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Date: 2/8/2023
CHICOPEE — Despite opposition from residents, the Planning Board approved a Mill Conversion and Commercial Center Overlay zone change to a property at 480 and 510 Burnett Rd. The applicant, SalMar Realty, envisions redeveloping the space into a housing project, but any defined use for the vacant land will still require approval from the City Council.
One of SalMar Realty’s founding partners, Peter Martins, was in attendance for the meeting. SalMar Realty is synonymous with their ownership of Dunkin’ Donuts properties. The realtor started with one location and has gradually grown to 50 locations in 19 communities. SalMar Community Liaison Paul Karen shared that SalMar operates six Dunkin’ Donuts locations in Chicopee.
“We know the city and we’re committed to the city,” said Karen.
Rob Levesque of the architecture and civil engineering organization R Levesque Associates presented SalMar Realty’s initial plans for the space. He explained that SalMar purchased the long dormant property “a few years back,” looking for a way to revitalize what once operated as a restaurant.
The property was formerly known as Dr. Deegan’s Bar, Grill and Restaurant. The restaurant closed in 2018.
When considering development for the property, Levesque said several ideas were presented to the Chicopee Planning Department for consideration. The development team sought a new use for the property after factoring in the difficult market conditions facing restaurants.
“We look at a number of different ideas for this site … Restaurants aren’t what they used to be,” said Levesque, who shared that four different concepts were pitched to the Planning Department.
Levesque detailed how the Planning Department helped establish a vision to possibly transform the area into a housing development. He stressed that affordable housing would not be considered for the project.
In discussing an initial concept for the redevelopment, Levesque described the plan to construct “18 to 20” townhouse-style residential spaces. Each of the units would include 2 to 3 bedrooms, a one car garage and a separate parking area for tenants to utilize. He also stressed that the housing project would not burden the active Burnett Road area with additional traffic concerns.
“Traffic is certainly something we are aware of,” said Levesque.
When public input began, Ward 6 City Councilor Derek Dobosz stated his opposition to the zone change. He appreciated the concept of a new housing project, but ultimately believed that the Mill Conversion and Commercial Center Overlay District zoning distinction would allow “too much unrestricted building.”
Planning Director Lee Pouliot explained the rationale for the zone change. Due to neighboring properties not being residentially zoned, applying a residential zoning distinction would create an undesired “spot zone” in the area, according to Pouliot.
“This is a more flexible way of navigating our zoning without creating a spot zone,” said Pouliot.
Pouliot also stressed that the project will inevitably require special permit approval from the City Council. A special permit is a discretionary vote, meaning the council can deny the project if they believe the redevelopment is not conducive to the area and its residents.
Concerned constituents expressed united dismay over the project. Glenn LaPlante described the proposed zoning distinction as a “get out of jail free card” that allows the developer to change their vision for the space at any time.
“We’re opening up anyone who has a piece of property to change it into an overlay district,” said LaPlante.
David Amo said the neighborhood is opposed to any overlay distinction due to the lack of specificity behind it.
“We want to know what’s going in there … we want it zoned the right way,” said Amo.
Several residents cited their concerns after arduous experiences dealing with the proposal of a Pilot Travel Center in 2022. The project, which would have opened up a truck stop, service center and fast-food restaurant on 357 Burnett Rd., was originally proposed as a mixed-use development with a hotel and restaurant. The developer then changed the concept to a Pilot Travel Center under its Mill Conversion and Commercial Center Overlay District zoning distinction, inciting frustration with residents over the sudden development shift.
After several meetings, a neighborhood campaign entitled “Chicopee Against the Stop: The Truck Stop Stops Here” and the hiring of legal counsel to argue against the development, the City Council ultimately denied the project a special permit during their Sept. 8, 2022 meeting. Dobosz revealed in November 2022 that Pilot has since taken legal action against the city for its denial.
Resident David Rossi referenced the Pilot Travel Center proposal in his remarks against the zone change.
“This here is opening up a real big hole to fall into … we need to be specific with what we’re doing here,” said Rossi.
Levesque assured the residents he is open and willing to work with the community. He reached out to Dobosz to arrange a neighborhood meeting where the developers and residents could find common ground on the project.
“We’re understanding of neighborhood concerns … We’ll work together with you on this,” said Levesque.
Levesque shared that his organization has developed 1,500 housing units in the last decade. He shared that only one project, a housing project in South Hadley, has since been sold due to slowing business. When asked about concerns of the housing space possibly turning into a low-income housing project, Levesque said the “high cost, high-end units” would ultimately be too costly for lower rates.
Planning Board Chair Michael Sarnelli said he was “impressed” by the project and the developer’s willingness to work with the community.
“This is a win for everybody,” said Sarnelli.
The Planning Board ultimately voted 3-1 in approval of the zone change. Planning Board Vice Chair and Ward 6 School Committee member Samuel Shumsky represented the lone no vote. The decision was met with jeers by residents who expressed that the Planning Department and Planning Board do not take in account their concerns.
Levesque assured residents that the zone change is an initial step in what will be a lengthy process.
“This is the first step of a long journey,” said Levesque.