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Date: 8/16/2022
HOLYOKE – During their Aug. 9 meeting, the Holyoke Planning Board approved two special permit parking reduction requests for a soon-to-be apartment building on High Street, and for the new White Hut restaurant on Hampden Street.
The two requests were reviewed by the Planning Board in accordance with the city’s zoning bylaw that states the Planning Board may grant a special permit to reduce otherwise applicable requirements for parking, provided it does not interfere with public health or safety and that the reduction promotes a public benefit.
High Street apartment project
The first special permit request came from Womeldorf and Associates LLC, development partner with Wrights Block LLC, led by William Womeldorf and Vadim Tulchinsky. The two were present to give a presentation for their request and answer any questions from the board.
The two partners own a couple of buildings in Holyoke and expressed pleasure with being in the community. Their request was for a parking reduction at their new property 106-120 High St., where they are planning to create new studio and two-bedroom apartments. Tulchinsky called it a passion project and a labor of love for the two applicants.
“This is our attempt to contribute to make High Street even better,” Tulchinsky said.
The applicants were hoping to have two non-conforming parking spaces to the side of the building, one accessible for anyone and the other to be a shared space either for car share services like Zipcar or as a 15-minute loading spot for residents.
According to Womeldorf, the city’s zoning bylaws recommend they look to certain determining factors for parking such as use of a common parking lot. While the property would not have its own parking on site, Womeldorf said there is the Ernest Municipal Lot two minutes walking distance from the building and a two-minute walk to the regional bus station.
“We have a variety of tenants in downtown Holyoke. A lot of people do utilize the bus station to commute to different transit nodes,” Womeldorf said.
The applicants also noted their project would be beneficial fiscally and impact the social, economic and community needs of downtown Holyoke. They added the parking reduction request was instrumental for the project to move forward.
Planning Board Chair Mimi Panitch said while she thought this was a “fabulous” project, she felt there was an issue with wanting the two parking spaces due to space available on the side of the building. She noted they could give a special permit to reduce parking to zero but was not sure if it was possible to implement the two spots requested due to the five-foot buffer space from the emergency staircase on the side of the building to the street.
“Both of them are great uses so it would be a shame. Unless things can be moved around a little, I’m not sure it’s doable,” Panitch said.
Assistant Director of Planning Jeff Burkott said the Planning Board can’t approve spaces that are non-conforming, and the applicant would need to go to the Zoning Board of Appeals to prove it meets topography of the map. Burkott added under section 6.1.3 of the zoning bylaw, open air parking spaces shall not be located within five feet of a street line or within five feet of any other lot line.
Planning Board Vice-Chair Kate Kruckemeyer said she was still supportive of the idea regardless of the parking situation as it was a “really interesting” plan for more housing. Serving on the Mayor’s Committee on Parking, Kruckemeyer said this goes along with other parking issues that have been seen in the city.
Kruckemeyer suggested that when bringing in tenants after the project’s completion, the building’s owners should consider having some sort of avenue for tenants to find group parking locations or the options for parking available near the property. Tulchinsky thanked the board for their advice, and they would look at parking garages for solutions.
The board ended up approving the parking reduction request to zero as the applicants would need to go to the Zoning Board of Appeals to figure out the two parking spaces considered for the site. Kruckemeyer said the applicants have demonstrated they are thinking about the options for parking for their future tenants.
“It creates housing at a time where there’s a real housing crush in the city and it creates housing that could not be created otherwise,” Panitch said.
At this point the building has gone through phase one of its rehabilitation according to Tulchinsky. So far, the building has had its infrastructure tested, new sprinkler and fire alarm systems installed, new wiring for the electric system and a new water main sewer.
Tulchinsky added they have also worked on the three vacant store fronts on the property in hopes of bringing in new businesses on the first floor of the building. He added phase 2 of the project will be the rehabilitation of the upstairs floors in the building as they try to fit 19 new apartments.
Womeldorf then began the presentation of the plans for the building. The first part included implementing an ADA ramp to access the storefront corner on High Street, and an outdoor function space porch system that encourages community engagement.
The other side of the lot has plans to add a bike station with public bikes. He added through discussions with Valley Bike, they plan to also include a private bike station for residents and potentially discounted memberships for residents with Valley Bike.
White Hut
Speaking before the board for the new White Hut location coming to Holyoke was Rebecca Lee from R. Levesque Associates and Nick Yee from the Bean Restaurant Group. Yee and Lee were seeking a parking reduction for their new restaurant location soon to be on 825 Hampden St.
The Bean Restaurant Group, owned by the Yee family, had acquired a vacant bank building that is being converted into a White Hut. Per the zoning ordinance, they are required to provide 47 parking spaces based on the gross area of the existing building.
They have since modified the existing site layout to accommodate 16 spaces because that is all the space allows for. The total reduction request was of 31 spaces. The former PeoplesBank property will have its former drive-thru taken down to put in a new patio area and add eight of the 16 total spaces planned.
The board unanimously passed the special permit for parking reduction.
Board member Nathan Chung asked if there were any idea of the number of tables planned for inside the restaurant in comparison to the parking capacity. Yee shared that most White Hut locations are a quick service scenario where seating is primarily standing room and counter seating. He said it would be about 18 seats combined.
Board members Rosanna Lopez and Gurninder Dhaliwal asked what if parking becomes too crowded due to people taking their time to eat inside. Lee responded saying the intent is to mimic what’s been done at other locations. Yee added that the majority of White Hut customers are “grab and goes.”
Yee also noted staffing can vary depending on volume of customers but that generally they have five people working during their busiest times. He added they are still in the process of reaching out to other local businesses about overflow parking if needed.
Kruckemeyer said she thinks this plan will work out well but wanted to add a condition that six months after occupancy they can circle back with the applicant to make sure the parking situation is going according to plan.
Yee added once the proper zoning change is made, the property will be transferred to the Bean Group as the final sale is contingent upon permitting. He said this will allow for him to combine the lots on the property, something the board expressed would make them feel more comfortable about the parking reduction request.