The chain represents "the antithesis of everything that is Cummington," said one woman.
CUMMINGTON -- The prospect of a Dollar General store at the Rt. 9 gateway to this classic New England village prompted 200-plus hilltown residents and property owners to attend a continued public hearing Thursday night.
The Zoning Board of Appeals voted 3-2 to deny a special permit to Lisciotti Development, which proposes to demolish a vacant brick 1930s apple warehouse to build a 9,100 square-foot dollar store at 337 Berkshire Trail.
The vote followed lengthy public comment, where speakers said the chain store would lower property values, erode the town's rural character, and undermine the local arts, craft, and agriculture economy -- even imperiling the existence of the Old Creamery Coop, a nearby natural foods grocery and cafe that serves as a community gathering spot.
Dollar General represents "the antithesis of everything that is Cummington," said one woman, summarizing the dominant sentiment in the room.
Representatives from the local cultural council and historical commission registered their opposition. A 19-year-old woman, who said she is an eighth-generation resident, decried the store's potential impact upon the village. Several expressed concern about the food co-op, which offers local products.
Zoning Board member Michael Holden said arguments about the economic viability of the Old Creamery Coop were not relevant to the narrow matter at hand -- but that he would vote "no" on the basis of harm to property values and rural character.
"It's not just what a building looks like," said Holden. "We're small business all the way. That's the character of our town." Holden said Cummington has "never had an applicant of this size and scope," and suggested that allowing the permit would set a precedent. "Property values would absolutely go down," Holden said.
Joining Holden in voting "no" were board chair Carla Ness and member Mark Beven. Voting "yes" were Kenneth Howes and Ernie Strong.
Ness, before opening the hearing, requested adherence to "high school" rules of debate, and asked people to refrain from criticizing individuals. Before closing comment, she asked if there were anyone who wanted to speak in favor of the store, and no one stepped forward. Earlier in the evening, one resident spoke in favor of the permit, saying he believes the zoning requirements would be met.
During deliberation, Strong said he is "not a fan of Dollar General" but that he objects to when "these co-op people tell no other business they can come in." He said the current building, which has long been vacant, is a "falling down money pit," and that developing the site would bring value to the town.
A Dollar General would be "good for the public and the area," opined Howes, who said "the working people need someplace to shop." He said people generally buy supplies in Northampton, Greenfield, or Pittsfield -- each at least 20 minutes away -- because things are cheaper there.
Beven said he appreciates the "working people" argument, but noted that not one person during the public comment mentioned that as a concern.
Appearing for Dollar General were Chad D. Brubaker of Lisciotti Development Corp. and Matthew Bombaci of Bohler Engineering. Bombaci said the dollar store would look like a barn and be a "good-looking building" that would not detract from the town's rural character.
Bombaci referenced separate proceedings before the town's Conservation Commission, which must determine if the project, located within a floodplain near the Westfield River, is compliant with Massachusetts wetlands law.
Matthew Bombaci of Bohler Engineering and Chad Brubaker of Lisciotti Development Mary Serreze
Northampton lawyer Thomas Lesser, representing a group of residents, said the burden of proof is on Lisciotti Development to show that their project is compliant with all aspects of the zoning code -- including a provision that it not be detrimental to the public good or character of the town.
Following the meeting, Brubaker and Bombaci declined to say if the denial would be appealed in court.
"No comment," the two said.
The building would be owned by Lisciotti Development, and Dollar General would be the "preferred tenant," Brubaker said.
Because of the anticipated crowd, Thursday's hearing, which was continued from Dec. 6, was held at the Village Congregational Church instead of at the nearby Community Center.
A 4-1 affirmative vote would have been needed to grant the special permit. The zoning board scheduled a Feb. 13 work session to write their formal decision.
Brubaker said the Dollar General would offer 2 to 3 full-time and a handful of part-time jobs. Peg Cowan, a member of the Old Creamery Coop board of directors, said the store employs around 40 people and supports the local economy.
Cowan said the Dollar General "represents a direct threat" to the food co-op, with its 132 vendors representing "local farms and small hometown businesses."
The news comes one month after the town of Deerfield, in Franklin County, nixed a similar Dollar General proposal.