Use this search box to find articles that have run in our newspapers over the last several years.
Date: 3/22/2022
EASTHAMPTON – During a March 15 meeting, the Easthampton Planning Board unanimously approved a special permit for the construction and operation of a drive-thru Starbucks on Route 10.
The property of interest for the establishment is a small 2,217-square foot parcel located on a proposed 32,276-square-foot subdivision of 93 Northampton St. in the Highway Business zoning district. According to a project narrative provided by Howard Stein Hudson, an engineering company based in Boston that submitted the site plan for Site Plan and Special Permit approvals, the parcel for the Starbucks is located south of the Burger King.
The parcel is currently being used as the entrance to the Easthampton Golf driving range, along with a gravel parking lot and a 205-square-foot building for the rental of golf equipment. The full 32,276-square-foot property, which used to be listed as 93-99 Northampton St., is owned by Dennis M. Courtney, a trustee of a family trust.
The Planning Board met on Jan. 18 to hear the full plans for the Starbucks from Patrick Bogle, a civil engineer from Howard Stein Hudson, and Rachel Miller, a director of acquisitions from Alrig USA – both of which were representatives for the applicant Gabe Schuchman.
There have been a couple of proposals in the past for this property, including one for a Stop & Shop and one for a marijuana establishment. When the Stop & Shop plans stalled, the property was listed at $3 million in 2018.
The process for this approval was fairly smooth, with the only concern being how traffic would be affected with the new Starbucks. In the past, the Planning Board has spoke of problems with delays for left turns due to the heavy traffic presence on Northampton Street. Members have been concerned that these delays could cause a line of cars that could spill out onto the street.
When the applicant’s representatives returned to the Planning Board on March 15, however, they provided plans that provide more queuing length to mitigate delays for people trying to turn left onto the street. Originally, Planning Board Chair Jesse Belcher-Timme suggested during the January meeting that a left turn out of the lot be restricted, but the applicant was not open to making that change.
“We listened to the comments and re-looked at our traffic, and we figured we can take the entire site and push it back 20 feet so there’s an additional 20 feet of property,” said Bogle. With this change, the applicant was able to add a dedicated “in” and a dedicated “out” to allow for a more desirable left turn, to go along with a separate right turn lane.
“I know traffic is a big issue,” said Planning Board member James Zarvis, referring mainly to some residents’ concerns about Northampton Street. “Everything we’re seeing here, [the applicant] is dealing with it well. This board and this applicant did a really good job trying to do the best they could to address that.”
Aside from the drive-thru, the Starbucks will also include 33 parking spaces, eight of which will be utilized for employees. There will be a lane for entrance to the drive-thru and a bypass lane to get to the parking spaces on the lot.
According to Belcher-Timme, if any more changes need to be made in the future, the owner or applicant must come back to the Planning Board so the board can determine whether the proposed change or changes are minor or major enough to modify the permit.
There was also a finding in the site plan that states it “may be desirable” for the small parcel to connect to the remainder of 93 Northampton St. if the back lot of that location is developed. In this case, a waiver could be granted if development occurs in that lot.
According to Miller, construction is planned to begin in the summer.