LONGMEADOW –  On Jan. 17 the Longmeadow Planning Board hosted a public forum regarding the towns Brewer-Young mansion and the potential re-zone of the historic building from residential to professional.  The mansion sits next to ­the town green at 734 Longmeadow St.  

The Public Hearing lasted nearly three hours with both a presentation from co-owner of the property, Andrew Lam, alongside him Attorney Jim Martin. Chris Orszulak and Henry Clement are also co-owners of the Brewer-Young mansion.  The three co-owners form the group “the Longmeadow Historic Preservation Partners.”

Martin shared with the Planning Board letters from the real estate agent who represented the mansion for numerous years, a letter from the Young family, letters from the property abutters, a letter from residents of the historic district and a letter from a member of the historical commission and members of the historic district commission.  In addition, he brought forth a petition in support of the re-zone, which featured 114 resident signatures.

Martin then noted that one of the issues that has been raised in connection with this petition is the legal issue of whether or not this would be considered spot-zoning.  He stated that the legal opinion of town council concluded that it is not spot-zoning if this property were to be rezoned.  He then explained what constitutes spot-zoning.

“The general misunderstanding is that if you have a consistent zone and you rezone something in the middle of that zone that it automatically is spot zoning, and that just isn’t correct. I’ve sited plenty of cases in here, as did Town Council. The factors that go into it are both the facts surrounding the specific parcel, the benefit to the town, and the basis for the town,” Martin said.

He continued, “It is consistent with prior uses. It is consistent with the fact that given the overall residential nature of Longmeadow in order to have any type of business or commerce it has to be fit into the town. So, if you look at the plastic surgeon’s office, if you look at the Community House, if you look at the restaurants, if you look at the banks, those have all been fit into the residential zones.”

Lam then offered a presentation to the board and the numerous town residents in attendance, sharing information that led up to the Longmeadow Historic Preservation Partners purchase of the property as well as answers to common questions he hears regarding the property.  Lam is the primary abutter of the Brewer-Young mansion.

“As we’ve navigated this process we’ve really appreciated that there are strong feelings on both sides of the issue, and as you know I spent many years on the Historical Commission, strongly advocating against the Young Mansion being anything other than a residence. As someone who has studied this problem for eight years, tried very hard to find alternative solutions, is the primary abutter who will be most affected by any changes of the mansion, and who know truly understands the enormous cost required to restore and maintain this building, I’ve reversed my position,” Lam stated.

He then noted that he changed his stance on the matter for two reasons.  After assessing the costs of the building and property, not only for restoration but for general maintenance, he realized it would be too costly to restore the building to a residential home.  Additionally, Lam said that the “state of disrepair has reached the point that we don’t have the luxury of waiting more years for something miraculous to happen.”

Lam then continued to list eight reasons why the three co-owners feel that the article deserves the towns recommendation: the mansion is an irreplaceable historic landmark, the mansion will never be a residence again, their belief that no “angel” organization will come to save it, the group can’t wait any longer if they plan to save the structure, re-purposing the building as offices will make it self-sustaining, the historic interior can be preserved, the plan fits into Longmeadow’s long-range plan and the plan was unanimously endorsed by the towns Historical Commission.       

During his presentation Lam stated that should the building be re-zoned to professional use, it would only be open from 9 a.m. to 5 p.m., would be quiet at night and on the weekends, would allow for the property to again serve a useful purpose in the community, and would assist the towns tax base.  He noted that fully restored, the building would provide for $50,000 in taxes annually.  If lost, the empty lot would only accumulate $3,100 in tax funds.  Additionally, he shared that the traffic study conducted showed a “minimal impact.”                                

Lam provided the plans they’ve shown previously to the Planning Board regarding parking for the building. The plans show that the parking would be located in the rear of the building, shielded from the street.  The parking estimate was based on the Planning Board bylaws, which is based on the square footage of the building.  Lam stated that there is one parking spot allocated for every 300 square feet, leaving the parking lot with a total of 36 spots.  He then shared that they intend to apply to the Zoning Board of Appeals to reduce that parking space number by 25 percent because it’s located in the historic district.  In addition, the presentation showed photos of trees, shrubs and hedges that are either already in place or would be added to shield abutters and passersby from viewing the parking lot.

Lam briefly touched upon the town’s Long-Range Plan which was adopted in 2004, stating that he can assure residents when the plan was put into place the members who created it were thinking of the Brewer-Young mansion.

“This does not mean that there was some grand scheme to commercialize all of Longmeadow Street, it was instead a recognition that a house like the Young Mansion might not always be able to survive as a single-family residence. The same report on that same page said that, “It is not the towns preference to change Longmeadow Street into a commercial corridor, however, offering property owners to locate offices with office uses within larger homes on adequately sized lots may be necessary in the future. If the cost to own and maintain these residences continues to escalate,”” he said.

In the closing of his presentation, Lam addressed four questions he’s commonly received regarding the property.

The first question he listed was, “Will this lead to other properties being re-zoned?” Lam responded simply, no.  

“To suggest the Young Mansion would lead to the re-zoning of many other homes is to ignore the obvious uniqueness of this structure and this circumstance.  There is simply no other home like it in town,” Lam said.

Secondly, Lam answered the question, “Did our town forefathers try to restrict businesses around the green?”  Again, he answered, no, there is a misunderstanding of the towns history.

“In the 1800’s there were actually buildings located on the green itself, like the Congregational Church and a couple of shops, and there was a decision to move those buildings off the green, but there wasn’t any objection to businesses around the green.  In fact, there’ve been many businesses along Longmeadow’s green throughout its history,” Lam said.  

He then shared a map from the 20th century showing businesses that included the General Store, a medical practice, a plant and flower business, “People’s Cheap Cash Store,” a restaurant, a bed and breakfast and a private school.

“The green is not static, it continues to change with time,” he said.

The next question listed questioned whether or not a re-zone could affect parking around the Community House.  While he said he couldn’t confirm anything for certain, Lam said that by definition, public parking is for the public and he’s aware of several businesses in Longmeadow who use the public town parking.  Lam then shared that there are 68 parking spaces, with 40 in front of the Community House and 28 between the Community House and First Church, and on average, during the middle of the day, about 15 of them are used.

The final question Lam stated was, “What if a future owner tears down the mansion?”  He added that if nothing is done now, the mansion would be lost.  If it’s saved and restored, he said that it’s extremely unlikely that a future owner would demolish it due to the value of the mansions historic and architectural qualities.

In closing, Lam made a public pledge on behalf of the three co-owners that if while they own it if the mansion is ever demolished due to a natural disaster striking, they would petition to have the town return the zoning to residential.

Without further ado, residents were welcomed to come in front of the Planning Board and share their thoughts.  The first resident to speak was Steve Weiss of the Longmeadow Historical Commission, who offered the sentiment that he is in favor of the zone change.

Resident Henry Cropsey came before the Board and said that he is concerned about the president re-zoning the Brewer-Young mansion could have on the neighborhood and the town.  

“If this house can be re-zoned commercial, then any house can be re-zoned commercial,” he said. “The Board must consider that this proposal is the first step in commercializing Longmeadow street one house at a time.”

Cropsey and his partner have called themselves, “Save the Green.”  During their presentation, in opposition to the change, they noted that adding a section of commercial use would change the green, stating there would be more traffic, it would be less walkable, it just wouldn’t be what we have all learned to love and know.”

The forum brought out passionate residents on either side of the aisle, whether advocating for or against the mansion.  By the close of the meeting the Board heard from 26 residents. In fact, 13 residents were for the project, and 13 residents were against. Following the close of the Public Forum, the Planning Board discussed, deliberated and voted on the issue before them.  At the close of the meeting as a whole, the Planning Board voted three in favor to one opposed to endorse the re-zone of the Brewer-Young mansion property.

On Jan. 25 at 7 p.m. the town of Longmeadow will host a Special Town Meeting at the Longmeadow High School at 95 Grassy Gutter Rd.

 
To watch the Longmeadow Planning Board Public Forum meeting and listen to resident comments both in favor and against the re-zone of the property, go to Longmeadow TV’s YouTube page, or this link https://www.youtube.com/watch?v=5jUxUcm5P2g&t=3402s.