17C-197 53 Main St-Cumberland Farms-Special Permit-Site Plan approval-2016
Planning - DecisionCity of Northampton
Hearing No.:PLN-2016-0050Date: June 28, 2016
APPLICATION TYPE:SUBMISSION DATE:
PB Special Permit with Major Site Pla5/9/2016
Applicant's Name:Owner's Name:
NAME: NAME:
CUMBERLAND FARM, INCVSH REALTY INC
ADDRESS:ADDRESS:
100 Crossing Blvd777 DEDHAM ST CODE V038
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
FRAMINGHAMMA01702CANTONMA02021
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
53 MAIN ST
GB(100)/
TOWN:ADDRESS:
ACTION TAKEN:
FLORENCE MA 01062
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
17C197001
Chpt 350-10: Permit and Certificate Fees
TOWN:STATE:ZIP CODE:
Book:Page:
1632279
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Demolish existing commercial building and existing gas/convenience store & REBUILD CONVENIENCE STORE with GAS STATION.
Project includes parcels 53 and 55 Main Street. Map Ids 23A-77 and 17C-197.-
HARDSHIP:
CONDITION OF APPROVAL:
1)Prior to issuance of a certificate of Compliance, the applicant shall submit a plan stamped by a
lighting engineer showing compliance with the zoning. There shall not be any lighting that exceeds
five (5) foot-candles.
2. The street trees should be planted with either engineered soils or filter box, the determination will
be based upon consultation with Department of Public Works and Office of Planning and
Sustainability to achieve the greatest health outcome for the tree and widest sidewalk panel. Street
trees for the curb extension area shall be one of the following:
o Koelreuteria paniculata
o Gymnocladus dioica
o Sophorajaponica
o Ulmus 'Morton' ACCOLADE Triumph™ Elm
3. Two curb cuts shall not exceed the width of 24’.
4. The curb extensions shall not be seeded with grass and shall instead be cement concrete, except
for the area accommodating the street trees.
5. All stormwater and utility connections and pavement, sidewalk, crosswalk details shall be made in
accordance with City Standards as identified in the memo from the Department of Public Works. This
includes:
a. Prior to the start of construction or issuance of a Building Permit, the applicant must complete a
Stormwater Management Operation, Inspection, and Maintenance agreement that defines' and
ensures long term maintenance of the proposed storm water system to the satisfaction of the
Department of Public Works.
b. The applicant must submit a copy of the spill response program for the site.
c. Prior to construction of the subsurface infiltration system (SIS), a Registered Professional Engineer
or Certified Soil Evaluator must complete a soil investigation to confirm the soil type and determine
the estimated seasonal high groundwater in the proposed location of the SIS. A separation of at least
two feet between the bottom of the subsurface system and the estimated seasonal high groundwater
is required. The soil report must be submitted to the DPW for approval and if the proposed SIS does
not have the required separation to groundwater or if soil conditions differ from those described in the
application, the proposed drainage system for the site must be redesigned and revised plans and
GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2016-0050Date: June 28, 2016
documents submitted to the DPW for approval.
d. The applicant shall provide protected, alternate access for pedestrians during the reconstruction of
the sidewalk along the frontage and across the street.
e. The proposed crosswalk striping shall meet DPW standards and replicate the 16-foot long, 2-foot
wide striping and advance warning triangles that are proposed to be removed.
f. Crosswalk and parking striping shall be white thermoplastic.
g. Catch basins placed at the low points and connected to the new drain manhole are likely required.
h. The applicant shall ensure that the proposed curb extension construction drains properly and will
not trap water.
i. A sewer cleanout shall be provided at the property line in the landscaped area immediately behind
the sidewalk.
j. The water service gate shall be at the property line in the landscaped area immediately behind the
sidewalk.
k. Tree planting details #3 And #4 shall indicate to "cut and completely remove wire basket."
FINDINGS:
The Planning Board granted the special permit with site plan for the demolition and reconstruction of a convenience store with gasoline
sales and two curb cuts based on the following plans submitted with the application:
1. Site Plan Set for Cumberland Farms 53 and 55 Main St, Florence, by Civil Design Group, LLC Dated February 26, 2016, revised date
6/1/2016. Sheets CFG1.0-9.0, 9.1-9.5, 10.0-10.1, 12.0-12.1, 13.
Sheets A1.1, A3.1, 3.2 Architectural Elevations by Alevato Architects, Inc.
2. Stormwater Management Report by Civil Design Group, LLC Dated February 26, 2016.
3. Traffic Impact Study Cumberland Farms redevelopment, by McMahon Associates dated April 2016.
In approving the plans, the board determined that the criteria in 350-10 and 11.6 for special permit and site plan had been met.
A. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface
water drainage, sound and sight buffers and preservation of views, light, and air; The reconstruction of the site will result in improved
drainage and a building/use that will be more accessible to pedestrians from Main Street and
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
street. Moving the building to the sidewalk and relocation of driveway curb cuts will create safer access for vehicles and pedestrians. The
project proponent has shown that that all cumulative and incremental traffic impacts have been mitigated.
Access by nonmotorized means is accommodated with facilities such as bike racks, sidewalk connections from the building to the street.
C. The site will function harmoniously in relation to other structures and open spaces to the natural landscape, existing buildings and
other community assets in the area as it relates to landscaping, drainage, sight lines, building orientation, massing, egress, and
setbacks.; and
D. The requested use will not overload, and will mitigate adverse impacts on, the City's resources, including the effect on the City's water
supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools. The
construction materials and methods for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads, and other
infrastructure shall be those set forth in the Northampton Subdivision Regulations.
E. The requested use meets any special regulations set forth in this chapter. The Board determined that a special permit for two curb cuts
was appropriate for the safety of ingress/egress of fuel tankers and additional pedestrian safety improvements would offset the effect of
the cuts.
F. Compliance with the following technical performance standards:
(1) Curb cuts onto streets shall be minimized. Currently there are 3 curb cuts, one exceeding 24’. The two that are designed will not
exceed 24’. Access to businesses share common driveways (2) Pedestrian, bicycle and vehicular traffic movement on site is separated, to
the extent possible, sidewalks and tree belts abutting the street, are provided. If gratings are to be used around the trees at the sidewalk,
they shall have spaces no greater than 1/2 inch wide in one direction.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
6/2/20166/16/20167/7/2016
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
6/9/20167/13/20166/23/20167/7/20167/18/2016
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
6/23/20166/23/20166/28/2016
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
8:00 PM9/21/20169/21/2016
MEMBERS PRESENT:VOTE:
Theresa (Tess) Poevotes toGrant
John Lutzvotes toGrant
Karla Youngbloodvotes toGrant
Debin Brucevotes toGrant
Ann DeWitt Brooksvotes toGrant
Mark Sullivanvotes toGrant
GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2016-0050Date: June 28, 2016
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
Theresa (Tess) PoeMark Sullivan6Approved with Conditions
MINUTES OF MEETING:
Available on the city website: www.northamptonma.gov/
I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
___________________________________
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc.