HomeMy Public PortalAbout20190320 - Hopkinton Historic District Commission - Meeting MinutesTOWN OF HOPKINTON
HOPKINTON HISTORIC DISTRICT COMMISSION
Wednesday, March 20 at 7:00 PM
Town Hall (2nd Floor), 18 Main St, Hopkinton, MA
MEETING MINUTES
Committee Members Present: Amy Ritterbusch, Mike Auen, Jeanette Thomson, Beth Kelly
Committee Members Absent: Melanie Smith, Beth Watson, Maryanne Chambers
Also Present:
James Burke, 80 Pleasant St
John Palmer, 87 Main St
Kathi Sherry, REC Hopkinton
Jim Haskins, 26 Chamberlain St
Michael Roughan, 6 Hayden Rowe St
Denis Antaki, 12 Claflin Ave
Christine Remby, 2 Kathryn Dr
Mavis O’Leary, 11 Curtis Rd
Michelle Murdock, 53 School St
Binki De Collibus, 72 Front St
John Coutinho, 1 David Joseph Rd
7:02 PM - Amy Ritterbusch called the meeting to order.
7:00 PM - Initial Public Hearing on the Preliminary Study Report for the “The Aaron and Lucy Claflin
House Historic District” at 76 Main Street, Hopkinton - A motion to open the public hearing was made by Beth
Kelly and seconded by Jeanette Thomson. VOTE 4-0-0
●Link to the COMPLETE Preliminary Study Report, which was submitted to the Massachusetts
Historical Commission and the Hopkinton Planning Board on March 1, 2019. According to M.G.L.
Chapter 40C, the HHDC must hold a public hearing at least 60 days from the date received by MHC.
Therefore, in addition to the 3/20/19 hearing, the HHDC has scheduled a Public Hearing on
Wednesday, May 1, 2019 at 7:00 PM at Town Hall (2nd Floor), 18 Main Street.
●Public feedback received at both hearings will be taken into account in the preparation of the final
report, which will be presented at Annual Town Meeting on Monday, May 6 at 7:00 PM at the
Hopkinton Middle School.
●Introduction by Chair: Amy Ritterbusch gave a summary of what has happened up until now and
explained the process, and outlined the procedure for tonight’s public hearing.
●Introduction by the property owner: Kathi Sherry, representing the property owner, explained that they
intend to redevelop 76 Main St, by first demolishing all the existing buildings on the site, then building
a new structure with office / retail on 1st floor and apartments on the 2nd floor. The proposed building
would be 45,000 sq ft. with 26 apartments (about 600-1300 sq ft each).
●Comments from HHDC Members:
○Mike Auen - Feels that this is an abbreviated process. He is concerned the report doesn’t
accurately reflect the timeline. The HHDC came late to the process as it was initially driven by
the Hopkinton Historical Commission.
○Mike Auen - Asked about whether there was really another single-property Historic District in
Hopkinton? Amy replied that since the last meeting she had looked up the 97 Ash St Fitch
Adams Farm and found in the State Registry that it has a Preservation Restriction, but is not a
Local Historic District. Mike Roughan recalled that the paperwork had been started to create a
single-property Historic District, but it ultimately had a preservation restriction placed on it
instead, which accomplishes a similar purpose.
○Beth Kelly - Stated that the process is legal and valid, and that the number of days is part of the
process, the public hearing must be at least 60 days after submitting the report to Massachusetts
Historical Commission. She feels that the greatest challenge is convincing the town that the
building should be preserved and it will require a ⅔ vote at Town Meeting, which is a high bar.
She stated that residents should speak up for what they believe.
○Amy Ritterbusch stated that she talked to MHC and that to her knowledge the HDC is following
the process correctly and that the property owner’s consent is not required to create a local
Historic District.
○Mike Auen stated that the developer doesn’t want it, and it may be too late, since when the
building was sold it was not in a Historic District. He feels this could be a scary prospect for
buyers of commercial properties in town, to not be sure if a property would be later be added to
a Historic District.
○Beth Kelly - Local Historic Districts are a valid preservation tool under Mass General Law. She
mentioned that the negotiation with the Pan Thai building owners, was a good example of
compromise. She is hoping for a compromise rather than ending up with something totally
different at the 76 Main Street location. She added that a Historic District only has purview over
exterior architectural features that can be viewed from the public way. She does not think the
HDC has ever had a property owner feel beaten down after the process. She still hopes for
compromise with negotiation, but at this stage in the process, the attempt to create a Historic
District is the best option.
○Amy Ritterbusch - Said there could be other options, such as a new plan that included
preserving the Historic Building in the front of the lot, but that given the demolition delay will
expire in July and the strict timelines both from MHC and for the upcoming town meeting, she
felt that the HDC had to proceed with the attempt to create the Historic District. If we had more
time before demolition, we could have more time to explore other compromise options.
○Michelle Murdock (audience / press) - How did the board vote?
○Amy Ritterbusch - The HHDC voted on 2-28-19 to designate itself as the Local Historic District
Study Committee per the process outlined by the MHC. At that time the HHDC did vote yet on
whether or not to co-sponsor the Town Meeting article with the HHC, but may choose to do so
after the public hearings and after receiving feedback from the MHC.
○Mike Roughan - Stated that the HHC voted for the demolition delay in hopes to negotiate with
the property owner. At the HHC hearings members of the public requested creating that they do
more and try to create a Local Historic District for 76 Main Street. Mike Roughan was
pessimistic that there was enough time to create a Local Historic District, but was encouraged by
members of the public.
○Kathi Sherry - Prior to preparing their site plan, they had their contractor look at keeping the
house, but they felt it was cost-prohibitive for what they wanted to do. She stated that the owner
has offered to donate the home to be moved as a compromise. She stated that keeping the house
is not a viable solution. She stated that the owner will let the house sit empty if there is a
Historic Restriction placed on it.
○Jim Burke (audience) - What if the Preservation Restriction is enacted, will they sell the
building?
○Mike Auen - stated that the HHDC has a precedent for not going against the property owner’s
will, for example last fall when considering expanding the Historic District near the Common,
the HHDC opted to step back in the face of objections from property owners.
○Beth Kelly - Stated that we follow a procedure, and 2/3rds vote is not easy to get. The Korean
Prebyterian Church was left out of an earlier expansion of the district, not only because the
property owner was not in favor, but also because the church was not in danger of demolition
the way 76 Main Street is in danger. She feels this is a different situation.
●Comments from the public:
○Letters - Amy Ritterbusch read aloud two letters into the record which had been received prior
to the meeting:
■Susan and Peter Hellberg - March 18, 2019
■David Minkle - March 20, 2019
○John Palmer - 87 Main Street (c. 1825) - Stated that he bought his home from the Minkles. He
said that 76 Main St is part of the town area, there are not too many left of that era. This one
stands out and would be missed. The demolition would be a detriment to the town and to his
property. There should be a compromise. All or nothing doesn’t work for either the HHDC or the
developer. There was no other choice but to a LHD, and he feels it is worth a try. He supports
the efforts for the creation of a single property local historic district.
○Mike Auen - If a donation of the building or land would be made to the town, who would
facilitate it?
○John Coutinho - A donation to the town would need to go to town meeting, but it is too late to
get on the warrant for the May 2019 town meeting.
○Amy Ritterbusch - A private citizen could move the home at their own expense to their own land,
which would not involve town meeting.
○John Coutinho - A private solution would be better. Any group or committee could initiate the
process.
○Mike Auen - Suggested a parallel path of seeking someone to move the home, while at the same
time the process to create a local historic district is being followed, due to the tight deadlines.
○Jim Burke, 80 Pleasant St - His grandmother owned the home. Breezy Acres Kindergarten was
located there. He hates that the town is being sold to developers. We have to put our foot down,
enough is enough. How many more homes will be torn down? He will fight hard to preserve this
house.
○Nanda Barker-Hook, 75 Grove Street, HHC member, 20 year resident. Would like to see the
building preserved. HHDC has a mandate to preserve historical assets in town. If there is any
building to preserve this is the one. Town is obligated to preserve. All the neighbors have come
out against the demolition. We have a lot to be proud of, including safety, school, charm, 300th
anniversary, and a sense of pride in town. We need to think creatively about rising populations.
How can 76 Main St still become a destination while maintaining its Historic Character? It has
similar potential as the library. Downtown revitalization is not at odds with historic
preservation. She would like to have a sense that the owner is hearing us (the residents /
neighbors) and that our opinions matter. She hopes the owner is willing to consider working
with HHC.
○Mike Roughan, Hayden Rowe St - Suggest that the HHDC ask the developer to put in writing the
terms under which they would release the structure if it needed to be moved.
■A motion to request terms for moving the house from the owner was made by Mike Auen
and seconded by Jeanette Thomson VOTE: 4-0-0
■A motion was made to request that the Board of Selectmen negotiate with the builder on
ways move the building to town land. Motion by Mike Auen and seconded by Jeanette
Thomson. VOTE 3-1-0
○Mike Roughan - Recommends getting it in writing first from owner, then sending a press
release, a Press Release requesting the public find funding to move the building. The HHDC
Opted NOT to do this at this time.
○John Coutinho - supports other options for a win-win
○John Palmer - Asked about zoning. Amy Ritterbusch stated that it is in the Downtown Business
zone. John Palmer stated that he would be in favor of an expanded Main Street historic district
including 76 Main Street and other historic homes in that area.
○Mike Auen - suggests a joint meeting with HHC, to determine next district area to pursue.
○Mike Roughan - stated that the last grant was focused on another area, the areas surrounding
common that are not already in the district.
○Denise Antaki - stated that she supports preserving 76 Main Street.
○A Motion to close the Public Hearing was made by Mike Auen and seconded by Jeanette
Thomson. VOTE: 4-0-0
Other topics that may be discussed at any time during the meeting:
●Hopkinton 101 - Saturday, March 30 from 10 am - 2 pm. - Hopkinton Library - who can attend and staff
our table? What should we include on the table?
○Amy & Beth Watson can attend
○Map of the district and what properties are not in the district
○76 Main St Local Historic District Preliminary Report
○New Property Reports from the recent survey.
○Email Sign Up List
●2019 Annual Town Meeting - Discuss Article Submitted by Hopkinton Historical Commission (HHC)
○Extending the Demolition Delay to 18 Months - Was not discussed.
●Tree Planting on the Common (update, Beth Kelly) -
○Beth walked the Common with Peter Mezzit who noticed some dead and dying trees and made
some recommendations for replenishment.
○John Westerling is the Tree Warden, and Beth suggested she meet with John Westerling and
show him the dead trees and see what he thought.
○Money is available in the Holman fund for shade trees, if John Westerling recommends, maybe
HHDC and Parks & Rec could apply for a grant?
●Drafting of Historic District Design Guidelines (update, Beth Watson) - No Update
●Claflin Fountain - Rusting, Fence Construction (update, if any) - No Update
●Master Plan - Implementation Item #NCO19 “Expansion of the Center Historic District” - Discussed
above, will consider approaching Main Street owners in the coming year.
●Downtown Corridor Project (update, if any, Jeanette Thomson & Mike Auen) - No Update from Mike &
Jeanette, but Beth Kelly watched Board of Selectmen meeting and stated that they may be coming for a
Certificate for some of the work. Beth is concerned about signage. Amy noted that there is a new project
portal for the Downtown Project with email sign up:
https://www.cleargov.com/massachusetts/middlesex/town/hopkinton/projects/120/downtown-corrid
or
●Library Expansion & Renovation - Remedies to discrepancies in approved plan (update, if any, on open
items)
○Front wheelchair /stroller ramp - Open item - No Update
○Church emergency access door railing - Open item - No Update
○Installation of new light fixture - Daltorio is working on it.
○Amy will invite the Permanent Building Committee to come give us an update.
●Identify future agenda items - None
●Decide on next meeting dates: Thurs 4/11 at 7:00 PM
●Approve meeting Minutes from 02-07-19, 02-28-19 - Not ready yet.
8:44 PM Adjournment - Motion to Adjourn made by Beth Kelly and seconded Jeanette Thomson.
VOTE: 4-0-0
Respectfully submitted,
Amy Ritterbusch, Chair
Approved on Date: 06/13/19