Regulatory Update | January 2026 

This Regulatory Update provides a status on projects currently under review by the Cape Cod Commission. Visit www.capecodcommission.org/regulatory for a full overview of our Regulatory program and answers to frequently asked questions.   

Pound Pond Flood Mitigation (CCC File No. 22015)   
Lower County Road, Dennis  
Status: Approved 

The Commission received the Certificate of the Secretary of Energy and Environmental Affairs on the Project’s Rollover Final Environmental Impact Report on August 29, 2022. The Project proposes to restore Pound Pond at Seaview Park in Dennis to provide water quality and flood plain improvements. The limit of work is approximately 6.0 acres and will include approximately 496 linear feet of stream daylighting, removal of a 30-inch culvert pipe, and a proposed pond with a surface area of approximately 1.1 acres. A staff hearing officer opened the DRI hearing period procedurally on October 13, 2022. The hearing period has been extended by mutual agreement to September 1, 2026. The applicant filed an application for a DRI Exemption on November 10, 2025. The DRI Exemption application was deemed complete on November 24, 2025. The Cape Cod Commission held a hearing and approved the DRI Exemption request on December 18, 2025. 

Southwind Plaza II (CCC File No. 25025) 
65 Independence Drive and 900 Iyannough Road, Barnstable  
Status: Approved

The Cape Cod Commission received a mandatory Development of Regional Impact (DRI) referral from the Town of Barnstable on September 22, 2025 for a proposal to divide a +/-34-acre site into six (6) lots. The Applicant submitted an application for a DRI Exemption on October 28, 2025 and submitted supplemental application materials on December 24, 2025. The Application was determined to be complete on December 29, 2025. The Cape Cod Commission held a hearing and approved the DRI Exemption request on January 22, 2026. 

26 Shank Painter Housing (CCC File No. 25017) 
26 Shank Painter Rd, Provincetown  
Status: Pending 

The Cape Cod Commission received a mandatory Development of Regional Impact (DRI) referral from the Provincetown Town Planner on June 30, 2025 for a 40-unit residential development to include below-market-rate units and income restricted units. A pro-forma hearing was held on August 29, 2025 to open the hearing period for procedural purposes. The Project was withdrawn on October 22, 2025. The project was subsequently rereferred and resubmitted on October 27, 2025. A subcommittee hearing was held on December 10, 2025 and a continued hearing was held January 27, 2026 and continued to February 12, 2026.

Great Neck Rd N WCT (CCC File No. 25028)  
524 Great Neck Road North, Mashpee 
Status: Pending 

The Cape Cod Commission received a mandatory Development of Regional Impact (DRI) referral from the Mashpee Planning Board on November 12, 2025. This project proposes to construct a 130-foot Wireless Communications Tower (WCT) and associated ground equipment. A subcommittee hearing will be held on February 2, 2026. 

Provincetown Pier Hotel (CCC File No. 23025)  
227-229, 227-R Commercial Street, Provincetown 
Status: Pending 

The Cape Cod Commission received the Certificate of the Secretary of Energy and Environmental Affairs on the Project’s Final Environmental Impact Report on September 29, 2025. The Project is a redevelopment of a historic property to construct a hotel building with restaurants, condominium units, and retail space. The project will involve removing portions of the existing structures but proposes to remodel the inside of the historic structures while keeping the shells of the buildings intact.  A subcommittee hearing was held on December 22, 2025 and continued to January 29, 2026. 

Riverview School Hyannis (CCC File No. 25032)  
35 Scudder Ave, Hyannis, Barnstable 
Status: Pending 

The Cape Cod Commission received a mandatory Development of Regional Impact (DRI) referral from the Barnstable Building Commissioner on December 29, 2025 for interior and exterior renovations to an existing 100,000-sf commercial building, with associated site improvements. The project proposes a change of use within the existing building from a commercial use to a private educational use. No hearings have been scheduled. 

Wychmere Hotel Expansion (CCC File No. 25026)  
23 Snow Inn Road, Harwich  
Status: Pending 

The Cape Cod Commission received a mandatory Development of Regional Impact (DRI) referral from the Harwich Planning Department on October 17, 2025. This project proposes to raze the existing hotel and replace it with a new hotel. The proposal also includes reconfiguring and improving entrances and making other site upgrades. A subcommittee hearing was held on December 16, 2025. Subcommittee meetings were held January 7, 2026 and January 27, 2026. The next subcommittee meeting is scheduled to be held February 2, 2026. The hearing was continued to the full Commission meeting on January 22, 2026 and a Cape Cod Commission hearing officer procedurally continued the hearing to February 5, 2026.

Cape Cod Gateway Airport (CCC File No. 22033)  
480 Barnstable Road, Barnstable  
Status: Hearing period extended  

The Cape Cod Commission received the Certificate of the Secretary of Energy and Environmental Affairs on the Project’s Final Environmental Impact Report on November 15, 2024. The Project encompasses various developments at the Cape Cod Airport including extending runway 15-33; modifying taxiways A, B, and D; removing taxiway E; constructing a run-up area and noise wall; and developing new hangars. No hearings have been scheduled. The hearing period has been extended twice and will expire on January 10, 2027.