Use this search box to find articles that have run in our newspapers over the last several years.
Date: 8/16/2023
CHICOPEE — No matter what business proposal might be presented for the 523 James St. parcel; neighbors are against it as they want it to remain a residential zone.
For the fourth time, the zone change from Residential A to Business A, has been proposed and was discussed during the Aug. 3 Planning Board meeting.
Applicant Daniel Hannoush was joined by Rob Levesque of R. Levesque Associates to share an overview of the proposal. Levesque explained that the purpose of the change would be to provide consistent zoning across the entire property for future construction of a drive-through Starbucks.
If the zoning was consistent, it would make it easier for someone to develop down the road, he added.
Diane Martin, who directly abuts the small parcel of land on Prospect St., spoke in opposition of the zone change.
She shared it would be “detrimental to the area” as people already race down that street.
“It is the worst thing that could happen to the community,” she added.
According to Ward 9 City Councilor Mary Beth Pniak-Costello, this issue has been ongoing.
While this zone change has been attempted four times, this is the first time it has involved potentially building a Starbucks.
In the past, Pniak-Costello said councilors Ronald Belair and Jerry Roy were opposed to this zone change. She noted that both individuals were proactive and advocated for quality of life in Ward 9.
She went on to say that the zone change discussion was brought up in late 2021 and in early 2022.
“They wanted an application for a zone change but didn’t have specific plans at the time. Now the plan is for a Starbucks,” said Pniak-Costello.
Other previous plans included a Dunkin’ and Family Dollar, to name a few, but no matter what, the issue was not about the building — it was about land use, she explained.
Following the February 2022 discussion, the application was withdrawn, before coming back in July 2023. Pniak-Costello said the residents want to know why the issue keeps returning.
“In the past, there was a great deal of neighborhood opposition for the zone change,” which has been consistent, she said.
Located in a “heavily traveled area,” Pniak-Costello said there are concerns with traffic levels and accidents. In December 2021, she visited the area and counted more than 430 cars passing by in 30 minutes, meaning there are about 900 to 1,000 cars per hour.
“As far as I know, [there is] no updated traffic study” and there should be, she added.
Following the meeting, Martin’s daughter, Tammy Martin-Griffin, said a comment she keeps hearing is, “They [abutters] should expect this … They bought into this.”
Her response is, “Nobody bought into this. [They] bought into a quiet, residential, safe, low traveled area” and were promised that the heavily wooded barrier in their backyards would always remain residential.
Martin-Griffin agreed that traffic and speeding in the area is now “out of control.”
“Our section of Prospect Street has been turned into a cut through since the quest by the city to overwhelm this small area with new businesses that cannot safely and appropriately accommodate the already overcrowded traffic, noise and exhaust fumes,” said Martin. Breathing in those fumes would lead to health problems, she added.
Martin said another issue is that if a coffee shop goes in, abutting houses would depreciate “because who would want to buy a house with a Starbucks right behind it?” she questioned.
After speaking with neighbors, Martin-Griffin said there is not a single proponent for this zone change that lives in the vicinity of the parcel.
“More traffic is not needed,” Pniak-Costello said. “Adding a Starbucks will make this worse.”
She reiterated this is not just a recent idea or request — it has been an ongoing concern for many.
There is currently a house on the 523 James St. parcel which has been there for decades. However, the house is vacant and not in good condition, Pniak-Costello shared. Martin described it as a “dilapidated house” that she has direct sight of.
During the Planning Board meeting, members voted 2-2 on this item. Planning Department and Development Director Lee Pouliot explained that the board is only a recommending body to the City Council on zone changes. Therefore, he communicated to the council that the Planning Board was split in its recommendation.
Martin presented the Planning Board with a three-page petition from neighbors regarding the zone change. She told Reminder Publishing that she plans on collecting more signatures.