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Date: 11/7/2023
CHICOPEE — Just when neighbors thought it was done, a new preliminary plan for a drive-thru only Starbucks and three residential units at 523 James St. was presented to the Planning Board during its Nov. 2 meeting.
Applicant Daniel Hannoush with DDM Property Group LLC is proposing a drive-through coffee shop with associated site improvements and three residential lots zoning Business A and Residential A.
Rob Levesque from R Levesque Associates explained that the site plan before the board is something they have seen before under a zone change request from Residential A to Business A for the entire part of the property. However, The City Council voted against the zone change during an Oct. 3 meeting.
“It was made pretty clear to us that the expansion of the Business A zone was not seen as a positive thing, at least from the neighborhood’s point of view, so we looked at what we have here,” Levesque said.
He shared that the original plan was looking at siting a coffee shop, which is still the plan, but with the Business A portion of the property — which allows the coffee shop by right — they were able to accommodate a drive-thru only.
Levesque said many chain coffee shops are going to drive-thru only which allows for a smaller building, no patron use area and only parking for employees, along with a drive-thru and bypass lane.
Although not the subject of the preliminary plan, Levesque said for reference, on the western portion of the property and off of the Memorial Drive and James Street access, the plan shows three single family homes which are “allowed by right” in this zoning district.
“We’re working with the zoning we have,” he added.
Once again, several neighbors and abutters to the property spoke in opposition to the proposal, with traffic and safety remaining the main concerns.
Diane Martin, who directly abuts the small parcel of land on Prospect Street, noted that they have been fighting this for years.
“We, the residents, feel like we don’t have any say this time,” Martin said.
Ward 6 City Councilor Derek Dobosz said the council denied the zone change because they believe this parcel is not safe to develop. He shared that his personal issue is with the drive-thru. “We don’t want a repeat of the [former] Dairy Queen on Keddy Boulevard with cars going all the way down, stacking, and that’s what’s going to happen here.” He added that the cars will “clog up” James Street and Memorial Drive.
“I don’t think it’s very safe,” he said.
Dobosz noted that prior to his comments, no Planning Board members asked the applicant any questions about the plan. “In my opinion, that’s just not due diligence. We’re willing to do the due diligence for you. I would ask that you delay the vote one meeting — let the City Council go through the plans, let the residents go through the plans — we have a lot of resources here, we’re a community, we’re willing to go through the plans with the Planning Board.”
Some neighbors also expressed concern with the fact that the Planning Board just received this plan.
Ward 9 City Councilor Mary Beth Pniak-Costello agreed with Dobosz that this is “not a safe idea.”
Looking at the crosswalks in front of 523 James St., she said, “You take your life in your hands when you’re crossing there, and this will only add to the dangers.”
Pniak-Costello noted that she requested an attorney be present at this meeting because of some legal issues related to the proposal but was told only the Planning Board has the power to request one.
A motion was made to approve the preliminary site plan with all comments being met and taking some neighbors comments into consideration. It passed with a vote of 4-1, as Eric Willett voted no.