CVS Proposed for Marion

In the lead up to what will probably be a long road for the developers of CVS, the Marion Planning Board met with the point people for Mark Investments, LLC at their special September 2 meeting.

Calling the meeting a “pre-submission” conference, Chairman Stephen Kokkins broke the discussion into two parts: the relocation of the historic Captain Hadley House, and the CVS building and site plan.

Representing Mark Investments was Marc Deshaies of the Perry, Hicks, Deshaies and Mello Law Firm of New Bedford. Deshaies discussed the projects in broad strokes at Kokkins’ request.

The Captain Hadley house – currently an office building located at the northeast corner of Front Street and Route 6 – would need to be moved to the lot immediately to its north to make room for the proposed 13,000 square-foot CVS that developers wish to construct at the corner.    Deshaies said that traffic studies have been completed by MDM Transportation Consultants and that Bohler Engineering has begun some engineering work. Representatives from those firms were also on hand to add expert details to the discussion.

Deshaies also said that the entrances for the CVS would include two on the Route 6 side of the property and one on the Front Street side. There would also be a third entrance on Route 6 for the relocated Hadley house. He said that all FEMA regulations would be met by raising the building 17 feet, and during upcoming meetings with the Conservation Commission, wetland delineations and other environmental impact issues would be vetted to the satisfaction of the town. Deshaies also said that the CVS is planned to have a drive-up pharmacy window.

Dean Holt of Mark Investment said his company has a great deal of experience in communities such as Marion and has built 150 similar projects. Engineer Josh Swirling of Bohler Engineering outlined a vegetated border to “soften” the lines of the building and, due to the height requirements by FEMA, a stair and ramp system would be designed into the building.

The board members were not shy in expressing their concerns. Eileen Marum was concerned that the traffic study was not in-depth enough, noting that a CVS at that location would add to an already busy and hazardous location near Cumberland Farms.

Kokkins said that this project was two and a half times larger than any other project that has been proposed for the community in recent years and then read from prepared notes intended to drive home the point that Marion was a seaside residential community where buildings needed to “conform with the neighborhood characteristics.” He also said that Marion has published architectural guidelines that he said the applicant’s team needed to study.

Kokkins was also concerned that the traffic study did not take into consideration the number of towed vehicles – such as landscape and boat trailers moving along Front Street at that intersection – and he felt certain that large tractor trailers making deliveries to a CVS at that location would only add to the congestion.

“This doesn’t fit,” said board member Steve Gonsalves about the conceptual drawing of the CVS. “For me to feel a sense of pride, we’ve got to do something about this building.” He added that other CVS buildings, namely those on the Cape, are much more attractive than the one planned for Marion.

“The architectural look is not close yet to what we want in Marion …” said Kokkins.

Popitz shared his opinion, saying, “The town of Marion needs businesses to increase the tax base … appearance should fit into the town.” He continued, “I don’t know if we need a CVS, we have pharmacies close by … I’m very concerned about its proximity to the flood zone.”

The few residents who spoke did not hold back their negative feeling about the project. Lee Harrison of 390 Marion Road noted that Tabor Academy traffic alone was a consideration at the Front Street intersection, and that too many corporations were coming into town. He wondered why they do not consider building the CVS at the corner of Point Road and Route 6 where empty businesses now stand.

Anna Hays of 372 Conserve Road questioned, “Why are you building in a flood zone at all?”

“We’ll need time to study this complex proposal,” said Kokkins. He also told the applicant(s) that they could anticipate the town requesting independent peer review for a project of this scope.

Kokkins invited the development team to return to the next Planning Board meeting with more information and some responses to the questions and concerns that had been raised. Deshaies said they would do so.

In other business, board member Norman Hills brought the members up to date on the Master Plan project which has been ongoing for some months. He said that the committee would be meeting 30 minutes prior to regular Planning Board meetings to complete their work. Hills said that more funds were needed, that a part-time planner would be beneficial, that a public meeting is being planned and would be held at the Music Hall, and that a grant had been submitted for an additional $18,000 to help fund the effort.

The next meeting of the Marion Planning Board is September 15 at 7:00 pm in the Town Hall conference room.

By Marilou Newell

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