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Date: 11/9/2022
LONGMEADOW – The Longmeadow Planning Board heard plans at its Nov. 2 meeting to rebuild the Maple Shopping Center, a plaza that burned down after a major fire on Nov. 23, 2021. The plans focused on bigger storefronts and a new façade within the same footprint.
Diana Pun, representing Pun Longmeadow Realty, said the plaza “has been such a focal point in your lives,” noting holiday dinners made by Armata’s Market and people who got ready for special occasions at the Longmeadow Salon. The “tragic” fire will allow them to rebuild the 62-year-old structure with a “better shopping experience” in mind, she said.
Capital Studio Architects Principal Architect David Holmes, along with Architect-in-Training Damoy Porteous and Director of Engineering Suzanne Choate of Design Professionals, presented plans for the rebuilt Maple Shopping Center.
Holmes began with an update on the demolition of the existing structure. He said that the hazmat component of the demolition is complete, and the remaining walls will be demolished within three weeks.
The start of construction has been pushed back from December to early 2023. Holmes told the board that the building should be finished within a year. The parking lot may take an additional two and a half months, if the work is done concurrently with the building, however, depending on financing, the parking lot may be completed as a separate, second phase of the project. When Planning Board Clerk Walter Gunn asked why the lot was being demolished and rebuilt, Holmes explained that it was at the end of its useful life and it made sense to do both construction projects before the stores reopen.
The building will sit in its original footprint; however, the interior spaces have been redesigned to provide more space for some of the returning tenants. Four businesses will be returning to the plaza once rebuilt. Armata’s Market will once again anchor the shopping center, with a store that is 11,600 square feet larger than its former shop. Similarly, Longmeadow Salon will have another 1,000 square feet of space. Iron Chef and Dream Nails will also return to the plaza. There are a few storefronts that have not yet been leased, Pun told Reminder Publishing.
Choate explained that the building will be designed to modern fire and building codes, including the use of sprinkler and fire alarm systems, grease traps for the sewer line and a debris separator to preserve water quality. The parking lot will be updated with an additional accessible parking space and a realigned exit onto Maple Road.
When it comes to aesthetics, Holmes said, “We’ve endeavored to do something avant-garde.”
The portion of the building to the right of the Bottle Shop remained largely intact after the fire and is structurally sound, requiring only a fresh façade. The 25-foot-tall roofline for the remaining building will be flat, apart from what Holmes called the “clock tower,” a 35-foot tower located at the 90-degree angle where the sections of the L-shaped building meet.
Assistant Town Manager Corrin Meise-Munns reported to the board that the Longmeadow Police and Fire departments had no stated concerns but wanted to review the change in parking lot egress. She noted that a PVC sewer line, but under Massachusetts law, PVC lines are not allowed within 10-feet of a building. Choate said that she is working with Town Engineer Time Keane to resolve such issues and any additional comments from the Building Department.
Planning Board member Chris Legiadre noted that there is some light spillage onto abutting properties according to the plans. Gunn asked about odors and noise from tenants, pointing out restaurants often have such complaints from surrounding neighbors. Select Board Vice Chair Mark Gold, who attended the hearing, said the most common complaints about businesses pertain to odors, noise and lights. He told Holmes that the town had adopted the BUG (backlight, up-light, glare) lighting rating system. Holmes said he will address these concerns with his plumbing and ventilation engineer and consider the rating in the light height and fixture selection.
“We probably would want to approve every applicant its own site plan review,” Gunn said. Despite the building existing in the same footprint as its predecessor, he stated, changes to the interior layout and wall location qualified the project as new construction. He also said the commercial property was not able to claim the reconstruction as “by right,” the way a burned residence would. While Holmes disagreed with that assertion, Meise-Munns said state law was silent on the issue.
Planning Board member Bruce Colton opined that site design reviews are not concerned with internal structures; however, the placement of exhaust fans may require tenants to undergo a review.
Resident Alex Byrne asked if the flat roof could be used for solar power. Holmes explained that the option had been discussed but there would need to be more conversations with Eversource before a decision could be made.
Another resident, Marianna McKee, asked for the privacy fencing separating the property from its neighbors to be replaced. Holmes agreed to take the “reasonable” idea back to the owners.
Resident Laurie Ferreira said the designs presented by Capital Studio Architects, which contained a variety of materials and textures, looked like “a strip mall” and asked if the architecture could be close to the colonial design of the Longmeadow Shops.
Holmes explained that the building materials and processes are new and “exciting.” He said a conscious effort was made to change the look of the building.
Longmeadow Salon owner Jose Rijos said he was “very excited and happy” to return to Longmeadow and, specifically, the plaza.
Planning Board Chair Cheryl Thibodeau kept comments from the public on topic. James Thomas, owner of The Bottle Shop, asked Pun if the financing for the project had been secured or it was” based on signed leases.” He also protested that he had equipment on the site that he had not been allowed to retrieve. Pun said the financing had already been secured and suggested Thomas return paperwork if he wanted to lease a space in the rebuilt plaza. Further, she said, Thomas would be allowed on the site to collect his belongings once it was safe. Thibodeau pointed out these issues were between the two parties and did not pertain to the public hearing’s purpose.
Prior to the fire, the property’s dumpster sat on an adjacent lot. Holmes explained that he expected the property to be utilized in the same way, but there were no plans to improve the lot. A resident said the lot was often used as overflow parking. Again, Thibodeau said the other lot was not the focus of the hearing.
The hearing was continued to a future meeting. Meanwhile, Holmes said he would find definitive answers on odor, noise and light concerns, as well as present the parking lot changes to police and fire officials.