Planning Board continues Cumberland Farms deliberations

Date: 4/11/2012

April 11, 2012

By Debbie Gardner

debbieg@thereminder.com

WEST SPRINGFIELD — The Planning Board tackled project requests for the two corners of Union Street, which borders the town's historic district, during its April 4 meeting.

At the suggestion of Planning Board Member Katie Harrington, the board continued until April 18 any decision on the permit application by Cumberland Farms to demolish the former Clark's Gulf Station on the corner of Park Avenue and Union Street and construct a 4,422-foot Cumberland Farms convenience store with four multi-product fueling stations.

She made that motion based on questions that remained regarding the revised site plan that had recently been submitted to the board.

Following an abbreviated project presentation by Attorney Denis Powers, project manager Lukien Distefano of Bowler Engineering and traffic consultant Steven Severino from Fuss & O'Neill, Planning Director Richard Werbiskis informed the board that the town received the revised site plan from Cumberland Farms as requested by the Zoning Board of Appeals (ZBA) at its March 19 meeting— at 11:30 a.m. that morning.

Werbiskis said that the Department of Public Works (DPW) had expressed concern about the design to eliminate the potential for left turns into the property at the first curb cut near the corner of Park Avenue and Union Street and though the revised pan showed a requested modification, the DPW had not had an opportunity to review the plans.

He also indicated that, in giving its approval, the ZBA had pointed out that "the left turn [in question] was to be reviewed by the Planning Board and that the final decision was to be made by them."

At the March 19 ZBA meeting, ZBA member James Bourtha had told a group of residents opposed to the new convenience store project that his board's approval was not the final OK for the project. Many of the same concerned neighbors were present in the Planning Board audience, but did not speak at the meeting.

Harrington asked the applicant if a two-week delay "to let the DPW review the plans" and advise the Planning Board would be agreeable to Cumberland Farms. Powell agreed, indicating the delay would give his client time to secure some outstanding permits necessary for construction.

The board also heard a request from Attorney Mark Beglane, representing Century Park Realty LLC, to alter the original special permit granted for a non-conforming building located directly across from the Cumberland Farms project, at the site of the former International House of Pancakes.

Beglane said the special permit for the project, also located on the corner of Park Avenue and Union Street originally called for a minor renovation to the former restaurant. However, as the contractor attempted to remove the roof to square off the walls of the building, Beglane said the "north wall collapsed and other walls were in danger of collapse," necessitating their removal for safety reasons.

That work, he said, was performed in December, and the project has been on hold since that time, awaiting board approval of a special permit for the new site plan showing more extensive construction. He stressed that the new building, which would retain one original wall of the former non-conforming structure, would have the same footprint as the original structure and would be "much more conforming to the neighborhood."

Werbiskis said the proposed alteration to Century Park Realty's the permit request was already approved by the ZBA, and he recommended that the board approve the new permit to expedite the completion of the project. Beglane said when complete, the building would be occupied by a Doctor's Express walk-in emergency medicine clinic franchise, similar to one that was opened recently on Parker Street in Springfield.

Resident Dianne Crowell, who has spoken against the Cumberland Farms project at numerous meetings, said she approved the Century Park project, as the proposed project, with its extensive landscaping plans, was a "chance to beautify the corner."

Werbiskis suggested the applicant be asked to add more landscaping along the Union Street corridor to shield the parking lot from the sidewalk. The board approved the new special permit request with the landscape provision by a vote of 5-0.