Towne Shoppes
of Longmeadow:
A Win for Longmeadow
The Colvest Group bought the former First Church of Christ, Scientist, property at 916 Williams Street in 2015 with an eye towards future responsible development, and has since been a very good neighbor, maintaining the site in excellent condition.
The property is located on William Street about 100 yards east of where Bliss Road merges into William Street. The site is located directly next to the very popular Longmeadow Shops and within close proximity to Williams Place and Big Y. This section of Williams Street and Bliss Road is home to the majority of Longmeadow’s retail amenities and restaurants. The site itself is approximately 3 acres in size, just under a third of the size of the Longmeadow Shops.
Colvest’s Appeal
The Colvest Group has filed an appeal in Hampden County Superior Court challenging a Longmeadow Planning Board condition tied to its proposed Towne Shoppes of Longmeadow development at 916 Williams Street: a restriction requiring the project’s primary driveway on Williams Street to operate as a right-turn-only exit. While the Planning Board otherwise approved the site plan, Colvest is asking the court to review the decision to restrict the project’s primary driveway to a right-turn-only exit, a condition Colvest says threatens the functionality and viability of the development.
Colvest argues that the restriction is not supported by the two independent traffic studies, neither of which recommended banning left turns from the western primary driveway. In fact, the traffic analysis found that the proposed driveway intersections on Williams Street provide sufficient sight distance to meet recognized roadway design and safety standards, and that the project’s traffic would have only a minor effect on overall traffic operations during peak periods.
Explaining The Appeal
In its decision, the Planning Board referenced a proposal prepared by Fuss & O’Neill Engineers, recommended for consideration by the Town DPW, which the Town commissioned from a MassWorks grant to evaluate roadway and intersection improvements in the surrounding Williams Street, Redfern Drive and Bliss Road areas.
Although the Colvest site plan and the Fuss & O’Neill Engineers proposal have become linked in public discussion, the recommended roadway improvements were not made in response to the design of the project’s primary driveway at issue with the Planning Board, and Colvest has previously agreed to support improvements at the Williams Street, Redfern Drive and Frank Smith Road intersection.
Because traffic discussions in this part of Longmeadow have involved more than one proposal, it is important to distinguish Colvest’s appeal from the Fuss & O’Neill proposal.
Colvest’s appeal concerns one specific issue at 916 Williams Street: the Planning Board’s restriction limiting the project’s primary driveway to right-turn-only exit. The town’s separate work with Fuss and O’Neill is a broader municipal roadway project, which is under consideration by the Town. Colvest recommends that there is nothing in that proposal which is inconsistent with the Colvest site plan as filed.
What is the separate Fuss & O’Neill project?
The Williams/Bliss/Redfern corridor work is a proposed Town-led infrastructure effort. Public materials from the Town show that the current MassWorks grant funds design work for improvements stretching from the Redfern Drive and Williams Street intersection west toward Williams Street, Bliss Court and Bliss Road. The design concepts presented publicly include items such as signalized improvements at the Redfern-Williams St. intersection, changes to the “triangle” circulation area and a potential roundabout concept in the corridor which would be farther west of the Colvest site. Colvest’s appeal is not a challenge to the Town’s broader planning goals.
What did the traffic record say about the left-turn exit?
The project record included two independent traffic studies. One was prepared by Colvest, the other was commissioned by the Planning Board at Colvest’s expense. Neither study recommended banning left turns from the western driveway. Instead, both traffic studies found that although left-turn exiting movements were expected to experience average delays during daily morning and afternoon peak hours, the traffic anticipated from the proposed development can be safely accommodated on the existing roadway system.
Comments to the site plan from Town departments focused on the eastern driveway’s current location near the Redfern-Williams St. intersection. Colvest has agreed to move that curb cut farther away from the intersection. No comments identified the left-turn movement from the Colvest primary driveway as a separate safety problem requiring elimination. The studies also found that the available sight distance at the proposed driveways exceeded applicable standards.
The Towne Shoppes of Longmeadow: Build Support For Better
An overview of the project, its benefits to the Town of Longmeadow, and our progress to date in this informative video.
Committee for Responsible Development
Committee members:
- Jim Stewart
- Ray Lukas
- Bob Stewart
- Bill Firestone
- Mark Draymore
- Marie Draymore
- Bill Fitzgerald
- Tom Shea
- Armand Wray
- Jeff Roberts
- John Rousou
- Maria Rousou
- Ron Abdow
- Jim Brennan
- Brian Fitzgerald
- Bob Clarke
- Judy Yaffe
- Tyler Saremi
- Al Miles
- Andy Mirkin
- Eric Lesser – Former Senator
- Sam Hanmer
- Brian Ashe – State Representative
- Andrew Henshon
- Jeff Fialky
- John Sjoberg
- Fran Cataldo
- Sue Halpern
- Richard Halpern
- Todd Goodrich
- Marie Angelides
- Douglas Sarnelli
- Jeff Grodsky
- Chris Diamond
- Sue Greco
- Francis Mirkin
- Nancy Mirkin
Benefits to Residents and Town of Longmeadow!
Increased, much-needed tax revenue.
The proposed retail space will generate an estimated additional $250,000–$300,000 of “new growth” tax revenues annually, including real estate taxes, personal property taxes of tenants, parking lot storm water fees and potential meal taxes. This would help to fund the town’s increasing expenses.
Best use of the property.
Colvest believes the use of this property to expand the shopping area currently adjacent to it is more beneficial to the town than uses available in a residential zone.
Enhanced local shopping and dining options.
As the success of the Longmeadow Shops has demonstrated, residents appreciate the convenience of a local retail destination in keeping with the town’s look and feel.
Updated intersection.
A traffic study conducted for this area in 2015 showed the need for an updated traffic light, a wider road to accommodate turning lanes and sidewalk updates for ADA compliance. In 2015 when the zone change was approved for the CVS addition to Longmeadow Shops, the Shops contributed $250,000 to the town to be used towards the cost of upgrading this intersection. Colvest also intends to cooperate with the town for upgrading this intersection and will also contribute up to $250,000 towards this project.
Gallery
The Towne Shoppes of Longmeadow Gallery below showcases the property at 916 Williams Street as it now stands, and offers artist renderings of the proposed development.
Frequently Asked Questions
We answer some of the most frequently asked questions (FAQs) about the Towne Shoppes of Longmeadow project and proposed zoning change. Please reach out if you have additional questions.
Where is the property?
The three-acre parcel is the former First Church of Christ, Scientist, property at 916 Williams Street, located on the corner of Williams Street and Redfern Drive, adjacent to the Longmeadow Shops.
Who is the developer?
The Colvest Group, a respected developer of office and retail spaces in western Massachusetts and Connecticut. Colvest bought the property from the church in 2015 and has since been a good neighbor, keeping the site in excellent condition with an eye toward responsible development.
What does Colvest want to do with the property?
Construct approximately 25,000–30,000 square feet of retail space in one or more single-story buildings for lease to tenants. The development would be consistent with the design and character of the Longmeadow Shops.
Have tenants been secured?
Colvest is committed to attracting high-quality, specialty retail shops, and possibly a restaurant, all of which would be suitable for the residents of Longmeadow; however, it is not possible to obtain firm commitments from tenants until the property is zoned properly for the locations of their businesses.
What is the process for development?
A zone change is only the first step. After the zoning is changed, the project will go through the Site and Design Review process under the jurisdiction of the Planning Board. Through this process, the Planning Board will approve the layout, parking, traffic handling, access, drainage, lighting, signage and the like to assure these are compliant with all state and town regulations and zoning by-laws. This process is undertaken by the developer and the Planning Board at one or more public hearings. In addition, certain town boards and departments, including police and fire departments, will review and make recommendations for the site plan and design to the Planning Board.
How does the Towne Shoppes of Longmeadow project benefit the Town of Longmeadow?
- Increased, much-needed tax revenue. The proposed retail space will generate an estimated additional $250,000–$300,000 of “new growth” tax revenues annually, including real estate taxes, personal property taxes of tenants, parking lot storm water fees and potential meal taxes. This would help to fund the town’s increasing expenses.
- Best use of the property. Colvest believes the use of this property to expand the shopping area currently adjacent to it is more beneficial to the town than uses available in a residential zone.
- Enhanced local shopping and dining options. As the success of the Longmeadow Shops has demonstrated, residents appreciate the convenience of a local retail destination in keeping with the town’s look and feel.
- Updated intersection. A traffic study conducted for this area in 2015 showed the need for an updated traffic light, a wider road to accommodate turning lanes and sidewalk updates for ADA compliance. In 2015, when the zone change was approved for the CVS addition to the Longmeadow Shops, the Shops contributed $250,000 to the town to be used towards the cost of upgrading this intersection. Colvest also intends to cooperate with the town for upgrading this intersection and will also contribute up to $250,000 towards this project.
Reach Out
We invite you to contact us using the form below to show your support for Towne Shoppes of Longmeadow, share your thoughts or ask questions.