular ‘knob
and kettle’ landscape of the moraine. The outwash plain has for the most part level to moderately
sloping terrain, with the exception of the numerous glacial kettle holes, which are frequently
characterized by moderate to extremely steep slopes abutting water bodies, wetlands, or occasionally
dry upland bottoms.
With 170 miles of coastline, Barnstable also has extensive areas of coastal landforms, including beaches,
barrier beaches, bluffs and dunes. These coastal landforms are an important part of the scenic landscape,
and serve significant ecological functions. Coastal landforms provide a first line of defense against coastal
flooding and wave-induced erosion. The natural erosion of coastal landforms from wind and waves
supplies sediments to down-drift public and private beaches. The landforms also provide habitat for a
variety of species.
Coastal landforms are under threat due to encroachment by development,
growth in the number of hard engineered coastal structures, increased storm
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activity and relative sea level rise. As more coastal land is developed, it is more
difficult for landforms to migrate inland in response to erosion.
GROUNDWATER
Barnstable’s public drinking water supply source is its underground sole source aquifer. Public wells draw
water from wide surface areas known as Zones of Contribution to Public Water Supply wells, which
occupy approximately 30 percent of the area of the town. Barnstable has three groundwater protection
zones, which, together, cover 100% of the town:
• Wellhead Protection Overlay District
• Groundwater Protection Overlay District
• Aquifer Protection Overlay District
The Aquifer Protection Overlay District consists of all areas of the town, except those areas within the
Groundwater and Wellhead Protection Overlay Districts. The Wellhead Protection Overlay District
consists of the area within the five- year time of travel zone to existing, proven future and potential
future public water supply wells. The Groundwater Protection Overlay District consists of all those
areas within Zones of Contribution to existing, proven future and potential future public water supply
wells.
In general terms, the groundwater system can be described as the saturated zone of water-bearing
glacial deposits beneath the land surface. The upper surface of this zone, known as the water table, lies
at depths beneath the land ranging from more than 100 feet in the highest part of the moraine to 0 to
10 feet along the shores and in the vicinity of ponds and lakes. In cross-section, the groundwater body is
shaped like a lens, with the highest elevations of the water table being found along the groundwater
divide, which in Barnstable roughly parallels the east-west axis of the moraine. Groundwater flows from
the higher water table contours along the divide north and south to the lower elevations near the
town’s shores and beaches.
Barnstable’s groundwater system, like the whole of Cape Cod, is replenished
entirely by precipitation. The level of the water table fluctuates seasonally due to
evaporation, precipitation and water withdrawals. The major threat to the aquifer
is from contamination due to land use impacts.
The Hyannis Water Pollution Control Facility and the transfer station in Marston Mills are potential
point sources of pollution located upland of public water supply wells. The industrial zone at
Independence Park resides in Hyannis’ and Barnstable’s primary drinking water supply areas, as does the
Barnstable Municipal Airport.
On-site septic systems, which account for the vast majority of wastewater treatment in the town, are a
possible source of groundwater pollution if located in unsuitable soils, at high density, or in close
proximity to water bodies or the groundwater.
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FRESHWATER PONDS & LAKES
Freshwater lakes and ponds in the Town of Barnstable are significant scenic, recreational, and wildlife
habitat resources. All of the town’s ponds and lakes intersect the groundwater table. The majority of
these water bodies are located on the outwash plain, having formed in kettle holes. They range from
the 596-acre Wequaquet Lake, the third largest fresh water body on Cape Cod, to numerous smaller
ponds of just a few acres in size. Freshwater features are shown on Map 6C.
A Great Pond is defined as any lake or pond that is ten acres or more in size in its natural state.
Permitting of structures such as a dock or pier in a Great Pond is subject to review by MassDEP
Waterways in accordance with MGL Chapter 91. Barnstable has 26 Great Ponds.
The town has 61 ponds of at least two acres. They contain a total area of 2.9 square miles. Many of
these smaller ponds are used for swimming, boating, fishing, and ice fishing. They also provide habitat for
waterfowl and fish.
Barnstable also has ponds identified as having characteristics of Coastal Plain Ponds, a habitat community
of global significance. The Hyannis Coastal Plains Ponds—Mary Dunn, Lamson, Israel, Israel Pond and
pondlets, Flintrock, Campground and Lewis Ponds—have shores and surrounding vegetation supporting
habitat for significant populations of very rare plant and animal species. Most of these ponds are shallow,
with average depths from 0.6 to 3.4 feet, and several occasionally dry up in the summer. The
inundation/desiccation cycle is part of the coastal plain pond shore ecology. Seasonal fluctuations in the
water level help to create and maintain the special Coastal Plain Pond Shore, which provides habitat for
some important rare species.
However, dramatic changes in hydrology can threaten these habitats.
Groundwater levels in the area of the ponds are strongly affected by nearby
public water supply wells and are subject to seasonal changes in groundwater
levels of three to four feet.
Freshwater streams or rivers within the Town of Barnstable are shallow and are largely not navigable.
Several town rivers (for example, the Bumps, Centerville, and Marston Mills Rivers) are groundwater-fed
streams running north-south across the outwash plain, receiving drainage from surrounding shallow
watersheds and frequently connecting existing kettle hole ponds or lakes, thereby creating runs for
herring and other anadromous fish to gain access to the ponds and lakes to spawn. In addition to the
natural runs, several artificial channels have been excavated to serve as herring runs, and two are still in
use: a 2,000-foot channel running from the outlet of Middle Pond to the Marston Mills River, and
channels connecting Wequaquet Lake, Long Pond, and the Centerville
COASTAL & ESTUARINE RESOURCES
Barnstable’s vast and varied coastal resources include expanses of exposed shoreline along Nantucket
Sound, extensive tidal flats on Cape Cod Bay, and more protected estuarine areas in its numerous
embayments. Each type of coastal area offers different recreational and ecological benefits, and faces
different threats and management challenges. With a strong commitment to preserving the health and
vitality of its coastal waters and the activities they support, the town is actively engaged in
comprehensive planning and focused management activity in these areas.
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The Town recognizes that the future health of its estuaries is tied to its ability to
address nutrient loading in its estuaries. Watershed sources of nitrogen include
septic systems, road run off and use of fertilizer.
While not the only contributors of nitrogen in estuaries—sediment regeneration and atmospheric
deposition are two other sources—they are sources that can be effectively controlled by local action.
In order to understand the extent of nutrient overloading and craft effective management responses,
the town participated in the Massachusetts Estuaries Project (MEP). The MEP analyses quantified the
extent of nutrient loading in several Barnstable’s embayments, and helped make the link between
nutrient overloading and impacts to eelgrass and other indicators of estuarine health. MEP Technical
Reports have been completed for Popponesset Bay, Rushy Marsh, Three Bays, Centerville River and
Lewis Bay. The Technical Reports set forth the nutrient thresholds that are the basis for Total Maximum
Daily Loads (TMDLs) for Total Nitrogen enforced by Mass DEP and the US EPA, and which provide
the targets for wastewater planning. A TMDL represents the amount of a pollutant, in this case
nitrogen, that a water body can receive and still remain healthy. TMDLs call for dramatic reductions in
watershed nutrient loads in almost all embayments: Centerville River, Cotuit Bay, Lewis Bay, North Bay,
Popponesset Bay System, Warrens Cove, and West Bay.
PLANT COMMUNITIES & WETLANDS
The Town of Barnstable contains a number of diverse vegetative communities which are ecologically
significant, and which help to define the visual character of the town. The wide diversity of vegetation
performs many critical functions. Plant species moderate weather extremes, help maintain the quality of
the soil and air, protect against erosion, and absorb runoff, therefore protecting groundwater supplies.
Vegetation provides useful habitats for wildlife, including shelter and food, breeding and overwintering
habitat. Some wild plants, such as those producing berries, provide food for humans. Trees, shrubs and
groundcover have aesthetic value, and are a major component of Barnstable’s visual quality.
Natural Heritage maintains a list of all MESA-listed species observed and documented in each town.
These species are listed because they are threatened (T), Endangered (E) or of Special Concern (SC).
In total Barnstable has 30 MESA-listed species, eight of which are threatened
species and seven are endangered.
Wetlands in Barnstable include extensive areas of salt marsh. Barrier beaches, coastal beaches, dunes
and bluffs are among the coastal landforms that make up the town’s 170 miles of coastal shoreline.
Freshwater wetlands also are a large-scale resource. Open water surface area totals over 1,800 acres, or
17% of the Town’s surface area. In addition, there are associated bordering vegetated wetlands, swales,
creeks, and bogs.
These vast and varied wetland resource areas provide a number of important ecological services. The
provide habitat for terrestrial and aquatic plants and animals, they filter pollutants before they enter
water bodies or groundwater, and in many cases they provide a buffer against storm damage.
Vernal pools are a particularly vulnerable wetland resource area. Vernal pools are temporary bodies of
water, isolated in low spots in woodlands. They can be easily overlooked. These fish-free environments
are perfect places for fairy shrimp, spotted salamanders, wood frogs and a variety of insects. Vernal
pools are also important recharge areas for the aquifer. According the MANHESP there are 30 certified
vernal pools in the Town of Barnstable, up from 13 certified pools noted in the 2005 OSRP.
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The town has nineteen sites identified in the Cape Cod Atlas of Tidally Restricted Salt Marshes
compiled by the Cape Cod Commission. The restrictions are due primarily to inappropriately sized
culverts and pipes, which run under roadways. In some cases, the restrictions impair shellfish resources
or anadromous fish runs, or lead to issues of degraded water quality. Barnstable is among the Cape
Cod towns eligible for and actively seeking federal funding to restore tidally restricted salt marshes
under the Cape Cod Water Resource Protection Project. Opportunities to purchase land adjacent to
tidally restricted salt marshes can lend additional protection to these resource areas, which often are
associated with fish runs or other unique habitat features.
AREAS OF CRITICAL ENVIRONMENTAL
CONCERN (ACEC)
The 9,125-acre area encompassing Sandy Neck, Barnstable Harbor and the Great Marshes is one of
eight state-designated Areas of Critical Environmental Concern (ACEC) on Cape Cod. ACECs are state
designations for areas which have “unique natural and human resource values whose protection
requires regional as well as local consideration.”50
This ACEC contains one of the largest barrier beach systems in New England, as well as extensive
shellfish resources, salt marsh, numerous MESA-listed species and more than half of the town’s certified
vernal pools.
RARE AND ENDANGERED SPECIES
NHESP maintains a list of Endangered, Threatened and Special Concern wildlife species in each town.
There are thirty-two MESA-listed animal species in Barnstable. A variety of snakes, salamanders, frogs
and turtles have been sited.Invertebrates noted in the Town include rare moths, such as the Coastal
Heathland Cutworm (Abagrotis nefascia benjamini), the Dune Noctuid Moth (Oncocnemis riparia), and
other species.
The spread of roadways and subdivisions has reduced and greatly fragmented the
habitat of many native wildlife species.
Many of these species have already been replaced with species which have adapted to suburban
environments; others remain threatened by development.
Cape Cod is considered a birder’s paradise because of its location along the Atlantic Flyway, one of the
most important corridors for migratory birds. Barnstable's extensive shoreline provides important
habitat for shorebird nesting, breeding, foraging and for shelter during the winter. Sandy Neck,
Sampson's Island/Dead Neck, Kalmus and Long Beaches are designated habitats for rare and
endangered shorebird species.
50 Executive Office of Energy and Environmental Affairs. http://www.mass.gov/eea/agencies/dcr/conservation/ecology-acec/areas-of-critical-
environmental-concern-acec.html. accessed 07/01/16.
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As a coastal community, fisheries are an element of Barnstable’s local economy and community way of
life. Saltwater fin fisheries include bluefish, white perch, striped bass, tautog, scup and winter founder.
Small boat commercial fisherman, rod and reel and pot fishermen, and commercial charters operate out
of Barnstable and Hyannis Harbors, Lewis Bay, Popponesset Bay and Three Bays.
Ponds provide high quality freshwater fisheries habitat. Trout are stocked in Hamblin, Hathaway,
Shubael and Lovells Ponds. Three streams in Barnstable, the Santuit River, Marston Mills River, and
Bridge Creek are also stocked with trout. Smallmouth bass, yellow perch and other species are also
found in the Town’s ponds. Anadromous fish live most of their lives in salt water, but use fresh water
for breeding and spawning. Anadromous fish runs include the Centerville, Marston Mills and Santuit
Rivers.
A variety of commercially and recreationally significant shellfish resources also are abundant in the town.
There are more than 6,000 acres of shellfishing area within the town, as reported in the 2010 OSRP.
Barnstable Harbor and its surrounding marshes are considered prime shellfish habitat. Species harvested
from the area include soft shell clams, quahogs, sea clams, razor clams, blue mussels and scallops. The
most abundant of these species are soft shell clams, quahogs, and blue mussels. The Great Marsh, and
the Huckins, Little Thatch and Great Thatch Islands are ideal for soft shell clamming. Natural quahogs
are also found in the Eel Grass Cove, Mussel Point and Calves Pasture areas. Natural mussel beds are
found off Mussel Point and Bone Hill.
The Three Bays estuarine system, encompassing Cotuit, North and West Bays and the Marston’s Mills
River is another important shellfish resource area. Approximately 85% of the town’s commercial quahog
harvest comes from areas within the Three Bays.
Shellfishing is a commercially and recreationally significant activity in Barnstable. Approximately 2,363
people shellfish for recreational purposes in town. The number of commercial shellfishing permits, now
at forty-seven, is controlled in order to prevent overfishing. The Town effectively manages its extensive
shellfish resources. The town has an active propagation program for quahogs and, on a more limited
basis, oysters.
CRITICAL HABITATS
Critical habitats in Barnstable have been identified by the NHESP, Core BioMap, and Cape Cod Wildlife
Conservation Project.
NHESP BioMap51
The Massachusetts Natural Heritage and Endangered Species Program (NHESP) developed a BioMap
to identify the areas most in need of protection in order to protect the native biodiversity of the
Commonwealth. Core Habitats represent habitat for the most viable rare plant and animal populations
and include exemplary natural communities and aquatic habitats. The BioMap produced for Barnstable
indicates three major NHESP Core Habitat areas that include and surround the Town’s three largest
conservation areas: West Barnstable Conservation Area, Sandy Neck barrier beach, and the Division of
Fisheries and Wildlife Land. While much of this land is protected, there are significant areas within the
Core Habitats that are not permanently protected open space and should be considered as high
priority parcels for land acquisition.
51 Massachusetts Executive Office of Energy and Environmental Affairs. http://www.mass.gov/eea/agencies/dfg/dfw/natural-heritage/land-protection-
and-management/biomap2/. accessed 07/01/16.
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Ninety-two verified natural communities were identified in the town’s Core Habitats, as reported in the
2005 OSRP. These natural communities support hundreds of species of vegetation, including 246
vascular plant species, and twenty-three aquatic vascular plant species. These include four state-defined
Critically Imperiled natural communities: Coastal Interdunal Marsh/Swale, Maritime Juniper
Woodland/Shrubland, Maritime Oak-Holly Forest/Woodland, and Maritime Pitch Pine On Dunes. The
Estuarine Intertidal Salt Marshes is considered a Vulnerable natural community that includes many
notable species.
Cape Cod Wildlife Habitat Conservation Project
The central goal of the Cape Cod Wildlife Habitat Conservation Project, conducted by The Compact
of Cape Cod Conservation Trusts, Inc., is to preserve and enhance biodiversity on Cape Cod. To achieve
this ambitious goal, the project focused upon the identification, mapping and ranking of natural
communities, including existing areas held for conservation or other open space purposes.
The results of this analysis provide a comprehensive view of the best potential wildlife habitats on Cape
Cod based upon natural community type (i.e. vegetation cover, geologic and hydrologic features), size,
condition and landscape context. One of the greatest threats to wildlife populations on Cape Cod is the
continued fragmentation of habitat resulting from land development practices.
On a town-wide basis, the predominant habitat type is Uncategorized Forest totaling 30.7 percent of
the total, the majority of which exists in the large conservation areas on the east and west borders of
town. Salt marsh is a distant second at 9.54 percent of the total acreage and Ponds/Lakes came in third
at 4.67 percent of the total.
Notably, more than 44 percent of the town is considered developed, compared
to the regional figure of 17 percent, which clearly indicates the more urban
nature of Barnstable compared to other towns on Cape Cod.
Additional findings:
• Barnstable is one of four towns with the most remaining forested woodland with 12,348 acres;
• Barnstable contains the most extensive amount of salt marsh with just over 3,800 acres or about
27 percent of the total for Cape Cod;
• Barnstable ranks second in percentage of total acreage dedicated to coastal habitat categories
combined (barrier beach/dune system, barrier beach, coastal beach, coastal dunes and coastal bluff);
• Barnstable has 468 acres of vegetated wetlands including shrub swamps, wooded swamps, fresh
marsh and bogs, second only to Truro;
• The town with the largest combined acreage for wooded swamp habitat (deciduous, coniferous
and mixed) with 624 acres;
• Barnstable has the largest proportion of fresh marsh within its boundaries with 265 acres or about
11.4 percent of the region's total;
• Barnstable leads the Cape with 242 acres (20 percent) dedicated to growing cranberries;
• As the largest town, Barnstable also contains the most open water with 1,868 acres or about 17
percent of the total area.
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Ongoing development poses a major threat to the protection of significant
habitats. Of particular concern is the subdivision of large tracts of land for
residences, which replace native vegetation with impervious surfaces and lawns.
SCENIC VIEWS
Barnstable offers beautiful views of several landscape types including marsh, woodland, beach, dune,
open water, and sky. The Massachusetts landscape Inventory (reported in the 2005 OSRP) identifies
Barnstable’s Sandy Neck as a notable area with the seaward sections of the barrier beach designated as
Distinctive and the more inland section as Noteworthy. Most of the interior of Barnstable is considered
by the inventory as common scenic landscape.
Scenic views are enhanced by the cultural landscape, which includes views of fishing and sailboats,
beachgoers, people walking the shore, and wharves punctuating the horizon. These cultural landscapes
add to the visual experience of those who visit Barnstable. The combination of natural and cultural
scenery is the sort of beauty people want to experience when they come to Cape Cod.
Much of what a visitor or resident sees of a town is from the street. Views and vistas are influenced by
roadway width and layout, the presence or absence of setbacks and sidewalks, local architecture and
dominant trees and vegetation. Barnstable has 65 scenic roadways and is a member town of the Old
Kings Highway District Commission, which reviews development along scenic and historic Route 6A.
HAZARDOUS WASTE SITES
According to monitoring data from the Massachusetts Department of Environmental Protection, there
are 24 confirmed active sites that handle hazardous materials in the Town of Barnstable. Additionally,
there are 30 sites or release locations that continue to be monitored or investigated by Massachusetts
Department of Environmental Protection. There are 194 sites (Response Action Outcome sites) where
a hazardous material release may have occurred, but response actions were sufficient to establish that
no significant risk of hazardous materials release is present or no substantial hazard exists.
HISTORIC & CULTURAL RESOURCES
HERITAGE RESOURCES
Formally established in 1639, Barnstable has a rich colonial heritage that is extant in many buildings,
cemeteries, homesteads and neighborhoods throughout the town. Every village has unique historical
assets that reflect its history and development including the town’s historic cemeteries, the Hyannis
Main Street/Waterfront Local Historic District, National Register Historic Districts, and the Old King’s
Highway Regional Local Historic District. The town has 16 National Register Districts and two Local
Historic Districts.
The 2010 Draft Historic Preservation Plan for the Town of Barnstable provides a comprehensive
inventory of the town’s historic resources as well as an assessment of threats and management issues
and an action plan for safeguarding historic resources.
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SENSITIVE ARCHAEOLOGICAL AREAS
As described in Barnstable’s 2010 Comprehensive Plan, Barnstable has areas of primary, secondary, and
tertiary sensitivity.
When the European settlers first encountered Barnstable some 360 years ago, they found a land
inhabited by indigenous people. These inhabitants, primarily Wampanoag, lived in this area for seven or
eight millennia, hunting, fishing, gathering and growing crops on the land. During the summer months,
they camped on Sandy Neck and the southern shorelines and spent winters on the northern side of
Barnstable. The first European colonists utilized trails and developed settlements near the Wampanoag.
They also learned some of their survival and subsistence skills.
Because of what we have learned about the way the land was used before European settlement, areas
that are most likely to hold additional archaeological resources are known. These areas are categorized
by archaeological sensitivity - meaning that the likelihood that artifacts are present is rated according to
location in the following three areas:
Primary: Areas within 1,000 feet of a marine or marine related ecosystem. These areas have a high
probability of containing prehistoric archaeological sites.
Secondary: Areas within 500 feet of a pond or lake greater than 500 feet in width. These areas are
likely to contain prehistoric archaeological sites, particularly if found in association with a primary
sensitivity area.
Tertiary: Areas immediately adjacent to ponds and lakes of less than 500 feet in width, and areas
immediately adjacent to freshwater ecosystems. These areas may contain prehistoric archaeological
sites, particularly when located in association with primary or secondary sensitivity areas.
Archaeological resources are protected in Barnstable through the Conservation Commission. Under
town by-laws, the Commission has the authority to require, as a condition of a permit, archaeological
surveys where proposed work within resource areas may have an impact on archaeological sites. The
Conservation Commission works with the Historical Commission to determine which projects are likely
to impact sites. The Historical Commission and Old Kings Highway Chairmen receive and review
Conservation Commission agendas for work in areas likely to be archeological sites.
INFRASTRUCTURE CAPACITY
This section reviews the town’s infrastructure capacity including drinking water, wastewater and storm
water, transportation, and schools. This section is based on in formation and direct excerpts from the
the 2010 Comprehensive Plan unless otherwise noted.
DRINKING WATER
In Barnstable, four water companies provide water via localized distribution systems to approximately
49,571 customers. The non-municipal water suppliers are Barnstable Fire District (BFD), Centerville-
Osterville-Marston Mills Fire District (COMM) and the Cotuit Fire District (CFD). The only town
owned supplier is the Hyannis Water Company, formerly the Barnstable Water Company (BWC).
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These water suppliers own and maintain 443 miles of mains, 16 interconnections between the water
suppliers in Barnstable and abutting towns, 41wells and 10 storage tanks. They pump over 2 billion
gallons of water per year and own approximately 1,233 acres of watershed property.
Water suppliers make decisions as to the expansion or extension of the water infrastructure based on
their own judgment and availability of funds. The water districts maintain their own infrastructure and
plan their own capital expenditures to improve the supply and distribution systems, increase pumping
capacity, and respond to other water quality/quantity issues. Where no public water supply is available,
residents and businesses rely on individual on-site wells for their potable water needs.
Currently the Water Quality Advisory Committee, a group that includes representatives from all water
suppliers, meets several times a year to discuss and coordinate water supply issues across all
jurisdictions.
Summary of Capacity for Four Water Districts
Hyannis
The Water Supply Division, an enterprise account-funded division under the Department of Public
Works, was created by action of the Town Council following the acquisition by the Town of Barnstable
of the assets of the Barnstable Water Company in May, 2005. This Division is responsible for
management of the water distribution system primarily utilized by the residents and businesses in
Hyannis.
The Water Supply infrastructure system for Hyannis consists of two water treatment facilities, 12 well
pumping stations, a number of which have self-contained corrosion control systems, two storage
standpipes and approximately 100 miles of distribution piping, which date to 1911. The system has
approximately 7,334 service connections.
Total yield plus storage capacity is about 9.13 million gallons (MG), which exceeds average daily
summer withdrawal of about 5 million gallons per day (MGD). Total yield and storage exceeds
withdrawals.
• Average Daily Withdrawals Summer: 5 MGD
• Average Daily Withdrawals Winter: 2.5 MGD
• Active Wells: 12
• Current Total Yield: 6.56 MGD
• Storage Tanks: 2
• Storage Capacity: 2.57 MG
The district is undertaking phased upgrades of infrastructure and is in the process of locating sites for
four more wells. The plan is that existing wells will eventually be retired when replaced with new wells.
Cotuit
In 2014, the Cotuit Water Department provided 225,261,000 gallons of drinking water to 2,256 homes,
businesses, and public buildings. The district has five wells and three storage tanks. Total yield plus
storage capacity is about 5.29 MG, which exceeds average daily summer withdrawal of about 2 MGD.
Total yield and storage exceeds withdrawals.
• Average Daily Withdrawals Summer: 0.8-2 MGD
• Average Daily Withdrawals Winter: 0.35-0.5 MGD
• Active Wells: 5
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• Current Total Yield: 4.39 MGD
• Storage Tanks: 3 (Plan to reduced to two tanks during Fall 2015)
• Storage Capacity: 0.9 MG (Plan to remove one storage tank will reduce capacity to 0.8 MG)
The district is in the process of building a new storage tank (eventually retiring two tanks) implementing
a meter changing program, and ongoing maintenance.
Centerville/Osterville/Marston Mills (COMM)
COMM is the largest water district in Barnstable, with 12,046 service connections and 252 total miles of
water mains (per 2013 Annual Report). The district has 22 wells and three storage tanks. Total yield
plus storage capacity is about 18.8 MG, which exceeds the average daily summer withdrawal of about 9
MGD. Total yield and storage exceeds withdrawals.
• Average Daily Withdrawals Summer: 8-9 MGD
• Average Daily Withdrawals Winter: 3.5 MGD
• Active Wells: 22
• Current Total Yield: 12 MGD
• Storage Tanks: 3
• Storage Capacity: 6.8 MG
In 2014, the district completed the design phase for a new pumping facility (Hayden 23). In addition,
also in 2014, the district implemented a full interior and exterior recoating of 3.3 MG tank off the
Service Road.
In addition, the district is undertaking a cross-connection program: A cross-connection occurs whenever
a potable drinking water line is directly or indirectly connected to a non-potable piece of equipment or
piping. An unprotected or inadequately protected cross connection could contaminate drinking water.
Barnstable
The Barnstable Fire District, which is the smallest water district in Barnstable, has 1,927 service
connections and 49.86 miles of distribution mains (per 2011 Annual Report). The district has five wells
and three storage tanks. Total yield plus storage capacity is about 4.16 MG, which exceeds the average
daily summer withdrawal of about 0.8 MGD. Total yield and storage exceeds withdrawals.
• Average Daily Withdrawals Summer: 0.8 MGD
• Average Daily Withdrawals Winter: 0.28 MGD
• Active Wells: 5
• Current Total Yield: 1.69 MGD
• Storage Tanks: 3
• Storage Capacity: 2.47 MG
The district recently completed the construction of Well #5 with contributions made by the Larusso
Charitable Trust. In addition, the district is undergoing repainting one of the storage tanks and replacing
some water mains on Route 6A. In 2011, the district completed a comprehensive inventory of
infrastructure and catalog the age and construction water mains.
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WASTEWATER
As described in the 2010 OSRP, the majority of Barnstable’s residential and commercial areas depend
upon on-site Title V septic systems for wastewater disposal. There is municipal sewer service available in
a small area of Barnstable Village, portions of Hyannis, and Independence Park.
The service area in Barnstable Village includes the county complex and areas near the harbor basin. This
system is a force main with a low capacity, which is difficult to tap into for system expansion. The
Wastewater Pollution Control Facility is located off of Bearses Way and Route 28 in Hyannis. However,
the facility has experienced some groundwater mounding in this location, and studies are ongoing to
determine locations where offsite disposal of effluent from this plant can be accommodated.
The Citizens Advisory Committee, which met from 2006-2015 and was recently disbanded, was
charged with advising the town on the Comprehensive Water Management Plan. In August 2015, the
Barnstable Town Council amended the Town Code to create a new Water Resources Advisory
Committee to advise the town on the completion of implementation of its Water Resource
Management Planning Project.
Water Pollution Control Division52
The Water Pollution Control Program, an enterprise account-funded program under the Department
of Public Works, manages a wastewater collection, treatment and disposal system, including the
operation and maintenance of a secondary wastewater treatment plant, 30 sewage pump stations and
55 miles of sewer lines. The Program also includes the operation of a pretreatment program and a
laboratory for testing the quality of sewage and septage to prevent the introduction of toxic wastes into
the system and to ensure compliance with Federal and State regulations. In addition, the Program
manages an accounts receivable and billing system for users of the sewer system. The Program provides
owners of properties with on-site septic systems with a means of disposing of septage pumped
routinely from their systems to prevent premature failure of the system and contamination of the
groundwater.
Wastewater Facility Plan53
The Town of Barnstable is working on a town-wide nutrient management plan that will provide the
basis of the Town’s Comprehensive Wastewater Management Plan (CWMP). The town completed the
MEPA/DRI review process for what is known as the Wastewater Facility Plan (WWFP) in 2007 for
upgrades and expansion of the Hyannis Water Pollution Control Facility. The WWFP resolved
wastewater disposal issues relative to wastewater disposal site capacity and identified nine areas of
concern (AOCs) for sewer hook-up. The approval conditions required an Adaptive Management Plan
for monitoring conditions around the wastewater facility as it approaches a discharge rate of 3.7 MGD
prior to attaining its design capacity of 4.2 MGD. The additional MGD may require the use of an
approved remote site known as the Route 132 site.
The town has implemented upgrades at its present facility and has completed a sewer extension project
for Stewart’s Creek area. Plans to sewer the Lake Wequaquet area were not approved by the town
due to cost, unclear objectives, and segmentation from the comprehensive plan.
52 Town of Barnstable, Water Pollution Control, http://www.townofbarnstable.us/waterpollution/ . accessed 07/01/16
53 Cape Cod Commission. Cape Cod Regional Wastewater Management Plan: Status of Local Planning. March 2013,
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The town’s Department of Public Works is currently (as of Fall 2015) undergoing preparation
alternative wastewater management plans.
Water Resource Protection
As described in the 2010 OSRP, Three Bays and Centerville River are classified as Class SA Outstanding
Resource Waters, as is Barnstable Harbor, excluding waters along the western portion of the harbor.
Under the Massachusetts Surface Water Quality Standards (310 CMR 4.00) Class SA waters are an
excellent habitat for fish, other aquatic life and wildlife, including for their reproduction, migration,
growth and other critical functions, and for use for primary and secondary contact recreation. The
classification system represents the water quality that the embayment should support, not the existing
level of water quality.
The environmental, economic and cultural values associated with Barnstable’s water resources have
been touched on above. Yet the continued health and vitality of the resource, and particularly estuarine
waters and freshwater lakes and ponds, continues to be the subject of intense study and planning.
Overexposure to nutrients coming primarily from watershed land uses threatens fresh and marine
waters. In marine waters, nitrogen is the limiting pollutant, while in freshwater bodies it is phosphorous.
In either case, an excessive amount of the limiting nutrient causes eutrophication and ultimately a loss or
total lack of oxygen necessary for healthy plant and animal life.
Total Nitrogen TMDLs have been issued for seven embayments in Barnstable
and call for dramatic reductions in watershed nitrogen loads.
These reductions are being sought through capital improvements and other nitrogen management
strategies identified in the Wastewater Facilities Plan, Comprehensive Wastewater Management Plan for
Stewarts Creek, and the Nutrient Management Plan.
In addition, in 2009, the town completed an Action Plan for the Barnstable Ponds for Barnstable’s 182
freshwater ponds, totaling 1,856 acres – 25 of these ponds are larger than 10 acres (Great Ponds). This
plan provides recommendations to integrate management of the inland ponds into an overall nutrient
management plan.
STORMWATER
As the roadway network and number of paved parking surfaces grow to serve new residential and
commercial development, so will the need to effectively and safely manage the stormwater that flows
from these impervious surfaces. Stormwater runoff from roadways and paved areas has impacted
drinking water supply, shellfish beds and other natural resources. Infrastructure must be designed and
extended to capture and treat the runoff before it reaches environmentally sensitive areas. The town
must continue to implement a stormwater management plan.
Stormwater carries bacteria and petrochemicals that can degrade water quality and aquatic habitat.
Bacterial pollution has resulted in the closure of some shellfish areas. The town has an aggressive
Coastal Discharge Mitigation Program which seeks an annual appropriation for the installation and
maintenance of stormwater management improvements. Despite the progress resulting from this
program, it is believed that not all stormwater management problems have yet been identified and
annual funding is not able to address the number of new and maintenance projects.
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Open space planning can help to reduce the threat of degraded water quality by focusing on purchases
that can reduce development potential, provide opportunities for treated wastewater discharge, and
filter pollutants from run-off before they enter an estuary or pond.
SOLID WASTE DISPOSAL
The various types of solid waste produced in the town are handled at the Barnstable Solid Waste
Management Facility in Marston Mills. The transfer station area encompasses approximately 64 acres
and has been used for dumping, landfill, transfer and recycling purposes for more than sixty years. The
Residential Solid Waste Transfer Station and Recycling Facility in Marston Mills is now open seven days
a week. Barnstable residents have two options for recycling: 1) to take their recyclables to the
Residential Solid Waste Transfer Station and Recycling Facility in Marston Mills, or 2) to have their
commercial trash hauler collect their recyclables curbside. The cost of curbside collection by private
haulers varies. There is no charge for basic recycling to residents of the Town of Barnstable at the
Residential Transfer Station and Recycling Facility.
TRANSPORTATION
Public Transit
Public transit in Barnstable includes local fixed route and limited demand bus service, inter-city bus
service that can link passengers to rail service, air service from Barnstable Municipal Airport in Hyannis
and ferry service to the Islands.
The Cape Cod Regional Transportation Authority (RTA) has built, on the 10.8-acre railroad terminal
site owned by the state, the Hyannis Transportation Center (HTC) that serves as a bus terminal, a
maintenance facility, and the RTA office. The Town of Barnstable wants the Center to act as a "hub",
with coordination of satellite parking, shuttle, railroad, bus, airport, and ferry services.
Given its location in an area where air, bus, ferry and automobile travel options converge, these
intermodal goals are sound. The Town is engaged in a bikeway project that provides a link from the
Cape Cod Bikeway to HTC transportation options and downtown Hyannis. The Steamship Authority, a
primary provider of water transportation for freight and passengers traveling to the Islands, has a parking
lot near the HTC. While the Steamship Authority does have a seasonal shuttle service, it is not sufficient
to address existing demand. Currently there is no direct public transit or pedestrian connections for
island ferry passengers from the airport, remote parking or the HTC. Needed improvements include
shuttle service between the airport and the HTC, increased local and regional bus service and remote
parking with intermodal connections for travelers going to and coming from the Islands.
Inter-city and intra-city bus service does not provide an adequate alternative to
the automobile. Ridership and intermodal efficiency could be increased by
integrating and coordinating all modes of transportation such as railroad, ferries,
parking facilities, and the Barnstable Municipal Airport.
Roadways
The importance of the roads is evidenced by the approximately 40 million vehicle trips that the more
than 40,000 residents made using the network of roads and the tens of millions more trips local
business generated during the same period. Deferred maintenance and increasing traffic loadings result
in an accelerated deterioration of the roadways.
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The road network consists of three major regional east-west roads –Route 6A, Route 6 and Route 28,
and four regional roads that connect to the east-west roads -Willow Street, Route 132, Phinney’s Lane
and Route 149. Connecting to these, an intricate network of local streets reflects incremental
development over hundreds of years; however, the majority of residential subdivision roadway
construction has taken place over the last 30 years.
Barnstable's roadway system is strained by local and regional residential and
commercial growth.
There are 498 miles of public roadways within Barnstable's corporate limits. Of this total, approximately
220 miles are town owned roads. The town is solely responsible for the maintenance and upkeep of
these roadways. Privately owned public roads are roads created through subdivision control or other
means that have not been accepted by the town according to the provisions of Massachusetts General
Law.
There are 174.37 miles of private roads within Barnstable. Many private roads carry a great deal of
traffic and play an important role in the movement of traffic throughout the town. In the past, the town
has performed limited maintenance and emergency repairs on private roads to guarantee emergency
vehicle and school bus access. This policy should be evaluated each year during the capital budget
process.
Additional roadways are categorized as: 27 miles of ancient ways; 50.24 miles of county roads; 27.73
miles of state roads; and .03 miles of roadway classified as “other”.
Traffic Congestion Areas
In consultation with the Barnstable Highway Division of the Department of Public Works, the following
roadway segments experience severe congestion, particularly during peak.
Route 28 between Yarmouth road and the Airport rotary.
Mitigation: As described by the Cape Cod Commission54, in 2008, the state's MassHighway
department completed the "Hyannis Access Study," which highlighted significant vehicle congestion and
safety problems for motorists trying to gain access to the downtown Hyannis area. The study focused
on the Airport Rotary and the Route 28/Yarmouth Road intersection, and recommended further study
of the Yarmouth Road/Willow Street corridor.
In 2010, the Cape Cod Commission, with the help of a task force of transportation professionals,
business leaders, and municipal officials, completed the Yarmouth Road Corridor Study. The study
concluded with a recommended concept plan for that corridor and its intersection with Route 28.
In 2011, the Commission, again with the help of a task force and representatives from the Town of
Barnstable, began to review a previously prepared design of Route 28 from the Airport Rotary to the
Barnstable/Yarmouth town line, taking into consideration large-scale development along sections of
Route 132 (from the Cape Cod Mall traffic signal to the Airport Rotary). In 2013, the Hyannis Access
Study Implementation project resulted in the identification of a preferred long-term solution for this
roadway.
54 Cape Cod Commission, Hyannis Access Study Implementation, http://www.capecodcommission.org/index.php?id=321. accessed 07/01/16.
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The preferred plan includes the following major design features:
• Replace Airport Rotary with a roundabout and Route 28 to Route 132 underpass.
• Widen Route 28 to four lanes with a median
• Install a roundabout at Ridgewood Avenue
• Improve pedestrian and bicyclist accommodations
Route 28 Centerville-Hyannis Corridor Study55
Mitigation: The Town of Barnstable and the Cape Cod Commission began a corridor study of Route
28 (Falmouth Road) from Old Stage Road to Bearses Way. The study is focusing on improving safety,
reducing congestion, and accommodating all users. The section of Route 28 from Old Stage Road to
Bearses Way is a priority for investigation because it is often congested, particularly in the summer
months. Congestion is a barrier to reliable and convenient access to Hyannis, the largest commercial
destination on Cape Cod and the location of the Cape Cod Hospital, the Barnstable Municipal Airport,
the Cape Cod Regional Transportation Authority, the Hyannis Transportation Center, and the
Steamship Authority.
The Cape Cod Commission, under the 2014 Unified Planning Work Program, is conducting a
transportation planning study with the goal to develop alternatives that will provide safe and convenient
access within the study area for all users of the roadway system including pedestrians, bicyclists, and
motorists.
Draft 5-Year Plan for Roadway Projects56
The 5-year plan for Barnstable DPW roadway projects has been developed to aid in the coordination
of utility and other projects in or adjacent to roadways. It has also been a tool for organizing work more
efficiently. The plan is meant to be flexible but the first two years of the plan are intended to be firm.
The project priorities have been developed using the Barnstable Pavement Management System for
guidance to produce a mix of cost effective projects and projects to address severely distressed roads.
The plan emphasizes preventive maintenance of roads in good condition, rather than reconstructing
roads in poor condition. In terms of lifetime cost and long term pavement conditions, this will result a
more economical and healthy roadway system. The plan emphasizes the use of town funds for
preventative maintenance (Crack sealing, chip seals, and other surface treatments) over repair strategies
(mill and overlay, reclamation, and reconstruction).
Sidewalks
There are approximately 66 miles of sidewalks throughout the town with a majority located in villages
and commercial areas. The Department of Public Works and the Engineering Department use The
Town of Barnstable Sidewalk, developed with the Growth Management Department, to guide sidewalk
repair, improvement and construction. This planning study documents the need for additional sidewalks
that must be prioritized among other capital improvement projects.
The Sidewalk Plan includes projects prioritized by location near village centers, recreation lands, local
and regional service areas; school priorities; and interconnections to existing sidewalk networks.
55 Cape Cod Commission, Transportation, Projects, http://www.capecodcommission.org/index.php?id=178 . accessed 07/01/16.
56Town of Barnstable. Barnstable DPW Draft 5-Year Plan for Roadway Projects, June 19, 2015.
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Bikeways
Barnstable has two bike paths totaling 4.8 miles in length. Bike paths are characterized by a separated
right of way while bike routes are roadways with wide shoulders that have been designated for bicycle
use. Barnstable has 41.2 miles of bike routes. Plans are underway to extend the Cape Cod Rail Trail
through Yarmouth and into Barnstable via the eastern part of town – it is expected that 100% design
submission will be submitted to the state Department of Transportation in 2016 and the project would
go out to bid in 2017, as reported in The Barnstable Patriot.57
57 Szmit, Kat, “Rail Trail Extension Nears Reality,” The Barnstable Patriot , April 10, 2015.
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SCHOOLS
The Town of Barnstable’s public schools consist of four elementary schools (K-3), two charter schools,
an intermediate school (grades 6-7), and a high school (grades 8-12). One charter school, the
Barnstable Community Horace Mann Charter, serves grades K-3 and the other charter school,
Barnstable United School, serves grades 4-5.
Enrollment
Overall, enrollment decreased in the 20-year period 1996-2015 from 7,063 students to 5,655.
Table 44: Barnstable Public School Enrollment
Year
Total District Students
(PK-12)
BHMCS
(1999-2012)
BCHMCPS
(2004-Present) Total
1996 7063 7063
1997 7003 7003
1998 7069 7069
1999 7029 7029
2000 6474 581 7055
2001 6310 615 6925
2002 6136 508 6644
2003 6229 530 6759
2004 5586 980 6566
2005 5101 899 351 6351
2006 4728 922 434 5927
2007 4543 911 473 5785
2008 4457 854 474 5667
2009 4354 841 472 5667
2010 4293 793 335 5421
2011 4153 817 334 5304
2012 4144 806 317 5267
2013 4941 286 5227
2014 4900 294 5194
2015 4933 291 5224
The percentage of school-age residents enrolled in Barnstable public schools remained relatively steady
between 2011 and 2014 from about 91.6% to 91.7% of total school-age residents. This is slightly higher
than enrollment levels in the state overall, which was 90.8% in 2011 and 91.2% in 2014.
Due to the decreasing enrollments, Barnstable closed five schools between 2003 and 2009: Hyannis
Grade 5 (2003), Osterville Bay Elementary (2008), Osterville Elementary (2009), Cotuit Elementary
(2009), and Marston Mills Elementary (2009).
Facility and Staffing Capacity
Existing school facilities provide adequate capacity to meet the following School Committee guidelines
for student to teacher ratio at roughly 95% across the district:
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• Preschool -15:1
• Grades K-3 - 22:1
• Grades 4-7 - 24:1
• Grades 8-12 – 25:1
However, in comparison with the Massachusetts School Building Authority’s recommended facility
capacity, all of Barnstable’s elementary sites exceed the recommended capacity. Modular construction
projects are aimed at closer aligning facilities at Barnstable West Barnstable, Centerville, and Hyannis
West elementary schools. The intermediate and high school buildings have additional capacity for
student growth.
Special Needs
Special needs education population in Barnstable was 16.4% of total enrollment during the 2014-2015
school year. Students are educated in a variety of settings including regular, substantially separate
classrooms, Educational Collaborative Schools, and other private/public schools. Federal and State laws
require special need students to be educated in the “least restrictive environment,” which often means
in-district.
Since 2012, the Barnstable School District has partnered with the New England Center for Children to
provide an in-district education to students with Autism Spectrum disorders. Many of these students
would have historically been educated outside of Barnstable. The partner classrooms include a high
instructor to student ratio and small class size (no larger than eight students). Currently (as of Fall 2015)
there are two partner classrooms at West Villages, one at Barnstable United, and one at Barnstable
Intermediate.
There has been a significant increase in Barnstable’s English Language Learner (ELL) populations with
149 students in 2011 (about 3.6% of total students) to 360 students in 2015 (about 7.3% of total
students). While this is a substantial increase, the percentage of ELL students in Barnstable is lower than
statewide (8.5% of students statewide are ELL students). ELL students require specialized teachers and
classes. With Barnstable’s space issues, this may result in higher general education student-teacher ratios.
Projections
Barnstable’s internal 5-year enrollment projections indicate that enrollment will be relatively stable with
minor decreases year to year. Currently, there is not plan to close additional facilities. Enrollment
projections are partially based on birth trends – Barnstable’s total annual births between 1997 and 2006
averaged 475 while 2007-2013 the average decreased to 420 total annual births and this trend is
expected to continue for several years.
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REGULATORY
BARRIERS
This section describes land use and
environmental regulations that impact
residential development including the local
zoning ordinance, Inclusionary Zoning
provisions, Affordable Accessory Apartment
provisions, state and local wetlands
regulations, and local historic district
designations.
ZONING
Residential Districts
Single-Family on Two-Acre Lots
The Pond Village (Barnstable) District of
Critical Planning Concern (PVDCPC), also
referred to as the R-2C district, permits only
single-family houses by right with two-acre
minimum lot area. In addition, the district
permits renting of rooms in a single-family for
not more than three nonfamily members and
family apartment. The town adopted the two-
acre zoning for single-family uses in the
Town’s Resource Protection Overlay District
in 2001, which encompassed 31,294 total
acres or 26,817 acres excluding surface and
marine water bodies. The resulting reduction
of build-out capacity at least 3,432 single-
family houses.58
Single-Family on One-and-a-Half Acres
The RG district permits only single-family
houses by right with one-and-a-half-acre
minimum lot area. This district does not
permit renting of rooms or family apartments.
Single-Family on One-Acre Lots
These districts permit only single-family houses
by right with one-acre minimum lot area: RB,
RC-1, RD-1, RF, and RF-2. In addition, these
districts permit renting of rooms in a single-
family house for not more than three
nonfamily members.
58 Town of Barnstable, Growth Management Department, Downtown Hyannis Growth Incentive Zone Application (December 28, 2005), 19.
Residential Districts
RB Residence B District
RC Residence C District
RC-1 Residence C-1 District
RC-2 Residence C-2 District
RC-2C Residence 2-C (Pond Village District)
RD Residence D District
RD-1 Residence D-1 District
RF Residence F District
RF-1 Residence F-1 District
RF-2 Residence F-2 District
RG Residence G District
RAH Residence AH District
MAH Multi-Family Affordable Housing MAH District
Office Districts
HO Highway Office District
Commercial Districts
B Business District
BA Business A District
MB-A1 Marine Business A1 District
MB-A2 Marine Business A2 District
MB-B Marine Business B District
VB-A Village Business A District
HB Highway Business District
UB Urban Business District
S&D Service and Distribution District
SD-1 Service and Distribution District
MMV Marston Mills Village District
WBVBD West Barnstable Village Business District
Hyannis Village Zoning Districts
HVB Hyannis Village Business District
MS Medical Services District
SF Single Family Residential District
OM Office/Multi-Family Residential District
HD Harbor District
HG Hyannis Gateway District
TD Transportation Hub District
Industrial Districts
IND LIMITED Industrial Limited District
IND Industrial District
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Districts RC, RD, and RF-1 also permit only single-family houses by right with one-acre minimum lot
area but do not permit renting of rooms.
Single-Family & Affordable on One-Acre or 10,000 s.f. Lots
In the RAH district, single-family houses are also permitted by-right with one-acre minimum lot area or
10,000 s.f. minimum area if connected to municipal sewer. The district also permits affordable single-
family houses that are eligible for inclusion on the Subsidized Housing Inventory and that must be sold
or leased to a non-profit corporation or governmental agency to provide housing to eligible tenants or
buyers. The district also permits more than one single-family dwelling constructed on a lot if the area of
the lot is no less than 10,000 s.f. per unit.
The RAH district is located on Old Strawberry Hill Road near Anthony Drive in Hyannis.
Single-Family on Half-Acre Lots
The SF Single Family Residential District permits single-family dwelling on half-acre (20,000 s.f.) lots. In
addition, the district permits artist’s lofts, renting of rooms for not more than three nonfamily members,
and family apartment.
MAH Residential District
The purpose of this section is to authorize by special permit privately initiated affordable housing by for-
profit or not-for-profit organizations. The district permits single-family houses by right on two-acre
minimum lots. By special permit, the district permits multifamily affordable housing developments that
are connected to the municipal sewer system. The district allows multifamily affordable housing
development of up to eight units per acre with greater density allowed of 16 units per acre for
redevelopment of a structure previously used as a nursing home or convalescent home if developed as
100% affordable.
The MAH district is located on Route 28 near Old Strawberry Hill Road in Hyannis.
DEVELOPMENT OF REGIONAL IMPACT
Upon a determination by the Building Commissioner that an application for site plan review for a
development requiring a special permit under the SCCRCOD constitutes a development of regional
impact (DRI) under Section 12(h) of the Cape Cod Commission Act, 1990 Mass. Acts, Ch. 716, a
referral shall be made to the Cape Cod Commission, accompanied by a request that a joint review
process of the proposed development be established between the Cape Cod Commission and the
Planning Board. The joint review process shall include joint hearings between the Planning Board and
the Cape Cod Commission, as feasible.
GROWTH INCENTIVE ZONING
Barnstable created the Downtown Hyannis Growth
Incentive Zone (GIZ) in 2006. The town applied for this
designation from the Cape Cod Commission to allow
more local control by raising the Development Regional
Impact thresholds. This streamlines the regulatory
approach to provide an incentive for investment in
Downtown Hyannis. The GIZ also includes provides
density bonuses and offsets and creates design and
infrastructure parameters. The GIZ includes multiple
districts, including those described below.
Select Definitions
An artist loft is defined as a place to
be used as both a dwelling and place of
work by an artist, artisan, or
craftsperson.
Workforce housing is defined as
residential dwelling units affordable to
families earning 81% to 120% of the
area median income.
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HVB Hyannis Village Business District
The HVB district allows apartments (multifamily dwellings) as a permitted principal use, not including
mixed-use development, with a maximum density of 12 units per acre. Developments on Hyannis Main
Street require permitted non-residential ground floor uses including retails, restaurants, and offices.
MS Medical Services District
The MS district permits multifamily housing by-right as a permitted principal use of up to six units per
acre (or 12 bedrooms per acre). The district also permits multifamily housing by special permit of up to
7 units per acre with an increase to 12 units per acre with 25% of the units for workforce housing.
Multifamily housing in this district is not required to provide inclusionary housing.
OM Office/Multifamily Residential District
Permitted uses by-right in the OM district include multifamily housing totaling not more than 12 units
per acre (or 24 bedrooms per acre) and mixed-use developments. The district also allows multifamily
housing by special permit of up to 16 units per acre (32 bedrooms per acre) with at least 25%
workforce housing.
HD Harbor District
This district permits mixed-use developments with residential units located above the ground floor and
artist’s lofts. By special permit, the district permits multifamily housing with up to seven units per acre.
HG Hyannis Gateway District
The HG district permits mixed-use and multifamily housing of up to four units per acre (eight bedrooms
per acre) by right as a permitted principal use. In addition, by special permit, the district allows
multifamily housing of up to 16 units per acre (or 32 bedrooms per acre) that includes at least 25%
workforce housing.
Village Districts
West Barnstable Village Business District
This district permits single-family houses on minimum one-acre lots. The dwelling unit can be attached
to a nonresidential accessory apartments are permitted as an accessory use.
Marston Mills Village Zoning District
This district permits mixed-use development by right where the building footprint does not exceed
5,000 square feet and total gross floor area does not exceed 10,000 square feet with retail or office use
on the first floor, residential apartment units above not to exceed four apartment units. The district also
permits up to seven apartment units in a mixed-use building as well as artist lofts by special permit. In
addition, an apartment incidental to a nonresidential use is permitted as an accessory use.
Business Districts
The B and UB business districts allow multifamily dwellings as a principal permitted use by-right with
minimum lot area of 5,000 s.f. per unit.
The VB-A Business District permits single-family houses and apartments (multifamily dwellings) located
above the first floor.
Overlay Districts
The town has undertaken measures to protect natural resources and significant habitats, including:
adopting the Resource Protection Overlay District with a minimum lot size of two acres in most areas
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of town; promoting Open Space Residential Design subdivisions; and mapping sensitive habitat areas to
use as a guide for permitting development.
Resource Protection Overlay District
This district includes the recharge areas to the Centerville River, Popponessett and Shoestring Bays, and
Three Bays area of Cotuit and Osterville and provides greater resource protection than underlying
zoning with a minimum two-acre lot area.
Open Space Residential Design Subdivisions
The Open Space Residential Design (OSRD) provisions allow clustering of single-family houses. The
density provisions include incentive for 100% affordable development by allowing base density
calculation to include lots that would not be practically buildable.
Private-Initiated Affordable Housing Development
This Private-Initiated Affordable Housing Development (PI-AHD) provisions permit privately-initiated
affordable housing by special permit. At least 20% of dwelling units must be affordable and eligible for
inclusion on the Subsidized Housing Inventory. The minimum lot area requirements are 10,000 s.f.
SCCRCOD Senior Continuing Care Retirement Community Overlay District
The purpose of this section is to encourage the development of residential communities designed to
offer shelter, convenience, services and personal medical care, including nursing facility services, to senior
persons. This district allows independent living, assisted living, and nursing home care.
Floodplain District
Designated in special flood hazard areas within the Town designated as Zone AE, AO, or VE on the
Barnstable County Flood Insurance Rate Map as defined by the 100-year base flood elevations. New
construction or substantial improvements of residential structures must have lowest floor elevation not
less than the base flood elevations, among other requirements to protect properties in the floodplain.
Groundwater Protection Overlay Districts
The purpose of this section is to protect the public health, safety, and welfare by encouraging
nonhazardous, compatible land uses within groundwater recharge areas. The overlay districts consist of
three districts, which, together, cover all of the Town: Aquifer Protection Overlay District (AP);
Groundwater Protection Overlay District (GP), and Well Protection Overlay District (WP).
The GP and WP districts restrict lot coverage to more than 15% or 2,500 s.f. of impervious surface. If
all recharge is disposed of on site then up to 50% of total upland is permitted to be impervious. In
addition, a minimum of 30% of the total upland area shall be retained in its natural state.
Shopping Center Redevelopment Overlay District
This district prohibits multifamily housing.
Former Grade 5 School Planned Unit Development Overlay District
The purpose of this district is to promote flexibility in the design and development of land within the
district. Permitted uses including residential uses such as garden apartments, townhouses, multifamily
housing, assisted living developments, and mixed-use developments.
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Barnstable District of Critical Planning Concern for Growth
Management59
In 2001, the Town of Barnstable became the first town on Cape Cod to nominate a town-wide District
of Critical Planning Concern (DCPC), per the Cape Cod Commission Act, to address issues arising
from rapid growth in the community. This designation was upheld by the Supreme Judicial Court. The
resulting town-wide growth cap limited the number of residential building permits issued per year.
Beginning in 2005, residential building permits were limited to 96 market rate permits and 36 affordable
permits per year.
In 2005, the Town nominated the Pond Village DCPC, which consisted of 125 acres in Barnstable
Village, to adopt two-acre zoning. The Town estimated that single-family residential development
potential was reduced from 30 lots to a total of 13 lots.
Inclusionary Zoning
The Town adopted an Inclusionary Zoning ordinance in 1999 to assure that “an appropriate share of
the remaining undeveloped land in the Town is used to meet the Town’s critical need for affordable
housing, and to promote inclusion of a fair share of the costs of construction of affordable housing in all
residential and nonresidential land development activity within the Town.” The ordinance requires that
developments of over 10 units include at least 10% deed restricted affordable units.
In the Downtown Hyannis GIZ, a developer may apply to the town for an alternative development
agreement if it provides at least as much benefit as the Inclusionary Zoning provisions.
Shared Elderly Housing
The Zoning Board of Appeals may grant special permits to allow for the use of structures as shared
housing to provide care and shelter for persons with special needs due to age or disability. Said special
permits shall be issued only with respect to owner-occupied single-family residences to be occupied by
not more than six persons not less than 65 years of age or in approved instances persons of lesser age
in need of special care, in addition to the family residents in the dwelling, and shall be conditioned upon
the maintenance of proper licensed status as a shared residence under the laws of the commonwealth,
and upon such other requirements as the Zoning Board of Appeals deems appropriate with respect to
safety, parking, screening and other amenities designed to mitigate the impact of the use upon the
neighborhood, and may be conditioned as to time and ownership in the discretion of the Board.
59 Downtown Hyannis Growth Incentive Zone Application, 20.
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ACCESSORY AFFORDABLE APARTMENT
PROGRAM
The Accessory Affordable Apartment Program (Section 9, Article II of the Code of the Town of
Barnstable) implements part of Barnstable's Affordable Housing Plan. Since its beginning in 2000, the
Program's main objective is to use existing housing stock to provide affordable housing. The Program
allows creation of new accessory affordable units for single-family properties and multi-family properties.
Single-Family Properties
The single-family property must be owner-occupied on a year-round basis and either:
1. Contain a pre-existing un-permitted apartment unit; or
2. Create a new apartment unit within a new or existing attached structure; or
3. Create a new apartment unit within an existing detached structure
Multi-Family Properties
The property must be legally permitted as a multi-family dwelling, but contain one or more units above
the number allowed.
Permitting and Funding
These affordable apartment units are subject to a Comprehensive Permit issued by the Zoning Board of
Appeals Hearing Officer.
Growth Management staff assists the property owner throughout the permitting process by:
• Working with the property owner to determine if their property is eligible for the program
• Assisting property owners, if they are eligible, with funding application for eligible costs
associated with creating an accessory affordable department
Funding is available for eligible rehab costs of up to $5,000 of CDBG funds and up to $20,000 of CPA
funds, both offered as deferred loans.
WETLAND REGULATIONS
State Laws
Barnstable’s wetlands are protected through
Massachusetts General Laws (MGL) c.131 s.40, the
Wetlands Protection Act, and MGL c.258, the
Rivers Protection Act.
The Wetlands Protection Act regulates many
types of work in resource areas, including
vegetation removal, re-grading, and construction of
houses, additions, decks, driveways, and
commercial or industrial buildings in a wetland and
in the buffer zone (within 100 feet of a wetland).
The Rivers Protection Act, which is a 1996
amendment to the Wetland Protection Act,
Wetlands
Coastal wetlands are directly adjacent to the
ocean and include beaches, salt marshes, dunes,
coastal banks, rocky intertidal shores, and barrier
beaches.
Inland wetlands are areas where water is at or
just below the surface of the ground. Although these
wetlands can appear dry during some seasons, they
support certain plans and soils. Inland wetlands
include marshes, wet meadows, bogs, and swamps.
Source: MA Department of Energy and Environmental
Affairs, Protection Wetlands in Massachusetts,
http://www.mass.gov/eea/agencies/massdep/water/watershe
ds/protecting-wetlands-in-massachusetts.html
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provides protection to rivers by regulating activities within 200 feet of the mean annual high water line
on each side of a river.
The MA Department of Environmental Protection has permanent restriction orders on selected
wetlands in over 50 communities under the Inland and Coastal Wetlands Restriction Acts, which
provided added protection for selected wetlands. DEP registered some of the wetlands in Barnstable in
1981.
Local Ordinance
In addition, Barnstable’s local wetlands ordinance provides additional protection per Chapter 237 of the
Barnstable Town Code. The local ordinance states that no person shall “remove, fill, dredge, or alter in
or within 100 feet of the following resource areas: surface water body; vegetated wetland or un-
vegetated wetland; any land under said waters; any land subject to flooding or inundation by
groundwater, surface water, tidal action or coastal storm flowage” except as permitted by the
Conservation Commission.
DEMOLITION DELAY ORDINANCE
Per Part 1 of the General Ordinances, CH. 112, Article 1, Protection of Historic Properties, Article 1,
the Historical Commission has authority to applications for demolitions and partial demolitions of
properties more than 75 years old, located outside of the town’s two local historic districts, the Old
King’s Highway Historic District and the Hyannis Main Street Waterfront Historic District. When the
Commission finds that the building is significant, demolition can be postponed for eighteen months. This
process allows the property owner time to incorporate the present building into new plans or find
other individuals who would be interested in purchasing the building and preserving it. Through the
years, significant buildings have been preserved through the joint efforts of the Commission and the
property owners.
With the exception of Chatham, which also has an 18-month delay, and Barnstable, all other Cape
municipalities have six or 12-month delays or no delay.
LOCAL HISTORIC DISTRICTS
Barnstable has two local historic districts per Massachusetts General Law, Chapter 40C: to preserve
and protect the distinctive characteristics of buildings and places significant in the history of the
Commonwealth and its cities and towns; to maintain and improve the settings of those buildings and
places; to encourage new designs compatible with existing buildings in the district.
In a local historic district, before any exterior architectural feature that is visible from a public way is
altered, the plans to carry out that alteration must first be approved by a local historic district
commission. In this way, needless demolitions and alterations can be permanently prevented. In
Barnstable, the two local districts are the Hyannis Main Street/Waterfront Local Historic District and the
Old King’s Highway Regional Local Historic District, as described in more detail below.
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Hyannis Main Street/Waterfront Local Historic District60
The Hyannis Main Street Waterfront Historic District (HHDC) was created in 1996 as part of the
ongoing efforts to address revitalization and historic preservation in downtown Hyannis. The HHDC
promotes the preservation of the unique historic character of downtown Hyannis and Hyannis Inner
Harbor. The Commission strives to create a desirable place to live, work and enjoy through the
preservation, maintenance and improvement of historic vernacular.
Old King’s Highway Regional Local Historic District61
The Old King’s Highway Regional Historic District was established in 1973; it is the largest historic
district in the nation. The district is designated as the area north of Route 6 (the Mid Cape Highway)
from Sandwich to Orleans. Each Town has their own Historic District Committee. The Town of
Barnstable’s Old King’s Highway Historic District Committee reviews applications for any change in the
exterior of buildings and structures, fences and signs, and applications for new construction or
demolition. The Town of Barnstable OKH Committee considers the historical value and significance of
existing buildings, and all applications are reviewed for general design, proportion of building elements,
texture, materials and color. Settings, site design and layout and relative size of buildings are also taken
into consideration.
60 The description of Hyannis Main Street/Waterfront Local Historic District is excerpted from the Town of Barnstable website at
http://www.townofbarnstable.us/HyannisMainStreet/
61 The description of Old King’s Highway Regional Local Historic District is excerpted from the Town of Barnstable website at
http://www.town.barnstable.ma.us/OldKingsHighway/
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SUMMARY OF DEVELOPMENT
CONSTRAINTS
Barnstable is primarily constrained by the critical need to protect water quality, the area’s sensitive
ecosystems, and culturally/historically significant resources. The town’s zoning regulations, including the
growth management district (DCPC), local wetlands regulations, and local historic districts reflect the
town’s concern to protect these resources. In particular, many of the zoning overlay districts aim to
provide additional protection for natural resources including the Resource Protection Overlay District,
Open Space Residential Design Subdivision, Floodplain District, and Groundwater Protection Overlay
districts.
The town also encourages growth in locations that are less environmentally sensitive and have greater
infrastructure capacity, particularly in the Hyannis Growth Incentive Zone. Additionally, the town
encourages the development of affordable housing through the Growth Incentive Zone, other village
districts, Private-Initiated Affordable Housing Development overlay district, MAH Residential District,
RAH district, Inclusionary Zoning, and the Affordable Accessory Apartment Program.
The zoning provisions provide for multi-family and/or mixed-use development in nine districts by-right,
consisting of roughly 990 acres, or about 2% of the town’s total net land area (excluding water bodies).
Roughly half of this land is located in the Hyannis Growth Incentive Zone. Additionally, the MAH
Residential District, which is about three acres total, permits multi-family affordable housing by special
permit.
According to analysis performed by the Town GIS Department, Barnstable has about 16,100 acres of
undevelopable land, about 43% of total land area, and 15,263 acres of environmentally and culturally
sensitive land, about 41% of total land area. This leaves roughly 5,756 acres, about 16% of total land
area, that is not undevelopable or constrained due to environmental or cultural sensitivity.
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Chapter 4: Implementation Capacity &
Resources
This section describes Barnstable’s capacity and resources for implementation of affordable housing
initiatives including Barnstable Growth Management Department, Barnstable Housing Authority,
Barnstable Council on Aging and multiple non-profit organizations. Barnstable has access to a wide
range of affordable housing advocates and experts working with the homeless, seniors, victims of
domestic abuse, and the disabled as well as families and individuals in need of affordable housing.
LOCAL & REGIONAL ORGANIZATIONS
GROWTH MANAGEMENT DEPARTMENT
In September of 2005, the Town of Barnstable created Growth Management Department which
established one agency to better coordinate the Town’s growth and development activities. This
Department includes a multi-disciplinary team to oversee the following important responsibilities:
• Coordinate a long-term vision for the future of the Town and its villages
• Bridge the long-term vision with the regulatory review of private development
• Coordinate capital improvements towards that overall vision
The Department manages important functions including regulatory review, comprehensive planning,
community development, economic development. This department is also overseeing the development
of this Housing Production Plan.
The Department conducts ongoing community education, encouraging discussions with the community
to discuss affordable housing and publishing information on the town website and informative programs
on the local channel 18 television channel.
The Growth Management Department (GMD) coordinates efforts between the Town’s CDBG
program, and CPA program. The town also coordinates the Consolidated Planning efforts with the
Cape Cod Commission and makes referrals to the HOME Consortium when appropriate.
BARNSTABLE HOUSING AUTHORITY
The Barnstable Housing Authority was established in 1948, and since that time has been producing and
managing low-income subsidized housing in Barnstable. The agency currently administers approximately
1,052 units of housing including the management of public housing units as well as rental subsidies as
follows:
• 155 units of state-aided Chapter 667 elderly/handicapped
• 18 units of state-aided congregate housing for frail, elderly and disabled
• 52 units of state-aided Chapter 689 special needs
• 52 units of state-aided Chapter 705 family
• 75 units with state-aided Massachusetts Rental Vouchers
• 20 units of Alternative Housing Voucher Program housing for disabled individuals
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• 68 units of federal 46-3 elderly/handicapped housing
• 170 units with HUD Section 8 rental assistance
• 90 units with Section 8 Mobility Vouchers
• 16 units of Single Room Occupancy Sect 8 Mod Rehab. for homeless Veterans
• 35 units with vouchers under the federally funded Shelter Plus Care Program for people with
HIV/Aids
• 9 units for families with disabilities through the Cape Ministries program
• 5 Units under the Pilot House Plus Program for homeless individuals
• 52 units under the Rental Acquisition Program (RAP) including 2 funded by Neighborhood
Stabilization Program
• 12 Tax Credit units for families and individuals
• 200 units under the Disabled Independent Adult Living Program (DIAL)
• 93 Section 8 Vouchers under the Fair Share Program
The Barnstable Housing Authority is an important partner with the Town of Barnstable in not only
developing new units of affordable housing for individuals and families, including special needs
individuals, but also managing such units and administering important rental subsidies that enable lower
income families and individuals to remain in the community by renting units in the private housing stock.
BARNSTABLE HOUSING COMMITTEE
The mission of the Barnstable Housing Committee is “to promote the production and preservation of
balanced housing resources that address the unmet needs of the Town of Barnstable.” The Housing
Committee facilitates the development of and equal access to affordable housing. It advises the Town
Manager and Town Council on housing proposals from developers who are seeking to work with the
Town through the state’s Local Initiative Program (LIP) and also makes recommendations regarding any
programs and policies related to reaching the Town’s affordable housing goals such as making a
minimum of 10% of its housing affordable in perpetuity. The Committee members actively participate in
the review of Chapter 40B comprehensive permit applications, working closely with the Zoning Board
of Appeals. Comprehensive permit applicants are encouraged to meet with the Housing Committee in
the early stages of project planning.
BARNSTABLE HUMAN SERVICES COMMITTEE
(HSC)
In 2005, the Town of Barnstable established the Human Services Committee (HSC) “to improve the
human condition of all citizens of the Town of Barnstable and to be an advocate for its most vulnerable
populations.” As such the Committee advises the Town Council on a host of issues including those
related to housing and the homeless. HCS administers the “In from the Streets” program, an expansion
of the former “In from the Cold” program, which brings together human service groups and the
Barnstable Police Department in an effort to locate and reach out to those who are living outdoors in
the Village of Hyannis. These homeless individuals are screened for their compatibility with the Program,
receive supportive housing, undergo an assessment and are then linked to services with the goal of
them again becoming contributing members of the community.
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BARNSTABLE COUNCIL ON AGING
The Barnstable Council on Aging is a town department that supports the quality of life of the
community’s elders through a wide variety of services. These activities include an information and
referral service on a wide range of issues, community-based services to promote independent living
such as a free shuttle van to local stores and services, and in-home support services. The Council relies
heavily on local volunteers to support its activities and operates a senior center.
The Council on Aging also works with the town on a program that abates taxes for qualifying seniors in
exchange for services to the town. In addition to this work program, the town also operates a variety of
tax exemption programs for income-eligible seniors, veterans, surviving spouses, etc. that reduce
property tax bills.
HABITAT FOR HUMANITY OF CAPE COD
Habitat for Humanity is an ecumenical, non-profit Christian ministry dedicated to building simple, decent
homes in partnership with families in need that has grown over the past two decades into one of the
largest private homebuilders in the world. The organization has almost1,600 U.S. affiliates and over
2,000 affiliates worldwide, including one on the Cape that has been able to build new homes for first-
time homebuyers through donated land, materials, labor and funding as well as other special financing
strategies. The organization has built 23 units in Barnstable including 16 units through its Danvers Way
project; two (2) additional scattered site homes; one home on Ginger Lane, 2 on Sesame St and 2 on
Old Stage Road, all are currently included in the Town’s Subsidized Housing Inventory.
HOUSING ASSISTANCE CORPORATION (HAC)
The Housing Assistance Corporation (HAC) has a mission to “promote and implement the right of all
people on Cape Cod and the Islands to occupy safe and affordable housing.” This non-profit
organization is working throughout the Cape as a sponsor of affordable housing developments and has
a wide range of financial and educational resources available for renters, existing homeowners and first-
time homebuyers including HOME Program funding and rental subsidies.
HAC has been designated as a Community Housing Development Organization (CHDO) to help the
town promote new affordable housing development. It has received CPA funding to introduce a
homeowner purchase program in Barnstable to purchase, repair, and resell units to qualifying first-time
homebuyers, subsidizing the resale price. HAC also received CDBG-NSP funding that enabled the
organization to acquire, rehab and resell a foreclosed home in Hyannis to qualifying first-time
homebuyers.
BARNSTBLE COUNTY HUMAN SERVICES
This County Department has recently taken over administration and oversight of the HOME Program
funds on behalf of the Barnstable County HOME Consortium. Funds are available to any of the 15
Cape Cod Towns for a variety of affordable housing programs, on a competitive basis.
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CAPE AND ISLANDS REGIONAL NETWORK ON
HOMELESSNESS
The Regional Network is collaborative effort of state, county and local government, social service
providers, housing agencies, faith–based organizations, the business community, and individuals working
together to prevent and end homelessness. The Regional Network is the entity that caries out the
responsibilities of the HUD Continuum of Care Program.
COMMUNITY ACTION COMMITTEE OF CAPE
COD AND THE ISLANDS, INC.
The Community Action Committee of Cape Cod and the Islands, Inc. (CACCI), founded in 1965 as
one of the state’s Community Action Agencies, is a private, non-profit organization that helps low- and
moderate-income people improve their quality of life through a wide range of programs and services.
The agency’s efforts are focused primarily in the areas of housing, emergency shelter, advocacy for
elders, and childcare.
CACCI is also the convener for the Leadership Council to End Homelessness on Cape Cod and the
Islands, which is part of the national system of Continuums of Care supported by the federal
Department of Housing and Urban Development (HUD) to provide an ongoing comprehensive, long-
term strategic planning effort to maintain a seamless continuum of shelter, housing, and supportive
services to end homelessness. The Leadership Council has over 35 participating groups and
organizations that creates a network of support for its activities including homeless service providers,
non-profit agencies, private businesses, housing developers, public housing authorities, representatives
from local, county, and state government, the faith-based community and formerly homeless individuals.
Primary activities include:
• Oversees the submission of annual funding applications to HUD (the Super NOFA / Vento
Homeless Assistance grant application process which has brought more than $3 million to the
region and includes the creation of 19 new permanent supportive housing beds for homeless
and disabled individuals and maintains over 100 beds for homeless individuals and families)
• Oversees the implementation and monitoring of the Council’s Ten Year Plan to End
Homelessness
• Conducts the annual “point in time” count of the number of homeless
• Facilitates monthly meetings and the coordination of various subcommittees
LIFE, INC.
Since 1993, Living Independently Forever (LIFE, Inc.) has been serving adults with learning disabilities
through a model program created within its condominium communities on Cape Cod. LIFE, Inc. is a
private, non-profit organization that provides support and resources in the areas of vocation, education,
social and community involvement, and daily living, encouraging each resident’s aspirations, strengths and
abilities. The organization has built several projects in the Town of Barnstable including 16 mixed rental
and ownership units through its LIFE I and II projects and another four (4) units through a third phase.
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CAPEABILITIES
CapeAbilities, formerly Nauset, Inc., is non-profit organization that for more than 35 years has been
providing housing, jobs, and therapeutic services for individuals with developmental disabilities on Cape
Cod. The organization’s mission is to “serve individuals with disabilities by educating, counseling, and
providing residential therapeutic, social, and employment supports so as to empower them to achieve
meaningful and valued roles in society”. CapeAbilities has sponsored housing in Barnstable using CDBG
funds to purchase a group home.
CHIPS HOUSE
The Cape Head Injured Persons’ Housing and Education Group, Inc., also known as CHIP, is a private,
non-profit organization that was established in 1992 to provide support and assistance for head injured
residents of Cape Cod and has been committed to providing community-based housing for these
individuals. The housing includes support services so that the disabled residents can maximize their
functional potential and achieve their highest level of independence in the community. The organization
has developed CHIP’s House and CHIP’s House II in Barnstable, each with ten (10) units.
CHAMP HOMES
Champ Homes provide multi-generational housing for individuals who are physically disabled, in
recovery from drug or alcohol abuse, mentally ill, and with other assorted needs. A major component
of Champ Homes’ community-based housing program is to form a close-knit family in the housing
based on mutual love and spirituality.
OTHERS
In addition to the above non-profit organizations and agencies, the Town of Barnstable has worked
cooperatively with private developers including McShane Construction, Chatham Real Properties, and
Williams Construction, among others.
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LOCAL & REGIONAL HOUSING FUNDS
COMMUNITY DEVELOPMENT BLOCK GRANT
FUNDS
Barnstable is an entitlement community and, therefore, receives federal Community Development Block
Grant Funds (CDBG) on an annual basis from the U.S. Department of Housing and Urban
Development (HUD). The town’s CDBG program prioritizes affordable housing projects and projects
that help low and moderate income persons have access to Job training and opportunities. The Town
of Barnstable expects to receive $274,347 for the 2016 funding year.
CDBG funds also help eligible homeowners connect to town sewer to help make it affordable while
addressing environmental concerns. To support housing needs and stimulate reinvestment in downtown
Hyannis, HUD recently granted the Town’s requested designation for a Downtown Hyannis
Neighborhood Revitalization Strategy Area, which allows relief from certain regulatory requirements to
make it easier to implement CDBG programs that foster economic empowerment for low- and
moderate-income persons. For example, NRSA designation would allow for CDBG funds to be
allocated to support housing for a greater mix of income levels.62
HOUSING AUTHORITY BUY DOWN PROGRAM
Beginning in 2008, CDBG funds have been granted to the Barnstable Housing Authority (BHA) to assist
Chapter 70563 family housing participants to buy down the price of purchasing their own home. This
program was piloted in program year 2007 and was successful in moving two low income families out
of public housing and into their first homes. The BHA has continued to request CDBG funds to
support this program with a most recent allocation of $50,000 in the CDBG 2015 Program Year for
one income-eligible family living in a BHA rental unit to purchase a home. This is not an ongoing
program – the BHA must request funding on an annual basis.
COMMUNITY PRESERVATION FUNDS
In September of 2000, the Community Preservation Act (CPA) was enacted to provide Massachusetts
cities and towns with another tool to conserve open space, preserve historic properties and provide
affordable housing. This enabling statute established the authority for municipalities in the
Commonwealth to create a Community Preservation Fund derived from a surcharge of up to 3% of the
property tax with a corresponding state match of up to 100% funded through new fees at the Registry
of Deeds and Land Court. Once adopted, the Act requires at least 10% of the monies raised to be
distributed to each of the three categories: 1). open space & recreation; 2) historic preservation; and 3)
62 “Over-income” households can occupy units as long as at least 51% of the units benefit low- and moderate- income households.
63 The family housing program (Chapter 200 and Chapter 705) is a state-funded program that aims to provide housing for low-income families
in neighborhoods throughout the state. Local housing authorities (LHAs) create housing developments for low-income families by constructing
new units and/or acquiring existing homes or condominium units.
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affordable housing. The Act allows flexibility in distributing the majority of the money to any of the
three uses as determined by the community. The Act further requires that a Community Preservation
Committee of five to nine members be established, representing various boards or committees in the
community, to recommend to the legislative body, in this case Town Council, how to spend the
Community Preservation Fund.
In November 2004, the voters of the Town of Barnstable adopted the CPA. Barnstable approved a 3%
surcharge without any exemptions. Like other communities on Cape Cod, Barnstable voted to convert
the 3% property tax surcharge that had been committed to the Land Bank for the purchase and
conservation of open space into funding to support the Community Preservation Fund. As a result, the
town was able to continue to receive state matching funds, as state support for the Land Bank had run
out, without raising additional taxes.
The Community Preservation Committee includes nine members representing the Historic
Commission, Housing Authority, Conservation Commission, Recreation Commission, and a Town
Council liaison.
The total amount of CPA funds available during the 2014 program year was $7,940,585. Of that
amount, $1,068.971 was dedicated to affordable housing activities and the undesignated amount of
$4,113,292 was available for any of the three areas: affordable housing, historic preservation, or open
space projects.
See list of projects below. (what time frame do we want to report on/list awards?)
• Creation of two (2) affordable units on Old Stage Rd, Centerville awarded $100,000 in 2015
• Acquisition and renovation of Founders Court Apartments, Hyannis, an affordable rental
community of 32 units, awarded $500,000 in 2015
• Awarded $25,000 for a Housing Study in 2014
HOME FUNDS
The Barnstable County HOME Consortium includes all municipalities in Barnstable County and provides
federal HOME Program funding to support the financing of a wide variety of housing activities. These
funds are available to all towns participating in the Consortium, including Barnstable, and are
administered by the Barnstable County Human Services Department. HOME funds awarded to local
projects have resulted in the creation of 1,230 affordable housing units in Barnstable County. Another
131 units are under construction with commitments to projects that will create another 114 units.
The HOME Program has provided funding for acquisition and rehabilitation of rental housing,
homeowner repairs, rental assistance and first-time homeownership. More than 200 households
benefited from a homeowner repair program on the Cape and more than 615 households have
received assistance from the down payment/closing cost program, which is administered by the Housing
Assistance Corporation (HAC).
HOME funding for Barnstable has totaled $1,256,500 for 13 separate projects with 160 total units and
145 affordable units, more than any other community on the Cape. HOME funding has also supported
down payment and closings costs of $599,251 for 119 loans in Barnstable as well as Homeowner
Repair Program funding of $378,694 for 54 loans.
The recent HUD determination that HOME funds, either project-based or homebuyer-based, cannot
be used in any transaction that involves the state’s universal deed rider has significantly impacted the
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region’s ability to support homeownership. Towns and lenders embraced the universal rider because it
survived foreclosure (towns’ interest) and was saleable to Fannie Mae (lenders’ interest). The
Consortium’s ability to support small-scale ownership projects that rely on no state resources but
significant town support and CPA funds has been hampered. In addition, there are a number of first
time homebuyers looking to purchase town-supported, deed restricted units that now will not have
access to the region’s only pool of down payment and closing cost assistance.
LOMBARD TRUST FUND
The Lombard Trust Fund is dedicated to helping Barnstable residents with incomes between 125% and
150% of the federal poverty level. Funds can be used for one-time assistance with basic necessities such
as housing, utility expenses, transportation expenses, sewer payments, local town taxes, or education. In
the 2014 program year, $91,500 was expended to provide rental assistance for forty-two families in
addition to funding to individuals for non-housing items and to social services organizations.
AFFORDABLE HOUSING AND ECONOMIC
DEVELOPMENT TRUST FUND
Barnstable’s Affordable Housing and Economic Development Trust Fund was established in 2007 to
help preserve the affordability of existing housing units that would otherwise be lost because the resale
formula in the existing deed rider would make them unaffordable. Therefore, the Fund would also help
preserve the character of the Town and its socioeconomically diverse population. Both Community
Preservation funding and affordable housing mitigation funds, including proceeds from the inclusionary
zoning ordinance, have helped capitalize the Fund and help also leverage CDBG funds.
SENIOR CITIZEN TAX WORK-OFF ABATEMENT
To be eligible for the Town of Barnstable Senior Citizen Tax Work-Off Abatement a property owner
must meet the following criteria:
• Reach 60 years of age by July 1st of the fiscal tax year for which the tax credit is will be given
• Own and occupy a residential property in the town in the immediate fiscal year preceding the
fiscal year applying to volunteer services
• Single income of no more than $30,000, Married income of no more than $40,000
• Cannot be a compensated employee of the town during the fiscal year for which the tax credit
is sought
TECHNICAL ASSISTANCE PROGRAM GRANTS
(TAP)
The Cape Cod Commission provides grant funding for Cape communities to access technical assistance
in promoting affordable housing. TAP grants that have been received by Barnstable total $28,500 in
funding and include the following:
• $3,000 to Habitat for Humanity of Cape Cod for its Danvers Way project in Hyannis
• $3,000 to the Housing Land Trust of Cape Cod for engineering work for a HLT-owned 6-acre
parcel in Marston Mills
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• $3,000 to the Town of Barnstable for its 2003 Housing Needs Assessment
• $3,000 to the Barnstable Housing Authority for engineering work on a BHA-owned parcel
• $3,500 to the Housing Assistance Corporation towards an appraisal and architectural work on
11 lots in Hyannis
• $5,000 to the Barnstable Housing Authority for engineering work on a BHA-owned parcel
• $5,000 to the Town of Barnstable for engineering and legal work on a variety of Town-owned
parcels
• $3,000 to the Barnstable Housing Authority for a consultant to conduct an endangered species
review for BHA-owned land.
MCKINNEY-VENTO HOMELESSNESS
ASSISTANCE ACT FUNDING
Federal McKinney/Vento funding is provided to support the range of needs of those individuals and
families who are homeless or at risk of homelessness through several programs. McKinney-Vento
Homeless Assistance Grants fund local, regional, and state homeless assistance programs through the
Continuum of Care (CoC) process. A CoC is a geographical administrative unit through which federal
homeless assistance funds are distributed.
PRIORITY DEVELOPMENT FUND GRANTS (PDF)
Through the Department of Housing and Community Development, the state has administered the
Priority Development Fund Program, which provides grant funding to support housing development
efforts, particularly those that reflect smart growth principles. The Town of Barnstable received three
(3) such grants in 2006 and 2007 including the following:
• A grant to support the development of Stage Coach Road of $40,000. This grant was originally
awarded in November 2006, but was extended through April 2009. The funding was used for
predevelopment work for a BHA-owned site to develop 12 units of rental housing, which the
BHA has been actively pursuing. The project was slowed down for a period of time due to the
need to hire a consultant to conduct an endangered species review, which was funded by a
Cape Cod Commission TAP grant. Project was completed and occupied …
• The PDF grant of $50,000 was awarded in April 2006, and was fully expended on
predevelopment for a Town-owned parcel on Old Mill Road. The RFP was issued but not
awarded.
• A PDF grant of $25,000 was awarded in September 2007 for the town’s Pearl Street project
and an extension has been granted through March 2010. The Town purchased 46 Pearl Street
with CDBG funds with plans to renovate the property into affordable apartments. The PDF
grant was used to hire a consultant to prepare a pro forma for the project and architectural
plans. Some additional work was done on the property to remove lead and asbestos through
CPA funding.
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CAPE COD COMMISSION HOUSING
MITIGATION FUNDS
There are two potential sources of funds for affordable housing from the Cape Cod Commission,
assuming there is a Development of Regional Impact (DRI) or new commercial development occurs in
town during the next five (5) years. First, residential projects subject to Commission review are required
to set-aside 10% of the units for affordable housing. The applicant has the option of meeting this
requirement through the provision of on-site units/lots, use of off-site units/lots, a cash contribution, or
some combination of these options. Second, commercial projects subject to Commission review are
required to provide mitigation for the impacts that below-average-wage jobs have on the need for
affordable housing determined by the 2005 Barnstable County Nexus Study.
BUY CAPE COD AND THE ISLANDS INITIATIVE
Massachusetts Housing Finance Agency (MassHousing) has partnered with three lenders to promote
affordable homeownership opportunities on Cape Cod, Martha’s Vineyard, and Nantucket as part of
the MassHousing Buy Cities Program. The program makes mortgage financing of up to 100% of the
purchase price for a new home available to qualified homebuyers and allows homeowners who want to
refinance their property up to 100% of fair market value of the home. The mortgage loans include the
MassHousing MIPlus® mortgage insurance, which will pay a borrower’s monthly principal and interest
payments for up to six months in the event of job loss. This is a collaborative effort between
MassHousing, Bristol County Savings Bank, First Citizens’ Federal Credit Union, and Cape Cod Five
Cents Savings Bank. Households with a combined income of up to $108,405 are eligible for the Buy
Cape Cod and the Islands program – with higher income thresholds on Martha’s Vineyard and
Nantucket.
GATEWAY CITY-HOUSING DEVELOPMENT
INCENTIVE PROGRAM
Under M.G.L. c. 23A section 3A, Barnstable is designated a Gateway City. A Gateway City is one
where:
• Population is greater than 35,000 and less than 250,000
• Median household is income below the state average
• Rate of educational attainment of a bachelor’s degree or higher is below the state average.
As a Gateway City community, Barnstable has access to The Housing Development Incentive Program
(HDIP), which provides Gateway Cities with a development tool to increase residential growth, expand
diversity of housing stock, support economic development, and promote neighborhood stabilization in
designated areas. The program provides two tax incentives to developers to undertake substantial
rehabilitation of properties for lease or sale as multi-unit market rate housing:
• A local-option real estate tax exemption on all or part of the increased property value resulting
from improvements (the increment), and
• State tax credits for Qualified Substantial Rehabilitation Expenditures (QSREs) that are awarded
through a rolling application process.
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Gateway Cities that want to participate in the HDIP must propose HD Zones where they want to
encourage redevelopment and revitalization, and prepare HD Zone Plans for promoting market rate
housing development in these designated areas for DHCD approval.
The HDIP has an annual cap of $10 million. Developers may apply to DHCD for HD Tax Credits of
up to $2 million for QSREs of the market rate units. Eligible activities include substantial rehabilitation of
a property that will result in multi-unit housing development, containing a minimum of 80% market rate
units. There are no restrictions on the size of projects. A proposed project may be comprised of one
or more buildings on one or more contiguous parcels of land, provided they are permitted and financed
as a single undertaking. Eligible construction activities include:
• Major redevelopment, repair and renovation of properties
• Limited new construction such as construction of upper stories, expansion of a building’s
footprint, and redevelopment of a site after demolition
Eligible development costs include both hard and soft construction costs associated with the
development of the market rate units. Acquisition costs are ineligible expenses.
NEIGHBORHOOD STABILIZATION PROGRAM
FUNDS (NSP)
The Town of Barnstable received Federal Neighborhood Stabilization Program funds of $400,000 to
address the foreclosure crisis in the community in 2009. The town partnered with Barnstable Housing
Authority and Housing Assistance Corporation to acquire foreclosed properties in designated areas to
be used for affordable rental housing and home ownership opportunities. The program produced two
affordable rental units and one affordable homeownership units; 25% of the funds produced housing for
households at or below 50% of the area median income. All units are deeded to remain affordable in
perpetuity.
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Appendices
APPENDIX A: DHCD AFFIRMATIVE FAIR
HOUSING MARKETING GUIDELINES
The Commonwealth of Massachusetts has a compelling interest in creating fair and open access to
affordable housing and promoting compliance with state and federal civil rights obligations. Therefore, all
housing with state subsidy or housing for inclusion on the SHI shall have an Affirmative Fair Housing
Marketing Plan. To that end, DHCD has prepared and published comprehensive guidelines that all
agencies follow in resident selection for affordable housing units.
In particular, the local preference allowable categories are specified:
• Current Residents. A household in which one or more members is living in the city or town at
the time of application. Documentation of residency should be provided, such as rent receipts,
utility bills, street listing, or voter registration listing.
• Municipal Employees. Employees of the municipality, such as teachers, janitors, firefighters, police
officers, librarians, or town hall employees.
• Employees of Local Businesses. Employees of businesses located in the municipality.
• Households with Children. Households with children attending the locality’s schools.
These were revised on June 25, 2008, removing the formerly listed allowable preference category,
“Family of Current Residents.”
The full guidelines can be found here: http://www.mass.gov/hed/docs/dhcd/hd/fair/afhmp.pdf.
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APPENDIX B: INTERAGENCY BEDROOM
MIX POLICY
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APPENDIX C: NATURAL DEVELOPMENT
CONSTRAINTS MAPPING ANALYSIS
Nantucket Sound
Cape Cod Bay
Barnstable Harbor
Lewis Bay
Popponesset
Bay
Cotuit Bay
Lake
Wequaquet
West Bay
North Bay
Mystic Lake
East Bay
Middle Pond
Hamblin Pond
Shallow PondBearse
Pond
LongPond
Long Pond
Lovell's Pond
Shubael
Pond
Seapuit River
MuddyPond
Mill Pond
Neck Pond
C e n terville R iv e r
Scudder
Bay
Garrett's
Pond
HyannisInnerHarbor
PinquicksetCove
Hallets Mill Pond
Micah'sPond
Ste
w
art's
C
reek
Joshua'sPondDamPond
Mary
Dunn
Pond
Parker
Pond
LittlePond
RushyMarsh
Pond
Crystal
Lake
Hathaway'sPond North
LamsonPond
Round
Pond
LumbertPond
Pirates Cove
Bog
Pond
Long
Pond
EaglePond
HinckleyPond
ColemanPond
Ishem
Pond
Mill
Pond
Patty'sPond
Mill
Pond
Israel
Pond
WestPond
FlowingPond
Hathaway'sPond South
Sam's
Pond
Lake
Elizabeth
Lewis
Pond
NorthPond
Aunt Betty'sPond
FlintrockPond
Sandy Hill Pond
Ben'sPond
Spruce Pond
UpperGate Pond
Phinney'sBay
Red
LilyPond
Lewis Pond
Dunn's
Pond
Fresh HolePond
WeathervanePond
FlaxPond
FreshPond
SchoolhousePond
Shallow Pond
No BottomPond
Coomb'sPond
Duck Pond
CampgroundPond
No Bottom Pond
Naomi Pond
Crooked
Pond
LilyPond
FreshHole
Pond
DuckPond
Hall's CreekNorth
Pond
GooseberryCove
Snow sC r eek
M illCreekMaraspin C re e k
Bass
Cr
e
ekFawcett's
Pond
Simmon'sPondCentervilleRiver
B
u
mpsRiver
F ullerMillPondEel
Riv
erPrinceC o v e
Sant
uit
RiverSantuit
River
Shoestring
Bay MarstonsMillsRiverMa
rsto
ns
MillsRiver
Snow'sCove
ScortonCreek
The
CoveWells
C
reek
Grea
tIslandCreek
Eel
Creek
Smith Creek
Boa tCoveCreekSpring Creek
Bridge
Creek
BrickyardCreekNantucket Sound
BroadSound
Eel GrassCove
Tim'sCove TheNarro w s
Warren's
Cove
Centerville Harbor
Hyannis Harbor
Melody Pond
Town of
Yarmouth
Town of
Sandwich
Town of
Mashpee
N ORTH STFALMOUTH RD / RTE 28
PONDSTMID-CAPE H WY (EAST)RTE6
M ID-CAPE HW Y (WEST)RTE 6
YARMOUTH RDMA IN S TRTE149 CENTER
S
T
IYANNOUGHRD/RTE132
WESTMAINST
BRIDGE ST
RIVER RD
PINE ST AIRPO RT R D
MAIN S T /RT E 6 A
CAMP STP H IN N E Y 'S LNHYANNISRDIYANNOUGH RD / RTE 28
RACELN MEETIN G H O US E W A Y /R T E 14 9B UM P S RIV E R R D
WE S T B AY R D MARYDUNNRDSEA STOLDPOSTRDSOUTHCOUNT
YRDLEWISBAYRDBARNSTABLERDSERVICE RD
RTE 130 SHOOTFLYINGHILLR D
ATTUCKS LN KIDD'SHILL
R
D
RTE149GOSNOLD STBARNSTABLERD YARMOUTHRDWILLOW STOCEANSTC E D A R STMAINST
SMITH ST
S O U T H STLINCOLN RDCEDAR ST
HIGH
ST
CRAIGVILLEBEACHRD BASSETT LNSOUTHMAINSTOAK STHI
GHS
C
HOO
L
R
DEX
T
SCHOOL ST
SEASTEXT
GREATMARSHRDWAKEBYRD
SERVICE RD
LUMBERTMILL
RD
HIG
H S
CH
OOL
R
DOLDMILLRDWIANNO AVE
MID-CA P E H W Y
E X IT 6 MILLWAYOLD KING S RDFLI
NT STMAIN ST./RTE 6A
WAKEBYRD
INDEPENDENCEDR
SCHOOLST
MID-CAPE HWY EXIT 6 WILLOWSTIN D E P ENDENCEDR
MAIN ST
MAIN STPARKERRDMAINSTSANTUIT-NEWTOWNRDSANTUIT-NEWTOWN RDLOVELL'SLN PI
TCH
ER'S
WAYPUTNAM AVEB
E
A
RS
E'S
WA
Y
SCUD
DE
R
AVESCUDD ER A VEMAIN S T
O
L
D S
TA
G
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D
OSTERVILLE-WESTBARNSTABLERDWINTER STWINTER STOLDMILLRDBAYLN BAY LNOSTERVILLE-WESTBARNSTABLERDOLD COLONY RDO L D F A L M O UTH R D
STRAWBERRYHILLRDPHINNEY'SLNOLDRT
E
1
32WEQUAQUETLNOLDSTRAWBERRYHILLRDCAMP STMID-CA PE HWY
EXIT 6
'0Town of Barnstable
Massachusetts
ÿN
E
S
W
0 1 20.25 0.5 0.75
Miles
1 inch = 1,400 feet
Legend
Undevelopable Land
Environmentally / Culturally
Sensitive Land
Potentially Developable Land
Residential Developed Land
Residential Vacant Land
Commercial Developed Land
Commercial Vacant Land
Town Owned Developed Land
Town Owned Vacant Land
Tax Exempt Developed Land
Tax Exempt Vacant Land
Other Vacant Land (Mixed Use)
Water Bodies
Streams
Roads
Town Boundary
FILE: EnvironmentalConstraints&DevelopableLand.mxd J.A.B. 10/28/2015
This map is for planning purposes only. It is
not adequate for legal boundary
determination or regulatory interpretation.
Human-made and water body features werederived from aerial photographs taken onApril 19, 2008 and other data sources.
Wetland areas were derived from aerial
photographs taken in 1993.
Town of Barnstable GIS UnitTown of Barnstable GIS Unit
http://www.town.barnstable.ma.us
367 Main Street, Hyannis, MA 02601(508) 862-4624
Environmental Constraints
& Developable Land
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APPENDIX D: COMMUNITY
ENGAGEMENT RESULTS
SUMMARY OF FINDINGS:
DECEMBER 2015 COMMUNITY LISTENING
SESSIONS
Prepared by JM Goldson 12/30/15
Summary of Findings
During two listening sessions to generate discussion and ideas, Barnstable residents provided input on
affordable housing priorities to incorporate into the Housing Production Plan update. The following
issues emerged as priorities for participants:
• Work to provide affordable housing across the seven village and seek more equitable distribution
of services, housing, and transit across the villages.
• Focus efforts on populations with the greatest need: Provide housing for extremely low and very
low income households as well as workforce and aging populations.
• Support zoning changes to foster development that protects the local environment and character
while increasing housing choice.
• Improve employment options and training: the lack of mid level and professional employment
drains the area of talent, skews demographics and expedites the loss of Barnstable’s young people.
Introduction & Objectives
As part of the 2016 Barnstable Housing Production Plan update, the Town contracted JM Goldson
community preservation + planning to conduct two listening sessions with Barnstable residents on
December 1 & 2, 2015. The first session was held in Hyannis at the Steamship Authority building from
7-9pm with seventeen people in attendance. The second session was held at the Osterville Public
Library on December 2 from 6:30-8:30pm. Sixteen people attended this session. Each group
participated in the same exercises. The two main objectives of the sessions were:
1. Community input: Generate discussion and identify goals about housing in Barnstable and how
the goals of the 2010 Housing Production Plan should be updated to best serve the changing
needs of the community for increased affordable housing options.
2. Information: Provide income, demographic, wage, housing price, and rental data to inform
participants about the affordability of housing in Barnstable.
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Methods
To achieve workshop objectives, consultant JM Goldson created interactive exercises that engaged
workshop participants and fostered focused discussion. The listening
sessions consisted of an introduction from Jo Anne Miller Buntich, Director
of Barnstable Growth Management, two group discussion exercises, digital
group polling, and a presentation by JM Goldson titled “Barnstable’s
Housing Needs and Opportunities.” Brief summaries of the results of each
exercise are provided below with detailed summaries attached. Results
from both sessions are combined in the body of the report.
DIGITAL GROUP POLLING
The purpose of digital group polling is to inform participants on housing
issues particular to Barnstable by asking participants to respond to factual
questions and providing the correct response. The questions provided an
overview of Barnstable’s population and income characteristics from
definitions of “low income” and “cost burdened” to demographic changes
and homelessness.
More than 88% of participants live in Barnstable, 37% have lived there for more than 30 years and
roughly one third have lived there for fewer than 10 years. The polling questions covered changing
demographics, poverty and income data, and rates of homelessness.
The following information were the most surprising to participants:
• A household of four earning $65,800 is considered low-income at 80% of Barnstable County
AMI – respondents generally through that a low income household would earn less.
• Since 2005, the homeless population in Barnstable has decreased by 60% - the overwhelming
majority of respondents believed the population had increased by 60%
• By 2030, it is estimated that the population of 20-34 year olds will decrease by 2,000 – most
respondents thought this population would decrease by only about 1,000 people.
GROUP DISCUSSION EXERCISE #1: TYPES OF HOMES IN YOUR LIFE
Participants worked in pairs on Exercise #1, an ice breaker consisting of four questions designed to
generate discussion about the types of homes they have lived in throughout their lives and what type of
home they hope to live in someday, if different than their current homes. In addition to helping
participants think about how an individual or household uses housing over time and how housing needs
change over the course of a lifetime, the exercise also familiarizes participants with the group process
and gets people talking.
GROUP DISCUSSION EXERCISE #2: HOUSING GOALS
The purpose of Exercise #2 was to generate discussion about Barnstable’s 2010 Housing Production
Plan and to help set policy-direction for the 2016 update. In particular, of the eight goals identified in the
2010 plan which are still relevant? Working in groups of three to five, participants were asked to
“confirm, challenge, or build on” each goal.
The groups also identified additional goals and priorities not identified in the 2010 Plan. Lively discussion
followed that generated many ideas.
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2010 Goal #1: Provide at least 10% of year round housing as decent, safe and
affordable.
This goal refers to the State mandate to reach 10% affordable housing in every community in
Massachusetts. Barnstable is currently at 6.69% and, while participants confirmed the goal of providing
affordable housing, there was disagreement about whether 10% is a valid goal.
Two groups wondered if 10% is attainable given Barnstable’s stagnant job market. Who will live in these
homes if there are no jobs? Two other groups believe the number should be higher, 20-25% of year
round housing, and that there is clearly a need in Barnstable. One group noted that all seven villages
should provide 10% affordable housing rather than concentrate it in one village. More than one group
noted that the lack of specificity in the goal made it hard to confirm. How will Barnstable “provide”
affordable housing? What is really involved?
Recommendation: Change language to address the “true” housing need without as
much focus on 10% required per C.40B.
2010 Goal #2: Ensure distribution of affordable housing throughout the seven
villages.
There was a wide range of responses to this goal with most groups confirming the goal as valid overall
but disagreed about how and if it is possible to achieve. Three of seven groups responded that
increased public transportation is the key to this goal. With most services and commercial activity
located in Hyannis, Town residents must be able to get there and as some participants noted, lack of
transportation and lack of housing often go hand in hand. One participant noted that the location of
services in Hyannis “centralizes” the housing problem there. In addition to improved transit
infrastructure, perhaps services can be made available across the villages.
One group responded that this goal is just not possible to achieve. Another added that it’s a good
policy but difficult to accomplish and yet another noted that without political will, this goal is not
achievable. One person commented that land is not priced comparably across the villages so requiring
distribution across them does not make financial sense for the Town or developers. In addition, some
villages are better suited to development because of the infrastructure that is in place already.
Finally, two groups offered strategies to achieve this goal. One strategy was to change zoning to allow
multifamily and mixed use building in all the villages and the second was to create mandates or
incentives to accomplish equal distribution of affordable housing throughout the seven villages. One
group noticed that “ensure” connotes a mandate or strategy and thought that “encourage” was a more
realistic goal.
Recommendation: Reword to “Encourage” distribution of affordable housing along with
services and public transportation throughout the seven villages.
2010 Goal #3: Promote the provision of fair, decent and safe affordable housing,
for rental and purchase, which meets the present and future needs of low to
moderate income residents of Barnstable.
Groups generally confirmed this goal. JM Goldson’s presentation outlined one of Barnstable’s principle
housing needs as the need for more housing for very low and extremely low income households. A
number of groups noted that this goal prioritizes the needs of low and moderate income residents and
does not represent the real need in the Town. These groups re-wrote the goal to include those very
low and extremely low income residents. Other groups wondered how the elderly could be included in
this goal. They are an at-risk population and need special consideration. Additionally, some people
noted the lack of any kind of housing development in the Town and that Barnstable needs market rate
housing as well.
Again, as with other goals, participants noted the vagueness of the goal’s language. It is an admirable and
valid goal but what does “promote” mean in this context? What does that look like and how do
residents participate and/or hold officials accountable?
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Recommendation: Rework this goal to reflect the need for housing affordable for
extremely low and very low incomes as well as to help elderly residents age in the
community.
2010 Goal #4: Integrate the development of affordable housing with the
protection of the Cape’s environment.
Everyone agreed that this goal is valid and the general response was, “How can you not agree with
this?”. Many people noted the environmental constraints on development in Barnstable, particularly
waste water infrastructure. Because of this particular constraint, participants recommended focusing
development in village centers where sewer infrastructure already exists. A few participants expressed
concern that new development should fit in with the historical character of the Town.
Recommendation: Reword goal to be more specific about need for wastewater
infrastructure and green housing.
2010 Goal #5: Promote a balanced and sustainable community which provides
reasonable accommodation of people in diverse populations and income levels.
All seven groups confirmed this goal. This goal generated three streams of discussion: 1) job creation
and training, 2) maintaining Barnstable’s age diversity (providing housing options to the elderly, making
Barnstable attractive to young people), and 3) welcoming changes in Barnstable’s social and economic
characteristics. One group wondered if all the villages would embrace this goal or NIMBY-ism would be
a factor.
Participants generally agreed that increased ethnic and income diversity are welcome developments and
some people recognized the inevitability of the changes and that Barnstable must welcome, not resist
these changes. Income and racial diversity is concentrated in Hyannis and Barnstable is becoming
increasingly segregated. One participant noted the positive effect of the regionalization of Barnstable’s
elementary schools which has led to increased diversity among school age children in the Town.
While Barnstable’s segregation increases, the population is also aging. Participants saw this shift as tied to
the lack of good jobs and job training in the region. A lack of sustainable industry with well paying jobs
and job training means that young people leave the Town for better jobs or stay in Town and are
trapped in low-wage jobs which in turn puts more pressure on affordable housing and other services.
Finally, as Barnstable’s population ages, the community must tackle the housing issues that its elderly
residents face. The Town’s affordable accessory unit program was mentioned as one response to this
question. By allowing elderly home owners to live in an accessory unit on their property while renting
out their homes, elderly residents have reliable income, live independently in a more manageable small
unit, and make workforce or family housing available.
Recommendation: see #6
2010 Goal #6: Preserve and improve the fabric and quality of community life in
Barnstable by retaining an adequate mixture of income levels, work skills, talent,
and participation in the community.
Like Goal #5, participants focused on three things around this goal - diversity, job creation and an aging
population. Groups pinpointed job creation and training as central to attaining this goal. Some concerns
that arose were how to ensure this improvement in quality of community life across the villages. Would
all villages embrace diversity? Again, people noted the availability of services in all villages and the de-
segregation of Barnstable as essential to this goal.
Recommendation: Rework to combine goals 5 & 6 and recognize discreet components
-diversity/segregation, job creation and training, changing demographics/aging
population.
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2010 Goal #7: Preserve existing affordable housing.
Many groups would like to build on this goal. In particular, participants expressed concern for the
condition and upkeep of affordable units. Many groups expressed a desire to build more affordable
housing. Yes, preserve what we have but let’s also keep adding to the inventory.
Recommendation: Consider expanding the goals to include supporting rehabilitation of
older affordable units in addition to the goal’s original meaning of preserving expiring
uses.
2010 Goal #8: Promote smart growth principles to the greatest extent possible
providing direction and incentives for guiding growth in more appropriate
configurations and locations.
Two thirds of the groups confirmed this goal and the remainder built on it. Participants confirmed that it
is important to preserve the character of village centers and that smart growth development enhances
this. Some groups noted that the Town should pursue re-use of Town owned or commercial buildings
for conversion to housing. Again, groups identified accessory units as a way to fit affordable housing in
and amongst established neighborhoods. In addition, participants see increased transit and zoning
changes as a way to foster this goal.
Many people noted that there is very little development going on in Barnstable right now. This
combined with the environmental constraints present further limits development. According to some
participants, development is already limited to village centers and would promote smart growth by
default.
Recommendation: Consider combining this goal with #4 so that development patterns
and environmental protection can be integrated (including preserving Barnstable’s
character)?
Possible new goals:
Groups focused on a handful of issues including leadership, job creation and training, planning for
diversity, and changing demographics, in particular the loss of young people and the increasing elderly
population. Some key highlights of the group discussions:
• Again and again, groups noted the lack of specificity in the 2010 goals and an inability to
understand how the goals will be accomplished.
• Participants also commented that the goals “sound great”, but questioned if they are attainable,
effective, and suited to Barnstable.
• Participants mostly felt very strongly about the importance of affordable housing and expressed
care and concern for Barnstable residents who are struggling day to day with costs of living
including housing.
• A few recognized that housing is an emergency issue for some residents and requires action
sooner than later.
• Participants recognized that without active leadership and political will to move the affordable
housing agenda forward, their enthusiasm and dedication is largely wasted.
The following four themes emerged from the discussion:
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1. Nurture local leadership on housing issues
• People are not connecting with these goals. The language feels vague and limp. They need
leadership to empower these goals and give them oomph. Who is accountable? How can they
participate?
• Provide opportunities for the public to discuss these issues, provide education, listening and
strategizing sessions
2. Plan for diversity and limit segregation
• Outreach and education to inform of the the benefits of income and social diversity
• Spread affordable housing across villages
• Provide services across villages
• Increase transit options beyond Hyannis
3. Provide for an aging population while retaining/attracting a younger one
• Job creation and training
• Attract industry/promote business development
• Create workforce housing
• Change accessory unit program so that it functions better-remove affordable condition,
• Retrofit homes to suit senior’s needs
4. Create innovative solutions to work within land cost and environmental constraints
• Build on town owned land
• Convert commercial buildings to res
• Standardize zoning regulations across villages
• Increase height restrictions, build in village centers
• Incentivize development for developer
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DETAILED SUMMARY OF RESULTS: DECEMBER 1,
2015 LISTENING SESSION
Hyannis: Steamship Authority Community Meeting Room 7-9pm
Exercise #1
Participants worked in pairs
Question #1: What types of homes have you lived in throughout your life?
a) What type of home did you live in when you were a child? A small single-family house with your
immediate family? A large house with extended family? An apartment building or an apartment over
a shop? A two-family house?
b) How about when you came of age? Did you move out of your childhood home?
c) How about currently – what type of home do you live in now?
d) Do you anticipate or hope for another type of home in future stages of your life?
HOME TYPE CHILDHOOD COMING OF
AGE
CURRENTLY FUTURE
HOME
SINGLE FAMILY X X X X
TWO FAMILY X X X
MULTI FAMILY X X X
APARTMENT X X X X
CONDOMINIUM X X
ASSISTED LIVING X
SENIOR HOUSING X
THE TWO HOUSING TYPE S THAT PARTICIPANTS HAVE USED AND PLAN TO CONTINUE TO USE IN
THEIR LIFETIMES ARE SINGLE FAMILY HOMES AND APARTM ENTS. PEOPLE EXPRESSED AN INTEREST
IN SMALLER HOMES AND ASSISTED LIVING AS OPTIONS FOR LATER IN THEIR LIVES.
Exercise #2
Participants worked in 4 groups of 4.
The 2010 Housing Production Plan identified eight goals. Are these goals still relevant? Are there
other housing goals that the Town should focus on in the next 5 years? Please discuss with your
group and summarize discussion in space provided.
QUESTION 1: TO WHAT EXTENT ARE THE FOLLOWING GOALS FROM 2010 STILL RELEVANT?
CONFIRM, CHALLENGE, OR BUILD ON THESE GOALS.
1. Provide at least 10% of year round housing as decent, safe and affordable.
2. Ensure distribution of affordable housing throughout the seven villages.
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3. Promote the provision of fair, decent and safe affordable housing, for rental and purchase,
which meets the present and future needs of low to moderate income residents of Barnstable.
4. Integrate the development of affordable housing with the protection of the Cape’s
environment.
5. Promote a balanced and sustainable community which provides reasonable accommodation
of people in diverse populations and income levels.
6. Preserve and improve the fabric and quality of community life in Barnstable by retaining an
adequate mixture of income levels, work skills, talent, and participation in the community.
7. Preserve existing affordable housing.
8. Promote smart growth principles to the greatest extent possible providing direction and
incentives for guiding growth in more appropriate configurations and locations.
Goal Group
A B C D
Provide at least 10% of year round housing as decent, safe and
affordable.
CO B CO CH
Ensure distribution of affordable housing throughout the seven villages. CO CO B CO
CH
Promote the provision of fair, decent and safe affordable housing, for
rental and purchase, which meets the present and future needs of low
to moderate income residents of Barnstable.
CO B B CO
Integrate the development of affordable housing with the protection of
the Cape’s environment.
CO CO CO B
Promote a balanced and sustainable community which provides
reasonable accommodation of people in diverse populations and
income levels.
CO CO CO CO
Preserve and improve the fabric and quality of community life in
Barnstable by retaining an adequate mixture of income levels, work
skills, talent, and participation in the community.
CO CO B B
Preserve existing affordable housing. CO B CO
B
NR
Promote smart growth principles to the greatest extent possible
providing direction and incentives for guiding growth in more
appropriate configurations and locations.
CO CO B NR
CO (Confirm), CH (Challenge), B (Build), NR (No Response)
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DETAILED SUMMARY OF RESULTS: DECEMBER 2,
2015 LISTENING SESSION
Osterville Public Library Meeting Room 6:30-8:30pm
Exercise #1
Participants worked in pairs
Question #1: What types of homes have you lived in throughout your life?
a) What type of home did you live in when you were a child? A small single-family house with your
immediate family? A large house with extended family? An apartment building or an apartment over
a shop? A two-family house?
b) How about when you came of age? Did you move out of your childhood home?
c) How about currently – what type of home do you live in now?
d) Do you anticipate or hope for another type of home in future stages of your life?
HOME TYPE CHILDHOOD COMING OF
AGE
CURRENTLY FUTURE
HOME
SINGLE FAMILY X X X X
TWO FAMILY X X X
MULTI FAMILY X X X
APARTMENT X X X X
CONDOMINIUM X
SENIOR HOUSING X
THE TWO HOUSING TYPE S THAT PARTICIPANTS HAVE USED AND PLAN TO CONTINUE TO USE IN
THEIR LIFETIMES ARE SINGLE FAMILY HOMES AND APARTM ENTS. PEOPLE EXPRESSED AN INTEREST
IN SMALLE R HOMES AND ASSISTED LIVING AS OPTIONS FOR LATER IN THEIR LIVES.
Exercise #2
Participants worked in three groups of 4-5.
The 2010 Housing Production Plan identified eight goals. Are these goals still relevant? Are there
other housing goals that the Town should focus on in the next 5 years? Please discuss with your
group and summarize discussion in space provided.
QUESTION 1: TO WHAT EXTENT ARE THE FOLLOWING GOALS FROM 2010 STILL RELEVANT?
CONFIRM, CHALLENGE, OR BUILD ON THESE GOALS.
1. Provide at least 10% of year round housing as decent, safe and affordable.
2. Ensure distribution of affordable housing throughout the seven villages.
3. Promote the provision of fair, decent and safe affordable housing, for rental and purchase,
which meets the present and future needs of low to moderate income residents of Barnstable.
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4. Integrate the development of affordable housing with the protection of the Cape’s
environment.
5. Promote a balanced and sustainable community which provides reasonable accommodation
of people in diverse populations and income levels.
6. Preserve and improve the fabric and quality of community life in Barnstable by retaining an
adequate mixture of income levels, work skills, talent, and participation in the community.
7. Preserve existing affordable housing.
8. Promote smart growth principles to the greatest extent possible providing direction and
incentives for guiding growth in more appropriate configurations and locations.
Goal Group
A B C
Provide at least 10% of year round housing as decent, safe and affordable. CH CO
CH
CO
Ensure distribution of affordable housing throughout the seven villages. CO CO
CH
CH
Promote the provision of fair, decent and safe affordable housing, for rental
and purchase, which meets the present and future needs of low to moderate
income residents of Barnstable.
CO
CH
CO CO
Integrate the development of affordable housing with the protection of the
Cape’s environment.
CO B CO
Promote a balanced and sustainable community which provides reasonable
accommodation of people in diverse populations and income levels.
CO CO CO
CH
Preserve and improve the fabric and quality of community life in Barnstable by
retaining an adequate mixture of income levels, work skills, talent, and
participation in the community.
CO CO CO
CH
Preserve existing affordable housing. B CO CO
Promote smart growth principles to the greatest extent possible providing
direction and incentives for guiding growth in more appropriate configurations
and locations.
CO B CO
CO (Confirm), CH (Challenge), B (Build), NR (No Response)
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BARNSTABLE MAY 2016 COMMUNITY
WORKSHOP: GOALS AND STRATEGIES
Prepared by JM Goldson 6/2/16
Summary
The purpose of the community workshop on May 24, 2016 was to solicit public feedback on draft
housing goals and and to prioritize strategies to create and preserve affordable housing in Barnstable.
The community feedback and ideas will help to further refine the goals and strategies for incorporation
in the 2016 Barnstable Housing Production Plan.
In November and December 2015, community members participated in a series of focus groups and
two listening sessions. The listening sessions engaged participants in the process of identifying current
housing goals by considering the continued relevance of goals adopted through the 2010 Housing
Production Plan. During the focus groups, participants shared ideas for strategies to help further the
town’s efforts to create and preserve affordable housing.
During the May 23rd workshop, participants responded favorably to the goals, with some indication that
certain goals were more important to address than others. Across both goals and strategies, participants
were more focused on creation of affordable housing and less on nurturing community partnerships and
increased staff capacity. Two approaches emerged as well. One being the need to focus local resources
on the creation of housing and push the affordable housing agenda forward and the second being a
conservative approach to increase capacity in areas that are already working efficiently.
The following key themes emerged:
• Decrease the burden on already burdened households and creating housing that is truly
affordable to them
• Address environmental constraints and increased costs including wastewater management that
limit development
• Increase density across the villages by developing mixed-use as well as affordable housing
Workshop Design
Thirty-eight people attended the Barnstable Community Workshop on May 24, 2016 which was held in
the Town Hall meeting room from 6-8:30PM. Barnstable’s Growth Management Department hosted
the event which was led by consultant JM Goldson community preservation + planning. The purpose of
the workshop was to engage Barnstable residents in a forum that both informs and solicits ideas.
Through an open house and small group discussions and a presentation by the consultant, participants
made recommendations and comments on two components of the plan.
1. Goals: What should Barnstable aim to achieve in affordable housing production and preservation in
the next 5 years?
2. Strategies: What would be the most effective ways to achieve these goals?
Methods
The workshop was divided into three parts, an open house, an interactive presentation, and small group
discussions. The first part of the evening was an open house with the room arranged with eleven goal
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displays. The eleven draft goals were displayed around the room for public comment. Participants used
dot stickers to indicate whether the goal was “Very Important,” “Somewhat Important,” or “Not
Important.” In addition, participants could use sticky notes to add comments in two categories,
“Strengths & Opportunities,” and “Concerns & Weaknesses,” to any goal if they chose to. The
consultant and Barnstable Growth Management Department staff were on-hand to answer questions.
Next, a presentation by Jennifer Goldson, principal planner at JM Goldson, described the project
background, key housing needs, and strategy ideas for community consideration. The presentation
included digital group polling as well as recognition of Barnstable’s affordable housing accomplishments
and existing resources. In addition, the presentation described the housing strategies in-depth and gave
attendees a chance to ask clarifying questions and to learn about the small group discussion process.
The strategies were grouped into three discussion categories- “Resource Allocation,” “Tax Incentives &
Advocacy/Education,” and “Regulatory.”
Following the presentation, participants worked in small groups to discuss and prioritize the strategy
ideas in each category. The room was arranged with six tables, two tables per topic category. Small
groups rotated between three tables in order to cover each of the strategy categories. There was a
facilitator stationed at each table to assist participants as they worked through the categories and to
record comments and notes as the discussion progressed. Groups worked on each category for twenty
minutes, for a total of sixty minutes of small group discussion. Lastly, facilitators presented the results of
their small group discussion to the entire group.
Results
Open House: Goals
The response was overwhelmingly positive to most of the goals. No goal received a majority of
negative responses, or Not Important rankings; however, some of the goals were ranked as “somewhat
important” rather than “very important.” Participants did not add many additional comments though the
biggest response was to Goal #4, and participants echoed a theme throughout the evening—to
diversify housing in all villages and reduce Hyannis’ burden. Another theme echoed here was the need
to concentrate more on housing development and less on neighborhood revitalization or
improvements.
GOAL 1: Very Important.
FOCUS LOCAL EFFORTS TO ADDRESS DOCUMENTED LOCAL HOUSING NEEDS.
Provide decent, safe, and affordable housing in Barnstable to meet documented housing needs, at a
minimum meeting the state’s MGL c.40 affordable housing goals by 2023.
GOAL 2: Very Important
CREATE RENTAL HOUSING AFFORDABLE TO VERY LOW- AND EXTREMELY LOW-INCOME
HOUSEHOLDS.
Encourage production of rental housing affordable to households with very low (at or below 50% AMI)
and extremely low (at or below 30% AMI) households as needs indicate that market rates are already
affordable to 80% AMI households. Encourage creation of supportive permanent housing and
transitional housing for individuals and families at risk of or experiencing homeless.
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GOAL 3: Somewhat Important
CREATE HOMEOWNERSHIP UNITS AFFORDABLE TO LOW/MODERATE- AND MIDDLE-
INCOME HOUSEHOLDS.
Encourage production of homeownership housing affordable to households with low- moderate
income (at or below 80% AMI) and middle-income (at or below 120% AMI).
GOAL 4: Very Important
INTEGRATE MORE DIVERSE HOUSING OPTIONS IN AND NEAR BARNSTABLE’S VILLAGES.
Encourage the creation of affordable housing, including multi-unit housing, supported by expanded
services and transportation choices in Barnstable’s seven villages.
GOAL 5: Very Important
PROVIDE HOUSING CHOICE TO SUPPORT AN INTERGENERATIONAL COMMUNITY.
Encourage aging in place and aging in community including viable options to encourage older adults to
remain in Barnstable. Encourage development of housing options to attract and retain younger residents
in addition to related efforts regarding job creation and training, business and industry development.
GOAL 6: Very Important
PROVIDE ASSISTANCE TO STABILIZE HOUSING FOR BARNSTABLE’S MOST VULNERABLE
RESIDENTS.
Many low-income households in Barnstable struggle with housing costs including rent, health and safety
rehabilitation needs, sewer connection and septic compliance, and energy efficiency improvements.
GOAL 7: Very Important
ENSURE NEW DEVELOPMENT PROMOTES SMART GROWTH AND PROTECTION OF
NATURAL RESOURCES.
Encourage sustainable development including utilization of sustainable materials, energy efficient design,
renewable energy (e.g., solar), and use of innovative/alternative (I/A) septic systems.
GOAL 8: Somewhat Important
COORDINATE PLANNING & INVESTMENTS FOR AFFORDABLE HOUSING & NEIGHBORHOOD
IMPROVEMENTS.
Formalize communications between town departments: sewer, water, sidewalks, public/private
investment.
GOAL 9: Very Important
STRENGTHEN PARTNERSHIPS WITH ORGANIZATIONS ADDRESSING AFFORDABLE HOUSING
NEEDS.
Help mission-driven organizations through the allocation of town staff expertise, local funding, strong
communication, and open collaboration.
GOAL 10: Very Important
PROMOTE AN INCLUSIVE MINDSET ABOUT THE NEED FOR AFFORDABLE HOUSING AND
NURTURE STRONG LOCAL LEADERSHIP.
Foster community outreach and education and strengthen local leadership on housing issues.
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GOAL 11: Very Important
CONTINUE TO ACTIVELY MONITOR AND PRESERVE THE LONG-TERM AFFORDABILITY OF
EXISTING AFFORDABLE UNITS.
Affordable units sometimes need funding assistance to protect long-term affordability. About 21% of
Barnstable’s exiting affordable units have expiring affordability restrictions.
Small Group Discussion: Strategies
Resource Allocation
There was a distinction in this topic category between participants that think the town should throw
everything it has at developing affordable housing, from staff to funding, and participants that want to
conserve resources by trimming staff, centralizing information and streamlining processes, and throwing
out programs that do not work or have not delivered.
1. Fund part-time administrator for the Affordable Accessory Apartment program.
Somewhat Appealing. Participants noted that the AAAP needs to work better but weren’t sure
that funding a staff person is the right path. Others thought that combining this position with the
Housing Ombudsman would make sense.
2. Continue to utilize local funds for deferred payment loans to fund rehab costs associated
with creation of affordable accessory units.
Somewhat Appealing. Participants commented that the funding this program is important but
wondered if the town can afford to fund it. Are there state or federal funding sources? Can state/fed
match local funds? Others commented that the loans are too small to make any measurable difference
to construction. While others noted that if it’s working, keep doing it.
3. Utilize CPA funds to create local rental assistance program for eligible households.
Somewhat Appealing. People commented that this is an important idea and the need exists
though they also expressed concern that any assistance have conditions. These conditions may be a
time-limit on assistance or that some increase in self-sufficiency.
4. Utilize CPA funds to create affordable rental housing.
Unsure. Half of the groups ranked this strategy as Very Appealing and the other half did not rank it or
were Unsure. Participants noted that a portion of CPA funds should be directed to affordable housing
but also that the funding is inaccessible and involves too much hoop-jumping.
5. Expand capacity and activity of the existing Housing and Economic Development Trust Fund.
Unsure. Again, one group noted that the town should put everything it has at the housing problem,
including the work of the Trust Fund. However, others noted that it’s not a high priority and wondered
how efficient or useful the Fund is. Where did the $500K go?
6. Create a streamlined “one-stop” request for local housing needs.
Very Appealing. The majority of groups were enthusiastic about this strategy. This process needs to
be simplified and centralized but one group did wonder if it’s a realistic goal. Another group
commented that it would conserve resources while maximizing impact.
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7. Create a rehab program with CDBG funds to help low-income homeowners with rehab to
preserve their existing housing.
Very Appealing. Groups approved this strategy. One noted these types of strategies are more
important for homeowners than for landlords.
8. Create a rehab program with CDBG funds for landlords to update properties for affordable
year-round use.
Somewhat Appealing. This strategy got a mixed response. Some groups noted that it creates a
disincentive for landlords to maintain their properties and wondered why landlords are not maintaining
their properties and what is the landlords’ responsibility? However, another group commented that if
this strategy would create affordable housing, why not?
9. Offer surplus municipal land for creation of affordable rental units.
Very Appealing. Five of six groups approved this goal enthusiastically noting that parking lots should
be targeted for development, the town should not require that 100% of development be affordable and
that developmental constraints may pose a problem. One group that did not approve the strategy
noted that the town is already overcrowded and that there is no room for more development.
10. Fund creation of new Barnstable Housing Authority rental units, particularly for affordable
family housing.
Very Appealing.
11. Create an Infrastructure Relief Fund with CDBG funds. Fund would defray costs of water
and sewer hookup fees to foster creation of affordable rental units.
Very Appealing. This will encourage the development of multi-story housing and increase density.
Groups noted that this is a serious issue for seniors and wondered whether this would create enough
incentive to developers.
12.Target public works and streetscape improvement investment areas with affordable housing
development and rehabilitation activity to promote comprehensive neighborhood revitalization.
Somewhat Appealing. This strategy got a mixed response. Groups liked the idea of a
“neighborhood” approach and alleviating the negative impression of affordable housing by using this
approach. But some wondered if resources should be targeted to affordable housing development
exclusively and leave aesthetics to the side.
TAX INCENTIVES
Participants expressed concern about programs that may displace the tax burden on already
overburdened households and also did not support providing tax breaks for landlords and wondered
how tax exemptions can be sustainable over time. However, many groups expressed a lack of
knowledge about how the implications of using tax incentives so education could be useful here. One
group noted that tax incentives can launch development but there have to be other mechanisms in
place to see the process through.
1. Seek legislature approval for local property tax exemption for landlords who provide year-
round affordable rental units. (Provincetown model)
Somewhat Appealing. Participants expressed two concerns about this goal. One, that creating a
local tax exemption will only increase the tax burden on other residents who may be burdened already,
and two, that landlords may not be the most deserving targets for a tax break. Some alternative
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thoughts included providing a tax reduction rather than exemption, offering deeper tax reduction for
lower rents, and decreasing the rate of tax reduction over time.
2. Create a Gateway City Housing Development Incentive Program to provide local real estate
tax exemption and state tax credits for redevelopment/revitalization for multi-unit market rate
housing.
Not Appealing.
3. Seek legislature approval to allow town to enter into agreements for special tax assessments
for properties that include a certain percentage of affordable units.
Somewhat Appealing. This could be a good model and offers a way for the town to have more
control over what percentage of development it wants to be affordable. In addition, it may be a way to
create multiunit housing and increase density
ADVOCACY / EDUCATION
Questions arose around what role the town should have in education. Is it the town’s responsibility to
provide education and information about housing related issues? In addition, with limited resources,
where are they used to the town’s best advantage?
1. Advocate for wastewater management solutions that best address both housing needs and
natural resource protection to be incorporated in the town’s Comprehensive Wastewater
Management Plan.
Very Appealing. Participants recognize waste water management as a barrier to housing
development in terms of cost and environmental constraints. In addition, updating housing units from
septic to waste water is expensive and onerous to residents, particularly seniors. The town must come
up a way to address this issue that does not overly burden residents.
2. Create part-time Town Housing Ombudsman position to be the point of contact for people
in need of housing assistance or experiencing discrimination.
Not Appealing. While participants noted that it is important that this information be easily
accessible, it is not the town’s responsibility or role. There are non-profits currently providing this
service and a town effort to do this would waste resources and duplicate efforts. Two groups
commented that there is no housing available to which to refer people in need.
3. Develop a broad housing education plan to promote broader and deeper community
understanding about local affordable housing needs and issues.
Somewhat Appealing. Again, while participants recognize the need, they wondered if this is an
appropriate role for the town. It is not an efficient use of resources and puts the burden on Town Hall
4. Create an online guide to housing programs and neighborhood revitalization programs
(Cleveland model)
Unsure. The groups were split between Very and Not Appealing on this strategy. Most agree that the
information is important and that there is a need but again wonder if this would be the best use of
limited resources.
5. Increase advocacy for more state/federal funding for housing authority properties to address
rehabilitation needs.
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Unsure. Three groups did not rank this strategy. Two ranked it Very Appealing and one, Not
Appealing. The housing needs to be maintained and updated but is this the best use of resources?
REGULATORY
Participants support increasing density in all villages and redirecting development away from Hyannis.
Workforce housing is important though income limits are too high and market rate housing is too
expensive for these households. Participants support creating diverse housing-tiny homes, micro-units,
co-housing and intergenerational housing.
1. Amend zoning to allow market-rate accessory apartments to increase housing options.
Very Appealing. This would increase supply of rental housing which would help to stabilize rental
prices though participants also noted that market rate is still not affordable to work force households.
Others noted that Barnstable needs more market rate rentals of all types, not just accessory units.
Participants expressed interest in tiny homes and micro units.
2. Streamline existing process for permitting Affordable Accessory Apartments.
Very Appealing. The current process is to cumbersome and needs to be revised. The program also
needs policy updates to allow home owner to live in the smaller unit, and to allow construction of units
separate from the main unit.
3. Amend Active Adult use to incentivize development of affordable assisted or independent
living units for low-income seniors.
Somewhat Appealing. Groups noted that there is already enough senior housing on the Cape
though others noted that there need to be more options across the villages and options for seniors to
downsize.
4. Adopt Historical Commission policy to give preference for waiving demolition delay if
project will create affordable rental housing.
Very Appealing. Time is money. Why wait?
5. Promote compact development and smart growth through use of 40R Overlay District.
Somewhat Appealing. Mixed use and increased density are attractive concepts though
participants were unsure about how 40R Overlay Districts work.
6. Amend zoning to encourage small, low-density, village-scale mixed use and multi-unit
development and re-development in village districts.
Very Appealing. Groups supported this strategy and especially liked the idea of spreading housing
and development across villages. However, this type of development will require public transportation
and infrastructure.
7. Consider providing density bonus for Workforce Housing in all village districts.
Somewhat Appealing. Groups support workforce housing and density but noted that
transportation and waste water will be an issue. One group commented that workforce income limits
are too high.
8. Amend zoning to increase allowed density for mixed use and multi-family development in
Hyannis.
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Somewhat Appealing. Increasing density in Hyannis makes sense because of the existing
infrastructure there and participants expressed support for increased density but they are concerned
about how burdened Hyannis already is with development and density.
9. Encourage use of alternative septic technologies to offset impact of increased density for
affordable housing.
Very Appealing. Waste water management is the number one issue. This is essential though may
be confusing to some and may need to be part of an education campaign.
10. Undertake comprehensive review and recodification of zoning ordinance and related
regulations to ensure clarity and consistency, especially with federal and state Fair Housing laws.
Unsure. Three groups ranked this strategy either Not Appealing, Somewhat Appealing or Very
Appealing. Three groups did not rank this at all. These mixed responses make it hard to distinguish a
clear opinion.
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JM GOLDSON
community preservation + planning
Boston, MA
www.jmgoldson.com
Jennifer M. Goldson, AICP, Owner
jennifer@jmgoldson.com
617-872-0958