Planning Board

Chicopee Planning Board Voting Record and Minutes The Planning Board of the City of Chicopee public hearing for Thursday, October 2, 2025 at 7 PM RiverMills Senior Center, Classroom 30, 5 West Main St., Chicopee, MA 01020 Meeting was brought to order at 7:00 PM. Planning Board Attendance Member Present Absent Excused Michael Sarnelli, Chair X Cynthia Labrie, Vice Chair X Eric Oulette, Clerk X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X Planning Department Staff Attendance Title Name Present Absent Excused Director Lee Pouliot X Development Manager James Dawson X Assistant Planner Patrick Collins X Associate Planner Nick Kiser X ITEM 1: Zone Change from Residential A to Residential C to allow the conversion of a legally non- conforming two-family house into a three-family house. Location: 143 Royal St., Chicopee, MA. Applicant: Brandon Behnk, 127 Prospect St., East Longmeadow, MA 01028 Notes: The Applicant presented his petition to the Board. The purpose of the Zone Change is to be able to convert an accessory structure into a third living unit. The property is zoned residential A and currently contains a legally non-conforming two-family dwelling. Several residents were in attendance and opposed the petition for several reasons, several being: they didn’t want any more multi-family dwellings in the neighborhood, not comfortable with rental units, prefer owner occupied dwelling, additional cars and need for parking, concerns for lowering property values. Staff noted the change would constitute a spot zone and therefore could not support the change. It was noted that based on the new State Law the Applicant could construct an Accessory Dwelling Unit (ADU) on the property with a maximum size of 900 SF dependent on the living space of the existing two-family. Motion to recommend denial was made by Andrew Desrochers and seconded by Cynthia Labrie. Vote was 6-0 to recommend denial to the City Council. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 2: (Tabled from August 7 and September 4, 2025) Preliminary Site Plan to renovate existing building into mixed-use space and construct a new mixed-use building on the property with associated parking and other site improvements. Location: 185 Grove St. and 22 Grove Ave., Chicopee, MA. Applicant: RT Commercials, LLC, 185 Grove St. Chicopee, MA 01020. Notes: Jeffrey Squire from The Berkshire Design Group presented the plans to the Board. The Applicant was also in attendance. Mr. Squire reviewed the SPRAC comments that were explained in detail at previous meetings. The plan is to renovate the existing building into a restaurant/café use on the first floor with living units on the upper floor. The original plan was to construct a second building on the property. However, this posed some issues with parking and required setbacks. Therefore, the plan was revised to eliminate the second building. One resident noted that the Property Owner had invested significantly in the property to make improvements while another noted the presentation was difficult to hear and see and accused the Board Members of not asking enough questions. The Board discussed the Site Plans and voted to approve the Plans and accept the SPRAC Comments as Conditions of Approval to be addressed on the future Definitive Site Plans. Motion to approve with conditions was made by Cynthia Labrie and seconded by Rajesh Sanghvi. Vote was 6-0 to approve with conditions. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 3: Preliminary Site Plan with Waivers for the construction of two 7,200 SF contractor/flex buildings and associated site improvements. Location: 821 East Main St., Chicopee, MA. Applicant: A. Crane Properties LLC. c/o Mr. AJ Crane, same address. Note: This Preliminary Site Plan was accompanied by four Waiver of Site Plan Regulation requests. The four requests were voted upon prior to the Board voting on the overall Preliminary Site Plan Waiver #1 – Waiver of Section 2-25E Grading and Stormwater Management Plan: General Cut and fill areas indicated. Notes: The Board considered that there was no opposition from the City Engineer on this issue and voted to approve the waiver. Motion to approve was made by Andrew Desrochers and seconded by Cynthia Labrie. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X Waiver #2 – Waiver of Section 2-25A – General Requirements: 1”=20’ Notes: Staff noted the plans were legible at the requested reduced scale and recommended approval. Motion to approve was made by John Paquette Jr. and seconded by Rajesh Sanghvi. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X Waiver #3 – Waiver of Section 2-25H – Cross Sections: Typical Road Cross Sections Notes: The Board considered that there was no opposition from the City Engineer on this issue and voted to approve the waiver. Motion to approve was made by Andrew Desrochers and seconded by John Paquette Jr. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X Waiver #4 – Waiver of Section 2-25H – Cross Sections: Cross Sections of any retention of detention basins. Notes: The Board considered that there was no opposition from the City Engineer on this issue and voted to approve the waiver. Motion to approve was made by Cynthia Labrie and seconded by Andrew Desrochers. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 3: Preliminary Site Plan with Waivers for the construction of two 7,200 SF contractor/flex buildings and associated site improvements. Location: 821 East Main St., Chicopee, MA. Applicant: A. Crane Properties LLC. c/o Mr. AJ Crane, same address. Preliminary Site Plan Notes: The Applicant’s Project Engineer presented the Preliminary Site Plan with the Board. He also reviewed the SPRAC comments, in detail, one by one with the Board. Staff noted that the Applicant was going to have to file an Notice of Intent (NOI) with the Conservation Commission and a Variance with the Zoning Board of Appeals and receive approval from said Commission/Board prior to the Planning Board approving Definitive Site Plans. One resident was concerned about the project as it was in the area of the Western Massachusetts Food Bank which was a contentious project with Abutters and their perception of the Board’s handling of the Food Bank Project. The Board discussed the overall Preliminary Site Plan and voted to approve the plans with the SPRAC Comments becoming Conditions of Approval to be addressed on future Definitive Site Plans. Motion to approve was made by Cynthia Labrie and seconded by John Paquette Jr.. Vote was 6-0 to approve the Preliminary Site Plan with Conditions. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 4: Waiver of Frontage from Chapter 275-53 frontage from 75’ to 68.08’ to create a new single- family building lot from 100 Beaumont Ave., Chicopee, MA. Applicant: Andrew Crane, 44 Sandtrap Way, Chicopee, MA 01020. Notes: The Applicant presented the petition to the Board. He explained the plan for the lots and presented the Board with some proposed house styles. He explained the houses would be owner occupied single- family dwellings. Staff noted a Variance from the Zoning Board of Appeals was also required for the lot to become a legal building lot along with approval from the Chicopee Conservation Commission. One Resident asked the Board “Why repeat mistakes of the past” when referring to their consideration of the Waiver. Motion to approve was made by Cynthia Labrie and seconded by Andrew Desrochers. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 5: Morgan Circle - Endorsement of As-Built Plan and release of any covenants/bonds/deposits being held by the City. Notes: Two votes were taken on this issue. First vote for the endorsement of the As-Built Plan and the second vote for the release of any covenants, bonds and/or deposits being held by the City. Motion to approve both the plan and the release of any covenants, bonds, and/or deposits being held by the City was made by Cynthia Labrie and seconded by Rajesh Sanghvi. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli XX Cynthia Labrie XX Tom Reniewicz XX Rajesh Sanghvi XX John Paquette Jr. XX Andrew Desrochers XX ITEM 6: Sycamore Lane – Endorsement of As-Built Plan and release of $73,360.00 cash deposit. Notes: Two votes were taken on this issue. First vote for the endorsement of the As-Built Plan and the second vote for the release of the $73,360.00 cash deposit being held by the City. Motion to approve was made by John Paquette Jr. and seconded by Andrew Desrochers. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli XX Cynthia Labrie XX Tom Reniewicz XX Rajesh Sanghvi XX John Paquette Jr. XX Andrew Desrochers XX ITEM 7: Mayflower Avenue Ext. – Endorsement of As-Built Plan and release of any covenants/bonds/deposits being held by the City. Notes: Two votes were taken on this issue. First vote for the endorsement of the As-Built Plan and the second vote for the release of any covenants, bonds and/or deposits being held by the City contingent upon the Applicant providing proof of Sidewalk Waiver Payment. Motion to approve was made by John Paquette Jr. and seconded by Andrew Desrochers. Vote was 6-0 to approve with the noted contingency. Member Approve Deny Table Abstain Michael Sarnelli XX Cynthia Labrie XX Tom Reniewicz XX Rajesh Sanghvi XX John Paquette Jr. XX Andrew Desrochers XX ITEM 8a: ANRs – Montcalm & Beaudry Ave – Christopher Fedora Notes: Staff explained the ANR to the Board noting the new lot line configuration was odd but the lots met all dimensional requirements. Motion to approve was made by Cynthia Labrie and seconded by John Paquette Jr. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 8b: ANRs – Blanchard Street – Anthony G. Smigiel / David & Krissy Gagne Notes: Staff explained the ANR to the Board noting it was a transfer of one piece of property from one landowner to another. Both lots remained legal lots. Motion to approve was made by Andrew Desrochers and seconded by John Paquette Jr. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 8c: ANRs – 1601 Westover Rd Notes: Staff explained the ANR to the Board noting there were issues related to an easement on the property that delayed the process. Motion to approve was made by Cynthia Labrie and seconded by Rajesh Sanghvi. Vote was 6-0 to approve. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 9: Minutes from September 4, 2025 Notes: Board Members noted two corrections to be made to the minutes prior to filing with the City Clerk. Staff noted the corrections. Motion to approve the minutes with the noted corrections was made by John Paquette Jr. and seconded by Andrew Desrochers. Vote was 6-0 to approve with the noted corrections. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X ITEM 10: New Business/Discussion Notes: Staff explained the November meeting was going to be held on November 13, 2025 due to Election Day and the rescheduling of the City Council meeting. ITEM 11: Adjournment next meeting is scheduled for November 13, 2025. Motion to adjourn was made by John Paquette Jr. and seconded by Cynthia Labrie. Vote was 6-0 to adjourn. Member Approve Deny Table Abstain Michael Sarnelli X Cynthia Labrie X Tom Reniewicz X Rajesh Sanghvi X John Paquette Jr. X Andrew Desrochers X Meeting adjourned at 8:53 PM.