Blanchard's II

Back in March, I wrote a post about the new proposed Blanchard's Liqours at the edge of Precinct 3's borders on Route 28 (near CVS) at the old Knights of Columbus building.

The building was a hot button topic, thanks to discussion started on Janet Joakim's SevenVillages Blog. I chose to write my own post on the topic because of the magnitude of the issue and its extreme proximity to Precinct 3 - It's across the street from this Precinct.

When discussing it, I saw three major issues that needed to be discussed:

1. Since the town hands out liquor licenses, should it relocate the store into an area that already has two stores in a 1.5 mile area?
2. Traffic Impact of the new store
3. Impact of the store on children

After writing the article and reading the comments left by many (including the late Bradley Ouimette, who will be missed), I came up with the following answers:

1. While competition is a GOOD thing, too much competition will in this area will likely result in one of the two current stores being forced to close. Thus, we are left with a trade of abandoned buildings - Knights of Columbus for the closed liquor store(s).
2. The traffic impact of the store would be a MAJOR problem. This stretch of Rt. 28 is dangerous enough, and adding an entrance and exit at this location will only make it worse.
3. Contrary to the belief of some, adding a liquor store to this area is not an issue for the children at the nearby Middle School. There are already liquor stores closer to the High School, the Charter Schools, and Elementary Schools. Plus, it is absurd to think that Blachard's employees would be duped into selling to Middle Schoolers, no matter how good their fake IDs might be...

The biggest issue turned out to be traffic. I feel that allowing the largest liquor store in the Mid-Cape area to be placed at this location without traffic correction is recipe for traffic disaster. If you think that the Lumbert's Mill or 149 intersections with Rt. 28 are bad, this could be even worse. Now, there were possible ways to deal with the traffic issues - back entrance/exit, median strip, etc... - but Blanchard's chose not to include them in their proposal.

The curb cuts they proposed are similar to Olive Garden, the McDonald's on Rt. 132 and both Christmas Tree Shops entrances on Rt. 28 and Rt. 132. In other words, these are the exits/entrances you see people cutting across multiple lanes of traffic to use incorrectly. This is mainly because there are no ways to turn around in Hyannis. Who in their right mind WANTS to go around the Airport Rotary so they can go to McDonald's? Why drive past it, when you can just sit in the Left-hand lane and pray for an opening (a big one) so that you can take the very awkward turn?

Curb cuts do not solve the problem, and often cause even greater problems because people driving by these cuts are not expecting other cars to take illegal left-hand turns.

Anyway, the proposed store required Zoning Board of Appeals (ZBA) approval because the land is not currently zoned for that use. However, when the proposal came up before the ZBA, the ZBA had no problem approving it even after the Town Manager, Town Council President AND the Town Councilor from that Precinct (Precinct 2) all spoke before the board about the negative impact on traffic that would occur in the area.

The opponents of the project stepped up to the nuclear option, obtaining Cape Cod Commission (CCC) review of the project. Blanchard's had originally escaped review because, at 9,800 square feet, their building fell just 200 square feet short of mandatory CCC review - 10,000 square feet. CCC review could very well kill the project either because of the time & expense or a disapproval. Opponents of the project have also been conducting a mini-"purge" of the ZBA.

More recently, the "Blogger Who Promises To Retire But Never Does" has claimed that the actions of at least the Council President were based because there is a distant family connection between her family and the family that owns one of the two liquor stores nearby the proposed Blanchard's site. Let me be the first to say that I have no idea whether or not this is true, but it would have no impact on my opinion either way.

Cape Cod Package Store (CCPS), located just seconds down Rt. 28, now wants to expand... The COG author asserts that the traffic coming out of this store at its current size is worse than any that would occur at the Blanchard's site. While there are always going to be morons who ignore traffic laws, the COG author leaves out one thing. It is POSSIBLE for people to take a left turn out of this store, BUT it is MORE likely that the will use the BACK entrance which will take them right to the smart light at the intersection that is a few feet away and will allow them to go wherever they want.

If the CCPS wants to expand, they should go through the same arduous process - ZBA and public opinion - that Blanchard's went through before receiving token approval from the ZBA. Let's see some real review of CCPS impact on traffic, and if that means changing the CCPS entrance on Rt. 28 to the Right ONLY In/Out entrance that was proposed for Blanchard's, then let's demand it. This time the Right ONLY In/Out curb cut will actually work - because patrons can exit out the back, right to the light at Phinney's Lane & Rt. 28.

If Blanchard's had included a rear entrance (like CCPS has) that would have placed patrons on Wequaquet Ave./Old Strawberry Hill Rd. in addition to their Right ONLY In/Out entrance on Rt. 28, then they probably would have eliminated traffic concerns and approval would never have been an issue. Patrons could take their lefts at the light. (Though, this plan might have required future alterations to the intersection - additional left turn lanes and signals - depending on how much traffic there really was.) Yet, even this plan caused unrest among Blanchard's prospective neighbors.

In the end, the ZBA ignored the pleas of both citizens and officials - that is why Blanchard's faces CCC review and that is why the ZBA is being shaken up. For once, the community actually voiced their opinion on a zoning issue, but the ZBA ignored them. Hopefully, the new members of the ZBA will listen as we begin some discussion on the proposed expansion of CCPS.