18-009 and 18-012 Application_Lane Construction Company
August 1, 2012
Northampton Planning Board
210 Main Street, Room 11
Northampton, MA 01060
RE: Major Site Plan Application for Connecticut River Greenway and associated Lane Business Park
Dear Planning Board,
The Northampton Conservation Commission and the Northampton Recreation Commission has asked us
to coordinate a unique public-private partnership to develop this proposed Connecticut River Greenway.
Specifically, this project will:
1.Connecticut River Greenway—Northampton Conservation Commission (5± acres and right-of-way
from Damon Road): It will include a multiuse trail (a/k/a bicycle path) that we hope will eventually
connect from the Norwottuck/Mass Central Rail Trail on Damon Road to Elm Court in Hatfield.
MITIGATION: No mitigation or infrastructure improvements are proposed or required for this
project. The project hits no site plan thresholds. Municipal uses AND uses in General Industrial
districts are exempt from traffic mitigation requirements.
2.Connecticut River Greenway—Northampton Recreation Commission (6± acres and right-of-way
from Damon Road): This will developed in partnership with Northampton Youth and Community
Rowing, Northampton High School Crew, and MAYBE someday in the future, the Smith College
rowing program. It will include:
a.A boathouse and associated parking and drainage facilities: The plans show a 20,400 square
foot boathouse on two levels (10,200 square feet per floor) for human powered craft (e.g.,
canoes, kayaks, rowing shells). We are requesting that you approve this as a maximum size
while allowing us to develop a smaller boathouse up to that cap. We expect to build a much
smaller boathouse but want a permit that gives us flexibility to respond to future funding
opportunities.
b.A pathway to the river, boat launch, and dock: The path will primarily be for walking but there
would be the opportunity to allow vehicles for delivery of vehicles too large to carry (primarily
fire department emergency access and rowing crew pilot boats). The path, including a detour
in one section, will be wheelchair accessible and will provide access to the historic New Haven
and Northampton Canal and an eventual multiuse trail to Damon Road. The dock is suitable for
use for large rowing shells.
MITIGATION: No mitigation or infrastructure improvements are proposed or required for this
project. Site plan approval is required because of the size of the building (the rest of the project
could be developed without site plan approval) but the uses are allowed by right. Municipal uses
AND uses in General Industrial districts are exempt from traffic mitigation requirements.
3.Lane Business Park: This project will remain in private hands and be privately developed. This
consolidated application allows the entire site to be master planned and permitted and enables a
public-private recreation and economic development project. It will include up to three buildings
with a maximum 10,000 square foot footprint, within the building footprint on the plans, totaling
40,000 square feet in developed area. Allowed uses include back office and light industrial
buildings, and associated parking and drainage, for light industrial, research and development,
trades, nonmedical office/corporate/professional back office.
MITIGATION: Municipal uses AND uses in General Industrial districts are exempt from traffic
mitigation requirements. The project will include the following mitigation and infrastructure
improvements when the Lane Business Park is developed (which may be after the Connecticut River
Greenway is developed):
New water and sewer service to the site to be developed when the Lane Business Park is
developed. An eventual boathouse can tap into these services.
Donation of land for the Connecticut River Greenway, which will improve the quality and the
services available to the business park, to the nearby River Run Apartments, and to the City.
Sidewalks within the Lane Business Park site, and which will provide a keystone parcel critical for
the city’s efforts to develop a larger multiuse trail to serve transportation and recreation needs.
Sidewalks from the Lane Business Park site to Damon Road IF and only IF abutting landowners
provide adequate right-of-way to accommodate the sidewalks (currently Lane’s access is from a
right-of-way easement that is only as wide as the existing road).
Providing separate left and right turn lanes from the River Run/Lane Construction access road
onto Damon Road.
We believe that the Site Plan Approval Criteria (§350-11.6) are all met on with this project:
A.The requested use protects adjoining premises against seriously detrimental uses…
The project will convert an asphalt batching plant, with its inherent heavy truck traffic, and no
connection to the river into a site that is 50% park serving the entire community and an attractive
business park that could generate up to $50,000 in property tax and employ 88 people.
B.The requested use will promote the convenience and safety of vehicular and pedestrian movement
within the site and on adjacent streets, cycle tracks and bike paths, minimize traffic impacts on the
streets and roads in the area…
The site will include multiuse (8’ wide) sidewalks to separate traffic uses on site. It will include
multiuse (bicycle path) links to the south and the north. Although all the uses are exempt from any
off-site traffic mitigation requirements under Northampton zoning, the project includes sidewalks
from the Lane Construction site to Damon Road IF property owners are willing donate the necessary
right-of-way. In addition, the project includes the addition of turning lanes at the access roadway
intersection with Damon Road to provide for safer movement of vehicles, especially those making a
left turn. Although it is off-site (where traffic mitigation is not required) with the proposed traffic
mitigation, there will be no drop in traffic level of service in the morning or afternoon peak hour.
C.The site will function harmoniously in relation to other structures and open spaces to the natural
landscape, existing buildings and other community assets in the area…
The site will maximum its river frontage, with 50% of the site as a park, restoration of a brownfield
site to park and business park, creation of trails and boat access, and generally taking a site that is
hidden from the river and optimizing it for river access. This will benefit the site, the adjacent River
Run Apartments, and the City.
D.The requested use will not overload and will mitigate adverse impacts on the City’s resources…
Any development of the Lane Business Park will require new water and sewer, but otherwise will
have no impacts on city services. With the proposed traffic mitigation, there will be no drop in
traffic level of service in the morning or afternoon peak hour.
E.The requested use meets any special regulations set forth in this chapter.
The development meets all other zoning requirements.
F.Compliance with the following technical standards
(1)Curb cuts onto streets shall be minimized.
No new curb cuts will be developed. The entire project will use an existing driveway.
(2)Pedestrian, bicycle, and vehicular movement on site must be separated to the extent possible.
The project will incorporate multiuse sidewalks (8’ wide) to provide maximum separation on the
site. The future multiuse trail links will further this separation as opportunities open up on adjacent
properties.
(3)Major projects must be designed so there is no increase in peak flows…
This standard is met (and documented in a separate application for a DPW stormwater permit).
I.Obscene displays
There will be no obscene displays.
Thank you for your consideration.
Sincerely,
Wayne Feiden, FAICP
Director of Planning and Development