Proposed Development Near Train Station Fails to Pass Planning Board

When it came to a vote from the planning board, two of three was bad for developer Marco Crugnale.

Despite approving the parking plan and site plan, a special permit for one of two proposed buildings to be constructed near the train station failed to pass the planning board on a 4-3 vote. The special permit would have allowed Crugnale to construct a residential apartment building in an area zoned for business. The approval of least five out of seven members of the board was needed for the permit to be granted.

The surprise result saw board members Ralph Penney, Richard LeBlanc and Michael Feck all vote against the $15 million project, stating that they feel the benefits do not outweigh the potential detriments.

North Common Estates would have consisted of a 39-unit building with 7,000 square feet of retail space and a 42-unit building with no retail space.

Adding to the current retail space, Crugnale said that any more could jeopardize his funding for the project.

“Right now this is how I can finance it and how I get it through,” Crugnale said.

The local developer was also willing to invest $200,000 - $300,000 in improvements for the area around the North Common and train station including wider sidewalks, traffic improvements, new lighting, benches, and trees. The lighting and benches would have been consistent with current structures in the area.

Town Planner Shaun Burke endorsed the development, calling it “a landmark project” that could link the two parts of downtown.

“I think you have a unique opportunity, it would be a grievous error not to avail yourself of that opportunity,” Burke said, saying that to pass on the project would “seeing the trees and not seeing the forest.”

For those voting against the project, not having the extra retail space in the second building proved to be a dealbreaker.

“I’d love to see the corner redeveloped bu for me not having the commercial space is too big of a deal,” Feck said.

Penney added that he was worried about the economic limits and lack of commercial space.

Beth Collins supported the project as it was, calling it a win for retail.

“I love this project. I think it’s going to help us take downtown where it needs to go, it increases the quality of that retail, and there is an estimated 10-fold increase in the value of the property,” she said.

Don Cleary said the development was the right project in the right place, with the benefits outweighing the detriments.

Crugnale’s options are limited in terms of an appeal. He could revise the plan by adding commercial space to the second building, turning it into a mixed-use structure that could go into a business district by right.