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TABLE OF CONTENTS
INTRODUCTION
COMMUNITY
CHARACTER
Hopkinton
Center
Woodville
West
Main Street at Route 495
South
Street
General
Character
DESIGN
CRITERIA
Preservation
and Enhancement of Landscaping
Relationship
of Buildings to Environment
Open
Space
Heritage
APPENDIX
INTRODUCTION
The
Design Review Board was established by a vote of Town Meeting in
May, 1994. Its
members are appointed each year by the Planning Board.
The purpose of the Board is to provide a detailed review
of uses and structures having substantial impact on the Town,
enhance the natural and aesthetic qualities of the Town,
preserve the value of land and buildings, and to protect and
preserve the historic and cultural aspects and heritage of the
Town. Board
membership must consist of the following Town residents:
Chairman of the Planning Board or a designee; one person
qualified by training and experience in the fine arts or
landscape design; one person doing business in the Town or a
citizen at large; one person qualified by training and
experience in the art or design professions; one member of the
Historic District Commission or a designee of the Planning
Board; and two alternate members.
The
Board derives its authority and responsibilities from Zoning
Bylaw Article XXI and it reviews Major Projects within the Site
Plan Review process. The
Planning Board, which is the approval authority in Site Plan
Review, transmits plans received to the Design Review Board for
review and comment. The
Board reviews the plans in conjunction with the Design Criteria
listed in the bylaw and the Design Guidelines, and makes its
recommendations to the Planning Board.
The Board only reviews non-residential projects.
This
handbook is a description of the criteria used by the Design
Review Board in making its recommendations and its description
of the community character of Hopkinton into which new projects
are integrated. It is also intended to assist those interested in making
improvements to better understand and utilize the design review
process to achieve positive results.
DESIGN
REVIEW BOARD
Jeanette
Thomson
Jeffrey
Doherty
Sue
Ellen Stoddard
Claire
Wright
Beth
Kelly
Gail
Fallon, Alternate
Jaime
Goncalves, Alternate
COMMUNITY CHARACTER
Many
of the Board’s recommendations refer to maintaining or
enhancing the character of Hopkinton.
The following description of the character of certain
segments of the Town help to define what elements make up the
character of the community.
Hopkinton Center
The
center of Hopkinton, generally surrounding the intersection of
Main Street (Rt. 135), Cedar Street and Grove Street (Rt. 85),
consists of a mix of building styles and materials with
virtually all oriented to the street in a pedestrian scale.
The Town Common is open and well landscaped and provides
a focus for the community. It is surrounded by older traditional homes, Center School, a
few businesses, and the Congregational Church, which serves as
its anchor. The
Historic District includes properties on most of all four sides
of the Common. The
use of traditional facade materials, brick, stone and wood, are
predominant surrounding the Common.
Most
buildings in the center have one or two stories and are set
close to the street. The
commercial facades generally have large windows that allow
pedestrians to see into store interiors, which contributes to
its pedestrian scale. The age of structures in the center range from older historic
buildings to those constructed in the 1950’s and 1960’s.
There
are a series of historically significant buildings on the south
side of Main Street from Grove St. to Hayden Rowe St. which are
included within the Historic District.
Other historically significant or interesting buildings
present in the area are the Town Hall, 28 Main St. (listed on
the State Register of Historic Places) and 70 Main St.
Buildings fronting on Main Street generally have a mix of
exterior materials, including brick, wood, asbestos shingle and
vinyl. On the north
side, several buildings have flat roofs, while most other roofs
in the area are pitched with gable ends facing the street.
The on-street parking in the center of Town contributes
to its mix of pedestrian and vehicular traffic.
The
residential area surrounding and within the center consists
mainly of older homes with pitched roofs and gable ends facing
the streets. Fine
examples of some architectural styles are present, and the
consistency of design between homes on some of the side streets
contribute to a charming village center feel.
Woodville
The
Woodville village area of Hopkinton is generally centered around
Wood Street near Lake Whitehall.
This mostly residential area consists of some homes which
date back to the early 1900’s, and constructed closer to the
street than newer homes, thus contributing to the residential
village scale. Many
of the homes are situated on small lots and are close together.
Non-residential buildings in the area include a fire
station, post office and church. A boat ramp on Lake Whitehall and Reed Park are important
recreational features of this area.
Exterior building materials generally consist of brick,
clapboard and vinyl. A
sidewalk along Wood St. and a few of the side streets allow for
ease in neighborhood walking.
West Main Street at Route 495
The
area surrounding the intersection of West Main Street, Lumber
Street and High Street contains a mix of commercial and
residential uses. Homes
in the area are small one or two story dwellings constructed
during the 1950’s and 1960’s or in the early 1900’s.
Older homes are mostly Greek revival, gable end style.
There are a few mobile homes in the area.
Residential exterior building materials are clapboard and
vinyl. Lot sizes
are generally modest, and contain trees and mature plantings.
Commercial
uses in the area consist of a mix of styles, with the largest
building at 77 West Main Street that contains several
businesses. This 2 1/2 story shopping center constructed in the 1980’s
is set back from the street with a parking lot in front and in
the rear of the building. A
Greek revival house was converted to business use at 85 West
Main Street and establishes an anchor at the corner of Lumber
Street and W. Main Street.
Most businesses in this area are well landscaped.
There are no sidewalks on West Main Street and there is
significant pedestrian traffic.
The residential area on Elm Street is well developed.
Two gas stations flank W. Main St. close to Rt. 495 with
large paved areas. The
entrance to the Elmwood Park industrial area off W. Main St.
contributes to the non-pedestrian nature of the area.
South Street
The
South Street industrial area contains buildings used for light
industry, distribution and office and is adjacent to Route 495. The topography is steep off West Main St. and gradually
flattens out toward the Milford town line.
The sloping topography and the natural and man-made
landscape in the area help screen the development from Route 495
and South Street.
Most
buildings are one or two stories constructed from a variety of
materials, predominately split face or rib concrete block,
precast concrete and metal panel, with a few brick facades.
Most are flat-roofed structures with limited
architectural treatment or interest and limited rooftop
screening of mechanical equipment. At-grade mechanical and electrical installations are
generally screened or are located in the back or side of
buildings. Most of
the buildings are relatively close to the road and to each
other. Rural
character is preserved where berms have been used to screen
views from the road or where buildings are set further back from
the road with natural landscaping left intact.
Some parking is located in front of the buildings, but
most shipping and receiving areas are on the sides and back of
buildings. Most
parking areas are moderately to well landscaped and bermed to
minimize views from the road.
Signage is generally understated.
The
few residential buildings in the area are generally older
dwellings pre-dating industrial development.
General Character - Other
Areas
The
character of Hopkinton is generally low density residential,
with some higher density areas surrounding historical business
centers in the center of Town and in Woodville, for example.
Some areas of Town are agricultural and wooded in nature
with homes more spread out.
Two major water bodies in Town set the tone for those
areas. Lake
Maspenock is generally surrounded by former cottages that have
been converted to year round use.
Development is more dense than other areas because of its
historical development as a vacation area.
The land surrounding Lake Whitehall is owned by the
Massachusetts Department of Environmental Management and
contains many walking trails.
Homes surrounding the area are generally larger and set
back from the narrow winding roads in the area.
Toward Woodville, there are several former cottages that
have been converted to year round use.
DESIGN CRITERIA
The
design criteria established in the Zoning Bylaw are further
discussed in this section.
For each criteria, the Board’s intent, policy and
recommendations are provided for guidance.
Preservation and Enhancement
of Landscaping
Intent
The
landscape is to be preserved in its natural state as much as is
practical by minimizing tree and soil removal.
Any grade changes must be in keeping with the general
appearance of neighboring developed areas.
It is the intent of the Design Review Board to encourage
successfully landscaped sites and to preserve the natural
landscape.
Policy
The
natural landscape should be preserved as much as is practical.
Landscaping should be designed with consideration to the
relationship with buildings, walkways and parking areas.
Tree and soil removal should be kept to a minimum,
especially abutting adjacent properties.
Recommendations
1.
Plant materials should be chosen for longevity, low
maintenance, hardiness and functional ability.
Plans should include the size and types of materials
proposed.
2.
Landscaping of parking lot perimeters and interiors
should incorporate existing trees, berms and other landforms
such as boulders as much as possible.
3.
Evergreens are an effective year round natural buffer
between business and residential areas.
4.
Existing site features such as trees, berms and stone
walls can be used to shelter and enhance buildings.
5.
Plant groupings should be included in the landscaping
plan to effectively break up paved areas and facades.
6.
Roadway, driveway and pedestrian walkway slopes should be
maintained at 6% grades or less where possible.
7.
The inclusion of street trees in pedestrian walkways and
sidewalks should be considered for projects which impact the
streetscape. Improvements
should be discussed with the appropriate Town officials.
Final decisions on plant material should be made with
recommendations from horticultural professionals.
8.
Street furniture and sidewalk enhancements such as
planters, benches and bicycle racks should be of a consistent
style, character, material and manner of placement.
Relationship of Buildings to
Environment
Intent
The
proposed development shall be related harmoniously to the
terrain and to the use, scale and architecture of existing
buildings in the surrounding area that have functional or visual
relationship to the proposed buildings.
Proposed buildings shall be related to their surroundings
with respect to height, street facade, rhythm of solids and
voids, spacing of buildings or signs, materials, textures and
color, roof slopes and scale.
Policy
New
development, renovations and additions should be designed to fit
with the site topography and relate well to the scale of
surrounding buildings. Rooftop
equipment should be arranged in an orderly manner, set back from
roof edges and screened from view.
Particular attention should be paid to street facades to
ensure that the building and landscaping enhances the
streetscape and does not detract from the character of the area.
Building styles do not necessarily have to be identical
to existing styles or mimic historic styles, but should be
complimentary and enhance the appearance of the area.
Signs
should complement and highlight architectural elements of a
building and should not obliterate or detract from those
elements. Signs
should be noticeable but integrated into the scale and structure
of the building and be in harmony with its style. When there is a group of buildings or businesses in one
building, signs need not be identical but should work together
to form a harmonious whole.
Signs should be in keeping with the scale and character
of the surrounding area. Lighting should be of a subdued and modest nature and should
be directed toward the structure and away from nearby windows
and passing traffic.
Recommendations
1.
A study model should be submitted for major projects to
demonstrate the relationships and scale of the proposed
development to the surrounding buildings and streetscape.
2.
Exposed foundation walls should be minimized.
3.
Landscaping should be used to either strengthen or buffer
the visual relationship with the surrounding area.
4.
A sight line study should be submitted to demonstrate a
clean roofscape. Screens
and parapet walls should be considered to conceal rooftop
equipment.
5.
Parking lots should be designed with landscaped islands
within them.
6.
Buildings should be designed to be in harmony with the
surrounding area. This
means that in village areas, such buildings should have a
village or pedestrian scale that is pleasing to those who walk
by.
7.
The use of natural materials is encouraged.
8.
Signage and lighting should be designed to be in keeping
with the nature of the area, and should be designed to maintain
the quiet nighttime feeling of the Town.
Open Space
Intent
All
open space, landscaped and usable, shall be designed to add to
the visual amenities of the area by maximizing its visibility
for persons passing the site or overlooking it from nearby
properties. Well
designed open spaces can often convey the illusion of greater
open space than exists.
Policy
Open
space and landscaped areas should be designed to complement,
enhance or screen the building, parking areas, and the
surrounding area. Pedestrian
amenities such as benches and bicycle racks should be
considered. Natural
features should be incorporated within open space areas where
possible. The Board
encourages site developers to complement the Town with
aesthetically pleasing designs that are practical and functional
and provide screening to paved areas and buildings.
Open space proposals should be consistent with Town open
space goals and plans.
Recommendations
1.
Trees should be planted along streets and sidewalks and
ample parking lot landscaping and screening should be provided.
2.
Ground coverage by paved areas should be minimized.
3.
Relationships with other surrounding open space areas
should be studied when planning open space and landscaping
designs.
Heritage
Intent
Removal
or disruption of historic, traditional or significant uses,
structures or architectural elements shall be minimized wherever
practical. The
historic elements and rural small town character of Hopkinton
should be preserved and enhanced by any alterations, renovations
or new construction. Those
structures that are of a historic nature should be preserved and
other structures should be in harmony with them.
Replication or mimicry of historic buildings is not the
intent, but rather that structures complement each other in
size, scale and materials and fit appropriately into the
historic character of the areas.
Policy
Structures,
mature trees and plantings, stone walls, fences and other
elements of a historic nature should be preserved and maintained
wherever possible. New
construction and changes to existing structures should be of a
reserved nature and of a style and scale that does not
overshadow or compete with neighboring historic structures but
should complement them.
Recommendations
1.
Neon and bold colors are discouraged.
2.
Construction in a particular historical style should
employ accurate elements of that style and be in keeping with
the historic time period of the area.
3.
Colors used in the restoration of historical buildings
should be related to the time period.
New construction colors should be harmonious with the
surrounding structures.
4.
Buildings of with historical significance or heritage
should be restored whenever possible.
APPENDIX A - Zoning
Bylaw Article XXI Design Review
Article
XXI Design Review
§ 210-141.
Purpose.
It is the intent of this section to provide
detailed review of uses and structures having substantial impact
on the Town; to prevent blight; to enhance the natural and
aesthetic qualities of the Town; to preserve the value of land
and buildings; and to protect and preserve the historic and
cultural aspects and heritage of the Town.
§ 210-142.
Design Review Board.
A.
The Design Review Board shall be appointed annually by
the Planning Board and shall consist of five (5) residents of
the Town as follows:
(1)
Chairman of the Planning Board or his/her designee;
(2)
One person qualified by training and experience in the
fine arts or landscape design;
(3)
One person doing business in the Town or a citizen at large;
(4)
One person qualified by training and experience in the
art or design professions.
(5)
One member of the Historic District Commission or a
designee of the Planning Board.
B.
The Planning Board may also appoint up to two (2)
alternate members who shall be Town residents.
§ 210-143.
Applicability and Authority.
The Design Review Board shall review
applications for Site Plan Review submitted pursuant to Article
XX. It shall evaluate such requests based on Design Criteria in
this section. Its
written findings shall be advisory to the Planning Board and
shall be submitted to the Planning Board and the applicant along
with any recommendations and conditions.
Such findings shall contain explanation and rationale as
appropriate.
§ 210-144.
Design Criteria.
The Design Review Board shall review
requests for site
plan review major projects based on the following criteria:
A.
Preservation and enhancement of landscaping.
The landscape shall be preserved in its natural state,
insofar as practicable, by minimizing tree and soil removal, and
any grade changes shall be in keeping with the general
appearance of neighboring developed areas.
B.
Relation of buildings to environment.
The proposed development shall be related harmoniously to
the terrain and to the use, scale, and architecture of existing
buildings in the surrounding area that have functional or visual
relationship to the proposed buildings.
Proposed buildings shall be related to their surroundings
with respect to:
(1)
Height.
(2)
Street façade.
(3)
Rhythm of solids and voids.
(4)
Spacing of buildings or signs.
(5)
Materials, textures and color.
(6)
Roof slopes.
(7)
Scale.
A.
Open Space. All
open space, landscaped and usable, shall be designed to add to
the visual amenities of the area by maximizing its visibility
for persons passing the site or overlooking it from nearby
properties.
B.
Heritage. Removal
or disruption of historic, traditional or significant uses,
structures, or architectural elements shall be minimized insofar
as practicable.
§ 210-145.
Design Guidelines.
The Design Review Board may publish and
make available to the public on request a booklet of guidelines
based on the specific Design Criteria cited above to effectuate
the purposes of this section.
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