Okay, here it begin. >> Good evening everyone. [clears throat and cough] Pursuant to chapter 2 of the act of 2026, this meeting will be conducted via remote means in accordance with applicable law. This means that members of the public body as well as members of
the public may access this meeting via virtual means. Participants may access this meeting through remote meeting link as posted on the meeting agenda through the town's online calendar when required by law or allowed by the chair. Persons
wishing to provide public comment otherwise or otherwise participate in the meeting may do so by raising their hand or otherwise signaling their intent to speak. This meeting [clears throat] is will be recorded. Please take care to mute your microphone unless you have been recognized by the
chair. We will now confirm the attendance of our members. Please respond present if you are on this call. >> James Burton, >> present. >> Daniel Hunt,
>> present. >> Sean Masterson, >> present. >> Arnold Cohen, >> here. >> All right. Is there anybody else there that I can't see in this gallery?
Okay. [clears throat] So, the the meeting is open. What I do need now, John, is the uh I can open this or we can wait for John this particular hearing. I don't have the opening for this
um lumber street property. [clears throat] Okay, I will uh try and find it. Would you like me to read it? >> Sure. >> Okay. Uh, the board of appeals will hold
a public hearing on Wednesday, July 22nd, 2026 at 7 p.m. to hear all persons interested in the application for special permit petition for variance filed by RECC Hopinson LLC. Paul Mastriani, 77 West Main Street, Sweet 213, Hopkinson, Massachusetts. The
applicant is requesting a special permit to allow a veterinary clinic to operate at 8 Lumber Street, Hopkins, Massachusetts, assessor's map R23, block 72, lot zero in the rural business zoning district. The hearing will be held remotely using the Zoom meeting service. For additional information, please email
ZBA hopinmma.gov or call. We don't need to read the rest of that. Um, that is the public notice. >> [cough] >> So [clears throat] I'm gonna ask Kathy that u are you representing? >> I am I am.
>> So what I want to do what before we start this because Sean can't partake and we have James. We we we have we have four members. So, if we want to wait to John,
um, you don't need us. So, um, I want to make sure, but I think you would need all four. If it's if it's at if if you wait for the fifth, it's only three out of five for a vote. So, if you don't mind waiting, I can hopefully he will be in
soon and then I think that might be the best. It's always a better option to have. Uh, >> that would that would be the preference is just to wait. It's absolutely no problem on our end if it's okay for the other members. >> Yeah. [snorts] Hey. Hey, Michael. Uh I think that if
you had five, three out of five would suffice. I think that's what you said. >> Yeah. >> Three out of four should suffice also. >> John is Yeah. But again, that that that works. It's a higher percentage that the applicant has to achieve.
75% as opposed to 60%. uh it's an extra vote. So, it's really I want to if if John we know John's on his way. I really want to leave it up to the applicant. It's up to the applicant to want to proceed with the amount we have. Uh and she made a preference that we would wait
a few minutes to uh to do it. >> Okay. >> It just gives the applicant they have the right to choose when we don't have a full board. Thank you. >> Do we have any administrative items to
discuss or future meeting dates or we want to wait for John for that? >> Um [clears throat] well, we do have the future meeting in August. Um second week in August for um
West Main Street that got pushed out. Um that's our next that's our next meeting. Um, and we were going to um kick out the uh meeting notes until that meeting.
>> Okay. >> So, I don't think there's anything else. I'm trying to find um Kobe's notes on it. Call to order. Discussion of administrative items. Um future meeting dates was the August 12th one. And then
commencement of the public hearing. Um, so I'm going to go off for a second and see where he is. Hold on. He's logging on now, folks. So, Sorry for my tardiness everyone. I um I
couldn't log on. Okay. But I mean all right. Do we open the meeting yet? >> Meeting is open John. >> Excellent. Okay. So uh where are we just has there any testimony? We we're just about uh because we are
uh Sean cannot participate. He's uh for conflict reasons. Um we have yourself, myself, um Arnold, um James, and Dan will be sitting for this one. So that's five.
We're waiting for the fifth person. >> Great. I totally apologize to everyone. Okay, I am here. Okay, so who is going to speak? So we are we we are open >> we open I haven't introduced the uh the project or haven't done the eight lumber
street. Yeah. And I don't have >> Oh, so I think John John G did. So we are open. Correct, John. We're all set to >> Yes, we should. >> The notice has been read. Excellent. Thank you. Thanks, everyone. Okay, so
who's speaking on behalf of >> I am >> project. Oh, thank you. >> I am. If I can go, can I go ahead? [laughter] >> Yes, please introduce yourself. >> I will. Kathy Sherry, I'm here representing RC Hopington and Paul Mastriani on this request that we're putting forward. So, we're before you
this evening to request approval of a special permit to allow a veterinary clinic to operate at 8 Lumber Street. To avoid any confusion, I just want to briefly remind the board that I that I appeared in January regarding a use
variance for a veterinary clinic at another one of our Lumber Street properties. That was lot four. That's a new construction parcel and that was located within the neighborhood mixeduse district and at that time a vet clinic was not listed as an allowable use in
the district and based on our discussion the board did approve the use. Unfortunately that particular clinic did not move forward. So I'm now back here seeking approval for a special permit for a different vet clinic at 8 Lumber Street. when eight Lumber Street is
located directly across from our one Lumber Street Mall situated between Morgan's Fish Market and the Starbucks Plaza. So that small house. Um so I guess key points for the board's consideration. U this property is located within the rural business
district. A vet clin a vet clinic is expressly permitted in the BR district by special permit from this board. So we're not seeking a new use. We're just looking for a special permit to allow the vet clinic to operate. Um, overall
the proposed tenant align aligns well with the intent and character of the district. The in incoming practice intends to provide high quality medical care for animals of all types exclusively within the building. There are no outdoor kennels, runs, exercise
areas, and there's not intended to be any boarding or overnight outdoor activity. So everything will be quiet contained and fully compatible with the surrounding uses. Um, and just to point out again, if you don't recall from January, this location is already part
of a a wellestablished cluster of animal related services. We have a pet grooming business at 73 West Main Street, which is right around the corner. We have a more holistic veterary clinic at 72 West Main Street. And there was a former drug
dog dog training facility right up the road at 20 Lumber Street. So I think this clinic really complements those existing uses and strengthen strengthens the commercial mix in this area while providing um the Hopington residents
with another convenience and service um without introducing any new or disruptive impacts in the area. It's already a highly commercialized area. So, we believe basically what we've laid out is um certainly within the scope of
approval for a special permit within the rural business district. So, >> wow. So, you you answered all the questions that we asked for the last one. [laughter] I was like, are there going to be any runs? Boarding. >> Exactly. Exactly. You went through the
whole list. I have no more questions. >> We're basically hoping to move this down the road. [laughter] So, to eight Lumber Street. So with your approval. >> Yeah. And that's where I got confused. I remember calling up the Dina and said, "Wait a minute. We already did this one." >> Said, "No, no, this is across the street." I went, "Oh, >> across the street." Yeah.
>> Yes. So, yeah. So, I I I I have no questions. That was that was a great presentation. Arnold, do you have anything? >> Yeah. Yeah, I was just wondering uh is this uh business going to uh uh affect any of the existing businesses
like the uh fish market that's uh located there? >> No, not at all. 8 Lumber Street has two main properties. The fish market which is known as 8A and that's kind of the lower part of the property. It has its own driveway, its own everything. And
this is on the main the main property. Um, so again, it's self-contained, so everything that's there now will remain the same. And we're just looking to introduce a new tenant to the 8 Lumber Street uh building. >> Okay,
Dan, anything? James? >> No, that answered all my questions. >> I know. That was really great. Michael, >> anything from the town? >> Wait, we have to We have to open it up to the top first. We have to Okay.
>> Yeah. I I have no comment. >> Okay. That's what you're supposed to say. Now we open it up to anybody from the town there. >> No, I was thinking about from John or any any representative from the town. >> Oh. Oh. Oh, that's what you meant. Oh, sorry. >> That's okay. >> I have no no comments or questions.
>> Okay. >> Is Jeff here today? Does he have anything? >> I don't believe he is. >> No. And I haven't seen any comments from anybody. >> Okay. I haven't either. Okay. Um, let's uh any any anybody from the from the
public? Nobody came to this one, Darthy. I don't know. You did such a great presentation and only we got to see it. >> I think it's more so it's because it's straightforward, right? It's a straightforward piece going into that place. It's hopefully isn't controversial, >> but I introduce myself as one of the
tenants. >> Sure. >> Um, hi everybody. My name's Lara Reid. I'm one of the veterinarians hoping to um expand our practice into this location. My partner Dr. Brooker and I
have our main operation in Bellingham. We've been there for three years as private practice owners and um we've always had interest in expanding into Hington. We see the need for high quality veterinary care and um we're
really excited about this opportunity. Excellent. Excellent. Thank you so much. All right. Then if there's nobody else, then um may I have a motion to close the public hearing? >> Motion to close the public hearing. >> Second. >> Second. Any discussion on the motion?
Hearing none. James, >> yes. >> Michael, >> yes. >> Dan, >> yes. >> Arnold, >> yes. >> And I vote in the affirmative also. Okay, we've got it closed. Um,
let's see. I have a motion. Yes. Okay. I will I will read uh read the facts for this. >> I I just going to say one comment to Kathy. I love the sentence. Strengthening an existing commercial ecosystem. >> Ecosystem.
Pretty fancy, huh? [laughter] >> Oh, I love that. I go, "All right, that's a new one for me. >> I had to change it up from the first application." >> [laughter] >> I know it really wasn't cut and paste, but you you you answered all the questions that people had. The first one, it was just like, okay, so when do we get to speak?
>> All right, but anyway, 8 Lumber Street, special permanent use. Facts. The property is located within the road business zoning district. Two, the applicant is proposing to establish a veterinary clinic, which is a use allowed by special permit through the board of appeals pursuant to 21024A.
The existing uses on site are commercial and retail in nature. Uh findings. I move that the board of appeals find the following as it relates to proposed development at 8 lumber street. That the proposed use is a veterinary clinic which is a use allowed
in the ro business district by granting of a special permit by this board. Two, all applicable criteria and standards set forth in chapter 210 have been satisfied. And three, granting of the special permit will be in harmony with the general
purpose and intent of the chapter 210 zoning. >> I have a um uh >> second >> second. Could you move my motion? >> I move to accept John's motion as read. >> Well, yeah. The findings
>> findings as read. >> Second. >> James. >> Yes. >> Arnold. Somebody second. >> Second. >> Okay. All right. Any discussion on that motion? Hearing none. James, >> yes. >> Michael,
>> yes. >> Dan, >> yes. >> Arnold, >> yes. >> And I vote in the affirmative. Also, decision. I move that the board approve the special permit for eight lumber street to allow for the proposed use of veterinary clinic.
May I get that motion moved? >> Second. >> Oh, I need to move. >> I can't make a motion. I just can read them and somebody else can make >> a motion to accept John's motion as he read it >> and Arnold second. Excellent. Any
discussion on that motion? Hearing none. James, >> yes. >> Michael, >> yes. Dan, >> yes. >> Arnold, >> yes. >> And I vote in the affirmative also. Excellent. Thank you very much, Kathy. Really great presentation. It's very smooth. Beautiful.
>> So, you know what happens next? Uh you're aware of the time period. >> Once it's get written up, then there's a 20-day time to appeal and then >> I'll sign it as soon as soon as it gets to me, I'll sign it. >> And um Sean, hope to see you at the next one.
>> Oh, yes. We hope to see you with the next one. Yes. Yes. The next one could be could Yeah. A lot of people came to that one. >> And welcome, doctor. We I got I got three dogs in my my my living room here. So, [laughter] >> we love to see you.
>> And I have I have one one skinny little Doberman. >> Excellent. >> Oh, beautiful. >> We got lots of business already. And thank you very much again for uh approving the special permit. >> Great job. >> Thank you. >> Thank you. Thank you very much.
>> Okay. So, so some housekeeping. We have minutes from that I skipped over from from uh the meeting prior to to the ETH. Um any changes? I didn't see any on the draft. >> I read them. They were fine.
>> Okay. May I have a motion to accept the meetings as drafted? >> Make a motion to accept the mot the the minutes as they are presented. >> Second and second. Any any discussion on the motion? Hearing none. James, >> yes. >> Uh, Dan, >> yes.
>> Sean, >> yes. >> Arnold, >> yes. >> And I vote in the affirmative also. Excellent. That's all we got. >> Yep. >> Close the hearing. >> Yes. I think we get the When's the next one? The 12th. >> The 12th. >> Yes.
>> That's an all hands on deck one. >> Yes. >> Is that live? Is that in person? >> No. No. No, >> no, it was it was Yeah, it was going to be, but not everybody could not everybody could make it and so they just they fell back to
>> there was there's there was they were saying because the things were so big but they could have put they can put them on display if they needed to but I mean with my computer and I'm basic with computer I can enlarge them to kind of see the detail. So >> I got a touchcreen so I can really do it
now. >> Yeah, >> I'm as fast as my kids are. Oh yeah. But anyway, motion to adjurnn. >> Second. >> Excellent. Thank you. Any discussion on the motion to adjurnn? >> Nope. >> Hearing none. Sean,
>> yes. >> James, >> yes. >> Michael, >> yes. >> Arnold, >> yes. >> Dan, >> yes. >> And I vote to adjourn also. Thanks everyone. I'm totally apologize for being late. I I
>> I couldn't get on. Thank you so much. >> Later. Hey, John. Uh, give me a call right afterwards. >> Okay. Thank you. Bye.