HomeMy WebLinkAboutRubino CommentsTo the Members of the Board:
We write this letter to formally express our concerns regarding the proposed Accessory Dwelling Unit
(ADU) and 1st floor storage bays, applicatfon currently under review. While we share each and every
concern already raised by other neighborhood residents regarding the scale of the proposed structure
and its visual compatfbility with the surrounding area, we wish to bring several additfonal matters to the
Board's attentfon that I believe have not yet been fully addressed.
Intended Use and Occupancy
A primary concern is the intended use of the ADU. The applicatfon does not specify the number of
bedrooms the unit will contain. As occupancy is generally determined by the number of bedrooms, this
omission creates an unknown variable with respect to the number of future tenants. And also to the
number of units it may contain. It is entfrely possible that the unit (units) could accommodate more than
two residents, and the Board should seek clarificatfon on this point before rendering a decision.
Concerns Regarding the Owner's Submitted Letter
I must also raise concerns regarding the accuracy and specificity of certain claims made in the owner's
submitted letter. The following statements warrant further scrutfny:
“coordinated exterior improvements to the existing dwelling, designed to create a cohesive architectural
composition while respecting the character of the surrounding neighborhood.”
No informatfon has been provided regarding what these improvements specifically entail. This lack of
detail is partfcularly concerning given that the proposed structure does not appear to match the
architectural character of the existfng primary residence.
“the detached garage/ADU is a modest, subordinate accessory structure that remains visually secondary
to the primary residence.”
“exterior materials have been selected to maintain consistency and reduce visual prominence.”
These assertfons, taken together, are difficult to evaluate without further documentatfon. The Board
should require the applicant to substantfate these claims with specific material specificatfons and
renderings that demonstrate visual compatfbility with both the primary residence and the surrounding
neighborhood.
The Rights of Abutters
While we fully respect the right of property owners to make changes to their land, we believe those
improvements should be consistent with the established aesthetfcs and character of the neighborhood.
As abutters, we respectiully assert that we too should have rights that deserve consideratfon in this
process.
Lynn and I relocated to this neighborhood just over a year ago, drawn in large part by its distfnctfve
charm and character. Neighborhoods of this quality are increasingly rare, and as someone who has spent
most of my life on Cape Cod, I can attest to that firsthand.
Should this project proceed as proposed, the qualitfes that attracted us to this property will be
permanently altered. The proposed structure would become a dominant visual element directly in the
line of sight from our front windows, fundamentally changing the character of what we see every day.
Photographic Evidence
I have submitted a photograph which I believe is highly illustratfve of what this proposed structure will
look like in reality. I respectiully request that this photograph be admitted into the official record for the
Board's consideratfon.
Request for Site Visit
Prior to any further actfon on this applicatfon, I respectiully request that members of the Board visit our
neighborhood in person. I ask that you take the tfme to observe the locatfon of the proposed structure
along Maushop Avenue, reference the submitted photograph, and consider whether the project truly
meets the standard of being visually secondary to, and compatfble with the existfng home and
surrounding streetscape. We would have requested that you do this sooner, but we were just informed
as abutters of this project only late last week.
Purpose of the Old King’s Highway Historic Commission
As the largest historic district in the natfon, in many ways this commission has become our last line of
defense in keeping our neighborhoods what they are.
From the Town of Barnstable website:
“The Town of Barnstable OKH Committee considers the historical value and significance of existfng
buildings, and all applicatfons are reviewed for general design, proportfon of building elements, texture,
materials and color. Settings, site design and layout and relatfve size of buildings are also taken into
consideratfon.
…Applicatfons are reviewed for their aesthetfc appropriateness to the historic integrity of the district,
neighborhood and setting.”
All we hope for is that this Committee carries out its dutfes of what it was formed to do.
Thank you for your tfme and careful consideratfon of these concerns.
Respectiully submitted,
Gregory Rubino
Lynn Ando
12 Dorcas Drive
Barnstable, MA