27 Crafts Ave - CPA Application Narrative and Exhibits.pdfCommunity Preservation Project Application Cover Sheet
I: Project Information
Project Title:
Project Summary: Please provide a brief description of the project.
Estimated start date: Estimated completion date:
CPA Program Area (check those that apply):
Open Space Historic Preservation Community Housing Recreation
II: Applicant/Developer Information
Contact Person and or/primary applicant:
Property Owner and Address, if applicable:
Organization (if applicable):
Mailing Address:
Daytime phone #: Fax #:
E-mail address & Website:
III: Budget Summary
Total project budget: $ CPA request: $ % of budget:
Applicant’s Signature:__________________________________ Date Submitted:___________
27 Crafts Ave is a proposed new construction 100% affordable development located in
downtown adjacent to City Hall. Proposed are 30 studio apartments with 20 of them
reserved for 30%AMI with a preference for individuals who are currently unhoused. The
remaining 10 apartments will be up to 60% AMI. The building will be designed to meet
Passive House energy efficiency standards and is located in a transit oriented location
near the bus terminal, bike paths, and is walkable to many amenities.
WW@ValleyCDC.org
27 Crafts Ave
Northampton MA
CPA Narrative
Submitted by: Valley Community Development Corp.
February 2024
Submitted to: Northampton CPAC
27 Crafts Ave Northampton MA CPA Narrative
2
Property Location:
27 Crafts Ave is located at the corner of Crafts Ave and Roundhouse Plaza in
Northampton and directly behind City Hall. The site is 0.122 acres in size and currently
contains a portion of parking for the City Hall Annex building, a concrete retaining wall
staircase assembly, and lower parking spaces for the Building Department. The subject
parcel (Map 31D-262) is a new parcel carved out from 31D-167 and 31D-163 owned by the
City of Northampton. The underlying zoning of the subject parcel is Central Business Side
(CBs) which allows for high density residential uses as-of-right.
Project History:
The project was initiated by the City of Northampton to identify underutilized
downtown properties owned by the City that could help increase affordable housing
with a key priority of providing permanent supportive housing for those currently
unhoused. The site was also explored, but ultimately rejected, as a location for the
Resiliency Hub. The property was released as surplus with an RFP approved by the City
Council in November 2022. Valley submitted a proposal and was awarded the right to
purchase the property for $1. The RFP required that the new building meet Passive House
standards. In June 2023, Valley acquired the parcel from the City, with the following deed
restrictions:
•The new owner is to work with the city contracted architect JWA to design and
property that meets or exceeds the requirements of Passive House energy
efficiency and meets a certain HERS (home energy rating score).
•The proposed design is required to be 100% fossil fuel free.
•New owner to address current failing retaining wall & staircase with new building
foundation.
•The new owner commits to creating a minimum of 20 affordable housing units at
or below 60% AMI with most of those units affordable to those earning no more
than 30% AMI with a preference for those currently unhoused.
•The owner is to commit to the affordability restriction in perpetuity.
•New owner to start construction within 5 years after the date of transfer or the
property may be reverted to the City (if developer cannot show forward
progress)
Project Description:
The project is a new construction in-fill multi-family development situated in the heart
of downtown Northampton. Its location provides a choice of mobility for residents with
close access to local PVTA stops, regional bus transportation from the Roundhouse Plaza
to bike travel using the nearby bike path, or by walking to an abundance of workplace
opportunities, services and amenities located in downtown Northampton. In August of
27 Crafts Ave Northampton MA CPA Narrative
3
2023, the project was in front of the Planning Board for a Major Site Plan review and was
approved as proposed.
The proposed development does not include any off-site parking for tenants
(consistent with the downtown zoning code). Tenants who have cars (expected to be a
small percentage of incoming tenants) have the option of parking in long-term spaces in
the Parking Garage, the large municipal lot near the Roundhouse, or in a nearby parking
lot owned by Valley. Of note is that no public parking spaces will be permanently lost due
to this development. It is planned to keep Crafts Avenue open to traffic throughout
construction, with the potential for some short-term closures.
The building was carefully designed to meet the rigorous form-based code of the
City’s downtown side streets (CBs District) by Jones Whitsett Architects (JWA) and
compliments the historic downtown with brick facades, cornices, and window
articulation. The building is 6-stories in height and is designed to read as a 4-story
building next to a 5-story building due to the significant change in grade on the property.
One can observe this same grade change in the Thornes Building, with its lower and
upper facades and entries. This approach complies with the base zoning for the district
while ensuring congruence to the adjacent parcels. Careful attention was paid to keep
the building’s height below the nearby “towers” of the City Hall and to have this building
not detract from the front appearance of City Hall (see attached building renderings).
Valley engaged the community during design development through meetings with
the Downtown Northampton Association, a group meeting for abutters, and 1 on 1
conversations with direct abutters. The design was reviewed by the Northampton
Historical Commission, and their input was incorporated into the current design. This
building is located within the Downtown Historic District and subject to review by the
local historical commission, as well as the MA Historical Commission.
The ground floor of the proposed building will have community spaces for residents,
on-site property management offices, flex space for case management or resident
services, indoor secure bike storage and mechanical spaces. Thanks to close
collaboration with the City, tenants will share an existing dumpster location behind
Central Services. The upper levels consist of studio apartments that are approximately
400 sq ft with a full kitchen, individual bathroom, natural lighting, and a functional small
space design. Each of the five residential floors includes a larger, fully accessible
apartment while the remainder of the apartments will be visitable for tenants and guests
via the building’s elevator. There will be several common laundry rooms and an upper
story roof deck for outdoor common space. While this extremely small site has limited
outdoor common space, it is proximate to Pulaski Park, the bike trail, and other
downtown common areas and amenities.
The energy efficiency of the building will be leading edge due to requirements of
Passive House which call for robust insulation and quality mechanical and ventilation
systems. This is aligned with the city goals for carbon neutrality but also aligned with
Valley’s mission of creating affordable housing that is highly efficient and sustainable.
27 Crafts Ave Northampton MA CPA Narrative
4
This project will lead the way with low carbon energy and climate resilience in several
ways. First, the rooftop will include solar PV systems with mechanical systems screened
from view. The ground floor is designed to host battery storage allowing for ongoing
power in times of prolonged outages with a careful eye to providing safe areas of refuge
for residents. The project team is working closely with the City of Northampton to
explore a campus geothermal well system that can be shared between the adjacent
municipal buildings and 27 Crafts Ave.
Below is an Apartment Unit Matrix noting the size of apartments, and affordability.
Apartment
Affordability
Unit Size 2023 Income
Limits (1 Person)
2023 Income
Limits (2 Person)
Quantity of
Apartments
30% AMI Studio
Apartment
400 Sq Ft
$20,950 /year $23,950 /year 20 Apartments
(66%)
60% AMI Studio
Apartment
400 Sq ft
$41,880 /year $47,820 /year 10 Apartments
(33%)
TOTAL 30 Apartments
Special Populations:
2 apartments for Dept of Mental Health client referrals (included within
the 20, 30% AMI, apartments) which will include on-going case
management from local DMH office in Northampton.
20 apartments for unhoused individuals (included within the 30% AMI
apartments)
5 apartments for people with mobility impairments (blended between
the entirety of the 30-apartment unit mix)
Notes for Tables:
o AMI = Area Median Income
o 2023 Income Limits are based on the Greater Springfield Area HUD FMRs (fair
market rents)
The proposed studios are best suited for single occupancy and Valley assumes that
most tenant households will be one person. The studios meet Board of Health dimensional
requirements for occupancy by up to 2 people. Valley estimates that a handful of
apartments will be occupied by 2 people, i.e. adult couples.
27 Crafts Ave Northampton MA CPA Narrative
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Valley proposes that 10 apartments be available for households earning up to 60%
AMI which came out of discussions through the DNA (Downtown Northampton Association)
as a key benefit for local businesses. There is a particular benefit to locating housing for
entry level or low wage workers within walking distance to a variety of workplaces. The
service and retail industries have faced challenges hiring since COVID in part due to the lack
of affordable housing for employees.
Apartment Rent Matrix:
Apartment Income
Threshold Rent Amount (Monthly) Utilities Included
30% AMI Apartments 30% of tenant gross income Heat, AC, Hot Water,
Cooking Fuel, Electricity
60% AMI Apartments $938 /month Heat, AC, Hot Water,
Cooking Fuel, Electricity
The operating budget for 27 Crafts Ave will include significant on-site support from a
half-time property manager and an on-site Residence Service Coordinator (RSC) at 25-30
hours per week.
Community Preservation criteria this project will meet:
The proposed project will meet the general criteria of community housing as defined
by the Community Preservation Act as 100% of the housing will be available to households
earning 60% AMI or less.
The project meets the Northampton CPA Review Criteria for Community Housing in the
following ways:
1. Create or preserve community housing – both rental and home ownership, with a focus
that matches community needs for households. 27 Crafts Ave will address a crucial need
identified by the City to address homelessness and housing shortages. This project will
provide an ideal site for people who are likely not to own a car to access workplaces,
health care, and public transportation. This location provides equity for those individuals
who would unlikely be able to afford the benefits of quality housing downtown.
2. Promote and encourage use by diverse populations. Valley Has a proven track record of
housing people at very low-income levels with diverse racial and ethnic backgrounds. We
are particularly adept at robust marketing to disenfranchised communities during the
initial lottery process and lease up.
27 Crafts Ave Northampton MA CPA Narrative
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3. Provide housing that is harmonious in design and scale with the surrounding community.
The proposed development blends in with the historic district and adjacent buildings
with careful selection of materials and form. Valley has met with nearby abutters and
business owners to hear their needs and addressed them in the design. The property
encourages walkability due to its location and promotes biking with a safe, secure indoor
bike room.
4. Ensure long-term affordability (see Appendix D), with a focus on a. Housing ownership
affordability of at least 30 years b. Housing rental affordability of at least 30 years, or
such longer period as may be contained in an Affordable Housing Restriction granted to
the Commonwealth. This housing will have a 99-year affordability restriction codified in
an Affordable Housing Deed Restriction. The current deed restriction comes with
provisions that a 99-year restriction to be filled with the State upon the start of
construction.
5. Promote the use of existing buildings or construction on previously developed or City-
owned sites. This is an in-fill downtown site and was previously City-owned.
6. Provide the City credit for units under M.G.L. Chapter 40B. All units (30) will be eligible to
be placed on the Subsidized Housing Inventory (SHI). Valley commits to assist the City in
efforts to include these units on the SHI.
7. Provide housing that incorporates supportive services for those in need of services,
including the homeless and persons with disabilities. The operating budget for 27 Crafts
Ave Street includes $75,000 per annum to support a Resident Services Coordinator
(RSC). The RSC coordinates with area service providers on behalf of the tenants.
8. Is LEED or Energy Star certified, complies with energy stretch code, and has a very low
HERS rating. This development is all-electric and will incorporate on-site clean energy
production through PV panels. It is designed to meet the high-performance Passive
House standards.
9. Enhance nonprofit capacity for providing housing and related services. Valley will serve
as the developer/sponsor and as managing member for this development. Valley is a
501(c)3 nonprofit. The completion of this development will increase Valley’s track record,
expand its rental portfolio.
10. Provide housing in locations that promote walking, biking, and use of public
transportation, and discourage single-occupancy vehicle trips. This property is in the
downtown core and is located directly across the street from a large local and regional
bus terminal, allowing connectivity to nearby cities. The property is located within ¼ mile
from the bike path. The downtown location allows for functional walkability to nearby
workplaces, amenities, and services.
27 Crafts Ave Northampton MA CPA Narrative
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11. Provide housing for households with incomes below 80% of area median and based on
community need give special consideration for funding to projects which restrict at least
some units to even lower income households including households with incomes below
50% or 30% of area median. 27 Crafts Ave meets this goal by providing 20 apartments
(66% of total) to households with incomes below 30% AMI and the balance of 10
apartments to households with incomes below 60% AMI.
Community Needs served by this Project: Community needs that will be met by this project
are identified above. Also, as noted in the Northampton Strategic Housing Plan (2011), the
proposed project will provide affordable rental housing in an increasingly tight real estate
market where rental vacancy rates (2.6%) are well below state vacancy rate (4.6% in January
2020).
How the project Serves Underserved Populations: This housing development is designed to
meet the needs of several underserved populations including low- and moderate - income
renters, homeless people, and people with mental and physical disabilities.
Long Term Affordability: will be ensured via a 99-year deed rider. The City will either record
its own Affordable Housing Restriction (deed rider) or will jointly enter an Affordable
Housing Restriction with other state lenders.
Community Support: This project received multiple support letters during its zoning approval
process, which are attached. It is a project that was initiated at the municipal level and
directly supported by the donation of the land and a commitment of approximately
$920,000 in architectural and engineering fees paid for by a Municipal Vulnerability Program
Grant. Please also see the narrative above for description of community engagement
process.
Measuring Success: Valley will measure success through completion of project milestones
according to the Project Timeline below. Through meeting these milestones, the following
outcomes will be achieved:
•Add 30 units of affordable housing to the current supply in Northampton, all of which
are eligible for Northampton’s Subsidized Housing Inventory
•Provide housing for individuals currently experiencing or at risk of homelessness.
•Provide housing that has appropriate service supports in place for tenants
•Achieve high energy efficiency housing, all electric, and generating clean energy
through PV panels
Ongoing Maintenance and Upkeep: This development will require ongoing maintenance and
upkeep. Supervision and daily maintenance will be provided by property management
Housing Management Resources (HMR). HMR is a professional property management
company specializing in the operation of affordable housing and manages all of Valley’s
current rental housing.
27 Crafts Ave Northampton MA CPA Narrative
8
Routine maintenance and repairs will be paid through the annual operating budget—see
attached.
Replacement Reserves: Upon construction completion, a Capitalized Replacement
Reserve of $50,000 will be established. During the first year of operations, repairs will
be covered by warranty. Annual contributions from the operating budget will
supplement the Reserve ($8,000 per annum). The Reserve will be used to pay for
major capital needs.
Service Reserves: Included in the development budget is a large $480,000 service
reserve to partially support the cost of providing on-site resident services. The
operating budget also includes annual subsidies for use.
Operating Reserves: The property will also capitalize on an Operating Reserve of
$150,000.
Project Budget
Please see project budgets attached, including a Development Budget (aka Sources
& Uses) and a 21-year Operating Budget.
CPA Request:
•In this application, CPA funds of $200,000 are requested for construction (or about
1% of the total development budget).
•Valley is budgeting a total local contribution of $800,000 for the development of
this project.
Only limited funds can be provided by CDBG due to the type of activity. This current
CPA request is Valley’s first ask for CPA support. It is only a partial request in response to the
small pool of CPA funds available in this round. Valley expects to re-apply in the fall 2024
round for additional CPA support. Therefore, the amount of CPA awarded in the current
round is fungible.
In addition to permanent sources that are committed in the development budget,
the following additional sources were contributed during pre-development to prepare plans
and complete related public infrastructure upgrades.
Acquisition & Pre-development Funding Committed or Pending as of February 2024:
Valley Cash for Pre-Development $50,000 Committed
Municipal Vulnerability Program Grant $921,300 Committed
City Land Donation ($1) Committed
CEDAC Initial Feasibility Assessment Loan $15,000 Committed
City of Northampton CDBG Funding $60,000 Requested/Pending
27 Crafts Ave Northampton MA CPA Narrative
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Typically, Valley seeks local funds, like CPA, early in project planning as a tool to
leverage State resources. The expectation is that this project will require tremendous
resources to reach fruition due to its site complexity, high energy efficiency, and priority for
at-risk individuals. While the site is highly suitable for this project given its downtown
location, site constraints make it a very expensive site to develop. This project must
incorporate a major retaining wall to support the upper-level City parking lot, manage the
significant grade change, and incur added cost for the contractor to build in a very tight in-fill
location. The concrete stairs that will be eliminated as part of this development are in poor
condition and constitute a liability for the City. With the new construction of stairs and a
ramp behind Pulaski Park, the City intends to discontinue this old staircase. The lower-level
parking spaces currently used by the Building Department will be relocated to nearby
municipal parking spaces. The upper-level parking lot (behind City Hall) is planned for
redesign to increase safety of the entry/egress driveway. The new building and parking lot
redesign will result in a loss of two parking spaces in the City Hall lot.
The contribution of the MA Municipal Vulnerability Program grant has allowed
architectural and engineering plans to progress enough to solicit early contractor pricing.
The initial price came back more than $600 per sq ft, a high construction number even in
today's world of rising material costs and labor shortages. The design team will be working
diligently to value engineer the project to reduce the construction cost.
The current budget of $18,870,000 includes significant planned resources from the
State’s Executive Office of Housing and Livable Communities (EOHLC). These include both
state and federal Low Income Housing Tax Credits, Renewable Energy Tax Credits, and soft
debt. Please see sources and uses budget for details. Valley will also apply for Federal Home
Loan Bank of Boston (FHLBB) subsidy. Other anticipated sources of are Mass Save
incentives, IRA (Inflation Reduction Act) funding and the potential for additional grants for
the solar PV, Passive House components of the project.
Project Timeline
Please see the projected timeline, with key milestones below.
Date Task Status
June 2023 Site Control through Title Deed Complete
August 2023 Major Site Plan Zoning Approval Complete
August 2023 Completion of 50% DD Plans Complete
February 2024 Submit CPA Application In Progress
October 2024 Completion of 90% CD Plans
February 2025 MA One Stop Funding Submission
April 2025 Final 100% Construction Plans
May 2025 MA One Stop Funding Award
27 Crafts Ave Northampton MA CPA Narrative
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May 2025 Solicit General Contractors
June 2025 to Dec 2025 Prepare to close on financing
Jan 2026 Closing and Construction Start
July 2027 Construction Complete
August – October 2027 Lease Up Apartments
December 2027 Project Stabilization
27 Crafts Ave Northampton MA CPA Narrative
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Attachments
Exhibit 1 - MAPS
• Location Map, Aerial View, Proximity to Transit Options
• Existing Conditions Site Survey
Exhibit 2 - ZONING
• Major Site Plan Decision
• Zoning Map (Map 31D)
Exhibit 3 - SITE CONTROL
• Title Deed
• RFP
Exhibit 4 - VISUAL MATERIALS
• Existing Photos of Site and Surroundings
• Rendered Perspectives of the Building
• Samples Floor Plans and Elevations
• Site Plans & Landscaping Plans
• Additional Plans Available upon request
Exhibit 5 - COMMUNITY SUPPORT
• Community Support Narrative and Support Letters
Exhibit 6 - BUDGETS
• Development Budget (aka Sources & Uses Budget)
• 21 Year Operating Budget
Exhibit 7 - ENVIRONMENTAL
• Phase I Env Site Assessment Excerpt
• Soils Test Results
Exhibit 8 - DEVELOPMENT TEAM
• Valley Community Development (Developer/Sponsor) Background
• JWA Architect Background
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 1
SITE MAPS
LOCATION MAP
AERIAL VIEW
SUBJECT
PROPERTY 27
CRAFTS AVE
LOCATION OF TRANSIT
OPTIONS
Large Local &
Regional Bus
Terminal
Subject Property
27 Crafts Ave
Manhan
Rail Trail
Amtrak
Train
Station
REMAINING LAND 1
REMAINING LAND 2 CRAFTS AVENUELOT 1
MAIN STREET -
R
O
U
T
E
9
PARCEL A
PARCEL B
NORTHEAST
SURVEY
CONSULTANTS
3 FERRY STREET
STUDIO 1 EAST
EASTHAMPTON, MA 01027
(413) 203-5144
1
1
APPROVAL
NOT
REQUIRED
PLAN OF LAND IN
NORTHAMPTON, MA
HAMPSHIRE REGISTRY
PREPARED FOR
THE CITY OF NORTHAMPTON
27 Crafts Ave
Northampton MA
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 2
ZONING
80
65
35
180
130
154
68.67
202
266.6
20
66
191
105.6
220
40
46
52
125
125
51.2
22 63
150
70
200
130
95.15
206
41
80.75
86.5
132.8
2625
52.75
82
15.66
105.8
60
93.9
95
132
236
99
40
84
105 138
120
320
180
150
13050
285
112
115
155
110
150
115
715
228
249
950
965
249
240
240
800
910
60
55.1
164.92
149.9
149.9
142.63
8.9
16.33
56
155.67
82.27
39.6
45
58.5
29.7
73.8
150.3
150.3
56.1
153.5
75
115
55
50
52
25
50
113
147
120
115
6
82
44
19.2 119
15
100
44199.9
59
90
52
52.35
40
30.52570
50 60
29.33
130
200
241
20
235
55
71.8
152.2
114.8
90
200
165
198.2
235
200
50
80
20
19
187.5
44.46
100
45
35
35
50 68
265
175
185
340
125
230
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50.1
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5
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74.6
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138.5
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27.88
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140 23.59
79.8
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204.85
55
246.6
47.40
284
18.5
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46.00
16.75
68.33 162.00
18.5
50
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128.83
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44.56
31.35 19.42
52.0846.28
70
50.55
167.65
38.25
45.3115.1
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2417.8
33.07 35
158.7
18.9
20
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20 80
23.8
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78.59
45.36
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7.4
55
104.74 102.62
52
146.3
92.85170.27
46.16
46.8
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320
284
122.35
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95.00 40.05
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532
258.35
147
45.1 60
162.71
79.8242.7
72.00
72.00 20.78
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8.21
17.73
12.11
125.0 125.0
14.1514.15
1.65
155
162
30
130
245.1
100
152.22
114.3
75
100
55
117.2
104
76.04
60.4
80.9
134.45
149.05
128.37
97
750
110
124.93
188.27
110
92.9
194.1
91.5
50.71
88
147
103.17
191
204
760
461.5
133.8
72.8
88
178
17.3
89
75.3
56.7
53.6
316
79.4
41
206
160
73
73.9
79
213.3
123.45
21.51
167.30
175.65
7.00
69.34
45.50 56.30
4.00
16.5014.30
74.60
97.29 86.5
54.8121.5
116.3
14.94
178.83
21.69 42.56
81.28
78.09
133.63
133.63 153.09
44.90
44.90
79.52
79.52
13.13
10.93
225.00
94
49.35
100
70
88.1
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67 66.55
83
90
105.5
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105.4
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48
30
55
73
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55
80 60
113.08
50
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52.75 47.9
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59 80
59
59
49.5
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61
24.30
65
270
45
150
77.5
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256
120
60
115
120
80
100.5
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93.7
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82.5
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78
94.4
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26.8
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79.6
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66.2
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85
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59.87
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98.5
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48.5 49
98
64.7
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137.5
160
70
90
105 70
215
53
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300
112.8
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68.5
50
50
79
50
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72
51.8
50
60
63.1
65.2
50
47
59.25
52
64.24
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68.77
65.60 100.75
50
95
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79.15
73.4
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96.4 50
50
90
75
328.06
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66
82.8
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109.93
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169.5 120.4
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54.5
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270
240
58
130
56.73
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44.58
177.45
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182.17
134.53
45
50.02
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46
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49.81
26.8
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51.4
51.5
27.36
21.6
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72
34.9
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Map SheetNorthampton Zoning Map 31D
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"A" Street"B" Streetwww.NorthamptonMA.gov e-mail: CityGIS@NorthamptonMA.gov
0 10050Meters
0 100 200 300 400 50050Feet
Assessor lines revision date: 01 January 2023
Projection: Massachusetts State Plane (NAD83)These maps are not intended for use in conveyances and they contain errors and discrepancies. Individuals requiring an authoritative property boundary or other location must retain the services of a professional land surveyor.E
SUBJECT
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 3
SITE CONTROL
Request for Proposals (revised 11-04-22)
For the disposition of land on Crafts Ave, Northampton (Map ID 31D-262) for affordable housing
Bid deadline: 10:00 AM Monday November 28, 2022
Bids to Wayne Feiden: WFeiden@NorthamptonMA.gov
The City will review bids for the City to donate a parcel of land declared surplus create a minimum of 20
units of affordable housing, with all or most of the units prioritized at people experiencing or at risk of
houselessness, in accordance with the attached Agreement.
RFP advertised: Central Register (10/26/22) and Daily Hampshire Gazette (10/26 and 11/02/22).
Description of Property and Interest Required
The City of Northampton to sell to the Buyer, for One Dollar ($1.00), 0.122 acres of land, more or less
located on the westerly side of Crafts Avenue and the northerly side of the Peter Pan bus loop in
Northampton, Hampshire County, Massachusetts, Crafts Avenue (Map ID 31D-262), and shown as “Lot 1”
on a plan entitled “Plan of Land in Northampton, Hampshire Registry, Prepared for The City of
Northampton” by Northeast Survey Consultants, dated 10/4/2022, signed by Brian C. Franetovich, PLS,
recorded at the Hampshire County Registry of Deeds, Plan Books, in consideration of the terms contained
herein and a deed substantially as attached. An independent appraisal (Bennett Franklin Real Estate Services,
11-01-22) appraised the property at between 1.25 and 1.46 million dollars.
The City has obtained a $921,300 Massachusetts Municipal Vulnerability Program “Climate Resilient
Downtown Affordable Housing” grant to design of the affordable housing, to passive house standards, to
engage the ultimate affordable housing provider in the programming and design, and to engage people with
lived experience in the building needs.
The City has engaged Jones Whitsett Architects (JWA) for that work, including engaging people with lived
experience, schematic design, design development, construction drawings, structural design, mechanical,
electrical, plumbing and fire design, civil engineering, and cost estimating. The full JWA contract, project
schedule, structural framing, geotechnical, massing concepts, project notification form, survey (in both PDF
and CAD) and City Council Order are available at:
http://archive.northamptonma.gov/WebLink/Browse.aspx?id=751899&dbid=0&repo=CityOfNorthampto
n
We expect the site plan ready work to be completed June 2023 necessary for a Site Plan Approval application,
with 100% construction drawings to be competed June 2024. In addition, the city is preparing an
Environmental Site Assessment Phase I, and will prepare a Phase II if needed.
The use is allowed by right under Northampton Zoning with the only zoning permit required being the Site
Plan Approval. The project is located outside of the City’s Central Business Architecture District and is
below DPW Stormwater Permit thresholds, so those permits are not required.
The Buyer will work with JWA on the program and design so the Buyer can use the plans. This includes
discussion of the source of heat and cooling for the building (air source heat pump, ground source heat
pump, district heating, but not any fossil fuel system other than grid-delivered or rooftop solar electricity).
The site does have some site challenges, including:
1. Removing urban and clay soils and an existing retaining concrete steps and retaining wall for the building,
which will cut into the hillside and which will need a foundation/piers into the load bearing glacial tills.
2. Installing a permanent retaining wall with a footing drain between the new building and the municipal
office building.
3. Ensure no encroachment, including slopes, beyond the property boundaries on the referenced plans.
4. Installing a temporary sheet pile wall during excavation.
5. Re-routing overhead power lines
Minimum Criteria--Any bidder not meeting these requirements will be disqualified.
1. The bidders must be a Massachusetts non-profit corporation both with experience (including through
LLCs and subsidiaries controlled by the bidder) developing at least 40 affordable rental units and
currently serving as the managing partner and/or sole owner of at least 40 affordable rental units, all
within Northampton.
2. The commitment to create a minimum of 20 affordable housing units affordable to households earning
at or below 60% of the Area Median Income (60% AMI) of the Springfield Metropolitan Statistical Area,
with the majority or all of the units affordable to those earning no more than 30% of AMI, with
permanent affordable housing deed riders held jointly by the City and the Commonwealth of
Massachusetts, using the DHCD model deed rider or other riders acceptable to the City of
Northampton.
3. Work with Jones Whitsett Architects (JWA) and the City on the program and building design so that
JWA can deliver the full design of the building, to passive house standards, to the Buyer. The Buyer must
commit to use the design, subject to the Buyer’s value engineering provided that the value engineering
does not remove the passive house requirements. The Buyer understands that the grant does not cover
bidding and construction administration.
Evaluation Criteria AND Rule for Award (each rule is worth 50% of the award decision)
1. The percentage of affordable units in the building projected to be available to those experiencing or at
risk of houseless if the building.
2. The demonstrated commitment to providing and supporting 1) affordable housing (80% AMI and
below), 2) attainable housing (120% AMI and below), 3) support services and other assistance for
residents and small business owners, 4) community engagement and governance with the agency’s work,
and 5) partnerships in Northampton’s planning work to assist low income households, in Northampton
and the nearby Hampshire County communities.
Proposals Submission Requirements AND Contract Terms and Conditions
Documentation of meeting the evaluation criteria and acceptance of contract terms and conditions (including
closing on the property no later than June 15, 2023).
Contract Terms and Conditions—Affordable Housing at Crafts Ave, Northampton
THIS AGREEMENT, executed this ___th day of December 2022 by and between the City of
Northampton, a Massachusetts municipal corporation, acting through its Office of Planning & Sustainability
with a mailing address of Carolyn Misch, AICP, Director of Planning & Sustainability, 210 Main Street,
Northampton, MA 01060, hereinafter called "City" and
_______________________________________. a Massachusetts nonprofit corporation with a principal
place of business at ______________________________________________ "Buyer".
Whereas, this is a no-cost agreement, in accordance with City Council Order #21.343 “An Order to Surplus
City Land for Affordable Housing and Community Resilience Hub off Crafts Avenue,” approved by City
Council on November 2, 2021 and approved by the Mayor on November 10, 2021.
Whereas, the City of Northampton is committed to expanding affordable housing and the Buyer is
committed to develop affordable housing.
The City of Northampton to sell to the Buyer, for One Dollar ($1.00), 0.122 acres of land, more or less
located on the westerly side of Crafts Avenue and the northerly side of the Peter Pan bus loop in
Northampton, Hampshire County, Massachusetts, Crafts Avenue (Map ID 31D-262), and shown as “Lot 1”
on a plan entitled “Plan of Land in Northampton, Hampshire Registry, Prepared for The City of
Northampton” by Northeast Survey Consultants, dated 10/4/2022, signed by Brian C. Franetovich, PLS,
recorded at the Hampshire County Registry of Deeds, Plan Books, in consideration of the terms contained
herein and in the attached request for proposals.
The Buyer agrees in consideration of the transfer of this parcel to:
1. Purchase of the property by the buyer shall take place no later than June 15, 2023.
2. Develop, within five years of the date of this agreement, the property for affordable housing with a
minimum of 20 affordable housing units affordable to households earning at or below 60% of the Area
Median Income (60% AMI) of the Springfield Metropolitan Statistical Area, with the majority or all of
the units affordable to those earning no more than 30% of AMI, with permanent affordable housing
deed riders held jointly by the City and the Commonwealth of Massachusetts, using the DHCD model
deed rider or other riders acceptable to the City of Northampton.
3. There shall be an automatic reversion of the property to the City if the land is not so developed unless
the developer demonstrates to the City’s satisfaction that it is making steady progress towards the
development.
4. A no cost right of the City to extend its current use of the property (parking, staircase, utilities) until such
time as the buyer is ready to begin construction.
5. The City retaining an easement to the current electric vehicle charging station and signs.
6. Sign a regulatory agreement agreed to by the City and the Massachusetts Department of Housing and
Community Development (DHCD), committing to a 99 year affordable housing restriction in accordance
with MGL Chapter 184 for all three lots and to developing the units in accordance with DHCD
standards so that all the dwelling units are listed on the DHCD Subsidized Housing Inventory.
7. Not develop the property for other than maintenance and site work until said regulatory agreement is
signed.
8. Work with Jones Whitsett Architects (JWA) and the City on the program and building design so that
JWA can deliver the full design of the building, to passive house standards, to the Buyer. The Buyer must
commit to use the design, subject to the Buyer’s value engineering provided that the value engineering
does not remove the passive house requirements. The Buyer understands that the grant does not cover
bidding and construction administration.
9. Develop the property to Passive House standards. Comply with any aspect of the City’s “Building and
Sustainability Standards for Affordable Housing with Significant City Funding” that are not exceeded by
Passive House standards, if any, including domestic hot water:
The City of Northampton aims to support affordable housing, reduce on-going utility costs for affordable housing
providers and residents, and achieve community-wide net carbon neutrality by 2050 (city operations carbon
neutrality by 2030). As part of these efforts, the City has created minimum standards for affordable housing
projects which include significant City support.
R30 Minimum wall insulation R30
R60 Minimum attic insulation R60
R20 Minimum Foundation walls/slab, lowest floor R20
R40 Minimum lowest floor if on piers R40
No fossil fuels for heating and indoor appliances. YES
No fossil fuels for water heating YES
90th percentile DHW demand must be satisfied by non-fossil fuel equipment. Fossil fuel
equipment may be used to meet the remaining peak demand above the 90th percentile.
N/A
IPMAO Water Demand Calculator may be used for water demand sizing in lieu of sizing
methods from the Uniform Plumbing Code (UPC) and the International Plumbing Code (IPC).
N/A
Must meet Energy Star, Building Code, Energy Stretch Code, Health Code in effect when built YES
IF site is solar suitable then DOE Zero Energy Ready Home YES
IF site is not solar suitable (shading, roof, orientation), then Maximum HERS rating 42 HERS
Pursuant to M.G.L. Chapter 62C, Section 49A, I certify under the penalties of perjury that I, to my best
knowledge and belief, have complied with all laws of the commonwealth relating to taxes, reporting of
employees and contractors, and withholding and remitting child support.
I further authorize the City of Northampton to deduct from the amounts due under this contract, any
overdue taxes, real or personal, or any other fees due to the City of Northampton from the vendor which
become due and payable by the vendor or its officers, directors or agents during the term of this contract or
until the final amounts due under this contract are paid in full. The vendor does have a Northampton office.
The City of Northampton is not bound by this contract until approved by the Mayor of Northampton.
IN WITNESS WHEREOF the Vendor caused these presents to be signed and approved by Gina-
Louse Sciarra its Mayor and the said Owner has caused these presents to be signed and its official
seal to be hereto affixed by its officer or agent thereunto duly authorized (by the attached corporate
resolution). This instrument shall take effect as a sealed instrument.
BUYER:
_______________________________________________________________________
Certificate by Corporation to Sign Contract (or include as attached letter)
At a duly authorized meeting of the Board of Directors of the BUYER, at which all the Directors were
present or waived notice, it was voted that the above signatory be and they hereby are authorized to execute
contracts and bonds in the name and behalf of said company, and affix its Corporate Seal thereto, and such
execution of any contract or obligation in this company’s name on its behalf by such under seal of the
company, shall be valid and binding upon this company. I hereby certify that I am the clerk of the above
named business and that the above named officer is the duly elected authorized signatory of said company,
and the above vote has not been amended or rescinded and remains in full force and effect as of the date of
this contract.
____________________________________________________________________________
CITY OF NORTHAMPTON:
__________________________________
Carolyn Misch, AICP, Director of Planning & Sustainability
__________________________________
Joyce Karpinski, City Auditor, approved as to appropriation.
___________________________________
Mayor Gina-Louise Sciarra
REMAINING LAND 1
REMAINING LAND 2 CRAFTS AVENUELOT 1
MAIN STREET -
R
O
U
T
E
9
PARCEL A
PARCEL B
NORTHEAST
SURVEY
CONSULTANTS
3 FERRY STREET
STUDIO 1 EAST
EASTHAMPTON, MA 01027
(413) 203-5144
1
1
APPROVAL
NOT
REQUIRED
PLAN OF LAND IN
NORTHAMPTON, MA
HAMPSHIRE REGISTRY
PREPARED FOR
THE CITY OF NORTHAMPTON
City of Northampton
MASSACHUSETTS
_________
In City Council, October 21, 2021
Upon the recommendation of Mayor David J. Narkewicz and Planning & Sustainability
21.343 An Order to Surplus City Land for Affordable Housing and Community Resilience Hub off Crafts Avenue
WHEREAS, Consistent with the Sustainable Northampton Comprehensive Plan, Open Space, Recreation, and Multi-Use Trail Plan, Housing Needs Assessment and Strategic Housing Plan, and Unlocking Opportunity: An Assessment of Barriers to Fair Housing, the city has a comprehensive affordable housing program, including
limited development, funding, regulatory incentives, and surplusing of city land;
WHEREAS, Consistent with the Climate Resilience and Regeneration Plan, Community Resilience Building Findings, and Mayor’s Task Force on Panhandling, the city has a program to create a Community Resilience Hub as a downtown facility with
a coordinated program for frontline communities and any residents who face chronic and acute stress due to disasters, pandemics, climate change, and other social and economic challenges. It will serve the 1% (homeless and those with severe chronic stress), the 15% (below the poverty line), the 40% (housing-burdened and under chronic stress) and the 100% (those at risk of acute adverse
events), by providing access to resource, a social network, and building social resilience; WHEREAS, Downtown studio apartments are especially important to help transition people who are experiencing houselessness or who face extreme housing burdens;
WHEREAS, The city has made offers for the Roundhouse and for St. John Cantius Church and explored other options for a community resilience hub, while exploring a back-up option of developing a hub in a new building, potentially co-located with affordable housing;
WHEREAS, The city’s property extending from the Puchalski Municipal Office Building to the Roundhouse bus station driveway to Crafts Avenue, to the southerly most parking spaces in the city hall parking lot potentially is viable for affordable housing studios and/or a community resilience hub;
Ordered, that
City Council declares this land surplus to city needs; Further that the Mayor is authorized to transfer deeds, easements, and/or leases for the land for
affordable housing and/or a community resilience hub, subject to restrictions and conditions that the Mayor imposes to accomplish these needs.
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 4
VISUAL MATERIALS
Existing Site Photos
(Southernly)
Existing Site Photos
(Southernly)With Footprint of Proposed Housing Shown
NOTE: Above illustration is for approx reference
only. Refer to Architectural Plans for exact size &
exact location of proposed structure.
Existing Site Photos
(Easterly)
Immediate Context
Surrounding Site
Proposed 3D Renderings
(Southerly)
Proposed 3D Renderings
(From City Hall Upper
Parking Lot)
Proposed 3D Renderings
(Northerly from Crafts Ave)
Proposed 3D Renderings
(Northernly from Main
Street)
Site Plan
No Permanent Loss of
Public Parking
EV Charging Station
Moves Up Street
Internal Bike Storage
Room
Dashed Line indicates
‘Limit of Work’
Site Plan
No Permanent Loss of
Public Parking
EV Charging Station
Moves Up Street
Internal Bike Storage
Room
Dashed Line indicates
‘Limit of Work’
Floor Plans
Roof Deck for Residents
on 5th FloorSecured Building Entry
Floor Plans
Roof Deck for Residents
on 5th FloorSecured Building Entry
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 4
VISUAL MATERIALS
CIVIL & LANDSCAPING PLANS
”
”
”
”
”
SITE CONCRETE GENERAL NOTES:
1. ALL FOOTINGS SHALL BE CARRIED DOWN TO FIRM UNDISTURBED BEARING SOIL, IRRESPECTIVE OF
ANY GRADES OR DIMENSIONS GIVEN ON THE PLANS. SOIL-BEARING CAPACITY ASSUMED TO BE 2
TONS PER SQUARE FOOT MINIMUM.
2. NO FOOTING SHALL BE PLACED ON FROZEN SOIL. EXTERIOR FOOTINGS SHALL NOT BE LESS THAN
4'-6" BELOW FINISH GRADE, EXCEPT WHERE FOUNDED ON LEDGE.
3. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND LOCATIONS OF ALL CONDUIT, SLOTS, PIPE
SLEEVES, ANCHOR BOLTS, ETC., AS REQUIRED FOR THE TRADES BEFORE CONCRETE IS POURED.
4. ALL SLABS POURED ON GROUND SHALL BE REINFORCED WITH WELDED WIRE MESH 6X6 W2.9XW2.9
MINIMUM UNLESS SHOWN OTHERWISE. MESH TO BE LAPPED MINIMUM 6" ON SIDES AND 6" ON ENDS.
NO ROLLS, SHEET FABRIC ONLY.
5. ALL CONCRETE WALLS, FOOTINGS, SLABS ON GROUND AND FRAMED SLABS TO BE FC=4000 PSI @ 28
DAYS AND AIR-ENTRAINED.
6. THE CONTRACTOR SHALL VERIFY ALL LOCATIONS AND DIMENSIONS AND SHALL STAKE OUT THE
WORK PRIOR TO CONSTRUCTION. CONTRACTOR TO VERIFY DEPTH TO LEDGE FOR FTG ELEVATION
PRIOR TO REINFORCEMENT FABRICATION.
7. PROTECT IN-PLACE FOUNDATIONS AND SLABS FROM FROST PENETRATION UNTIL THE PROJECT IS
COMPLETED.
8. REINFORCEMENT SHALL BE ASTM A615 GRADE 60 (YIELD STRESS 60,000 PSI).
9. INSTALLATION OF REINFORCEMENT SHALL BE COMPLETED AT LEAST 24 HOURS PRIOR TO
SCHEDULED CONCRETE PLACEMENT. NOTIFY ARCHITECT OF COMPLETION 24 HOURS PRIOR TO THE
SCHEDULED COMPLETION OF THE INSTALLATION OF THE REINFORCEMENT.
10. CLEAR CONCRETE PROTECTION SHALL BE 3" ON FTGS AND WALLS POURED AGAINST EARTH OR
WATER AND 2" WHEN POURED AGAINST FORMS AND WEATHER. REINFORCEMENT IN OPPOSITE SIDE
FROM EARTH (INSIDE) SHALL BE 1-1/2" MINIMUM. OTHER CLEARANCES TO MEET JOB CONDITIONS.
11. PROVIDE BAR SUPPORTS, SPACERS AND ACCESSORIES RECOMMENDED BY THE ACI DETAILING
MANUAL. ALL DETAILING NOT COVERED BY THESE DRAWINGS OR THESE NOTES SHALL BE IN
ACCORDANCE WITH THIS SAME MANUAL.
12. ALL CONTINUOUS REINFORCING BARS SHALL BE LAPPED 30 DIAMETERS AT SPLICES AND AT
CORNERS UNLESS OTHERWISE SHOWN. TERMINATE CONTINUOUS BARS AT NON-CONTINUOUS ENDS
WITH STANDARD HOOKS. LAP CONTINUOUS TOP BARS AT CENTER BETWEEN SUPPORTS AND
BOTTOM BARS AT SUPPORTS AS REQUIRED.
13. PROVIDE 3/4" CHAMFER ON ALL EXPOSED CORNERS.
14. EXPOSED FACES OF ALL SITE CONCRETE TO BE "SMOOTH FORMED" AND "SMOOTH RUBBED"
FINISHED UNLESS OTHERWISE SHOWN.
15. CONTRACTOR SHALL SUBMIT CHECKED SHOP DRAWINGS AND PLACING PLANS IN TRIPLICATE FOR
ALL REINFORCEMENT TO THE ARCHITECT BEFORE FABRICATION.
16. CONCRETE SHALL BE PLACED WITHOUT HORIZONTAL OR VERTICAL CONSTRUCTION JOINTS EXCEPT
WHERE SHOWN OR NOTED. CONSTRUCTION JOINTS SHALL BE 60' APART AND KEYED. CONTROL
JOINTS SHALL BE A MAX. OF 30' APART.
17. ALL SPECIFICATIONS NOT COVERED BY THESE DRAWINGS OR NOTES SHALL BE IN ACCORDANCE
WITH ACI 301-89, SPECIFICATIONS FOR STRUCTURAL CONCRETE FOR BUILDINGS.
18. CONTRACTOR SHALL TAKE WHATEVER MEASURES ARE NECESSARY TO PREVENT FLOTATION OF
STRUCTURES DURING CONSTRUCTION, AND SHALL MAINTAIN EXCAVATIONS SUFFICIENTLY FREE OF
WATER BY PUMPING DRY TO ALLOW PLACING AND CURING CONCRETE.
19. CONTROL SURFACE AND SUBSURFACE WATER DURING CONSTRUCTION SO THAT FOUNDATION WORK
IS DONE ON DRY AND UNDISTURBED SUBGRADE MATERIAL.
20. TRIM AND FINISH BOTTOM OF EXCAVATION WITH HAND SHOVEL.
21. BACKFILL AND COMPACT UNDER STRUCTURAL ELEMENTS IN 8" LIFTS.
22. MIX AND PLACE CONCRETE ONLY WHEN TESTING AGENCY TECHNICIANS IS PRESENT.
23. DO NOT TACK WELD REINFORCEMENT.
24. CONCRETE FINISHES:
TOP OF WALLS - STEEL TROWEL
VERTICAL SURFACES - BURLAP RUBBED
WALKING SURFACES - BROOM
SEWER SYSTEM GENERAL NOTES:1) CONSTRUCTION:PIPE INSTALLATION: THE PIPE SHALL BE HANDLED, PLACED AND JOINED IN ACCORDANCE WITH THEAPPROPRIATE MANUFACTURER'S INSTALLATION GUIDE. THE PIPE SHALL BE LAID AT CONTINUOUS ANDCONSTANT GRADE AT THE SLOPES SHOWN ON THE PLAN.2)LEAKAGE TESTING:THE LEAKAGE INWARD AND OUTWARD OF A GRAVITY SEWER INCLUDING MANHOLES SHALL NOTEXCEED 200 GAL./IN DIA/MILE/DAY. UPON COMPLETION OF CONSTRUCTION, A SEWER LINE SHALL BETESTED IN ACCORDANCE WITH ONE OF THE FOLLOWING PROCEDURES:A) WATER TESTING:1. PLUG OR CAP ALL SERVICE LATERALS, STUBS AND FITTINGS. PLACE ADEQUATE BRACING TOWITHSTAND THRUST FORCES.2. A TAPPED PLUMBER'S PLUG SHOULD BE INSERTED IN THE DOWNSTREAM MANHOLE INLETSEWER. THE WATER SUPPLY CONNECTION IS MADE AT THIS POINT, BUT NEVER DIRECTLY FROMA PUBLIC WATER SUPPLY SYSTEM OR HYDRANT UNLESS A BACK FLOW PREVENTER IS USED.3. A STANDPIPE IS TIGHTLY CONNECTED AT THE UPSTREAM END OF THE SEWER. THE HEIGHT OFTHE STAND PIPE SHALL BE AT LEAST TWO FEET HIGHER THAN ANY POINT IN THE SEWER OR TWOFEET HIGHER THAN THE HIGHEST GROUND WATER TABLE, WHICHEVER IS HIGHER. A MANHOLEMAY BE USED AS A STANDPIPE.4. WATER IS ADDED AT THE DOWNSTREAM CONNECTION IN ORDER TO AVOID TRAPPING AIRBUBBLES OR POCKETS. THE LINE SHALL BE FILLED TO THE ELEVATION DESIGNATED IN THESTANDPIPE.5. ALLOW THE LINE TO STAND WITH WATER FOR AT LEAST A TWO HOUR STABILIZATION PERIOD ORSUCH SHORTER PERIOD AS MAY BE REQUIRED TO ACHIEVE STABILIZED READINGS OF WATERLOSS OVER THREE CONSECUTIVE 15 MINUTE PERIODS. THIS ALLOWS AIR TO ESCAPE ANDABSORPTION TO TAKE PLACE.6. FILL THE SEWER LINE TO THE REFERENCE MARK AND CONTINUE THE TEST FOR AT LEAST ONEHOUR. MAINTAIN THE MINIMUM HEAD THROUGHOUT THE TEST, ADDING ANY VOLUME OF WATERREQUIRED AND INCLUDING THAT VOLUME IN THE LEAKAGE.7. CONVERT THE LEAKAGE TO THE UNITS SPECIFIED.B) AIR TESTING: THE PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH MASSACHUSETTSENVIRONMENTAL PROTECTION RULES.MATERIALS:1. SELECT BEDDING - SCREENED GRAVEL AND/OR CRUSHED STONE FREE FROM CLAY, LOAM ANDORGANIC MATTERING. WHERE ORDERED BY THE ENGINEER TO STABILIZE THE TRENCH BASE, USEGRADED SCREENED GRAVEL OR CRUSHED STONE 1/2 INCH TO 1-1/2 INCHES.2. SAND BLANKET - CLEAN SAND FREE FROM ORGANIC MATTER GRADED SO THAT 90-100% WILL PASS A1/2-INCH SIEVE AND NOT MORE THAN 15% WILL PASS A #200 SIEVE. BLANKET MAY BE OMITTED FORCAST-IRON, DUCTILE IRON AND REINFORCED CONCRETE PIPE PROVIDED THAT NO STONE LARGER THAN2" IS IN CONTACT WITH THE PIPE.3.COMMON FILL MATERIAL SHALL BE THE NATURAL EXCAVATED MATERIAL EXCLUDING DEBRIS, ORGANICMATTER AND CLAY & STONES LARGER THAN 6 INCHES. THE CONTRACTOR SHALL COMPACT THETRENCH BACKFILL TO 95% MODIFIED PROCTOR MAXIMUM DENSITY.4. PVC - POLYVINYL CHLORIDE PIPE; ASTM D1785; SCH 40; SOLVENT WELDED PER MANUFACTURER'SSPECIFICATIONS.5. PVC - POLYVINYL CHLORIDE PIPE; ASTM F-891; SDR 35; GASKET JOINT PER MANUFACTURER'SSPECIFICATIONS.6. PIPE INSTALLATION: THE PIPE SHALL BE HANDLED, PLACED AND JOINED IN ACCORDANCE WITH THEAPPROPRIATE MANUFACTURER'S INSTALLATION GUIDE. THE PIPE SHALL BE LAID AT CONTINUOUS ANDCONSTANT GRADE AT THE SLOPES SHOWN ON THE PLAN.7. MATERIALS OR EQUIPMENT IDENTIFIED ON THE PLANS BY REFERENCE TO MANUFACTURER'S NAMESAND NUMBERS ARE INTENDED TO ESTABLISH A STANDARD. MATERIALS AND EQUIPMENT OF OTHERMANUFACTURER'S THAT ARE, IN THE OPINION OF THE ENGINEER. OF EQUAL QUALITY AND FUNCTIONWILL BE ACCEPTABLE. THE CONTRACTOR SHALL SUBMIT SUPPORTING DATA TO THE ENGINEER TODETERMINE EQUALITY AND WILL BE RESPONSIBLE FOR ALL INCIDENTAL COORDINATION AND/ORFITTING TOGETHER AS REQUIRED.100% PASSING 1-INCH SCREEN90-100 PASSING 3/4-INCH SCREEN20-55% PASSING 3/8-INCH SCREEN0-10% PASSING #4 SIEVE4% PASSING #8 SIEVEWATER DISTRIBUTION SYSTEM NOTES:1) DUCTILE IRON PIPE: PUSH-ON, CLASS 52, ANSI CEMENT MORTAR LINED AND BITUMINOUS SEAL-COATEDFOUR CONDUCTIVITY WEDGES WITH EACH JOINT IN FULL CONFORMANCE WITH AWWA C-151, C-111 ANDC-104.2) RESILIENT SEATED GATE VALVES: AWWA C-509 MECHANICAL JOINT, AWWA C- 111, ANSI 121.11 BUNA NGASKETS AND RETAINER GLAND. WORKING PRESSURE OF 200 PSI. VALVES WILL OPEN RIGHT ORCLOCKWISE. UNDERGROUND SERVICE LINE VALVES AND FITTINGS TO BE IN CONFORMANCE WITHAWWA C- 800.3)VALVE BOXES & COVERS: FIVE-INCH DIAMETER, BITUMINOUS SEAL-COATED, TWO PIECE TELESCOPINGFOR SIX-FOOT TRENCH, TOP SECTION TO BE FLANGED UNDER COVER SECTION. COVERS WILL BETRAFFIC TYPE TO FIT FLUSH AND TIGHT WITH PICK HOLES FOR REMOVAL. ALL PARTS TO BE CAST ORDUCTILE IRON.A) FITTINGS: MECHANICAL JOINT, DUCTILE IRON, CEMENT MORTAR LINED, SEAL- COATED, 250-PSIWORKING PRESSURE WITH AWWA C-111, ANSI 121.11 BUNA N GASKETS AND RETAINER GLANDS.B) COMPRESSION COUPLINGS: WIDE RANGE COUPLING, WORKING PRESSURE OF 175 PSI, 6-INCHMINIMUM SLEEVE LENGTH, DUCTILE CAST SLEEVE, SIZE MARKED ON COUPLING SLEEVE. EQUAL TOROCKWELL 441.5)TAPPING VALVE AND SLEEVE: VALVE AND SLEEVE TO BE OF SAME MANUFACTURER. VALVE TO BERESILIENT SEATED, FOR TAPPING. OUTLET SIDE TO BE MECHANICAL JOINT WITH RETAINER GLAND.AWWA C-509, CLOW F6114 OR EQUAL. WORKING PRESSURE OT 200 PSI. VALVE WILL OPEN RIGHT ORCLOCKWISE. SLEEVE TO BE CLOW 3460 OR EQUAL. STAINLESS STEEL TAPPING SLEEVE: 304STAINLESS STEEL SHELL W/LIFTER BAR. FLANGE 304 STAINLESS STEEL OR DUCTILE IRON. 304STAINLESS STEEL BOLTS W/TEFLON COATING. INTERNAL GASKETS VIRGIN SBR COMPOUNDED FORWATER SERVICE ROMAC SST OR EQUAL.6)CURB STOPS: STANDARD AWWA INVENTED PLUG TYPE WITH COMPRESSION JOINTS WITHCONDUCTIVITY RINGS. STOPS WILL HAVE DRAIN WITH CHECK. BALL VALVE FULL PORT 1/4 TURN TOOFF POSITION NOW DRAINING WITH COMPRESSION COPPER CONNECTIONS WITH PROVIDECONDUCTIVITY.7)CURB BOXES: BOX TO BE TELESCOPIC FOR 6-FOOT TRENCH WITH 3-FOOT VALVE EXTENSION ROD.COVER TO BE CENTER OPENING WITH PENTAGON COURSE THREAD BRASS PLUG.8)COPPER SERVICE PIPE: TYPE K RIGID COPPER TUBING CONFORMING TO ASTM B-88. TUBING WILL BESTRAIGHT PIPECONSTRUCTION NOTES:1) PIPE INSTALLATION: THE PIPE SHALL BE HANDLED, PLACED AND JOINED IN ACCORDANCE WITH THEAPPROPRIATE MANUFACTURER'S INSTALLATION GUIDE.2)VERIFY THAT ALL COMPONENTS MAY BE INSTALLED AT THE LOCATIONS INDICATED AT THE LOCATIONSINDICATED ON THE DRAWINGS, OR WHERE REQUIRED, AND THAT PROPER OPERATION OF THE VALVESWILL BE POSSIBLE AFTER INSTALLATION. IN THE EVENT OF INTERFERENCE'S, IMMEDIATELY NOTIFYENGINEER. DO NOT PROCEED WITH INSTALLATIONS UNTIL CONDITIONS ARE SATISFACTORY.3)WATER SERVICE CONNECTION RECORD:A) HORIZONTAL TIES: MEASURE AND RECORD 3 TIES TO ALL VALVES AND STOPS AND TO THE END OFEACH WATER SERVICE. WHEN POSSIBLE, THESE TIES SHALL BE TO THE BUILDING TO BE SERVED BYTHE SERVICES; OTHERWISE, TO PERMANENT, PHYSICAL OBJECTS ON THE SAME SIDE OF THE STREETAS THE END OF THE WATER SERVICE.B) VERTICAL TIES: MEASURE THE DEPTH OF EACH WATER SERVICE AND RECORD. DEPTHS SHALL BEMEASURED FROM THE PIPE CENTERLINE TO GROUND SURFACE. ALSO. PROVIDE CENTERLINEELEVATIONS, USING THE SAME DATUM AS THAT USED ON THE DRAWINGS. ACCURACY OF VERTICALMEASUREMENTS SHALL BE PLUS OR MINUS 1 INCH.C) OTHER RECORDINGS: RECORD LENGTH OF EACH WATER SERVICE AND OTHER PERTINENTINFORMATION, AS REQUIRED ON THE SKETCH OF WATER SERVICE CONNECTION, TO BE PROVIDED BYTHE CONTRACTOR.4) AFFORD ENGINEER ACCESS TO THE WORK SO THAT HE MAY SPOT-CHECK THE INSTALLATIONS, ORCHECK EACH LENGTH OF PIPE IMMEDIATELY AFTER IT HAS BEEN INSTALLED, OR CHECK IT AT ANY TIMEAFTER INSTALLATION. CALL ENGINEER 24 HOURS BEFORE BACK FILLING OPERATION IS TO BEGIN.DISINFECTION:1) DISINFECT ALL WATER LINES IN ACCORDANCE WITH AWWA C-651. NOTIFY ENGINEER AND TOWN ORWATER UTILITY OWNER OF INTENT TO DISINFECT.2) PREVENT CONTAMINATING MATERIALS FROM ENTERING THE WATER MAIN DURING STORAGE,CONSTRUCTION OR REPAIR.3) FILL THE MAIN COMPLETELY WITH POTABLE WATER TO REMOVE ALL AIR. FLUSH THE PIPE AT AMINIMUM VELOCITY OF 2.5 FT/S. TO REMOVE THOSE MATERIALS THAT MAY HAVE ENTERED THE PIPE.4)CHLORINATE ANY RESIDUAL CONTAMINATION BY THE CONTINUOUS FEED OR SLUG METHOD INSERTINGTHE CHLORINE NOT MORE THAN 10 FEET DOWNSTREAM FROM THE BEGINNING OF THE MAIN. DO NOTUSE THE TABLET METHOD. RETAIN THE CHLORINATED WATER IN THE MAIN FOR THE SPECIFIEDCONTACT TIME. FLUSH THE CHLORINATED WATER FROM THE MAIN.5) PROTECT THE EXISTING DISTRIBUTION SYSTEM FROM BACK FLOW DUE TO HYDROSTATIC PRESSURETEST AND DISINFECTION PROCEDURES.6) DETERMINE THE BACTERIOLOGICAL QUALITY BY LABORATORY TEST AFTER DISINFECTION. REPEATDISINFECTION IF TEST RESULTS ARE UNACCEPTABLE.7)CONNECT THE APPROVED NEW WATER MAIN TO THE ACTIVE DISTRIBUTION SYSTEM.SCHEDULE:1) NOTIFY OWNER, ENGINEER AND TOWN UTILITY DEPARTMENT THAT CONSTRUCTION IS TO BEGIN ONWATER SYSTEM. FIVE DAYS NOTICE TO THE TOWN IS REQUIRED.2)TOWN WILL PROVIDE TEMPORARY SERVICE TO EFFECTED AREAS BEFORE CONSTRUCTION IS TO BEGINAND WILL OPERATE ALL WATER MAIN VALVES.3) IN THE EVENT THAT A WATER MAIN OR WATER SERVICE MUST BE SHUT OFF BECAUSE OF ANACCIDENTAL INTERRUPTION, IMMEDIATELY NOTIFY ENGINEER AND WATER UTILITY OR PRIVATE OWNER,AS APPLICABLE, TO MAKE ARRANGEMENTS TO RESTORE SERVICE AND TO PROVIDE TEMPORARYSERVICE, IF REQUIRED.4)THE DRAWINGS INDICATE THE REQUIRED PIPE SIZES AND LOCATIONS OF ALL PIPING, MANHOLES,STRUCTURES AND APPURTENANCES. VERIFY ALL LOCATIONS AND IMMEDIATELY NOTIFY ENGINEER OFANY DISCREPANCIES OR CONFLICTS.5) APPROVAL OF ENGINEER IS REQUIRED PRIOR TO CHANGING THE LOCATION OF ANY OF THE WORK DUETO FIELD CONDITIONS. CHANGES IN PIPE SIZES ARE PROHIBITED WITHOUT A WRITTEN CONSENT FROMENGINEER.6) ALL INSTALLED PIPING SHALL FORM COMPLETELY CONNECTED SYSTEMS INCLUDING CONNECTIONS TOVALVES, EQUIPMENT, STRUCTURES, EXISTING FACILITIES AND APPURTENANCES SPECIFIED IN OTHERSECTIONS TO RESULT IN A SATISFACTORY OPERATING INSTALLATION.PRESSURE TESTING:1) CONTACT ENGINEER TO WITNESS LEAKAGE TESTING. 24-HOUR ADVANCE NOTICE REQUIRED.2)VALVES WHICH CARRY WATER OR LIQUID UNDER PRESSURE SHALL BE FILLED WITH WATER ANDSUBJECTED TO A PRESSURE OF 150 PSI OR 1-1/2 THE NORMAL WORKING PRESSURE, WHICHEVER ISGREATER, FOR A PERIOD OF TWO HOURS OR LONGER AS MAY BE NECESSARY TO EXAMINE THE VALVEFOR LEAKS. TEST PRESSURE SHALL NOT BE MORE THAN +/- 5 PSI FOR DURATION OF TEST.3) ALL AIR SHALL BE EXPELLED FROM THE LINE.4) ALLOWABLE LEAKAGE: NO PIPE INSTALLATION WILL BE ACCEPTED IF THE LEAKAGE IS GREATER THANTHAT DETERMINED BY THE FOLLOWING FORMULA: (RESULTS IN INCH-POUND UNITS) L=((SD(SQR(P))/148,000)WHERE: L = ALLOWABLE LEAKAGE, IN GALLONS PER HOUR S = LENGTH OF PIPE TESTED, IN FEET D = NOMINAL DIAMETER OF THE PIPE, IN INCHES P = AVERAGE TEST PRESSURE DURING THE LEAKAGE TEST, IN POUNDS PER SQUARE INCH (GAUGE)5)SHOULD LEAKS GREATER THAN ALLOWED BY AWWA C600 BE FOUND, FAULTY JOINTS SHALL BEREPAIRED, EVEN TO THE EXTENT OF DISASSEMBLING AND REMAKING THE JOINT. CAULKING OFTHREADS OR THE USE OF CHEMICAL COMPOUNDS TO CORRECT LEAKS WILL NOT BE PERMITTED. THECONTRACTOR SHALL REPLACE DEFECTIVE VALVES AND THE TESTS SHALL BE REPEATED UNTIL TESTREQUIREMENTS ARE MET TO THE SATISFACTION OF THE ENGINEER.6) PIPE SHALL BE GIVEN PRESSURE AND LEAKAGE TESTS IN SECTIONS OF APPROVED LENGTH INACCORDANCE WITH AWWA C600. FOR THESE TESTS, THE CONTRACTOR SHALL FURNISH AND INSTALLSUITABLE TEMPORARY TESTING PLUGS OR CAPS FOR THE PIPELINE, ALL NECESSARY EQUIPMENT,PUMPS, PIPE CONNECTIONS AND ALL LABOR REQUIRED WITHOUT ADDITIONAL COMPENSATION.
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 4
VISUAL MATERIALS
FULL ARCHITECTURAL 50% DD
PLANS AVAILABLE UPON REQUEST
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 5
COMMUNITY SUPPORT
Housing Partnership • City of Northampton
City Hall, 210 Main Street, Northampton, MA 01060
Disability Commission website
August 1, 2023 Planning Board Northampton City Hall
210 Main St. Northampton, MA 01060 I am writing on behalf of the Housing Partnership to let you know of our enthusiastic and unanimous support for the Crafts Avenue affordable housing project, proposed by Valley CDC,
to be located at 27 Crafts Avenue in Northampton. As you know the Housing Partnership researches and advocates for ways to make current housing more affordable and supports the development of new housing units, which are in such short supply. Laura Baker attended our July meeting and gave a detailed presentation of the
proposed Crafts Ave development, which would add approximately 30 downtown studio apartment units to Northampton’s supply. These are desperately needed. Valley CDC is a longtime, very reputable and knowledgeable agency which has the respect of the city and of community housing advocates, and has proven itself through development of such
projects as the Lumberyard and Sergeant House, and now in development, Prospect Place and Laurel Street. Altogether these four projects account for over 140 units of affordable and low income housing. The Housing Partnership enthusiastically supports Valley CDC and the proposed Crafts Avenue
affordable housing project. We look forward to its progress. Sincerely, Carmen Junno
Chair, Housing Partnership
Northampton, MA
P.O. Box 60398 • Florence, MA 01062
www.hamphomeless.org
August 17, 2023
To whom it may concern:
The Friends of Hampshire County Homeless is very excited about the Valley Community
Development plan to create low income housing in the space behind City Hall, including some to
be offered to people experiencing homelessness. All agencies addressing homelessness are
experiencing a big surge in numbers, and creating housing is more urgent than ever. In this case
it will both prevent, and help reduce, local homelessness.
The location is perfect, being central to downtown and numerous services. Valley Community
Development has a great track record of successfully creating housing of this kind.
We urge you to support this initiative in every way possible. It addresses an urgent need in our
community, and will help a number of our most vulnerable neighbors.
Thank you for listening!
Rick Hart
Board President, Friends of Hampshire County Homeless
(and Northampton resident: 68 Leonard Street, Leeds)
Bob Fazzi, Ed.D.
Managing Director, Fazzi Impact Fund
Former Founder/CEO Fazzi Associates, Inc.
413-531-4016
To: Carolyn Misch, Director
Northampton Planning Department
From: Bob Fazzi, Ed.D.
Managing Director, Fazzi Impact Fund
Former Founder/CEO Fazzi Associates, Inc.
Date: August 24, 2023
Re: Support of the Application of Valley CDC to Build an Affordable Housing Program on 27
Crafts Street
Please accept this letter of support for Valley Community Development Corporation’s
application to build a thirty unit affordable housing program on 27 Crafts Street. I realize that
this letter is late but because of the importance of this effort, I thought it was worth submitting.
I have lived and worked in Northampton for over thirty years, first in my capacity as the CEO of
the Center for Human Development and later as the founder and CEO of Fazzi Associates. While
at the Center for Human Development, we had offices and programs in Northampton since the mid
1970s. With Fazzi Associates, I opted to have our main office in Northampton, first on King Street
and later on at Village Hill where we were the first business to locate there. For both companies,
we hired a good number of staff who lived in Northampton. We raised our granddaughter in
Northampton and continue to live in Northampton today. We love Northampton!
My focus on having Northampton as a base for our programs and services came from my deep
admiration for the enlighten spirit and commitment our community has had for all our residents,
those with financial stability and those struggling to survive and/or afford to live in Northampton
with minimal resources. The Valley CDC proposal offers us the opportunity to help our most
needy residents as well as those on the margins of affording to live and work in our community.
I view the Valley CDC proposed project as much more than a housing program. It is a well
thought out, well-staffed project that provides supportive resources to help residents live and
thrive in a safe and affordable living environment. The program also provides the stability that
many of the residents need to obtain jobs in downtown. Living in a site and community where
residents can easily shop for food and supplies, access bus lines and the rail trail and be able to
obtain jobs within walking distance is a valuable added advantage.
I firmly believe that this is an important and much needed program that we can all be proud of.
Again, I apologize for this late letter and ask you to support the Valley CDC application.
Carolyn Misch <cmisch@northamptonma.gov>
27 Crafts Ave
2 messages
Micky McKinley <mickymck22@gmail.com>Thu, Aug 10, 2023 at 5:48 PM
To: cmisch@northamptonma.gov
I'm writing to support the Valley CDC proposal for affordable housing at 27 Crafts Ave. I know their work and I support
them through the CITC program. Valley is both competent and resourceful. We know that affordable housing in
Northampton is desperately needed.
The location and use of space is ideal for this project. Please do whatever you can to make this project happen.
Thank you,
Micky McKinley
31 Moser St
Northampton 01060
--
Micky McKinley
mickymck22@gmail.com
Support grassroots groups working to save democracy.
http://movement.vote/
Carolyn Misch <cmisch@northamptonma.gov>Fri, Aug 11, 2023 at 10:51 AM
To: Micky McKinley <mickymck22@gmail.com>
Thank you for submitting comments. These will go into the public record.
Carolyn Misch, AICP
Director
City of Northampton Office of Planning & Sustainability
210 Main St
Northampton, MA 01060
413-587-1287
cmisch@northamptonma.gov
www.northamptonma.gov/plan
[Quoted text hidden]
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 6
BUDGETS
27 Crafts Ave Northampton
Sources & Uses Budget Total Budget
Sources of Funds
Construction Loan Credit Pricing 8,000,000.00$
Federal LIHTC 0.91 9,100,000.00$
State LIHTC 0.815 1,630,000.00$
Renewable Tax Credits 30%52,500.00$
HOME - ARP 11 825,000.00$
AHTF 1,000,000.00$
HSF 1,000,000.00$
HIF Homeless Pref. Units 20 1,500,000.00$
CBH CBH Units 0 -$
FCF DMH Units 2 600,000.00$
CATNHP or TOD 800,000.00$
ARPA (DHCD)
FHLB - AHP 850,000.00$
CDBG Northampton 60,000.00$
CPA Northampton 800,000.00$
Grant for Battery Storage 8,500.00$
MassDevelopment Site Readiness Grant 237,500.00$
Grants for Service Related aspects
Grants for Passive House aspects
Private Funding - PV System and / or Incentives 240,000.00$
Perm Debt
Deferred Developer Fee 166,853.00$
HLC Soft Debt per Unit 190,833.33$
Subtotal 26,870,353.00$ Construction Loan Repayment 8,000,000.00$
Total Sources-w/o Constr.18,870,353.00$
Uses of Funds
Acquisition Valued at $1.2-$1.4M and given to Valley by the City 1.00$
Hard Costs Cost/SF
Direct Construction 590.00$ 13,342,850.00$
Non-Contract Construction
PV Solar 125,000.00$
Battery Storage Allowance 50,000.00$
Total Construction 13,517,850.00$
Construction Contingency 8.0%1,081,428.00$
Total Hard Costs 645.56$ 14,599,278.00$
Soft Costs
Construction Loan Interest 7.00%735,000.00$
Acquisition Loan Interest -$
Architecture and Engineering 119,500.00$
(City grant is funding $930k of Arch & Engineering)
Energy Rating & Passive House Design Cert 22,500.00$
Survey and Permits 5,000.00$
Clerk of the Works 55,000.00$
Environmental Engineer 10,000.00$
FF&E 25,000.00$
Bond Premium
Legal (owner)113,000.00$
Legal (syndicator)35,000.00$
Legal (construction loan)35,000.00$
Title and Recording 30,000.00$
Accounting & Cost Cert 45,000.00$
Marketing & Rent Up 30,000.00$
Real Estate Taxes 35,000.00$
Insurance 65,000.00$
Appraisal 12,000.00$
Market Study 8,500.00$
PreDev Loan Interest & Fees 35,000.00$
Inspecting Engineer 45,000.00$
LIHTC Fees 30,000.00$
Development Consultant 10,000.00$
Other Fees: Fees to Perm Lendor
Other Fees: Construction Testing 35,000.00$
Other Carrying Costs 40,000.00$
Utility Connections 60,000.00$
Soft Cost Contingency 7.62%120,000.00$
Total Soft Costs 1,755,500.00$
Total Hard and Soft Costs 16,354,779.00$
Other Development Costs
Developer's Overhead 5.6%917,500.00$
Developers Fee 5.6%917,500.00$
Capitalized Operating Reserves 150,000.00$
Capitalized Services Reserves 480,000.00$
Capitalized Replacement Reserves 50,574.00$
Total Uses of Funds 18,870,353.00$
Surplus/(Deficit)-
TDC per Unit 629,012
Scheduled Rental Income Annual per Unit Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Year 13 Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year 20 Year 21
30% AMI 20 units 2%increase per yr 204,958 10,248 204,958 209,057 213,238 217,503 221,853 226,290 230,816 235,432 240,141 244,944 249,843 254,840 259,936 265,135 270,438 275,847 281,364 286,991 292,731 298,585 304,557
50% AMI 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 060% AMI 10 units 2%increase per yr 112,560 11,256 112,560 114,811 117,107 119,450 121,839 124,275 126,761 129,296 131,882 134,520 137,210 139,954 142,753 145,608 148,521 151,491 154,521 157,611 160,763 163,979 167,25880% AMI 0 2%increase per yr 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
100% AMI 0 2%increase per yr 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 030units
Gross Scheduled Rental Income 317,518 317,518 323,868 330,346 336,953 343,692 350,566 357,577 364,728 372,023 379,463 387,053 394,794 402,690 410,743 418,958 427,338 435,884 444,602 453,494 462,564 471,815
Vacancy - PBVs Units 3%vacancy rate (6,149)(6,149)(6,272)(6,397)(6,525)(6,656)(6,789)(6,924)(7,063)(7,204)(7,348)(7,495)(7,645)(7,798)(7,954)(8,113)(8,275)(8,441)(8,610)(8,782)(8,958)(9,137)
Vacancy - LIHTC Units 5%vacancy rate (5,628)(5,628)(5,741)(5,855)(5,972)(6,092)(6,214)(6,338)(6,465)(6,594)(6,726)(6,861)(6,998)(7,138)(7,280)(7,426)(7,575)(7,726)(7,881)(8,038)(8,199)(8,363)
Bad Debt
Effective Gross Rental Income 305,741 305,741 311,856 318,093 324,455 330,944 337,563 344,314 351,201 358,225 365,389 372,697 380,151 387,754 395,509 403,419 411,488 419,717 428,112 436,674 445,407 454,316
Reserve Interest
Other Income (Laundry)$3 weekly/unit 4,680 156 4,680 4,681 4,682 4,683 4,684 4,685 4,686 4,687 4,688 4,689 4,690 4,691 4,692 4,693 4,694 4,695 4,696 4,697 4,698 4,699 4,700
Supportive Service funds (12 MRVP units)1,500.00 funds/unit 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000
Supportive Services Reserve Funding 10,000 10,000 18,000 20,000 29,000 30,000 40,000 45,000 55,000 58,000 68,000 69,000 43,000
Replacement Reserves Funding 19,500 66,000 77,000 81,000 94,000 14,298
TOTAL OTHER INCOME 22,680 22,680 22,681 22,682 32,683 32,684 40,685 42,686 51,687 52,688 62,689 67,690 77,691 80,692 90,693 91,694 85,195 88,696 99,697 103,698 116,699 36,998
Total Effective Gross Income 328,421.338 328,421 334,537 340,775 357,138 363,628 378,248 387,001 402,888 410,913 428,078 440,387 457,842 468,446 486,202 495,113 496,683 508,414 527,809 540,372 562,107 491,314
Operating Expenses
Administrative
Management Fee 5%16,421 547 16,421 17,242 18,104 19,009 19,960 20,958 22,006 23,106 24,261 25,474 26,748 28,086 29,490 30,964 32,513 34,138 35,845 37,637 39,519 41,495 43,570
Audit, Accounting 3%10,000 333 10,000 10,300 10,609 10,927 11,255 11,593 11,941 12,299 12,668 13,048 13,439 13,842 14,258 14,685 15,126 15,580 16,047 16,528 17,024 17,535 18,061
Legal 1%4,000 133 4,000 4,120 4,244 4,371 4,502 4,637 4,776 4,919 5,067 5,219 5,376 5,537 5,703 5,874 6,050 6,232 6,419 6,611 6,810 7,014 7,224
Communications/Marketing 1%2,000 67 2,000 2,060 2,122 2,185 2,251 2,319 2,388 2,460 2,534 2,610 2,688 2,768 2,852 2,937 3,025 3,116 3,209 3,306 3,405 3,507 3,612
Administrative Salaries & Benefits 9%30,000 1,000 30,000 30,900 31,827 32,782 33,765 34,778 35,822 36,896 38,003 39,143 40,317 41,527 42,773 44,056 45,378 46,739 48,141 49,585 51,073 52,605 54,183
Resident Service Coordinator 23%75,000 2,500 75,000 77,250 79,568 81,955 84,413 86,946 89,554 92,241 95,008 97,858 100,794 103,818 106,932 110,140 113,444 116,848 120,353 123,964 127,682 131,513 135,458
Asset Management Fee 1%2,490 83 2,490 2,565 2,642 2,721 2,803 2,887 2,973 3,062 3,154 3,249 3,346 3,447 3,550 3,657 3,766 3,879 3,996 4,116 4,239 4,366 4,497
LIHTC Monitoring Fee 0%600 20 600 618 637 656 675 696 716 738 760 783 806 831 855 881 908 935 963 992 1,021 1,052 1,084
DHCD Monitoring Fee 0.3%900 30 900 927 955 983 1,013 1,043 1,075 1,107 1,140 1,174 1,210 1,246 1,283 1,322 1,361 1,402 1,444 1,488 1,532 1,578 1,626
Training 0.2%800 27 800 824 849 874 900 927 955 984 1,013 1,044 1,075 1,107 1,141 1,175 1,210 1,246 1,284 1,322 1,362 1,403 1,445
Travel 0.1%300 10 300 309 318 328 338 348 358 369 380 391 403 415 428 441 454 467 481 496 511 526 542
Subtotal: Administrative 142,511 4,750 142,511 147,115 151,873 156,791 161,875 167,131 172,564 178,181 183,988 189,993 196,203 202,624 209,264 216,132 223,235 230,582 238,183 246,045 254,179 262,595 271,303
Maintenance
Decorating (interior)0%1,000 33 1,000 1,030 1,061 1,093 1,126 1,159 1,194 1,230 1,267 1,305 1,344 1,384 1,426 1,469 1,513 1,558 1,605 1,653 1,702 1,754 1,806
Exterminating 0.3%1,100 37 1,100 1,133 1,167 1,202 1,238 1,275 1,313 1,353 1,393 1,435 1,478 1,523 1,568 1,615 1,664 1,714 1,765 1,818 1,873 1,929 1,987
Licenses, Permits, & Fees 0.3%1,000 33 1,000 1,030 1,061 1,093 1,126 1,159 1,194 1,230 1,267 1,305 1,344 1,384 1,426 1,469 1,513 1,558 1,605 1,653 1,702 1,754 1,806
Grounds / Landscaping 0%1,200 40 1,200 1,236 1,273 1,311 1,351 1,391 1,433 1,476 1,520 1,566 1,613 1,661 1,711 1,762 1,815 1,870 1,926 1,983 2,043 2,104 2,167
Janatorial / Maint Supplies 1% 2,000 67 2,000 2,060 2,122 2,185 2,251 2,319 2,388 2,460 2,534 2,610 2,688 2,768 2,852 2,937 3,025 3,116 3,209 3,306 3,405 3,507 3,612
Salary & Benefits 7%23,000 767 23,000 23,690 24,401 25,133 25,887 26,663 27,463 28,287 29,136 30,010 30,910 31,837 32,793 33,776 34,790 35,833 36,908 38,015 39,156 40,331 41,541
Repairs Contracts 3%9,000 300 9,000 9,270 9,548 9,835 10,130 10,433 10,746 11,069 11,401 11,743 12,095 12,458 12,832 13,217 13,613 14,022 14,442 14,876 15,322 15,782 16,255
Elevator Maintenance 2%6,000 200 6,000 6,180 6,365 6,556 6,753 6,956 7,164 7,379 7,601 7,829 8,063 8,305 8,555 8,811 9,076 9,348 9,628 9,917 10,215 10,521 10,837
Snow Removal 1%3,000 100 3,000 3,090 3,183 3,278 3,377 3,478 3,582 3,690 3,800 3,914 4,032 4,153 4,277 4,406 4,538 4,674 4,814 4,959 5,107 5,261 5,418
Trash Removal 1%3,000 100 3,000 3,090 3,183 3,278 3,377 3,478 3,582 3,690 3,800 3,914 4,032 4,153 4,277 4,406 4,538 4,674 4,814 4,959 5,107 5,261 5,418
Locks & Keys 0.2%600 20 600 618 637 656 675 696 716 738 760 783 806 831 855 881 908 935 963 992 1,021 1,052 1,084
Maintenance Other 1%3,000 100 3,000 3,090 3,183 3,278 3,377 3,478 3,582 3,690 3,800 3,914 4,032 4,153 4,277 4,406 4,538 4,674 4,814 4,959 5,107 5,261 5,418
Subtotal: Maintenance 16%53,900 1,797 53,900 55,517 57,183 58,898 60,665 62,485 64,359 66,290 68,279 70,327 72,437 74,610 76,849 79,154 81,529 83,974 86,494 89,088 91,761 94,514 97,349
Utilities
Security 1,800 60 1,800 1,836 1,873 1,910 1,948 1,987 2,027 2,068 2,109 2,151 2,194 2,238 2,283 2,328 2,375 2,423 2,471 2,520 2,571 2,622 2,675
Electricity 13%43,200 1,440 43,200 44,496 45,831 47,206 48,622 50,081 51,583 53,131 54,724 56,366 58,057 59,799 61,593 63,441 65,344 67,304 69,323 71,403 73,545 75,751 78,024
PV Savings -4%(12,000)(400)(12,000)(12,360)(12,731)(13,113)(13,506)(13,911)(14,329)(14,758)(15,201)(15,657)(16,127)(16,611)(17,109)(17,622)(18,151)(18,696)(19,256)(19,834)(20,429)(21,042)(21,673)
Water / Sewer 6%19,500 650 19,500 20,085 20,688 21,308 21,947 22,606 23,284 23,983 24,702 25,443 26,206 26,993 27,802 28,636 29,495 30,380 31,292 32,231 33,197 34,193 35,219
Subtotal: Utilities 16%52,500 1,750 52,500 54,057 55,660 57,311 59,012 60,763 62,566 64,422 66,334 68,303 70,331 72,419 74,569 76,783 79,063 81,412 83,830 86,320 88,884 91,525 94,245
RE Taxes 9%28,000 933 28,000 28,840 29,705 30,596 31,514 32,460 33,433 34,436 35,470 36,534 37,630 38,759 39,921 41,119 42,353 43,623 44,932 46,280 47,668 49,098 50,571
Insurance 9%30,000 1,000 30,000 30,900 31,827 32,782 33,765 34,778 35,822 36,896 38,003 39,143 40,317 41,527 42,773 44,056 45,378 46,739 48,141 49,585 51,073 52,605 54,183
Subtotal: Taxes, Insurance 18%58,000 1,933 58,000 59,740 61,532 63,378 65,280 67,238 69,255 71,333 73,473 75,677 77,947 80,286 82,694 85,175 87,730 90,362 93,073 95,865 98,741 101,703 104,754
Replacement Reserve Contributions 10,500 350 10,500 10,815 11,139 11,474 11,818 12,172 12,538 12,914 13,301 13,700 14,111 14,534 14,970 15,420 15,882
Total Operating Expenses 97%317,411 10,580 317,411 327,244 337,388 347,853 358,649 369,788 381,281 393,140 405,375 418,001 431,029 444,473 458,346 472,663 487,439 486,330 501,579 517,318 533,565 550,337 567,651
306,911
Net Operating Income 3%11,010 11,010 7,293 3,388 9,286 4,979 8,460 5,719 9,748 5,538 10,078 9,358 13,370 10,100 13,539 7,674 10,352 6,835 10,491 6,807 11,770 (76,337)
Debt Service 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
DSC Ratio
CASH FLOW 3%11,010 367 11,010 7,293 3,388 9,286 4,979 8,460 5,719 9,748 5,538 10,078 9,358 13,370 10,100 13,539 7,674 10,352 6,835 10,491 6,807 11,770 (76,337)
CASH AND RESERVE TRACKING:
Cumulative Replacement Reserve Balance 50,574 61,584 68,878 72,265 81,551 86,530 94,990 100,709 110,457 115,995 126,072 135,431 148,800 158,900 172,439 180,113 190,466 197,301 207,791 214,598 226,368 150,031
Cumulative Services Reserve Balance 480,000 480,000 480,000 480,000 470,000 460,000 442,000 422,000 393,000 363,000 323,000 278,000 223,000 165,000 97,000 28,000 (15,000)(15,000)(15,000)(15,000)(15,000)(15,000)
Cumulative Operating Reserve Balance 150,000 160,500 171,315 182,454 193,928 205,746 217,918 230,456 243,370 256,671 270,371 284,482 299,016 313,987 329,406 345,289 325,789 259,789 182,789 101,789 7,789 (6,509)
PUPA
Per Unit Per Annum (PUPA)10,580 10,580 10,908 11,246 11,595 11,955 12,326 12,709 13,105 13,513 13,933 14,368 14,816 15,278 15,755 16,248 16,211 16,719 17,244 17,786 18,345 18,922
PUPA less Services 8,080 8,080 8,333 8,594 8,863 9,141 9,428 9,724 10,030 10,346 10,671 11,008 11,355 11,714 12,084 12,467 12,316 12,708 13,112 13,529 13,961 14,406
Per Unit Cash Flow 367 367 243 113 310 166 282 191 325 185 336 312 446 337 451 256 345 228 350 227 392 (2,545)
Assumptions
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 7
ENVIRONMENTAL
ASTM ESA PHASE 1
Environmental Consulting
& Management
+1.800.322.ROUX
rouxinc.com
PHASE I ENVIRONMENTAL
SITE ASSESSMENT
________________________________
27 Crafts Avenue (formerly portion of 210
and 212 Main Street)
Northampton, Massachusetts
November 28, 2022
Prepared for:
City of Northampton 210 Main Street
Northampton, MA 01060
Prepared by:
Roux Associates, Inc.
200 Summit Drive, Suite 500 Burlington, Massachusetts 01803 4091.0001M000.100.RCV
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | i
Table of Contents
EXECUTIVE SUMMARY .............................................................................................................................. 1
1.0 INTRODUCTION .................................................................................................................................... 1
2.0 METHODS OF INVESTIGATION .......................................................................................................... 5
2.1 General ............................................................................................................................................ 5
2.2 Review of Readily Available Information ......................................................................................... 5
2.3 Subject Property and Surrounding Area Reconnaissance .............................................................. 6
2.4 Interview with Key Subject Property Representative....................................................................... 6
3.0 PROPERTY DESCRIPTION .................................................................................................................. 7
3.1 Property Location and Description .................................................................................................. 7
3.2 Current Surrounding Property Usage .............................................................................................. 7
3.3 Topographic and Hydrogeologic Setting ......................................................................................... 7
4.0 SUBJECT PROPERTY HISTORY ......................................................................................................... 8
4.1 Historical Sanborn Maps ................................................................................................................. 8
4.3 Historical Aerial Photographs .......................................................................................................... 8
4.4 Historical Topographic Maps ........................................................................................................... 8
4.5 City Directory Abstract ..................................................................................................................... 9
4.6 Environmental Lien Search and Activity Use Limitations ................................................................ 9
4.7 Adjoining Property History ............................................................................................................. 10
5.0 RECORDS REVIEW ............................................................................................................................ 11
5.1 Environmental Database Review .................................................................................................. 11
5.1.1 Subject Property Detail ........................................................................................................ 11
5.1.2 Adjoining or Nearby Properties Detail .................................................................................. 11
5.2 User Provided Information ............................................................................................................. 13
5.3 Freedom of Information Act Search and Responses .................................................................... 13
6.0 SUBJECT PROPERTY RECONNAISSANCE ..................................................................................... 14
6.1 Utilities ........................................................................................................................................... 14
6.2 Hazardous Substances ................................................................................................................. 14
6.3 Storage Tanks ............................................................................................................................... 14
6.4 Polychlorinated Biphenyls ............................................................................................................. 14
6.5 Drums ............................................................................................................................................ 14
6.6 Staining and Stressed Vegetation ................................................................................................. 14
6.7 Drains, Sumps and Pits ................................................................................................................. 14
6.8 Solid Waste.................................................................................................................................... 14
6.9 Wastewater and Stormwater ......................................................................................................... 15
6.10 Wells ............................................................................................................................................ 15
6.11 Equipment.................................................................................................................................... 15
7.0 INTERVIEWS AND USER PROVIDED INFORMATION ..................................................................... 16
7.1 Interviews ....................................................................................................................................... 16
7.2 User Questionnaire ........................................................................................................................ 16
8.0 SUMMARY OF FINDINGS .................................................................................................................. 17
9.0 VIABILITY ............................................................................................................................................ 18
10.0 REPORT ASSUMPTIONS AND LIMITATIONS ................................................................................ 19
Table of Contents (Continued)
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | ii
Figures
1. Subject Property Location Map
2. Subject Property Plan
Appendices
A. Professional Profiles
B. Federal and State Environmental Databases
C. Freedom of Information Act Search and Responses
D. Historical Sanborn Maps
E. Historical Aerial Maps
F. Historical Topographic Maps
G. City Directory Abstract
H. Building Permit Report
I. Property Tax Map
J. Subject Property Photographs
K. User Provided Information
L. Environmental Liens and AUL Search
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | 1
EXECUTIVE SUMMARY
At the request of City of Northampton (Client & User), Roux Associates, Inc. (Roux) performed a Phase I
Environmental Site Assessment (Phase I ESA) on a parcel of land that is located at 27 Crafts Avenue
(formerly a portion of both 210 and 212 Main Street), Northampton, Massachusetts (collectively, the “Property”
or the “Subject Property”). Relevant Subject Property features are shown on the Subject Property Location Map
and the Subject Property Plan included as Figures 1 and 2, respectively.
The Subject Property consists of approximately 0.122 acres with a concrete staircase and landscaped areas
that is located at 27 Crafts Avenue (formerly a portion of both 210 and 212 Main Street). The parcel ID 31D-
262-001 (formerly 31D-163 and 31D-167) owned by City of Northampton. The southern portion the bottom
of the staircase is on, has an Activity Use Limitation (AUL) associated with Release Tracking Number 1-
14222 for the former manufactured gas plant, however the AUL boundaries (approximately 20 feet south) do
not extent on the Subject Property.
This Phase I ESA is intended to describe the historical uses of the Subject Property and identify any potential
Recognized Environmental Conditions (RECs) in accordance with ASTM International Standard Practice E1527-13
(Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process).1
Based on the information gathered during the Phase I ESA process, Roux has identified the following RECs,
HRECs, CREC, BERs and de minimis conditions: 2, 3
No RECs, CRECs, HRECs and/or de minimis conditions were identified at the Subject Property. The following
BERs were identified at the Subject Property:
1. According to the EDR report and MassDEP records, the adjoining property formally contained a manufactured gas plant (MGP), Northampton Gas Works and a release (MGP residuals in soil and groundwater) was identified and reported to MassDEP on December 3, 2001, which assigned RTN 1-0014222. The estimated extent of the MGP site is identified as spanning more than a thousand feet across 15 parcels and extending up to 30 feet below ground surface. The disposal boundary is shown as being approximately 20-30 feet south of the Subject Property. A class C-1 Response Action Outcome (Temporary Solution) was submitted in April 2013 indicating that a Permanent Solution was not feasible, and a condition of No Significant Risk does not exist. Based on the proximity of the MGP site adjacent to the Subject Property, there is a possibility that future development will need to incorporate mitigation measures if redevelopment creates pathways for contamination migration that don’t currently exist. This is a BER.
2. A review of recent geotechnical report as discussed in this report has identified the likely presence of urban fill materials including coal, ash, wood and brick at the Subject Property. Based on this report and observations made this is considered a BER. When redevelopment is performed in the future of this area, the proper management of fill materials in soil will be required.
3. No other findings were identified at the Subject Property. No data gaps were identified for the Subject Property.
1 Note that in December 2021 ASTM International released E1527-21, an update to E1527-13 Phase I ESA standard that the USEPA has not yet recognized as compliant with AAI. EPA’s review and approval are expected within the next 12 months. Given that, this assessment was completed in accordance with E1527-13 and incorporated additional procedures and refinements set forth in E1527-21. 2 ASTM Standard Practice E1527-13 defines RECs as: the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions. RECs are defined by ASTM E1527-21 as: the presence of hazardous substances or petroleum products in, on, or at the subject property due to a release to the environment;(2) the likely presence of hazardous substances or petroleum products in, on, or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the subject property under conditions that pose a material threat of a future release to the environment. 3 ASTM Standard Practice E1527-13 defines Business Environmental Risk (BER) as: a risk which can have a material environmental or environmentally-driven impact on the business associated with the current or planned use of a parcel of commercial real estate, not
necessarily limited to those environmental issues required to be investigated in this practice.
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | 2
1.0 INTRODUCTION
At the request of City of Northampton (Client & User), Roux Associates, Inc. (Roux) performed a Phase I
Environmental Site Assessment (Phase I ESA on a parcel of land that is located at 27 Crafts Avenue (formerly
a portion of both 210 and 212 Main Street), Northampton, Massachusetts (collectively, the “Property” or the
“Subject Property”). Relevant Subject Property features are shown on the Subject Property Location Map and the
Subject Property Plan included as Figures 1 and 2, respectively.
The Subject Property consists of approximately 0.122 acres with a concrete staircase and landscaped areas
that is located at 27 Crafts Avenue (formerly a portion of both 210 and 212 Main Street). The parcel ID 31D-
262-001 (formerly 31D-163 and 31D-167) owned by City of Northampton.
The Phase I ESA is intended to describe the historical uses of the Subject Property and identify any
potential Recognized Environmental Conditions (RECs) in accordance with ASTM International Standard
Practice E1527-13 (Standard Practice for Environmental Site Assessments: Phase I Environmental Site
Assessment Process).
The Phase I ESA was conducted in accordance with the scope of work presented in the proposal and
associated Professional Service Agreement between City of Northampton and Roux, dated September 6,
2022, and in accordance with the ASTM International Standard Practice E1527-134, consistent with the
United States Environmental Protection Agency’s (EPA) Standards and Practices for All Appropriate Inquiries
(AAI) Rule (40 CFR Part 312, Standards and Practices for All Appropriate Inquiries; Final Rule).5 The
preamble for the AAI Rule states:
In today's final rule, EPA is referencing the standards and practices developed by ASTM
International and known as Standard E1527-05 (entitled “Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process'') and
recognizing the E1527-05 standard as consistent with today's final rule. The Agency determined that this voluntary consensus standard is consistent with today's final rule and
is compliant with the statutory criteria for all appropriate inquiries. Persons conducting all appropriate inquiries may use the procedures included in the ASTM E1527-05 standard to
comply with today's final rule.6
This AAI Rule was subsequently amended in 2013, as indicated in the following “Background”:
With today's action, EPA is establishing that parties seeking liability relief under CERCLA's landowner liability protections, as well as recipients of brownfields grants for conducting
site assessments, will be considered to have met the standards and practices for all appropriate inquiries, as set forth in the Brownfields Amendments to CERCLA and 40 CFR
Part 312, if such parties follow the procedures provided in the ASTM E1527-13 “Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment
Process.” EPA made this determination based upon the Agency's finding that the ASTM E1527-13 standard is compliant with the All Appropriate Inquiries Rule. Therefore, parties
conducting all appropriate inquiries may use the procedures in the newly issued ASTM E1527-13 standard when conducting all appropriate inquiries.7
4 Note that in December 2021 ASTM International released E1527-21, an update to E1527-13 Phase I ESA standard that the USEPA has not yet codified as compliant with AAI. Given that, this assessment was completed in accordance with E1527-13 and incorporated additional procedures and refinements set forth in E1527-21. 5 Final Rule and information available at www.epa.gov/swerosps/bf/regneg.htm#final_rule, and https://federalregister.gov/a/2013-31112. 6 Federal Register: November 1, 2005 (Volume 70, Number 210), page 66081. 7 Federal Register: December 30, 2013 (Volume 78, Number 250).
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | 3
The purpose of the Phase I ESA was to identify, to the extent feasible, RECs in connection with the Subject
Property. ASTM Standard Practice E1527-13 defines RECs as:
The presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to any release to the environment; (2) under conditions
indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized
environmental conditions.8
ASTM Standard Practice E1527-13 provides that identified RECs can be evaluated and classified into Controlled
Recognized Environmental Conditions (CRECs) or Historical Recognized Environmental Conditions (HRECs)
based on the following definitions. ASTM Standard Practice E1527-13 defines a CREC as:
A recognized environmental condition resulting from a past release of hazardous
substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (for example, as evidenced by the issuance of a no further
action letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place
subject to the implementation of required controls (for example, property use restrictions, activity and use limitations, institutional controls, or engineering controls).9
ASTM Standard Practice E1527-13 defines a HREC as:
A past release of any hazardous substances or petroleum products that has occurred in
connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority,
without subjecting the property to any required controls (for example, property use restrictions, activity and use limitations, institutional controls, or engineering controls).10
To assess the potential for RECs associated with the Subject Property, Roux utilized a variety of informational
sources to perform the Phase I ESA, including a radial information search from federal, state, and local regulatory
agency databases; Freedom of Information Act (FOIA)/public records responses from federal, state, and local
regulatory agencies; and readily available information from the following sources: historical aerial photographs,
historical topographic maps and a City Directory Abstract. The historical research and interviews were conducted
to develop an understanding of the following:
• Current and past uses of the Subject Property;
• Current and past uses of hazardous substances and/or petroleum at the Subject Property, if any;
• Waste management and disposal practices that might have potentially caused releases or threatened releases of hazardous substances and/or petroleum products at the Subject Property;
• Current and past corrective actions and response activities undertaken to address past and ongoing releases of hazardous substances and/or petroleum products at the Subject Property, if any;
• The existence of any engineering and/or institutional controls recorded for the Subject Property; and
• Current and past uses of adjoining Property that could have resulted in releases or threatened releases
of hazardous substances and/or petroleum products to the Subject Property.
8 RECs are defined by ASTM E1527-21 as: the presence of hazardous substances or petroleum products in, on, or at the subject property due to a release to the environment;(2) the likely presence of hazardous substances or petroleum products in, on, or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the subject property under conditions that pose a material threat of a future release to the environment. 9 CRECs are defined by ASTM E1527-21 as a recognized environmental condition affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances or petroleum products allowed to remain in place subject to implementation of required controls (for example, activity and use limitations or other property use limitations). 10 HRECs are defined by ASTM E1527-21 as a previous release of hazardous substances or petroleum products affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities without subjecting the subject property to any controls (for example, activity and use limitations or other property use limitations). A historical recognized environmental condition is not a recognized environmental condition.
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Mr. Edward Weagle, and Ms. Nicole M. Hudson served as the Environmental Professionals who conducted
this Phase I ESA. As the Environmental Professionals, Mr. Weagle, and Ms. Hudson possess sufficient
specific education, training, and experience necessary to exercise professional judgment to develop opinions
and conclusions regarding conditions indicative of releases or threatened releases (as defined in §312.1(c)
on, at, in, or to a Site, sufficient to meet the objectives and performance factors in §312.20(e) and (f)). Mr.
Weagle, and Ms. Hudson’s professional profiles are provided in Appendix A.
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2.0 METHODS OF INVESTIGATION
The methods of investigation used to conduct this Phase I ESA are outlined in the following sections.
2.1 General
The activities performed in conjunction with the Phase I ESA of the Subject Property include:
• Review of federal, state, and local environmental regulatory agency databases provided by Environmental Data Resources (EDR), Inc. of Milford, Connecticut indicating locations of environmental concern within specified radii from the Subject Property (Appendix B);
• Online public records searches to federal, state, and local regulatory agencies for the Subject Property
(Appendix C);
• Review of historical information for the Subject Property and surrounding area, including aerial photographs, topographic maps, City Directory data and other relevant historical information sources;
• Interview with relevant Subject Property contact; and
• Reconnaissance of the Subject Property and surrounding area.
2.2 Review of Readily Available Information
The resources compiled and reviewed by Roux to date include the following:
• EDR Radius Map with GeoCheck, dated October 18, 2022 (EDR report) (Appendix B);
• Historical Sanborn Fire Insurance Maps dated 1884, 1889, 1895, 1902, 1910, 1915, 1930, 1950, and 1965 (Appendix D);
• Historical Aerial Photographs (Scale 1”= 500’) dated 1942, 1952, 1960, 1962, 1972, 1975, 1985, 1987, 1995, 2008, 2012 and 2016 . (Appendix E);
• United States Geological Survey (USGS) Topographic Maps, dated 1886, 1891, 1893, 1895, 1896, 1897, 1901, 1935, 1939, 1940, 1947, 1948, 1964, 1975, 1979, 2012, 2015, and 2018. (Appendix F);
• A search of the City Directory Abstract conducted by EDR dated October 19, 2022 (Appendix G);
• Building Permit Report dated October 19, 2022 (EDR Report) (Appendix H); and
• Property Tax Map Report dated October 18, 2022 (EDR Report) (Appendix I).
• Environmental Liens and AUL Search Report dated October 24, 2022. (EDR Report) (Appendix L)
Pursuant to ASTM E1527-13, Roux contacted the following agencies and reviewed the environmental records provided:
Agency Status
United States Environmental Protection Agency (USEPA) Online records searched; records summarized in Section 5.3
Massachusetts Department of Environmental Protection (MassDEP) Online records searched; records summarized in Section 5.3
City of Northampton11 Records obtained through FOIA request summarized in Section 5.3
11 A FOIA request was submitted to the City of Northampton on October 17, 2022 for relevant public records pertaining to the property at the Subject Property.
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2.3 Subject Property and Surrounding Area Reconnaissance
Pursuant to ASTM Standard Practice E1527-13 and E1527-21, Roux conducted a reconnaissance of the
Subject Property and surrounding area on October 18, 2022 to identify, investigate, and assess potential
RECs and other potential environmental concerns. The reconnaissance included observation of the Subject
Property, including structures and buildings, and the surrounding area to determine the current use and
condition of the Subject Property, indications of past uses of the Subject Property, and current uses of
adjacent and adjoining properties and the surrounding area. During the Subject Property reconnaissance,
Roux placed particular emphasis on identifying the following features, if present, in accordance with
ASTM E1527-13 and E1527-21, as appropriate:
• Hazardous substances and petroleum products in connection with identified uses;
• Storage tanks;
• Odors;
• Pools of liquid;
• Drums;
• Hazardous substances and petroleum products containers;
• Unidentified substance containers;
• Materials containing Polychlorinated biphenyls (PCBs);
• Heating and cooling systems;
• Stains or corrosion;
• Drains and sumps;
• Pits, ponds, or lagoons;
• Stained soil or pavement;
• Stressed vegetation;
• Solid waste;
• Wastewater;
• Wells; and
• Septic systems.
In addition, observation of the general topographic setting of the Subject Property was made, and inquiry was
made into the source of potable water for the Subject Property and other utilities, as presented in Section 6.0.
Photographs from the Subject Property reconnaissance are presented in Appendix J.
2.4 Interview with Key Subject Property Representative
On October 18, 2022, Roux interviewed the current Property Owner Representatives, Mr. Wayne Feiden &
Ms. Carolyn Misch, employee of the City, as the Key Subject Property Representatives. During the interview,
Roux asked general questions regarding the current and historical use and conditions of the Subject Property
and surrounding area and inquired about specific observations made during the Subject Property
reconnaissance. Pertinent information obtained during the interview is presented in appropriate sections
throughout this Phase I ESA report.
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3.0 PROPERTY DESCRIPTION
Descriptions of the Subject Property and surrounding properties are included in the following subsections.
The locations of the Subject Property are presented in Figure 1. A map of the Subject Property and relevant
site features is provided as Figure 2.
3.1 Property Location and Description
As described in previous sections, the Subject Property consists of approximately 0.122 acres with a concrete
staircase and landscaped areas that is located at 27 Crafts Avenue (formerly a portion of both 210 and 212
Main Street). The parcel ID 31D-262-001 (formerly 31D-163 and 31D-167) owned by City of Northampton.
Current improvement to the Subject Property includes a concrete staircase that has three landings with drains
to help with stormwater flow, retaining wall, and two sloped landscaped areas. Parking lots exist to the north
and south of the Subject Property.
The Subject Property and surrounding area were inspected during the Subject Property reconnaissance
conducted on October 18, 2022. The findings of the reconnaissance are summarized in Section 6.0.
Although no reports of known or suspected releases have been identified, given the use of the surrounding
land, prior development with residential and/or commercial uses is likely, as discussed in Section 4.0 below.
3.2 Current Surrounding Property Usage
The areas surrounding the Subject Property are developed with residential, commercial, and industrial
properties. Table 3.2 below provides details on adjoining and adjacent properties.
Table 3.2 Surrounding Property Uses
North Parking lot and City Hall
East Crafts Avenue, across Crafts Avenue are retail businesses (stores and restaurants)
South Mixed Commercial Use (RealLiving Reality Professionals, Bombay Royale, Peter Pan bus line terminal and office space)
West City Hall Annex Building
3.3 Topographic and Hydrogeologic Setting
Based on the 2018 USGS 7.5 Minute topographic map (Appendix F) and EDR Report (Appendix B), the
grade of the Subject Property slopes dramatically downwards toward the south. The average elevation at the
Subject Property is approximately ranges from 128 to 150 feet above mean sea level (ft AMSL). The
topography during the Subject Property inspection appears to dramatically slope to the south.
A formal groundwater flow direction study has not been conducted as part of this Phase I ESA. For purposes of
investigating potential migration of off-Site groundwater impacts during this Phase I ESA, the regional direction of
groundwater flow in the area of the Subject Property is assumed to flow to the south/southeasterly in the general
direction of the unlabeled stream (empties to Connecticut River).
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4.0 SUBJECT PROPERTY HISTORY
The historical uses of the Subject Property are discussed below.
The historical uses of the Subject Property and adjoining properties were researched by examining historical
Sanborn Maps (Appendix D), historical aerial photographs (Appendix E), historical USGS topographic maps
(Appendix F), City Directory Abstract (Appendix G), and environmental documents provided by the User
(Appendix K) and identified by Roux during the file review process (Appendix C).
4.1 Historical Sanborn Maps
Historical Sanborn Maps were obtained from EDR and are provided in Appendix E. The historical Sanborn Maps
are summarized in the following table. A copy of the Certified Sanborn Map Report is provided as Appendix D.
Historical Sanborn Map Summary
Dates Description – Subject Property
1889 -1915 The Subject Property appears to be occupied by 2 residential dwellings. In 1902, an accessory building to the gas works facility appears adjacent to the southwest.
1930 - 1965 The Subject Property no longer shows the two dwellings and appears to be vacant land with no structures. An addition has been constructed on the adjacent gas works building.
4.3 Historical Aerial Photographs
Historical aerial photographs were obtained from EDR and are provided in Appendix E. Historical aerials
may indicate past activities at a property that may not have been documented by other means or observed
during a reconnaissance visit. The Historical Aerial Photographs are summarized in the following table:
Historical Aerial Photograph Summary – Subject Property
Date Description
1942 Low quality photograph, there appears to be no structure on the Subject Property.
1952 No structures are present, and the Subject Property appears to be a parking area.
1960 Low quality photograph, nothing visible.
1962 No structures are present, and the Subject Property appears to be a parking area.
1972 -1975 Low quality photographs, nothing visible.
1985 Low quality photographs, there appears to be no structure on the Subject Property.
1986* The concrete stair case is visible on the Subject Property.
1987 Low quality photographs, there appears to be no structure on the Subject Property.
1995 -2016 Low quality photographs, there appears to be the concrete staircase on the Subject Property.
* - Aerial photo dated April 15, 1986 obtained from the City of Northampton Public File Cabinet.
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4.4 Historical Topographic Maps
Historical topographic maps of the Subject Property were obtained from EDR and are provided in
Appendix F. The topographic maps from 1886 through 2018 are generally consistent and show the
location of the Subject Property, however due to the scale it is unclear of the specific details like elevation
change at the Subject Property. Large features like the former location of the Mill River that once was
located to the South are observed between 1886 until 1901. The Mill River was re-routed due to the
river flooding the city resulting in severe damage and death. The former river channel was located
approximant 200 feet south of the Site and is now occupied by a parking lot.
4.5 City Directory Abstract
A City Directory Abstract of the Subject Property was obtained from EDR and is presented in Appendix G.
Records reviewed from 1957, 1963, 1968, 1992, 1995, 1992, 2000, 2005, 2010, and 2014 were provided in the
EDR report and that were sourced from the EDR Digital Archive. Based off the historical Sanborn Maps the
Subject property was formerly known as 210 Mian Street, 212 Main Street and 33 Crafts Avenue when the dwelling
was present. The new address assigned in 2022 is 27 Crafts Avenue and is not listed on the city directory.
Listings for the Subject Property are provided in the table below:
City Directory Summary – Subject Property
Dates Description
2000 - 2014 210 & 212 Main Street – City of Northampton 33 Crafts Ave – Not listed
1992 - 1995 210 Main Street – City of Northampton & Council on Aging 212 Main Street – Not listed
33 Crafts Ave – Not listed
1968
210 Main Street – City of Northampton & Council on Aging
212 Main Street – Massachusetts Electric Company & Northampton Gas Light 33 Crafts Ave – Not listed
1963 210 Main Street – City of Northampton & Council on Aging 212 Main Street – Massachusetts Electric Company & Northampton Gas Light
33 Crafts Ave – Not listed
1957
210 Main Street – City of Northampton & Council on Aging
212 Main Street –Northampton Electric/Gas Light Co. 33 Crafts Ave – Not listed
4.6 Environmental Lien Search and Activity Use Limitations
An Environmental Lien and Activity and Use Limitation (AUL) search report for the Subject Property was
obtained from EDR and is presented in Appendix L. According to the Environmental Liens and AUL Search
Report, no Environmental Liens or AULs were identified for the Subject Property.
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4.7 Adjoining Property History
Adjoining Property Historical Summary
Direction Description
North Since 1884 the City Hall building has been present. Since 1884 until c.1930 a second two-story dwelling is located south of the City Hall. Since c.1930 this area has been used as a parking area.
South
Since 1884, a driveway appears and beyond is basket storage structure associated with the Northampton Railroad and the Northampton Gas Company (southwest). The basket storage structure is removed by 1889 and in 1902 a railroad spur appears. By 1915, an unlabeled road appears and beyond that is a large wood pile associated with the Northampton Gas Company. By 1930, the wood pile is removed and in 1950 the road is labeled as a private drive and a 10 stall structure appears then changes use to be a parking garage. By 1985, a large structure appears and is similar to the multi-use structure currently present.
Southwest
Since at least 1884 until c. 1965, the Northampton Gas Company existed. Several structures were associated with the operations that included two gasometers, shed, meter room, lime shed, coal house and shed were visible in the late 1800s. In 1895, a third gasometer was installed. In the early 1900s, additional structures appeared labeled pipe storage, retort house, purifiers, water gas plant, coke shed, smaller tank appears east of the structures in 1910. By 1915, the gasometer structures now appear to hold gas (50,000 and 28,000cubic feet) and a large coke pile is located outside of the coke shed. By 1930, the pile of coke and the shed are removed, and a smaller gas tank appears north of the water gas plant structure. By 1965, all structures appeared to be removed except on former gas holder, adjoining structure and small amount of control equipment, the remaining of the area is used for parking until the present.
East
Since 1884, Crafts Ave has been present. Beyond Crafts Ave, since 1884 there are three structures visible (a dwelling, vacant structure, and cottage house) until 1910. In 1910, the vacant structure is labeled furniture storage, then a bottle store in 1915. By 1930, 11 connected stores appears and over the years the tenants have change but the structures remain present.
West
Since 1884, two structures labels as stables/sheds are present on the property. In 1902, one smaller shed is removed, and a larger structure appears labeled N. Gas Light Co (office and storage). In 1930, the Gas building appears to have an addition to the west and the larger stable/shed is removed. By 1965, several additions are placed on the western end the structure remains the same size until the present, however the City took ownership c. 2000s and is used as City offices.
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5.0 RECORDS REVIEW
This section summarizes the information regarding the Subject Property and potential environmental sites of
concern that are contained in the standard and additional environmental record sources reviewed by Roux
in accordance with ASTM Standard Practices E1527-13 and E1527-21.
5.1 Environmental Database Review
Roux used a computerized environmental database and radius map report prepared by EDR to conduct a
government records database search of properties of potential environmental concern within a maximum of
one-mile radius of the Subject Property. Appendix B contains a complete copy of the EDR Radius Map
Report with GeoCheck, which tabulates map findings of all the search results with at least one environmental
database entry included on the Map Findings Summary of the EDR Radius Map Report.
The environmental database report identified nine records/listings for the Subject Property and 138
records/listings for other properties within the search radii of the Site. These properties included those that
could be mapped and those that could not (i.e., orphan properties).
5.1.1 Subject Property Detail
Based on the EDR Radius Map Report, nine listings are listed at the Subject Property. However, pending
future review none of these listings appear to be on the Subject Property but listed for the adjoining Property.
5.1.2 Adjoining or Nearby Properties Detail
Adjoining or nearby properties that meet the criteria presented below are discussed in this report.
• Facilities adjoining the Subject Property are examined due to their proximity and the potential for surface water discharges (e.g., stormwater runoff, surface water effluent discharges) to enter the Subject Property or through the migration of groundwater or soil vapor.12
• Facilities located topographically or hydraulically upgradient and within 500 feet of the Subject Property.
210 Main Street (City Hall, Portion of Rail Trail, Former Path of the Mill River, Former Mill and tank, and Former Factory Facility) - EDR Map ID A1 through A9
The 210 Main Street parcel listing is located adjacent and hydraulically up-gradient to the Subject Property. 210 Main Street listed in the MA BROWNFIELDS, FINDS, ECHO, and MA ASBESTOS databases.
The property was listed as a Brownfields, information provided for this listing indicated that September 30, 2004,
a Phase I ESA was preformed using funds Assessment, Cleanup and Redevelopment Exchange System
(ACRES). The coordinated of the listing is for the City Hall building. Asbestos listing provided information of dated
of asbestos removal, amounts and disposal information. No violations or evaluations were identified.
Based on the upgradient location and current status of the database listings, it is unlikely that the subsurface
is impacted and does not constitute a RECs for the Subject Property.
12 Adjoining properties is defined in ASTM E1527-13 as “any real property or properties the border of which is contiguous or partially contiguous with that of the property, or that would be contiguous or partially contiguous with that of the property but for a street, road, or other public thoroughfare separating them.”
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244 Main Street (The Roundhouse) - EDR Map ID A13 and A14
The property is located at 244 Main Street (adjacent and hydraulically down/cross-gradient from the Subject
Property) is listed in the RCRA-VSQG and HW GEN databases. These database listings
According to the EDR reports, the property is listed as RCRA-VSQG in 2021 for ignitable waste, no violations
or evaluation found. The property is listed for a VSQG with the state EPA ID #MAR000605774. Based on
current lists and no violations these listings are not considered a REC.
Crafts Avenue/Old South Street (Former Northampton Gas Works) - EDR Map ID A15 and A17
The property is located off Carter Avenue (adjacent and hydraulically down/cross-gradient from the Subject
Property) is listed in the MA SHWS, MA INST CONTROL, MA BROWNFIELDS and MA RELEASE
databases. These database listings relate to Primary RTN 1-0014222.
According to the EDR report and MassDEP records, the property formally consisted of manufactured gas
plant (MGP), Northampton Gas Works and a release (MGP residual in soil and/or groundwater) were
identified and reported to MassDEP on December 3, 2001, which resulted in assignment of RTN 1-0014222.
Response actions and investigations have occurred for several years. MGP by-products include tar, oil,
wood fibers, wood chips and residue from gas purification processes. The extend and delineation is identified
as spanning across 15 parcels by different owners and extending up to 30 feet below ground surface. The
disposal boundary is approximately 20-30 feet south of the Subject Property. Refer to Figure 2 and the Exhibit
B of the AUL filed and a copy of is included Appendix C.
A class C-1 Response Action Outcome was submitted in April 2013 indicating that a Permanent Solution was
not feasible, and a condition of No Significant Risk does not exist. A Temporary Solution was used that stated
the continued gauging of Dense non-aqueous phase liquid and groundwater monitoring. In 2019, a Periodic
Review of the Temporary Solution was filed. In September 2020, a partial Permanent Solution with Conditions
statement was filed for several parcels within the disposal boundary. In January 2021, an MGP-like sheen
was observed in the former Mill River channel. Observation station were setup along the river. Additional
investigation will be needed, and drilling is planned for January 2023 in the wetlands. Based on the location
of the new release location and status of the RTN disposal boundary approximately 20-30 feet south of the
Subject Property this is not considered a REC however it is a BER. There is a possibility that with future
development and possible change and subject property use that it is possible that soil gas may need to be
assessed as movement of soils can open up new pathways.
193 Main Street (Karam Cleaners Inc./Main Street Cleaners) - EDR Map ID B25 and B26
The property is located at 193 Main Street (north 320 feet and hydraulically up-gradient from the Subject
Property) is listed in the EDR Historic Drycleaner, RCRA-VSQG, FINDS, ECHO, MA DRYCLEANERS, MA
HW GEN and RI MANIFEST databases.
The listing is identified as a historic cleaner from 1969 until 1995 under these names, Karam Cleaners Inc.,
Karam Systems Inc. and Styder Systems, Inc. The property is listed as a RCRA - VSQG (EPA ID
MAD087451977) for spent halogenated solvents. This property has no violations listed but an evaluation was
performed in 2000 and no violations were found. The drycleaner is listed in business but not using
tetrachloroethylene (perc). Roux called on October 28, 2022 and confirmed with the employee that they do
drycleaning on the property but do not use perc. Based on the listing, no violations were reported, no release
and no uses perc, this listing is not considered a REC.
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Roux reviewed all of the nearby properties and based on distance, no violations and/or no active release,
none warrant any additional review.
5.2 User Provided Information
As previously discussed, the User provided Roux with various environmental reports prepared for the Subject
Property. No additional helpful documents as defined in the ASTM E 1527-13 and 1527-21 standards were
provided. Summary of records are provided below.
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Avenue Northampton,
MA, dated June 24, 2022, prepared by O’Reilly, Talbot & Okun (OTO). OTO oversaw the advancement of
two soil borings located at the Subject Property to assess geotechnical considerations of proposed building
development. One boring was advanced in the upper parking lot north of the staircase and one in the lower
low south of the staircase. A review of the information in the OTO report indicates that fill materials are
present in the subsurface. Material observed by OTO in fill materials reportedly included ash, coal, wood,
brick, and concrete debris.
5.3 Freedom of Information Act Search and Responses
As described in Section 2.2, pursuant to ASTM E1527-13, Roux reviewed the additional record sources below:
USEPA
Information related to the Subject Property and certain surrounding properties identified in USEPA online
databases was consistent with information acquired from state environmental databases. This information is
discussed throughout the report, as appropriate.
MassDEP
Information related to the Subject Property and certain surrounding properties was identified in the MassDEP
Waste Site & Reportable Releases online database. This information is discussed throughout the report, as
appropriate. Key documents (i.e., documents pertaining to the Subject Property) are included in Appendix C.13
City of Northampton
As indicated in Section 2.2, a Freedom of Information Act (FOIA) request was submitted to the City of
Northampton on October 17, 2022, for relevant public records pertaining to the Subject Property. Roux
received the following information:
The Fire Department provided two permits for storage of #2 fuel oil it appeared they were removed:
• 212 Main Street – 1,000-gallon storage tank removed July 20, 1993; and
• 210 Main Street – three 330-gallons storage tanks removed June 6, 2013.
Neither are located on the Subject Property.
Information obtained from the online searches and FOIA responses is included in Appendix C.
13 Documents referenced in Section 5.1 pertaining to adjoining and non-adjoining properties are available on the MassDEP website (https://eeaonline.eea.state.ma.us/portal#!/search/wastesite).
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6.0 SUBJECT PROPERTY RECONNAISSANCE
The findings of the Subject Property reconnaissance, conducted on October 18, 2022, are discussed below.
At the time of the Subject Property reconnaissance, the Subject Property includes portions of upper and
lower paved parking lots with a concrete staircase and landscaped areas on steeply sloped ground as
outlined in Section 3.1. Photos from the Subject Property reconnaissance are included in Appendix J.
The Subject Property as mentioned above in section 1.0, consists of a concrete staircase and landscapes
area and portions of paved parking areas only, as shown on Plan of Land in Northampton, MA prepared by
Northeast Survey Consultants dated October 4, 2022 by the user. A Copy is included in Appendix K.
6.1 Utilities
No underground utilities were observed at the Subject Property.
6.2 Hazardous Substances
No hazardous substances including raw materials, finished products and formulations, hazardous wastes,
hazardous constituents and pollutants including intermediates and byproducts are currently present at the
Subject Property.
No hazardous substances were identified on adjoining parcels.
6.3 Storage Tanks
No USTs or aboveground storage tanks (ASTs) were identified at the Subject Property.
6.4 Polychlorinated Biphenyls
No evidence of subsurface electric utility transformers, pole mounted transformers, manhole vaults, or other
potential PCB-containing equipment identified at the Subject Property.
6.5 Drums
No drums were identified at the Subject Property.
6.6 Staining and Stressed Vegetation
No staining or stressed vegetation identified at the Subject Property. Due to the late growing season conditions,
some foliage was in the process of going dormant for the winter.
6.7 Drains, Sumps and Pits
Three drain covers were observed on the three landings on the staircase. These drains are assumed to help
with stormwater flow off the staircase. The drains were rusted and clogged with leaves, no outlet pipes were
observed around the staircase or landscaped area.
No additional drains, sumps or pits were identified at the Subject Property.
6.8 Solid Waste
No non-hazardous solid waste generated at the Subject Property.
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6.9 Wastewater and Stormwater
No sanitary wastewater is generated at the Subject Property. Stormwater runs off the Subject Property and is
discharged to drains on the staircase or sheet flow to the public right-of ways surrounding the Subject Property.
6.10 Wells
No wells were observed at the Subject Property.
6.11 Equipment
No equipment was observed at the Subject Property.
Photos of the observations at the Subject Property are included in Appendix J.
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7.0 INTERVIEWS AND USER PROVIDED
INFORMATION
Pertinent findings from these sources are summarized in the following sections.
7.1 Interviews
On October 18, 2022, Roux interviewed the current Property Owner Representatives, Mr. Wayne Feiden & Ms.
Carolyn Misch, employee of the City, as the Key Subject Property Representatives. Pertinent information
collected from the interview is discussed throughout this report as appropriate.
7.2 User Questionnaire
Roux provided a questionnaire to the User requesting general information for the Subject Property. Pertinent
information provided on the completed questionnaire is discussed throughout this report as appropriate.
Plans of the proposed redevelopment plan was provided for review no environmental pertinent information
was identified.
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Avenue, Northampton, MA,
dated June 24, 2022, prepared by O’Reilly, Talbot & Okun Associates, Inc.
Based on this report, this Geotech report was prepared and included recommendations for redevelopment of the
Subject Property. The subsurface investigation included detailed information used to help with the
recommendation for preliminary design recommendations such as foundations, concrete slabs, groundwater and
surface water controls along with others. Two soil boring were advanced on the Subject Property one at each
end of staircase (north and south). Based on observations made of the soil contents which included coal, ash,
wood and brick. Based on this report and observations madeif any redevelopment is performed in the future of
this area the soil/materials should be properly managed as appropriate.
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8.0 SUMMARY OF FINDINGS
At the request of City of Northampton (Client & User), Roux Associates, Inc. (Roux) performed a Phase I
Environmental Site Assessment (Phase I ESA) on a parcel of land that is located at 27 Crafts Avenue
(formerly a portion of both 210 and 212 Main Street), Northampton, Massachusetts (collectively, the “Property”
or the “Subject Property”). Relevant Subject Property features are shown on the Subject Property Location Map
and the Subject Property Plan included as Figures 1 and 2, respectively.
The Subject Property consists of approximately 0.122 acres with a concrete staircase and landscaped areas
that is located at 27 Crafts Avenue (formerly a portion of both 210 and 212 Main Street). The parcel ID 31D-
262-001 (formerly 31D-163 and 31D-167) owned by City of Northampton. The southern portion the bottom
of the staircase is on, has an Activity Use Limitation (AUL) associated with Release Tracking Number 1-
14222 for the former manufactured gas plant, however the AUL boundaries (approximately 20 feet south) do
not extent on the Subject Property.
This Phase I ESA is intended to describe the historical uses of the Subject Property and identify any potential
Recognized Environmental Conditions (RECs) in accordance with ASTM International Standard Practice E1527-13
(Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process).14
Based on the information gathered during the Phase I ESA process, Roux has identified the following RECs,
HRECs, CREC, BERs and de minimis conditions: 15, 16
No RECs, CRECs, HRECs and/or de minimis conditions were identified at the Subject Property. The following
BERs were identified at the Subject Property:
1. According to the EDR report and MassDEP records, the adjoining property formally contained a manufactured gas plant (MGP), Northampton Gas Works and a release (MGP residuals in soil and groundwater) was identified and reported to MassDEP on December 3, 2001, which assigned RTN 1-0014222. The estimated extent of the MGP site is identified as spanning more than a thousand feet across 15 parcels and extending up to 30 feet below ground surface. The disposal boundary is shown as being approximately 20-30 feet south of the Subject Property. A class C-1 Response Action Outcome (Temporary Solution) was submitted in April 2013 indicating that a Permanent Solution was not feasible, and a condition of No Significant Risk does not exist. Based on the proximity of the MGP site adjacent to the Subject Property, there is a possibility that future development will need to incorporate mitigation measures if redevelopment creates pathways for contamination migration that don’t currently exist. This is a BER.
2. A review of recent geotechnical report as discussed in this report has identified the likely presence of urban fill materials including coal, ash, wood and brick at the Subject Property. Based on this report and observations made this is considered a BER. When redevelopment is performed in the future of this area, the proper management of fill materials in soil will be required.
No other findings were identified at the Subject Property. No data gaps were identified for the Subject Property.
14 Note that in December 2021 ASTM International released E1527-21, an update to E1527-13 Phase I ESA standard that the USEPA has not yet recognized as compliant with AAI. EPA’s review and approval are expected within the next 12 months. Given that, this assessment was completed in accordance with E1527-13 and incorporated additional procedures and refinements set forth in E1527-21. 15 ASTM Standard Practice E1527-13 defines RECs as: the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions. RECs are defined by ASTM E1527-21 as: the presence of hazardous substances or petroleum products in, on, or at the subject property due to a release to the environment;(2) the likely presence of hazardous substances or petroleum products in, on, or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the subject property under conditions that pose a material threat of a future release to the environment. 16 ASTM Standard Practice E1527-13 defines Business Environmental Risk (BER) as: a risk which can have a material environmental or environmentally-driven impact on the business associated with the current or planned use of a parcel of commercial real estate, not
necessarily limited to those environmental issues required to be investigated in this practice.
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | 18
9.0 VIABILITY
The following table summarizes the dated of receipt for various elements used in the preparation of this
report. Based on the earliest of the required elements, the date of availability is March 19, 2023.
Element Date Received/First Accessed
EDR Radius Map 10/18/2022
EDR Aerial Photo Report 10/19/2022
EDR Building Permit Report 10/19/2022
EDR City Directory Search 10/21/2022
EDR Environmental Lien and AUL Search 10/24/2022
EDR Property Tax Map Report 10/18/2022
EDR Sanborn Map Report 10/18/2022
EDR Topographic Map Report 10/18/2022
MassDEP Online Database Search 10/19/2022
USEPA Online Database Search 10/19/2022
Visual inspection of the Subject Property 10/18/2022
Interview with Key Subject Property Representative 9/19/2022 and 10/18/2022
Declaration of Environmental Professional Date of Report
“According to the standards, the viability of a Phase I ESA can be extended once for a period of 6 additional
months, as long as updates to certain components occur (interviews, environmental liens, review of records,
site reconnaissance and declarations from the Environmental Professional), after which I new ESA is needed
to maintain viability.”
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | 19
10.0 REPORT ASSUMPTIONS AND LIMITATIONS
This Phase I ESA Report, including the exhibits attached hereto, describes the results of Roux’s initial
investigation to identify the potential presence of RECs involving or affecting the Subject Property in
accordance with ASTM Standard Practice E1527-13. This Phase I ESA was conducted by Roux in
accordance with the regulatory requirements for conducting AAI as set forth in the USEPA AAI Rule, at 40
CFR Part 312. Specifically, the preamble to the AAI Rule states:
“In today’s final rule, EPA is referencing the standards and practices developed by ASTM
International and known as Standard E1527-13 (entitled “Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process”) and
recognizing the E1527-13 standard as consistent with today's final rule. The Agency determined that this voluntary consensus standard is consistent with today's final rule and
is compliant with the statutory criteria for all appropriate inquiries. Persons conducting all appropriate inquiries may use the procedures included in the ASTM E1527-13 standard to
comply with today's final rule.17”
One of the requirements that a person acquiring real property must meet in order to qualify for either the innocent
landowner, contiguous owner, or bona fide prospective purchaser (collectively hereinafter “Prospective
Purchaser”) defense to liability under the federal Comprehensive Environmental Response, Compensation, and
Liability Act (CERCLA), is that person must conduct all appropriate inquiry in conformance with the AAI Rule (or
the ASTM E1527-13) prior to acquisition of the property. Client understands that, under the AAI Rule, Roux’
performance of the Phase I ESA in accordance with ASTM E1527-13 will not alone result in Client satisfying all
requirements of the AAI Rule and provide a defense to CERCLA liability.
Client understands that the AAI Rule also requires that the Prospective Purchaser undertake certain
additional inquiries and post-acquisition activities to satisfy the CERCLA AAI requirements. ACCORDINGLY,
ROUX MAKES NO GUARANTEES OR WARRANTIES, EXPRESSED OR IMPLIED, REGARDING THIS
PHASE I ESA, INCLUDING WITHOUT LIMITATION, ANY WARRANTY THAT THIS PHASE I ESA WILL
IN FACT QUALIFY THE CLIENT FOR A DEFENSE TO CERCLA LIABILITY.
Roux has performed this Phase I ESA in a professional manner using the degree of skill and care exercised for
similar projects under similar conditions by reputable and competent environmental consultants. Professional
judgments expressed herein are based on the facts currently available to Roux.
The AAI Rule requires, and the conclusions and recommendations stated herein, represent the application of a
variety of engineering and technical disciplines to material facts and conditions associated with the Subject
Property. As such, these conclusions and recommendations are based on subjective interpretations and the
exercise of discretion. Many of these facts and conditions are subject to change over time. Accordingly, the
conclusions and recommendations must be considered within this context.
Client understands that Roux will not be responsible for conditions or consequences arising from relevant facts
that were concealed, withheld, or not fully disclosed at the time the Phase I ESA was performed. To the extent
practicable, Roux has identified data gaps and has evaluated the potential significance of such data gaps.
Recommendations to address those data gaps are presented herein and are based on the data available at the
time of the performance of the Phase I ESA. Implementation of the recommendations may not fully address the
data gaps as the information obtained from execution of those recommendations may alter or modify the
interpretation of the Subject Property conditions and conclusions regarding the data gaps.
17 Federal Register: November 1, 2005 (Volume 70, Number 210) Page 66081.
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | 20
It should be noted that Roux has not conducted any intrusive activities on the Subject Property and is relying
on information presented by others, often in preliminary, draft, or verbal form. By referencing this information,
Roux does not accept responsibility for the accuracy of the underlying data, sampling methods, laboratory
analysis, or documentation.
This Phase I ESA Report should not be considered a legal interpretation of existing environmental laws and
regulations. The Phase I ESA was conducted with a reasonable degree of inquiry to identify significant RECs,
but uncertainty is not eliminated. No Phase I ESA can wholly eliminate uncertainty regarding the potential for
RECs in connection with a property. The Phase I ESA process is intended to reduce, but not eliminate, the
uncertainty involved with identifying RECs.
This Phase I ESA Report is not an appraisal or value judgment of the Subject Property. Client understands
that Roux shall not be liable for any use of the Phase I ESA Report as an appraisal or value judgment of the
Subject Property.
The Phase I ESA Report has been prepared for the exclusive use of Client for specific application to the
Subject Property covered by the Phase I ESA Report. Client understands that any third-party use of this
Phase I ESA Report is the sole responsibility and at the sole liability of Client
We declare that, to the best of our professional knowledge and belief, we meet the definition of Environmental
Professional as defined in §312.10 of 40 CFR 312; and
We have the specific qualifications based on education, training, and experience to assess a property of the
nature, history, and setting of the Subject Property. We have developed and performed the all appropriate
inquiries in conformance with the standards and practices set forth on 40 CFR 312.
4091.0001M000.100.R Phase I Environmental Site Assessment | ROUX | 21
Respectfully Submitted,
ROUX ASSOCIATES, INC.
Nicole M. Hudson Project Geologist
Ed Weagle, LSP-MA, CHMM Principal Geologist
“I declare that, to the best of our professional knowledge and belief, I meet the definition of Environmental Professional as defined in §312.10 of 40 CFR 312. I have the specific qualifications based on education,
training, and experience to assess a property of the nature, history, and setting of the Site. I have developed and performed the all appropriate inquires in conformance with the standards and practices
set forth in 40 CFR Part 312.”
Phase I Environmental Site Assessment
27 Crafts Avenue
Northampton, Massachusetts
4091.0001M000.100.AP-CV ROUX
FIGURES
1. Subject Property Location Map
2. Subject Property Plan
10/27/22, 9:42 AM MassDEP Phase 1 Site Assessment Map
maps.massgis.state.ma.us/images/dep/mcp/mcp.htm 1/1
MassDEP - Bureau of Waste Site Cleanup
Phase 1 Site Assessment Map: 500 feet & 0.5 Mile Radii
Site Information:CITY OF NORTHAMPTON210 MAIN STREET NORTHAMPTON, MA
NAD83 UTM Meters:4687710mN , 695153mE (Zone: 18)October 27, 2022
The information shown is the best available at thedate of printing. However, it may be incomplete. Theresponsible party and LSP are ultimately responsiblefor ascertaining the true conditions surrounding thesite. Metadata for data layers shown on this map canbe found at: https://www.mass.gov/orgs/massgis-bureau-of-geographic-information.
500 m
1000 ft
Legend
Subject Property
Site Disposal Boundary
Groundwater Flow direction
Approx. AUL Boundary
Phase I Environmental Site Assessment
27 Crafts Avenue
Northampton, Massachusetts
4026.0001M000.100.AP-CV ROUX
APPENDICES
A. Professional Profiles
B. Federal and State Environmental Databases
C. Freedom of Information Act Search and Responses
D. Historical Sanborn Maps
E. Historical Aerial Maps
F. Historical Topographic Maps
G. City Directory Abstract
H. Building Permit Report
I. Property Tax Map
J. Subject Property Photographs
K. User Provided Information
L. Environmental Liens and AUL Search
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 7
ENVIRONMENTAL
GEO TECH REPORT
J1843-23-01 June 24, 2022
City of Northampton c/o Ms. Dorrie Brooks
Jones Whitsett Architects 308 Main Street Greenfield, Massachusetts 01301 Re: Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Avenue Northampton, Massachusetts Dear Ms. Brooks:
O’Reilly, Talbot & Okun Associates, Inc. (OTO) is pleased to provide this letter report summarizing our geotechnical engineering recommendations for the proposed building at Crafts Avenue in Northampton, Massachusetts. A Site Locus is provided as Figure 1. A Site Sketch is provided as Figure 2.
Our geotechnical recommendations are based upon subsurface conditions observed in two soil borings. Our services consisted of the full-time observation of the borings, review of the logs and soil samples, engineering analyses, and preparation of this report. This
report is subject to the attached limitations.
PROJECT DESCRIPTION
Existing Conditions
The Site is located off Crafts Avenue in Northampton, Massachusetts. It is bounded to the north and west by commercial and municipal buildings, to the south by Roundhouse Plaza, and to the east by Crafts Avenue. The location of the Site is shown on Figure 1. The
northern portion of the Site contains an existing parking area (upper lot) for Northampton municipal offices. A separate parking area (lower lot) for the Northampton Building Department is located in the southern portion of the Site.
Topography in both the upper lot and lower lot is generally flat, near elevation 148 and 128 feet, respectively1. Topographic relief between the two parking lots is provided by a pair of retaining walls, a shrub covered slope, and an integrated stairwell (portions of which also act to retain soil). A landscaped slope is also present along the eastern portion of the Site, between the upper lot and Crafts Ave. The existing parking lots, retaining walls, and
nearby buildings are shown on Figure 2.
1 Elevations were determined using the “Massachusetts Elevation Finder”, which is based upon Lidar data. Accessed via: https://massgis.maps.arcgis.com/apps/webappviewer/index.html?id=3144242832214194945076cc18d78372
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
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Proposed Construction
Preliminary project plans call for the construction of a five-story, approximately
3,200 square foot (footprint) building. The approximate location of the building is shown on Figure 2. The structure will be a multi-story structure. We anticipate that the building will have a constant bottom floor level even with the existing ground surface in the lower
lot, near elevation 128 feet. Therefore, a cut of approximately 22 feet will be required to establish the bottom floor subgrade in the northern part of the building.
The lower two levels will be steel framed and the upper three levels will be wood framed.
The existing retaining walls will be demolished to prepare the Site for construction, and the proposed building will be built into the existing slope. Therefore, the lower-level walls in the northern half of the building will effectively be basement walls and will need to be designed to resist lateral earth pressures.
We expect structural loads to be supported on both isolated column and continuous strip footings. Maximum unfactored structural loads, as currently estimated are on the order of 130 kips for column loads and approximately 13 kips per linear foot for bearing walls. The recommendations provided in this report should be reviewed and revised as necessary if finals load differ.
SUBSURFACE EXPLORATIONS AND TESTING
Subsurface investigations consisted of two soil borings performed within the footprint of
the proposed building. Boring CA-1 was performed in the upper lot to a depth of 34 feet, and boring CA-2 was performed in the lower lot to a depth of 19 feet. Boring locations are shown on Figure 2. The borings were performed on May 19, 2019, by Seaboard Drilling
of Chicopee, Massachusetts. Borings were performed using a Mobile B-53 truck mounted drill rig and drive and wash (CA-1) or hollow stem (CA-2) drilling techniques. Boring logs are attached.
Soil samples were collected continuously from the ground surface to a depth of four feet below ground surface, at a depth of five feet, and every five feet thereafter. Soil samples were collected using a two-inch diameter split spoon sampler, driven 24 inches with a 140-pound automatic hammer falling 30 inches (American Society for Testing and Materials Test Method D1586 “Standard Test Method for Penetration Test and Split-Barrel Sampling of Soils”). The number of blows required to drive the sampler each six inches was recorded. The standard penetration resistance, or N-value, is the number of blows required to drive the sampler the middle 12 inches. Soil properties, such as strength and
density, are related to the N-value. The field N-values are corrected to a standard 60% hammer efficiency, known as N60, to account for differing hammer efficiencies for each hammer type and drill rig. The N-values presented on the boring logs are field values,
which are not adjusted for hammer efficiency. However, the adjusted N60 values were used in our engineering calculations and analysis.
An O’Reilly, Talbot & Okun Associates, Inc. (OTO) engineer observed and logged the
borings. Samples were classified according to a modified version of the Burmister Soil
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
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Classification System. After drilling, bore holes were backfilled with soil cuttings and patched with asphalt.
Field Strength Testing
Field strength testing was performed on selected samples of the silt and clay using pocket torvane (E-285 Pocket Vane Shear Tester) and pocket penetrometer devices. These field
measurements are intended to provide a rough measure of the strength of fine-grained soils. The pocket penetrometer provides a measure of the unconfined compressive strength of soil by failing the clay by “punching”. The torvane device provides an estimate
of the undrained shear strength of fine-grained soils by failing the silt and/or clay in a rotational shearing mode. Theoretically, the unconfined compressive strength is twice the undrained shear strength. A total of five pocket penetrometer and torvane tests (each) were completed in the field. Pocket torvane and pocket penetrometer results are presented on the attached boring logs and discussed below.
Photo-Ionization Detector (PID) Screening
The headspace of each soil sample collected from the borings was screened using a MiniRAE Lite Photo-Ionization Detector (PID). PID screening provides an assessment of volatile organic content of the samples. PID readings are provided on the attached boring logs and discussed below.
Grain Size Analysis
One composite soil sample, collected from cuttings in the upper five feet of boring CA-1, was submitted for grain size analysis (sieve only) to Allied Testing Laboratories of Springfield, Massachusetts. This test was performed to evaluate the suitability of on-Site
soils for use as engineered fill. Results are discussed below.
SUBSURFACE CONDITIONS
The subsurface profile described below was interpreted based upon conditions
encountered in the soil borings. Subsurface conditions generally consisted of a surface layer of pavement with granular base underlain by non-engineered fill, native fine-grained soils, and bedrock.
Soil Conditions
Asphalt or Concrete Pavement: Each boring was performed in an existing paved parking area. Four inches of asphalt with approximately six inches of granular base course was present at boring location CA-1. The base consisted of medium to coarse sand with little gravel and trace amounts of silt. Five to six inches of concrete was present at boring location CA-2 with little to no granular base course.
Non-Engineered Fill: Approximately 15.5 feet and 5.5 feet of non-engineered fill was encountered in borings CA-1 and CA-2, respectively. The fill generally consisted of loose to medium dense, fine to coarse sand with varying amounts of gravel and debris (brick,
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
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concrete, wood, coal, ash). However, the bottom one to two feet of the fill contained significant amounts (greater than 25% by volume) of debris at both boring locations. This
fill is not a suitable bearing layer. The fill extended to an approximate elevation of 132.5 feet in boring CA-1 and 122.5 feet in boring CA-2. Therefore, the base of the fill appears to be above the bottom level subgrade in the northern part of the building and
about five feet below subgrade level in the southern portion.
Varved Silt and Clay: The fill layer was directly underlain by varved silt and clay. Geologically, the Site is located near the western shore of former Lake Hitchcock, which
was a large post-glacial lake that formerly covered much of the Connecticut River Valley. Sediments consisting of thin, interbedded lenses of silt and clay (collectively known as varved clay) were deposited at the bottom of the lake.
Glacial Till: Glacial till appears to directly underlie the varved silt and clay level. Boring CA-1 encountered refusal on what may be glacial till at a depth of approximately 34 feet below ground surface (elevation 114 feet.) Boring CA-2 encountered glacial till at a depth 18 feet (elevation 110 feet). Glacial till is a very dense, heterogeneous mixture of silt, clay, sand, and gravel that is generally present immediately above bedrock throughout New
England. Given its density, glacial till should be relatively incompressible under the anticipated foundation loads and would be a good bearing surface to support the anticipated building. However, since the top of the glacial till unit is about 15 feet below the bottom level it is unlikely that it could be used as a bearing surface for a shallow foundation system.
Bedrock: Auger refusal was encountered in both borings on what might be bedrock.
Refusal was encountered in boring CA-1 at a depth of 34.1 feet below ground surface (elevation 113.9 feet) and in boring CA-2 at 19.2 feet elevation (elevation 108.8 feet).
Groundwater Conditions
Groundwater was encountered boring CA-2 at a depth of eight feet below ground surface, corresponding to an approximate elevation of 120 feet, or about eight feet below the anticipated bottom slab level. The depth to groundwater could not be determined in boring
CA-1 due to the method of drilling employed.
Results of Unconfined Compressive and Shear Strength Testing
The unconfined compressive strength of the clay stratum was estimated in the field using a pocket penetrometer and the undrained shear strength was estimated using an E-285 Pocket Vane Shear Tester. These field measurements are intended to provide a rough measure of the engineering properties of the fine-grained soils. Vane Shear measurements of shear strength ranged from approximately 1,500 to 4,500 pounds per square foot (psf) in the soft varved silt and clay portion. Pocket penetrometer measurements of unconfined compression strength ranged from approximately 500 to 2,500 psf. Pocket vane shear and penetrometer test results are presented on the attached boring logs.
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
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Environmental Field Screening
The headspace of each soil sample was screened using a photoionization detector (PID).
PID screening provides an assessment of volatile organic compounds (VOCs) of the samples. PID readings taken from samples of native Site soils and the fill at boring location CA-2 were generally below the instrument detection limits. However, PID readings taken
from samples of the non-engineered fill at boring location CA-1 ranged from 1.3 to 23 parts per million (ppm). The 23 ppm reading is above typical background levels and indicative of the presence of VOCs. This fill material may have originated at a former coal gasification
plant that was located near the Site. Therefore, the fill may be regulated under the Massachusetts Contingency Plan (MCP). The owner should carry a contingency for further testing, removal, and disposal costs associated with managing regulated soils. PID readings are presented on the boring logs.
Grain Size Distribution
The sample collected from the upper five feet of boring CA-1 was classified as a fine gravel and fine to coarse sand with trace amounts of coarse gravel and silt. This appears to be suitable for use as Sand and Gravel and Granular Fill.
SIGNIFICANT GEOTECHNICAL ISSUES
The significant geotechnical issues for the proposed construction addressed in this report include the following: the presence of non-engineered fill within the footprint of the proposed building; foundation bearing capacity and settlement; seismic design considerations; pavement design; and the suitability of on-Site materials for use as engineered fill.
PRELIMINARY DESIGN RECOMMENDATIONS
The following recommendations are provided for the construction assumed in this report and refer to the 9th Edition of the Massachusetts State Building Code (MSBC). We note
that the 9th Edition of the MSBC includes amendments to the 2015 International Building Code (IBC).
Non-Engineered Fill and Demolition of Existing Structures
Non-engineered fill was encountered in the upper 5 to 16 feet with significant amounts of debris (greater than 25% by volume) in the bottom portion of the fill layer. A description of the fill soils is provided above. The non-engineered fill soils were likely placed to achieve final grades during construction of the existing upper and lower parking lots. This fill is an unsuitable bearing material for the proposed building due to the variability of the composition and density of this material.
We recommend that the contractor remove the non-engineered fill from beneath the footprint of the new building. We note that the fill appears to extend below proposed footing and slab subgrade levels in the southern portion of the building. It may be possible to reuse some of the excavated material, provided over-sized and deleterious materials
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
6
(debris) are removed. Additional information regarding the reuse of on-Site granular material is presented below.
We understand that the existing staircase may be demolished to prepare the Site for the new construction. Any foundation walls or slabs, or utilities that are located within the footprint of the proposed building should be removed in their entirety. These excavations
may extend below the planned slab and footing levels. Any excavations resulting from the removal of existing foundations and/or slabs, should be backfilled with compacted engineered fill, consistent with the recommendations provided below and in the Earthwork
Considerations section.
Abandoned buried utilities containing asbestos (such as electrical conduit insulation or transite pipe) are commonly found during construction excavations. Furthermore, former structures (pipes, conduits, foundations walls) may contain or be covered with materials containing asbestos. Such materials should be handled in accordance with MassDEP’s asbestos regulations (310 CMR 7.15). We recommend that suspect materials be managed appropriately and tested by a Department of Labor Standards (DLS) certified asbestos inspector prior to disturbances.
Excavations resulting from the removal of non-engineered fill, foundations, slabs, and/or other structures should be backfilled with compacted engineered fill. Recommendations for backfill gradation and compaction requirements are provided below.
Foundation Recommendations
The proposed building can be founded on either a thick concrete mat or normal spread footing foundation. The structural mat would cover the entire lower level, while spread
footings would be located under footings and load bearing walls. Both alternatives would likely bear on 12-inches of compacted Crushed Stone over the native soils. A maximum allowable bearing pressure of 2,000 pounds per square foot may be used for the design
of both foundation systems. Both systems have relative advantages and disadvantages. The normal spread footing foundation system would involve less concrete and reinforcing steel. The concrete mat would be more rigid which would limit the potential for differential
settlement. In addition, the installation of waterproofing would be easier for a mat foundation system.
The varved silt and clay layer is soft and could compress under the anticipated building loads, potentially causing the building to undergo unacceptable settlement. The actual building loads are not unknown at this time, and we cannot provide a detailed estimate of potential settlement. However, up to three inches of total differential settlement is possible for a five-story building. We recommend that a rigorous settlement evaluation be conducted during final design. We note that the soft soils present below subgrade level
could be improved using aggregate piers. The piers would likely extend to the base of the soft varved silt and clay layer (at an elevation of about 110 feet).
Exterior footings (or the exterior edge of a mat foundation) should be embedded a
minimum of 48 inches below the lowest adjacent grade for frost protection. Interior footings
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
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should bear at least two feet below the surrounding floor slab. Strip footings, beneath the load bearing walls, should be at least 18 inches wide. Isolated column footings should be
at least 24 inches wide. All other applicable requirements of the Massachusetts State Building Code (MSBC) should be followed.
The structural mat or spread footings should not be placed on frozen soils and should be
free of loose or disturbed materials. Any boulders or cobbles larger than four inches in diameter should be removed from within one foot of the bottom of the footings and replaced with Crushed Stone or Sand and Gravel fill. The foundation subgrades should
be densified immediately prior to placement of footing concrete with at least three passes with a vibrating plate compactor. If pumping of the subgrade occurs, vibratory compaction should be stopped, and OTO contacted to provide additional recommendations. If loose materials are present in the excavations, they shall be recompacted to form a firm, dense bearing surface.
Concrete Slabs
We recommend that concrete floor slabs bear on at least 12 inches of compacted Crushed Stone to provide uniform support and a capillary moisture break. The subgrade should also be free of large boulders or cobbles, if encountered. The engineered fill beneath the concrete slabs should meet the grain size distribution characteristics outlined in Table 1.
The subgrade within the footprint of the proposed building should be stripped of topsoil,
asphalt, and any non-engineered fill. Prior to the placement of any engineered fill, we recommend that the building footprint be thoroughly densified to treat any loose areas present. If non-engineered fill, soft, or disturbed areas are present, these materials should
be removed and recompacted or replaced with compacted, Sand and Gravel or Crushed Stone. Fill supporting slabs should be placed in accordance with the recommendations presented on Sheet 1.
Groundwater and Surface Water Control
The near surface varved silt and clay present at the Site inhibits the vertical infiltration of stormwater and may result in layers of perched groundwater during periods of wet weather. Therefore, we recommend that the building include perimeter drainage to control groundwater and surface water infiltration. The perimeter drainage system can consist of perforated PVC pipe, installed in a Crushed Stone trench, and wrapped in a non-woven geotextile fabric. Furthermore, we recommend that a Crushed Stone drainage layer be included beneath the first-floor slab. The Crushed Stone drainage layer and perimeter drain should be hydraulically connected to allow the water to flow away from the foundation via gravity. A typical detail of the underdrain system is shown on Sheet 2. Clean-outs should be provided in the sub-slab and/or perimeter drainage system, to allow
for future maintenance.
Since the bottom levels will be occupied, we recommend that water proofing be provided below the slab, water-stops be included, and at a minimum, the basement walls be damp-
proofed. We recommend that complete (membrane) waterproofing be strongly considered
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
8
by the architect. As we discussed above, the use of a mat foundation system simplifies the installation of the waterproofing system.
It should be noted that temporary groundwater control may be required during construction to provide for the installation of the mat/footings, drainage layers and utilities. It should be possible to dewater excavations by trenching or using sump pumps. Furthermore, the
contractor should establish and maintain proper drainage of soils during construction.
The native Site soils are susceptible to moisture, due to the high percentage of fines within the soil mass. If these soils become wet during construction, they will become soft and
easily disturbed.
Seismic Considerations
Earthquake loadings must be considered under requirements in Section 1613 and 1806 of the 9th Edition (October 2017) of the Massachusetts State Building Code (MSBC). The 9th Edition of the MSBC is based upon the International Building Code 2015 (IBC) with Massachusetts amendments. Note that the IBC refers to ASCE-7 (2010), Minimum Design
Loads for Buildings and Other Structures.
Site Class and Earthquake Design Factors
Section 1613 of the IBC covers lateral forces imposed on structures from earthquake shaking and requires that every structure be designed and constructed to resist the effects of earthquake motions in accordance with ASCE-7. Lateral forces are dependent on the
type and properties of soils present beneath the Site, along with the geographic location. Per Table 1604.11, the maximum considered earthquake spectral response acceleration at short periods (Ss) and at 1-sec (S1) was determined to be 0.171 and 0.066, respectively,
for Northampton, Massachusetts.
Soil properties are represented through Site Classification. Procedures for the Site-specific determination of Site Classification are provided in Chapter 20 of ASCE-7. At this
Site, we evaluated Site Classification using one of the parameters allowed, Standard Penetration Resistance (N-value). The Site Class was determined to be Class D based upon soil data collected. Furthermore, the Site coefficients Fa and Fv were determined according to Tables 1613.3.3(1) and 1613.3.3(2) of the IBC (2015), using both the Ss and S1 values and the Site Class. For this Site, Fa and Fv were determined to be 1.6 and 2.4, respectively.
Retaining and basement walls should be designed to resist dynamic lateral earth forces in accordance with Section 1610.2 of the MSBC. The seismic earth forces as defined in Section 1610.2 should be applied as an inverted triangle over the height of the wall and added to the static lateral pressures. For purposes of the calculation, a total unit weight of 125 pounds per cubic foot should be used for the backfill against the retaining wall.
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
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Liquefaction
Section 1806.4 relates to the liquefaction potential of the underlying soils. The liquefaction
potential was evaluated for saturated Site soils, using Figure 1806.4c of the MSBC. However, based upon the observed density and composition of the native Site soils, it is unlikely that liquefaction-induced settlement would occur under the design earthquake. In
addition, loose granular layers below the maximum depth explored are not anticipated.
Lateral Earth Pressures
Static lateral earth pressures will be imposed on basement and retaining walls. These walls should be designed for unbalanced loading conditions. We anticipate that the walls will be structurally braced, and not free to deflect, and recommend that an equivalent fluid pressure of 55 pounds per cubic foot (pcf) be used. In addition, basement walls should not be backfilled until the first-floor slab is installed. If basement walls are unbraced, they need to be designed to resist overturning, sliding, and bearing capacity failure. For unbraced walls, we recommend an equivalent fluid pressure of 35 pcf. A coefficient of friction of 0.34 is recommended to evaluate frictional resistance to sliding along the base of the wall and footings. These values apply to unsaturated soil conditions.
The soil against the outside of basement and retaining walls should not be over-compacted, since this would greatly increase lateral loads against the walls. The recommended degree of compaction for engineered fill and compaction means and
methods are presented on Sheet 1. We note that these are general guidelines and if it is determined that a location falls into two or more categories, as presented in Table 1-1, the design team should be notified to determine appropriate compaction efforts and/or
methods.
Exterior Slabs
Exterior concrete slabs, such as those at entryways and sidewalks adjacent to the building
should be designed to mitigate differential frost movement between adjacent slabs, doorways, and pavements. To address this concern, we recommend that concrete slabs at entryways be underlain by four feet of non-frost susceptible Sand and Gravel fill. Where exterior slabs butt against hard surfaces, we recommend that for the area beyond the edges of the slab, the bottom of Sand and Gravel fill should transition gradually upward at a slope of 3H:1V or flatter (zone of influence). A typical detail showing an entryway fill area is shown on Sheet 2.
Earthwork Considerations
We anticipate that earthwork for this project will include the following: removal and replacement of non-engineered fill; excavations for footings; placement of compacted engineered fill beneath the building, floor slab, and pavements (as needed); and the treatment of the existing soils to address any localized loose areas that may be present.
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
10
Engineered Fill Recommendations
Three types of engineered fill types are recommended:
• Sand and Gravel for use immediately below sidewalks and as backfill following demolition of structures and removal of non-engineered fill
• Crushed Stone for use immediately below footings and floor slabs, and in drainage systems
• Granular Fill for use as miscellaneous fill
Grain size distribution requirements are presented in Table 1. On-Site soils may be suitable for reuse as engineered fill (Sand and Gravel and Granular Fill), if free from deleterious and/or oversized material. If the contractor elects to use the on-Site material as fill, we recommend that a representative sample be collected, and a grain size distribution analysis is performed to obtain approval by the engineer. Please note that the Sand and Gravel specification is approximately that for Mass Highway M1.03.0, Type B Gravel Borrow.
Table 1 Grain Size Distribution Requirements
Size Sand and Gravel Granular Fill Crushed Stone
Percent Finer by Weight
3 inch 100 100 ---
1 inch --- --- 100
¾ inch --- --- 90-100
½ inch 50-85 --- 10-50 ⅜ inch --- --- 0-20 No. 4 40-75 --- 0-5 No. 10 --- 30-90 ---
No. 40 10-35 10-70 ---
No. 200 0-10 0-15 ---
Compaction Recommendations
Fill, debris, topsoil, and organic soils should be removed from beneath the building footprint and should not be reused as fill beneath structures. As was discussed above,
debris fill may be present below proposed footing elevations in the southern portion of the proposed building. To avoid point loads any cobbles or boulders larger than four inches in diameter, encountered at the subgrade should also be removed. The resulting excavations
should be backfilled with compacted Sand and Gravel or Crushed Stone fill.
Prior to the placement of any engineered fill, we recommend that the entire building footprint be thoroughly proof compacted. Proof compaction should be accomplished by a minimum of six passes with a 6,000-pound vibratory roller. To facilitate compaction, the
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
11
moisture content of the on-Site material should be maintained at or near the optimum moisture content as determined by ASTM D1557.
Compacted fill should be placed in lifts ranging in thickness between 6 and 12 inches depending on the size and type of equipment. Recommended degrees of compaction and compaction means and methods are presented on Sheet 1.
Compaction within five feet of foundation or retaining walls should be performed using a hand-operated roller or vibratory plate compactor. Placement and compaction of engineered fill should proceed on both sides of foundation (frost) walls so that the
difference in top of fill on either side does not exceed two feet. Retaining walls should be designed for unbalanced loading conditions and the engineered fill within ten feet of the wall should be compacted using hand-operated plate or drum rollers weighing 250 pounds or less.
Sloping and Earth Support
In areas of excavations, soil may become unstable when excavations extend deeper than four feet. Any groundwater or surface water runoff encountered during the excavations will need to be controlled be controlled via trenching and sumps to keep the excavation stable and dry. Sloping may be necessary to protect personnel, adjacent buildings, and to provide stability. The soils encountered in the upper 10 feet are estimated to be Type C soils for slope stability purposes. The maximum allowable slope for excavations of Class C
soils is 1.5H:1V (34°). We recommend that a geotechnical engineer be on-Site to observe actual soil conditions during the construction, if appropriate. We note that protective systems for any excavation exceeding 20 feet in depth must be designed by a registered
professional engineer. All excavations should conform to current OSHA requirements.
Based upon the preliminary building location it does not appear that it will be necessary to protect any of the adjacent buildings. However, a temporary earth support system may be
required along Crafts Avenue. in the northeastern portion of the Site. The design and engineering of the temporary earth support systems should be the responsibility of the contractor. Prior to construction, we recommend that the contractor evaluate the need for a temporary earth support system to protect the existing building, foundation, and personnel during construction.
FINAL DESIGN AND CONSTRUCTION PHASE SERVICES
It is recommended that O’Reilly, Talbot & Okun Associates, Inc. (OTO) be retained during final design to further evaluate:
• Building settlement
• Foundation type (mat vs. spread footing foundation)
• The need for under slab drainage and/or waterproofing
• Temporary earth system requirements
Preliminary Geotechnical Engineering Recommendations 208 Main Street at Crafts Ave Northampton, Massachusetts June 24, 2022
12 O:\J1800\1843 Jones Whitsett Architects Inc\23-01 208 Main Street at Crafts Avenue, Northampton - Geotech\Report\OTO Crafts Ave Geotech Report 2022 June.docx
During final design, we should also be retained to prepare and/or review appropriate specification sections and drawings, if necessary. During construction phases, we
recommend that OTO be retained to provide engineering support and to document subgrade conditions and preparation.
We appreciated the opportunity to be of service on this project. If you have any questions,
please do not hesitate to contact the undersigned.
Sincerely yours, O'Reilly, Talbot & Okun Associates, Inc.
Dustin A. Humphrey, P.E. Michael J. Talbot, P.E. Project Manager Principal
Attachments: Limitations, Site Locus, Site Sketch, Sheets, Boring Logs, Laboratory Data
LIMITATIONS
1. The observations presented in this report were made under the conditions described herein. The conclusions presented in this report were based solely upon the services
described in the report and not on scientific tasks or procedures beyond the scope of the project or the time and budgetary constraints imposed by the client. The work described in this report was carried out in accordance with the Statement of Terms and Conditions attached to our proposal.
2. The analysis and recommendations submitted in this report are based in part upon the data obtained from widely spaced subsurface explorations. The nature and extent of variations between these explorations may not become evident until construction. If variations then appear evident, it may be necessary to reevaluate the recommendations of this report.
3. The generalized soil profile described in the text is intended to convey trends in subsurface conditions. The boundaries between strata are approximate and idealized and have been developed by interpretations of widely spaced explorations and samples; actual soil transitions are probably more erratic. For specific information, refer to the boring logs.
4. In the event that any changes in the nature, design or location of the proposed structures are planned, the conclusions and recommendations contained in this report shall not be considered valid unless the changes are reviewed and conclusions of this report modified or verified in writing by O'Reilly, Talbot & Okun Associates Inc. It is recommended that we be retained to provide a general review of final plans and specifications.
5. Our report was prepared for the exclusive benefit of our client. Reliance upon the
report and its conclusions is not made to third parties or future property owners.
PROJECT No.
FIGURE No.
293 Bridge Street, Suite 500 Springfield, MA 01103 413.788.6222
O'Reilly, Talbot & Okun
E N G I N E E R I N G A S S O C I A T E S
www.OTO-ENV.com
208 MAIN STREET AT CRAFTS AVE
NORTHAMPTON, MASSACHUSETTS
SITE LOCUSO:\J1800\1843 Jones Whitsett Architects Inc\23-01 208 Main Street at Crafts Avenue, Northampton - Geotech\Boring Logs, Figures, Calculations\WorkingJ1843-23-01
1
Topographic Map Quadrant: EASTHAMPTON, MA
Map Version: 1964
Current As Of: 1979
Date: MAY 2022
1:25,000 SCALE NATIONAL GEODETIC VERTICAL DATUM 1929 10 FOOT CONTOUR INTERVAL
0 1000
FEET
0 0.5 1.0
MILES
0 0.5 1
KILOMETERS
SITE
PROJECT NO.
FIGURE NO.293 Bridge Street, Suite 500 Springfield, MA 01103 413.788.6222O'Reilly, Talbot & OkunE N G I N E E R I N G A S S O C I A T E Swww.OTO-ENV.com208 MAIN AT CRAFTS AVENORTHAMPTON, MASSACHUSETTSSITE SKETCHO:\J1800\1843 Jones Whitsett Architects Inc\23-01 208 Main Street at Crafts Avenue, Northampton - Geotech\Boring Logs, Figures, CalculationsJ1843-23-01
2
DESIGNED BY: DAH
DRAWN BY: JE
CHECKED BY: DAH
DATE: 06/10/2022
REV. DATE:
LEGEND:
APPROXIMATE SOIL BORING LOCATION PERFORMED BYSEABOARD DRILLING ON 5/19/2022, OBSERVED BY OTO
NOTES:
1. BASE MAP GENERATED BY REFERRING TO MASS MAPPER (MASS GIS), ACCESSED ON JUNE 10, 20222. SAMPLE LOCATIONS ARE SHOWN ACCORDING TO TAPED MEASUREMENTS TAKEN FROM EXISTING SITE FEATURES3. ALL DATA IS TO BE CONSIDERED ACCURATE ONLY TO THE DEGREE IMPLIED BY THE METHODS USED IN THE DEVELOPMENT OF THIS PLAN
CA-1
220 MAIN ST
210 MAIN ST
210 MAIN ST
UPPERPARKINGLOT
MAIN STREET
CRAFTS AVENUECA-2
LOWER PARKING LOT SCALE IN FEET1" = 50'
0'25'50'100'
EXISTING RETAININGWALL/STAIRCASE
APPROXIMATE FOOTPRINTOF PROPOSED BUILDING
PROJECT No.
SHEET No.
293 Bridge Street, Suite 500 Springfield, MA 01103 413.788.6222
O'Reilly, Talbot & Okun
E N G I N E E R I N G A S S O C I A T E S
www.OTO-ENV.com
Westfield Intermodal Transit Center
Elm and Arnold Streets
Westfield, Massachusetts
N
O’Reilly, Talbot & Okun
[ A S S O C I A T E S ]
ENGINEERING
SITE
C 2003 National Geographic Holdings, Inc.
Topographic Map Quadrant: West Springfield, MA Map Version: 1977
Current as of: 1979
Table 1-1 Degree of Compaction Recommendations
Location Minimum
Compaction
Below Structures (Foundations and Slabs) 95%
Below Pavements/Sidewalks/Exterior Slabs 95%
Against Basement Walls/Retaining Walls 92%
Utility Trenches 95%
General Landscaped Areas 90%
Notes. 1. Percentage of the maximum dry density as determined by Modified Proctor ASTM D1557, Method C. 2. When location falls into two or more categories, the engineer should be notified to determine appropriate
compaction efforts and/or methods.
3. Crushed stone should be compacted in lifts of 12 inches to form a dense matrix using either traditional
compaction methods (vibratory plate and/or roller) or tamping with an excavator bucket in deep excavations. It is generally not necessary to perform laboratory or field density testing on crushed stone.
Table 1-2
General Guidelines for Compaction Means and Methods
Compaction Method
Maximum
Stone Size
(Inches
Diameter)
Maximum Lift
Thickness (Inches)
Minimum Number
of Passes
Below Structures & Pavement
Non-
Critical
Areas
Below Structures & Pavement
Non-
Critical
Areas
Hand-operated
Vibratory Plate
and confined spaces
3 6 8 6 4
Hand-operated vibratory
drum roller
(less than 1000 pounds)
3 6 8 6 4
Hand-operated vibratory
drum roller
(at least 1,000 pounds)
6 8 10 6 4
Light vibratory drum roller
(minimum 3000 pounds) 6 10 14 6 4
Heavy vibratory drum
roller (minimum 6000
pounds)
6 12 18 6 4
Note: The contractor should reduce or stop drum vibration if pumping of the subgrade is observed.
GENERAL COMPACTION GUIDELINESO:\J1800\1843 Jones Whitsett Architects Inc\23-01 208 Main Street at Crafts Avenue, Northampton - Geotech\Boring Logs, Figures, Calculations\WorkingDESIGNED BY: ALS
DRAWN BY: DAH
CHECKED BY: MJT
DATE: 11/09/2016
REV. DATE: 5/24/2022
J1843-23-01
1
208 MAIN STREET AT CRAFTS AVE
NORTHAMPTON, MASSACHUSETTS
PROJECT No.
SHEET No.
293 Bridge Street, Suite 500 Springfield, MA 01103 413.788.6222
O'Reilly, Talbot & Okun
E N G I N E E R I N G A S S O C I A T E S
www.OTO-ENV.com TYPICAL FOUNDATION SECTIONO:\J1800\1843 Jones Whitsett Architects Inc\23-01 208 Main Street at Crafts Avenue, Northampton - Geotech\Boring Logs, Figures, Calculations\WorkingDESIGNED BY: ALS
DRAWN BY: DAH
CHECKED BY: MJT
DATE: 11/9/2016
REV. DATE: 5/24/2022
J1843-23-01
2
NOTES:
1. NOT FOR CONSTRUCTION, FOR ILLUSTRATION PURPOSES ONLY
2. FOR ADDITIONAL INFORMATION, REFER TO OTO's GEOTECHNICAL REPORT DATED JUNE 2022
3. UNPAVED AREAS SHALL INCLUDE LOAM CAP AND SHOULD BE GRADED TO DIRECT SURFACE FLOW AWAY FROM BUILDING
4. PERMEABLE BACKFILL SHALL BE USED IN AREAS WITH UNDERDRAIN SYSTEMS
BASE/SUBBASE
TYPICAL FOUNDATION SECTIONSLAB ON GRADE FOOTING WITH ENTRANCE SLAB
13
FLOOR SLAB
PREPARED SUBGRADE
SAND ANDGRAVEL FILLGRANULARFILL
SAND AND GRAVEL
SEE NOTES 3 AND 4
PERIMETERDRAINAGESYSTEM TO BEDESIGNED BYOTHERS
CRUSHED STONE UPONNON-WOVEN GEOTEXTILEFABRIC (AS NEEDED)CRUSHED STONE TRENCH
PERFORATED PIPE
4' (MIN)
NON-WOVENGEOTEXTILEFABRIC
PAVEMENT SECTIONENTRANCE SLAB
SLOPING PEROSHA STANDARDS
208 MAIN STREET AT CRAFTS AVE
NORTHAMPTON, MASSACHUSETTS
FIRST FLOOR SLAB
TYPICAL FOUNDATION SECTIONBASEMENT FOUNDATION WITH GROUND LEVEL ENTRANCE SLAB
SAND ANDGRAVEL FILL
FLOOR SLAB
PREPARED SUBGRADE
BASEMENTLEVEL
ENTRANCE SLAB
SLOPING PEROSHA STANDARDS
BASE/SUBBASE
SEE NOTES 3 AND 44' (MIN)
13
PAVEMENT SECTION
WATERPROOFINGBARRIER
WATERPROOFING/VAPOR BARRIER
CRUSHED STONE UPONNON-WOVEN GEOTEXTILEFABRIC (AS NEEDED)CRUSHED STONE TRENCH
PERFORATED PIPE
NON-WOVENGEOTEXTILE FABRIC
BLOWS/FOOT
(SPT N-Value)
0-4 Very soft
4-10 Soft
10-30 Medium Stiff
30-50 Stiff
>50 Very stiff
Hard
MATERIAL FRACTION SMALLEST
Coarse DIAMETER
Fine None SILT
Coarse 1/4" (pencil)Clayey SILT
Medium 1/8"SILT & CLAY
Fine 1/16"CLAY & SILT
SILT/CLAY see adjacent table 1/32"Silty CLAY
COBBLES 1/64"CLAY
BOULDERS
TERM % OF TOTAL
and 35-50%
some 20-35%
little 10-20%
trace 1-10%
PID: Soil screened for volatile organic compounds (VOCs) using a photoionization detector (PID) referenced to benzene in air. Readings in
parts per million by volume.
Torvane: Undrained shear strength is estimated using an E285 Pocket Torvane (TV). Values in tons/ft2.
Penetrometer: Unconfined compressive strength is estimated using a Pocket Penetrometer (PP). Values in tons/ft2.
SUMMARY OF THE BURMISTER SOIL CLASSIFICATION SYSTEM (MODIFIED)
RELATIVE DENSITY (of non-plastic soils) OR CONSISTENCY (of plastic soils)
STANDARD PENETRATION TEST (SPT)
1/4" to 3/4"GRAVEL
15-30
>30
MATERIAL: (major constituent identified in CAPITAL letters)
COHESIONLESS SOILS COHESIVE SOILS
8-15
1/16" to 1/4"
Method: Samples were collected in accordance
with ASTM D1586, using a 2" diameter split
spoon sampler driven 24 inches. If samples were
collected using direct push methodology
(Geoprobe), SPTs were not performed and
relative density/consistency were not reported.N-Value: The number of blows with a 140 lb.
hammer required to drive the sampler the middle 12 inches.
WOR: Weight Of Rod (depth dependent)
WOH: Weight Of Hammer (140 lbs.)
*Based upon uncorrected field N-values
RQD: Rock Quality Designation is determined by measuring total length of pieces of core 4" or greater and dividing by the total length of the
run, expressed as %. 100-90% excellent; 90-75% good; 75-50% fair; 50-25% poor; 25-0% very poor.
COMMON FIELD MEASUREMENTS
Wetted sample is rolled in hands to smallest possible
diameter before breaking.
Very High
Cannot distinguish individual particles
SAND
3" to 6" in diameter
> 6" in diameter
Note: Boulders and cobbles are observed in test pits and/or auger cuttings.
ORGANIC SILT: Typically gray to dark gray, often has strong H2S odor. May contain shells or shell fragments. Light weight.
Fibrous PEAT: Light weight, spongy, mostly visible organic matter, water squeezed readily from sample. Typically near top of layer.
Fine grained PEAT: Light weight, spongy, little visible organic matter, water squeezed from sample. Typically below fibrous peat.
DEBRIS: Detailed contents described in parentheses (wood, glass, ash, crushed brick, metal, etc.)
BEDROCK: Underlying rock beneath loose soil, can be weathered (easily crushed) or competent (difficult to crush).
Fill: Material used to raise ground, can be engineered or non-engineered.
Varved clay: Fine-grained, post-glacial lake sediments characterized by alternating layers
(or varves) of silt, sand and clay.
ADDITIONAL CONSTITUENTS
BORING LOGS
COMMON TERMS
Glacial till: Very dense/hard, heterogeneous mixture of sand, silt, clay, sub-angular gravel.
Deposited at base of glaciers, which covered all of New England.
IDENTITY
High
Non-plastic
Slight
PLASTICITY
Finest visible & distinguishable particles
3/4" to 3"
Low
Medium
GRAIN SIZE RANGE
1/64" to 1/16"
Dense
Very dense
COHESIVE SOILSCOHESIONLESS SOILS
BLOWS/FOOT CONSISTENCY(SPT N-Value)
<2
2-4
4-8
RELATIVE
DENSITY
Very loose
Loose
Medium dense
Page 1 of 2
34.1
148.0 Jeff
8 Joe
0 Roller Bit with Wash
N (2 3/8" O.D.)
FIRST (ft)N/A 2" O.D. Split Spoon
LAST (ft)--Automatic
TIME (hr)--140 lb / 30"
DEPTH (ft)ELEV.
10/24 S-1 PID = 0.2 ASPHALT 1
(0-2')BASE COURSE
FILL
19/24 S-2 PID = 5.5(2-4')
16/24 S-3 PID = 7.5
(5-7')
12/24 S-4 PID = 1.3
(10-12')
2
18/24 S-5 PID = 23.0 15.5 132.5(15-17')SILT AND CLAY
24/24 S-6 PID = 0.0
(20-22')TV = 0.75 3
PP = 0.50 4
0/24 S-7 --
(25-27')
1. Soil screened in field using MiniRAE Lite photoionization detector (PID) referenced to benzene in air. Readings in parts per million (PPM) by volume.2. Auger grinding on wood at 13 feet below ground surface.
3. Undrained shear strength estimated in field using E285 Pocket Torvane (TV). Values in tons/ft2.
4. Unconfined compressive strength estimated in field using Pocket Penetrometer (PP). Values in tons/ft2.5. Auger grinding at 34 feet below ground surface.
25'
1/1/2/2
CA-1
Remarks:PROJECT NO.1843-23-01
LOG OF BORING
NO RECOVERY
2/1/2/2 Top 2.5": Very loose, gray, medium to coarse SAND, little gravel, trace silt, trace debris (coal, ash; piece of 2" gray brown clay and silt; FILL)Next 0.5": DEBRIS (100% light brown wood)Bottom 15": Soft, blue to dark gray, varved SILT and CLAY, trace fine sand, trace medium sand, trace debris (slag; 1" varves)
20'
1/1/2/2 Soft, gray brown to red brown, varved SILT and CLAY (1" varves)
10'
3/7/6/3 Top 8": Medium dense, brown gray, medium to coarse SAND, little gravel, little silt, trace fine
sand (FILL)Bottom 4": Medium dense, light gray, fine to coarse SAND, trace gravel, trace silt, trace fine sand (FILL)
15'
6/5/5/6
5/5/4/4
Medium dense, light gray, medium to coarse SAND, some gravel, trace silt, trace fine sand, damp (FILL)
5'
HAMMER TYPE TYPE
Top 4": ASPHALT
Loose, brown, fine GRAVEL and fine to coarse SAND, trace silt, dry (BASE)
N/A
HAMMER WGT/DROP SIZE N/A
DEPTH (ft)/SAMPLES
SAMPLES SAMPLE DESCRIPTION(MODIFIED BURMISTER)
REMARKS/WELL
CONSTRUCTION
PENETR.RESIST.
(bl / 6 in)
REC.(in)TYPE/NO.
FIELDTEST
DATA
PROFILE
BORING LOCATION Upper parking lot
SAMPLER ROCK CORING INFORMATION
ENGINEER/SCIENTIST Caren Irgang WATER LEVEL ROD TYPE HAMMER DROP 30"
FINISH DATE 5/19/2022 UNDISTURBED SAMPLES BIT TYPE HAMMER WGT 300 lb
LOG OF BORING
PROJECT 208 Main Street at Crafts Ave CONTRACTOR Seaboard Environmental Drilling
START DATE 5/19/2022 DISTURBED SAMPLES HELPER CASE DIAMETER 4"
JOB NUMBER 1843-23-01 FINAL DEPTH (ft)DRILLING EQUIPMENT B-53 Truck Mounted Rig
LOCATION Northampton, MA SURFACE ELEV (ft)FOREMAN CASING
CA-1
5/8/9/9 Medium dense, light gray, medium to coarse SAND, trace silt, trace fine sand, trace fine gravel, damp (FILL)
Page 2 of 2
DEPTH (ft)ELEV.
13/24 S-8 PID = 0.1 SILT AND CLAY(27-29')TV = 1.00 (Continued) PP = 0.50
13/24 S-9 PID = 0.1
(30-32')TV = 1.25
PP = 0.25
0/0.5 S-10 --34.1 113.9 5
(34')
Loose, red brown, fine SAND and SILT, little medium sand, trace fine gravel, trace coarse sand
3/3/3/3
50 for 0.5"NO RECOVERY (Fractured rock fragments in spoon)
LOG OF BORING
REC.(in)TYPE/NO.
PROFILE
CA-1
Job No.1843-23-01
SAMPLES REMARKS/WELLCONSTRUCTION
DEPTH (ft)/SAMPLES SAMPLE DESCRIPTION(MODIFIED BURMISTER)PENETR.RESIST.(bl / 6 in)
FIELDTESTDATA
Medium stiff, red brown, varved SILT and CLAY (1" varves)
Auger refusal at 34.1'35'
30'
60'
55'
50'
45'
40'
1/2/4/4
Page 1 of 2
19.2
128.0 Jeff
6 Joe
0 Hollow Stem Auger
A (1 5/8" O.D.)
FIRST (ft)8.0 2" O.D. Split Spoon
LAST (ft)N/A Automatic
TIME (hr)N/A 140 lb / 30"
DEPTH (ft)ELEV.
14/24 S-1 PID = 0.0 CONCRETE 1
(0-2')FILL
13/24 S-2 PID = 0.0(2-4')
2
4/24 S-3 PID = 0.0 5.5 122.5
(5-7')SILT AND CLAY
120.0≡
20/24 S-4 PID = 0.0
(10-12')TV = 2.25 3
PP = 1.25 4
12/24 S-5 PID = 0.0(15-17')TV = 1.25PP = 1.25
18.0 110.0
GLACIAL TILL 5
1/2 S-6 --(19-19.2')19.2 108.8
Auger refusal at 19.2'
1. Soil screened in field using MiniRAE Lite photoionization detector (PID) referenced to benzene in air. Readings in parts per million (PPM) by volume.2. From cuttings: Dark gray sand, gravel, and debris from 4 to 5 feet (end of non-engineered fill at 5 feet).
3. Undrained shear strength estimated in field using E285 Pocket Torvane (TV). Values in tons/ft2.
4. Unconfined compressive strength estimated in field using Pocket Penetrometer (PP). Values in tons/ft2.5. Auger grinding at 18 feet below ground surface.
LOG OF BORING CA-2
PROJECT 208 Main Street at Crafts Ave CONTRACTOR Seaboard Environmental Drilling
Very dense, red brown, fine SAND and SILT, trace fine gravel (fractured rock fragments in spoon; TILL)
START DATE 5/19/2022 DISTURBED SAMPLES HELPER CASE DIAMETER N/A
JOB NUMBER 1843-23-01 FINAL DEPTH (ft)DRILLING EQUIPMENT B-53 Truck Mounted Rig
LOCATION Northampton, MA SURFACE ELEV (ft)FOREMAN CASING
ENGINEER/SCIENTIST Caren Irgang WATER LEVEL ROD TYPE HAMMER DROP 30"
FINISH DATE 5/19/2022 UNDISTURBED SAMPLES BIT TYPE HAMMER WGT 140 lb
REMARKS/WELL
CONSTRUCTION
PENETR.RESIST.
(bl / 6 in)
REC.(in)TYPE/NO.
FIELDTEST
DATA
PROFILE
BORING LOCATION Center area of lower parking lot
SAMPLER ROCK CORING INFORMATION
HAMMER TYPE TYPE N/A
HAMMER WGT/DROP SIZE N/A
4/5/3/3 Top 7": Loose, gray brown, DEBRIS (30% varved silt and clay pieces, 25% brick, 25% concrete, 20% coal, ash), damp Bottom 6": Loose, light to dark brown, fine to coarse SAND, some debris (brick, concrete), little fine gravel, damp
3/4/8/7 5.5": CONCRETE
Medium dense, orange brown, fine to medium SAND, little gravel, little silt, little to some debris (coal, ash), damp (gray with little silt at 4"; 2" layer of brown fine to medium sand at 6"; brown at 8"; FILL)
DEPTH (ft)/SAMPLES
SAMPLES SAMPLE DESCRIPTION(MODIFIED BURMISTER)
5'2/2/3/3 Loose, gray brown, varved CLAY and SILT, damp
10'
3/3/4/4 Medium stiff, gray brown, varved SILT and CLAY, wet (1/2"-1/4" varves, 1/4" silt and 1/8"
clay)
15'
2/2/2/3 Top 4": Medium stiff, gray brown, varved SILT and CLAY, wetBottom 8": Loose, red brown, fine SAND and SILT, trace fine gravel, wet (1/2"-1/4" varves, 1/4" silt and 1/8" clay)
20'50 for 2"
25'
CA-2
Remarks:PROJECT NO.1843-23-01
LOG OF BORING
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 8
DEVELOPMENT TEAM
VALLEY CDC FIRM PROFILE
Since 1988, Valley has developed 391 units of affordable rental and
ownership housing; provided business technical assistance to 2,111
entrepreneurs; assisted over
8,400 homebuyers and homeowners
in the region; and helped low-income
homeowners correct health and
safety code violations in their homes.
Valley Community Development is a nonprofit formed in 1988 to address
the growing needs of low- and moderate-income people through developing
and preserving affordable rental and ownership housing, cultivating
economic self-sufficiency, and fostering community leadership. The impetus
for forming Valley was to address the shortage of affordable housing and the
economic changes to the local economy in Hampshire County.
Our Mission
Housing Services
Affordable Housing Development
Small Business Development
Valley Community Development seeks to empower
low- and moderate-income people and underserved
populations. We accomplish these goals by focusing
on three areas of community development:
Our History
Valley Community Development is based in Northampton. Our service area
is comprised primarily of Northampton, Easthampton, Amherst, and Hadley
though we serve all of Hampshire and Franklin counties for homeownership
and small business services.
Our Impact
Affordable Housing Highlights
We build social equity by expanding housing and small business
opportunities. Since 1988, Valley has developed over 391 affordable
rental and first-time homebuyer homes in one of Massachusetts’
most competitive and coveted real estate markets.
We provide housing at a range of sizes (studios to 3-bedrooms)
to meet different household needs and at a range of affordability,
from extremely low income to moderate income. Methods of
development include new construction, renovation, and adaptive
re-use. We specialize in meeting the housing needs of our most
vulnerable neighbors, including those who are unhoused and
disabled, providing not only safe, affordable housing but also
appropriate supportive services to ensure residents retain their
housing.
Valley has served as developer, co-sponsor, and project manager
in recent developments. Valley has 200 new affordable homes
in planning that are designed to meet the highest standards of
accessibility and energy efficiency, and to eliminate fossil fuels and
incorporate alternative energy sources.
120 N Main Street
Sunderland, MA
33 apartments for seniors
Valley’s Role: Consulting Project Manager
Date Completed: 2022
SANDERSON PLACE
SERGEANT HOUSE
82 Bridge Street, Northampton, MA
31 studio apartments
Valley’s Role: Lead Developer / Co-Sponsor
Date Completed: 2020
256 Pleasant Street, Northampton, MA
55 family apartments
Valley’s Role: Lead Developer / Co-Sponsor
Date Completed: 2019
THE LUMBER YARD
71 Parsons Street
Easthampton, MA
38 family apartments
Valley’s Role:
Lead Developer / Co-Sponsor
Special Features:
Playground for neighborhood use
Date Completed: 2015
PARSONS VILLAGE
683-687 Main Street
Amherst, MA
11 family apartments
Valley’s Role: Developer / Sponsor
Date Completed: 2008
VALLEY MAIN STREET
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 8
DEVELOPMENT TEAM
JWA (ARCHITECT) FIRM PROFILE
We build stronger communities.
At Jones Whitsett Architects we share a passion to design buildings that will
inspire and endure for generations. We work in a studio focused
on education, shelter and civic architecture because we want to make a
difference—to have a positive influence on the place we live.
We are driven to find a balance between short-term and long-term impacts,
including costs measured in energy, water and land use. We actively commit
to the professional standards of the AIA, including the Frameworks for
Design Excellence and the 2030 Challenge for Carbon-Neutrality.
We are shaped by our region and concern for the well-being of people, place
and planet. We are a diverse team with a strong sense of place, from the
winding curves of the Connecticut River to the silhouettes of the Berkshire
Mountains. We are proud that our work is directly influenced by a region rich
in ecology, agriculture and industrial history.
We engage with building science on every project, and incorporate fresh air,
daylight, good acoustic design, natural materials and a healthy landscape in
all of our work.
Collaboration, investigation and integration.
We describe ourselves as “horizontally structured” because we are small
enough to involve every member of our team in almost every project and
recognize that good ideas can come from anyone. We are always working
to become more inclusive and transparent, while listening carefully to our
clients needs and priorities.
As a firm, we enjoy bouncing from the minute details of a thin, but well-in-
sulated eave to the regional implications of where a project is sited. It is our
ability to focus on both ends of the spectrum that enables us to bring innova-
tive ideas and value to our clients.
To learn more about Jones Whitsett Architects and how we can be of service
to you, please give us a call or email us at office@joneswhitsett.com.
Notable projects don’t like this subhed wording
108 GROVE STREET? this condominium development offers alternative
housing that takes advantage of zoning rules encouraging in-fill devel-
opment. The condominium units make up a community of two bedroom,
modernist dwellings designed for working couples and empty nesters who
want to live within walking distance of downtown Northampton. Each
home achieves Tier III energy rating and access to a series of rain gardens
and vegetable gardens to encourage site self-sufficiency.
MVOC?? This historic renovation of the Streeter and Poland schools is
to create 44 units of affordable veterans housing and connect the two
existing buildings to add additional units, and administrative office and
program space. The renovation will include careful treatment of historic
features while incorporating energy efficient systems. A terrace area will
offer residents barbeque and patio spaces, a bocci ball court, a meditation
area and columbarium, raised garden beds and decorative plantings. Large
shade trees will encircle the property creating a buffer of foliage between
the residences and the street.
ANOTHER?? This historic renovation of the Streeter and Poland schools
is to create 44 units of affordable veterans housing and connect the two
existing buildings to add additional units, and administrative office and
program space. The renovation will include careful treatment of historic
offer residents barbeque and patio spaces, a bocci ball court, a meditation
area and columbarium, raised garden beds and decorative plantings. Large
shade trees will encircle the property creating a buffer of foliage between
the residences and the street.
DIAL SELF? This microhousing project provides a needed option to young
adults living who might otherwise be at risk of homelessness. JWA
designed this project in close collaboration with DIAL/SELF, a support
agency assisting young adults in living independently. The facility includes
a drop-in center and staff offices to support outreach efforts. The design
presents a modern take on vernacular, farmhouse architecture fitting in to
the predominantly single family neighborhood. Postconstruction analysis
by the Center for Energy Technology estimated total annual 55.1 mbtu/yr.
A grant through Northeast Solar provided 11kWh rooftop net metered array
to help meet these needs.
OK TO
INCLUDE
AFTER IT’S
BEEN IN THE
NEWS TODAY
REGARDING
THAT MURDER??
DIALSELF
GROVE ST
MVOC
ANOTHER
PRINCIPAL
DORRIE BROOKS, AIA
Dorrie co-manages the firm
with Kristian Whitsett, AIA. A
graduate of Brown University
with a twenty year career as a
documentary producer, Dorrie
returned to school to pursue
architecture in 2009. A grad-
uate of UMass Amherst with
a Masters in Architecture, her
communications background
has helped JWA deepen its
civic engagement, research and
social responsibility efforts. She
leads several current education,
housing and planning projects.
Dorrie is politically active on
behalf of the profession of
architects and serves on the
Board of Directors of AIA MA.
EDUCATION
University of Massachusetts Amherst, Master of Architecture, 2011.
Brown University, Bachelor of Arts, Modern Culture & Media, 1989.
United World College, Montezuma, NM, 1985
WORK EXPERIENCE
Jones Whitsett Architects, Greenfield, MA: 2014 - present
Margo Jones Architects, Inc., Greenfield, MA: 2012 – 2014
Center for Design Engagement, Amherst, MA: 2011-2012
Monadnock Media, Inc., Sunderland, MA: Senior Producer, 2000-2008
Shebang Media, Inc. Madison, WI: Producer, 1997-2000
UW-Madison, Madison, WI: Instructional Designer, 1994-1997
Wisconsin Public Radio, Madison, WI: Producer, 1996
WNYC TV, New York, NY: Producer/Editor, 1992-1994
TEACHING
University of Massachusetts Amherst, Lecturer, 2011-2012
University of Massachusetts Amherst, Teaching + Research Assistant, 2010.
Brown University, Teaching Assistant, 1988-1989
REGISTRATION
Registered Architect, Massachusetts, #50961
AWARDS
AIA Henry Adams Certificate of Merit, 2011
Tau Sigma Delta Honor Society, 2011
WMAIA Design Award, 2016
Small Lots, Big Ideas Design Competiton. People’s Choice Award, 2012
Pioneer Valley Planning Commission - Smart Growth Ideas Competition
Western Massachusetts AIA Scholarship Award, 2010
National Media Literacy Council, Educator of the Year, 1998
SELECTED PROJECTS
Gardner Elementary, Gardner, 2018-2021
Springfield Preparatory Charter School, 2019-2021
Templeton Elementary School, Templeton, 2019
Plains Elementary, South Hadley, 2016
Colegrove Park Elementary, North Adams, MA, 2016
Cutchins Gymnasium, 2018
Montachusett Veterans Housing, Winchendon, 2019 - 2022
DIAL/SELF Northampton Teen Housing, Northampton, 2020
Grove Street Condominiums, Northamption, 2016
UMass House Doctor Projects, 2020 -
Holyoke Community College House Doctor Contract, 2015 - 2020
T. 413.773.5551 | F. 413.773.5552 | E. office@joneswhitsett.com | WWW.JONESWHITSETT.COM
DORRIE BROOKS
AIA, NCARB
PRINCIPAL
Education
University of Massachusetts Amherst, Master of Architecture, 2011.
Brown University, Bachelor of Arts, Modern Culture & Media, 1989.
United World College, Montezuma, NM, 1985
Work Experience
Jones Whitsett Architects, Greenfi eld, MA: 2014 - present
Margo Jones Architects, Inc., Greenfi eld, MA: 2012 – 2014
Center for Design Engagement, Amherst, MA: 2011-2012
Monadnock Media, Inc., Sunderland, MA: Senior Producer, 2000-2008
Shebang Media, Inc. Madison, WI: Producer, 1997-2000
UW-Madison, Madison, WI: Instructional Designer, 1994-1997
Wisconsin Public Radio, Madison, WI: Producer, 1996
WNYC TV, New York, NY: Producer/Editor, 1992-1994
Teaching
University of Massachusetts Amherst, Lecturer, 2011-2012
University of Massachusetts Amherst, Teaching + Research Assistant, 2010.
Brown University, Teaching Assistant, 1988-1989
Professional Associations/Registrations
Registered Architect, Massachusetts, #50961
Accredited Learning Environment Planner, A4LE, 2022
Member, WMAIA
Awards
2022 Pioneer Valley Habitat for Humanity Local Hero
WMAIA Design Award, 2016, 2018, 2022
Small Lots, Big Ideas Design Competiton. People’s Choice Award, 2012
AIA Henry Adams Certifi cate of Merit, 2011
Tau Sigma Delta Honor Society, 2011
Pioneer Valley Planning Commission - Smart Growth Ideas Competition
Western Massachusetts AIA Scholarship Award, 2010
National Media Literacy Council, Educator of the Year, 1998
New York Regional Emmy Winner, 1993
Selected Projects
Northampton Net Zero Schools Study, 2022
Gardner Elementary, Gardner, MA, 2022
775 Worthington Permanent Supportive Housing, Springfi eld, MA(in progress)
60 Wells Street, Permanent Supportive Housing, Greenfi eld, MA (in progress)
Montachusett Veterans Housing, Winchendon, MA (in progress)
Springfi eld Preparatory Charter School, Adaptive Re-use, Springfi eld, MA 2021
DIAL/SELF Northampton Teen Housing, Northampton, MA, 2020
Templeton Elementary School, LEED Silver, Templeton, MA, 2019
Colegrove ParkSchool, LEED Gold, North Adams, MA, 2016
Grove Street Condominiums, Northamption, 2016
JWA is a leader in K12 public school having
completed healthy, sustainable schools design
projects across western & central MA, includ-
ing the all-electric Holyoke Middle Schools
(above)
JWA is currently designing 200 units of green,
aff ordable housing from Winchendon to
Springfi eld. Above is a render of the 44 unit
Montachusetts Veterans Outreach Center ad-
aptative re-use housing project in Winchendon.
JWA is a studio of 14 with six registered archi-
tects. Based in Greenfi eld, JWA collaborates
with regional and national AEC fi rms, utilizing
3D cloud-based modelling software and energy
modelling software.
27 Crafts Ave
Northampton MA
CPA Application February 2024
Exhibit 8
DEVELOPMENT TEAM
HMR (PROPERTY
MANGEMENT FIRM
PROFILE)
Legal Organization description:
Housing Management Resources, incorporated in Quincy, MA in 2001, is a dynamic, full‐service
affordable housing property management company whose approach is ‘hands on’
professionalism. Our philosophy is to set expectations high for each team member, and then to
provide the training and support to foster success. We pledge to do this in accordance with our
core values of Integrity, Respect, Enthusiasm, Accountability, Commitment, and Harmony.
8.2 Management Agent Profile
HMR’s portfolio includes over 7,000 units of affordable housing spanning twelve states. We
currently manage in 25 properties in Massachusetts.
Our team is proficient in leasing, waitlist management, collections, resident engagement, FSS,
lease enforcement, and managing the compliance requirements of an array of affordable
housing programs including HUD programs, HOME, and LIHTC.
HMR Senior Staff are all prominent in the LIHTC field and frequently train and lecture on this
subject. We work closely with all the state agencies in our portfolio and in partnership with
Spectrum Enterprises, who monitor LIHTC properties in Massachusetts. All site staff must
obtain their certification from Spectrum and receive continuing education in tax credits
annually.
We excel in work order management systems, preventative maintenance schedules, and we
organize site work through monthly maintenance calendars. HMR has an exceptional record of
successful REACs.
Our team is well versed in fiscal management responsibilities including preparing annual
operating budgets, monthly financial reporting and keeping expenses and income within
approved budget amounts.
Our team is proficient in lease-ups, managing occupied rehabs, and placing low-income housing
tax credits.
A list of properties under management is attached.
Management Experience:
Adams Templeton (375) (76 Units)(AT-Dorchester, LP)445 Adams StreetDorchester, MA 02122adtempleton@hmrproperties.com617-282-7705 / private line: 617-265-6119fx: 617-436-4674HUD, Sec 8, TC, SeniorYear Built: 1960sAlbert Carriere Apartments (143) (56 Units)(Family Housing Council, Ltd.)4 Carriere WayRouses Point, NY 12979albertca@hmrproperties.com518-297-6911fx: 518-297-2366HUD, FamilyYear Built: 1983Atlantic Gardens (130) (32 Units)(Atlantic Gardens, LLC)10 - 30 Bersani CircleQuincy, MA 02171tsommers@hmrproperties.com617-471-3592fx: 617-471-7690ConventionalYear Built: 1960Blackstone Terrace (Woonsocket Village) (390) (122 Units)(Village Woonsocket LP)182 Cumberland StreetWoonsocket, RI 02895blackstoneterrace@hmrproperties com401-765-1310fx: 401-769-9510HUD, TC, FamilyYear Built: 1974Browns Woods (301) (150 Units)(Browns Mills Apartments LLC)13 Lawrence DriveBrowns Mills, NJ 08015brownswoods@hmrproperties.com609-893-5665fx: 609-893-5784HUD, TC, 236Year Built: 1976Candlelight Lane (195) (226 Units)(Candlelight Lane Associates, L.P.)4475 Candlelight LaneLiverpool, NY 13090315-457-6200fx: 315-457-2958TC, Market FamilyYear Built: 1965-76
Cedarbrook Apartments (300) (141 Units)(Cedarbrook-Plainfield L.P.)1272 Park AvePlainfield, NJ 07060cedarbrook@hmrproperties.com908-756-5656fx: 908-756-0899HUD, 236, TC, SeniorYear Built: 1975Charlotte Harbortown (224) (553 Units)(Charlotte Harbortown Homes Associates L.P.)4575 Lake AveRochester, NY 14612charlotte@hmrproperties.com585-621-4890fx: 585-621-3606HUD, TC, FamilyYear Built: 1972 - 1973Church Street Apartments (167) (39 Units)(Port Byron Housing Redevelopment Co.)27 Church StreetPort Byron, NY 13140churchst@hmrproperties.com315-776-5688fx: 315-776-5060TC, FamilyYear Built: 1950Cokey Apartments (282) (75 Units)(Cokey Apartments, L.P.)150 Parrish CourtRocky Mount, NC 27801cokey@hmrproperties.com252-446-0326fx: 252-446-5080HUDYear Built: 1971Crescent Gardens (286) (100 Units)(Crescent-Wilson L.P.)1602 Kincaid Avenue NorthWilson, NC 27893crescentgardens@hmrproperties.com252-291-8853fx: 252-291-8863HUD, TC FamilyYear Built: 1979
Eagles Bluff I (312) (40 Units)(Eagles Bluff Associates, L.P.)1 Canton CircleConcord, NH 03301eaglesbluff@hmrproperties.com603-225-4702fx: 603-223-0830TC, FamilyYear Built: 1996Eagles Bluff II (313) (40 Units)(Eagles Bluff Associates Two, L.P.)1 Canton CircleConcord, NH 03301eaglesbluff@hmrproperties.com603-225-4702fx: 603-223-0830TC, FamilyYear Built: 1996Evergreen Hills I (321) (72 Units)(Evergreen Hills Associates, L.P.)3258 Pine TerraceMacedon, NY 14502evergreen@hmrproperties.com315-986-8718fx: 315-986-8124TC, FamilyYear Built: 1993Evergreen Hills II (174) (80 Units)(Evergreen Hills Associates II, L.P.)3258 Pine TerraceMacedon, NY 14502evergreen@hmrproperties.com315-986-8718fx: 315-986-8124TC, FamilyYear Built: 1997Evergreen Hills III (425) (80 Units)(Evergreen Hills Associates III, L.P.)3258 Pine TerraceMacedon, NY 14502evergreen@hmrproperties.com315-986-8718fx: 315-986-8124TC, FamilyYear Built: 2001
Franklin Village (314) (132 Units)(Franklin-Derry Associates, LP)4A Laraway CourtDerry, NH 03038franklin@hmrproperties.com603-434-1007fx: 603-434-1029TC, Market FamilyYear Built: 1975Glenridge Gardens (329) (120 Units)(New Glendridge Development Co LLC)82 Glenridge DriveAugusta, ME 04330glenridgegardens@hmrproperties.com 207-622-5569fx: 207-622-5594HUD, 236, TC FamilyYear Built: 1976HCH - Chestnut Crossing (601) (104 Units)(BH Chestnut Crossing)275 Chestnut Street, Unit 2Springfield, MA 01104chestnutcrossing@hmrproperties.com(413) 785 - 5312 / (413) 333 - 4070fx: (413) 209 - 8356Tax Credit, HOMEYear Built: HCH - Liberty (611) (88 Units)(Liberty Hill Townhouses Limited Partnership)261 Oak Grove AveSpringfield, MA 01109MZavala@hmrproperties.com413-785-5312 X107fx: 413-273-1818Tax Credit, HOME, Sec 236, Sec 8Year Built:
HCH - New South Street (606) (18 Units)(Better Homes Properties, LLC)22-34 New South StreetNorthampton, MA 01060413-570-4916fx: 413-570-4921Tax Credit, HOME, 5 PBV, HIFYear Built: HCH - Tapley (613) (30 Units)(Better Homes Tapley, LLC)221 Bay StreetSpringfield, MA 01109TBD413-785-5312 X 104fx: 413-273-1818Tax Credit, HOME, PBV, HSFYear Built: HCH - TWIGGS I (formerly Kenyon) (618) (75 Units)(BH EHT I LLC)261 Oak Grove AveSpringfield, MA 01109(413) 785 - 5312fx: 413-439-0639100% Tax Credit, 50 HSF, 56 MRVP through SHA, 4 MRVP SHI HAP, 3 MLK PBVYear Built:
HCH - TWIGGS II (formerly neighborhood homes) (620) (61 Units)(BH EHT II LLC)261 Oak Grove AveSpringfield, MA 01109(413) 785 - 5312fx: 413-439-0639100% Tax Credit, 50 HSF, 56 MRVP through SHA, 4 MRVP SHI HAP, 3 MLK PBVYear Built: HCH - Cross Town Corners (612) (47 Units)(Cross Town Corners, LLC)261 Oak Grove AveSpringfield, MA 01109TBD413-785-5312fx: 413-439-0639Tax Credit, HOME, HSF, PBV, Market, AHTF, NSP, MHPYear Built: Henrico Arms (277) (232 Units)(Richmond-Henrico Arms Limited Partnership)1664 Henrico Arms PlaceRichmond, VA 23231henrico@hmrproperties.com 804-222-0542 (Private line: 804-222-4543)fx: 804-222-6156HUD, TC FamilyYear Built: 1974Highlands (269) (100 Units)(Highlands- Newnan, L.P.)16 Lake StreetNewnan, GA 30263highlands@hmrproperties.com 770-251-1646fx: 770-251-1651HUDYear Built: 1972Hillside Terrace (222) (64 Units)(Hillside Terrace Associates, L.P.)9 Knollwood LnPoughkeepsie, NY 12603hillside@hmrproperties.com845-454-9834fx: 845-454-0382TC, FamilyYear Built: 2000
Island View Apartments (322) (70 Units)(Island View Apartments, LP)151 North StreetPortland, ME 04101island@hmrproperties.com207-774-9669fx: 207-772-6992TC, Market FamilyYear Built: 2001-2001Jaycee Place (367) (138 Units)(Jaycee-Lowell LP)22 Bowers StreetLowell, MA 01854jaycee@hmrproperties.com978-458-6306fx: 978-453-1928TCYear Built: 1973Ledgewood Village (285) (180 Units)(Ledgewood-Asheville LP)15 Future Drive, Bld 28 (temp office 4-B)Asheville, NC 28803ledgewood@hmrproperties.com828-298-2318fx: 828-299-7300HUD, TC FamilyYear Built: 1972
Leisure Tower (368) (180 Units)(Leisure-Lynn LP)10 Farrar StreetLynn, MA 01902leisure@hmrproperties.com781-598-0844fx: 781-592-1422 HUD, Sec 8, 236, SeniorYear Built: 1975Macartovin (364) (66 Units)(Macartovin Associates)7 Devereux StreetUtica, NY 13501macartovin@hmrproperties.com315-797-9510fx: 315-350-3607HUD SENIORYear Built: 1911Meadowview (325) (60 Units)(Conifer Meadowview Associates)800 Meadowview DriveCentral Square, NY 13036meadowview@hmrproperties.com315-668-8086fx: 315-668-6154HUD SENIORYear Built: 1978Mill Falls (323) (97 Units)(Methuen Mills LP)51 Osgood StreetMethuen, MA 01844millfalls@hmrproperties.com978-683-0092fx: 978-683-9623TC, Market FamilyYear Built: 1882-1870
Mt. Pleasant Apartments (316) (98 Units)(Roxbury-Mt Pleasant LP)2 Waverly StreetRoxbury, MA 02119mtpleasant@hmrproperties.com(617) 442-1351fx: 617-445-6551HUD, TC FamilyYear Built: 1920New Brunswick Apartments (303) (206 Units)(New Brunswick Apartments LLC)33 Paul Robeson Blvd.New Brunswick, NJ 08901newbrunswick@hmrproperties.com732-745-9200fx: 732-846-7545HUD, TC, 236, FamilyYear Built: 1973Newport Harbour (350) (200 Units)(Harbour-Newport News Limited Partnership)2325 Madison AveNewport News, VA 23607newportharbour@hmrproperties.com757-247-0303fx: 757-245-5270HUD, TC, 236Year Built: 1977Newport Harbour (350) (200 Units)(Harbour-Newport News Limited Partnership)2325 Madison AveNewport News, VA 23607newportharbour@hmrproperties.com607-753-0096fx: 607-758-7886HUD, FamilyYear Built: 1983
Oakview Apartments (304) (210 Units)(Oakview Apartments, LLC)1701 E Broad StreetMillville, NJ 08332oakview@hmrproperties.com856-825-1026fx: 856-825-8183TC, 236, FamilyYear Built: 1971Orchard Mews (331) (101 Units)(Orchard Mews-Baltimore II Limited Partnership)514 Orchard StreetBaltimore, MD 21201orchard@hmrproperties.com410-523-2021fx: 410-728-1507HUD, 236, TCYear Built: 1977Palmetto Place (370) (165 Units)(Pardue-Lancaster Limited Partnership)2901 Pardue Street Lancaster, SC 29720palmettoplace@hmrproperties.com803-283-9906fx: 803-283-6811HUD Sec. 8/TCYear Built: 1970Parker Hill (317) (90 Units)(Iroquois Street LP)170 Parker Hill Ave, Unit 7Boston, MA 02120parker@hmrproperties.com617-734-7830, second line: 617-734-7831fx: 617-232-7215TC, Market FamilyYear Built: 1964
Penns Grove (302) (144 Units)(Penns Grove Apartments LLC)1 Helms Cove LanePenns Grove, NJ 08069pennsgrove@hmrproperties.com856-299-9144 fx: 856-299-8093HUD, TC, 236Year Built: 2002Pontiac Terrace (345) (70 Units)(Conifer Oswego Associates)225 West First StreetOswego, NY 13126pontiac@hmrproperties.com315-342-1101fx: 315-343-3038HUD, SENIORYear Built: 1912Power Town Apartments (377) (82 Units)(Power Turner Falls Limited Partnership)152 Avenue ATurners Falls, MA 01376powertown@hmrproperties.com (413) 863-9433fx: (413) 863-2832HUD, TCYear Built: pre-78 (1900s)Richardson Court (326) (50 Units)(Nash-Richardson Limited Partnership)1101 South Brake StreetNashville, NC 27856richardson@hmrproperties.com252-459-3069fx: 252-459-6345HUD, TCYear Built: 1975
Rolling Meadows (328) (130 Units)(Rocky Rolling Limited Partnership)1960 Boone StreetRocky Mount, NC 27803rollingmeadows@hmrproperties.com252-446-0652fx: 252-446-4509HUD, TC, FamilyYear Built: 1972Schoolhouse (340) (56 Units)(Conifer Waterville Associates)145 Stafford Ave.Waterville, NY 13480schoolhouse@hmrproperties.com315-841-8783fx: 315-202-4036HUD, FamilyYear Built: 1929Silver Leaf Apartments (319) (216 Units)(Litchfield-Leominster, LP)30 Terrace DriveLeominster, MA 01453silverleaf@hmrproperties.com978-537-6610fx: 978-840-1114HUD, TC, HomeYear Built: 1973Southside Acres Apartments (281) (50 Units)(Southside Acres Associates, Inc.)150 Parrish CourtRocky Mount, NC 27801southside@hmrproperties.com252-977-7738fx: 252-446-5080HUDYear Built: 1983
Southwyck (330) (116 Units)(North Hills II Limited Partnership)114 North Hills CourtDanville, VA 24541southwyck@hmrproperties.com434-799-6202fx: 434-792-5720HUD, TC FamilyYear Built: 1975Springside Meadows (356) (54 Units)(Conifer Genessee Associates)125 Scottsville-W. Henrietta RdWest Henrietta, NY 14586springside@hmrproperties.com585-359-3320fx: 585-359-1169HUD, SENIORYear Built: 1985St. Ann's Apartment (391) (25 Units)(St. Ann's Apartments, L.P.)114 Gaulin AveWoonsocket, RI 02895stanns@hmrproperties.com401-597-5858fx: 401-597-5859TC, Home, PBVYear Built: The Oaks at Silver Ridge (283) (100 Units)(Lawndale High Point Limited Partnership)2926 East Martin Luther King Jr. DriveHigh Point, NC 27260Theoaks@hmrproperties.com336-889-5100fx: 336-210-9003HUD, 236, TCYear Built: 1973
Tidewater Townhomes (278) (104 Units)(Hanover Gardens Apts L.P.)355 Greendale DrWilmington, NC 28405tidewater@hmrproperties.com910-762-1404fx: 910-762-0684HUD, TC FamilyYear Built: 1972VCDC - Go West (602) (21 Units)(Valley Go West, LLC)3 North Main StreetFlorence, MA 01062lleonard@hmrproperties.com413-570-4916fx: 413-570-4921HOME, HIF, HSF, FCF, AHTF, CDBG, McKinney restrictions on 5 units, Commercial, PBV-HAP, PBV-NHAYear Built: VCDC - King Street (604) (12 Units)(King Street)96-98 King StreetNorthampton, MA 01060lleonard@hmrproperties.com413-570-4916fx: 413-570-4921HOME, HIF, AHTF, PBV, Sec. 8, CommercialYear Built: VCDC - Main Street (Amherst) (619) (11 Units)()33 Kellog Ave, Suite 81Amherst, MA 01002lleonard@hmrproperties.com413-570-4916fx: Year Built:
VCDC - North Maple (605) (15 Units)(Valley North Maple, LLC)16C North Maple StreetFlorence, MA 01062lleonard@hmrproperties.com413-570-4916fx: 413-570-4921PBV-100% McKinney units CommercialYear Built: VCDC - School Street (607) (8 Units)(Valley School Street, LLC)46-48 School StreetNorthampton, MA 01060lleonard@hmrproperties.com413-570-4916fx: 413-570-4921HOME, HSFYear Built: VCDC - Valley Millbank (608) (24 Units)(Millbank Condo)18, 34, and 79 Michelman AvenueNorthampton, MA 01060lleonard@hmrproperties.com413-570-4916fx: 413-570-4921MHP, HIF, HOME, 4 PBVYear Built: VCDC -Hampshire Inn (Bridge Street) (609) (15 Units)(Bridge Street, LLC)82 Bridge StreetNorthampton, MA 01060lleonard@hmrproperties.com413-570-4916fx: 413-570-4921PBV, MarketYear Built: Village at Lakeview (338) (223 Units)(VAL-Edgewood Limited Partnership)833 Fisherman LnEdgewood, MD 21040villageatlakeview@hmrproperties.com410-679-5888fx: 410-679-3697HUD, 236 TCYear Built: 2002
Windsor Place (194) (180 Units)(Windsor Place Associates LP)5607 Bear RoadN. Syracuse, NY 13212windsor@hmrproperties.com315-458-4665fx: 315-458-2313TC, Market FamilyYear Built: 1971Wollaston Manor (318) (164 Units)(Wollaston-Quincy LP)91 Clay StreetQuincy, MA 02170wollastonmanor@hmrproperties.com617-773-2293fx: 617-984-0429HUD, 236, TC, SeniorYear Built: 1971Woodland Commons (310) (65 Units)(Woodland-Kittery LP)500 Ledgewood Drive, Unit 2AKittery, ME 03904woodland@hmrproperties.com207-438-9060fx: 207-439-7969TC, FamilyYear Built: 1999