Historic Preservation Plan Update CITY OF HOLYOKE
March 2016
The City of Holyoke was awarded a Survey and Planning Grant from the Massachusetts Historical Commission to complete this update of the 1991 Preservation Plan. Matching funds for the project were provided by the Holyoke Office for Community Development through the Community Development Block Grant program. The Office of Planning and Economic Development and the Office of Community Development were jointly responsible for overseeing this project. The Pioneer Valley Planning Commission was retained to complete the report.
Specific project objectives include: 1. An assessment of Center City Holyoke’s historical and cultural resources (including buildings, structures, objects, areas, landscapes, burial grounds, and sites), including their current level of identification and general state of preservation; 2. Identification of issues and opportunities pertinent to preservation of Holyoke Center City’s historic and cultural resources; 3. An assessment of the status of historic preservation in the City, including existing preservation mechanisms, and the present integration of historic preservation activities into the City’s broader planning, environmental, social, economic, and sustainability goals and procedures, with special focus on the Center City area; 4. Identification of historic preservation proprieties and the development of an action plan to ensure implementation of priority historic preservation goals; 5. Identification of ways to further integrate current historic preservation activities with broader planning, environmental, social, economic, and sustainability goals and procedures for the Center City area; 6. Encouragement of activities that identify, document, preserve, and promote historic and cultural resource associated with diverse minority, ethnic, society and cultural groups who have played a role in the history of Holyoke and Massachusetts; and 7. Encouragement of communication and cooperation between existing groups engaged in historic preservation activities.
SUB-AREA RECOMMENDATIONS
The 1991 Preservation Plan identified three sub-areas in the Center City area: Churchill, a residential neighborhood between Essex and Franklin streets, and Beech and Maple streets; Downtown from Linden to Front streets, and Essex to Lyman streets; and the Flats/South Holyoke area between the canals, 391, and the Connecticut River. No map detailing these areas was included in the plan. When mapped from descriptions, as below, it is clear that there were streets, including south of Churchill and east of downtown, not included in any particular neighborhood.
Downtown
Churchill
South Holyoke/The Flats
Under the City of Holyoke’s neighborhood definitions, South Holyoke and the Flats are divided along Crescent Street; Churchill extends from the Route 391 ramps to Cabot Street, and from Beech to Race; and Downtown is bounded roughly by Linden Street and Race Street, and Cabot to the River (see map to right).1
These sub–areas are also roughly consistent the Greater Holyoke Chamber of Commerce boundaries, the Holyoke census tracts, and the 2009 Center City Vision Plan’s neighborhood boundaries.
Based upon discussions with the Planning Department, the Historical Commission, and residents, the Center City target area for this project will be defined as Route City of Holyoke Neighborhoods 391/Resnic Boulevard to the west, Beech Street to the north, and the Connecticut River to the east and south.
For the purposes of this Plan, within this target area, there will be three sub-areas: the Churchill neighborhood, the Downtown neighborhood, and the South Holyoke/Flats neighborhoods (see map on the next page).
Center City Vision Plan Neighborhoods
1 City of Holyoke. Neighborhoods Map. Available at holyoke.org/ordinances-maps.
Downtown
Churchill South Holyoke/The Flats NATIONAL REGISTER LISTED AND ELIGIBLE RESOURCES
Properties listed on or determined eligible for listing on the National Register in Holyoke are:
Name Address Listing Date (# of properties) NR DIS 1986 (1) Ball Block 225 High Street PR 2002 (1) NR DOE 1976 (1) Caledonia Building 185-193 High Street NR IND 1979 (1) NR DIS 1986 (1) Friedrich Block 449-461 Main Street NR IND 2002 (1) Hadley Falls Company Center, North Canal, Grover, Lyman NR DIS 1972 (5) Housing District Streets Between Front and South Streets and the Holyoke Canal System NR DIS 1980 (4) Connecticut River Hampden Park Historic Roughly bounded by Hampden, NR DIS 2012 (22) District Chestnut, Maple, and Dwight Streets NR IND 1975 (1) Holyoke City Hall 536 Dwight Street NR DIS 1992 (1) Holyoke Fire Station #2 452 Main Street NR DOE 1980 (1)
Maplewood Hotel 328-330 Maple Street NR IND 1983 (1)
North High Street Historic High Street, between Dwight and Lyman NR DIS 1986 (39) District Streets North High Street 2008 580 Dwight Street, 230-236 Maple Street NR DIS 2008(3) Boundary Increase North High Street 233-411 High Street NR DIS 1992 (48) Boundary Increase Prospect Park Maple Street at the Connecticut River NR IND 2002 (11)
Clovis Robert Block 338-348 Main Street NR IND 2002 (1)
US Post Office – Holyoke 650 Dwight Street NR IND 1986 (1) Main Branch NR IND 1973 (4) Wisteriahurst 238 Cabot Street PR 1997 (4) Cleary Building 190-196 High Street NR DOE 1976
Steamer Company Number Three was determined eligible for the National Register in 1976, but it has been demolished.
Holyoke Fire Station #2 (452 Main Street) was determined eligible for the National Register in 1980. At that time, MHC’s opinion was that “the station is one of the oldest in Holyoke and remains in nearly original condition. It was also the central fire station, and the direct result of an ordinance for establishing a fire district. It is also an imposing brick and brownstone structure, containing elements of both classical and medieval design.”2 In 2016, the building appears to still retain its integrity with the exception of some replacement windows. It is
2 Inventory Form HLY.55, 1984. likely still eligible for the National Register but an updated inventory form would have to be completed.
PREVIOUS MHC OPINIONS ON ELIGIBLITY
MHC has written opinion statements on the National Register eligibility of other properties in the Center City target area.
Halls’ Dairy (172 Sargeant Street, HLY.461) “was built in 1920 in the Colonial Revival style. The two story seven bay brick building was one of the few commercial buildings in the Oakdale area of Holyoke. The building was originally constructed the HP Hood and Sons Creamery. Harvey P. Hood founded the company in 1846 in Charlestown, Massachusetts. Throughout the 1920s- 1940s, the budding housed a variety of creameries, confectioners and dairy production. The original smokestack chimney remains and there is also a small wooden addition to the rear of the building. The building now houses an Italian Restaurant and it has experienced some renovation, mainly window replacement and fenestration brick-infill. Staff have determined that 172 Sargeant Street is individually eligible for listing in the National Register and meets Criteria A and C for its associations with the development of Holyoke's commercial history and as an example of Colonial Revival architecture.” In 2016, the building appears to have retained its integrity. Although just outside the target area for this project, it should be re- examined for its National Register eligibility.
The same inventory form and opinion statement indicated that the Oakdale neighborhood was also a potential National Register district, stating that the “potential district consists primarily of residential and commercial buildings constructed between 1870 and 1930. It is uncertain if 172 Sargeant Street could be incorporated into this district. In addition, 172 Sargeant Street is located amidst a series of commercial/residential buildings: a 1925 apartment building as well as some remaining un-inventoried structures. With more information, there may be a smaller commercial district here. ”3 Oakdale is outside the target area for this project, but should be re-examined for its National Register eligibility.
3 Inventory Form HLY.461, 2000. Perkins Block, 68 Main St/335-339 Dwight St, HLY.297
Eligible, also in a district, per A&C (reviewed 2001)
The Perkins Block (aka Hotel Jess) is “a visually striking, highly ornamented Italianate commercial block that anchors the corner of Main and Dwight Sts. Once and extremely vital neighborhood composed of commercial and industrial buildings, canal activity, and a rail line in an area once known as Depot Square, this building has retained a high degree of integrity while many of its neighbors have been demolished or fallen prey over time to unsympathetic alterations. Despite changes in use and fire damage, many interior and exterior architectural details survive. This building is individually eligible for the National Register of Historic Places under Criteria A and C at the local level. While the full history of the building is not yet known, it needs to be fully fleshed out in any nomination. The surrounding area, once a bustling commercial district, is now only a remnant of its former self. Despite heavy losses and alterations, it appears that there may indeed be a small commercial district that runs north down the east side of Main St (HLY.291-300).”
In 2016, this property has retained its integrity and is likely still eligible for the National Register.
Lyman Mill, 72 Front St, HLY.69
Eligible only in a district, per A&C, more information needed (reviewed 1986)
Lyman Mill is “one of many fronting the Canals in Holyoke. 1984 Survey consultant recommended expansion of existing locks/canals HD, which includes power structures only, to include mills along the Canals. Lyman Mill should be included with that expansion. Regarding Mill Individually, the form foes not provide sufficient info to suggest that it would be elig. on its own. There is some questions as to actual date of construction since at least upper floors are not consistent with 1850 date. In addition, for discusses Mill #1 and# (unclear), but distinction is not clear from photo to plan – which is which? What is extent of complex? Nothing at present to justify removing bldg from district consideration only.”
Additional research will be required but the building is a likely contributor to an historic district.
Merrick Mills #1, 2, 517 Main St, HLY.52, 53, 335
Eligible only in a district, per A&C, more information needed (reviewed 1986)
Merrick Mills #1,2 “should be incorporated within expansion of existing Locks and Canals District, which at present consists of power structures only. Expansion of the Locks and Canals District to include all mills fronting the canals was recommended by survey consultant in 1984 survey. MHC Form #54 (517 Main Street) shows earlier building on site – also a mill (1863 Holyoke Machine Co.) Area long Main St. to south includes several notable buildings, but it is not possible to determine presence of district due to lack of survey.”
Eligible only in a district, per A&C (reviewed 1992)
“Evaluated as being contributing, only in a district, on 4/16/1986. Part of suggested Locks and Canals H.D. expansion.”
Additional research will be required but the buildings are likely contributors to an historic district.
Newton St, Housing, 31-71 Newton St, HLY. L
Eligible only in a district, per A&C (reviewed 1986)
31-71 Newton Street is a “section of tenement housing constructed by D.H. and J.C. Newton along Newton and Bond Streets as a direct outgrowth of their having built a group of mills between the 1st and 2nd level canals in 1873-74. These buildings, along with 2-8, and 72-88, are mostly 2 or 3 stories high on raised basements, with regularly spaced rectangular or polygonal bays. As worker housing basically isolated from any other areas, and at least on the west side, intact example of this style, this area meets Criterion A as a HS. Under Criterion C they are significant for their association in the paper industry of the 2nd ½ of 19th c. Holyoke. Possibly also B with the Newton Brothers active role in the industries of Holyoke during this period. The district deems to be defined by demolitions. Need information on what is on the other side of the street.”
Holyoke Public Library, 335 Maple Street, HLY.115
Eligible per A&C (reviewed 1999)
This property was evaluated in 1989 for its eligibility and deemed potentially individually eligible by MHC for “its association with prominent local residents and as a reflection of late 19th c philanthropy and as a rare and well preserve example in Holyoke of neoclassical architecture. It was also noted at that time that there may be a district, but that a site visit would best make this determination. Ten years later, MHC’s opinion remains the same.”
However, MHC does note that the murals painted by Sante Graziani that line the walls on the interior of the library will be 50 years old in January 2000, and that these should be considered as contributing elements in any nomination prepared.
Victory Theater, 144 Chestnut/83-91 Suffolk St, HLY.3614
Eligible only in a district, per A&C (reviewed 1989)
This building is “eligible for the NRHP is a contributing element to a district that would contain many of Holyoke’s late 19th century and early 20th century commercial buildings. Holyoke’s population peaked in 1918 and the Victory Theater is a surviving example of some of the recreational/entertainment structures built at the crest of Holyoke’s prosperity. Despite some alterations to the exterior and interior to the building retains integrity of design and would be eligible in an NR district. Existing inventory suggests that there may be several other buildings that would contribute to a district but that more survey and a site visit would have to be done before boundaries could be established. Perhaps an extension of the North High St HD?”
4 An interview with MIFA director Don Sanders indicates that a National Register nomination for the Victory Theater is expected in summer 2016. The building has already been allotted State Historic Tax Credits for its rehabilitation.
Eligible, and eligible also in a district, per A&C (reviewed 1989)
The theater was previously determined to be potentially eligible in a district including late 19th and early 20th century commercial structures on Suffolk Street. “Additional information prvided by the Town indicates the theater is the last one remaining in Holyoke. There previously were six others that all have been demolished. More info is needed on changes that occurred on the interior during a remodeling in the early 1940s.”
Holyoke Day Nursery/James H. Newton House, 159 Chestnut St, HLY.120
Eligible per B&C, possible A (reviewed 1986)
The Holyoke Day Nursery is “significant for its association with James Hale Newton, a prominent local builder and investor involved in Holyoke’s successful papermaking industry in the late 19th c. Newton built a number of Holyoke’s most important mills, which he then sold to manufacturers. The Second Empire-style house is one of the few high-style examples of its style in Holyoke; its original barn, also finely detailed, is also significant. The property is located away from Holyoke’s more elite residential areas (w. of Maple Street) and stands in an area close to the North High St Historic District, and in an area of institutional buildings. Used as an exclusive club between 1911 and 1919, the building may also fulfill criterions A for its associations with the development of Holyoke’s industry and an elite class of successful manufacturers in the late 19th and early 20th century.”
Second Baptist Church of Holyoke, 377 Appleton Street, HLY.131
Eligible as a district per A&C (reviewed 1983)5
The area in which these properties are located “represents Holyoke’s finest late 19th c. residential neighborhoods. It includes numerous well developed examples of the Queen Anne and Victorian Gothic styles which are particularly noteworthy because of their masonry condition – Potential District.”
War Memorial Building, 310 Appleton St, HLY.254
Eligible per A&C (reviewed 1993)
The War Memorial Building is a “significant example of classical modernism in Holyoke, a style closely associated with public architecture during the depression era. As such it meets criterion C for National Register listing. The property also meets Criterion A for its associations with the Public Works Administration’s projects in Holyoke, perhaps the most significant PWA project constructed in Holyoke. Stylistically, the building is very similar to the 1935 Post Office/Federal Building, listed in the National Register in 1986.”
5 Eligibility opinion includes HLY.132, 399 Appleton St, which has been demolished. Sacred Heart Church Complex, HLY.116 and 268 Armand/Aurore Apartment Building, 413 Maple Street, HLY.266 Richmond Building, 462-64 Maple Street, HLY.272
Eligible, reviewed 1986
“Eval. Meeting found the Sacred Heart Church Complex eligible under Criterion C for its well preserved Victorian Gothic architecture and under Criterion A for its association with the expansion of the Catholic Church in Holyoke. Also felt to be eligible under Criterion C were the Armand/Aurore apartment building and the Richmond Building, the first as an intact large scale apartment block in the neoclassical style, significant for its associations with the expansion of the French Canadian population in Holyoke (it was built by a prominent F.C. merchant) and as a good example of a large and relatively early apartment block that reflects a shift from tenement to apartment suites design in multi-family housing; and the second as an intact and exuberant neo-georgian style apartment block designed by Holyoke’s most prominent turn of the century architect GPB Alderman.”
ADDITIONAL MHC OPINIONS ON ELIGIBILITY
Name Address MHC # Review Eligibility Comment Date 261 Potentially eligible for their association with the development of multi-family architecture in Holyoke 262 263 269 270 271 273 274 The Immaculate 2, 3, 4, A&C, Church and Rectory Conception Parish 1416, 1417 Consideration have been demolished Historic District A James H. Newton 159 Chestnut 120 1986 B&C High style architecture; House/Holyoke St mill owner; possibly sig. Day Nursery per A also 131 and 132 1983 A&C, district
MHC OPINIONS ON NON-ELIGIBLITY
Name Address MHC Review Date Comment 264 Ineligible due to loss of integrity 267 Ineligible due to loss of integrity Riverside 10 Water St 1163 1986 Unrelated to earlier Power Station water power system; architecturally undistinguished; compromised integrity
CONSULTANT CRITERIA STATEMENTS
MHC # Address Name Eligibility Recommendation 652-662 South 1979: determined still eligible, and 47 Bridge St Battleship Apartments included in NHL nomination Holyoke National 134 163 Sargeant St Guard Armory Consultant recommended eligible A Highlands Consultant recommended eligible B Downtown Consultant recommended eligible
Mount Tom State AC Reservation Consultant recommended eligible Consultant det not eligible as a district (1990); small portion C Churchill potentially eligible(1991) Consultant recommended eligible F Highland Park (portion) Consultant recommended eligible D Elmwood (portion) Holyoke Hydropower Z System Consultant recommended eligible Immaculate 54 North Conception Church 1417 Summer St Rectory Consultant recommended eligible Immaculate Conception Church 1416 94 Mosher St Convent Consultant recommended eligible Herschel, Clemens - Chapin, Edward 128 181 Elm St Whitman House Consultant recommended eligible
Saint Andrew's Evangelical and 130 304 Elm St Reformed Church consultant recommended eligible Immaculate 70 North Conception Parochial 4 Summer St School Consultant recommended eligible Consultant recommends expanding The Flats - South portion of the Canal district to include W Holyoke portions of the Flats. 400 -402 262 Maple St Consultant recommended eligible
797 228 Pine St Consultant recommended eligible 237 Chestnut 119 St Consultant recommended eligible
Edward W. Chapin, 181 Elm St, HLY.128
Potentially eligible per A&C (reviewed 1998)
The Edward W. Chapin House is an elegant, fanciful Queen Anne built ca. 1880 in area that would have been on the outskirts of the downtown at the time. Chapin was a prominent lawyer in Holyoke from 1865 to 1877. He was appointed an associate judge of the Holyoke district court that year. The house maintains a level of integrity of association, feeling, design, workmanship, materials, location and setting.
Herbert J. and Fannie E. Frink, 228 Pine St (HLY.797)
The Frink House was constructed by Herbert and Fannie Frink in ca. 1885. This period was the most prosperous in Holyoke's history. This house represents the growth of the management class during Holyoke's industrial zenith. The house maintains a level of integrity of feeling, design, workmanship, materials, location and setting.
THE STATE REGISTER IN HOLYOKE
There is one Local Historic District in Holyoke – the Fairfield Avenue Local Historic District. It is outside the target area for this project. It was established in 2007, and includes 53 properties: 1-74 Fairfield Avenue, 81 Nonotuck Street; 87, 95, 100 Pearl Street, 337 Pleasant Street.
SURVEY ASSESSMENT
There are currently 1195 listings in the Massachusetts Cultural Resource Inventory System (MACRIS) for Holyoke (see map at right, and target area map on following page). Major survey efforts were made in 1978, 1984/5, and 1990. In 1978, 156 forms were completed. In 1984/85, 209 forms were completed, including one area form and 12 streetscape forms (a format no longer used). In 1990, as part of the Preservation Plan scope of work, 375 forms were completed, including 6 area forms. At that time, initial research was also completed for an additional 225 properties, with the intention being that volunteers would complete the forms at a future date. In 1991 MHC considered the inventory largely complete. Since that time, a few additional forms have been completed, but most have focused on properties or areas eligible for the National Register in support of tax credit applications. It is no longer an up to date inventory.
An Inventory Form Workshop was held during a joint Fairfield Avenue Local Historic District- Holyoke Historical Commission meeting in fall, 2015. At that time the Historical Commission and the Local Historic District Commission indicated that they intended to begin developing a priority survey list. The Historical Commission’s first form updates are in process and will be focused on cemeteries Individual properties listed in MACRIS database not previously surveyed.
Appendix B in the 1991 Preservation Plan recommended additional properties to be inventoried. Some have been inventoried since that time per the recommendations of the plan; some have been nominated to the National Register.
Those that fall in the Center City target area are:
Street Include in survey MHC # # Street Name Current Status (2016) Demo? update 375 Appleton St no inventory form x NR listed 2012, Hampden Park 1216 85 Chestnut St Historic District NR listed 2012, Hampden Park 121 91 Chestnut St Historic District 1105 124 Chestnut St Surveyed 1998 x 120 159 Chestnut St Surveyed 1998 x 199- x 1092 203 Chestnut St Surveyed 1998 (noted as vacant) Surveyed 1997; proposed as eligible x 119 237 Chestnut St (per C) 705 261 Chestnut St Last surveyed 1990 x 290 Chestnut St not inventoried x 1097 293 Chestnut St inventory number but no form x 179- x 1089 185 Chestnut St Surveyed 1998 1104 59-61 Chestnut St inventory number but no form x 349 650 Dwight St NR listed individual 1986 Surveyed 1998; consultant noted as x 128 181 Elm eligible 263 Elm St not inventoried x 264 Elm St not inventoried x 427 Elm St not inventoried x NR listed 2012, Hampden Park 123 181 Hampden St Historic District 1271 300 Hampden St Surveyed 1998 x 376 222 Lyman St Surveyed 1998 x 397 Maple St no inventory form x Surveyed 1994; NR x 262 400 Maple St recommendation by MHC Surveyed 1994; recommended 263 404 Maple St ineligible 1989 no inventory form; currently x 765 56 Pine St vacant 394 133 Pine St Surveyed 1998 x 783 139 Pine St Surveyed 1998 x 796 226 Pine St Surveyed 1998 x Surveyed 1998; proposed as eligible x 797 228 Pine St (per A) 286 Pine St not inventoried x 106- x 1367 110 Pine St Surveyed 1998 408 219 Suffolk St Surveyed 1998 x 1393 253 Suffolk St Surveyed 1998 x 1028 129 Walnut St Surveyed 1998 x 1398 232 Walnut St Surveyed 1998 x 1019 264 Walnut St Surveyed 1998 x 1016 291 Walnut St no inventory form x 1399 311 Walnut St no inventory form x 120- x 1027 126 Walnut St Surveyed 1998 216- x 1040 226 Walnut St Surveyed 1998 244- x 1023 262 Walnut St Surveyed 1998 267- x 1018 285 Walnut St Surveyed 1998
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L a k e A complete assessment of Inventory forms for the Center City area was completed as part of this project. Each inventory form was examined for the most recent survey date, form completeness, MHC Opinions on Eligibility for the National Register, and/or consultant- completed Criteria Statement forms. Many properties appear in the Inventory as part of an Area form, but no individual form was ever completed and no photograph was taken. A spreadsheet detailing this information is included as Appendix A: Holyoke Inventory.
There are a number of outstanding survey needs in Holyoke. Recommendations as of the end of Phase I include:
Burial Grounds
Calvary Cemetery (never inventoried) St Jerome’s Cemetery (never inventoried) Rock Valley Cemetery (HLY.800) (last inventoried 1978) Elmwood Cemetery (HLY.801) (last inventoried 1978) Forestdale Cemetery (HLY.802) (last inventoried 1978) Smith’s Ferry Cemetery (HLY.803) (last inventoried 1978)
Areas
Streetscapes previously surveyed should be reexamined as potential historic districts. Chestnut Street – redevelopment of this area as part of the Library Commons project; all inventory forms should be updated asap. Mills on the canal district – to support the redevelopment of the area.
Individual Buildings
A first pass at specific buildings noted for survey update are indicated on the attached list. Prioritized buildings include those threatened by demolition by the city, those threatened by future development, and those that have the oldest inventory forms.
Recommendation
Require that a new inventory form be completed by a consultant prior to a demolition permit being issued. Also include interior photographs as a requirement.
HISTORIC CONTEXTS (DRAFT)
The Historic Contexts section of the 1991 Preservation Plan was reviewed as part of this project. Any buildings noted in the plan that have been demolished since it was written have been noted. These contexts will require a further update to add information on the more modern history of the neighborhoods. This update only includes neighborhoods in the targeted area.
THE FLATS/SOUTH HOLYOKE
The Flats/South Holyoke area lies in the southern part of Holyoke along a curve in the Connecticut River. The landscape is flat and the streets are laid out in a grid pattern. The Holyoke Canal system, built from 1847-1893, is a major feature of the area around which development occurred. There are three canals with a total length of 4.5 miles. The Canal system was listed in the National Register in 1980, but only includes the canal, associated bridges, and equipment. The area is notable for the 3-5 story brick mill buildings which line the canals. The Main Street axis near the center of the area consists of densely built commercial blocks. Secondary streets throughout the area are primarily residential with multi-family housing from various periods. Much of the historic building stock is fragmentary. The earliest buildings in the area date from 1848 when the Holyoke Falls Company began construction of the canals. Significant development continued in the area until the 1920s.
The Hadley Falls Company was incorporated in 1847 for the purpose of utilizing water power of the Connecticut River through a water power system of canals, dams, and raceways to manufacture cotton cloth in a new industrial city. The group purchased 1100 acres in what was then called Ireland Parish (renamed Holyoke in 1850). The canal system was designed by John Chase and Philander Anderson. Textile manufacturing was to be the prominent industry along the canal system but only limited success was achieved in textiles with the Hadley Falls Company (HLY.C) and Lyman Mill (72 Front St., HLY.69). The paper industry, which ultimately dominated Holyoke’s economy, was begun here in 1853 with the opening of Parsons Paper Mill (80 Sargeant St., HLY.78). The Hadley Falls Company also built several blocks of workers housing in the early years. Five of these residential blocks (HLY.36-40) remain intact and form a National Register District (listed in 1972). In the early 1860s the economic base of the area was diversified with the addition of companies engaged in manufacturing paper and machinery. In 1991, there were at least ten mills extant from the 1860s, including the Clinton Silk Mill (58 North Canal St., HLY.5), Valley Paper Mill (4 North Bridge St., HLY.7), Franklin Paper Mill (150 Middle Water St., HLY.22) Whiting Paper Mill (Gatehouse Rd., HLY.107), Mt Tom Paper Mill (Gatehouse Rd., HLY.108) and Hampden Cotton Mill (Gatehouse Rd., HLY.109). As of 2016, the Mt Tom Paper Mill and the Hampden Cotton Mill have both been demolished.
As the area expanded and prospered, other commercial interests such as banks, supply stores, and office buildings were opened in the area, particularly around Main Street near the railroad station. The earliest of these dated from the 1860s, and included the Hadley Falls National Bank (HLY.296), the commercial blocks at 348-350 Dwight Street (HLY.299) and 65-67 Main Street (HLY.300), Adler Block (69-71 Main Street, HLY.301) and the Baker Block (77-79 Main Street, HLY.303). In 2016, only the Baker Block is still standing.
The period between 1870 and 1885 saw great expansion in the area. Increased demand for mill sites and water power resulted in expansion of the canal system. The first level was expanded from 350 feet north of Dwight Street to Sergeant Street. The second level was extended from Bridge Street to a point 600 feet south of Lyman Street and the third level was completed. As the canal system was expanded, new mills went up with it. Although the products produced in the mills remains somewhat diversified, paper manufacturing emerged as the dominant industry. Dating from the period 1870 to 1888 were the Nonotuck Paper Company (22-24 Water St., HLY.12), Gill Paper Mill (26 Water St., HLY.13), Newton Paper Company (South Water St., HLY.21) and Hampden Paper Mill (100 Water St., HLY.26). These four mills were extant in 1991, but today only the Newton Paper Company and the Hampden Paper Mill are still standing.
The area around Main Street was also densely built up during this period of expansion, primarily with the construction of commercial blocks. Some commercial blocks survive from this period, including the Perkins Block (335-339 Dwight St, HLY.297), Holyoke House Hotel (361-363 Dwight St, HLY.61), and the entire stretch of buildings running from 273-327 Main Street (HLY.314-322). The Swift Block (20-22 Main St., HLY.58), the Nightingale Block (24 Main St., HLY.59), the Parfitt Block (69-71 Main St., HLY.301), and 331-335 Main Street (HLY.322) also dating to this period and extant in 1991, have been demolished.
Residential development, primarily multi-family row houses and apartment blocks, was carried out on the secondary streets back from the canal. Today fragmentary examples remain. A number of the rows are gone altogether or have lost some of the houses in the row. Good examples of the late 19th century housing types in the area remain along the north side of South Canal Street (not inventoried as of 2016).
Expansion in the 1870s and 1880s brought about the need for improved services. Construction included the B&M Railroad Station (12 Bowers St., HLY.41) and two fire stations: Fire Station #2 (452 Main St., HLY.55) and Fire Station #4 (5 Canal St., HLY.70). The Railroad Station is a notable example of the Richardsonian architectural style.
In 1888 the final phase of the canal system construction began, lasting until 1893. Again, the increased availability of water power spurred development in the area. This development remained strong through the 1890s. The second level of the canal was completed from 600 feet south of Lyman Street to east of Appleton Street (1892) and the first level was completed from Sergeant Street to the south end of the canal (1893). Most of the mill construction after the 1890s represented expansion of existing interests. By 1905 Holyoke’s industrial boom had come to an end. Within the area, mills survive from the period 1888 to 1905. Among these are the Brown Paper Company (20 Water St., HLY.11), Deane Steam Pump Company (333 Canal St., HLY.15), Norman Paper Company (5 Appleton St., HLY.28), and Eureka Blank Book Company (110 Winter St., HLY.29). National Blank Book (Cabot St., HLY.25), also developed at this time, is not longer standing. Other commercial expansion also began to decline in the last decade of the 19th century. Among the commercial blocks that remain from this period are the Sears Block (80 Race St., HLY.276) and the Barlow Company Building (242 Race St., HLY.285). Grace Church (96 Cabot St., HLY.287) was also built in the 1890s. Present in 1991 but subsequently demolished are the Monument National Canadian Francais (198 Race St., HLY.283), and the Lyman-Kellogg Building (137-9 Main St., HLY.305).
Limited growth and expansion continued at a slow pace until WWI. Again much of this development was expansion of existing companies. Mill buildings constructed during this period include the Goetz Silk Mill (642 South Summer St., HLY.20), American Tissue Company (38 Winter St., HLY.35 – now demolished), Holyoke Valve and Hydraulic (144 Race St., HLY.280 – now demolished), and the American Produce Company (176 Race St., HLY.282). Following WWI, the Depression severely affected many of the businesses in the Flats/South Holyoke area. The early 20th century saw many of the businesses consolidated and eventually the demise of the large principal companies that had employed many of the residents in the area. Little construction occurred in the area after 1920. At least four mills postdating 1920 remain, including the Marvellum Company Mill (475 Canal St., HLY.19), Judd Paper Company (92 Race St., HLY.277), Holyoke Valve and Hydraulic (116 Race St., HLY.278), and City Machine Company (362 Race St., HLY.289). Some of the last commercial buildings to be constructed include the Russell Block (44-48 Main St., HLY.293), the block at 156-158 Race Street (HLY.282), and the Ducharme Block (185-93 Main St., HLY.308 – now demolished).
There are several noteworthy remnants of nonindustrial construction that remain in the area, all of which date from the early 20th century. These include the Immaculate Conception Church complex (HLY.3,4) and Holyoke Boy’s Club (HLY.288). The existing Canal System Historic District should be extended to include a number of the buildings lining the canal. The Immaculate Conception Church (HLY.2) and the apartment block at 331-335 Main Street (HLY.322) were prominent examples of this construction in 1991, but have subsequently been demolished.
A significant amount of early building stock in this neighborhood has been lost since the 1991 Preservation Plan was completed. At that time, 14% of the Flats/South Holyoke area dated to 1860-1869; today that is 0% (1 building).6
Existing Building Stock 1991 Plan 2016 Prior to 1860 8% 5% 1860-1869 14% 0% 1870-1879 17% 2% 1880-1889 24% 7% 1890-1899 11% 5% 1900-1909 9% 24% 1910-1919 11% 9% 1920-1929 6% 10%
1930-19397 3% 1940-1949 3% 1950-1959 3% 1960-1966 3% Post-1966 25%
DOWNTOWN
The Downtown area is located south and west of the Connecticut River and northeast of the canals around which Holyoke’s 19th century mill district was established. Sloping gradually upward from the river the area was known as “The Hill” in the 19th century. The area is roughly bounded by Front Street, the Connecticut River, Beech Street, and Essex Street. The area contains two distinct sections: the commercial district and civic focus of the city, and a residential area dominated by apartment blocks. Near the southwest corner of the area a small cluster of institutional buildings exists to the north and east of Hampden Park. Streets in the area are laid out in a grid pattern. Lot sizes in the commercial district are quite small with the buildings occupying the entire lot in most cases. Lots in the remainder of the area are somewhat larger, averaging about 4,000 square feet. Buildings throughout the area are typically set close to the front lot lines.
The earliest buildings date from the 1840s and are located in the commercial district. While there are a number of buildings from the 1850s and 1860s, most in the area were constructed in the 1870s and 1880s. There are also a significant number of buildings erected between 1990 and 1915. Most of the 20th century development was the construction of apartment blocks north and west of the commercial core. The predominant building material within
6 2012 Tax assessor information 7 1991 plan only separates dates to 1920. the area is brick although there are examples of a full range of materials. Typically, the buildings constructed prior to ca. 1986 are more modest in their ornamentation while those built after the Civil War are more opulent. Although a dull range of styles are represented in the area, the Italianate style was most widely used. There are also significant numbers of Queen Anne and Classical Revival style buildings. Other styles represented include the Romanesque Revival, Victorian Commercial, Renaissance Revival, Greek Revival, Gothic Revival, Second Empire, Stick Style, Tudor Revival, Beaux Arts, Early Moderne, and Art Deco. Although commercial and apartment blocks characterize the area, a full range of building types is represented. There are institutional buildings, churches, a theater, municipal buildings, single-family dwellings (detached and row houses), and a hotel.
The level of alteration varies in different sections of the area. Along High Street, most of the buildings have remained well-preserved, particularly in the existing National Register district and several blocks south west of the district. Alteration in the commercial district is primarily storefront and window alterations. The apartment blocks, for the most part, have remained intact but many are run down. The buildings around Hampden Park remain very well-preserved.
The area reflects the commercial and residential development of the second half of the 19th century and the early 20th century that resulted from the city’s prosperity as a major industrial center. The north end of High Street comprises a National Register district of commercial buildings, the greatest concentration of such buildings left in Holyoke.
The city of Holyoke experienced tremendous prosperity in the second half of the 19th century as a major industrial center. Along with that came incredible growth in population, commerce, and housing. In the south part of the area, along Maple and High Streets, a thriving commercial district developed very early on. Newspaper accounts from 1849 indicate that the earliest commercial development was on Maple Street but very quickly spread to High Street. Two remnants from this early period of development are the Gallaudet Block (HLY.176) and the Samosett House (HLY.238). In the 1850s the focus of commercial development had transferred to High Street and a number of large commercial blocks were constructed, including Fuller’s Block (HLY.185), Colby/Carter Block (HLY.360), and 169-175 High Street (HLY.191). In the mid-1850s Veterans Park at Hampden Park (HLY.902) had also been established. Development had begun on the northwest and northeast sides of the park, one of the earliest buildings here being St. Jerome’s Church (HLY.124). Both are now part of the Hampden Park National Register Historic District, listed in 2010.
Although the 1850s saw building activity, it was a time of slow growth in the area, as indicated by a contemporary newspaper report which discusses “the recent depression of business here.” In the 1860s and 1870s a steady economic recovery occurred. Paper and machinery manufacturing became important industries to Holyoke and the prosperity of these industries advanced commercial development in the downtown area, with the focus of this development along High Street. In the 1860s, there were still numerous undeveloped lots along High Street. The stretch between Oliver and Lyman Streets on the southeast side of High remained vacant as did the northwest side of the street between Gallaudet’s Block and the Exchange Block at the corner of Hampden and High Streets. This situation had changed by 1869 when the Holyoke Transcript reported the development along High Street was nearly completed. A number of examples of commercial blocks from the 1860s remain in the area, including 156-162 High St (HLY.188), 184-186 High St. (HLT.359), 150-154 High St. (HLY.186), 111-115 High St. (HLY.182), 117-119 High St. (HLY.183), 139 High St. (HLY.187), 108 High St. (HLY.179), and 180-182 High St. (HLY.190).
By the 1860s scattered residential development had begun in the northwest part of the area, houses like the George Carlton House (HLY.421) and D. O’Connell House (HLY.420, now demolished) existed. These earliest houses were single-family dwellings.
Much of what exists in the commercial district today is the result of construction in the 1870s and 1880s. One historian noted that more construction occurred in Holyoke during the 1880s than had occurred in the previous 30 years. Numerous buildings were completed on High Street during the 1870s and 1880s. In addition to the Second Congregational Church (HLY.113) and Daly’s Hotel (HLY.105, now demolished) there were numerous commercial blocks built, including 110-118 High St. (HLY.180), 132-136 High St. (HLY.184), 181-183 High St. (HLY.88), 195 High St. (HLY.90), 197-201 High St (HLY.91), 211-215 High St. (HLY.92), 121-123 High St. (HLY.84), 141-147 High St. (HLY.86), 164-170 High St. (HLY.103), 185-193 High St. (HLY.89), 366-368 High St. (HLY.205), 382-84 High St. (HLY.208), 499 High St. (HLY.216), 281-283 High St. (HLY95,) 103-105 High St (HLY.83), 245 High St. (HLY.93and others. The examples at 190-196 High St (HLY.102) and 510-516 High St. (HLY.217) have been demolished.
A wide variety of commercial establishments were house in these blocks, including tea merchants, fish mongers, salesmen, furniture stores, milliners, and druggists. It was during this period that the character of the area became firmly established. Commercial development flowed over from High Street onto nearby streets. Buildings similar to those on High Street were constructed on Maple Street and some of the secondary streets. Examples of these remain at 284 Maple Street (HLY.253), 30 John Street (HLY.175, now demolished), 525-27 Dwight Street (HLY.344), and 120 Maple Street (HLY.236). The area around Hampden Park continued to be established as an institutional/ecclesiastic focus with construction of St. Jerome Institute (HLY.126, now demolished), St Jerome Rectory (HLY.125) and the Immaculate Conception School (HLY.121). Other noteworthy buildings from this period include the Fire House at 288 Hampden Street (HLY.739, now demolished), and the Second Baptist Church (HLY.131).
After 1873 the Holyoke Water Power Company no longer sold tenement sites with its mill sites which resulted in an enormous expansion of the housing market throughout the city. Residential development in the downtown area occurred north and west of the commercial district. There appears to have been essentially two phases of residential development, one from about 1870s through the 1890s and another from 1900 through the 1920s. Both phases of development were ties to the social mobility of the large immigrant population of Holyoke that included Irish, French Canadian, and Polish communities. The earlier phase was characterized by construction of numerous modest steam-heated apartment blocks on public water lines. These represented a step up from the tenement housing of the mills in the Flats and South Holyoke. Among the apartment blocks built in the area in the 1870s, 1880s, and 1890s, were:
MHC # Address Status 405 167-169 Beech St 366 182-188 Lyman St 404 126-128 Beech St 385 748 Dwight St demolished 422 979 Dwight St 275 362 Dwight St 376 222 Lyman St 383 63 Walnut St demolished 257 328-330 Maple St 393 130 Pine St 389 53 Pine St 391 119 Pine St demolished 373 213-225 Chestnut St 372 117 Essex St 406 177-187 Beech St demolished 403 814 Dwight St 394 133-137 Pine St demolished 386 179-183 Walnut St 402 104 Beech St 728 15 Essex St demolished
During the second phase of residential development in the area, larger more “modern” apartment buildings were erected. The design of these buildings reflected growing concerns for additional light and air and improved sanitary conditions in multi-family housing. Examples of buildings constructed during this second phase of development include:
MHC # Address Status 392 123 Pine St Taken by the city 384 123 Walnut St 251 261-265 Maple St demolished 359 184-186 High St 99 400 High St demolished 407 429 Appleton St 390 781 Dwight St demolished 399 168 Essex St 425 277 Suffolk St 526 85 Howard St 396 185 Pine St 729 21 Essex St 252 273 Maple St demolished
In the late 19th century, several additional commercial blocks were constructed in the business district, and exhibit the finest Victorian styling and detailing. These include the Ball Block (225 High St., HLY.192), Senior Block (374-380 High St., HLY.207), Steigers Block (259-271 High St., HLY.94), 285 High Street (HLY.96), 322 High Street (HLY.202), 124-26 Maple Street (HLY.237), and 236 Maple Street (HLY.247).
Holyoke maintained economic vitality through World War I but as electricity supplanted water as a power source, Holyoke lost its natural advantage and the city’s industrial base began to decline. After 1900 commercial expansion continued at a much slower pace with scattered construction in the business district. Among the early 20th century commercial buildings that survive are 392 High Street (HLY.209), Collins & Murray Building (HLY.215), Tilley Block (HLY.248), Curran Block (HLY.197), Murless Block (HLY.213), 293-95 High Street (HLY.198), Childs Block (HLY.194), also 284 High St (HLY.196), 317-319 High St. (HLY.200), 567-573 Dwight St (HLY.364), 394 High St. (HLY.210), 172-178 High St. (HLY.189), and 233- 243 High St. (HLY.193). The LaFrance block (HLY.211), and 238-240 Maple Street (HLY.245) were present in 1991 but are now demolished.
In the 1920s the population of Holyoke began to decline at a steady rate as manufacturing and commercial enterprises declines. A decline in business in the commercial district was also influenced by competition from regional malls and shopping centers in the 1970s. There are a few examples of commercial buildings constructed in the area after 1925. Among these are the Hadley Falls Trust (HLY.249), 325-321 High Street (HLY.201), and New England Telephone (HLY.256).
There are several buildings in the area that are particularly noteworthy for their architectural significance, including Holyoke City Hall (HLY.101), Central Fire Station (HLY.240), and Victory Theater (HLY.361).8 There are three properties in the Downtown areas which are listed individually in the National Register: the Caledonian Block, 185-193 High Street, Holyoke City Hall, 536 Dwight Street, and the US Post Office.
CHURCHILL
Churchill is located just west and north of the downtown area. It is a small residential neighborhood, roughly bounded by Maple Street, Ross Avenue, Beech Street, and Essex Street. The area consists of a regular grid pattern of streets with streetscapes dominated by late 19th and early 20th century apartment buildings and row houses that border the sidewalks. Also in the area are several churches and related structures, schools, and the city’s public library. At the center of the area and extending to its southeast corner, the historic streetscapes remain intact. West of Sargeant Street and north of Walnut Street, alterations and new construction is more prevalent.
The earliest buildings here date from about 1880 and are predominantly located in the southern part of the area. Most of the buildings were constructed in the 1880s, 1890s, and 1900s with scattered examples from the period 1910-1930. West of Sargeant Street and north of Walnut Street are greater numbers of mid-twentieth structures. Most of the buildings are three to five stories (row houses tend to be three stories while apartment blocks are higher). Brick is the predominant construction material although there are some examples with sandstone bases and also some sandstone and concrete trimmings.
Revival styles (Colonial, Classical, and Tudor) which were poplar at the turn of the century were most commonly used in the area. The Gothic Revival style was used primarily for churches and a school. There is also one example of a Richardsonian Romanesque style church. Most of the apartment blocks and row houses have Victorian detailing, including Italianate and Queen Anne motifs. A number of the later apartment blocks were done in the Classical Revival style. One of the best Second Empire examples is the Saint Jerome’s Roman Catholic Church Rectory, at 169 Hampden Street (HLY.125). There is a typically substantial architectural detailing on the buildings throughout the area. Although a number of the buildings have experienced alteration and a lack of maintenance has resulted in deterioration, the historic character of the area has generally been preserved.
The Churchill neighborhood was developed as an expansion of the downtown area north of the mill district and the High Street commercial axis. As late as 1870 there were no streets laid out here with the exception of Maple Street which forms the southern border of the area. It is interesting to note that the map of 1970 does roughly indicate streets up to Oak Street which were either under construction or recently proposed. The earliest surviving buildings in the area date from about 1880 and most were located along Maple Street. These include the apartment blocks at 412-414 Maple Street (HLY.264), Sacred Heart Church (HLY.116), Sacred Heart Rectory (HLY.268), the row houses at 332-368 Maple Street (HLY.258), and the tenements at the corner of Maple and Sargeant Streets (HLY.267). At the time development began in Churchill, Holyoke was in the midst of a manufacturing boom, being a major center for paper production. The Holyoke Water Power Company had ceased selling tenement sites along with its mill sites in 1873. One result of this was expansion of the housing market throughout the city. Residential development in Churchill was very strong throughout the
8 The Victory Theater is has been determined eligible for the National Register by MHC, and plans are underway for its rehabilitation using State Historic Tax Credits. 1880s and 1890s. By 1884 the streets between maple and Beech had been laid out and development was spreading from the east and south creating an extension of the downtown housing stock. The street pattern we know today was essentially completed by then. By 1884 the first apartment block north of Maple Street had been built on the southwest corner of Walnut and Cabot Streets.
By 1894 a number of apartment blocks and row houses had been constructed. A streetcar line along Beech Street provided convenient access to downtown and the mill district in South Holyoke. The earliest of the multi-family residences were built on Maple Street with most subsequent development working northward to Chestnut and Elm Streets along Sergeant and Hampshire Streets. Among these buildings were 391 Maple Street (HLY.261), 400-402 Maple Street (HLY.262), 404 Maple Street (HLY.263), 428 Maple Street (HLY.269), 446 Maple Street (HLY.270), 450-456 Maple Street (HLY.271), 125-127 Sargeant Street (HLY.267), and 213 Chestnut Street (HLY.373).9
During the 1880s and 1890s a number of non-residential buildings were constructed to serve the growing local community. These included the First Presbyterian Church (HLY.119), St Andrews Church (HLY.130), and Sacred Heart Church (HLY.116).
Construction of apartment blocks and row houses in the area continued at a steady pace through the end of the 19th century and into the 20th century with development spreading northward and westward primarily along Elm, Sargeant, and Hampshire Streets. Remaining lots in Maple Street were also filled in. Examples from this period are 100 Hampshire Street (HLY.430), 138 Sargeant Street (HLY.431), 413 Maple Street (HLY.266), and 470 Maple Street (HLY.273).10
In the 20th century development in the area gradually slowed. Much of the construction in the 20th century was nonresidential. The Holyoke Public Library was built in 1902 on Maple Street (HLY.115). This is one of the more impressive buildings in the area and a major focal point. Other 20th century buildings include the Masonic Temple (HLY.374), and the Lawrence School (HLY.260). Our Lady of Perpetual Help School and Church (HLY.705 and HLY.118) were also built at this time, but have been demolished.
Churchill is a potentially National Register district, but the boundaries will need to be refined. There is one property listed individually on the National Register: the Maplewood Hotel, 328-330 Maple Street (listed in 1983).
ADDITIONAL PROPOSED CONTEXTS:
In addition to the neighborhood-wide contexts presented above, additional specific contexts should be considered for other important building types and cultural patterns.
One important issue that is missing from the historic contexts is the immigrant settlement patterns. A search of the MACRIS database for properties significant for “ethnic significance” shows that only French Canadians and Germans are represented. More recent immigration, including Puerto Rican and Irish families, should be explored.
The multi-family housing type should also be explored in more depth. An MHC opinion form stated,
9 1991 Plan also included 297 Chestnut Street (HLY.429), now demolished. 10 1991 Plan also included 60 Hampshire Street (HLY.428), 506 Maple Street (HLY.274), both now demolished. “It is clear from the Town Report and Inventory that Holyoke retains a large and potentially significant collection of multifamily housing types, including tenements, row houses and apartment [buildings]. Given the city’s rapid late 19th century growth and large working class population, an understanding of the evolution and survival of multi-family housing in Holyoke is critical to its social and architectural history. The current level of information from the survey does not provide sufficient data to analyze the pattern of development or multi-family residential architecture or to identify significant extant examples. Since the [buildings] are often very similar in exterior architectural characteristics, more must be known about the social [and] economic factors effecting (sic) their construction and use before an evaluation of individual [buildings] or districts can take place. Therefore, any architecturally intact examples of multi-family housing may be eligible but must be placed in their historical context before a final evaluation of significance can be made.”
These statements about the level of inventory and context information available remain true, and should be researched.
REVIEW OF EXISTING MUNICIPAL ORDINANCES, REGULATIONS, AND POLICIES
Holyoke Master Plan (1999)
Holyoke’s Master Plan was completed in 1999 by the Holyoke Master Plan Committee, the Holyoke Planning Board, the Holyoke Planning Department, John Mullin Associates, and the Pioneer Valley Planning Commission. The report was intended to be a “collective agenda, a ‘To Do’ list for the next generation [that] provides recommendations for all branches of municipal government as well as for private agencies, the business community, and individuals.”11
The plan identified 20 priorities for the City to focus on, including several that addressed preservation issues:
Building code enforcement: The plan identified lack of maintenance, failure to meet building codes, delinquent landlords, and enforcement efforts. Issues including staff shortages and confusion outside city hall about responsibility of various departments continue to be problems in 2016. The plan suggested hiring additional staff, increased cooperation between departments, and city takings of problem properties as potential solutions.
Capitalizing on downtown’s waterfront and attractions: The plan suggested a study to inventory and evaluate redevelopment sites in the proposed Canal Arts & Industry District, although it did not include the Historical Commission in the list of responsible groups.
Historic building protection: The Master Plan suggests establishing local historic districts on Fairfield Avenue and in Wyckoff Park. It incorrectly notes that the establishment of local districts would “enable the Holyoke Historical Commission to receive annual disbursements from the Massachusetts Historical Commission.” It identifies seven potential historic districts (Hampden Park, Holy Cross, Highlands, Highland Park, Churchill, Oakland, and Elmwood), 2 cemeteries, and “over 20 individual buildings” for potential National Register nominations.
Other suggestions under historic building protection include:
Using regulatory tools for the protection of historic resources, including zoning overlay districts, site plan review, sign ordinance revisions, and establishing a demolition delay; Developing a local history curriculum; Producing Holyoke history brochures and walking tours; Nominating the Canal System as a National Civil Engineering Landmark; Preserving the stained glass windows in City Hall; and Organizing a Historical Commission subcommittee to oversee the historic cemeteries in Holyoke.
Holyoke’s Center City Vision Plan: A Plan for the Heart of our Community (2009)
11 Holyoke Master Plan 1999, Summary Document, page. 7. The plan identifies “Preserve Holyoke’s historic urban character and valuable architectural resources (blocks, streets, buildings)” as a key principal in the vision plan. Specific goals include Enhancing the Arts and Innovation District by enhancing the edges of streets, including renovating buildings, Transforming the Riverfront by placing “emphasis on facades that front the 2nd and 3rd Level Canals—including restoration of existing historic buildings and new development to enhance the character of the building frontage,” and targeting for rehabilitation “key vacant residential units that have valuable architectural character.”
Holyoke Building Redevelopment Studies (2014)
This report looked at existing building and site conditions, regulatory issues, market potential, and re-use scenarios for four properties in downtown Holyoke: 106-120 High Street; 276 High Street; 200 Race Street; and 386 and 386R Dwight Street. It includes historic tax credits in the redevelopment financing scenarios.
South Holyoke Revitalization Strategy (2008)
This plan envisions the neighborhood as “a safe family oriented community that reflects the culture of its residents and provides opportunities for recreation, education, employment, successful businesses and housing choices.” It calls for demolishing abandoned and distressed properties, and expanding the city’s housing demolition and rehabilitation programs.
Municipal Ordinances: Demolition Delay Ordinance (Sec. 18-34)
The 1991 Preservation Plan and the 1999 Master Plan both recommended the implementation of a Demolition Delay. Demolition ordinances are established as a special municipal ordinance, and provide a window of opportunity to explore alternatives to demolition, including using historic tax incentives, locating new buyers for the property, or potentially moving the structure. The Holyoke ordinance was passed in 2000, and modified in 2013 (see Appendix B: Demolition Delay Ordinance).
The ordinance is put into effect when an application is submitted for a demolition permit. Officially, the ordinance defines an historically significant building or structure as any building or structure which is listed in the National Register of Historic Places, listed in the Holyoke Inventory, located within 200 feet of the boundary of a National Register or local historic district, or greater than 100 years old.
In practice, after an applicant submits a demolition permit request to the Building Department in the City Hall Annex, the Building Commissioner checks the address against a list of properties provided by the Historical Commission. The printed list includes properties on the National Register and those in the Holyoke Historic Inventory. According to the Historical Commission, properties within 200 feet of the boundary of a district are not included in the printed list. The Commissioner also checks the property’s address in the assessor’s database for the 100 year trigger. If the property falls under the auspices of the demolition delay, a letter is sent to the Historical Commission, the owner, and any contractors on the permit request (see Appendix C: Building Department Letter). The Commission then has 30 days to enact the delay.
The Commission must hold a hearing to determine if the demolition will be “detrimental to the historical, cultural or architectural heritage or resources of the city and should be preferably preserved.” The commission must consider the following in making its decision:
The building or structure is of such interest or quality that it would meet National Historical Register criteria for designation as a historical or architectural landmark; The building or structure is of such unusual or uncommon design, texture, or material that it could not be reproduced without great difficulty or expense; The building or structure is of such architectural or historic interest that its removal would be a detriment to the public interest; Retention of the building or structure would help preserve and protect a historic place or area of historic interest in the city; The reason(s) for the proposed demolition and data supporting said reason, including data sufficient to establish any economic justification for demolition; and The proposed reuse of the parcel on which the building or structure is located.
If the delay is enacted, the Historical Commission is charged with working with the property owner to identify viable alternatives to demolition and to develop a historic preservation plan for the property.
Despite the fact that the demolition delay ordinance specifically establishes a procedure for city-owned properties, which includes a certified letter from the Mayor’s Office to the Historical Commission, the Historical Commission has not been routinely notified.
Several issues have been preliminarily identified with the current Demolition Delay ordinance. First, the demolition delay ordinance included in the demolition permit application is not the current version of the ordinance, as available on the Historical Commission’s website. Second, the Commission should explore lengthening the time of the delay, as 6 months has been shown to be too short. The Historical Commission has explored extending it to 12 months. 12 Planning department staff has also noted that requiring permits for subsequent uses prior to the issuance of a demolition permit would strengthen the delay ordinance process.
Regulation of blighted and vacant buildings. (Sec. 18-35 )
The purpose of this ordinance is to assist with the rehabilitation, reconstruction, demolition, or reuse of blighted or vacant properties in order to eliminate, remedy and prevent adverse impacts on the city, including occupancy by transients, drug users and persons engaged in criminal activity, and significant costs to the city by virtue of the need for constant monitoring and frequent boarding and securing. Under the ordinance, property owners are required to registered vacant properties with 45 days of their becoming vacant. Properties must be maintained pursuant to state code, and local building codes, inspect the properties monthly, and maintain a sign on the property at all times noting contact information for the local owner or agent. Delinquent properties are charged a $300 a day fine until properties are brought back into compliance.
12 Holyoke Historical Commission meeting minutes, 12/13. “There should be a 12 month delay and not a 6 month delay as evidenced by the Farr Mansion experience.” Historic Districts (Sec. 18-92.) (Fairfield Avenue Local Historic District)
The Historic District ordinance is intended to preserve and protect the distinctive characteristics and architecture of buildings and places significant to the history of the City, maintain and improve their settings, and encourage new building designs compatible with the existing architecture. (See Appendix D: Historic District Ordinance)
The Fairfield Avenue Local Historic District was created in 2007. The Commission commonly refers to itself as the “Fairfield Avenue Local Historic District Commission.” This creates the impression that their only purview is Fairfield Avenue, when in fact they are charged with the creation of additional historic districts. The ordinance officially creates an “Historic District Commission.”
The Commission needs to update the inventory forms for the district regularly. They also need a more formal policy on stopping non-approved work in the district and education on determining appropriate treatments.
Building Department and Demolitions
The Building Department has proposed adding three new positions to their staff. These positions would be qualified in asbestos removal, hoisting, and construction supervision, and would be charged with both preservation and demolition responsibilities. The funds have been transferred from a demolition line item to a personnel item in the budget, but the ordinance to make the staffing change has been in Committee in City Council since October 2015 (see Appendix E: Building Department Proposals).
The Building Department is also proposing an alternative method for boarding up abandoned and vacant properties. It has the support of the Fire Department, Police Department, and the Board of Health. The process would entail using a clear polycarbonate instead of plywood to secure window and door openings; it not only increases visibility within a building when it’s boarded up, but it also reduces blight. The ordinance change has been in City Council Committee since September, 2015 (See Appendix E).
HISTORY OF PRESERVATION PLANNING IN HOLYOKE (DRAFT)
Preservation has been an issue in Holyoke since before the 1991 plan was written. Residents of the community have shown an interest in preserving their cultural and built environment.
The Holyoke Historical Commission was established in 1974 under Chapter 40, Section 8d of the Massachusetts General Laws. The Commission was originally given the responsibility for the Wisteriahurst Museum, which was the major focus of their activities. Wisteriahurst is the 19th century estate of the Skinner family that was left to the City for cultural purposes. It housed the Holyoke Museum of Natural History and Art, now located in the Holyoke Library, from 1959-1975. The 1991 Preservation Plan recommended that the Wisteriahurst Museum and the Historical Commission become two separate entities. They were officially split in XXXX. Wisteriahurst is an official department of city government and houses the City Historian. Its budget comes from a line item in the city budget and through a Friends group that supports the museum’s work.
Holyoke Preservation Society / Holyoke Restoration Guild / Holyoke Preservation Trust
The Holyoke Preservation Society was incorporated in 1987 for the purpose of providing an educational resource for the community. The Society was modeled after the Springfield Preservation Trust and was intended to fill the gap between Greater Holyoke, Inc. and the Wisteriahurst Museum Association. They involved themselves primarily with the private homeowners, sponsoring lectures, and acting as a resource for individuals interested in preserving their property. Their members have also been involved in surveying historic resources in conjunction with the Office of Community Development. The Society voluntarily dissolved in XXXX. The Holyoke Restoration Guild formed in 2012 to replace the Society. The Guild has subsequently become the Holyoke Preservation Trust. Their mission statement is:
“HPT encourages owners and builders to take advantage of this program that highlights the evolution of a building, structure or monument and its historic fabric. The program is ideal for those contemplating a renovation or restoration project. Several members of the historic consultation team (architectural historian, general contractor, and/or architect) visit the site and provide a written report (for a nominal fee) which offers recommendations about renovation, rehabilitation and maintenance concerns. The team can also serve as overseer of a project to ensure historical accuracy and/or preservation techniques.”
The Trust is interested in assisting property owners with the rehabilitation of their historic homes, assisting with the updating of inventory forms, and providing historic preservation support to the City.
Holyoke Office for Community Development
A separate office of Community Development was created in the early 1970s when the Community Development Block Grant Program was established. Over the years the office has promoted preservation of historic buildings in the CDBG target area. In 1984 the Office of Community Development, in conjunction with the Holyoke Historical Commission, undertook the second of three inventory projects to document the city’s historic properties using a matching Survey and Planning Grant from the Massachusetts Historical Commission. A subsequent inventory project was undertaking in 1990 as part of the Preservation Plan, also funded through a Survey and Planning Grant.
In 1998 the Office of Community Development, together with Greater Holyoke, Inc., published a Downtown Design Guidebook which was intended to assist downtown property owners by providing a history of the city and its architecture and recommendations for renovation and new construction. The Office of Community Development has also promoted preservation of downtown properties through its Façade Improvement Program, which provided property owners with 50% matching grant sup to $10,000 and technical assistance for design.
Holyoke Planning Board
The Holyoke Planning Board was established as per the mandate of Chapter 494 of the Acts of 1913 that required every town in Massachusetts having a population greater than 10,000 to create a planning board “whose duty it shall be to make careful studies of the resources, possibilities, and needs of the city or town… and to make plans for the development of the municipality, with special reference to the proper housing of its people.”
Throughout its history, the Planning Board has guided general policy-making for development in the city of Holyoke. The Planning Department is not specifically responsible for seeing that the city’s historic resources are preserved, though they did sponsor the first survey of historic resources in the late 1970s.
Holyoke Parks Department
The Holyoke Parks Department is not only responsible for maintenance of the city’s parks but also undertakes upkeep of the two city-owned cemeteries, Rock Valley and Smith’s Ferry. An inventory of Smith’s Ferry stones has been completed independently and is available at http://www.holyokemass.com/sf/. It was not done following an MHC format, but could be likely be transferred to that format with the permission of the author.
CURRENT ISSUES, CONCERNS, AND INITIATIVES FOR HISTORIC PRESERVATION IN HOLYOKE
Preserving Holyoke’s architecture and historic character has been routinely identified as a priority by residents and previous plans. Historic buildings are seen as an asset. However, some residents have referred to current preservation policy as “too often, too late.” There is a general sense that historic preservation in the City has taken a re-active approach, only focusing on buildings when they have become threatened.
At a public meeting held in March, 2016 for this project, nearly 60 residents were in attendance. They identified several ways in which the city can be more pro-active about historic preservation: Code Enforcement to proactively prevent decay/deterioration of buildings. How many code enforcement officials are in Holyoke? Who can do this? Solar on roof tops – not on open space Work to preserve rooftops as that seems to be mostly what fails the building. Auctions Hold Negligent property owners accountable in whatever ways we can Join CPA Require bonding on hist. valuable vacant properties as blight prevention strategy. Responsible owner gets bond back, neglectful owner doesn’t cost City for demolitions down the line.
Residents were also asked if the existing Demolition Delay ordinance was an effective tool for historic preservation. All who responded said “No.” Not enough of a delay to prevent demolition More delay needed in case of attempts to destroy historic buildings Not effective use of the delay period. Needs real action, fast. Needs more time – 18 months? By the time it is at the point of demolition, it’s just about too late! No incentive for owners to play ball or involve community/find win-win / greater good. Just wait 6 months and tear down.
GENERAL HISTORIC PRESERVATION ISSUES, BASED ON INTERVIEWS, MEETINGS, AND RESIDENT INPUT
Issue: Demolition by neglect Causes additional properties to be harmed13 City costs for demolition
Issue: Gaps in the Inventory
13 Leclerc, Cherise. “Holyoke to take demolition company of former Essex House to court.” Western Mass News, published September 16, 2015. Themes that should be explored include Puerto Rican heritage, immigrant settlement, and property relating to the recent past. Several plans have identified the need to nominate the canals and generators as a National Engineering Landmark. The buildings associated with the canals should be included as an expansion to the existing Canal National Register Historic District. There are large gaps in South Holyoke and the Flats; this area will include some properties associated with redevelopment. Churchill should be re-examined as a potential National Register district.
Issue: Market conditions Downtown Holyoke is a weak market with vacancy and code compliance issues. There is an opportunity there for redevelopment and rehabilitation of historic buildings. There is a lack of funding available for rehabilitation. Property owners are not aware if their building is eligible for federal or state tax credits. Absentee owners are not investing in or protecting their historic buildings because they are waiting for market conditions to improve. Need to work with property owners to secure historic vacant (and underutilized) buildings so they are stable when the market turns around and can more easily be redeveloped.
Issue: Tracking of abandoned and vacant properties across multiple city agencies No real central database for all information; each department has different information they maintain and require Lists are occasionally but not regularly cross-checked. Approx. 400 abandoned building in the City Need to identify priority buildings for demolition, preservation, and receivership There are buildings that have been boarded up for over 5 years Several have been boarded up for 10-20 years
Issue: Demolition Delay Ordinance effectiveness Historical Commission has discussed extending the delay Commissioners have discussed whether permits and zoning changes should be in place prior to approval of demolition Commission has discussed “which alternate commissioner would vote in case of absence of a commissioner (suggestions are pre-determined first/ second/ third or by seniority)”14
Issue: Creation of additional historic districts The failed efforts to create the Mater Dolorosa Local Historic District have potentially made it more difficult to create future districts. Areas to consider: o Depot Square District o Mater Dolorosa o High Street o Mill District o Madison St o Lexington St o College streets o Wykoff Park o
14 Historical Commission Minutes, 12/14/2015
Issue: Operation of the Historical Commission and Local Historic District Commission Lack of staff support for the Historical Commission and Local Historic District Commission No official way of notifying new property owners in the District of regulations Needs to be more consistency in the enforcement of regulations in the Historic District, and clearer guidelines on appropriate and inappropriate changes
CITY OWNED PROPERTIES IN THE TARGET AREA
There are approximately 301 city-owned properties in the downtown area. This information was obtained from the Holyoke Planning Department, who states that these parcels “trigger some form of city-ownership within the URP area. Note that this information is based on the most recent data extracted from the Assessor's PATRIOT system.”15
Number Alt. Street Name Owner Owner (cont’d) REAR SARGEANT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HOLYOKE ECONOMIC MAIN ST DEVELOPMENT AND INDUSTRIAL CORP 736 738 DWIGHT ST HOLYOKE CITY OF TAKING REAR CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NEWTON ST HOLYOKE CITY OF LANDS HOLYOKE GAS & ELECTRIC LYMAN ST DEPARTMENT NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT LYMAN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT END APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT MAIN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT LYMAN ST HOLYOKE CITY OF PARKS + RECREATION 25 COURT PLAZA HOLYOKE CITY OF POLICE DEPT CENTER ST HOLYOKE CITY OF LANDS NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT MAPLE ST HOLYOKE CITY OF LANDS GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT REAR ELM ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 24 COMMERCIAL ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT RACE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 107 CLEMENTE ST FORECLOSED BY DECREE REAR LYMAN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 764 DWIGHT ST HOLYOKE CITY OF TAX TITLE SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CLEMENTE ST HOLYOKE CITY OF PARKS + RECREATION CLEMENTE ST HOLYOKE CITY OF TAKING 44 48 HAMILTON ST HOLYOKE CITY OF TAX TAKING
15 Email correspondence, Jeff Burkott. COMMERCIAL ST HOLYOKE CITY OF TAKING FRONT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT FRONT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT PLYMOUTH PL HOLYOKE CITY OF TAKING 20 KOREAN VETERANS PL HOLYOKE CITY OF MUNICIPAL BUILDING 43 59 NEWTON ST HOLYOKE CITY OF NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 160 MIDDLE WATER ST HOLYOKE CITY OF TAKING CLEMENTE ST HOLYOKE CITY OF TAKING SOUTH BRIDGE ST HOLYOKE CITY OF TAKING 80 JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HIGH ST HOLYOKE CITY OF PARKS + RECREATION HOLYOKE ECONOMIC RACE ST DEVELOPMENT AND INDUSTRIAL CORP NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT LYMAN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SAMOSETT ST HOLYOKE CITY OF PARKS + RECREATION HOLYOKE ECONOMIC 169 MAIN ST DEVELOPMENT AND INDUSTRIAL CORP SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT MAIN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HIGH ST HOLYOKE CITY OF TAKING CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 95 105 WALNUT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT MERRICK AV HOLYOKE CITY OF GAS + ELECTRIC DEPT MAIN ST HOLYOKE CITY OF GAS & ELECTRIC DEPARTMENT APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 24 26 MAIN ST FORECLOSED BY DECREE HIGH ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS SOUTH BRIDGE ST HOLYOKE CITY OF TAKING SOUTH BRIDGE ST HOLYOKE CITY OF CLEMENTE ST HOLYOKE CITY OF 560 SOUTH BRIDGE ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS 654 656 SOUTH EAST ST HOLYOKE, CITY OF JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HAMILTON ST HOLYOKE CITY OF PARKS + RECREATION WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SARGEANT ST HOLYOKE CITY OF 31 41 NEWTON ST HOLYOKE CITY OF C/O LAW DEPT 650 SOUTH EAST ST HOLYOKE, CITY OF TAX TAKING CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CANAL ST HOLYOKE CITY OF PLAYGROUNDS HIGH ST HOLYOKE CITY OF TAKING CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT WORCESTER PL HOLYOKE CITY OF C/O LAW DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CHESTNUT ST HOLYOKE, CITY OF TAX TAKING REAR CANAL ST HOLYOKE CITY OF SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 20 HAMPSHIRE ST HOLYOKE CITY OF HIGH ST HOLYOKE CITY OF TAKING WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 12 18 MAIN ST FORECLOSED BY DECREE MAPLE ST HOLYOKE CITY OF TAKING CITY OF HOLYOKE 30 JOHN ST FORECLOSED BY DECREE 99 SUFFOLK ST HOLYOKE CITY OF GAS + ELECTRIC DEPT MAPLE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT RACE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH EAST ST HOLYOKE CITY OF TAKING SARGEANT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF LANDS MAIN ST HOLYOKE CITY OF TAKING 307 WALNUT ST HOLYOKE CITY OF TAKING DWIGHT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT JACKSON ST HOLYOKE CITY OF PARKS + RECREATION SOUTH BRIDGE ST HOLYOKE CITY OF PARKS + RECREATION (9) ADAMS ST HOLYOKE CITY OF TAKING JACKSON ST HOLYOKE CITY OF PARKS + RECREATION SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT RACE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HOLYOKE CITY OF SOUTH SUMMER ST TAKING MIDDLE WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 193 CLEMENTE ST HOLYOKE CITY OF TAKING 50 WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT MIDDLE WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH EAST ST HOLYOKE CITY OF SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SOUTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT COMMERCIAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HIGH ST HOLYOKE CITY OF PARKS + RECREATION CITY OF HOLYOKE 624 SOUTH EAST ST FORECLOSED BY DECREE CITY OF HOLYOKE 34 42 HAMILTON ST FORECLOSED BY DECREE CITY OF HOLYOKE- 620 SOUTH EAST ST TAKING CANAL ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS 323 329 APPLETON ST HOLYOKE CITY OF 505 DWIGHT ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS CITY OF HOLYOKE 14 CENTER ST FORECLOSED BY DECREE CITY OF HOLYOKE 28 CABOT ST FORECLOSED BY DECREE HOLYOKE CITY OF CABOT ST TAKING 61 65 CABOT ST HOLYOKE CITY OF TAKING JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 437 443 MAIN ST FORECLOSED BY DECREE CITY OF HOLYOKE SOUTH EAST ST FORECLOSED BY DECREE CITY OF HOLYOKE 435 MAIN ST FORECLOSED BY DECREE 60 HAMILTON ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS 55 57 HAMILTON ST HOLYOKE CITY OF TAKING CITY OF HOLYOKE SOUTH BRIDGE ST FORECLOSED BY DECREE CITY OF HOLYOKE SOUTH BRIDGE ST FORECLOSED BY DECREE CITY OF HOLYOKE- 84 SARGEANT ST TAKING JACKSON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SARGEANT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 501 SOUTH BRIDGE ST FORECLOSED BY DECREE CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 301 ELM ST HOLYOKE CITY OF (C/O LAW DEPT) 216 WEST ST HOLYOKE CITY OF SCHOOLS CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT SAMOSETT ST HOLYOKE CITY OF HOLYOKE ECONOMIC 167 171 APPLETON ST DEVELOPMENT AND INDUSTRIAL CORP CITY OF HOLYOKE 123 125 NEWTON ST FORECLOSED BY DECREE HOLYOKE ECONOMIC 179 MAIN ST DEVELOPMENT AND INDUSTRIAL CORP 510 516 HIGH ST HOLYOKE CITY OF TAKING CITY OF HOLYOKE 400 HIGH ST FORECLOSED BY DECREE 291 PINE ST HOLYOKE CITY OF HOLYOKE ECONOMIC 1 COURT PLAZA DEVELOPMENT AND INDUSTRIAL CORP 444 DWIGHT ST HOLYOKE CITY OF TAKING CLEMENTE ST HOLYOKE CITY OF PARKS + RECREATION REAR CABOT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT END APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT COMMERCIAL ST HOLYOKE CITY OF TAKING FRONT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 20 COMMERCIAL ST HOLYOKE CITY OF WATER DEPT COMMERCIAL ST HOLYOKE CITY OF TAKING PLYMOUTH PL HOLYOKE CITY OF APPLETON ST HOLYOKE CITY OF GAS & ELECTRIC DEPARTMENT PLYMOUTH PL HOLYOKE CITY OF CITY OF HOLYOKE- 37 APPLETON ST TAKING HAMPSHIRE ST HOLYOKE CITY OF 600 HIGH ST HOLYOKE CITY OF ENGINE HOUSES NORTH CANAL ST HOLYOKE CITY OF GAS+ ELECTRIC DEPT 2 WORCESTER PL HOLYOKE CITY OF C/O LAW DEPT WINTER ST HOLYOKE CITY OF PLAYGROUNDS ONEKO ST HOLYOKE CITY OF PLAYGROUNDS PEQUOT ST HOLYOKE CITY OF 118 CABOT ST HOLYOKE CITY OF TAKING WATER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT ONEKO ST HOLYOKE CITY OF SCHOOLS CITY OF HOLYOKE MAIN ST FORECLOSED BY DECREE PEQUOT ST HOLYOKE CITY OF 301 CHESTNUT ST HOLYOKE CITY OF SCHOOLS SAMOSETT ST HOLYOKE CITY OF PLAYGROUNDS 303 305 ELM ST HOLYOKE CITY OF (C/O LAW DEPT) CITY OF HOLYOKE 115 119 CABOT ST FORECLOSED BY DECREE CITY OF HOLYOKE APPLETON ST FORECLOSED BY DECREE MOSHER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 101 CENTER ST HOLYOKE CITY OF PARKS + RECREATION NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT WEST ST HOLYOKE CITY OF LANDS 138 APPLETON ST HOLYOKE CITY OF CITY OF HOLYOKE 103 NEWTON ST FORECLOSED BY DECREE 94 100 NEWTON ST HOLYOKE CITY OF TAKING ELM ST HOLYOKE CITY OF C/O LAW DEPT 170 SARGEANT ST HOLYOKE CITY OF SCHOOLS CITY OF HOLYOKE MAIN ST FORECLOSED BY DECREE 299 301 WALNUT ST HOLYOKE CITY OF C/O LAW DEPT CITY OF HOLYOKE 163 SARGEANT ST FORECLOSED BY DECREE CABOT ST HOLYOKE CITY OF SCHOOLS HOLYOKE CITY OF 291 293 WALNUT ST TAKING MAIN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT LYMAN ST HOLYOKE CITY OF GAS & ELECTRIC DEPARTMENT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 276 278 HAMPDEN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT ELM ST HOLYOKE CITY OF PARKS + RECREATION HIGH ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS 229 CHESTNUT ST CITY OF HOLYOKE 61 71 NEWTON ST HOLYOKE CITY OF 255 CHESTNUT ST HOLYOKE CITY OF 191 APPLETON ST HOLYOKE CITY OF TAKING MOSHER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE- 112 114 WEST ST TAKING APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 22 MAIN ST FORECLOSED BY DECREE (295- 305) APPLETON ST HOLYOKE CITY OF TAKING 238 CABOT ST HOLYOKE CITY OF MUSEUM 310 APPLETON ST SOLDIERS MEMORIAL COMMISSION OF THE CITY HOLYOKE GAS & ELECTRIC 12 BOWERS ST DEPARTMENT 1 CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CHESTNUT ST HOLYOKE CITY OF SUFFOLK ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS CITY OF HOLYOKE 188 CHESTNUT ST FORECLOSED BY DECREE CITY OF HOLYOKE 232 BEECH ST FORECLOSED BY DECREE ELY ST HOLYOKE CITY OF (RESEARCH) HOLYOKE GAS & ELECTRIC 2 BOWERS ST DEPARTMENT 63 CANAL ST HOLYOKE CITY OF TAKING DWIGHT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 800 DWIGHT ST HOLYOKE CITY OF C/O LAW DEPT LYMAN ST HOLYOKE CITY OF GAS & ELECTRIC DEPARTMENT 536 DWIGHT ST HOLYOKE CITY OF MUNICIPAL BUILDING DWIGHT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 143 CHESTNUT ST HOLYOKE CITY OF (416- 418) APPLETON ST HOLYOKE CITY OF MOSHER ST HOLYOKE CITY OF GAS + ELECTRIC DEPT BEECH ST HOLYOKE CITY OF PARKS + RECREATION CHESTNUT ST HOLYOKE CITY OF LYMAN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HAMPDEN ST HOLYOKE CITY OF PARKS + RECREATION LYMAN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 718 722 DWIGHT ST HOLYOKE CITY OF TAKING CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT LYMAN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 780 784 DWIGHT ST FORECLOSED BY DECREE CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HADLEY MILLS RD HOLYOKE CITY OF GAS + ELECTRIC DEPT DWIGHT ST HOLYOKE CITY OF TAKING NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT 93 WALNUT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HIGH ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 772 DWIGHT ST HOLYOKE CITY OF TAKING 123 PINE ST HOLYOKE CITY OF TAKING WALNUT ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 33 HADLEY MILLS RD HOLYOKE CITY OF GAS + ELECTRIC DEPT ELM ST HOLYOKE CITY OF PARKS + RECREATION NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT ST KOLBE DR HOLYOKE CITY OF GAS + ELECTRIC DEPT CANAL ST HOLYOKE CITY OF GAS + ELECTRIC DEPT NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT ST KOLBE DR HOLYOKE CITY OF PARKS + RECREATION GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT GATEHOUSE RD HOLYOKE CITY OF GAS + ELECTRIC DEPT MAPLE ST HOLYOKE CITY OF PARKS + RECREATION MAPLE ST HOLYOKE CITY OF PARKS + RECREATION REAR ARBOR WY HOLYOKE CITY OF PARKS + RECREATION REAR ST KOLBE DR HOLYOKE CITY OF PARKS + RECREATION REAR ST KOLBE DR HOLYOKE CITY OF PARKS + RECREATION REAR ST KOLBE DR HOLYOKE CITY OF PARKS + RECREATION NORTH BRIDGE ST HOLYOKE CITY OF GAS + ELECTRIC DEPT CITY OF HOLYOKE 102 BEECH ST FORECLOSED BY DECREE HAMPDEN ST HOLYOKE CITY OF GAS + ELECTRIC DEPT MAIN ST HOLYOKE CITY OF WEST ST HOLYOKE CITY OF LANDS WEST ST HOLYOKE CITY OF DEPT OF PUBLIC WORKS ELM ST HOLYOKE CITY OF TAKING APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT 120 BIGELOW ST HOLYOKE CITY OF GAS + ELECTRIC DEPT APPLETON ST HOLYOKE CITY OF GAS + ELECTRIC DEPT HOLYOKE GAS & APPLETON ST ELECTRIC CITY OF CITY OF HOLYOKE SOUTH EAST ST FORECLOSED BY DECREE
ENDANGERED BUILDINGS IN CENTER CITY (DRAFT)
Preservation Massachusetts has been sponsoring a Most Endangered Historic Resources program for 20 years; several buildings in Holyoke have been on their list:
Victory Theater. Vacant Buildings of Downtown Holyoke . Davignon building . Tenement Block . Bull's Head . South Street Fire Station . Holyoke Catholic16 . Main Street Fire Station Connecticut River Railroad Station, Holyoke
Properties proposed as endangered in Holyoke as of Phase I include:
Street Address Nominated Notes 188 Chestnut Building Commissioner 190 Chestnut St Building Commissioner Newton St Building Commissioner Railroad Station Planning Recent roof work activity. department/Residents/Historical Commission War Memorial Planning Department Armory Planning Recent structural failure of back Department/Residents/Historical portion of building; in imminent Commission danger. Corner of Maple and Lyman Planning department Mill buildings in Holyoke Residents, PVPC Numerous mills have undergone inappropriate renovations or have been demolished. Newton Street PVPC
Buildings identified as important historic resources at the public meeting:
MHC # Address Name 287 96 Cabot Street Grace Congregational Church 318 305-307 Main Street 316 285 Main Street 315 281-283 Main Street 314 273 Main Street No form 16 Commercial Street 725 115-119 Cabot Street Whitcomb Block 1006 280 Pine Street 396 185 Pine Street Pine Apartments No form 113-119 Elm Street 68 69 Dwight Street
PRELIMINARY OUTLINE OF PLAN
16 These buildings have been rehabilitated; they are now open and occupied.
Executive Summary (Summarizing the recommendations in the plan)
Community Profile History and Historic Development of Holyoke Historic Contexts Holyoke Today
Preservation Wins and Losses since the 1991 Plan Include demolition delay implementation, certified local government status, designation of Fairfield Avenue Historic District, failure of Mater Delarosa Historic District, demolition of Farr Mansion and the Bud, collapse of the Essex House, collapse of the Armory
Holyoke and Historic Preservation: Public Perception
History of Preservation Planning in the City Municipal planning efforts City wide Downtown
Historic Inventory Purpose of the Inventory Status of Inventory in Holyoke Inventory Recommendations Updates Survey needs
National Register What is the Register? Why pursue listing? Current listings Eligible for listing (MHC/DOE/Consultant opinions) Potentially eligible for listing
Municipal Regulations & Actions Necessary updates to the existing regulations – demolition delay changes, building department ordinances, etc.
City owned Properties City owned properties list Plans for future projects Requirement of city projects to be reviewed by Historical Commission
Action Plan Who is responsible for each action?
BIBLIOGRAPHY
Holyoke Office of Planning & Economic Development and Vanasse Hangen Brustlin, Inc. Connect. Construct. Create. A plan for the revitalization of Center City Holyoke, Holyoke Massachusetts. Prepared for the Holyoke Redevelopment Authority. December 2012.
Community Opportunities Group, Inc. Barnstable Historic Preservation Plan, Update 2010. Prepared for ttl architects and the Town of Barnstable, June 2010.
Community Opportunities Group, Inc. City of Salem Historic Preservation Plan Update, 2015. Draft.
Larson Fisher Associates. Historic Preservation Plan & Town-Wide Survey of Historic Resources for Town of Dracut, Middlesex County, Massachusetts. November 2012.
Easton Historical Commission. Town of Easton Historic Preservation Plan. July 2008.
Neil Larson & Associates, Inc. City of Newton Demolition Review & Post World War II Housing Study, Final Report. June 15, 2001.
Heritage Strategies, LLC. Historic Preservation Plan, Town of Falmouth, Falmouth, Massachusetts. Prepared for the Town of Falmouth Planning Department, September 2014.
Framingham Historical Commission. Town of Framingham Historic Preservation Plan. Adopted July 24, 2002.
Concord Square Development Company In., with Betty Bates and Joan Scolponeti. Hanover Historical Preservation Plan, Hanover Massachusetts. Prepared for the Town of Hanover Historical Commission and the Hanover Planning Department. September 2007.
City of Louisville Preservation Master Plan. Adopted October 6, 2015.
Randolph Historical Commission. Randolph Preservation Plan, 2013.
Neil Larson & Associates. Town of Sandwich Historic Preservation Plan. June 2002.
The Holyoke Hazard Mitigation Planning Committee, with the Pioneer Valley Planning Commission. The City of Holyoke Hazard Mitigation Plan Update, 2015. Draft.
Alfred J. Lima, Planning Consultant. Preservation Plan for the Town of Wakefield. Prepared for the Town of Wakefield, 2001.
Massachusetts Historical Commission. Massachusetts State Historic Preservation Plan, 2011- 2015.
Vanasse Hangen Brustlin, Inc. Holyoke’s Center City Vision Plan: A Plan for the Heart of our Community. Prepared for the City of Holyoke and the Holyoke Redevelopment Authority. August 2009.
MHC Reconnaissance Survey Town Report: HOLYOKE, Report Date: 1982
City of Holyoke Massachusetts Building Permit Requirements, Engineering Department
City of Holyoke Demolition Delay Ordinance. DeForge, Jeannette. “Holyoke house destroyed by fire is one of several vacant homes on the same block.” MassLive, published December 27, 2015.
Holyoke Historical Commission, Minutes December 2, 2013 December 14, 2015
Leclerc, Cherise. “Holyoke to take demolition company of former Essex House to court.” Western Mass News, published September 16, 2015.
“Historic building faces demolition.” Boston.com, published August 8, 2011.
PHASE I INTERVIEWS
Jeff Burkott Principal Planner, City of Holyoke Olivia Mausel Co-chair, Fairfield Avenue Historic District and Holyoke Historical Commission Kathy Anderson Executive Director, Holyoke Chamber of Commerce Former City of Holyoke employee, Mayor’s Office and Planning Department Wisteriahurst Kate Preissler, Museum Director Penni Martorell, Curator and City Historian Don Sanders MIFA & Victory Theater Project Lucas Walsh Weld Management Damian Cote Building Commissioner Board of Health Code Enforcement: Chief John Pond, Fire Department John Dyjach, Planning and Economic Development Bruce Fowler, local resident and property owner
APPENDIX A
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
ARTICLE III. - HISTORIC DISTRICTS Sec. 18-92. - Purpose.
The purpose of this chapter is to:
(a)Aid in the preservation and protection of the distinctive characteristics and architecture of buildings and places significant to the history of the City of Holyoke;
(b)Maintain and improve their settings; and
(c)Encourage new building designs compatible with the existing architectures.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-93. - Definitions.
The terms defined in this section shall be capitalized throughout this chapter. Where a defined term has not been capitalized, it is intended that the meaning of the term be the same as the meaning ascribed to it in this section unless another meaning is clearly intended by its context. As used in this chapter, the following terms shall have the following meaning:
Alterations. As applied to a building or structure, a change or rearrangement in the structural parts or in the existing facilities, or an enlargement whether by extending on a side or by increasing in height, or the moving from one location or position to another.
Building. An independent structure having a roof supported by columns or walls, resting on its own foundations and designed for the shelter, housing or enclosure of persons, animals, or property of any kind.
Certificate. A certificate of appropriateness, a certificate of nonapplicability, or a certificate of hardship as set forth in this chapter.
Commission. The local historic district commission as set forth in this chapter.
Construction, to construct. The act of building, erecting, installing, enlarging, moving and other similar activities.
Exterior architectural feature. Such portion of the exterior of a building or structure as is open to view from a public way or ways, including but not limited to architectural style and general arrangement and setting thereof, the kind and texture of exterior building materials, and the type and style of windows, doors, lights, sign and other appurtenant exterior features.
Person. Any individual, group of individuals, association, partnership, corporation, company, business organization, trust, estate, administrative agency, public or quasi-public corporation or body, the commonwealth or political subdivision thereof.
Person aggrieved. The applicant, the owner of adjoining property, an owner of property within the same district area, an owner of property within 100 feet of said district area, and any charitable corporation in which one of its purposes is the preservation of historic places, structures, building or districts.
Sign. For purposes of this chapter the term "sign" shall have the same meaning as set forth in section 2.0 of the city zoning ordinances. Structure. Anything erected at a fixed location on the ground to give support, provide shelter, or satisfy other purposes (includes the term "building").
Temporary structure or building. A building not to be in existence for a period or more that two years. A structure not to be in existence for a period of more than one year. The commission may further limit the time periods set forth herein as it deems appropriate.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-94. - Fairfield Avenue Historic District boundaries.
A Fairfield Avenue Historic District is established within the City of Holyoke. The Fairfield Avenue Historic District shall be bounded as shown on a map entitled "Historic District Map of the City of Holyoke, Sheet 093, 103 and 104" which is attached and made part of this chapter and on file with the city clerk.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-95. - Commission.
(a)A historic district commission is hereby established in the city in accordance with M.G.L.A. c. 40C. At all times, no less than five members of the committee must be residents of Holyoke.
(b)Membership. (1)The commission shall consist of seven members and three alternates. The mayor shall appoint all members and alternates, subject to city council confirmation. At all times, no less than five members of the committee must be residents of Holyoke.
(2)The commission shall include at least one member who owns property in the district; one member from two nominees solicited from the city's historical commission; one member from two nominees solicited from the chapter of the American Institute of Architects covering Holyoke; and one member from two nominees of the board of realtors covering Holyoke. If within 30 days after submission of a written request for nominees to an organization entitled to submit nomination for membership on the commission, no such nominations have been made, the mayor may proceed to appoint the commission without nomination by such organization.
(3)Initial appointments to the commission shall be as follows: three members to be appointed for one year, two members for two years and two members for three years. Successive appoints shall be for three years.
(4)Alternate members need not be from organizations entitled to nominate members. Each alternate member shall have the right to act and vote in the place of one regular member should such regular member be absent from a meeting or be unwilling or unable to act or vote. Two alternate members shall initially be appointed for terms of two years and one shall be appointed for three years, and for three-year terms thereafter.
(c)Members of the commission shall, at the beginning of each fiscal year hold an organizational meeting and elect a new chairman, a vice chairman and a secretary from its members. Notice of such election shall be filed with the office of the city clerk.
(d)Each member and alternate member shall continue to serve in office after the expiration date of his or her term until a successor is duly appointed.
(e)Meetings of the commission shall be held at the call of the chairman, at the request of two members in such other matters as the commission shall determine in its rules and regulations.
(f)Four members or alternates of the commission shall constitute a quorum. (Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-96. - Commission power and duties.
The commission shall have all the powers and duties provided by M.G.L.A. c. 40C.
(1)The commission shall exercise its power in administering and regulating the construction and alteration of the exterior architectural features of any structures or buildings within the district as set forth under the procedures and criteria established in this chapter. In exercising its powers and duties hereunder, the commission shall pay due regard to the distinctive characteristics of each building, structure and district area. (Based on documentation in the historic inventories for the city).
(2)The commission may adopt, and from time to time amend, reasonable rules and regulations not inconsistent with the provisions of this chapter or M.G.L.A. c. 40C, setting forth such forms and procedures as it deems desirable and necessary for the regulation of its affairs and the conduct of its business, including requirements for the contents and form of applications for certificates, fees, hearing procedures and other matters. The commission shall file a copy of any such rules and regulations with the office of the city clerk and building commission.
(3)The commission, after a public hearing duly posted and advertised at least 14 days in advance in a conspicuous place in city hall and in a newspaper of general circulation, may adopt and from time to time amend guidelines which set forth the designs for certain exterior architectural features which are, in general, suitable for the issuance of a certificate. No such design guidelines shall limit the right of an applicant for a certificate to present other designs to the commission for approval.
(4)The commission shall keep a permanent record of its resolutions, transactions, decisions, and determinations and of the vote of each member participating therein on file with the city clerk.
(5)The commission shall undertake educational efforts to explain to the public and the property owners the merits and functions of a district.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-97. - Alterations and construction prohibited without a certificate.
(a)Except as this chapter provides, no building or structure or part thereof within the district shall be constructed or altered in any way that affects the exterior architectural features as visible from a public way unless the commission has first issued a certificate with respect to such construction or alteration.
(b)No building permit for construction of a building or structure or for alteration of an exterior architectural feature within the district and no demolition permit for demolition or removal of a building or structure within the district shall be issued by the city or any department thereof until a certificate as required under this chapter has been issued by the commission.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-98. - Procedures for review of applications.
(a)Prior to any construction, alteration, or demolition that in any way affects exterior architectural features, except those activities excluded under section 18-100, any person must apply for and receive from the commission a certificate of appropriateness, of nonapplicability or of hardship, as the case may be. (b)The application shall be accompanied by such plans, elevations, specifications, material and other information, including in the case of demolition removal a statement of the proposed condition and appearance of the property thereafter, as may be reasonably deemed necessary by the commission to make a determination on the application.
(c)The commission shall determine within 14 days of the filing of an application for a certificate whether said application involves any exterior architectural features which are within the jurisdiction of the commission.
(d)Issuance of certificates.
(1)Nonapplicability. If the commission determines that an application for a certificate does not involve any exterior architectural features, or involves an exterior architectural feature which is not subject to review by the commission under the provisions of this chapter, the commission shall forthwith issue a certificate of nonapplicability.
(2)Public hearing. If the commission determines that such application involves any exterior architectural features subject to review under this chapter, it shall hold a public hearing on the application, except as may otherwise be provided in this chapter. a.The commission shall hold such a public hearing within 45 days from the date of the filing of the application. b.At least 14 days before said public hearing, public notice shall be given by posting in a conspicuous place in city hall and in a newspaper of general circulation in the city. Such notice shall identify the time, place and purpose of the public hearing. c.Concurrently, a copy of said public notice shall be mailed to the applicant, to the owners of all adjoining properties and of other properties deemed by the commission to be materially affected thereby, all as they appear on the most recent applicable tax list, to the planning board and to the building commissioner, to any person filing a written request for notice of hearings, such request to be renewed yearly in December.
(3)Waiver of public hearing. A public hearing on an application for a certificate need not be held if such hearing is waived in writing by all persons entitled to notice thereof. In addition, a public hearing on an application for a certificate may be waived by the commission if the commission determined that the exterior architectural feature involved, or its category, is so insubstantial in its effect on the district that it may be reviewed by the commission without a public hearing. If the commission dispenses with a public hearing on an application for a certificate, notice of such application shall be given to the owners of all adjoining property and of other property deemed by the commission to be materially affected thereby as above provided, and ten days shall elapse after the mailing of such notice before the commission may act upon such an application.
(4)Time for determination. Within 60 days after the filing of an application for a certificate, or within such further time as the applicant may allow in writing, the commission shall make a determination on the application. a.If the commission determines that the construction or alteration for which an application for a certificate of appropriateness has been filed will be appropriate for, or compatible with, the preservation or protection of the district, the commission shall issue certificate of appropriateness. b.If the construction or alteration for which an application for a certificate of appropriateness has been filed shall be determined to be inappropriate and therefore disapproved, or in the event of an application for a certificate of hardship, the commission shall further determine whether owing to conditions especially affecting the building or structure involved, but not affecting the district generally, failure to approve an application will involve a substantial hardship, financial or otherwise, to the applicant and whether such application may be approved without substantial detriment to the public welfare and without substantial derogation from the intent and purposes of this bylaw. If the commission determines that owing to such conditions failure to approve an application will involve substantial hardship to the applicant and approval thereof may be made without such substantial detriment or derogation, the commission shall issue a certificate of hardship. c.In the case of a disapproval of an application for a certificate, the commission must include in its disapproval specific recommendations for changes in the applicant's proposal with respect to the appropriateness of design, arrangement, texture, material and similar features. Prior to the issuance of any disapproval, the commission shall notify the applicant of its proposed action, accompanied by recommendations of changes in the applicant's proposal, which, if made and filed with the commission would make the application acceptable to the commission. If within 14 days of the receipt of such a notice the applicant files a written modification of his application in conformity with the recommended changes of the commission, the commission shall cause a certificate of appropriateness to be issued to the applicant. d.If the commission should fail to issue a certificate or disapproval within 60 days of the filing of the application for a certificate, or within such further time as the applicant may allow in writing, the commission shall thereupon issue a certificate of hardship due to failure to act.
(e)The majority vote of the commission shall be required to issue a certificate.
(f)In issuing certificates, the commission may, as it deems appropriate, impose certain conditions and limitations, and may require architectural or plan modifications consistent with the intent and purpose of this bylaw.
(g)The commission shall send a copy of its certificates and disapprovals to the applicant and shall file a copy of its certificates and disapprovals with the office of the city clerk and the building commissioner and to the planning department. The date of issuance of a certificate or disapproval shall be the date of the filing of a copy of such certificate or disapproval with the office of the city clerk.
(h)Each certificate issued by the commission shall be dated and signed by its chairman or secretary of the commission.
(i)Appeals. A person aggrieved by a determination of the commission may, within 20 days after the filing of the notice of such determination with the city clerk file a written request with the commission for a review by a person, or persons, of competence and experience in such matters, acting as arbitrator and designated by the Pioneer Valley Planning Commission. The finding of the person or persons making such review shall be filed with the city clerk within 45 days after the request, and shall be mailed to the applicant and the commission. Said finding shall be binding on the applicant and the commission unless a further appeal is sought in the superior court as provided in M.G.L.A. c. 40C, § 12A.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-99. - Criteria for determinations.
(a)In deliberating on applications for certificates, the commission shall consider, among other things, the historic and architectural value and significance of the site, building, or structure; the general design, proportions, detailing, mass, arrangement, texture, and material of the exterior architectural features as compared to similar features of buildings and structures in the surrounding area.
(b)In the case of new construction or additions to existing buildings or structures, the commission shall consider the appropriateness of the scale, shape and proportions of the building or structure both in relation to the land area upon which the building or structure is situated and in relation to buildings and structures in the vicinity. The commission may in appropriate cases impose dimensional and setback requirements in additions to those required by applicable statute or ordinance as determined in conjunction with the building commissioner.
(c)When ruling on applications for certificates on solar energy systems as defined in of M.G.L.A. c. 40C, § 1A, the commission shall consider the policy of the Commonwealth of Massachusetts to encourage the use of solar energy systems and to protect solar access. (d)The commission shall not consider interior arrangements or exterior architectural features not subject to public view from a public way.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-100. - Exclusions.
(a)The commission shall exclude from its purview the following:
(1)Temporary building, structures or signs subject, however, to conditions pertaining to the duration of existence and use, location, lighting, removal and similar matters as the commission may reasonably specify or as outlined in the zoning or building codes;
(2)Terraces, walks, driveways, sidewalks, and similar structures, provided that any such structure is substantially at grade level;
(3)Storm windows and doors, screen windows and doors, and window air conditioners;
(4)The color of paint;
(5)The color of materials used on roofs;
(6)Signs shall follow the city's ordinances;
(7)The reconstruction, substantially similar in exterior or destroyed by fire, storm or other disaster, provided such reconstruction is begun within one year thereafter and carried forward with due diligence.
(b)Upon request the commission shall issue a certificate of nonapplicability with respect to construction or alteration in any category not subject to review by the commission in accordance with the above provisions.
(c)Nothing in this chapter shall be construed to prevent the ordinary maintenance, repair or replacement of any exterior architectural feature within a district which does not involve a change in design, materials or the outward appearance thereof, nor to prevent landscaping with plants, trees or shrubs, not construed to prevent the meeting of requirements certified by a duly authorized public officer to be necessary for public safety because of an unsafe or dangerous conditions, nor construed to prevent any construction or alteration under permit duly issued prior to the effective date of this chapter.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-101. - Categorical approval.
The commission may determine from time to time after a public hearing, duly advertised and posted at least 14 days in advance in a conspicuous place in city hall and in a newspaper of general circulation in the city, that certain categories of exterior architectural features, structures or buildings under certain conditions my be constructed or altered without review by the commission without causing substantial derogation from the intent and purpose of this chapter.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-102. - Enforcement and penalties. (a)The commission shall determine whether a particular activity is in violation of this chapter or not, and the commission shall be charged with the enforcement of this chapter.
(b)The commission, upon a written complaint of any resident of the city, or owner of property within the city, or upon its own initiative, shall institute any appropriate action or proceedings in the name of the City of Holyoke to prevent, correct, restrain, or abate violation of this chapter. In the case where the commission shall notify, in writing, the party requesting such enforcement of any action or refusal to act and the reasons therefore, within 21 days of receipt of such request.
(c)Whoever violates any of the provisions of this chapter shall be punishable by a fine of up to $500.00 for each offense. Each day during any portion of which such a violation continues to exist shall constitute a separate offense.
(d)The commission may designate the city building commissioner to act on its behalf and to enforce this chapter under the direction of the commission.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-103. - Amendments.
This chapter may be amended by a two-thirds vote of the city council in accordance with the provisions of M.G.L.A. c. 40C.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-104. - Effective date.
This chapter shall take effect upon appointment of the initial members of the historic district commission and the filing of the map of the boundaries of the historic district with the city clerk and the county registry of deeds.
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-105. - Local historic district guidelines.
(a)Features subject to regulation. The following features are to be controlled and their guidelines may be adopted so that the individual character of each house on Fairfield Avenue will be respected and that the integrity and visual cohesiveness of the neighborhood is retained:
Fencing/Screen planting To protect the street vista, fencing or screen planting between the public way and the foundation line or an extension thereof, the design will be reviewed on a case-by-case basis.
Steps Replacement shall be in the shape, design, and location of the original, materials such as wood, brick, and concrete are preferred.
Roof The shape of the roof should not be changed and original roofing material should be retained if possible.
Building additions Additions should be confined to the rear of building and the design will be reviewed on a case-by-case basis.
Grillwork (on roofs and Grillwork should be retained unless it can be demonstrated to the commission that porches) retention would result in a safety or economic hardship. Siding Original clapboard, shingles, brick or stucco. Siding should be maintained whenever possible. Any change in type of material of siding requires approval on a case by case basis.
Trim (Corner board, window Trim features should not be removed or altered in design. detail, cornices, etc.)
Doors All doors except storm doors, should not be changed in size, location, or design.
Porches (including railings) Porches are extremely important to Victorian houses. Porches should not be changed in shape, location, or design. They should not be enclosed. Temporary, seasonal screens are permissible.
Chimneys Any change in shape or design shall require approval.
Awnings Rigid permanent awnings are not allowed. Canvas or other fabric is recommended. Retractable aluminum awnings will be considered.
Signs Size, shape, and design of signs follow the city sign ordinance (6-4).
Garages Changes in shape or design subject to approval feature by feature.
Paint Color of paint is not controlled; however approval must be sought prior to painting any previously unpainted brick, brownstone, or other masonry.
Wide median park Any plantings/landscape changes need approval.
Utilities All utilities to maintain their "behind-home" location. Any proposed changes need approval by the commission. Feature Guidelines
(b)Features not subject to regulation. The following are those features not subject to historical commission regulations:
(1)Ordinary maintenance, repair or replacement of any exterior feature which does not involve a change in design, material or outward appearance thereof;
(2)Landscaping with plants, shrubs, trees;
(3)Temporary signs or structures;
(4)Terraces, walks, driveways, and sidewalks provided they are substantially at grade level;
(5)Storm windows, screens, window air conditioners, antennae, and similar appurtenances;
(6)Color of paint;
(7)Color of roof material;
(8)Signs of not more than one square foot; (9)Reconstruction, substantially similar in exterior design, of a building, structure, or exterior architectural feature damaged by fire, storm or other disaster;
(10)Gutters and down spouts. Such features should be as unnoticeable as possible and painted to match the trim or siding on which they are attached;
(11)Light fixtures;
(12)Fencing and screen planting not lying between the foundation line or an extension thereof and the public way;
(13)Screen and storm doors. (storm doors should be unelaborated and contain as much glass as possible. Colonial- style doors are especially inappropriate for noncolonial houses.)
(Ord. of 12-18-07 [7th amd.], § 1)
Sec. 18-106. - Validity and severability. The provisions of this chapter shall be deemed to be separable. If any of its provisions, sections, subsections, sentences or clauses shall be held to be invalid or unconstitutional by any court of competent jurisdiction, the remainder of this chapter shall continue to be in full force and effect.
(Ord. of 12-18-07 [7th amd.], § 1)