West Side Capitalizes on ‘Crossroads’ Location
West Springfield Mayor Will Reichelt recalls that, after his community’s City Council voted in the spring of 2018 to place a ban on any and all cannabis-related businesses, he received some texts from his counterparts in Holyoke and Westfield.
He doesn’t remember the exact wording of either one, but he told BusinessWest that they amounted to thank-you notes, as in — and he’s paraphrasing here, obviously — ‘thank you for the tax revenue that might be coming to our cities because it won’t be coming to yours.’
More than a year after that vote and those texts, Reichelt feels confident in saying that the full ban, while obviously well-intentioned, amounts to some missed opportunities for this community, for both the short and long term.
Indeed, West Springfield exists at the intersection of the Massachusetts Turnpike and I-91 (quite literally), and therefore, in many respects, it is the retail center of this region — complete with dozens of big-box stores, car dealerships, restaurants, and more — and draws people from across the region. But this retail hub will not include any cannabis dispensaries, despite a number of ideal sites for such facilities, resulting in, as those mayors pointed out in their texts, tax revenue that will go elsewhere.
But in Reichelt’s view, the ban has potentially deeper ramifications.
“A lot of our tax revenue comes from retail, most of it on Riverdale Street and Memorial Avenue; it’s car sales, it’s big-box stores — that’s a large portion of our commercial tax revenue,” he said. “And to not be open to new discussions, new ideas, and new businesses is going to hurt us in the long run because retail is changing; Amazon is coming, and not everyone is going to want to shop in Riverdale Plaza.
“If things change, we’re really going to struggle,” he went on, quickly adding that things certainly won’t change overnight or even over the next few years. “If we’re looking out 25 to 50 years, and West Springfield gets a name for itself that it’s not into these somewhat controversial but new and innovative business ideas, and the communities around us are, it will be easy to pass West Springfield by.”
Fortunately, at present, most traditional retailers, and consumers, have no intention of passing this community by. In fact, many retailers want in — and in a big way, for those reasons (and because of those roads) listed earlier. As an example, the mayor related the story of how Starbucks is very interested in landing a spot on Riverdale Street — specifically that very popular stretch south of I-91 — and how it will certainly be challenged to find one.
So while West Side won’t be entering the high-stakes competition for cannabis-related businesses any time soon, Reichelt and his administration will be focused on doing what this community has long been able to do — take advantage of its ideal location, already-deep portfolio of retail outlets, and heavy volume of traffic to attract more new businesses.
And it is enjoying success in this realm, as we’ll see later, with developments ranging from a new hotel on Riverdale Street to a new life for an old landmark just off Memorial Avenue, to the community’s first brewery just down that street.
Meanwhile, beyond those two main retail corridors, there are other intriguing prospects for development. One involves the property known to most as the United Bank building on Elm Street. That’s not its official name, but the bank has long occupied it and is therefore associated with it.
But United has all but moved out, and there us now a huge ‘for sale’ sign on the side of the property.
As the mayor gestured toward it while walking downtown with BusinessWest, he noted that, years ago, there were a number of a small storefronts within that footprint along the street. Turning back the clock and creating a new generation of destinations along that block would help build on growing momentum in that area of the city, he said.
Meanwhile, a former mill property along the Westfield River just over the line from Agawam is being gifted to the city by Neenah Paper, the manufacturer soon to vacate the property, said the mayor, adding that a number of new uses, including some residential options, are being explored.
These are just a few of the intriguing developments unfolding in West Side, a city that won’t be entering the intense competition for cannabis-related ventures anytime soon, but still has a host of other emerging business and economic-development stories.
Reichelt laughed heartily as he recalled the e-mail that is at the heart of a story he’s now told more times than he can count.
It was from his city planner, and typed onto the subject line was the phrase ‘Two Weeks Notice.’ Upon further reading, the alarmed mayor learned that this was not a reference to another job opportunity seized, but rather an update on the plans for an intriguing new business coming to the community.
“After that, I said, ‘can we just put ‘brewery’ in the subject line?’” said Reichelt, noting that the Two Weeks Notice Brewing Co., located in the former Angie’s Tortellinis facility since late last year, makes some nice IPAs, and has become a solid addition to the business landscape in West Side.
And it is just one of several of those over the past several months, including a new name over a familiar door.
That would be 1105 Main, an address, but also the name of a new eatery at the site of what would have to be considered a West Side landmark — the old Hofbrahaus restaurant.
Joe Stevens, who owned and operated that German restaurant with his wife, Liz, for decades, closed it roughly a year ago. The couple thought they had the building sold, but the deal fell through, prompting a reassessment of their plans.
“We starting talking about a theme restaurant,” said Joe, adding that what eventually emerged is a true family affair, involving sons Eric Waldman, who had been sous chef at a restaurant in Westchester County, N.Y. and was looking for a new and different challenge, and Alex Waldman.
Joe told BusinessWest they are calling this “an American eatery,” offering “familiar food with a twist.” As an example, he cited the lasagna, which is pan fried after it’s baked and includes a wild boar and bison bolognese.
The property at 1105 Main St. was substantially renovated for this makeover. The bar area, popular with regulars then and now, has a fresh look, as does the dining room, which has a brighter atmosphere and a hardwood floor, found underneath an inch of carpet glue after the old flooring had been ripped out.
The new eatery is drawing a mix of families and business people, said Joe, and it even complements another new business just across the street — Hot Brass, a firearm and bow range that shares space with Guns Inc., a seller of firearms.
“We like to say, ‘after you’re done shooting, come in for a shot and a beer,’” said Stevens, adding that a number of people have done just that, thus bringing still more vibrancy to the Memorial Avenue area that has changed dramatically over the past several years.
Indeed, the face of the street — home, of course, to the Big E — has been altered by the addition of Fathers & Sons’ new Audi and Volkswagen dealerships, as well a new retail plaza featuring a Florence Savings Bank branch and new stores in the Century Plaza.
West Springfield at a glance
Year Incorporated: 1774
Area: 17.5 square miles
residential tax rate: $16.96
commercial tax rate: $32.55
Median Household Income: $40,266
Median Family Income: $50,282
Type of government: Mayor, City Council
Largest Employers: Eversource Energy, Harris Corp., Home Depot, Interim Health Care, Mercy Home Care
* Latest information available
Memorial Avenue, like the city’s other main retail corridor, is in a seemingly constant state of change, said Reichelt, adding that still more change is likely as new tenants are sought for two locations across from the Big E — the former Monte Carlo restaurant and the former Debbie Wong eatery.
Still further down the road is more property in flux, the former Medallion Motel and the vacant lot next to it, formerly the site of an auto-repair shop. Redevelopment of those parcels will likely have to wait for another day, said Reichelt, because they sit in the shadow of the Morgan-Sullivan Bridge, which crosses the Westfield River and connects West Side with Agawam and is still in the early stages of what is expected to a four-year reconstruction and widening project.
Traffic is often backed up at the site, which is why developers are unlikely to do anything in that area for some time, said the mayor, adding, as his counterpart in Agawam did a few months ago in this space, that the goal is to minimize the disruptions from the bridge project, especially during the 17 days of the Big E, and try to incentivize construction crews to reduce that four-year timetable for this initiative.
Back on Riverdale Street, a new Marriott Courtyard is set to open later this spring, one of several new developments on or around that busy retail corridor, which, like Memorial Avenue, is in a seemingly constant state of the change.
Others include a gas station at the Costco in the Riverdale Shops, a project expected to commence later this year; the opening of a 1.5-mile bike path behind those shops, due to open in May; and a $21 expansion of the Agri-Mark facility on Riverdale Street, completed last fall.
Looking down the road, Reichelt said the site of now-closed Bertucci’s, located along that stretch south of I-91, is still awaiting new development, and he’s optimistic one will come because properties don’t generally remain vacant for long on that stretch of road.
Meanwhile, as noted, there are developments unfolding outside of those two main retail corridors that could have important ramifications for the community. This is especially true of the United Bank property on Elm Street.
“That used to be a collection of small stores,” he said of the facility, adding that it was renovated to house a bank branch and several of the institution’s departments. “There was a nice bookstore and coffee shop, a restaurant … it was a real destination.”
It can be that again, he went on, adding that his vision includes the community petitioning the state for additional liquor licenses and perhaps transforming the property into a home for a number of hospitality-related businesses that would complement those already thriving in that area, such as the Majestic Theater (located on that same block) and bNapoli restaurant.
“I’d like to section that property back off again,” he said. “If we can get two more restaurants down there, a coffee shop or bagel place, and businesses like that, we could get a lot more life in the downtown, creating a real destination.
“Everyone always talks about how they’d like to have a mini-Northampton,” he went on. “That’s never going to happen if you don’t have stuff for people to do. This [property] represents a huge opportunity for us to create more things to do.”
And while hopefully generating more things to do with that downtown project, another initiative may well create more places to live.
The Neehah Paper Co. has donated the 100,000-square-foot mill property (formerly Strathmore Paper and then Fibermark) to the city, said the mayor, adding that residential is perhaps the best reuse option, be it elderly housing, affordable housing, or perhaps some combination, although other opportunities for development exist.
“We’ve run some breweries through it, and there’s been some interest,” he explained. “But we can’t really do much until we own it. This represents a great opportunity because we’re going to an actual section of riverfront property, which we don’t have in town.”
Location, Location, Location
Returning to the matter of cannabis-related ventures and the ban that covers the full spectrum of such businesses, Reichelt reiterated his concern that this goes well beyond lost commercial tax revenue.
“Councilors like to say that we’re business-friendly,” he told BusinessWest. “I say, ‘well, no, you’re not; you just completely wiped out an entire industry from coming to town.’”
This makes West Side an island of sorts when it comes to the cannabis trade, he went on, adding that there is still a lot of business activity happening on that island, with the promise of more to come in the months and years ahead.
The great location and easy access to major highways that would make West Side a perfect host for marijuana-related businesses also make it ideal for most any type of retail and hospitality-related venture.
And, as it has for decades, the city will continue to make of the most of all that it has to offer.
George O’Brien can be reached at [email protected]