Hopkinton is currently facing a heated issue that perfectly illustrates why local elections have significant consequences.
On August 28, Mendon-based developer Kevin Meehan requested that the Zoning Board of Appeals rezone the property at the intersection of School and West Main streets. The property was previously the location of Evergreen Haven Garden Center until the owners closed down in 2022.
Meehan’s hearing was ultimately suspended due to an overflow of Zoom participants. A rescheduled hearing will take place Wednesday, October 9 at 7:00 PM at the Hopkinton Senior Center and a large crowd is expected.
>> RELATED: Hopkinton Divided Over Proposed Gas Station and Country Store
>> RELATED: Country Store Proposed Atop School Street
The parcel in question is currently designated for agricultural use. The proposed change would allow for the construction of a “country store and gas station” – developments that are not permitted in an Agricultural zone. This has sparked concern among local residents, who worry about the safety of buried gas tanks, increased traffic, and disruption of the rural character of the area.
More than 100 neighbors have signed a petition opposing the project, and “Vote No” signs have sprouted up across lawns, as the town voices its discontent. However, this petition, though reflective of widespread sentiment, won’t directly impact the final decision.
Unlike some issues that go to a public vote, zoning decisions are made by a board appointed by the Hopkinton Select Board, not through direct democracy. This highlights a key reality: our elections, which determine who holds office in boards like the Select Board and Planning Board have long-term consequences.
In this case, despite the petition and public outcry, the decision rests solely in the hands of those who make zoning and land-use decisions, which in this case is the Zoning Board of Appeals. Board Chair John Coutinho and member John Mosher are former Select Board members, and other members including Mike Riley and James Burton are well-known in town, having long volunteered in the community. These representatives were chosen by the Select Board, who are chosen by voters. So while the current pushback demonstrates strong local opposition, it also serves as a reminder that the real influence is in electing officials who align with the community’s vision and values before situations like this arise.
For residents hoping to sway the outcome, the petition may bring attention to the issue, but it’s not enough to change the process. A decision on rezoning will ultimately be made by the Board of Appeals, whose members are charged with balancing growth, business interests, preserving the town’s character, and in this case determining the “highest and best use for the subject property”.
If Hopkintonians want to prevent similar projects in the future, their best course of action is clear: participate in local elections, make informed choices, and vote for candidates whose values align with their vision for Hopkinton’s future.
Peter Thomas is a special correspondent for HopNews.
Editor’s note: Reader Kelly Knight noted that the ZBA is appointed by the Select Board, not elected directly. The article was updated to reflect that fact.
ZBA is not an elected board, they are volunteers who come forward and are appointed by the select board. I served for a few years and it was not a political election, I just wanted to serve the town. I resigned when I was elected to school committee.
Your point was a big part of they article.
“Unlike some issues that go to a public vote, zoning decisions are made by a board appointed by the Hopkinton Select Board, not through direct democracy”
FWIW, the 290 West Main St Variance Petition is on the Board of Appeals meeting agenda scheduled for Oct. 9, 2024 (7-10PM). Meeting location – Hopkinton Senior Center. This is a follow-up to the Sep 11 meeting where the Zoom meeting format couldn’t accommodate all those interested in attending.
Variance Petition: https://drive.google.com/file/d/1qYTp1AHdfK31JjbrpzWQUkD507xl74gD/view
To the forementioned Board of Appeals:
“Our Neighborhood & Abutters have standing to the “hardships” and Detriments created by a Gas Station in our Backyards”
Not a Developer in the gas station business who found a 10,000 car/day intersection where he can maximize profits through a use variance, claim a hardship in doing so, while changing the zoning on an Agricultural zoned lot. This is a new definition in insanity.
Therefore, the bylaws must be upheld in your decision.”
As I have stated that although I had lived around the corner from the site, I no longer live in the area so my suggestions may be worthless.
Why doesn’t someone go to the Country Store in Mendon, take photos and post on Hopnews. There seems to be a disagreement as to what it is and the ability to show to the town is simple.
You can take pictures of gas pumps in Hopkinton.
No need to go to Mendon
The site is not zoned for gas stations. Period! Why do people have difficulty grasping that concept. We do not live in 1955 New England.
So the question is do you want to keep just that group on your side or do you want to expand the group by bringing over te people who think they are getting a country store but may in reality getting a gas station convenience store. If I were you I would want to get as much support on my side as possible. Always wise to broaden the base.
Well lets be clear. The Board (ZBA) contains the only people voting on this. That was the point of the article. You can’t expand that group.
There are” several hundred” signatures on petitions, of people outside the neighborhood, that don’t want a gas station dropped into a residential neighborhood that is NOT zoned for a gas station. They understand what is at stake. It could happen to them next. Unfortunately, they are not voting because of the slick process being used here.
The point is, the Board is the group of people that needs to ignore the shiny object (Country Store) and vote accordingly on the GAS STATION.
Overall comment and not replying to Steve- this is not a rezoning. That can only be done at Town meeting. This is a zoning variance and after serving five years on Hopkinton’s Planning Board ten years ZAB are the only people who rule on this but the decision is based on the facts in the application. The application calls it a Country Store and seeks the variance because of what it is selling. If it was selling lingerie and pots and and pans and still being called a Country Store the decision would be very different. So getting photos of the Country Store Mendon, getting added support and showing ZAB that it really isn’t a Country Store is an important part of getting the application turned down. They are calling it a Country Store for a specific reason- the photos show it is not. I am trying to help the cause by showing how you prove to ZAB it is a mini Mart and not a Country Store. Just trying to help and share some things that worked in the past.
Great response John!! ,
If you want to sway ZBA on there decision you must show your reasoning . ZBA is looking at applications , not a crystal ball. If you want prove a discrepancy you need show the evidence.
This article should be expanded to point out the requirements of MGL Ch. 40A, Section 10 on variances. The Board of Appeals, an appointed board, must follow this law in consideration of granting or failing to grant a variance. There is never a presumption that a variance must be granted. By the way, it is not the ZBA’s responsibility to determine the highest and best use of a particular parcel of land. What is of greatest concern under the law is whether there is something unique to the parcel in terms of shape, topography or soil conditions of the land which are not generally affecting the zoning district in which the parcel is located.