12-18-2023 - Lt Paul PhalanFrom: Paul Phalan <phalanpaul@gmail.com>
Sent: Saturday, December 16, 2023 1:07 PM
To: Eric Schwaab <eschwaab@gmail.com>
Cc: Kupfer, James <James.Kupfer@town.barnstable.ma.us >
Subject: 307 Main St.
To whom it may concern at Barnstable planning and ZBA,
As a Barnstable resident I'm strongly opposed to the demolition of the former Hyannis Trust
Co building located at 307 Main St.
I think the challenges we need to address with respect to the proposed 307 Main Street building
include:
1) Lack of public access to the building - entrances, commercial spaces, outdoor space, and tourist
facilities. There is no thought of an info booth, snack bar, public restrooms, or outdoor space to sit
while you and your family organize yourselves after parking your car.
The lack of access to the building is accented by the limited number of doorways into the building
from the active pedestrian corridor.
Current zoning requires setbacks and an entrance way every 50 feet. The new form based zoning
suggests doors are required only every 190 feet. This oversight effectively shifts the pedestrian
orientation to the harbor entrance which is designed as a carport.
Solution - Enforce existing historic guidelines requiring a pedestrian orientation along Main Street
with 3-4 entrances and the recommended door to window ratio of 60% on the ground floor.
Require 180 ft of commercial space along Main Street at the western most section of the building
and expand public access and services at the corner entrance on Main and Old Colony
2) Diminished public space - My overall impression of this building is that it is blocking the view. It's
too high, too close to the street and the incredible views of the harbor which could be made
available to the public are a wholly absent.
Further, the absence of parking in the building is expected to crowd the surrounding area with
parked cars filling public spaces. There isn't even enough room for trees to grow on or around this
parcel.
There is considerable detail in the existing guidelines with respect to appropriate treatment of
second floors with balconies. Also, the 7 ft set back requirement is grossly insufficient. It only adds
to the sense of crowding.
Solution - Require 21 - 28 foot setbacks and 10 ft second floor balconies in those areas not set back
every 50 ft.
4 story sections would be allowed on set back areas. 2 1/2 stories would be allowed on sections
with balconies. Trees would be aligned with setbacks to allow maximum growth.
3) Failure to articulate a design of public realm - Plans do not include realistic detail of sidewalks,
street side plantings, street parking, bike parking, etc. There is no vision of the design to include the
intersection of Main and Old Colony or the walkway to the harbor and ferries.
Solution - Prepare schematics and grade plans for discussion. Collaborate with Great Streets
planning team to prepare wholistic view of the pedestrian experience.