HomeMy WebLinkAboutPublic Comment from F. Coco7/22/2026
To: Barnstable Zoning Board of Appeals
From: Frances M. Coco
I am writing in support of the move by St. Joseph's House from 77 Winter St. to 460 West Main St. in
Hyannis. Although I am a permanent resident of Provincetown, not Barnstable, I feel that this issue is
Cape-wide since St. Joseph's House is the only homeless shelter on the entire Cape. Anyone of us could
find ourselves on the verge of homelessness at any time due to such events as loss of a job or benefits,
an illness or disability, an exorbitant increase in rent or a landlord's decision to convert a rental from year
round to seasonal. Just read some of the stories in the Cape Cod Times about those who apply for
assistance from their "Neighbors Fund." The residents of the shelter could be our family members,
friends, neighbors, co-workers or even ourselves. They are not the "Other." As a Catholic, I believe that
we should "do unto others as we would have them do unto us" & show compassion do those who are
experiencing difficult times. I've read some of the materials posted on the Town of Barnstable website
that were submitted on behalf of the Plaintiff in this case by her attorney, Dan Creedon. In his memo, he
cited the affidavit of certified appraiser William Moran which was attached as Exhibit A. Mr. Moran cited
two studies, one in New York City & the other in VA, as examples of "diminution of market value" due to
"market stigma" but gave no examples of same on comparable properties in Barnstable or any other town
on the Cape. I am not an appraiser but I worked in Assessor's Offices on the Cape for over 30 years, so
I'm familiar with the real estate valuation process. As an example, I own a modest home in a residential
development in Provincetown on a lot of 6962 square feet which is closer to Route 6 than to the bay or
ocean & has no view, garage, pool or other such amenities. In addition, it is located directly across the
street from a 24-unit building for Elderly & Disabled as well as 2 duplexes for families, all owned &
operated by the Provincetown Housing Authority. Some might say that the location of the Housing
Authority's buildings would be "market stigma" resulting in "diminution of market value." However, the
Town of Provincetown has determined the most current market value of my property to be $1,250,100
with no negative adjustment for location, so it appears to me that the value is not affected by what could
be perceived to be "market stigma." In addition, from the letters I have read on the Barnstable website
from the Diocese of Fall River & the Housing Assistance Corp., both parties appear to be willing to
discuss & address any issues or concerns raised by the Plaintiff, the Barnstable School Committee or any
other individual or agency.
Thank you for taking the time to read & consider my comments.
Sincerely,
Frances M. Coco