A Resilient Hyannis Harbor

Massachusetts Municipal Vulnerability Preparedness Action Grant FY24

Created for the Town of Barnstable

June 28, 2024

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History of Hyannis Harbor

The Village of Hyannis has a long history as a coastal community that began during the colonial period. By the mid 1800s, it had expanded to encompass the area shown in this map from 1884.

The limited village economy was based almost entirely on the sea, consisting of fishing, seaborne trade, and salt making. Beginning in 1825, Hyannis Harbor began to serve as the primary mainland connection to Nantucket, with daily service. The Inner Harbor Breakwater was constructed in 1826 and dredging in the Harbor began in 1829. [1]

Hyannis Harbor Railroad Wharf, date unknown

[1] Massachusetts Cultural Resource Information System, Hyannis Main Street Waterfront Historic District, 1996

Hyannis Harbor Today

Today, Hyannis Harbor is a dense intersection of economic development, tourism, commerce, transportation, and recreation. The area is home to a robust tourism industry with approximately 10,000 daily visitors during the peak summer season.

The commercial fishing industry continues to have a strong presence in the Harbor, with approximately 75 vessels frequenting the Harbor to unload their catch on a regular basis. Hyannis Harbor has the fourth highest ex-vessel value, or value of catch, among all Massachusetts ports, behind New Bedford, Gloucester, and Chatham.

Commercial Fishing Vessel Offloading Catch

The two primary ferry companies servicing Nantucket Island, the Steamship Authority and Hy-Line Cruises, have a prominent presence in the Harbor. They both contribute significantly to the local economy by drawing in pedestrians who frequent the local hotels and restaurants and pay for daily parking.

There are a wide variety of existing uses around Hyannis Harbor. A strong local economy is largely defined by three main industries, including maritime services, commercial fishing, and tourism.

There are many hotels and restaurants throughout the Harbor, frequented by tourists visiting the area and going to and from the ferries.

Because of the transit hubs created by the Hy-Line Cruises and Steamship Authority, many of the service and retail businesses in the area are located on Ocean Street and Pleasant Street to capitalize on the tourist and commuter customers provided by the ferry traffic.

Several large privately-owned commercial parking lots dominate land use along the western side of the Harbor. While they contribute to the local economy and serve the maritime recreational and transit businesses around the Harbor, they lack formalized standards of conformity, pedestrian access is inadequate to the parking, and they are made of large, impervious vacant areas.

The local economy around Hyannis Harbor is balanced by multiple Town-owned properties, including parks, marinas, docks, and a boat launch.

Activation efforts of the public properties include the creation of local Artist Shanties, showcasing local art and culture during the busy summer months.

Other efforts to strengthen the connection between the Harbor and other resources including Town Hall and Main Street Hyannis, include activation of the entrance to the Harbor, near Town Hall.

Activation of the Lawn Between Town Hall and the Harbor

The distribution of public properties around the Harbor provides opportunities for improved connections to the waterfront, and incorporation of coastal resilience strategies.

Click on each of the Town-owned properties below to learn more.

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Bismore Park

Bismore Park is a defining point in Hyannis Harbor, and includes lawn space, trees, local artist shanties, wayfinding signage, and a tourist information building containing public restrooms and the Town’s Harbormaster Building. Commercial fishing boats frequent the docks extending off of Bismore Park. The park is heavily used by both tourists and commuters to access ferry terminals to Nantucket.

Aselton Park and Gateway Marina

Aselton Park includes a public plaza, the Cape Cod Maritime Museum, and a wide, sloping lawn commonly used for community events and concerts. The park gradually slopes toward the Harbor and the Harborwalk, and the Gateway Marina, a public marina with 24 slips and associated parking.

Pleasant Street Pathway

The Pleasant Street Pathway connects Pleasant Street to the Harbor and Aselton Park. The parcel includes a pedestrian path, landscaping, stormwater management systems including a swale, wayfinding signage, and lighting, and is heavily used by pedestrians to access the Steamship Authority property on Pleasant Street.

Pleasant Street Dock

Pleasant Street Dock consists of an unpaved lot that is mostly used for parking. It also includes a dock primarily used by commercial fishing boats.

Gerry R. Brown Boat Ramp

The Gerry R. Brown Boat Ramp is a community boat launch, dock, and parking area.

91 South Street

Located at the intersection of South Street and Pleasant Street, this Town-owned property contains a building constructed in 1935 that was formerly used as a municipal sewage pump house. This building served as the primary sewage pump station for downtown Hyannis from 1935 until 1989, but has not been used in over 20 years.

Coastal Flood Vulnerability

Due to Hyannis Harbor's low-lying geography and proximity to the waterfront, the areas adjacent to the water, including floodplains to the east and west of the Harbor are vulnerable to both sea level rise and storm surge flooding. Relief from flood exposure is provided by the change in topography in some areas, especially along South Street. Because of this, the shoreline has been armored with bulkheads and revetments. These armoring strategies were historically effective at protecting the shoreline from flooding and erosion. However, the bulkheads and revetments are at risk of future flooding and overtopping due to increased intensity of coastal storms and sea level rise.

A tide monitoring station was installed in Hyannis Harbor in October 2022. Data from the tidal station is publicly available.

Water levels in Hyannis Harbor from November 2, 2022 to May 10, 2024.

The horizontal line in the figure above represents the lowest parts of the Bismore Park bulkhead edge, or the elevation at which minor fringe flooding over the bulkhead starts to occur. Between November 2022 and May 2024, at least thirteen flood events occurred that overtopped the Bismore Park bulkhead. At least eleven of those flood events occurred between May 2023 and May 2024, with several in the repeated storms of January 2024 (red box). This cluster of flood events raised awareness of the challenges that even minor flooding can pose.

Image sources: Town of Barnstable and MyCoast

“Nuisance flooding” refers to coastal flood conditions that are related to high tides rather than storm events and is sometimes called “sunny day” flooding. To determine the impact of future water levels, Mean High Water (MHW) shorelines have been developed for the Massachusetts coastline for 2030, 2050, and 2070 conditions. These sea level rise projections are also incorporated into the Massachusetts Coast Flood Risk Model (MC-FRM). The outputs of the model include storm surge flooding projections for a range of annual exceedance probabilities (AEPs). The AEP of a point refers to that point’s probability of flooding in a given year.

Move the slider back and forth to compare future flooding from sea level rise and coastal storms in Hyannis Harbor in 2030 (left) and 2050 (right).

Prior to the initiation of this Harbor assessment, the flood vulnerability of all roads in the Town of Barnstable was assessed as part of the Cape Cod Low Lying Roads Project [1] . Ocean Street and Pleasant Street were identified as Top Vulnerable Roads within the Project Site.

[1] https://www.capecodcommission.org/our-work/low-lying-roads-barnstable/

2050 AEP of Road Points around the Harbor.

A vulnerability assessment determined building and asset vulnerability within Hyannis Harbor and provided insight into future flooding scenarios to inform decisions regarding flood risk adaptation at the building and district scales and long-term planning. This vulnerability assessment evaluated future flood risk to buildings around the Harbor on a site-specific basis. To assess risk of flooding to facilities (buildings and other assets), water surface elevations corresponding with different AEPs obtained from the MC-FRM are compared to the elevation at which flood water enters a building or damages an asset. Woods Hole Group conducted a critical elevation survey at Hyannis Harbor on March 27, 2024. Facilities were visited and the elevations of finished first floors, important exterior infrastructure (e.g. generators), basement windows, or other possible flood entry points were surveyed using a GPS instrument to collect highly accurate elevation position measurements and compiled into a database of all first floor elevations ("FFEs"). This scanning survey resulted in a comprehensive analysis of building vulnerability and ultimately led to the Flood Resilience Recommendations described below.

Recommendations

The Project Team has developed a comprehensive list of proposed recommendations for Hyannis Harbor, in coordination with community and local stakeholder input, communication with Town staff, site visits, and research into past planning processes. The below Master Plan is a summary of the recommendations.

Harbor-Wide Recommendations

Flood Resilience

Buildings affected by MHW projections for Hyannis Harbor

Require a minimum elevation of 6.0’ NAVD88 for replaced and significantly repaired bulkheads and fixed docks throughout the Harbor to preserve daily use at the water’s edge through the 2050 time horizon. This elevation would reduce the frequency of flooding from moderate storms under current conditions and some near term conditions. This elevation exceeds the projected 2050 MHHW level of 4.7’ NAVD88 and is designed to provide use in the highest sunny day tides of 2050 while preserving use in present-day low water conditions.
All road raisings in the Harbor district should also be required to meet or exceed 6.0’ NAVD88 to the greatest extent feasible.
Adopt a new Coastal Flood Overlay Zoning District for Hyannis Harbor that includes new standards for bulkhead and building elevations, including new building Design Flood Elevations ("DFEs") shown in the image below. DFEs could apply to new construction, significant renovation, and floodproofing projects.
Similar future-focused DFEs could be developed for other areas of Barnstable to create a consistent standard of resilience throughout the Town.

Build waterfront for daily access and buildings with increased resilience to storm conditions. All buildings and waterfront structures should be floodproofed or elevated to meet the suggested DFEs described in the images to the right. Water dependent uses should remain at grade, and employ either wet- or dryproofing measures.
At the landscape scale, the area east of Ocean Street has the most opportunities for reducing future flood impacts, through a series of elevated land, walls, deployable barriers, and green stormwater infrastructure.

Land Use and Design Guidelines

Install clear and cohesive wayfinding signage for pedestrians and vehicles throughout the Harbor.
Sidewalks that support heavy pedestrian traffic should be should be widened to 8 to 10 feet wide where possible throughout the Harbor, and crosswalks should be made safer and more visible.
Consider expanding the existing Harborwalk to provide continuous access from the Hy-Line Ferry at Bismore Park to the Steamship Authority building at the end of School Street along the water's edge.
Create new destination points along the Harbor's edge to increase pedestrian traffic at underutilized areas through landscaping, benches, lighting, and other opportunities for passive recreation.
Incorporate accessibility improvements such as improved sidewalks and ADA compliance.

Zoning and Harbor Use

Parking lots located around Hyannis Harbor

Extend the Harborwalk to provide continuous access along the water’s edge, integrate bulkhead elevation targets, and implement additional storm protection features.
Consider implementing a business supported Waterfront Improvement District Fund.
If zoning permits increased building heights, investigate implementing staggered building heights with porches and balconies to soften the visual impact of building elevations.
Reduce surface parking to improve overall aesthetics and environmental benefits.
Give priority to water dependent uses along the Harbor.
Proposed zoning changes:
- Implement a Coastal Flood Resilience Zoning Overlay District.
- Food and Beverage Services, and Retail Sales that support the Main Street Business District changed to be Permitted By Right Use Categories.
- Brewery/Distillery changed to be a Permitted With Limitations Use Category.
- Office, Health Care Clinic, and Research and Development changed to be Not Permitted Use Categories. The one exception that might be considered is an exception for maritime or oceanic research and development.
- Mixed-Use Development with Residences on Upper Stories created to be Special Permit Use Category, supplemented by building floodproofing or elevation raised to recommended DFEs.
- Eliminate or significantly reduce all minimum parking space requirements in the Project Site.
- Change the definition of Building Height to indicate that in areas subject to the Design Flood Elevations it shall be measured from the higher of: (a) Grade or (b) Finished Floor Elevation.
- Reduce maximum lot coverage requirement to 80%.

Economic Development

Example of Direct Sales from Commercial Fishing Boats

Strengthen and publicize existing Town-, or community organization-led programming to increase awareness and attendance.
Develop a Character, Brand, or sense of place for the Harbor, including standardized design. Utilize the Architectural and Site Design Guideline recommendations provided in the Downtown Hyannis Design and Infrastructure Plan.
Develop a “Gateway to the Harbor” theme from Main Street down to Harbor, including the intersections of Ocean Street, Pleasant Street, and Old Colony Road.
Improve pedestrian connections from parking lots to the Harbor by implementing recommendations from Downtown Hyannis Wayfinding Signage Plan and improving signage, wayfinding, and walkable connectivity.
Improve and widen sidewalks, and add sidewalks where absent.
Expand the use of Artist Shanties to be used by commercial fishermen for direct sales, produce sales, and establish formal utilities hook-ups for year-round use. Floodproof utilities, relocate Shanties to higher elevation to increase their resiliency to flooding, or make them easily portable.
Move commercial fishing offloading area to reduce congestion around Bismore Park, with limited commercial fishing offloading remaining.
Expand use of Aselton Park to include more concerts and plays to support local musicians and artists and draw more visitors.

Focus Area Recommendations

The Harbor has been divided into the following five Focus Areas to provide site-specific, targeted recommendations:

Aselton Park and Gateway Marina
West of Ocean Street
Waterfront Properties Along Ocean Street
Pleasant Street Corridor
School Street and Lewis Bay Road

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Aselton Park and Gateway Marina

This Focus Area is bordered by South Street to the north and mostly consists of Aselton Park, which consists of open lawn and brick and concrete pathways, as well as Gateway Marina, the Cape Cod Maritime Museum, and the Pleasant Street Park.

Implement Great Streets Downtown Hyannis recommendations for improvements to the 6-point intersection at Ocean Street, South Street, and Old Colony Road.

Proposed Intersection Improvements at 6-Point Intersection prepared by Stantec

Implement recommendations from Great Streets Downtown Hyannis to return South Street to a two-way road.
Redesign Aselton Park to integrate public realm improvements to the Maritime Museum, expand use and number of Artist Shanties, and integrate food and beverage services at Gateway Marina.
Raise Town-owned bulkhead to recommended DFE and protect Town-owned buildings with deployable barriers on the harborwalk or building-level floodproofing.
Improve drainage by re-grading the park and incorporating bioretention basins.
Improve accessibility of pathways, add additional wayfinding signage to increase pedestrian flow and safety.
Install a temporary tent or other easily movable event-hosting structure to increase activity, such as a beer-garden, during the off-season.
Reconfigure slips at Gateway Marina to maximize spaces, accessibility, and resilience to sea level rise.
Extend the existing Federal Navigation Channel further into the Harbor to accommodate larger and educational vessels closer to Aselton Park.

West of Ocean Street

Bordered by Ocean Street, Nantucket Street, and Old Colony Road, this Focus Area mostly consists of several hotels, a few restaurants and taverns, and Hy-Line-owned parking facilities.

Provide improved signage and pedestrian accommodations such as sidewalks and crossings.
Raise the elevations of Nantucket and Bay Street to match the Harbor bulkhead standard of 6.0' NAVD88.
Implement resiliency measures along the edge of the roadways, such as vegetated bioretention basins and underground stormwater detention systems.
Investigate implications of historically filled stream on any future Chapter 91 licensing.
Implement a surge gate for the culvert under Nantucket Street and elevate portions of Nantucket Street to reduce flooding from southern flanking pathways.
Consider relocating surface parking and restoring wetland in the lowest-lying parking lots, or
Consider increasing building density to replace existing surface parking uses and increase economic activity, and relocate parking to a low-rise parking structure.

Waterfront Properties along Ocean Street

Located along the western edge of Hyannis Harbor, this Focus Area is bordered by Aselton Park to the north, Ocean Street to the west, and Channel Point Road to the south, and includes the Hy-Line Cruises ferry terminal, Bismore Park, commercial fishing operations, a restaurant and gift shop, and numerous small parking lots.

Implement proposed bulkhead improvements proposed by Foth Engineering.
Implement deployable barriers and/or a combination of landscaping and hardscaping to mitigate storm surge into Ocean Street.
Consider opportunities to widen existing sidewalks, formalize driveway/parking lot crossings, improve all street crossings, and install clear and cohesive wayfinding signage.
Improve Harbor gateway connection between Ocean Street and properties west of Ocean Street.
Raise the elevation of Ocean Street to match the Harbor bulkhead standard of 6.0' NAVD88.
Relocate commercial fishing catch offloading to the end of Pleasant Street to improve the pedestrian experience and reduce conflicts between commercial fishing operations and tourism/ferry services.
Continue limited commercial fishing catch offloading at its existing location to accommodate viewing by residents and visitors. The introduction of limited direct-to-consumer fish sales in this location could serve to activate Bismore Park.
Create a continuous Harborwalk from the Hy-Line Ferry at Bismore Park to the Steamship Authority building at the end of School Street, and reinforce existing or create new destination points along the Harbor's edge.
Relocate or expand the park’s seasonal-use Artist Shanties to increase the amount of usable park space and increase the potential for other passive recreational activities along Ocean Street.
Plan vessel tie-ups for maximized safety and navigation efficiency.
Investigate implementing staggered building heights with porches and balconies to soften the visual impact of building elevations.

Pleasant Street Corridor

This Focus Area, centralized around Pleasant Street and its surrounding properties, is bordered by South Street to the north, Steamship Authority and its associated parking to the east, Pleasant Street Park, and a number of private residences and commercial use properties to the west. The southern end of Pleasant Street is defined by a waterfront restaurant (Baxter’s Fish & Chips), a public dock and parking lot, and the Hyannis Harbor Open Space.

Expand existing sidewalks to reach the pier, widen existing sidewalks and improve or add crosswalks.
Relocate the commercial fishing catch offloading operations to the end of Pleasant Street, and permit local fisherman to sell catch direct-to-customer from boats or nearby Shanties.
Redevelop Pleasant Street Dock and raise the elevation of the end of Pleasant Street to match the Harbor bulkhead standard of 6.0' NAVD88.
Expand the Harborwalk to provide opportunities for passive recreation, shaded bench and table seating, and views of the Harbor.
Implement improved coastal resiliency strategies such as a floodable renatured shoreline or bioretention swales with native coastal habitats.
Encourage and enforce public access to the waterfront outlined in Chapter 91 licenses along Pleasant Street.
Explore the reuse of the property and building at 91 South Street.

School Street and Lewis Bay Road

This Focus Area is located between School Street to the west, Lewis Bay Road to the East, and South Street to the north. The majority of the adjacent waterfront is privately owned, including apartments, a private residence, and marina with rentable slips. The only Town owned property is the Gary R. Brown Boat Ramp with limited parking. The end of School Street terminates into a private parking lot for the adjacent marina and is bordered by Steamship Authority to the west.

Encourage the creation of sidewalks and other streetscape improvements with the proposed developments at 110 and 115 School Street.
Provide improved signage and pedestrian accommodations such as sidewalks and crossings.
Expand the Harborwalk between Pleasant Street and the end of School Street.
Provide landscape and accessibility improvements such as native, low maintenance coastal habitats, benches, and picnic tables to the green space adjacent to the boat ramp.
Create a destination point at the boat ramp by the water’s edge by providing a wider, accessible path from Lewis Bay Road to the Harbor, with a more inviting walk along the waterfront.

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