By William Crooks

Local Journalism Initiative

A North Hatley special committee voted unanimously March 20 to allow for the demolition of the heritage building at 190 Rue Main, citing its poor condition, elevated potential repair costs, and location in a flood zone. The three-member committee, which met previously on the issue Jan. 24, 2023, gave its decision in front of roughly 25 members of the public in the small hall adjoining Sainte-Elisabeth Church.

Opinions on the topic were divided during the question and comment session held before the decision was made. Town Councillor Andrew J. Pelletier, who presided over the meeting, noted the decision was not final and there are more steps in the process, including a 30-day window in which members of the public can file a formal objection.

In attendance was Mayor Marcella Davis-Gerrish, who said an info letter detailing these steps would be made public through the town March 21. The final ruling rests in the hands of the full town council at a later date.

190 Rue Main

The meeting began with a presentation on the house and property in question. The house, built in 1937, has an approximate value of $300,000. The property itself is valued at roughly $1.3 million, bringing the total valuation to about $1.6 million.

The house is generally located in a 20–100-year flood zone, with its left side at the same level as a 0–20-year flood zone. “The foundation and the walls are constantly exposed to water,” said Pelletier. He noted that at their previous meeting only photos of the outside of the house were available, whereas now they have photos of the interior which paint a “particularly problematic” picture of the state of the building. The photos showed fungus and severe water damage in the basement.

The house’s heritage value resides primarily in its previous ownership, which includes members of the LeBaron family, one of North Hatley’s founding families. Pelletier emphasized the house, which has undergone some maintenance over the years, has maintained its original “look” but does not currently have much current “social or symbolic” significance. Though the building is made of brick, an uncommon construction material at the time for the area, it does not have any particular aesthetic value.

Total renovation costs of the building, budgeting for contingencies, are estimated at just over $1 million. If the house ends up being demolished, any new house on the property would need to be built outside the flood zone and would be pre-assessed for its “visual, historical and financial” impact on the municipality.

Public Opinion

Members of the public voiced their opinions on the subject after the presentation, some for the demolition, some against.

One woman, who said she stayed at the house during the pandemic, described the building as “very sick.” It makes no sense to her that the owners would be forced to put $1 million into a house in a flood zone.

She said there was no guarantee the renovation plan, involving lifting the brick house off its foundations, would even work. She noted nearby trees would need to be removed. Pelletier confirmed the detailed potential renovation plans are available to the public at the town hall.

Another local resident noted other nearby historical buildings had been renovated at a high cost and she thinks it was ultimately worth it. While the loss of one building is not “the end of the world,” when you add them up it represents a “decline.”

According to her, the demolition of the building cannot take place until a detailed plan for what will replace it has been approved. But such a plan has not been put forward tonight, she said. She questioned whether or not the rules were being respected. She was told the rules are being followed and that a condition of the final decision on demolition will be approval of the plans for a replacement building.

Another woman said it must have been the case the current owners knew they had bought a heritage site and it was their responsibility to keep it up. “We agree that what is demolished is demolished, it’s over,” she said, cautioning that all the appropriate steps must be followed. She noted that residents have been upset with what has been allowed to be built in the recent past, and does not want it to happen again.

A current resident of 190 Rue Main took the floor. “The house does not need to be saved,” he said. “It’s nothing special. It’s really hardly more than a myriad of decomposing wood, toxins, molds, which we’ll hear about, and structural faults.” He said the surrounding ecosystem and property are of more importance. “We won’t be sad to see it go,” he continued, “quite the opposite.”

One of the house’s current owners, Kimberly Myles, spoke next. She said she could prove she was not told the house was a heritage site when she bought it, and she intended initially to save it. According to all the professionals she consulted, it would be better to build a new home on the property, she said. The house suffered decades of neglect before they bought it. She assured the committee and those gathered the new home would fit into “the character of North Hatley.”

The Decision

Pelletier thanked everyone who shared their opinions on the issue. He said it clearly matters greatly to North Hatley’s citizens to keep the community informed about the ongoing process. He outlined the reasoning behind his decision to allow demolition.

He said the building’s general appearance, both internally and externally, reflects a lack of integrity. Essential improvements are needed regarding water infiltration, electrical systems, plumbing, and contamination issues. He noted the problems of mold and the building’s location in a flood zone, emphasizing the near impossibility of obtaining insurance.

The planned renovation costs, already deemed excessive by the owners, were significantly underestimated, and are now estimated to be four times the house’s value, he noted. Regarding the building’s historical value and uniqueness, it does not fit into the classifications of colonial American, French, Dutch, or Southern architecture seen elsewhere in North Hatley.

Any modifications will not affect the neighborhood’s quality; the building will stay residential. Renovation or reconstruction must comply with local regulations, particularly those concerning visual impact and respect for historical heritage.

After reviewing the reports and considering the high renovation costs, the decision to recommend the demolition permit was made, taking into account the building’s unique character but acknowledging the practical challenges it presents. The committee’s decision now moves to the town council for final consideration, a process open to public input and opposition.

The meeting, lasting two hours, was adjourned just before 9 p.m.