Tonight, the Hopkinton Zoning Board of Appeals (ZBA) will hear an application for a zoning variance to allow the construction of a country store and gas station at the intersection of School and West Main streets.
The subject property was the location of Evergreen Haven Garden Center for several decades until the owners closed down in 2022. In the spring of 2023 the owner of the lot, Alan O’Connor, was reportedly approached by prominent developer Kevin Meehan, the owner of Imperial Motors in Mendon and several other commercial properties in the surrounding area. O’Connor remains the owner of record and Meehan is the petitioner of the application; presumably the sale is contingent on securing all necessary permits and approvals from the town.
“The project contemplated by the Applicant is for an attractive country store that stays true the country and general store tradition that was once prevalent in our country.”
The application continues: “Country stores and general stores were once places to purchase provisions and locally made goods and foods, while also serving as a gathering place for the community and travelers as they fueled up their cars. The Applicant seeks to obtain a use variance to allow this country store use with a filling station in an Agricultural (A) District with the end of capturing and keeping alive this agricultural and rural tradition. The proposed Project will otherwise comply in all respects with the dimensional requirements in the Agricultural District.“
The lot is currently zoned for agricultural use only, and the application packet makes the case for the ZBA to grant the variance, primarily because the lot has very little practical use otherwise. The applicant notes that the lot is located at a busy intersection, which would very likely deter anyone from wanting to raise a family there. It also notes the lots’ proximity to the standpipe across the street. “The Site’s proximity to other non-residential uses such as the very large water tower that looms over the Site makes any investment in this property for allowed uses less feasible,” reads the application.
Meehan also notes that the proposed use is consistent with the Country Store and Red Barn Coffee across the street.
Meehan proposes building a country store designed to “remain in harmony and character with the surrounding uses”. The plan leaves the existing tree canopy to the west of the lot in place to provide screening, and the addition of blueberry plantings will act as an “attractive transition” from the store to the buffer area. Fencing and screening trees will be added, as well as a pollinator garden designed to attract hummingbirds and butterflies. A walking path and bench will be built within the garden to allow customers a respite while they “enjoy a cup of coffee from the country store”.
The plan calls for several electrical vehicle charging stations and four gas pumps onsite, but with a slight twist.
“Many in our community have difficulty pumping their own gas whether due to age, disability or other reasons, including wanting to remain safely in their cars. Historically, there were no self-serve gas pumps and Applicant intends to continue that tradition by utilizing full serve pumps operated by uniformed personnel. Not only will this serve as a historical reminder, but it may also provide some customers with a sense of safety and security.“
The ZBA’s Options
Section 210-152 of the Town of Hopkinton Zoning Bylaws define the circumstances in which a zoning variance may be granted by the ZBA.
(a) Owing to circumstances relating to the soil conditions, shape or topography (but not size) of such land or structures, and especially affecting such land or structures (but not affecting generally the zoning district in which it is located), a literal enforcement of the provisions of this chapter would involve substantial hardship, financial or otherwise, to the petitioner; and (b) Desirable relief may be granted without substantial detriment to the public good, and without nullifying or substantially derogating from the intent or purpose of this chapter.
O’Connor and Meehan contend that they’ve met the standards for zoning relief, given that the use of the property is limited by proximity to the busy road and that the presence of a country store would not be detrimental to the public good. In fact, they assert the opposite; that this will be a net benefit to the residents of Hopkinton.
“The project will provide safe and convenient travel amenities and services west of the Interstate 495 interchange which currently do not exist. In providing these fundamental services, the project eliminates the need for drivers accessing the interstate from the west to bypass their logical access ramps enroute to services on the east side of the interchange in the direction of Lumber Street and Hopkinton center. These drivers currently navigate an awkward and arguably unsafe U-turn or similar change in direction to access those services due to West Main Street left turn restrictions. At a minimum, the Project will result in a reduction in the number of vehicles that currently make such a directional change,” reads the petition.
Although Meehan and O’Connor contend that their plan has been “well received” in their discussions with neighbors, not everyone is thrilled about the idea.
“Traffic is going to be a nightmare, no matter what they put there,” said one School Street resident.
The Zoning Board of Appeals meets tonight at 7:00 PM via Zoom to hear the application. All members of the public are invited to join and comment.
Editor’s note: Imperial Motors is an advertiser on HopNews.
This is not a simple variance for frontage, etc. for a use permitted by right in a zoning district. Rather, applicant is seeking a variance for to change use from agricultural to commercial. Such a change is wholly inappropriate for the area. What stands there now is a quaint farm stand (albeit now closed down). Across the street is a garden center with an accessory cafe.
Twelve years ago, this intersection was first getting its traffic light installed. As an aside, the traffic light has done nothing but make traffic worse. Westbound traffic diverts onto West Elm Street (which I’m sure the residents love) and onto School Street causing the light to have to cycle and stop traffic on West Main Street. Increasing the number of vehicle entering and exiting West Main Street at this intersection will only cause westbound traffic to back up even further at high traffic times.
Further, if you look at a topological map, Bear Hill sits at the convergence of the Charles, Blackstone, and Concord River watersheds. A leak in the underground storage tanks could have massive unknown consequences.
Thank you Gerald. You are 210% absolutely correct on all points.
I hope you can attend the rescheled Oct 2 meeting.
I live on School Street, and am concerned about this variance request. I see there is an Oct 2nd meeting, but I cannot find any mention of it on the Town of Hopkinton website. I think there would be interest from the School/Winter/Pond street community, so can you provide some additional information about the Oct. meeting?
Jeanne Kavanagh
29 School St.
I have concerns about the proposed zoning change from residential to commercial for the lot at the busy intersection. While the application suggests that the development will be in harmony with the surrounding area, past actions by Kevin Meehan, such as the acquisition and subsequent rent hike at the plaza on Fortune Blvd in Milford, which led to the closure of Petco, raise questions about the long-term impact on the community. Once the zoning is changed, the financial incentives for Mr. Meehan are clear, but the potential for only large corporations to afford the rent may lead to a significant shift away from the community-oriented concept being presented. The ‘farm stand’ idea seems more like a marketing tactic than a genuine effort to benefit the community. We need to carefully consider whether this proposal truly aligns with the best interests of the residents and the character of the area.
Thank you Emmy! We have over 100 residents that are directly or indirectly affected by this ill conceived proposal, and your comments are much appreciated by all.
Please come to the rescheduled Oct 2nd meeting.
Angel’s Garden Center wife Red Barn Cafe is what a Country Store should look like. No gas station needed. This is what a farce looks like.
Right, we don’t need or want AllTown/Mobil #2 in an Agricultural-zone district.
Being a life long resident of Hopkinton, I can’t think of a better person to open a business in our town. I’ve known Kevin for over three decades. He started Imperial Chevrolet in Milford in 1990, I was a rookie on the Milford Police Department and saw how much he did for the Milford community. Kevin has expanded his business ventures to other surrounding towns. You’ll never find anyone in any of those communities that have a bad thing to say about his community commitment to the schools and the residents. Each and every town that he has been involved in, has turned into a better place to live. I would equate having Kevin start a business in Hopkinton, to EMC first moving to our town. That worked out pretty well.
EMC’s first offices were in the Elmwood Park commercial district before moving to the industrial district on South Street. Neither location required a zoning variance.
My family has been here since 1978. I’m a current resident. I’ve seen a lot of changes in Hopkinton. No thanks. A meeting place where people can gather provisions? Um, no. Check out his “general store” on route 16 in Mendon. It is a gas station with knick knacks. Honestly, does Hopkinton need MORE traffic??? The charm of this town is slipping through our fingers. How much money does this guy actually need? Hard pass.
This will not add any additional traffic to Hopkinton at all. It’s a place for people all ready commuting to stop. It’s actually a brilliant idea, the traffic is already at a standstill daily because of horrible planning. Gas up, pick blueberries and wait for traffic to settle down. Again, Kevin will make this a genuine country store. Unlike the Price Chopper Plaza that is ugly, riddled with potholes and dirty.
A PLEA to Zoning board members:
to preserve and maintain zoned, agricultural land for its original intent which was to develop it as a FOOD production source/ site for its people.
Why should this take precedent over a “country store” with items that people are no longer able to afford/need; or to purchase gasoline for cars, and for e-charging stations that require planning and more tax dollars from our community?
ANSWER:
… because hunger and starvation continue in our town, and in our cities, states and countries across the world!
No one is in any hurry to open any other Agriculture businesses there and while no business is going on there are still property taxes that must be paid. Maybe the town will stop changing property taxes to the owners and plant some trees.
I have a few questions:
1) Would the applicant need a variance if they were only proposing a “farm stand” ala Angel’s without a gas station?
2) Since this is a Zoning change (not a Site Plan submittal that would go to the Planning Board), what would prevent the applicant from selling the property to another party to install a much different building and/or use?
3) Have any traffic studies been done given the very busy intersection and the probable need for turning lanes?
Exactly! These are the questions our zoning folks should be asking. There have been multiple single-lot zoning change requests popping up in the last few years. The whole point of zoning is long-term community planning, but the ZAC seems to lean heavily into reviewing proposed site plans and not on what is the long-term plan for the characteristics of neighbors and the Town overall and is the proposed use consistent with that plan.
1. Yes, in my opinion, for just Farmstand, because in their site plan they are disturbing land within the 100 ft wetland setback and there still maybe some other set back issues pending the final, final plan. ( Con Com needs to chime in!)
2. It appears they are looking for a “permit variance” by saying they have a hardship. They are pointing to a hardship precedent in their application to justify this process. They should be applying for a zoning variance, but in that process, THEY WOULD NEED TO GET A 2/3 SUPER MAJORITY IN TOWN MEETING!
3. Traffic: I wrote to the all the “boards” on that issue before the 8/28 ZAC meeting, along with the need for input/review from Fire Marshall, how do they mitigate stormwater flowing off from the filling station, in addition we need to know how do you fight fire around the entire building, how do 50ft long tankers, and delivery trucks pull into this tight spot with heavy traffic. Basically, I asked for complete vetting BEFORE issuing a variance permit.
In the 8/28 ZAC Zoom meeting the board basically said that vetting will be done after any permit variance is approved.
Understanding the implications to the entire Town, and precedent approval creates, does that make sense to anybody?
I rented a house near that corner for the past 4 years and commuted twice a day through that light. While the concept looks great and while there is a need for a convenience shop in that location, it will make an already terrible traffic situation 100x worse.
Not being snarky, but why is there a need for a convenience shop at that location? You have Red Barn right there. Pricechopper is a mile down the road. Another half mile beyond that are two competing gas stations with convenience stores and if you go the other direction towards Upton you have Dunks and more gas stations with a mile or two. It’s seems like there are a lot of existing options to satisfy that need.
The Hopkinton charm is long gone thanks to the zoning/planning boards. I too am a life long resident and cannot wait to leave for reasons as this Also, no one said the guy trying to start this business is a bad guy, the idea is what’s bad for many reasons. But don’t worry he will get his wish because our town only sees $$$. More traffic is what we need to make our road conditions even worse.
The gas station and convenience store would be significantly out of character with the surrounding neighborhoods and with the intersection itself (which has a true country store, a garden center, and a water tower that emits no light or noise and has no traffic). It would harm the quality of life and home values of many Hopkinton residents. Think only of the daily/nightly round of delivery trucks and other traffic it would bring to our streets. It also easily foreseeable that it would start a chain reaction of commercial development on School Street and West Main, as property owners find it hard to sell homes that are next to a busy and unsightly gas station and argue for a similar variance. Common sense, the evidence of our own eyes, and a focus on the longer term good of the town should all lead to a resounding and swift rejection of this proposal.
For the record,I no longer live in my house a block from here and I have tremendous respect for Kevin Meehan who has given back to the local community more than just about anyone else. So I apologize to Kevin ahead of time.
That said. The intersection is still dangerous even with the traffic light. Having a busy business with traffic exiting will add to it – just think of the other side of 495.
Marketing can be good but let us be realistic. Country store, four islands, and renderings with white blocks. Cutesy name to make us not think of a convenience store 1 a 7-11 that looks like a mini Cracker Barrel; 4 islands which really means 8 pumps but 4 islands sounds less and the white blocks instead of pictures of the houses is to make people forget the pumps are behind the station adjacent to the homes. No amount of additional landscaping can compensate for the number of cars at the pumps that close to the houses. At least be honest in what it is. A gas station with a convenience store that is gussied up (I live in the south I can use words like that). And to make residents suffer by moving the pumps in the rear close to make the “country store” sell better is just wrong.
Thank you, John. It’s time to call a spade a spade… Wait, no, spades are agricultural…
Does anyone know the result of variance meeting? This intersection needs upgrading and as a local resident, I support the variance.
Could you define upgrading?
– is it more traffic in gridlock at night?
– 100’s of cars more cutting through Dicarlo road and School St
– Being able to buy junk food at 2x the cost of Price Chopper
– bright lights and headlights 100 ft away from residential homes
Gas stations belong in Business zoned land under present zoning. This will set a dangerous precedent.
As someone who has had to bypass 495 more times than I can count to navigate that horrible gas station situation near 495, I can say I would appreciate a gas station located at this intersection. However, since I don’t live in that immediate area, it’s not fair for me to impose that on the local residents. I think the local people should have the most say. Not all Hopkinton residents, just people affected in that area.