Northampton Business Park 1995Site Constraints:
Northampton Business Park
Development Constraints
June 15, 1995
Steep slopes 10% average
Wetlands (locations estimated) total approx. 23 ac. on site
Electrical overhead lines in north end of site
Natural gas station and lines at north end of site
Zoning Constraints: Business Park
70 acre minimum mixed use development
50% required to be open space deeded common land
75% of open space must be upland
Open space excludes buffers and stormwater detention area
Off -site open space credited at .75 factor
100 ft. buffer required along Rt. 5/10 and adjacent housing
1.8 ac. minimum lot size
Subdivision Requirements: Type 11
Minimum road center line curve radius 500 ft.
Right-of-way width 70 ft.
Pavement width 40 ft.
Maximum length of cul de sac 800 ft.
Maximum slope 8%
Northampton Business Park
Preliminary Development Plan
June 15, 1995
Total Site Area: 116.7 ac. under 4 seperate ownerships
Total Delineated Development Lots: 22 business Tots 2 2.5 ac. avg.
54 business acres
5 -10 residential acres
Phase 1 800 ft. cul de sac at southern end of property
Create 8 development Tots totalling 16.7 acres
2 Tots fronting on Rt. 5/10 require common drive from new road
Phase 2 800 cul de sac to access center of property
Create 4 development lots totalling 13.4 acres
Phase 3 Complete loop road with 1,400 new road
Wetland crossing required
Create 4 development lots totalling 8.1 acres
Phase 4 800 ft. cul de sac extension of Phase 2 road
Create 6 development Tots totalling 15.8 acres
Phase 5 Access 5 acre residential site near golf course from Phase 4 road
Wetland crossing required
'Hi\YES
ASSOCIATES.
Memorandum
To: Marcia E. Berkley, Community Development Planner
City oiNor haipton, Massachusetts
From: Geral• ayes
Subject: Final Report: Northampton Business Park
Hayes Associates is pleased to submit its final, report on the
feasibility of the proposed Northampton Business Park to be located
on privately owned property situated along Route 10 near the
Northampton Easthampton line.
Enclosed for your review are the following materials which were
developed during the course of this engagement:
REAL ESTATE DEVELOPMENT
May 28, 1991
Analysis of Organizational Alternatives. This memorandum,
dated December 14, 1990, outlines the various alternative
organizational mechanisms which can be utilized by the current
property owners in order to undertake the development of the
Northampton Business Park. As indicates,, the
City of Northampton can Joe a, facilitator in ;helping ;the. owners
to evaluate :the alternative but the r ultimate
decision lies with the owners theinselves
Analysis of Betterment Assessment District. !These two
analyses, dated November '1 1990, present two ;different
approaches to the financing of the infrastructure
improvements which are necessary to support the Northampton
Business Park. These analyses model the allocation of costs
to each of .the,,impacted' property owners assuming that the
owners finance 50% and 100% of the total cost respectively.
Pro Forma Feasibility Analyses. 'These two analyses, dated
April 19, 1989, model an estimated "sources and uses of funds"
and provides a five year operating pro forma based on two
alternative basic assumptions: 50% and 100% financing of the
public 'infrastructure improvements by the City of Northampton:
59 TAYLOR STREET SPRI.NGFIELD, MA 01103 413 737 -8009
In addition to this material, Hayes Associates has also provided
detailed comments on various iterations of the proposed Business
Park amendment to the Zoning Ordinance of the City of Northampton
and has participated in discussions with the various property
owners. I understand that the refined version of the amendment
will be the subject of a Public Hearing to be conducted by the
Planning Board and the City Council sometime this month.
All the information generated by Hayes Associates was designed to
enable the City of Northampton to make an informed decision about
the future of the Northampton Business Park.
Also enclosed for your use is a floppy disk with copies of the
three submissions outlined above. These documents are stored on
files which are designated as follows: Analysis of Organizational
Alternatives (NBP-OA); Analysis of Betterment Assessment District
(NBP- BAD.WR1 and NBP- BAD.WR2); the Pro Forma Feasibility Analyses
(NORTHAMP.WR1 and NORTH2.WR1); and this final report (NBP -FR). The
spreadsheet program used is Lotus /Symphony, Release 2.2. The word
processing program used is WordPerfect, Release 5.1).
Analysis of Organizational Alternatives
Financial Models of Proposed Betternient District (2)
'Pro Forma Financial Analyses (2)
F loppy Disk 00 crg
..If you -have any questions on this material, please.contact:.me,at
your convenience.
ASSOCIATES.
Memorandum
To: Marcia E. Berkley, Community Development Planner
City of Northampton, Massachusetts
From: Jer
Subject:
tional Alternatives Northampton Business Park
Per your recent request, I have identified and evaluated several
alternative organizational approaches to the development of the
proposed Northampton Business Park on Route 10 in Northampton.
Under the proposed "Business Park District" amendment to the
Northampton Zoning Ordinance, a minimum of 75 contiguous acres of
land will be required to qualify for a "Planned Business Park
Special Permit The land presently contemplated for development
as the Northampton Business Park comprises the following parcels:
Parcel. Owner Size
'37 -49 Bruce W. Sanderson 40.30
44 -29 Robert Zewski 16.90
44 -30 Ralph /Samuel /David Goldfarb 47.40
44 -31 Dorothy /Adolph.Raymond, 8.10
Since- Parcels 37 -49 and 44 -30 are not contiguous and are separated
by Parcel 44-29, at least three of these parcels of land must be
incorporated in any proposed development plan in, order to achieve
the specified threshold size requirement.
As a practical matter, the minimum size requirement will compel the
respective owners of all the subject parcels to consider various
alternative strategies for aggregating the necessary acreage and
then preparing a single comprehensive plan for the development of
the Northampton Business Park in full conformance with the proposed
zoning amendment.
Given the considerable complexity and difficulty of: obtaining
financing for both the required public infrastructure improvements
and the extensive on -site development; of preparing a single
workable development plan; of obtaining a variety of permits and
approvals; and of implementing, managing and marketing a project of
this scale, I have ruled out the possibility of the owners
proceeding in an informal affiliation with each other.
REAL ESTATE DEVELOPMENT
December 14, 1990
59 T A Y L O R STREET S P R I N G F I E L D M A 0 1 1 0 3 4 1 3- 7 3 7 8 0 0 9
With this important caveat, the following are the organizational
alternatives which might be appropriate under the circumstances:
Sale to a Third Party. Some combination of the four owners
could sell sufficient land to a third party who would
undertake the responsibility for planning and implementing the
project. Presuming that the sale occurs after the adoption of
the proposed zoning amendment, the owners would be compensated
for the value of the property in the context of this new
potential land use. In this scenario, the owners would have
very little risk.
Prospective buyers would include private, non profit (eg.
WestMass Area Development Corporation) and governmental
developers. In the near term, the potential of a third party
developer of any type may be quite limited because of the
prevailing economic environment. Prospects will improve,
however, as the economy improves and after the property is
properly zoned.
o Owner Buy -Out. One or more of the existing owner(s) could
acquire sufficient land owned by the other(s). Then, the
remaining owner(s) could develop the tract either individually
(as a sole proprietorship) or by forming a. partnership or
corporation (see below) in order to develop the property.
o Partnership or Realty Trust. One or more of the existing
owner(s) could create a "partnership" or "realty trust" which
would acquire sufficient land owned by the others. Ownership
in the partnership or realty trust_would probably be based on
the relative value of the various parcels of land as a part of
the overall development (factors such as parcel size, frontage
and net buildable area should be considered in determining
relative value). In either the partnership or the realty
trust, the parties would retain personal liability.
Corporation. One or more of the existing owner(s) could
create a "corporation" (either a so- called "C Corporation" or
a "Sub- chapter S Corporation to acquire and develop
sufficient land. The basic approach would be the same as in
the case of the partnership or realty trust, but the owners
would hold stock in the corporation instead of an "interest"
in a partnership or trust. Corporations also provide some
measure of shelter from personal liability.
o Limited Partnership. The owners could create a "limited
partnership" to acquire and develop sufficient land. Under
this arrangement, a single party (perhaps an existing owner)
would perform as "general partner" and manage the affairs of
the limited partnership. The general partner would hold a
nominal interest in the limited partnership but would be
compensated for his /her packaging and management services.
All the property owners involved would become so- called
"limited partners" and, except in the instance of a limited
partner who also served as the general partner, would not have
a role in the project's implementation. The risk of a limited
partner is generally limited to their financial investment in
the limited partnership. The limited partners would be
compensated by a distribution of the net development proceeds
according to their relative limited partnership "interest
Evaluating these alternatives will require a careful analysis of
the individual needs and objectives of the four owners. Each owner
will be motivated by many factors including: their own vision of
the future of the property; their relative wealth and the nature of
their overall investment portfolio; the extent of the risk which
they are willing to assume; the level of expertise which they can
lend to the planning and implementation of the venture; their
desire for short term or long term compensation; their individual,
tax situation, etc. Each owner should be encouraged to consult
their attorney and accountant before making a decision.
With respect to timing, I would strongly encourage the owners to
proceed immediately with discussions which would lead to a final
determination of the preferred organizational alternative. While
the current economic climate may not be conducive to real estate
development, it is certainly the right time to be getting the
necessary organizational as well as zoning matters behind them.
In summary, the four owners should be given an opportunity to
assess the risks and rewards of the proposed Northampton Business
Park and to determine the approach which best balances their
individual and collective needs. The City of Northampton can
certainly function as a facilitator in this process. In the final
analysis, however, the responsibility for making the organizational
odecision is vested in the owners themselves.
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City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: City Council
FROM: Wayne Feiden, Senior Planner
RE: Proposed Business Park
DATE: April 22, 1991
The attached proposed Business Park zoning ordinance will
allow a business park to be developed on approximately 100 acres of
the land between Route 10 and Route 66. The zoning allows a
developer flexibility in creating a business park, while insuring
that any business park creates jobs and expands the tax base.
A business park would require a special permit from the
Planning Board and regulations on the type of uses allowed along
with strict controls to prevent adverse traffic, environmental and
other impacts. All adverse traffic impacts would have to be
mitigated so that congestion (on and off site) is no worse than it
currently conditions.
This proposal is sponsored by the Planning Board, the
Redevelopment Authority, and Councillor John Morrison.
We have met with all of the landowners affected and they
support this proposal. We have met with part of the environmental
community (Massachusetts Audubon at Arcadia) and incorporated all
of their comments into the proposal. We have also met with the
Pioneer Valley Planning Commission, which supports the proposal and
feels that it is in the best interest of minimizing traffic impacts
in the area.
In the Year One Thousand Nine Hundred and ....Ninety -one
UPON THE RECOMMENDATION OF Planning Board 2 Redevelopment
An Ordinance of the City of Northampton, Massachusetts, providing that the
City of Northampton, Massachusetts, be amended by revising section 3. 1, 3.4
for a Business Park District
providing t
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Sections 3.1,3. 4,5.2,6.2,6.5,7.5,8.1,8.2,8.10, 10.11
Section 1. That section Append A bf the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
L
Section 3.1 Division into Districts.
[revise by adding a new district]
Business Park
Tity, ri f Xrfrizipmptatt
MASSACHUSETTS
Councillor John Morrison
ORDINANCE
Section 3.4 Zoning Map.
That the following described land located generally off the
westerly side of Easthampton Road (Route 10) and more particularly
described below, be rezoned from the Suburban Residence (SR)
District to the Business Park (BP) District:
all of Parcels 49 and 50, Assessors /Zoning Map 37.
all of Parcels 29, 30, and 31, Assessors /Zoning Map 44.
Section 5.2 Table of Use Regulations.
[revise to add a new column of industrial uses:]
BP
Authority
BP Industrial "I"
District
Code of Ordinances,
5.2; of said Code, 8.10,10.1
[the same designations of uses shall apply to BP as currently apply
to SR (A, PC, SP, PB,
of Appendix A
[revise to add a new row under WHOLESALE, TRANSPORTATION AND
INDUSTRIAL USES:]
Planned Business Park
[in all columns except for BP, this use is not allowed in the
BP column, Business Park shall be allowed by a special permit from
the Planning Board, PB]
Section 6.2 Table of Dimensional and Density Regulations.
[add a new row below SI:]
BP
For Planned Business Park'uses:
see Article XVII, Business Park District
For all other uses:
Minimum Lot Area: 30,000
Minimum Lot Frontage /Width: 125
Minimum Lot Depth: 160
Minimum Setbacks:
Front -yard: 30
Side -yard: 20
Rear -yard: 40
Maximum Height 35
Maximum Building Coverage 20
Maximum FAR: none
Minimum Open Space 70
Section 6.5 Screening and Buffers Industrial or Business
Districts.
1. Screening and buffers shall be required on any lot in any
industrial or business district and for any industrial or business
use where it adjoins a lot in a residential district and shall be
required on any lot in a planned business park where it adjoins
land not in the planned business park and on any non residential
lot in a planned business park district where it adjoins a
residential lot as follows:
Section 7.5 Signs Permitted in any "I" District.
[revise 7.5(1)(a) In all GI... to read In all GI and BP
[add new section:]
(c) For GI and BP Districts where a number of
individually owned parcels are developed as a
single collective entity (I.E. an Industrial or
Business Park) the Planning Board may grant a
Special Permit permitting one additional ground
sign identifying the collective entity and /or the
individual business located therein. Said sign
must conform to all of the requirements for ground
signs contained in section (b) above.
Section 8.1 Off Street Parking Requirements.
[revise the last paragraph before the Table of Off- Street Parking
Regulations to read:]
Parking shall be provided to serve the parking needs which are
generated by a particular use or structure. When there is more
than one primary use of a structure, the parking requirements for
each use must be met unless one use is incidental to the principal
use of the structure.
Section 8.2 Off Street Loading and Unloading Requirements.
Add the following to Table of Off- Street Loading Regulations:
Business services and offices
Section 8.10 Parking and Loading Space Standards.
add the following to the end of the section:
i. Parking lots with over fifteen (15) parking spaces serving
uses located in Business or Industrial districts must have at
least one shade tree for every fifteen (15) required parking
spaces.
Section 10.11 Site Plan Review /Approval Process.
[add the following to the end of Paragraph 2 (major projects):]
Planned Business Park projects.
In the Year One Thousand Nine Hundred and
Czar tl -rirtlynnyton
MASSACHUSETTS
UPON THE RECOMMENDATION OF Planning Board, Authority_
Councillor John Morrison
ORDINANCE NO.-.
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
City of Northampton, Massachusetts, be amended by adding a section to be numbered, Appendix A.
Article XVII
providing for a Business Park District
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as fol-
lows Section 1. That the Code of Ordinances of the CArticlity of Northampton Massachusetts, be amend
e follows:
ed by adding a section to be numberAP.2. ndix A to read as follows
ARTICLE XVII
Ninety -one
BUSINESS PARR DISTRICT
Section 17.1 Purpose: To encourage economic development, provide
an area for light industrial uses, research facilities, and large
scale business offices, and encourage planned and integrated land
uses which minimize impacts on public services and natural
resources and which links housing needs to housing production.
Section 17.2 Planned Business Park: In addition to the uses
allowed in §5.2, the Table of Use Regulations, the Planning Board
may grant a Special Permit for a Planned Business Park (PBP) for
the following uses, within the allowed percent of each use listed
below:
1. All residential uses listed in the Table of Use Regulations
except one family dwellings and cemeteries. A minimum of ten
(10) percent and no more than twenty (20) percent of gross
floor space shall be for residential uses.
2. All community facilities listed in the Table of Use
Regulations except power plants, and municipal parking lots or
structures. No more than ten (10) percent of gross floor area
shall be community facilities.
3. The following retail and commercial uses, but no more than
four (4) percent of gross floor space shall be retail or
commercial uses:
a. Retail establishment selling principally convenience
goods including, but not limited to: food, drugs, and
proprietary goods with a maximum of 10,000 square
foot /floor area for any single establishment.
b. Eating and drinking places where consumption is primarily
intended to be within the building.
c. Establishments selling foods prepared on premises where
consumption is primarily off the premises.
4. The following service and office uses:
a. Tradesman, not involved with retail sales on the
premises.
b. Business offices and services, including large scale
offices but excluding professional offices, such as
medical or legal offices, and any offices where the
primary function is to provide services to retail
customers or individuals.
5. The following wholesale and industrial uses:
a. Manufacturing and light manufacturing.
b. Research offices or establishments for research and
development activities.
Section 17.3 Planned Business Park Requirements: The following
conditions must be met for any Planned Business Park Special
Permit, in addition to §10.10 critefia for Special Permit approval:
1. All uses must use municipal water and municipal sanitary
sewage systems, built in accordance with the standard
specifications of the Department of Public Works.
2. Planned Business Parks must be a minimum of seventy (70)
contiguous acres in size. All Special Permit Applications,
plans, Special Permits, and sequencing plans must be for the
Business Park in its entirety.
3. At least fifty (50) percent of the total tract area (of which
at least seventy -five (75) percent shall not be wetlands),
excluding screening and buffers required under §6.5 and
detention ponds and structures which require on -going
maintenance, shall be set aside as open -space common land.
Common land must be easily accessible for pedestrians from the
developed areas of the park and must have suitable pedestrian
access to a street.
Said open -space common land can include land adjacent to the
area zoned Business Park if the Planning Board finds that the
additional land is valuable for open space and conservation
purposes and is accessible to the public and the business park
tenants, however each acre of open -space land outside of the
BP zone shall only count as .75 acres towards the open space
requirement.
Common land shall be restricted to open space, conservation,
and recreational uses such as tot -lots, playground, play
field, golf course, park land or conservation. At least 75
percent of the open space shall be undisturbed natural
areas /conservation land with no disturbance of vegetation
during Business Park construction. Common space shall be
designed to protect natural habitat areas.
4. Common land shall either be deeded to the City as park or
conservation land at no cost with the consent of the
Conservation Commission or Recreation Commission and the City
Council or shall be conveyed to a tax exempt conservation
organization or to a legal entity established for the purpose
of owning and maintaining such common land, such organization
to be created by covenants running with the land. The deed
for the common land must contain conservation restrictions or
other restrictions to insure that it will be maintained as
common land in perpetuity. The plan for disposition and
protection of the open space land shall be subject to approval
by the Planning Board as part of their approval of the Planned
Business Park.
5. A Business Park may be developed in stages, in accordance with
a sequencing plan approved by the Planning Board. Each stage
of development must comply with all the Business Park
requirements, except as provided for below.
6. Roads and utilities adequate to serve each stage of
development, including the percent of residential development
required, must be installed prior to the occupancy of any
structure within that stage of development.
7. The applicant shall provide the City with a performance
guarantee, subject to approval by the Planning Board, in the
form of a.) Restrictive Covenant agreeing that before any lot
is built on or conveyed all roads and utilities shall be built
and approved by the Planning Board, or b.) performance bond,
letter of credit, or cash escrow. Planning Board shall accept
performance guarantees that meet the standards spelled out in
the Rules and Regulations Governing the Subdivision of Land in
The City of Northampton.
8. Residential development may occur before, at the same time, or
after other aspects of the Business Park are developed, but
the approved plans must show where residential space can be
developed economically and this land can not be used for any
use other than residential development.
9. No more than one (1) curb cut /roadway intersection per 25
acres is permitted onto any collector streets already existing
when the Planned Business Park is proposed.
10. Site plans must be provided in accordance with §10.11, Site
Plan Review/ Approval Process. None of the requirements for
information on the site plan may be waived.
11. The applicant must demonstrate that the project will not
overburden municipal /public facilities, including water,
sewer, or traffic circulation, and must make such improvements
as are needed to mitigate any impacts. (See §10.11, Site Plan
Review/ Approval Process.)
12. Landscaping shall be provided in accordance with §6.5,
Screening and Buffers. In addition to those requirements, all
front and side yards areas required by the zoning ordinance,
except for driveways, shall be landscaped with grass, ground
cover, flower -beds, shrubs, hedges, trees or other
landscaping. Parking is not permitted in required front or
side yards.
12. The applicant must demonstrate that the project will not
create objectionable noise, odor, or emissions of any kind at
the property boundary and all public ways.
13. To prevent significant degradation of natural systems,
wetlands, and wildlife habitat and corridors, except as
permitted below all elements of the project must be:
a. at least one hundred (100) feet from any wetland; and
b. at least one hundred and fifty (150) feet from the edge
of any stream, intermittent stream or body of water shown
on the current USGS topographic quadrangle.
Road and driveway crossings, utilities, and storm water
detention facilities may be closer to the resource areas
described, provided that no storm water detention or retention
areas are in wetland areas, and that the applicant
demonstrates that these encroachments are limited to the
exteny possible and that any resource areas which will be
degraded or altered are replicated on -site.
14. The applicant must demonstrate that the project will not
increase storm water peak flows during a one (1) or two (2),
ten (10), and hundred (100) year Soil Conservation Service
design storm and will not degrade water quality. Water
quality /settling basins must detain stormwater from a 4/10
inch rainstorm for an average of at least six (6) hours.
15. All Planned Business Park uses shall follow the Dimensional
and Density Regulations below.
OPEN
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Service, Office, Research,
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Section 17.4
(BUSINESS.PAR 4/19/91)
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: City Councilors
FROM: Wayne Feiden, Senior Planner
RE: Business Park Zoning Ordinance (Article XVII §3.1 et al)
DATE: July 10, 1991
Redevelopment Authority
Submitted to Council
Joint Public Hearing
Planning Board
Ordinance Committee
Deadline for Council Action August 21, 1991
Date Action
April 3, 1991 Unanimously in favor
May 2, 1991 Referred to P.B. /Ord.
May 23, 1991
June 13, 1991 Unanimous in favor, as
amended
July 9, 1991 In favor, as amended,
(on a 1 -0 -1 vote)
Description
These two zoning ordinances would create a Business Park District on
Route 10. A planned business park with mixed industrial, office, and
housing development would be allowed only with a Special Permit.
Stringent development standards apply, including:
1. A requirement for a sewer line;
2. Mitigation of all adverse traffic impacts;
3. Strict water quality and environmental standards;
4. Preservation of the existing 100 foot buffer along streets;
5. Protection of at least 50% of the site as open space.
The amendments to the proposed ordinances:
1. Increase the buffer from 80 feet to 100 feet and require that the
buffer remain in its natural condition;
2. Specify that the BP district is only for the Route 10 site;
3. Clarify that all adverse traffic impacts from the project at South
Street /Old South Street and South Street /Main Street intersections
must be mitigated.
Sponsored by the Planning Board, Redevelopment Authority, Councillor
John Morrison.
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: City Council Ordinance Committee
FROM: Wayne Feiden, Senior Planner
RE: Business Park Zoning
DATE: June 14, 1991
At their meeting on June 13, 1991 the Northampton Planning Board
voted unanimously to recommend approval of the Business Park Zoning
Proposals, with the attached amendments to clarify the intent of
the ordinance. The amendments address the concerns raised at the
Public Hearing, including those raised by Ordinance Committee
members and other Councilors.
Kathleen Fallon, City Solicitor has ruled that all the proposed
amendments I have included here are minor changes and can be
considered as amendments to the draft ordinance.
The Planning Board requested that I address all of the concerns
raised at the public hearing on the proposed business park zoning:
1. There was concern raised at a loss of natural habitat,
although the speaker acknowledged that if the site is to be
developed, this zoning would minimize environmental damage.
Response: a. There will be a loss of habitat if the site is ever
developed (including if it is developed for residential
uses, as is currently allowed). The proposed zoning
minimizes those losses.
b. No construction is allowed within 100 feet of any wetland
and within 150 feet from any stream (except roads and
utilities which can only occur in those areas). These
will protect the richest habitat on the site.
c. 50 percent of the tract must remain in open space which
is designed to protect natural habitat areas, and 75
percent of that must remain in its pristine condition.
2. What measures are being taken to protect water quality?
Response: a. water runoff during one ten, nd hundred year storms.
b. The applicant must insure that the development does not
degrade water quality, which may involve engineering and
management measures.
c. A detention pond must hold the first 4/10 inch of rain,
the "first flush" which carries most of the pollutants
from roads and parking lots, long enough to allow many of
the pollutants to settle out.
3. Concern about traffic, especially at South Street /Old South
Street and South Street /Main Street intersections.
Response: a. The developer may not overburden traffic circulation
facilities and must make improvements to mitigate any
impacts. The developer must improve intersections if the
project would otherwise degrade traffic circulation.
b. Business Park traffic impacts on the South Street /Old
South Street intersection may be less than an equivalent
project located downtown. During the peak afternoon rush
hour traffic from the business park would be flowing
north and north -east through that intersection. This
will creates less traffic problems than additional
traffic heading south on Old South Street.
c. The Planning Board recommends the attached amendment to
section 17.3 (11) to clarify the intent of that paragraph.
4. There was concern raised that the Business Park Zone might be
applied elsewhere in Northampton, even though it was written
for and best suited for the Route 10 site.
Response: a. Regardless of what the language is in the Business Park
Zoning, a new area can only become a business park if
two thirds of City Council agrees.
b. The Planning Board recommends the attached amendment to
sections 17.1 and 17.3(9) to clarify the intent of City
Council in approving the ordinance.
5. There was a concern raised about sewerage being provided to
Route 10.
Response: Availability of sewers will make some development more likely,
but only development of the type envisioned by City Council
when they zoned much of Route 10 General Industrial. As part
of on -going planning, and certainly when a sewer line is
proposed, all the impacts of such a system should be carefully
examined.
6. There was a concern raised about the integrity of the buffer
between the business park and route 10.
Response: The Planning Board recommends the attached amendment to
sections 6.5 and 7.4 to increase the landscaped buffer to 100
feet and strengthen requirements to prevent trees from being
cut in this buffer.
7. Why not zone part of the area for housing, rather require
housing be in part of the business park?
Response: Development of some housing units is an integral part of the
Business Park and development of housing sites and services is
the responsibility of the developer. The business park needs
to be looked at in its entirety and one development plan is
therefore required for the entire park. Dividing the park
into two districts defeats the purpose of an integrated and
planned development and would reduce our ability to insure
that the project is developed in a comprehensive way to
minimize environmental and traffic impacts.
(hearing.bp 6/14/91)
PROPOSED AMENDMENT TO ORDINANCE REVISING SECTION 6.5
Section 6.5 Screening and Buffers Industrial or Business
Districts.
1. Screening and buffers shall be required on any lot in any
industrial or business district and for any industrial or
business use where it adjoins a lot in a residential district
and shall be required on any lot in a planned business park
where it adjoins land not in the planned business park,
including collector streets which exist when a business park
is proposed, and on any non residential lot in a planned
business park district where it adjoins a residential lot as
follows:
A. This strip shall be at least thirty (30) feet in width
(one hundred feet in width in a planned business park).
{no additional changes to section}
PROPOSED AMENDMENTS TO ORDINANCE ADDING NEW ARTICLE 17
Section 17.1 Purpose: To encourage economic development, provide
an area for light industrial uses, research facilities, and large
scale business offices, and encourage planned and integrated land
uses which minimize impacts on public services and natural
resources and which links housing needs to housing production. A
Planned Business Park is intended for and can only be developed on
a site on the west side of Route 10 just south of land now or
formerly part of the State Hospital complex.
Section 17.3
9. No more than three (3) curb cut /roadway intersections is
permitted onto any collector streets already existing when the
Planned Business Park is proposed.
11. The applicant must demonstrate that the project will not
overburden municipal /public facilities, including water,
sewer, or traffic circulation, and must make such improvements
as are needed to mitigate any impacts. The development can not
be permitted unless the developer mitigates all adverse
traffic problems that the project would create at the South
Street /Old South Street and the South Street /Main Street
intersections. (See §10.11, Site Plan Review/ Approval
Process.)
BOVdS
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10,000
1,000 /unit
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leflue !mil II
Community Facilities, Retail
and Commercial Uses
Service, Office, Research,
and Industrial Uses
Business Park Dimensional and Densit
Section 17.4
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
BUSINESS PARK SIZE:
OPEN SPACE REQUIREMENT
max allowed wetland as open space
BP open space, excluding wetlands
BP wetland open space
Adjacent open space, excluding wetlands
Adjacent wetland open space
TOTAL OPEN SPACE
DEVELOPED LAND
Industrial acreage
Office /commercial acreage
Residential acreage
Roads/ Rights of Way
Detention and Drainage facilities
Pre existing utilities
TOTAL SQUARE FOOTAGE
BUSINESS PARK SAMPLE CONFIGURATION
OPEN SPACE ACRES OPEN SPACE CREDIT
ACRES
110 acres
55 acres
13.75
28.8 28.8 (100% CREDIT)
9.5 9.5 (wetlands credited up to 25% of open space requirement
19.6 14.7 (75% credit for off -site open space)
4.6 4.2 (75% credit, but max wetland 25% of open space)
62.5 57.2
23.5
24.6
8.2
8.4
3.9
2.6
TOTAL DEVELOPED LAND 71.2
TOTAL BUSINESS PARK (WITHIN BP ZONE) 109.6
BUSINESS PARK (W/ OFF SITE OPEN SPACE) 133.7
BUILDING SQUARE FOOTAGE SQ FT FLOOR AREA RATIO
Industrial Buildings 128,810 0.1
Office Buildings 319,950 0.3
Residential Buildings 60,000 0.2
508,760 0.2
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: City Council
FROM: Wayne Feiden, Senior Planner
RE: Proposed Business Park
DATE: April 22, 1991
The attached proposed Business Park zoning ordinance will
allow a business park to be developed on approximately 100 acres of
the land between Route 10 and Route 66. The zoning allows a
developer flexibility in creating a business park, while insuring
that any business park creates jobs and expands the tax base.
A business park would require a special permit from the
Planning Board and regulations on the type of uses allowed along
with strict controls to prevent adverse traffic, environmental and
other impacts. All adverse traffic impacts would have to be
mitigated so that congestion (on and off site) is no worse than it
currently_conditions.
This proposal is sponsored by the Planning Board, the
Redevelopment Authority, and Councillor John Morrison.
We have met with all of the landowners affected and they
support this proposal. We have met with part of the environmental
community (Massachusetts Audubon at Arcadia) and incorporated all
of their comments into the proposal. We have also met with the
Pioneer Valley Planning Commission, which supports the proposal and
feels that it is in the best interest of minimizing traffic impacts
in the area.
ARTICLE XVII
BUSINESS PARK DISTRICT
Section 17.1 Purpose: To encourage economic development, provide
an area for light industrial uses, research facilities, and large
scale business offices, and encourage planned and integrated land
uses which minimize impacts on public services and natural
resources and which links housing needs to housing production. A
Planned Business Park is intended for and can only be developed on
a site on the west side of Route 10 just south of land now or
formerly part of the State Hospital complex. (Added August 15,
1991)
Section 17.2 Planned Business Park: In addition to the uses
allowed in §5.2, the Table of Use Regulations, the Planning Board
may grant a Special Permit for a Planned Business Park (PBP) for
the following uses, within the allowed percent of each use listed
below:
1. All residential uses listed in the Table of Use Regulations
except one family dwellings and cemeteries. A minimum of ten
(10) percent and no more than twenty (20) percent of gross
floor space shall be for residential uses.
2. All community facilities listed in the Table of Use
Regulations except power plants, and municipal parking lots or
structures. No more than ten (10) percent of gross floor area
shall be community facilities.
3. The following retail and commercial uses, but no more than
four (4) percent of gross floor space shall be retail or
commercial uses:
a. Retail establishment selling principally convenience
goods including, but not limited to: food, drugs, and
proprietary goods with a maximum of 10,000 square
foot /floor area for any single establishment.
b. Eating and drinking places where consumption is primarily
intended to be within the building.
c. Establishments selling foods prepared on premises where
consumption is primarily off the premises.
4. The following service and office uses:
a. Tradesman, not involved with retail sales on the
premises.
b. Business offices and services, including large scale
offices but excluding professional offices, such as
medical or legal offices, and any offices where the
12/18/92 17 -1
ARTICLE XVII
BUSINESS PARK DISTRICT
Section 17.1 Purpose: To encourage economic development, provide
an area for light industrial uses, research facilities, and large
scale business offices, and encourage planned and integrated land
uses which minimize impacts on public services and natural
resources and which links housing needs to housing production. A
Planned Business Park is intended for and can only be developed on
a site on the west side of Route 10 just south of land now or
formerly part of the State Hospital complex. (Added August 15,
1991)
Section 17.2 Planned Business Park: In addition to the uses
allowed in §5.2, the Table of Use Regulations, the Planning Board
may grant a Special Permit for a Planned Business Park (PBP) for
the following uses, within the allowed percent of each use listed
below:
1. All residential uses listed in the Table of Use Regulations
except one family dwellings and cemeteries. A minimum of ten
(10) percent and no more than twenty (20) percent of gross
floor space shall be for residential uses.
2. All community facilities listed in the Table of Use
Regulations except power plants, and municipal parking lots or
structures. No more than ten (10) percent of gross floor area
shall be community facilities.
3. The following retail and commercial uses, but no more than
four (4) percent of gross floor space shall be retail or
commercial uses:
a. Retail establishment selling principally convenience
goods including, but not limited to: food, drugs, and
proprietary goods with a maximum of 10,000 square
foot /floor area for any single establishment.
b. Eating and drinking places where consumption is primarily
intended to be within the building.
c. Establishments selling foods prepared on premises where
consumption is primarily off the premises.
4. The following service and office uses:
a. Tradesman, not involved with retail sales on the
premises.
b. Business offices and services, including large scale
offices but excluding professional offices, such as
medical or legal offices, and any offices where the
12/18/92 17 -1
FAX: °14.235.8760
September 4, 1991
Ms. Penelope Kim
City of Northampton
Office of Planning and Development
City Hall
210 Main Street
Northampton, MA 01060
Dear Ms. Kim:
I received today a copy of the amended zoning ordinance for the
business park on Route 10, which includes our property. Apart
from not having received notice of the final meeting I would
like to put the City on notice that we believe that the minimum
requirement of seventy (70) contiguous acres is not only
arbitrary and capricious but also,a discriminatory restriction
on our parcel of sixty seven (67) acres.
Neither my early complaints on this and other issues on the then
proposed ordinance were responded to. We thereby reserve the
right to seek legal redress at a future date on this serious
matter.
Very truly yours,
WILSON REALTY
By:
AG:de
GOLDFARB
PROS
524 NORTH AVENUE NEW ROCHELLE, NY 10801
914.235.3200
Allan Goldfarb, anag ji g Partner
p$ add /•ess:
o/d P4' PR�Po� �•'1
1,5- 4.. y7" svMC an
7',y, /ool,
E0
S E P 111991
OFFICE OF PLANNING
DEy fLOPO EMT
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: Penny Kim
FROM: Wayne Feiden, Senior Planner
RE: Goldfarb Letter
DATE: September 16, 1991
I hope you are going to respond to Allan Goldfarb's September 4,
1991. I'm sure you can address all his concerns, get him excited
about being part of a business park, and convince him that we are
happy to help coordinate an effort to get the different landowners
together and to help create a special assessment district to fund
sewer (and possibly water and traffic) improvements.
1. We meet with the owners and discussed the draft ordinance and
listened to all of their concerns, most of which we addressed
in revised ordinances.
2. The original draft required 75 acres of contiguous acreage.
Because of concerns raised by Goldfarb, we reduced that
acreage to 70. At 70 acres, the BP could still work even if
all of the owners cannot work together, but it would require
most of the owners to work together.
3. The only way to minimize the BP's impact of traffic, the
environment, and city infrastructure is for an integrated
park. If the ordinance did not require a integrated approach,
it would never be approved by City Council.
4. My understanding in that Goldfarb only owns 47 acres.
&fir .nf `nrt1 amptan
MASSACHUSETTS
AMENDED
In the Year One Thousand Nine Hundred and Ninety -one
UPON THE RECOMMENDATION OF Planning Board, Redevelopment Authority
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
3.1,3.4,5.2,6.2,6.5,E 5,8.1,8.2,
City of Northampton, Massachusetts, be amended by revising section of said Code; 8.10,10.1
providing that
for a Business Park District of Appendix A
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Sections 3.1,3. 4,5.2,6.2,6.5,7.5,8.1,8.2,8.10, 10.11
Section 1. That section Appendix Aof the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
Section 3.1 Division into Districts.
[revise by adding a new district]
Business Park
Section 3.4 Zoning Map.
BP Industrial "I"
District
That the following described land located generally off the
westerly side of Easthampton Road (Route 10), and more particularly
described below, be rezoned from the Suburban Residence (SR)
District to the Business Park (BP) District:
all of Parcels 49 and 50, Assessors /Zoning Map 37.
all of Parcels 29, 30, and 31, Assessors /Zoning Map 44.
Section 5.2 Table of Use Regulations.
[revise to add a new column of industrial uses:]
BP
[the same designations of uses shall apply to BP as currently apply
AMENDED
to SR (A, PC, SP, PB,
[revise to add a new row under WHOLESALE, TRANSPORTATION AND
INDUSTRIAL USES:]
Planned Business Park
[in all columns except for BP, this use is not allowed in the
BP column, Business Park shall be allowed by a special permit from
the Planning Board, PB]
Section 6.2 Table of Dimensional and Density Regulations.
[add a new row below SI:]
BP
For Planned Business Park uses:
see Article XVII, Business Park District
For all other uses:
Minimum Lot Area: 30,000
Minimum Lot Frontage /Width: 125
Minimum Lot Depth: 160
Minimum Setbacks:
Front -yard: 30
Side -yard: 20
Rear -yard: 40
Maximum Height 35
Maximum Building Coverage 20
Maximum FAR: none
Minimum Open Space 70
Section 6.5 Screening and Buffers Industrial or Business
Districts.
1. Screening and buffers shall be required on any lot in any
industrial or business district and for any industrial or
business use where it adjoins a lot in a residential district
and shall be required on any lot in a planned business park
where it adjoins land not in the planned business park,
including collector streets which exist when a business park
is proposed, and on any non residential lot in a planned
business park district where it adjoins a residential lot as
follows:
A. This strip shall be at least thirty (30) feet in width
(one hundred feet in width in a planned business park).
{no additional changes to section}
AMENDED
Section 7.5 Signs Permitted in any "I" District.
[revise 7.5(1)(a) In all GI... to read In all GI and BP
[add new section:]
(c) For GI and BP Districts where a number of
individually owned parcels are developed as a
single collective entity (I.E. an Industrial or
Business Park) the Planning Board may grant a
Special Permit permitting one additional ground
sign identifying the collective entity and /or the
individual business located therein. Said sign
must conform to all of the requirements for ground
signs contained in section (b) above.
Section 8.1 Off Street Parking Requirements.
[revise the last paragraph before the Table of Off Street Parking
Regulations to read:]
Parking shall be provided to serve the parking needs which are
generated by a particular use or structure. When there is more
than one primary use of a structure, the parking requirements for
each use must be met unless one use is incidental to the principal
use of the structure.
Section 8.2 Off Street Loading and Unloading Requirements.
Add the following to Table of Off Street Loading Regulations:
Business services and offices
Section 8.10 Parking and Loading Space Standards.
add the following to the end of the section:
i. Parking lots with over fifteen (15) parking spaces serving
uses located in Business or Industrial districts must have at
least one shade tree for every fifteen (15) required parking
spaces.
Section 10.11 Site Plan Review /Approval Process.
[add the following to the end of Paragraph 2 (major projects):]
Planned Business Park projects.
In the Year One Thousand Nine Hundred and
providing for a Business Park District
MASSACHUSETTS
ARTICLE XVII
BUSINESS PARK DISTRICT
Ninety -one
AMENDED
UPON THE RECOMMENDATION OF Planning, Board, Redevelopment Authority,
Councillor John Morrison
ORDINANCE NO.
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinar_'=.
City of Northampton, Massachusetts, be amended by adding a section to be numbered,.Append_=
Article
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as
lows: Section 1. That the Code of Ordinances of the Article Northampton. Massachusetts, be ame XVII
ed by adding a section to be number AP.pendix ;to read as follows:
Section 17.1 Purpose: To encourage economic development, pro
an area for light industrial uses, research facilities, and 1a_=
scale business offices, and encourage planned and integrated
uses which minimize impacts on public services and
resources and which links housing needs to housing production.
Planned Business Park is intended for and can only be developed
a site on the west side of Route 10 just south of land now
formerly part of the State Hospital complex.
Section 17.2 Planned Business Park: In addition to the is
allowed in §5.2, the Table of Use Regulations, the Planning Bc_
may grant a Special Permit for a Planned Business Park (PBP)
the following uses, within the allowed percent of each use
below:
1. All residential uses listed in the Table of Use Regulat:
except one family dwellings and cemeteries. A minimum of
(10) percent and no more than twenty (20) percent of gr
floor space shall be for residential uses.
2. All community facilities listed in the Table of =_e
Regulations except power plants, and municipal parking lots
structures. No more than ten (10) percent of gross floor az
shall be community facilities.
3. The following retail and commercial uses, but no more t
four (4) percent of gross floor space shall be retail
commercial uses:
a. Retail establishment selling principally convenie::::s
AMENDED
goods including, but not limited to: food, drugs, and
proprietary goods with a maximum of 10,000 square
foot /floor area for any single establishment.
b. Eating and drinking places where consumption is primarily
intended to be within the building.
c. Establishments selling foods prepared on premises where
consumption is primarily off the premises.
4. The following service and office uses:
a. Tradesman, not involved with retail sales on the
premises.
b. Business offices and services, including large scale
offices but excluding professional offices, such as
medical or legal offices, and any offices where the
primary function is to provide services to retail
customers or individuals.
5. The following wholesale and industrial uses:
a. Manufacturing and light manufacturing.
b. Research offices or establishments for research and
development activities.
Section 17.3 Planned Business Park Requirements: The following
conditions must be met for any Planned Business Park Special
Permit, in addition to §10.10 criteria for Special Permit approval:
1. All uses must use municipal water and municipal sanitary
sewage systems, built in accordance with the standard
specifications of the Department of Public Works.
2. Planned Business Parks must be a minimum of seventy (70)
contiguous acres in size. All Special Permit Applications,
plans, Special Permits, and sequencing plans must be for the
Business Park in its entirety.
3. At least fifty (50) percent of the total tract area (of which
at least seventy -five (75) percent shall not be wetlands),
excluding screening and buffers required under §6.5 and
detention ponds and structures which require on -going
maintenance, shall be set aside as open -space common land.
Common land must be easily accessible for pedestrians from the
developed areas of the park and must have suitable pedestrian
access to a street.
Said open -space common land can include land adjacent to the
area zoned Business Park if the Planning Board finds that the
additional land is valuable for open space and conservation
purposes and is accessible to the public and the business park
tenants, however each acre of open -space land outside of the
AMENDED
BP zone shall only count as .75 acres towards the open space
requirement.
and shall be restricted to open space, conservation,
Common 1 tot -lots, playground, play
and recreational uses ark such
or conservation
At least 75
percent of the open space shall be undisturbed atur a
perce conservation land with no disturbance of vegetati
areas/ Common space shall be
during Business Park construction.
designed to protect natural habitat areas. park or
as p
the consent a f
4. Common land shall either be deeded
cost with the City and the City
conservation land at t conservation
Cou o on ha b on nv y
eed to a n
-exemp n ons urtion
Council or shalt be coal entity established for t P
such common land, such organization
orgowiingion or io a leg The deed
of owning and maintaining with the land.
to be created by covenants running
the common land must contain conservation ill be ma stained as
other th ostain and
other restrictions to insure that plan for disposition common land in perpetuity subject to app
protection al of the approval P tion of the open space land shall be
by the Planning Board as part of their app
Business Park.
5. A Business Park may
be developed in stages, in accordance with
roved by the Planning Board. Each stage
t a sequencing plan s comply with all the Business Park
of development mu ut as provided for below.
requirements, except
6. Reve s and utilities adequate to serve each stage of
dev
including the percent of residential development any
requeilopmentred, must be installed prior
devel
to the occup
structure within that stage
provide in the
The applicant shall P ide the City with a p the Planning Board,
7 subject that before any lot
guarantee, to approval by Covenant agreeing be built
Restrictive Co ing s b
�Ct 8
form of on or con e d all roads and utiliti a shall teal nbe bond, built on or con b
ey Board, or b.) P
and approved by the Planning Board
letter of credit, shall accept
or cash escrow. Planning gilled out in
performance guarantees that meet the
Subdivision of Land in
the Rules and Regulations Governing
The City of Northampton.
occur before, at the same time,but
8. aResidential tr r development the space can but
after other aspects of the wuwheres residentialesplope
the approved plans must show be
economically and this land can not be used for any
developed went.
use other than residential develop intersections is
(3) curb cut /roadway when the
9. No more than any collector streets already existing
permitted onto any
Planned Business Park is proposed.
AMENDED
10. Site plans must be provided in accordance with §10.11, Site
Plan Review/ Approval Process. None of the requirements for
information on the site plan may be waived.
11. The applicant must demonstrate that the project will not
overburden municipal /public facilities, including water,
sewer, or traffic circulation, and must make such improvements
as are needed to mitigate any impacts. The development can not
be permitted unless the developer mitigates all adverse
traffic problems that the project would create at the South
Street /Old South Street and the South Street /Main Street
intersections. (See §10.11, Site Plan Review/ Approval
Process.)
12. Landscaping shall be provided in accordance with 56.5,
Screening and Buffers. In addition to those requirements, all
front and side yards areas required by the zoning ordinance,
except for driveways, shall be landscaped with grass, ground
cover, flower -beds, shrubs, hedges, trees or other
landscaping. Parking is not permitted in required front or
side yards.
12. The applicant must demonstrate that the project will not
create objectionable noise, odor, or emissions of any kind at
the property boundary and all public ways.
13. To prevent significant degradation of natural systems,
wetlands, and wildlife habitat and corridors, except as
permitted below all elements of the project must be:
a. at least one hundred (100) feet from any wetland; and
b. at least one hundred and fifty (150) feet from the edge
of any stream, intermittent stream or body of water shown
on the current USGS topographic quadrangle.
Road and driveway crossings, utilities, and storm water
detention facilities may be closer to the resource areas
described, provided that no storm water detention or retention
areas are in wetland areas, and that the applicant
demonstrates that these encroachments are limited to the
exteny possible and that any resource areas which will be
degraded or altered are replicated on -site.
14. The applicant must demonstrate that the project will not
increase storm water peak flows during a one (1) or two (2),
ten (10), and hundred (100) year Soil Conservation Service
design storm and will not degrade water quality. Water
quality /settling basins must detain stormwater from a 4/10
inch rainstorm for an average of at least six (6) hours.
15. All Planned Business Park uses shall follow the Dimensional
and Density Regulations below.
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Business Park Dimensional and Densit
Section 17.4
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: Frank Sienkiewicz, Building Inspector
FROM: Wayne Feiden, Senior Planner
RE: Recent Rezonings
DATE: August 29, 1991
As you requested, I am including a list of parcels that have been
rezoned recently so that you can update the yellow cards in your
files:
MAP PARCEL NEW ZONING DISTRICT OLD ZONING DISTRICT
37 49 BP SR
37 50 BP SR
44 29 BP SR
44 30 BP SR
44 31 BP SR
18 13 HB GB
18 15 HB GB
18D 1 HB GB
24B 38 HB GB
24B 39 HB GB
24D 70 HB GB
24D 71 HB GB
24A 263 PART HB GB
18D 51 HB GI
32A 263 PART HB GI
24B 69 HB GI
24B 70 HB GI
24B 71 HB GI
24B 81 HB GI
10B 56 NB GI
10B 57 NB GI
10B 58 NB GI
10B 81 URB GI
10B 98 URB GI
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: Joan Sarafin, Assessor
FROM: Wayne Feiden, Senior Planner
RE: Creation of Business Park District
DATE: August 29, 1991
You should be aware that at their meeting on August 15, 1991, the
City Council voted to create a Business Park District and change
the zoning of five parcels from Suburban Residential (SR) to
Business Park (BP). This clearly changes the value of those
parcels. A copy of the approved ordinance is attached.
Affected Parcels:
Map 37, Parcel 49
Map 37, Parcel 50
Map 44, Parcel 29
Map 44, Parcel 30
Map 44, Parcel 31
Uses Allowed by Right:
All of the uses allowed by Suburban Residential all allowed by the
new Business Park district with no additional restrictions.
Uses Allowed by Special Permit:
In addition a Planned Business Park is allowed with a Special
Permit. For allowed uses, see Section 17.2 of the Zoning
Ordinance.
There are very strict requirements that must be met before a
Special Permit can be granted for a Business Park. As a result of
these restrictions, the new zoning may not add dramatically to the
value of the land. See Section 17.3 of the Zoning Ordinance.
Please feel free to contact me if you have any questions.
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: City Council Ordinance Committee
FROM: Wayne Feiden, Senior Planner
RE: Business Park Zoning
DATE: June 14, 1991
At their meeting on June 13, 1991 the Northampton Planning Board
voted unanimously to recommend approval of the Business Park Zoning
Proposals, with the attached amendments to clarify the intent of
the ordinance. The amendments address the concerns nan raised
mmttt the
e
Public Hearing, including those raised by
members and other Councilors.
Kathleen Fallon, City Solicitor has ruled that all the proposed
amendments I have included here are minor changes and can be
considered as amendments to the draft ordinance.
The Planning Board requested that I address all of the concerns
raised at the public hearing on the proposed business park zoning:
1. There was concern raised at a loss of natural habitat,
although e tht hi ssezonin acknowledged would minimize environment 1 damage.
developed, this g
Response: a. There will be a loss of habitat if the site is ever
developed (including if it is developed for oposed residential
uses, as is currently allowed).
minimizes those losses.
b. No construction is allowed within 100 feet of any wetland
and within 150 feet from any stream (except roads and
utilities which can only occur in those areas). These
will protect the richest habitat on the site.
c. 50 percent of the tract must remain in open space which
is designed to protect natural habitat areas, and 75
percent of that must remain in its pristine condition.
2. What measures are being taken to protect water quality?
Response: a. Detention runoff during one, s ten, e
water and hundred year storms.
water
sections 6.5 and 7.4 to increase the landscaped buffer to 100
feet and strengthen requirements to prevent trees from being
cut in this buffer.
7. Why not zone part of the area for housing, rather require
housing be in part of the business park?
Response: Development of some housing units is an integral part of the
Business Park and development of housing sites and services is
the responsibility of the developer. The business park needs
to be looked at in its entirety and one development plan is
therefore required for the entire park. Dividing the park
into two districts defeats the purpose of an integrated and
planned development and would reduce our ability to insure
that the project is developed in a comprehensive way to
minimize environmental and traffic impacts.
(hearing.bp 6/14/91)
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Business Park Dimensional and Densit
Section 17.4
Minutes of Meeting of
ORDINANCE COMMITTEE
Tuesday, July 9 1991
The Ordinance Committee meeting was convened at 7:21 p.m. in City
Council Chambers, Wallace J. Puchalski Municipal Building. Present
were: Chairman Bill Ames, Councilor Jack FitzGerald. The following
actions were taken:
Section 11.6 Reimbursement for Costs Associated with Release of
Hazardous Material, oil or Gasoline
Captain Corbett, Fire Department, spoke in favor. Jack
FitzGerald moved to recommend approval. Bill Ames seconded
the motion which passed 2 -0.
Section 14 -18 Erection, Maintenance of Fences
Building Inspector Frank Sienkiewicz spoke in favor noting the
Ordinance is designed to protect above ground pools. Jack
FitzGerald moved to recommend approval. Bill Ames seconded
the motion which passed 2 -0.
Zoning Ordinances
Appendix A, Article XVII RE: Business Park District
Appendix A, Sections 3.1, 3.4, 5.2, 6.2, 6.5, 7.5, 8.1, 8.2, 8.10,
10.11
Wayne Feiden discussed four amendments recommended by the
Planning Board in response to comments made at the Public
Hearing. Paul Stramese, Northampton Redevelopment Authority,
spoke in favor noting this district would work as an adjunct
to the Industrial park. Diane Welter, Planning Board,
supported the proposal noting it allows the City to control
development and to assure minimal impacts. Richard Abuza,
(NRA, Housing Partnership, environmentalist) supported the
concept of paired development. Councilor FitzGerald raised
questions about alternative sites (e.g. State Hospital) and
traffic impacts. Bill Ames moved to recommend approval as
amended. The vote was: 1 (in favor), 0 (opposed), 1
(abstention, FitzGerald).
Page 1
2 -0 approved
2 -0 approved
1 -0 -1
Minutes of Meeting of
ORDINANCE COMMITTEE
Tuesday, July 9 1991
Appendix A, Section 7 -9 RE: Stationary Sandwich Board Signs
Councilor Len Budgar spoke in favor of the ordinance. Wayne
Feiden reported the Planning Board had voted in favor with the
recommendation to the DPW to issue one (not multiple) signs.
Jack FitzGerald moved to recommend approval. Bill Ames
seconded the motion which passed unanimously.
2 -0 approved
Section 20- 205(a) RE: No Parking Zones Old South Street
Councilor Len Budgar spoke in favor of the Ordinance which
would eliminate three (3) parking spaces between Fruit and
Conz which obstruct sightlines on Old South Street. Jack
FitzGerald moved to recommend approval. Bill Ames seconded
the motion which passed unanimously.
There being no further business, the meeting was adjourned at 8:00
p.m.
Respectfully submitted,
4
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Page 2
2 -0 approved
JUL 1 1 1991
ALMER HUNTLEY, JR. ASSOCIATES, INC.
SURVEYORS ENGINEERS LANDSCAPE ARCHITECTS
P.O. Box 568 30 INDUSTRIAL DRIVE EAST NORTHAMPTON. MASS. 01061
14131584.7344
Mr. Allan Goldfarb
Wilson Realty Company
330 West 58th Street
New York, NY 10019
Dear Mr. Goldfarb:
July 26, 1988
Re: 330 -376
Northampton Site Feasibility
Enclosed herewith we are pleased to provide the following preliminary
our study as authorized by our agreement of May 19, 1988:
Sheets
Sheets
Sheets
1 -8 site analysis sheets.
9 -10 off site sanitary sewer improvements.
(Option 1 -5) alternate land use options.
Off site sanitary sewer improvements narrative.
As noted, these products are preliminary at this stage. We still have
amount of work to complete. I estimate by August 4, 1988 that our work
complete.
WRG /jcm
Enclosure
Very truly yours,
ALMER HUNTLEY,
t
ALMER HUNTLEY, JR., PE.. RLS
DOUGLAS W. THOMPSON, RLS
WILLIAM R. GARRITY, LA
JOHN G. RAYMOND, PE
items from
a small
will be
William R. Garrity, L.A.
Director, Landscape Archite ure Div.
Review of Existing Conditions
Proposed Sewer Extension
R20 9
SANITARY SEWER
EXTENSION FEASIBILITY REVIEW
F!I
ALMER HUNTLEY, JR., ASSOCIATES, INC.
SURVEYORS ENGINEERS LANDSCAPE ARCHITECTS
Huntley Associates has reviewed the feasibility of extending sanitary sewer I
I'
service from the existing 30" Fort Hill interceptor at South Park Terrace over i
one and one half miles cross country and along Route 10 to a point near the
Easthampton town line.
The results of this review indicate that it may be feasible to install a gravity
sewer for the entire distance. The review was based on interviews with city
engineering staff, city topographic maps, and information furnished by the
Whitman Howard, Consulting Engineers, 1974 Comprehensive Report.
In the early 1970's, the City of Northampton examined the upgrading and expan—
sion of their wastewater facilities. Based on a comprehensive report prepared
by Whitman and Howard, Inc. (1974), the City proceeded with a system expansion.
which is currently in operation. According to city officials, the new system
cam accomodate future growth, both at the treatment plant and through the Fort
Hill interceptor. This new 30" interceptor (which replaced an obsolete 10"
sewer line) was designed to accomodate the type of future growth which is
currently being considered.. Present sewer services end at South. Park Terrace
and South Street.
The proposed system begins at the last developed parcel in Northampton near the
Easthampton town line. An. 18" line would then run down gradient along the
easterly side of Route 10 within the public right —of —way but outside the
travelled way (pavement) thus minimizing repaving casts, where possible.
It keeping with the comprehensive plan prepared- by Whitman and Howard, the line
would increase to 24" .after about 2,100 feet to accomodate future development
on the westerly side of Route 10. The pipe size would further increase to 30"
after an additional 3,600 feet again, in keeping with the comprehensive plan
which anticipates future extensions of the system westerly of Route 10.
At a point approaching the Mill River, the proposed sewer line would leave the
public right of-way and enter private property. This would be necessary to
facilitate a river crossing under the Mill River. After crossing the Mill
River, the sewer line would continue through privately held lands behind South
Park Terrace. The line through this area would generally run along the 125 foot
elevation contour and would be about three quarters up a well defined natural
terrace. At the base of this terrace is an extensive wetlands system. The
proposed sewer line would enter into the existing Fort Hill interceptor at man-
hole V-43 of the existing Fort Hill interceptor sewer.
Estimated Costs of Proposed Sewer Extension
Construction costs, including profit and overhead:
Engineering costs, including design, observation,
licenses and permits:
Legal and administration costs, including easements:
Factors Effecting Project Feasibility
$1,400,.000
to $1,700,000
$350,000
to $400,000
$70,000
to $80,000
A. number of different factors could alter, not only the above estimated cost of
the project, but the overall feasibility of the project. Some of the most
significant will be discussed below.
Subsurface Conditions: Until borings
subsurface conditions will be unknown.
vicinity of where the sewer is to be
I.f extensive ledge or groundwater are
could be severely impacted.
are conducted during the design. phase,
It is believe& that the: soils is the
laid consist of Ioams., silts and_ clays.
encountered, the projected. cost estimate
R20 -9 ALMER HUNTLEY, JR., ASSOCIATES, -INC.
SURVEYORS ENGINEERS LANDSCAPE ARCHITECTS
Wetlands Issues
3
Highway Conditions: Numerous drainage culverts. cross Route 10 in. this area;
several are 36" in. diameter. Without detail survey and design work, it cannot
be determined how many, if any, of the culverts will cause inteference with the
proposed. sewer. If conflicts occur, the sewer may require deeper installation,
which would increase costs appreciably.
The water main in the area is on the opposite side of the highway along most of
the proposed route. Where both the water and sewer are on. the same side of the
highway, the design must consider the required separation of the two systems.
The proposed project would cross at least four "resource areas" protected under
the Massachusetts Wetlands Protection Mt:
Lands under water (the Mill River crossing);
Banks (the Mill River crossing);
Lands subject to flooding (any activity under the 123 contour);. and:
Bordering vegetated wetlands (at culverts and possibly behind South Park.
Terrace).
A. Notice of Intent to perform work. in a resource- area would_ have to be submitted
to. the. City's. Conservation Commission. It is difficult: to determine how a. Com—
mission. would respond to the application submitted. A. variance. to the regula—
tions can. be applied for if as activity is "necessary to accomodate as overrid—
ing community interest' (310 MR 10.58 (3). This project may also gr21ify for
li project status.
The project would also require a. filing with. the U.S.. Army Corps of Engineers
for. a_ Navigatible Waterways. Permit,, with_ the Massachusetts Division of Waterways
for a. Chapter 91 Permit, and with the Massachusetts. DEQE for a. Water Quality
Certification. These filings, and possibly others, would be important in the
project schedule and the costs are in the estimated engineering costs.
R20 -9 ALMER HUNTLEY, JR., ASSOCIATES, INC.
SURVEYORS ENGINEERS LANDSCAPE ARCHITECTS
Location of Proposed Sewer Liae
As previously mentioned, the proposed sewer extension would follow along both
public rights -of -ways and private lands. Different factors emerge as important
in each case.
Route 10 Right -of -Way: Route 10,•Easthampton Road, is a State highway. There-
fore the Massachusetts Department of Public Works requires that all activities
which occur within the right-of-way receive a Highway Entrance Permit.
Private Lands: Approximately eight easements would have to be obtained when
the proposed sewer line leaves the Route 10 layout. If the City is actively
involved in the proposed project, eminent domain could be exercised to gain
permanent sewer easements. Negotiations with individual land owners would have
to be made otherwise. It should be noted that several hundred feet of the pro
posed sewer line runs through. Massachusetts Audubon's Arcadia Nature Reserve.
Anticipated opposition to construction. through the reserve could severly impact
the acquisition and permitting processes.
Summar
The proposed sewer extension, as reviewed by this office, has been shown to be
technically feasible. This conclusion is based on limited general engineering
information. Permits and easements have been. addressed as equally important
feasibility factors to be considered. The effect these may have on the project
can only be determined. after prr+l iminAry designs are prepared.
R20 -9
ALMER HUNTLEY, JR., ASSOCIATES, INC.
SURVEYORS ENGINEERS LANDSCAPE ARCHITECTS
In City Council, 0 giber 6, 1988
Referred to the Ordinance of mittee and the Planning Board
Lxtt� NortlIamptart
MASSACHUSETTS
In the Year One Thousand Nine Hundred and ..Eighty.- ei.glat
UPON THE RECOMMENDATION OF Mayor David B. Musante, Jr.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing pptn A
of Ordinances,
addi
City of Northampton, Massachusetts, be amended by a xs n section Art.icle...1.7 of said Code;
providing t f. o. r.... S. pe. cial... .Rarmit....re.quirement.s... z... the ...Bursa.ness....Eaxk...Zo.ui .g...Dis.tr.ict
C1 c 1
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Appendix A.
Section 1. That section Article 1 af the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
"Section
Add a new Article XVII Business Park District Special Permit
Requirement
17.1 To ensure that a use permitted in the Business Park (BP)
District will not overtax the existing municipal infrastructure
nor impair the ability of the city to provide essential services'
all uses permitted in the Business Park (BP) Zoning District,
which exceed any of the following thresholds, must receive a
Special Permit from the Zoning Board of Appeals:
constructs over 10,000 sq.ft. of gross floor area (for
the total lot)
generates over 20 cubic yards of refuse per week, Fo g
generates a traffic level of over 25 vehicle per
hour,
consumes over 25 gallons /mind'._ of water from a
municipal system
sewage discharge must be consistent with the existing
city ordinance to include pre- treatment as long as it
uses municipal water.
M u4r 014 p-o c■ r�2��cc� -s z
17.2 In the development of land in the BP District, traffic and
safety impacts shall be minimized by (to the fullest extent
feasible) providing for common curb -cuts and common driveways.
In the granting of this Special Permit, the Zoning Board of
Appeals may also approve said common curb -cut and common driveway
in lieu of that required under Section 6.12.2.
,t In City Cou `1, October 6, 1988
Referred to the Ordinance Committee and the Planning Board
(City, of rt1 tm fir
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eighty -Eight
UPON THE RECOMMENDATION OF Mayor David B. Musante Jr.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section ..3...1 2.5- 2...., of said Code;
providing that for....the...ex.aatIon....af Bus r�e5s•••par.1�....�.8 }....go ing_..Di�t ets aid
stating the allowed uses therein, and dimensional and density requirements
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Appendix A.
Section 1. That section 3.1 5.2 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
"Section
1) revise Section 3.1 Division into Districts by adding a new
Business Park (BP) Zoning District,
2) revise Section 5.2 Table of Use Regulations (Wholesale,
Transportation and Industrial) by:
a) permitting #15 Research offices or establishments for
research and development activities as a matter -of-
right (A /SP -see Sect.17.1) in the Business Park (BP)
Zoning District, and
b) renumbering #4 Manufacturing to #4a., and
adding a new #4b. Light Manufacturing (enterprises
which do not emit or discharge •hazardous, injurious or
noxious fumes, gas, smoke, sewage and /or refuse
which would be permitted as a matter -of -right (A /SP -see
Sect.17.1) in the GI, SI and BP Districts and
prohibited in all others, and
3) Revise Section 5.2 Table of Use Regulations (Retail,
Service, Commercial) by:
a) renumbering #12. Miscellaneous professional and
business offices (etc.) which would be permitted; as a
matter -of -right (A) in the CB, GB, and HB Districts;
by Special Permit (ZBA) in URC and NB Districts; and
prohibited in all others, and
adding a new #12b. Large Scale Professional and
Business Offices (primarily used for administrative
purposes (eg. corporate headquarters) not sales to the
general public) which would be permitted as a matter
of -right (A /SP -see Sect.17.1) in the BP District and
prohibited in all others.
4) revise Section 6.2 Table of Dimensional and Density
Regulations by requiring, for all uses in the Business Park
(BP) District:
Minimum Lot Area 2 acres
Minimum Lot Width /Frontage 200 ft.
Minimum Lot Depth 200 ft.
Minimum Setbacks:
Frontyard (local street) 50 ft.
(collector street) 100 ft.
Sideyard 50 ft.
Rearyard 50 ft.
Max Height /Stories 40ft.� 2fst -e-i ems
Max. Building Coverage 33%
Max. FAR 0.66
Minimum Open Space 33%
Crity of ~grill rmptorn
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eihty-Eight
UPON THE RECOMMENDATION OF ...mayor-David -Br. litrsante, JR.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section ......5 of said Code;
providing that ...SGmeening....he...requ. ire. d...W rar. ...B.usiness....P.ask...D.a c.t-s
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
App 0.5 ndix A.
Section 1. That section of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
Section 6.5 Screening and Buffers Industrial, Business
and Business Park Districts. Screening and buffers shall be
required on any lot in any Industrial, Business or Business Park
District where it adjoins a lot in a non Industrial, Business or
Business Park District in the following manner; Said buffer
strip shall:
a. be at least thirty (30) feet in depth,
b. contain a screen of plantings of vericle habitat in
the center of the strip not less than three
feet in depth and six feet in height at the time
of planting,
c. individual shrubs shall be planted not more than five
(5) feet on center,
d. said screen and individuaLs- i.aa and plantings shall
thereafter be maintained`;by the owner or occupants
so as to maintain a dense screening year round,
e. at least fifty (50) percent of the plantings shall be
evenly spaced,
f. a solid wall or fence six (6) feet tall, complemented
by suitable plantings, may be substituted for b.
g. said plantings, or fence screening must conform with
the other provisions of Section 6.8.
f. for the BP District only, said screening and buffer
shall also be required to screen the use from the
view from abutting collector streets.
In City Council, October 6, 1988
Referred to the Ordinance Committee and the Planning Board
In City Counc_' October 6, 1988
Referred to the Ordinance Committee ails. the Planning Board
ail, .af Xortirampten
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eighty —Eight
UPON THE RECOMMENDATION OF Mayor.... Daisid...L....Musante.,.....Ir
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section 7 5 of said Code;
providing UM'
for sign requirements in the Business Park Zoning District
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Appendix A.
Section 1. That section 7 5 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
atone Section 7.5 Signs Permitted in the "I" Districts to read:
Section 7.5 Signs Permitted in the "I" and "BP" Districts. In
all "I" and "BP" Districts, the following exterior signs, and no
others are permitted:
1) for GI Districts not more than two wall signs for each
establishment, provided:
each sign shall not project horizontally more
than twelve (12) inches therefrom,
the surface area of each sign shall not aggregate
more than 7 1/2% of the area of the wall on which
it is displayed
-if lighted shall be illuminated internally or by
indirect method with white light only,
not more than one wall sign may be attached to
any wall,
signs shall be placed on that portion of the
structure being occupied by the establishment
being advertised.
2) for SI and BP Districts, not more than one wall sign
for each lot frontage of each establishment provided:
it is attached and parallel to the main
(frontage) wall of the building,
-each sign shall not project horizontally more
than twelve (12) inches therefrom,
-the surface area of each sign shall not be larger
than 10% of the total wall area of the facade of
one story which is occupied by the establishment
or 100 square feet, whichever is less,
if lighted shall be illuminated internally or by
indirect method with white light only,
signs shall be placed on that portion of the
structure being occupied by the establishment
being advertised.
3) for GI, SI and BP Districts, one ground sign for each
parcel provided:
-it shall not exceed one hundred(100) square feet
in surface area,
it shall be set back at least fifteen (15) feet
from any street lot line,
-it shall not be erected so that any portion of it
is over fifteen (15) feet above the ground or
sidewalk,
if lighted shall be illuminated internally or by
indirect method with white light only,
all businesses occupying the parcel shall be
advertised on a single ground sign not exceeding
these dimensional requirements.
4) for GI and BP Districts, where a number of individually
owned parcels are developed as a single collective
entity (i.e. an Industrial or Business Park) the Zoning
Board of Appeals may grant a Special Permit permitting
an additional, single, collective ground sign
identifying the collective entity and /or the individual
businesses located therein, and said sign must conform
to all of the requirements for ground signs contained
in 3) above.
In City Council, Ut.:tober 6, 1988
Referred to the Ordinance Committee and the Planning Board
Lztt� of Xi ntiYtmptorr
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eighty Eight
UPON THE RECOMMENDATION OF Mayor David B. Mu,ang,
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section $....1.3.8...2.,.&.8...1P of said Code;
providing thixt ...R.rkimg •x�qu�. amens ...faz...us�s....az:...1i�.... Bus. Iz�. e. s .s..�'.azk....�B2.)....Aiszri�t
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Appendix A.
Section 1. That section$ n.1 .,.8...2...8.a•J 6f the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
"Section
1) revise Section 8.1 Off Street Parking Requirements by
adding:
Large scale professional and Business Offices One per each
300 square feet of gross floor area.
Light Manufacturing (same as Manufacturing or industrial
establishment)
2) revise Section 8.2 Off- Street Loading and Unloading
Requirements by adding:
Large scale professional and business offices (same as
Retail trade)
Light manufacturing (same as Manufacturing)
3) revise Section 8.10 Parking and Loading Space Standards by
changing the references in #10, #12 and #15 from "Business
or Industrial (B and I) Districts" to "Business, Industrial
and Business Park Districts
4) revise Section 8.10 Parking and Loading Space Standards
#8) to read:
8. Parking shall not be located within five (5) feet from
the front street line in any District. In the Business
Park District, no parking may be located within any
part of the required yard setback areas.
In the Year One Thousand Nine Hundred and F; ghty -F; g,
UPON THE RECOMMENDATION Jr
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section 7 5 of said Code
providing t1gic
Litro of ".o rtiprnpt n
MASSACHUSETTS
for sign requirements in the Business Park Zoning District
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows
Appendix A.
Section 1. That section 5 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
Districts to read:
`Lctio ie Section 7.5 Signs Permitted in the
Section 7.5 Signs Permitted in the "I"
all• "I" and "BP" Districts, the following
others are permitted:
1) for GI Districts not more than two wall signs for each
establishment, provided:
each sign shall not project horizontally more
than twelve (12) inches therefrom,
the surface area of each sign shall not aggregate
more than 7 1/2% of the area of the wall on
it is displayed
if lighted shall be illuminated internally or by
indirect method with white light only,
-not more than one wall sign may be attached to
any wall,
signs shall be placed' on that portion of the
structure being occupied by the establishment
being advertised.
SI and BP Districts, not more than one wall sign
each lot frontage of each establishment provided:
-it is attached and parallel to the main
(frontage) wall of the building,
-each sign shall not project horizontally more
than twelve (12) inches therefrom,
-the surface area of each sign shall not be larger
than 10% of the total wall area of the facade of
one story which is occupied by the establishment
or 100 square feet, whichever is less,
2) for
for
and "BP" Districts. In
exterior signs, and no
if lighted shall be illuminated internally or by
indirect method with white light only,
signs shall be placed on that portion of the
structure being occupied by the establishment
being advertised.
3) for GI, SI and BP Districts, one ground sign for each
parcel provided:
it shall not exceed one hundred(100) square feet
in surface area,
it shall be set back at least fifteen (15) feet
from any street lot line,
it shall not be erected so that any portion of it
is over fifteen (15) feet above the ground or
sidewalk,
if lighted shall be illuminated internally or by
indirect method with white light only,
-all businesses occupying the parcel shall be
advertised on a single ground sign not exceeding
these dimensional requirements.
4) for GI and BP Districts, where a number of individually
owned parcels are developed as a single collective
entity (i.e. an Industrial or Business Park) the Zoning
Board of Appeals may grant a Special Permit permitting
an additional, single, collective ground sign
identifying the collective entity and /or the individual
businesses located therein, and said sign must conform
to all of the requirements for ground signs contained
in 3) above.
Qatij Jai Xrf
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eighty —Eight
UPON THE RECOMMENDATION OF Mayer David-R. sante; .3i1.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section of said Code;
providing that cr.eaning 11S to i irad Easiness Park- Uistsi -.ts
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
App ndix A.
Section 1. That section 5 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
l ise .ion 6.5 Screening and Buffers Industrial, Business
and Business Park Districts. Screening and buffers shall be
required on any lot in any Industrial, Business or Business Park
District where it adjoins a lot in a non Industrial, Business or
Business Park District in the following manner; Said buffer
strip shall:
a. be at least thirty (30) feet in depth,
b. contain a screen of plantings of versicle habitat in
the center of the strip not less than three
feet in depth and six feet in height at the time
of planting,
c. individual shrubs shall be planted not more than five
(5) feet on center,
d. said screen and individuals and plantings shall
thereafter be maintained by the owner or occupants
so as to maintain a dense screening year round,
e. at least fifty (50) percent of the plantings shall be
evenly spaced,
f. a solid wall or fence six (6) feet tall, complemented
by suitable plantings, may be substituted for b.
g. said plantings, or fence screening must conform with
the other provisions of Section 6.8.
f. for the BP District only, said screening and buffer
shall also be required to screen the use from the
view from abutting collector streets.
it .af XxrctlizallItalt
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eight„x Eight
UPON THE RECOMMENDATION OF Mayor David B. My t.�. ,IL,
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising sectior$.-13 8.2, &8.J P of said Code;
providing ticzt parking rgqua.neme is fnr srri ct..._
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows
Appendix A.
Section 1. That section $..1..,.8.,.2...8.•.. the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
"Section
1) revise Section 8.1 Off- Street Parking Requirements by
adding:
Large scale professional and Business Offices One per each
300 square feet of gross floor area.
Light Manufacturing (same as Manufacturing or industrial
establishment)
2) revise Section 8.2 Off- Street Loading and Unloading
Requirements by adding:
Large scale professional and business offices (same as
Retail trade)
Light manufacturing (same as Manufacturing)
3) revise Section 8.10 Parking and Loading Space Standards by
changing the •references in #10, #12 and #15 from "Business
or Industrial (B and I) Districts" to "Business, Industrial
and Business Park Districts
4) revise Section 8.10 Parking and Loading Space Standards
#8) to read:
8. Parking shall not be located within five (5) feet from
the front street line in. any District. In the Business
Park District, no parking may be located within any
part of the required yard setback. areas..
Lath .nf Xartilamptrat
MASSACHUSETTS
In the Year One Thousand Nine Hundred and •i glat.F— •e3.ght
UPON THE RECOMMENDATION OF for David B. Musante, Jr.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing pptnhix A.
of Ordinances,
adding section Article 1� of said Code;
City of Northampton, Massachusetts, be amended by mx
f.o. ..S EG.ia� ?Q rm; t regpitemen.ZG 11..�he...�usiness Park ,Qui DJ S1"�3.ct
providing F
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Appendix A.
Section 1. That section
Article laf the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
"Section
Add a new Article XVII Business Park District Special Permit
Requirement
17.1 To ensure that a use permitted in the Business Park (BP)
District will not overtax the existing municipal infrastructure
nor impair the ability of the city to provide essential services'
all uses permitted in the Business Park (BP) Zoning District,
which exceed any of the following thresholds, must receive a
Special Permit from the Zoning Board of Appeals:
of gross floor area (for
constructs over 10,000 sq.ft.
the total lot)
generates over 20 cubic yards
generates a traffic level o
hour,
consumes over 25 gallons /minuet of water from a
municipal system
sewage discharge must be consistent with the existing
city ordinance to include pre treatment as long as it
uses municipal water.
of refuse per week,
f over 25 vehicles per
17.2. In the development of land in the BP District, traffic and
safety impacts shall be minimized by (to the fullest extent
feasible) providing for common curb -cuts and common driveways.
In the granting of this Special. Permit, the Zoning Board of
Appeals may also approve said common curb -cut and common driveway
in lieu of that_ required under Section. 6.12.2.
Tit r of ~.ax ±liam?h. nt
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Ei h ty Eight
UPON THE RECOMMENDATION OF Mayor David B. Musante, Jr.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section 3.. 6. 5_2 of said Code;
providing task £or. the crea#:ian o£_Busi.ess -i?ak �B}- goy }rig I3isties -mod stating the allowed uses therein, and dimensional and density requirements
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows
Appendix A.
Section 1. That section 3.1 5 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
"Section
1) revise Section 3.1 Division into Districts by adding a new
Business Park (BP) Zoning District,
2) revise Section 5.2 Table of Use Regulations (Wholesale,
Transportation and Industrial) by:
a) permitting #15 Research offices or establishments for
research and development activities as a matter-of-
right (A /SP -see Sect.17.1) in the Business Park (BP)
Zoning District, and
b) renumbering #4 Manufacturing to #4a., and
adding a new #4b. Light Manufacturing (enterprises
which do not emit or discharge .hazardous, injurious or
noxious fumes, gas, smoke, sewage and /or refuse
which would be permitted as a matter -of -right (A /SP -see
Sect.17.1) in the GI, SI and BP Districts and
prohibited in all others, and
3) Revise Section 5.2 Table of Use Regulations (Retail,
Service, Commercial) by:
a) renumbering #12. Miscellaneous professional and
business offices (etc.) which would be permitted; as a
matter -of- right (A) in the CB, GB, and HB Districts;
by Special Permit (ZBA) in URC and NB Districts; and
prohibited in all others, and
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Northampton Planning Board
January 26, 1989 Meeting
Page One
e Planning Board of the City of Northampton met on Thursda
Ja ary 26, 1989 in Council Chambers, Wallace J. Puch ski
Muni 'pal Building, Northampton, MA. Present were Chaip an N.
Duseau, J, Arnould, J. Beauregard, A. Crystal, E. J. Gare /J. Hale,
J. Holey M. Mendelson, and L. B. Smith, Senior Plap er. Also
seated wit the Members was J. Cahillane, the Mayor's appointee for
the ninth se -t, who, not having been sworn, did ncyt' vote.
MINUTES: Mr. Gar
the January 12, 1
motion passed unanim
moved to accept without reading the minutes of
9 meeting. Mrs. Mendel on seconded, and the
usly.
CORRESPONDENCE: The Chant�,, read a letter" asking for a reduction in
the Letter of Credit fob "Southyiew Acres I and II." The
Conservation Commission, in le er dated January 26 from its
Chairman, David Gengler, sal \t hey wanted a reduction of only
$176,752. The DPW felt a red,uc on of $216,750 was appropriate.
Mr. Crystal said he thoug t' the PW was the better source of
advice. Mr. Andrikidis of he DPW s Bested the City Solicitor be
asked if it is proper to withhold fun for ConsComm issues. Mr.
Smith said he had already had that discus ion with Miss Fallon, and
she said that would n ot be proper. Mr. Crystal moved that the
Letter of Credit be-reduced to $133,250, an that the ConsComm be
asked how they a�, at their figure. Mrs. endelson seconded,
and the motion Sassed 8 -0.
Ch. Duseau ead a memo from Carla Cataldo regarding the need to
appoint •r reappoint) someone to the Capital`. Improvements
Committ
Ch. ..useau also read a notice regarding a Public Infor tional
He ring on the subject, "Cooperative Management Agreement the
well Island Conservation Area."
At 7:15 p. m., Ch. Duseau closed the Planning Board meeting and
turned the Chair over to Mary Ford to conduct the joint Public
Hearing of the Planning Board and the City Council Ordinance
Committee, concerning a proposed Business Park Zone on Easthampton
Road. Councilors Ames and Brooks were also present. Ch. Ford read
the Legal Notice as published twice in the Daily Hampshire
Gazette. She explained the ground rules. She then described the
zoning in the area, and said that three property owners in the SR
Zone, Goldfarb, Zewski and Sanderson are the only property owners
who, as of now, have asked to be included in the BP Zone. Ch. Ford
then asked for proponents to speak, and the following people were
heard from:
James Raymond said, "I'm generally in favor of this, but you are
doing spot zoning by not going to the Easthampton line." He added
that he has not yet asked, in writing, to have his property
Northampton Planning Board
January 26, 1989 Meeting
Page Two
included.
Gene Callahan said he was marketing the Zewski property, and gets
public feedback. He said people were surprised that it's a
Residential Zone. He said that BP zoning "gives the city an awful
lot of control." He cited local realtors who had people waiting
in line for this type of space, and they were going out of town to
find sites.
David Murphy talked about "Highest and best use," pointing out that
this area has a commercial nature about it, not residential. He
said, "I support the change from Residential to AP, but a buffer
is important."
Jane Layton, of Federal St., said she was not at the last hearing,
and asked about the "buffer." Mr. Smith described the setback and
screening requirements.
No others were in favor, so Ch. Ford asked for opponents, and the
following people spoke:
Gerrit Stover said a similar situation existed between Northampton
and Florence. "We should maintain some sort of sense that we don't
live on Long Island, with a sprawl of commercial use. Current
zoning preserves the distinction between Northampton and
Easthampton, and the Audubon Society parcels should be protected.
I think this would be detrimental."
Jeff Myers, 127 Combs Rd. said, "highest and best use" is a
subjective term. "These parcels lie near the sanctuary and serve
as a corridor for wildlife from Smith College, the State Hospital
and the hills of the Westfield River Valley. This reflects on the
quality of life in Northampton. Rte. 10 is being developed and
developed and developed -it makes me want to move."
Jane Layton, who said she worked at Arcadia, stated, "I can't be
any more eloquent than Mr. Myers. It is a wildlife corridor to the
Berkshires. I oppose the zone change without considering greater
provisions for wildlife. We are losing open space." Mr. Smith
said he had discussions with the Arcadia people a long time ago,
and they never came forward with a position. Ms. Layton said she
was "speaking as a citizen of Northampton."
E. J. Gare stated, "The only reason for this zone change is a five
letter word-- m- o- n -e -y! I presume every tree in the place will be
cut down -water runoff will increase, animals will not have their
fair shake, Northampton's quality of living will decrease. The
ultimate answer is the public doesn't have enough money to stop
things like this. This is not prime land -it's just the expedient
thing to do."
Northampton Planning Department
January 26, 1989 Meeting
Page Three
Council President Mike Ahearn stated he hadn't been an opponent,
but he had just heard a short while ago that the Old South St.
reconstruction ended at Clark Avenue, and did nothing at the
intersection of South and Old South. Because of an anticipated
increase in traffic due to the BP uses, he said he now would oppose
it until the future of the intersection became clear.
Ch. Ford asked if this BP Zone was in the long term plans of the
ConsCom, State Hospital or the Strategic Planning Cabinet, and Mr.
Smith responded, "No." George Andrikidis said he recalled that the
lack of a looped water system and sanitary sewers made the plan
unacceptable to the Strategic Planning Cabinet.
Mrs. Hale asked about the total acreage involved, and was told "104
acres" by Marcia Berkley, who added that "The Mayor's Task Force
in 1986 recommended this; then three property owners came forward.
James Raymond added, "We already have Greenwich Village in
Northampton. Changes are inevitable. There's a great deal of open
space in Western Mass." He reiterated, "Do the whole thing -no
spot zoning."
Frannie Johnson made two contradictory statements: "If you're
going to take some of the land, take it all." "I'd hate to see
Rte. 10 in Northampton look like Rte.* 10 in Easthampton."
Bob Zewski said he has owned this property since 1971. "This is
nothing we've rushed into. This seems good for the community -I
don't know about the animals."
Mr. Holeva decried, "Northampton has not made a commitment to open
space. Levy a tax on the builders in the industrial park to buy
open space." Ch. Ford asked about a Land Transfer Tax, and Mr.
Smith replied that State enabling legislation is required to create
that.
There being no one else with comments to make, Ch. Ford closed the
Public Hearing at 8:05 p. m.
At 8:10 p. m., Ch. Duseau continued the Public Hearing on the
Christensen Howard common driveway at their Sylvester Road project.
She read a letter from Christensen Howard asking for a continuance.
Mr. Crystal moved to continue to February 23. Dr. Arnould
seconded, and the motion passed 6 -2 (Beauregard and Gare). Dr.
Beauregard moved that there be no further continuations after
February 23. Mr. Holeva seconded, and the motion passed
unanimously.
The proposed "Egerton" zone change on North Elm Street came under
Business parr concept hailed
at meeting of council, planners
By FRED CONTRADA
'NORTHAMPTON Propo-
nents of a proposed Business. Park
District, to be located off Route 10
on South Street, hailed the concept
at a joint hearing of the City Coun-
cil Ordinance Committee and the
Planning Board last night.
With all slots at the Industrial
Park off King Street now filled,
the city has been looking for more
space to allow businesses to ex-
pand.
The idea for a business park
evolved out of a Blue Ribbon Task
Force on Land Use and Develop-
ment appointed by Mayor David
B. Musante Jr. five years ago.
Senior Planner Smith said
last night that the proposed busi-
ness park would differ from an in-
dustrial park /in that it would seek
to attract corporate headquarters
and light industrial enterprises.
"We want to minimize and miti-
gate as much as possible any of
the adverse development that
may occur," he said, citing neigh-
borhood concerns about such
problems as increased traffic and
waste generation.
The Ordinance Committee has
drawn up five proposed amend-
ments which set standards for lot
size, parking requirements, buffer
zones and the use of signs.
Under the proposals, businesses
which would occupy more than
10,000 square feet of floor space
must apply for a special permit
from the Zoning Board of Appeals.
Businesses would also be limited
Correction
A box with information
about holiday openings and
closings in Thursday's paper
incorrectly listed liquor
stores as open Monday,
Dec. 26. Liquor stores are
not allowed to open that
day.
amonowermaxsi
66
What businessmen have told us is that they
would like to stay in Northampton but are hav-
ing a tough time finding space in which to ex-
pand. Gene Callahan
Real estate broker
Nth
in terms of water use and refuse
generation.
Although the new business park
zoning district could apply to any
suitable area of the city, officials
have already targeted a 104 -acre
area off Route 10 consisting of
three parcels owned by different
parties. According to the proposal,
the property owners would fi-
nance sewer and water improve-
ments at the site themselves.
Real estate broker Gene Calla-
han, who is marketing the parcel
owned by Robert Zewski, told offi-
cials' the city needs the added
space if it wants to keep some
business in Northampton.
"What businessmen have told us
is that they would like to stay in
Northampton but are having a
tough time finding space in which
to expand," Callahan said.
Allan Goldfarb, another of the
property owners, endorsed the
concept but asked officials to ex-
pand some of the parameters.
"In my experience, corporate
headquarters tend to get large,"
Goldfarb said, suggesting that the
city increase the 10,000- square-
foot limit, and'also called for ac-
cessory uses such as restaurants
and small retail outlets so that
business park workers would not
have to go into downtown North-
ampton during lunch hours.
Economic Deyeloprnent Coordi-
nator Marcia Berkley said that,
after talking with two industrial
park businesses that wish to ex-
pand, she would recommend in-
99
creasing the space cut -off to
20,Q00, square feet.
"There is interest out there, but
a 10,000 -foot cut -off point is some
what low," she said.
IN A MANGER Patti Garden
Covenant Community Church at
year the church has presented ti
are played by, from left, church
and Joseph are played by Sue an
In the Year One Thousand Nine Hundred and ....Eight.3z- .Eig1zt.
UPON THE RECOMMENDATION OF Mayaz.l?avisi B. Nusant .Tn--
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section _3.4__ of said Code;
providing that .....t he....adiaiing.- described...land. k xezoned.•.•ta— the saes -s Park .(BP)-
Zo ai a.s tx7ct
(E,it rtf iartIramptrnt
MASSACHUSETTS
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows
Appendix A.
Section 1. That section .....4_ of the Code of Ordinances of the City of .Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
Appendix A.
"Section
That the following described parcels of land, located generally
off of the westerly side of Easthampton Road (Rte. 10) curently
zoned Suburban Residential (SR) be rezoned to the Business Park
(BP) Zoning District:
Parcels. 29 30 of Sheet 44 of the Northampton Zoning
Assossor's Maps,
Parcel 49 of Sheet 37 of the Northampton Zoning Assessor's Maps
In City Council, October 6,.. 1988
Referred to the Ordinance Committee and the Planning Board.
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586-6950
Community and Economic Development
Conservation Historic Preservation
Planning Board. Zoning Board of Appeals
O F F I C I A L M E E T I N G N O T I C E
JOINT PUBLIC HEARING
NORTHAMPTON PLANNING BOARD AND
THE CITY COUNCIL ORDINANCE COMMIMEE
The Northampton Planning Board and the City Council Ordinance
Committee will meet at 7:00 p. m. on Thursday, December 22, 1988
to conduct PUBLIC HEARINGS on the following matters:
7:00 p. m., Requests that the Code of Ordinances be amended by
adding /revising the following:
1. Sections 3.1, 5.2 and 6.2 to provide for the creation of
Business Park (BP) Zoning Districts, and stating the allowed uses
therein, and dimensional and density requirements.
2. Section 6.5 to provide that screening be required for
Business Park Districts.
3. Section 7.5 providing for sign requirements in Business
Park Zoning Districts.
4. Sections 8.1, 8.2 and 8.10 providing parking
requirements for uses allowed in Business Park Districts.
5. Article 17, providing for Special Permit requirements in
Business Park Zoning Districts.
8:00 p. m., A request of the Egerton Development Corporation, Box
1680, Mashpee, MA 02649, that Section 3.4 of the Code of
Ordinances be revised to provide that a 4.75 acre parcel of land
located generally off of the westerly side of North Elm Street,
(Specifically, the most westerly portion of Parcel 32, Sheet 17D
of the Northampton Assessor's. Maps) be rezoned from Urban
Residential -B (URB) to General Industrial (GI). This Parcel was
purchased from Valentine Concrete Co. in. 1987, and is bordered by
a portion of St. Mary's Cemetery, and by Brickyard Hollow.
Copies of the proposed Ordinance changes are available for public
inspection during normal business hours in Room 11 of City Hall.
/s/ Mary Ford, Chair City Council Ordinance Committee
/s/ Nancy P. Duseau, Chair, Planning Board
Paul O. Hadsel
Director of Public Works
Peter J. McNulty, Sr.
Assistant Director of Public Works
CITY OF NORTHAMPTON, MASSACHUSETTS
DEPARTMENT OF PUBLIC WORKS
125 Locust Street
Northampton, MA 01060
413-586-6950 ext. 270
SUBJECT: Proposed Business Park Zoning District (Route 10)
DATE: August 8, 1988
P. /E: Prop. Cusideas Pic
TO: Larry Smith, Senior Planner
FROM: Paul Hadsel, Director of Public Works ?-"("4.*1-e"
OF F
AND O a P q L AN
✓J "A ty gut
WATER: Any plan should include looping of the water line on
Route 10 to prevent long shut downs, insure fire protection
and increase available volumes. I am concerned at the 200 gpm
limit previously suggested. If 15 water users of this size are
added to the City system, it would mean 4,320,000 gal /day. This
is almost equivalent to current total water use of the entire
community and we could not supply it. More realistically we
should set the limit at 50 gal /minute and even this is risky until
we build the second transmission main from Ryan Reservoir. Since
at full use (100% potential) this could mean over 1,000,000 gal/
day. Currently we have problems when the City exceeds 6 mgd and
this zone would make the times we exceed 6 mgd much more frequent.
SEWER: As long as all connections and discharges are in con-
formity with the attached Sewer Rules and Regulation, we foresee
no problem. The plant can safely handle more than the possible
million gallons per day provided that the strength is not
excessive (pretreatment will be manditory for all high strength
waste).
The Department of Public Works has reviewed the proposed
Business Park Zoning District (Route 10). We understand that approximately
30 acres are involved and our comments are based on a maximum of 30 acres
or possible 15 businesses at 2 acres each.
Criftr of .an ±ixamptint
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Ninety -one
UPON THE RECOMMENDATION OF Planning Board,, Redevelo pment Authority
Councillor John Morrison
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the
City of Northampton, Massachusetts, be amended by revising section 3
providing
CI
Section 3.1 Division into Districts.
[revise by adding a new district]
Business Park
for a Business Park District
BP Industrial "I"
District
all of Parcels 49 and 50, Assessors /Zoning Map 37.
all of Parcels 29, 30, and 31, Assessors /Zoning Map 44.
Section 5.2 Table of Use Regulations.
[revise to add a new column of industrial uses:]
BP
Code of Ordinances,
,5.2 o
f said Code; 8.10,10.1]
Section 3.4 Zoning Map.
That the following described land located generally off the
westerly side of Easthampton Road (Route 10), and more particularly
described below, be rezoned from the Suburban Residence (SR)
District to the Business Park (BP) District:
[the same designations of uses shall apply to BP as currently apply
to SR (A, PC, SP, PB,
of Appendix A
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows
Sections 3.1,3. 4,5.2,6.2,6.5,7.5,8.1,8.2,8.10, 10.11
Section 1. That section Appendix A of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
[revise to add a new row under WHOLESALE, TRANSPORTATION AND
INDUSTRIAL USES:]
Planned Business Park
[in all columns except for BP, this use is not allowed in the
BP column, Business Park shall be allowed by a special permit from
the Planning Board, PB]
Section 6.2 Table of Dimensional and Density Regulations.
[add a new row below SI:]
BP
For Planned Business Park'uses:
see Article XVII, Business Park District
For all other uses:
Minimum Lot Area: 30,000
Minimum Lot Frontage /Width: 125
Minimum Lot Depth: 160
Minimum Setbacks:
Front -yard: -30
Side -yard: 20
Rear -yard: 40
Maximum Height 35
Maximum Building Coverage 20
Maximum FAR: none
Minimum Open Space 70
Section 6.5 Screening and Buffers Industrial or Business
Districts.
1. Screening and buffers shall be required on any lot in any
industrial or business district and for any industrial or business
use where it adjoins a lot in a residential district and shall be
required on any lot in a planned business park where it adjoins
land not in the planned business park and on any non residential
lot in a planned business park district where it adjoins a
residential lot as follows:
Section 7.5 Signs Permitted in any "I" District.
[revise 7.5(1)(a) In all GI... to read In all GI and BP
[add new section:]
(c) For GI and BP Districts where a number of
individually owned parcels are developed as a
single collective entity (I.E. an Industrial or
Business Park) the Planning Board may grant a
Special Permit permitting one additional ground
sign identifying the collective entity and /or the
individual business located therein. Said sign
must conform to all of the requirements for ground
signs contained in section (b) above.
Section 8.1 Off Street Parking Requirements.
[revise the last paragraph before the Table of Off- Street Parking
Regulations to read:]
Parking shall be provided to serve the parking needs which are
generated by a particular use or structure. When there is more
than one primary use of a structure, the parking requirements for
each use must be met unless one use is incidental to the principal
use of the structure.
Section 8.2 Off Street Loading and Unloading Requirements.
Add the following to Table of Off Street Loading Regulations:
Business services and offices
Section 8.10 Parking and Loading Space Standards.
add the following to the end of the section:
i. Parking lots with over fifteen (15) parking spaces serving
uses located in Business or Industrial districts must have at
least one shade tree for every fifteen (15) required parking
spaces.
Section 10.11 Site Plan Review /Approval Process.
[add the following to the end of Paragraph 2 (major projects):]
Planned Business Park projects.
In the Year One Thousand Nine Hundred and
providing for a Business Park District
City, iif i t1 amptrnt
MASSACHUSETTS
ARTICLE XVII
Ninety -one
UPON THE RECOMMENDATION OF Planning Board, Redevelopment
Councillor John Morrison
ORDINANCE NO.
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
City of Northampton, Massachusetts, be amended by adding a section to be numbered, A pendix A.
Article XVII
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as fol-
lows Section 1. That the Code of Ordinances of the C Article XVity of Northampton Massachusetts, be amend
e n
ed by adding a section to be number __.di..- x A to read as follows
BUSINESS PARR DISTRICT
Section 17.1 Purpose: To encourage economic development, provide
an area for light industrial uses, research facilities, and large
scale business offices, and encourage planned and integrated land
uses which minimize impacts on public services and natural
resources and which links housing needs to housing production.
Section 17.2 Planned Business Park: In addition to the uses
allowed in §5.2, the Table of Use Regulations, the Planning Board
may grant a Special Permit for a Planned Business Park (PBP) for
the following uses, within the allowed percent of each use listed
below:
1. All residential uses listed in the Table of Use Regulations
except one family dwellings and cemeteries. A minimum of ten
(10) percent and no more than twenty (20) percent of gross
floor space shall be for residential uses.
2. All community facilities listed in the Table of Use
Regulations except power plants, and municipal parking lots or
structures. No more than ten (10) percent of gross floor area
shall be community facilities.
3. The following retail and commercial uses, but no more than
four (4) percent of gross floor space shall be retail or
commercial uses:
a. Retail establishment selling principally convenience
goods including, but not limited to: food, drugs, and
proprietary goods with a maximum of 10,000 square
foot /floor area for any single establishment.
b. Eating and drinking places where consumption is primarily
intended to be within the building.
c. Establishments selling foods prepared on premises where
consumption is primarily off the premises.
4. The following service and office uses:
a. Tradesman, not involved with retail sales on the
premises.
b. Business offices and services, including large scale
offices but excluding professional offices, such as
medical or legal offices, and any offices where the
primary function is to provide services to retail
customers or individuals.
5. The following wholesale and industrial uses:
a. Manufacturing and light manufacturing.
b. Research offices or establishments for research and
development activities.
Section 17.3 Planned Business Park Requirements: The following
conditions must be met for any Planned Business Park Special
Permit, in addition to §10.10 criteria for Special Permit approval:
1. All uses must use municipal water and municipal sanitary
sewage systems, built in accordance with the standard
specifications of the Department of Public Works.
2. Planned Business Parks must be a minimum of seventy (70)
contiguous acres in size. All Special Permit Applications,
plans, Special Permits, and sequencing plans must be for the
Business Park in its entirety.
3. At least fifty (50) percent of the total tract area (of which
at least seventy -five (75) percent shall not be wetlands),
excluding screening and buffers required under §6.5 and
detention ponds and structures which require on -going
maintenance, shall be set aside as open -space common land.
Common land must be easily accessible for pedestrians from the
developed areas of the park and must have suitable pedestrian
access to a street.
Said open -space common land can include land adjacent to the
area zoned Business Park if the Planning Board finds that the
additional land is valuable for open space and conservation
purposes and is accessible to the public and the business park
tenants, however each acre of open -space land outside of the
BP zone shall only count as .75 acres towards the open space
requirement.
Common land shall be restricted to open space, conservation,
and recreational uses such as tot -lots, playground, play
field, golf course, park land or conservation. At least 75
percent of the open space shall be undisturbed natural
areas /conservation land with no disturbance of vegetation
during Business Park construction. Common space shall be
designed to protect natural habitat areas.
4. Common land shall either be deeded to the City as park or
conservation land at no cost with the consent of the
Conservation Commission or Recreation Commission and the City
Council or shall be conveyed to a tax exempt conservation
organization or to a legal entity established for the purpose
of owning and maintaining such common land, such organization
to be created by covenants running with the land. The deed
for the common land must contain conservation restrictions or
other restrictions to insure that it will be maintained as
common land in perpetuity. The plan for disposition and
protection of the open space land shall be subject to approval
by the Planning Board as part of their approval of the Planned
Business Park.
5. A Business Park may be developed in stages, in accordance with
a sequencing plan approved by the Planning Board. Each stage
of development must comply with all the Business Park
requirements, except as provided for below.
6. Roads and utilities adequate to serve each stage of
development, including the percent of residential development
required, must be installed prior to the occupancy of any
structure within that stage of development.
7. The applicant shall provide the City with a performance
guarantee, subject to approval by the Planning Board, in the
form of a.) Restrictive Covenant agreeing that before any lot
is built on or conveyed all roads and utilities shall be built
and approved by the Planning Board, or b.) performance bond,
letter of credit, or cash escrow. Planning Board shall accept
performance guarantees that meet the standards spelled out in
the Rules and Regulations Governing the Subdivision of Land in
The City of Northampton.
8. Residential development may occur before, at the same time, or
after other aspects of the Business Park are developed, but
the approved plans must show where residential space can be
developed economically and this land can not be used for any
use other than residential development.
9. No more than one (1) curb cut /roadway intersection per 25
acres is permitted onto any collector streets already existing
when the Planned Business Park is proposed.
10. Site plans must be provided in accordance with §10.11, Site
Plan Review/ Approval Process. None of the requirements for
information on the site plan may be waived.
11. The applicant must demonstrate that the project will not
overburden municipal /public facilities, including water,
sewer, or traffic circulation, and must make such improvements
as are needed to mitigate any impacts. (See §10.11, Site Plan
Review/ Approval Process.)
12. Landscaping shall be provided in accordance with §6.5,
Screening and Buffers. In addition to those requirements, all
front and side yards areas required by the zoning ordinance,
except for driveways, shall be landscaped with grass, ground
cover, flower -beds, shrubs, hedges, trees or other
landscaping. Parking is not permitted in required front or
side yards.
12. The applicant must demonstrate that the project will not
create objectionable noise, odor, or emissions of any kind at
the property boundary and all public ways.
13. To prevent significant degradation of natural systems,
wetlands, and wildlife habitat and corridors, except as
permitted below all elements of the project must be:
a. at least one hundred (100) feet from any wetland; and
b. at least one hundred and fifty (150) feet from the edge
of any stream, intermittent stream or body of water shown
on the current USGS topographic quadrangle.
Road and driveway crossings, utilities, and storm water
detention facilities may be closer to the resource areas
described, provided that no storm water detention or retention
areas are in wetland areas, and that the applicant
demonstrates that these encroachments are limited to the
exteny possible and that any resource areas which will be
degraded or altered are replicated on -site.
14. The applicant must demonstrate that the project will not
increase storm water peak flows during a one (1) or two (2),
ten (10), and hundred (100) year Soil Conservation Service
design storm and will not degrade water quality. Water
quality /settling basins must detain stormwater from a 4/10
inch rainstorm for an average of at least six (6) hours.
15. All Planned Business Park uses shall follow the Dimensional
and Density Regulations below.
OPEN II
SPACE
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Community Facilities, Retail
and Commercial Uses
Service, Office, Research,
and Industrial Uses
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Section 17.4 Business Park Dimensional and Densit
U S R L L PAR k,
WET 1_1\141
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OPEMSPPCE C'Exci_UDIT-Ac WETLAI C x ci,d/,
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712
50 ,Q7 ACAES
e 4
F i lvIZT F :26
April4, 1991
Hills North
Amherst, MA 01003
(413) 545 -2255
FAX: 413- 545 -1772
Ms. Penny Kim
Director
Office of Community Development
City Hall
Northampton, MA 01060
JRM:dm
UNIVERSITY OF MASSACHUSETTS
AT AMHERST
Department of Landscape Architecture
and Regional Planning
APR 1991
OFFICE OF PLANNING
a E OPMENT
\"A,WED
Dear Penny:
Thank you for the opportunity to review the revised mixed use zoning proposal and tour of the Rt.
10/Rt. 66 lands. Its amazing what one learns from a site visit! Your ideas and concepts appear to
be right on the button. Most specifically I now understand why you included the housing option
the area along Route 66 clearly would be an appropriate site for such a use. I think the approach is
innovative and well worth implementing. Please give my thanks to Wayne, as well. Good luck!
Sincerely,
Joh R. Mullin, Ph.D., AICP
Department Head
The University of Massachusetts is an Affirmative Action /Equal Opportunity Institution
Northampton Planning Board
April 11, 1991 Meeting
Page Four
At 9:20, the Board turned to a discussion of a proposed "Business
Park" ordinance. Ch. Beauregard read a letter from John R. Mullen,
head of the UMass Department of Landscape Architecture and Regional
Planning, to Mrs. Kim of the OPD, supporting the proposal. Mr.
Feiden addressed the "Sample Business Park Configuration" material
in the packet, stressing the benefits of mixed use in the park. It
was conceded that the ordinance was written more or less
specifically for the property between Routes 10 and 66. The
expectation is that the businesses would be on the Route 10 side,
with the housing toward Route 66, with a street connecting the two
roads. An FAR of .25 is anticipated. Ten percent of the gross
floor space must be for housing, but can't exceed 20 One retail
store would be allowed, preferably something non competitive with
downtown retail. The general concept is to be very permissive, but
to give the Planning Board a lot of authority at the Special Permit
and Site Plan Review levels.
Mr. Feiden went through Section 17.2, with particular attention to
paragraph 4(b), the "guts" of the section. He also went through
the Section 17.3, perhaps the most important of which is the
requirement for municipal water and sewer. He also touched on
traffic control and environmental standards. Ms. Berkley said,
"The Northampton Redevelopment Authority unanimously supports this,
and wants to co- sponsor the proposal with the Planning Board. They
like the housing linkage idea." Mrs. Mendelson said, "I have some
qualms about the big residential component, but I think we should
try it." Mr. Crystal added, "To some degree, I share Marion's
concerns. I don't know how practical it is to require housing.
That aside, this is an enormous effort. Staff has done a marvelous
job. This does a good job of finding the highest and best uses,
and legitimizes the linkage. This is a first step and we should
support it. It will be 20 -30 years down the road before this is
fully built- out."
Mrs. Hale asked why warehousing was not an allowed use, and Mr.
Feiden explained, "It's a high traffic generator and doesn't
generate many jobs." Ch. Beauregard asked, "Why no professional
offices Mr. Feiden replied, "Traffic, and we doh't want to
compete with downtown." Ms. Welter asked if we should require the
common land to be contiguous, and Mrs. Duseau commented that we
could cross that bridge at the Special Permit or Site plan Review
stage. Mrs. Hale asked if the manufacturing use was appropriate
with housing, and Mr. Feiden said the parcel would be about 100
acres, and the housing could be kept a mile from the manufacturing.
Mrs. Duseau commented, "It looks workable to me," and moved that
the Board submit the proposal to the City Council. Mrs. Mendelson
seconded, and the motion passed 7- 1(Riddle).
At 10:05, the Board turned to the proposal made at the last meeting
to revise the Subdivision Rules and Regulations. Mr. Feiden
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
MEB /jad
FROM: Marcia E. Berkley
Community Development Planner
TO: Property Owners of Affected Parcels
DATE: May 7, 1991
SUBJECT: Proposed Business Park Public Hearing
cc: Northampton Redevelopment Authority
Councillor John Morrison
Mary Shanley, Arcadia
Northampton Housing Partnership
A Public Hearing will be held to discuss the proposed Business
Park, this hearing will be held:
Thursday, May 23, 1991
8:00 p.m.
City Council Chambers
Wallace J. Puchalski Municipal Office Building
The Ordinance Committee and Planning Board will chair this Public
Hearing. Your attendance at this meeting would be appreciated.
BUSINESS PARK SIZE:
OPEN SPACE REQUIREMENT
max allowed wetland as open space
BP open space, excluding wetlands
BP wetland open space
Adjacent open space, excluding wetlands
Adjacent wetland open space
TOTAL OPEN SPACE
OPEN SPACE ACRES OPEN SPACE CREDIT
DEVELOPED LAND ACRES
Industrial acreage
Office /commercial acreage
Residential acreage
Roads/ Rights of Way
Detention and Drainage facilities
Pre-existing utilities
TOTAL BUSINESS PARK (WITHIN BP ZONE)
TOTAL SQUARE FOOTAGE
BUSINESS PARK--- SAMPLE CONFIGURATION
110 acres
55 acres
13.75
30.0 30.0 (100% CREDIT)
12.0 12.0 (wetlands credited up to 25% of open space requirement
19.6 14.7 (75% credit for off -site open space)
4.6 1.8 (75% credit, but max wetland 25% of open space)
66.2 58.4
22.2
23.0
8.2
8.4
3.6
2.6
TOTAL DEVELOPED LAND 68.0
BUSINESS PARK (W/ OFF SITE OPEN SPACE) 134.2
-2.6
65.4
110.0 107.4
BUILDING SQUARE FOOTAGE SQ FT FLOOR AREA RATIO
Industrial Buildings 128,810 0.1
Office Buildings 319,950 0.3
Residential Buildings 60,000 0.2
508,760 0.2
TOTAL OPEN SPACE
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
BUSINESS PARK SIZE:
OPEN SPACE REQUIREMENT
max allowed wetland as open space
OPEN SPACE ACRES OPEN SPACE CREDIT
BP open space, excluding wetlands
BP wetland open space
Adjacent open space, excluding wetlands
Adjacent wetland open space
DEVELOPED LAND ACRES
Industrial acreage
Office /commercial acreage
Residential acreage
Roads/ Rights of Way
Detention and Drainage facilities
Pre existing utilities
23.5
24.6
8.2
8.4
3.9
2.6
TOTAL DEVELOPED LAND 71.2
TOTAL BUSINESS PARK (WITHIN BP ZONE) 109.6
BUSINESS PARK (W/ OFF SITE OPEN SPACE) 133.7
BUSINESS PARK- SAMPLE CONFIGURATION
110 acres
55 acres
13.75
62.5 57.2
BUILDING SQUARE FOOTAGE SQ FT FLOOR AREA RATIO
Industrial Buildings 128,810 0.1
Office Buildings 319,950 0.3
Residential Buildings 60,000 0.2
TOTAL SQUARE FOOTAGE
508,760 0.2
28.8 28.8 (100% CREDIT)
9.5 9.5 (wetlands credited up to 25% of open space requirement
19.6 14.7 (75% credit for off -site open space)
4.6 4.2 (75% credit, but max wetland 25% of open space)
Northampton Planning Board
May 23, 1991 Meeting
Page One
The Northampton Planning Board met at 7:00 p. m. on Thursday, May
23, 1991 in Council Chambers, Wallace J. Puchalski Municipal
Building, Northampton. Present were Chair J. Beauregard, N. Duseau
(until 10:05 p. m.), J. Hale, W. Larkin, M. Mendelson, A. Crystal,
B. Riddle, D. Welter, J. Holeva, and W. Feiden, Senior Planner.
MINUTES: Mrs. Mendelson moved that the minutes of the May 9, 1991
meeting be approved without reading. Mr. Holeva asked that a
sentence be added to the last full paragraph on page three, to wit:
"An affordable single- family home would be more appropriate to this
lot." Mr. Riddle seconded, and the motion passed unanimously.
CORRESPONDENCE: Mr. Feiden passed around an ENF concerning sludge
disposal.
7:05 p. m., JOINT MEETING WITH THE STRATEGIC PLANNING CABINET.
TOPIC: "A Sense of Place." Mrs. Kim gave a progress update on the
process leading to the master plan. She said that this would be
the last joint meeting until the Fall, when "Land Use and Municipal
Services" would be the topic. She also indicated that time might
be devoted to "Neighborhoods- -their care and maintenance."
CULTURAL COMPONENT- -Bob Cilman. Mr. Cilman opened his presentation
by commenting, "There are very few cities of 30,000 in this country
that can boast of the cultural resources that we have. However,
the House Ways and Means Committee is threatening to eliminate arts
funding, which could destroy all we have done in the last ten to
fifteen years." He then went through his list of goals and
objectives (copy incorporated in minutes). There was some
discussion about a film presentation made by Gene. Bunnell a few
years ago. Mr. Cilman said he would follow up on it.
HISTORICAL COMPONENT -In Mary Parker's absence, Mrs. Kim gave the
presentation. She opened by reading the group's "mission
statement "(To) preserve and maintain the city's unique
architectural and historical resources, such as the Downtown
Historic District." She then discussed the six general goals (copy
incorporated in minutes). During the discussion of repositories of
historic materials, Mrs. Duseau pointed out that Historic
Northampton has the largest parasol collection in the world, and
needs a temperature /humidity controlled environment in which to
store /display it. Mr. Andrikidis inquired about the Historic
District Ordinance, and Ms. Berkley told him briefly about the four
proposed districts, and the intent that certain types of property
improvements would require approval.
OPEN SPACE -Wayne Feiden. Mr. Feiden handed out a draft copy of
the open space and recreation section, along with maps showing
prime farmland, conservation land, protected open space, etc. He
cited the need for protection of critical habitat, and then went
Northampton Planning Board
May 23, 1991 Meeting
Page Two
through a listing of the city's most critical open space and
recreation needs, and then the goals and objectives. Ray
Ellerbrook mentioned a 1974 plan for recreational long -range
planning, and said that he "would like to try that again." Mr.
Holeva said he would like to see a presentation based on that plan,
and asked, "What is the recreational plan for Northampton Mr.
Ellerbrook replied, "There is none." Brian Elliot of Look Park
said, "I agree with your list of critical recreational needs,
especially #5, which calls for formal swimming opportunities for
the general public." He mentioned that the Look Park pool is 62
years old, and needs so much work that it is possible it might not
be open for the 1993 season. $500,000 would be the likely cost of
needed renovations and upgrades. David Gengler thanked Mr. Feiden
for putting the report together, and felt that the master plan
should contain some reference to air quality, sound quality and
light quality; to the uniqueness of the floodplain farmland on a
planetary basis; and the diversity of people "in our small town."
Mrs. Kim wrapped up the discussion by commenting, "The reason we
are doing a master plan is to meet the needs of farmland and of
housing. The Business Park and cluster development are creative
solutions to providing for these needs in a compatible exercise."
8:00, JOINT PUBLIC HEARING WITH THE CITY COUNCIL ORDINANCE
COMMITTEE ON THE PROPOSED BUSINESS PARK ZONE.. Messrs. Ames,
Morrison and FitzGerald were present from the Council. Mr. Ames
suggested that Dr. Beauregard chair the joint meeting. The legal
notice was read, and Mr. Feiden gave some background on the area
between Routes 10 and 66 where the Business Park is targeted. He
described the land as "wooded, formerly borrow pits, currently
zoned SR." He explained the intent of the proposed regulations,
and pointed out seven major conditions that must be met if
development were to take place: 1) The land cannot be developed
without city water and sewer services; 2) There can be no more
than three curb cuts -two on Route 10 and one on Route 66; 3) The
Business Park cannot have unmitigated traffic impacts; 4) 50% of
the Business Park must be open space, and only 25% of that space
can be wetlands; 5) The proposed offices cannot compete with what
is downtown, i. e., no professional offices; 6) Ten per cent of the
square foot area of the Park must be residential, but no more than
20 7) There will be a 100' wide pristine buffer between the
Park and Route 10. He then went through the requirements of §17.2
and 17.3, and the Table of Density and Dimensional Requirements.
The Chair called for proponents, and the following people rose to
speak: Mary Shanley of Arcadia commented, "I'm not exactly an
enthusiastic proponent, but Wayne Feiden has made a tremendous
effort to involve us. He has done an unbelievable job of
addressing our concerns, and so has Marcia. We are saddened to see
the disappearance of a wildlife corridor. The interior of the
parcel is a high quality habitat, and a large ecosystem." She
Northampton Planning Board
May 23, 1991 Meeting
Page Three
expressed concern about runoff and emissions, and concluded, "This
is an exemplary attempt to meet our concerns." Bruce Sanderson,
an owner of one of the involved parcels, said simply, "I'm a
proponent." Coun. John Morrison added, "I congratulate Wayne and
Marcia. Traffic is one of my concerns. The South Street /Old South
Street intersection will not be changed. Richard Abuza, 245
Chestnut Street identified himself as being on the Northampton
Redevelopment Authority and the Housing Partnership, and commented,
"We need good jobs to be created and we need housing. This seems
to be a good compromise headed in the right direction." Mr. Feiden
added, "For ten years we have identified this area for development.
We want to draw a map and make the rules so developers know what
they can and cannot do. It may never happen."
There were no opponents. During general discussion, Coun.
FitzGerald asked if the proposed ordinance was written with this
particular parcel in mind "Yes. and Coun. Brooks felt, that
being the case, the ordinance should identify this specific site to
keep "other places in town from becoming BP." Mr. Feiden pointed
out that two thirds of the Council can do anything they want. Mr.
Joseph Hart, 20 Longview St., Florence inquired what might happen
to the east side of Route 10 once water and sewer were available.
Coun. Budgar inquired about the Old South St. /Conz St. traffic
impact, and Mrs. Kim told him that, "in two months, we'll know the
design." Mr. Crystal pointed out that the project was funded, and
Mike Ahearn, 24 Fort St. asked for clarification. It was made
clear that there are plans for the lower intersection, but not for
South /Old South. Mr. Riddle asked, "What's to prevent a landowner
from clearcutting Mr. Feiden replied, "The Planning Board must
approve any cutting, and Site Plan Review can dictate landscaping."
Mr. Riddle went on, "This will be developed for Easthampton. We
collect the taxes, but it's much more accessible to Easthampton."
Mr. Feiden explained the requirement for traffic studies, and the
standards the developer must meet (e. g., off -site improvements).
Mary Shanley pressed Mr. Feiden for a position on runoff, and he
cited paragraph 14 of the ordinance as requiring that there be no
increase in water peak flows, and no degradation of water quality.
Mrs. Duseau moved that the public hearing be closed. Mrs. Hale
seconded, and the motion passed unanimously.
9:00 PM, ZBA CASES:
The Gothic Street Development Partnership seeks two Special
Permits, a Variance, and Site Plan Review. Benjamin Barnes made
the presentation, assisted by the Architect, Ed Jendry, the
Landscape Designer, Rick Klein, and the builder, Paul Britt. Mr.
Barnes described the project, on the site of the former St.
Michael's convent, as a three -level mixed -use building. The top
floor will be four two bedroom apartments. The second level, which
Northampton Planning Board
May 23, 1991 Meeting
Page Four
is at grade on the rear side of the building, would be a dentist's
office, a law office, and one more professional (but not medical)
office. The lower level, which is about 30" below sidewalk level
on the front side of the building, will house Architects, Inc. and
one other office. It will be condo ownership. All parking will be
to the rear of the building, and also at the rear of the property
will be a 6,400 SF park, which Applicant intends to donate to the
city. Atty. Barnes addressed individually the four requests for
zoning relief:
1. Special Permit for the Use. He referred to the Application on
page 11 of his presentation, and the supporting narrative on page
13. As to the Section 10.10 criteria, he pointed out that the
professional office /residential use is allowed in §5.2; the use
bears a positive relationship to the public convenience or welfare
in that the site is currently vacant and an eyesore; Gothic Street
is a transitional area between residential and CB, and the proposed
use is likewise transitional, having both elements; the proposed
building will complete the streetscape; the building is residential
in character and commercial in scale; and the park will be an asset
to the city. As to traffic congestion /pedestrian safety, Mr.
Barnes pointed out that Champagne Associates had conducted a
traffic study and counts, and they describe the impact of the
anticipated traffic to current levels as de minimis. Mr. Barnes
felt there would be no overload of municipal systems, his logic
being that 17 units of housing were on this site (which later
burned down), and the impact of this project will be less than
those units would have been. He concluded that the project would
not unduly impair the integrity or character of the district.
"This is URC which contemplates this use. The project will
contribute to the integrity of the neighborhood. Every abutter but
one was either positive or neutral.
The Chair asked the site inspectors for their comments. Mr. Holeva
said, "It certainly complies with the criteria. It's a massive
building, and I don't think this meets the needs of Northampton.
The apartments aren't affordable, and we don't need the office
space." Mr. Barnes disagreed on both points. Ms. Welter
commented, "It's a large building, but I like the design. The
lowest floor is 30" below grade? Some of the nine office units can
be subdivided Mr. Barnes replied that only two of the units
could be divided, which would make a total of 11 units.
2. Site Plan Review. Mr. Barnes described the proposed building
as a "Major Project" under the ordinance. It will be 35.75' high,
where the ordinance allows 41'. The,lot exceeds all requirements
for size, frontage, depth and setbacks. He discussed the extensive
screening and plantings. There will be a "utility shed" at the
rear of the parcel, where trash will be stored in barrels for
commercial pickup, and landscaping equipment will be stored. There
Northampton Planning Board
May 23, 1991 Meeting
Page Five
will be 61 parking spaces, based on the ordinance's requirement of
eight for the four apartments, 41+ for the professional, non-
medical offices, and 11+ for the dental office, making a total
ordinance requirement of 60.8 spaces. Mr. Barnes stated, "The DPW
has approved the curb cuts and issued a driveway permit. There is
31' between our driveway and the driveway to the Heritage Bank lot.
Our sign will require a sign permit later on." Mr. Jendry
commented, "The neighborhood is Gothic Revival. Our design links
the CB and the residential neighborhood and is transitional."
Mrs. Hale expressed concern about parking. "You meet the bare
minimum, and you are taking away some on- street parking." Mr.
Barnes commented that Gothic Street, at the site, is unlined and
unmetered, "although the Parking Commission may change that." John
Dietrich from Champagne Associates, relative to on- street parking,
commented, "Sight lines coming out of the driveway are. important."
Dr. Beauregard read a May 20 letter from the DPW. Mr. Feiden
suggested a condition to site plan approval that the applicant pay
for parking meter "poles" on Gothic Street if the Parking
Commission chooses to install meters there.
3. Special Permit for Dedication to Public Use §6.3(3)].
Applicant plans to deed the 6,420 square foot park to the city,
specifically to the Recreation Commission. Applicant will maintain
the fountain and_shrubs. Mr. Barnes referred to page 45 of his
submission for a discussion of the impact of the donation. He
added, "By carving off the piece to the city, we end up with
sufficient square footage to support only ten office units. Since
we have nine, two of which may be subdivided for a total of eleven,
we need the Special Permit. Ms. Welter said she feared what a
change in ownership might do to the stated plan that the applicant
will maintain the park. Mr. Feiden told her that the Special
Permit to donate land could be conditioned to make perpetual
maintenance a deed requirement. Mr. Holeva asked if more
apartments could be put into the building, thereby making them more
affordable. Mr. Jendry said he did not want to do that, because it
would have a negative effect on the building's appearance. Mr.
Feiden advised the Board that the Recreation Commission has agreed
to accept the donation of the park.
4. Variance from the provisions of §8.10(1)(e) which require that
"No portion of a driveway's entrance shall be closer than fifty
feet...to any portion of an existing driveway located in a
Business...District." Mr. Feiden and the City Solicitor take the
position that applicant's driveway must be 50 feet from the
driveway of the Heritage Bank. Mr. Barnes' position is that his
driveway is in the URC District, and the 50' requirement does not
apply. He feels Mr. Feiden and the City Solicitor are
"misinterpreting" the ordinance. Mr. Feiden explained that the
intent of the provision is safety in the business district;
Northampton Planning Board
May 23, 1991 Meeting
Page Six
reaffirmed his position that 50' is required, and suggested to Mr.
Barnes that "a variance could be justified on the 40A criteria."
Ch. Beauregard pointed out that a mitigating factor is that the
site already has two approved curb cuts, but will be using only
one. Mr. Barnes, still maintaining that his position is correct,
went through the Chapter 40A criteria in case the Zoning Board
agreed with the City Solicitor that a variance was in fact needed.
He said that the shape of the lot is unique to the area, and it is
the only parcel on Gothic Street that has a significant rise in
elevation from front to rear. If the driveway were moved to the
other end of the site, it would interfere with the pedestrian
walkway and the wheelchair ramp. He commented, "If the shape of
the lot were different, we could do it, but we would lose parking.
These are not characteristics of other lots on the street. We
would lose the park." Mr. Holeva inquired about hardship. Mrs.
Mendelson felt that a legitimate topographical issue exists. Mr.
Crystal commented, "This is the best presentation I've seen in my
four years on the Board. I agree with Joe. Look at the overall
picture. The building is in keeping with Northampton architecture.
It seems like a very appropriate use. They have met with the
neighbors. I think they've looked at all the issues and come to us
with the best project. Let's not nitpick. I think §8.10(e) is
ambiguous, and I think we could allow the driveway without a
variance, but I think they can get the variance." Ch. Beauregard
added, "I fully agree with you."
Mrs. Hale moved that the Board recommend that the ZBA grant the
Special Permit for the use. Mr. Larkin seconded. Mr. Feiden
offered the following conditions: 1) The DPW comments in their
May 20 letter concerning calculations with respect to the project
load on municipal utilities, drainage calculations and yard drains
must be addressed before the ZBA considers issuing the Special
Permit; 2) The park must be built as shown on the site plan, not as
described in the narrative; 3) The developer will be required to
install parking meter posts for on- street parking, if the Parking
Commission chooses to meter the spaces in front of the building.
Mrs. Hale accepted Conditions #1 and 2, but would not accept #3,
nor would Mr. Larkin, the seconder. Mrs. Hale's motion, with
Conditions #1 and 2 passed unanimously.
Mrs. Hale moved that the Board recommend that the ZBA approve the
Site Plan, with the recommendation that more parking be made
available without harming the site. Mr. Larkin seconded. Erosion
control measures during construction were discussed, but no such
conditions were attached. However, the two conditions from the
Special Permit above were attached. The motion passed 7- 1(Holeva).
Mr. Crystal moved to recommend that the ZBA grant the Special
Permit for dedication to public use. Mr. Feiden offered the
following conditions: 1) The developer continue to maintain the
Northampton Planning Board
May 23, 1991 Meeting
Page Seven
landscaping in the park; 2) The developer continue to maintain
and repair the fountain; 3) The developer pay for the electricity
consumed by the fountain in the park; 4) The developer provides
a legal survey and drainage easement suitable for recording; 5)
The developer provide the conduit from the park to the nearest
source of electricity. Mrs. Hale seconded, and the motion passed
unanimously.
Mrs. Hale moved that the Board recommend that the ZBA grant the
variance from the Provisions of §8.10(1)(e) allowing a curb cut
closer than 50' from that at the Heritage parking lot entrance,
because there are circumstances relating to shape and topography of
the parcel that create a hardship. Mr. Crystal seconded, and the
motion passed 7- 1(Holeva).
At 10:45, the Board turned to the Subdivision entitled, "Rustlewood
Ridge." Mr. Feiden briefly explained the history of the project,
and that we are now dealing with the definitive plan from 1987,
which the Superior Court upheld. Lack of water pressure was
invalidated as a reason for disapproving the subdivision, since the
Subdivision Rules and Regulations in effect at the time did not
require any pressure standard. The DPW has accepted the most
recent plans. A covenant has been provided. This Board must
approve a declaration of maintenance covenant regarding the cul de
sac vegetation. Mr. Feiden recommended that the Board endorse the
plans, but not release them until the DPW is satisfied. The Board
directed staff to draft a statement, suitable for recording at the
Registry of Deeds, that would be a general caveat to potential
buyers that delivery of potable water at sufficient pressure might
be a problem, and to record said statement in the Land Records.
Mrs. Hale left the Board and sat in the audience during the
discussion of this matter, and did not participate.
The meeting adjourned at 10:50 p. m.
SENSE OF PLACE COMPONENT
Historical Component
5/91
Preserve and maintain the City's unique architectural and
historical resources, such as the Downtown Historic District
1. Compile, maintain and expand an inventory of historic places
to include the built environment and the cultural landscape
compile, update and revise inventories of: buildings
bridges, cemeteries, parks, historical open spaces,
archeological sites, etc. (Historical Commission)
establish /confirm repositories for the inventories at
Forbes Library, Historic Northampton, City Hall.
2. Preserve Historic Materials
maintain and expand historical collections. Develop a
guide to the collections at Historic Northampton, Florence
Civic Center /Historical Society, Forbes Library (inc.
Coolidge collection). Prepare brochure.
collect oral histories (Historic Northampton, the Council
on Aging, the Schools)
3. Use growth policy as a tool to insure that the City's
heritage is respected and no irreversible damage is done.
establish Historic Districts:
.provide public education as to benefits and historic value of
existing buildings
.introduce and adopt local Historic District Ordinance
.establish Commission to implement the ordinance
.establish pool of architects and attorneys to provide
technical assistance. Establish a pool of funds to provide
additional incentives
draft and adopt demolition delay ordinance (O.P.D. and
Historical Commission)
designate scenic roads (O.P.D. and Historical Commission)
5. Develop inclusive histories of all peoples past and present
in the community
6. Educate and increase public awareness
reinstitute walking tours (City)
provide schools with living history and local history
curriculum (Historic Northampton)
provide co- ordination with schools, non profits and the
cultural community (Arts Council) coordination
SENSE OF PLACE COMPONENT
Cultural component:
Preserve and enhance the City's cultural resources,
artifacts and opportunities
1. Provide and enhance cultural opportunities for residents
through city -wide arts events which further contribute to
the economic vitality of the community
continue First Night (First Night Committee)
and Arts in the Park (Ctr. for Arts /Arts Council)
create and encourage additional events (e.g. National
Festival of Senior Performing Groups)
2. Provide economic opportunities for local artists
provide direct services: funding and administrative support.
Maintain current level and create additional funding. Expand
partnership with the private sector (Arts Council)
maintain and update a space inventory of performance and
exhibition space (Center for the Arts)
maintain and update listing of cultural organizations
and visual artists and craftspeople (Arts Council)
consider acquisition of space: performance and exhibition
provide coordination among arts organizations for scheduling
and fundraising (Arts Council)
3. Maintain and increase cultural resources /artifacts (the
material culture of the City)
maintain and expand collections (at Historic Northampton,
,_Forbes Library, City) and develop a guide to the
collections (Intern)
Yinterpret the culture through lectures, exhibits and public
outreach (Historic Northampton)
4. Enhance the built environment with public art
promote indoor and outdoor art (Public Arts Comm. of the
Arts Council)
coordinate with local historic districts
5. Educate and provide public awareness about the arts
create a promotional /educational slide show to present an
image of a community where diversity in art is emphasized
provide coordination with schools, non profits, and the
cultural community (Arts Council)
5/91
GOALS AND OBJECTIVES
0
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: Planning Board
r,
FROM: Wayne Feiden, Senior Planner
RE: Business Park Zoning
DATE: May 29, 1991
I would like to address concerns raised at the public hearing on
the proposed business park zoning. The Planning Board will
consider their final action on the business park zoning at your
next meeting.
Kathleen Fallon, City Solicitor has ruled that all the proposed
amendments I have included here are minor changes and can be
considered as amendments to the draft ordinance.
1. There was concern raised at a loss of natural habitat,
although the speaker acknowledged that if the site is to be
developed, this zoning would•minimize environmental damage.
Response:
a. There will be a loss of habitat if the site is ever
developed (including if it is developed for residential
uses, as is currently allowed). The proposed zoning
minimizes those losses.
b. No construction is allowed within 100 feet of any wetland
and within 150 feet from any stream (except roads,
utilities, and detention areas which can only occur in
those areas). These will protect the richest habitat on
the site.
c. 50 percent of the tract must remain in open space which
is designed to protect natural habitat areas, and 75
percent of that must remain in its pristine condition.
2. What measures are being taken to protect water quality?
Response:
a. Detention facilities must prevent any increase in storm
water runoff during one, ten, and hundred year storms.
PROPOSED AMENDMENT TO ORDINANCE REVISING SECTION 6.5
Section 6.5 Screening and Buffers Industrial or Business
Districts.
1. Screening and buffers shall be required on any lot in any
industrial or business district and for any industrial or
business use where it adjoins a lot in a residential district
and shall be required on any lot in a planned business park
where it adjoins land not in the planned business park,
including collector streets which exist when a business park
is proposed, and on any non residential lot in a planned
business park district where it adjoins a residential lot as
follows:
A. This strip shall be at least thirty (3 0) feet in width
(one hundred feet in width in a planned business park).
{no additional changes to section}
PROPOSED AMENDMENTS TO ORDINANCE ADDING NEW ARTICLE 17
Section 17.1 Purpose: To encourage economic development, provide
an area for light industrial uses, research facilities, and large
scale business offices, and encourage planned and integrated land
uses which minimize impacts on public services and natural
resources and which links housing needs to housing production. A
Planned Business Park is intended for and can only be developed on
a site on the west side of Route 10 just south of land now or
formerly part of the State Hospital complex.
Section 17.3
9. No more than three (3) curb cut /roadway intersections is
permitted onto any collector streets already existing when the
Planned Business Park is proposed.
11. The applicant must demonstrate that the project will not
overburden municipal /public facilities, including water,
sewer, or traffic circulation, and must make such improvements
as are needed to mitigate any impacts. The development can not
be permitted unless the developer mitigates all adverse
traffic problems that the project would create at the South
Street /Old South Street and the South Street /Main Street
intersections. (See §10.11, Site Plan Review/ Approval
Process.)
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4 Business Park Dimensional and Densit
Section 17
January 1, 1990
Dear Penny:
Thank you for the opportunity to review the proposed Business Park Zoning Amendment. I think
it looks great and that it has tremendous potential. I particularly liked the unique mix of residential,
retail and industriaLuses. Bravo!
I have-a few minor thoughts:
1. Would it be advantageous for the City to allow the developer to build housing off premises
if he /she wishes to build all industrial?
Super job!
UNIVERSITY OF MASSACHUSETTS
AT AMHERST
Hills North
Amherst, MA 01003
(413) 545 -2255
FAX: 413- 545 -1772
Ms. Penny Kim, Director
Office of Planning and Development
City of Northampton
City Hall
Northampton, MA 01060
Sincerely,
Department of Landscape Architecture
and Regional Planning
2. Would it be advantageous for the City to allow a relaxation of setback for residential uses
that abut open land or land that is designated for open space? For example, if the developer
donates land to the City could he /she build up to the property line?
3. Could the developer deed over land to a city housing agency or non profit to build as it
wishes in exchange for an increase in density? (I don't have your zoning in my office
you may allow this already).
4. Will there be separate access /egress for the housing?
5. The way I read this is that the housing could be in the same structure as a retail or industrial
use. Did I miss something? Is this intentional? If it is, will the mixed traffic bother
people?
6. Why are you allowing your industrial to be taller than you residential structures? You
might want to consider a waiver provision on this.
John Mullin, Ph.D., AICP
Department Head
and Professor of Urban Planning
The University of Massachusetts is an Affirmative Action /Equal Opportunity Institution
TIMOTHY W. BRENNAN
EXECUTIVE DIRECTOR
PNTRALSTREET,WESTSPRINGFIELD, VALLEY PLANNING COM, I ION
MASSACHUSETTS $1 '6045
WA
TIMOTHY
732 -255
February 12, 1991
Penelope G. Kim, Director
Wayne Feiden, Planner
Office of Planning and Development
City Hall
210 Main Street
Northampton, MA 01060
RE: Proposed Business Park Zoning
Dear Penny /Wayne:
The Business Park zoning ordinance is a innovative, well- drafted document that
should encourage the development of a comprehensive business node complete
with complementary service and on -site housing. The regulation permitting
only one curb cut per twenty -five acres onto a collector sheet will have a
great significance in circumverting traffic congestion along both Route 10 and
Route 66. However, in light of the Route 10 corridor study PVPC does have
some recommendations for encouraging thoughtful development of landscaping and
parking areas within any business park. These suggestions were made at the
Route 10 Corridor Study Meeting of January 7, 1991. A modified draft Business
Park zoning ordinance is enclosed for your review. (Note the underlined text
highlights the recommended changes).
If you have any questions about the recommendations please call Beth
Bragga Williams or Chris Curtis for assistance.
Thank you for this opportunity to comment.
Sincerely,
Tithothy W. Brennan
Executive Director
TM /cs:0940K
cc: C. Curtis, B. Bragga Williams
A. Crystal PVPC Commissioner Northampton
Printed on Recycled Paper
TO: Joan Sarafin, Assessor
FROM: Wayne Feiden, Environmental Planner
RE: Real Estate Taxes in Proposed Business Park District
DATE: February 19, 1991
Marcia Berkley asked me to send you a summary of what the proposed
Business Park District would allow and what restrictions there are.
I gather you are going to estimate what the real estate taxes will
be if the re- zoning is approved by City Council.
Uses and dimensional requirements allowed as of right in the
Business Park District are exactly the same as allowed in Suburban
Residential Districts (the current zoning).
In addition, industrial and office uses, but not personal service
offices, retail, or wholesale uses, allowed in General Business and
General Industrial are permitted with a Special Permit from the
Planning Board. Fifty percent of a development in the Business
Park District must be open space, so the maximum density permitted
is approximately half that of General Business and General
Industrial. In addition, to receive a Special Permit the following
conditions must be met:
1. Water and sewer must be extended to the site
(approximately $2,000,000).
2. The site must be designed to insure that there are no
significant traffic impacts, which will probably require
significant street intersection improvements.
3. Only three curb cuts at existing streets are permitted,
which will require that expensive streets be built
through the project.
There are also very serious site constraints (slopes, wetlands,
streams) which limit the development potential of the site and
reduce the value of the land.
Thank y -u very much for your assistance; .J.
(assessor.bpd 2/19/91)
mac, �h to, 4r
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
Mary Shanley
Arcadia Wildlife Sanctuary
127 Coombs Road
Easthampton, MA 01027
January 28, 1991
RE: Proposed Business Park Zoning
Dear Mary:
Enclosed is a revised copy of our proposed BP zoning.
incorporates many of the comments that you gave us.
If you have any questions or additional suggestions,
free to contact me. Thank you for your suggestions.
Sincerely,
Wayne M. Feiden
Environmental Planner
This draft
please feel
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: Joan Sarafin, Assessor
FROM: Wayne Feiden, Environmental Planner
RE: Real Estate Taxes in Proposed Business Park District
DATE: February 19, 1991
Marcia Berkley asked me to send you a summary of what the proposed
Business Park District would allow and what restrictions there are.
I gather you are going to estimate what the real estate taxes will
be if the re- zoning is approved by City Council.
Uses and dimensional requirements allowed as of right in the
Business Park District are exactly the same as allowed in Suburban
Residential Districts (the current zoning).
In addition, industrial and office uses, but not personal service
offices, retail, or wholesale uses, allowed in General Business and
General Industrial are permitted with a Special Permit from the
Planning Board. Fifty percent of a development in the Business
Park District must be open space, so the maximum density permitted
is approximately half that of General Business and General
Industrial. In addition, to receive a Special Permit the following
conditions must be met:
1. Water and sewer must be extended to the site
(approximately $2,000,000).
2. The site must be designed to insure that there are no
significant traffic impacts, which will probably require
significant street intersection improvements.
3. Only three curb cuts at existing streets are permitted,
which will require that expensive streets be built
through the project.
There are also very serious site constraints (slopes, wetlands,
streams) which limit the development potential of the site and
reduce the value of the land.
Thank you very much for your assistance. We are meeting with the
property owners on February 25th. If it would be possible to have
an estimate by then, that would be extremely useful.
(assessor.bpd 2/19/91)
PROPOSED NORTHAMPTON BUSINESS PARK ZONING
Based on proposed business park district prepared by the Office of Planning and
Development
BUSINESS PARK
PROPOSED ZONING
Section 3.1 Division into Districts.
[revise by adding a new district]
Business Park BP Industrial "I"
District
Section 3.4 Zonin Ma
That the following described land located generally off the westerly side of Easthampton
Road (Route 10), and more particularly described below, be rezoned from the Suburban
Residence (SR) District to the Business Park (BP) District:
all of Parcels 49 and 50, Assessors /Zoning Map 37.
all of Parcels 29, 30, and 31, Assessors /Zoning Map 44.
Section 5.2 Table of Use Re ulations.
[revise to add a new column of industrial uses:]
BP
[the same designations of uses shall apply to BP as currently apply to SR (A, PC, SP,
P
[revise to add a new row under WHOLESALE, TRANSPORTATION AND INDUSTRIAL USES:
Planned Business Park
[in all columns except for BP, this use is not allowed
Park shall be allowed by a special permit from the Planning Board, pB; l umn, Business
Section 6.2 Table of Dimensional and Densit Re•ulations.
[add a new row below SI:]
BP
For Planned Business Park uses:
see Article XVII, Business Park District
For all other uses:
Minimum Lot Area: 30,000
Minimum Lot Frontage /Width: 125
Minimum Lot Depth: 160
Minimum Setbacks:
Frontyard: 30
Sideyard: 20
Rearyard: 40
Maximum Height 35
Maximum Building Coverage 20
Maximum FAR: none
Minimum Open Space 70
Section 6.5 Screening and Buffers Industrial or Business Districts.
Screening and buffers shall be required on any lot in any industrial or business
district where it adjoins a lot in a residential district and shall be required for any
lot in the BP district to screen the use from abutting collector streets as follows:
Section 7.5 Signs Permitted in any "I" District.
[revise 7.5 (1)(a) In all GI... to read in all GI and BP]
[add new section:]
(c) For GI and BP Districts where a number of individually owned parcels are
developed as a single collective entity (I.E. an Industrial or Business Park)
the Planning Board may grant a Special Permit permitting one additional
ground sign identifying the collective entity and /or the individual business
located therein. Said sign must conform to all of the requirements for
ground signs contained in section (b) above.
Section 8.1 Off Street Parking Requirements.
[revise the last paragraph before the Table of Off Street Parking Regulations to read:]
Parking shall be provided to serve the parking needs which are generated by a particular
use or structure. When there is more than one primary use of a structure, the parking
requirements for each use must be met unless one use is incidental to the principal use
of structure.
Section 8.2 Off Street Loading and Unloading Requirements.
Add the following to Table of Off Street Loading Regulations:
Business services and offices
Section 10.11 Site Plan Review /Approval Process.
[add the following to the end of Paragraph 2 (major projects):]
Planned Business Park projects
3
ARTICLE XVII
BUSINESS PARK DISTRICT
Section 17.1 Purpose: To encourage economic development, provide an area for light
industrial uses, research facilities, and large scale business offices, and encourage
planned and integrated land uses which minimize impacts on public services and natural
resources and which links housing needs to housing production.
Section 17.2 Planned Business Park: In addition to the uses allowed in S5.2, the
Table of Use Regulations, the Planning Board may grant a Special Permit for a Planned
Business Park (PBP) for the following uses, within the allowed percent of each use
listed below:
1. All residential uses listed in the Table of Use Regulations except one family
dwellings and cemeteries. A minimum of ten (10) percent and no more than twenty
(20) percent of gross floor space shall be residential uses.
2. All community facilities listed in the Table of Use Regulations except power
plants, and municipal parking lots or structures. No more than ten (10) percent gross floor area shall be community facilities.
3. The following retail and commercial uses but no more than four (4) percent
gross floor space shall be retail or commercial uses:
a. Retail establishment selling principally convenience goods including, but not
limited to: food, drugs, and proprietary goods with a maximum of 10,000 sq.
foot /floor area for any single establishment.
b Eating and drinking places where consumption is primarily intended to be
within the building.
of
c. Establishments selling foods prepared on premises where consumption is
primarly off the premises and where consumption of food in motor vehicles on
the .remises is not .ermitted nor encoura:ed.
4. The following service and office uses:
a. Tradesman, not involved with retail sales on the premises.
b. Business offices and services, including large scale offices but excluding
professional offices, such as medical or legal offices, and any offices where
the primary function is to provide services to retail customers or
individuals.
The following wholesale and industrial uses:
a. Manufacturing and light manufacturing.
b. Research offices or establishments for research and development activities.
4
Section 17.3 Planned Business Park Requirements: The following conditions must be met
for any Planned Business Park Special Permit, in addition to 510.10 criteria for Special
Permit approval:
1. All uses must use municipal water and municipal sanitary sewage systems, built in
accordance with the standard specifications of the Department of Public Works.
2. Planned Business Parks must be a minimum of 75 contiguous acres in size. All
Special Permit Applications, plans, Special Permits, and sequencing plans must be
for the Business Parkin its entirely.
3. At least fity (50) percent of the total tract area (of which at least fifty (50)
percent shall not be wetlands), excluding screening and buffers required under
S6.5 and detention ponds and and structures which require on -going maintenance and
shall be set aside as open -space common land. Common land must be easily
accessible from the developed areas of the park and must have suitable access to a
street.
Said open -space common land can include land adjacent to the area zoned Business
Park if the Planning Board finds that the additional land is valuable for open
space and conservation purposes and is accessible to the public and the business
park tenants. If land outside of the BP zone is included, the total tract area
for the purposes of calculating required open space shall include the Planned
Business Park and the additional open space land.
Common land shall be restricted to open space, conservation, and recreational uses
such as tot -lots, playground, playfield, golf course, park land or conservation.
The deed for the common land must contain such conservation restrictions or be
transferred to a conservation agency /organization to insure that it will be
maintained as common land in perpetuity.
4. Common land shall either be deeded to the. City as park or conservation land at no
cost (but only with the consent of the Conservation Commission or Recreation
Commission and the City Council) or shall be conveyed to a tax exempt conservation
organization or to a legal entity established for the purpose of owning and
maintaining such common land, such organization shall be created by covenants
running with the land. The plan for disposition and protection of the open space
land shall be subject to approval by the Planning Board as part of their approval
of the planned Business Park.
5. A Business Park may be developed in stages, in accordance with a sequencing plan
approved by the Planning Board. Each stage of development must comply with all
the Business Park requirement, except as provided for below.
6. Roads and utilities adequate to serve each stage of development, including the
perrcent of residential development required, must be installed prior to the
occupancy of any structure within that stage of development.
7. The applicant shall provide the City with a performance guarantee, subject to
approval by the Planning Board, in the form of a.) Restrictive Covenant
covenanting that before any lot is built on or conveyed all roads and utilities
shall be built and approved by the PIanning Board, or b.)
or credit, or cash escrow. In case of b.), the applicant shall completeeallllothe letter
required improvements at least nine (9) months prior to the expiration date of the
financial performance guarantee so that the City will have time to draw upon said
funds and complete the unfinished work.
5
8. Residential development may occur after other aspects of the Business Park are
developed, but the approved plans must show where residential space can be
developed economically and this land can not be used for any use other than
residential development.
9. No more than one (1) curb cut per 25 acres is permitted onto any collector streets
already exisiting when the Planned Business Park is proposed.
10. Site plans must be provided in accordance with S10.11, Site Plan Approval
Process. None of the requirements for information on the site plan may be waived.
11. The applicant must demonstrate that the project will not overburden
municipal /public facilities, including water, sewer, or traffic circulation, and
must make such improvements as are needed to mitigate any impacts.
12. The applicant must demonstrate that the
noise, odor, or emissions of any kind at the property will not create objectionable
property boundary and all public ways.
13. The applicant must demonstrate that the project will not in the opinion of the
Planning Board excessively degrade natural systems, including wetlands and wildfe
habitat and corridors.
14. The applicant must demonstrate that the project will not increase storm water
flows during a one (1) or two (2), ten (10), and hundred (100) flows
Service design storm and will not degrade water quality. oil
15. Parking Standards
a. Parkin
arkin
and of
16. Additional Landscaping Standards
Not withstandin
areas shall be located to the side or rear of the structure. No
shall be ermitted within the re.uired front
other screenin
e
re
c. When a arkin• lot is located ad'acent to a ublic ri
10 -foot wide landsca
shall be
a structure.
rass
rowin
ards shall be landsca
and la
elsewhere in this b aw,• all front and siide
e.
landsca .in: shall include but not necessaril be limited to the •lantin of
round cover flowerbeds shrubs hed es or trees. All landsca sin
shall be maintained in a health
apaearance and free of refuse ondition neat and orderly. in
u
and maintained so as to not obscuredrl All l shall be arranged
the vision of traffic
c
uirements set forth
b. Street fronta:es shall include shade trees and there shall be trees ]anted
for every 30 feet of street fronta:e usin trees no less than 2.5 inch
calf at the time of installation. In the case of an uncleared site
existin ve•etation can be •reserved to achieve said ob'ective.
er
Such
e
ht-of-wav
ed area between the right-of-wa and the •arki lot
rovided. This areas shall be landsca •ed with one shade or
ornamental tree slanted rovided .er ever forth 40 feet alon• th
right -of -way.
1/4/91:0931K
6
d. For interior parking lot areas, at least two (2) percent of the gross area of
the vehicular use area shall be landscaped areas shall be a minimum of nine
(9) feet in width. One shade tree for every fifteen (15) parking spaces is
required in narking lots of over 20 parking spaces.
e
Failure to maintain landscaping shall be grounds to revoke parking lot
approval and the approval for the principal use which the parking lot serves.
17. Additional Loading and Unloading Requirements
Loading and unloading facilities shall not be be visible from the street
frontage. In addition, such facilities shall be screened from public view from
any side streets abutting the lot on whcih the building is located.
18. All Planned Business Park uses shall follow the Dimensional and Density
Regulations below.
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City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
EXAMPLE:
(business.wk 12/6/90)
SAMPLE BUSINESS PARK CONFIGURATION
100 acres, raw land
50 acres (50%) as common open space (mostly steep slopes)
15 acres as roads, utilities, detention ponds, unusable land etc.
35 acres (1,524,600 sq. ft) in developable lots
estimated total development size
FAR .20 304,920 gross feet building area
FAR .25 381,150 gross feet building area
FAR .30 457,380 gross feet building area
estimated minimum housing space
w /FAR .2 30,492 gross feet housing (apr. 30 1,000 sq. ft.units)
w /FAR .25 38,115 gross feet housing (apr. 38 1,000 sq. ft units)
w /FAR .3 45,738 gross feet housing (apr. 56 1,000 sq. ft units)
estimated maximum retail space
w /FAR. .2 12,197 gross feet retail
w /FAR .25 15,246 gross feet retail
w/FAR .3 18,295 gross feet retail
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
EXAMPLE:
SAMPLE BUSINESS PARK CONFIGURATION
100 acres, raw land
50 acres (50 as common open space (mostly steep slopes)
15 acres as roads, utilities, detention ponds, unusable land etc.
35 acres (1,524,600 sq. ft) in developable lots
estimated total development size
FAR .20 304,920 gross feet building area
FAR .25 381,150 gross feet building area
FAR .30 457,380 gross feet building area
estimated minimum housing space
w /FAR .2 30,492 gross feet housing (apr. 30 1,000 sq. ft.units)
w /FAR .25 38,115 gross feet housing (apr. 38 1,000 sq. ft units)
w /FAR .3 45,738 gross feet housing (apr. 56 1,000 sq. ft units)
estimated maximum retail space
w /FAR .2 12,197 gross feet retail
w /FAR .25 15,246 gross feet retail
w /FAR .3 18,295 gross feet retail
(business.wk 12/6/90)
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
EXAMPLE:
100 acres, raw land
50 acres (50 as common open. space (mostly steep slopes)
15 acres as roads, utilities, detention ponds, unusable land etc.
35 acres (1,524,600 sq. ft) in developable lots
estimated total development size
FAR .20 304,920 gross feet building area
FAR .25 381,150 gross feet building area
FAR .30 457,380 gross feet building area
estimated minimum housing space
w /FAR .2 30,492 gross feet housing
w /FAR .25 38,115 gross feet housing
w /FAR .3 45,738 gross feet housing
estimated maximum retail space
w /FAR .2 12,197 gross feet retail
w /FAR .25 15,246 gross feet retail
w /FAR .3 18,295 gross feet retail
(business.wk 12/6/90)
SAMPLE BUSINESS PARK CONFIGURATION
(apr.
(apr.
(apr.
30 1,000 sq. ft.units)
38 1,000 sq. ft units)
56 1,000 sq. ft units)
MASSACHUSE I IS AUDUBON SOCIETY
Sanctuary Department
To: Mary Shanley
From: Gary Clayto
Date: December 31, 1990
Re: Proposed Business Park in Northampton
I've taken a quick look at the proposed zoning change in Northampton on Route 10.
The first item to consider is whether the proposed land uses are appropriate for this
site. is the site, for example, currently within the "cone of influence" of a public water
well or within the recharge of a public water supply? If so, then moderately intensive
business and commercial development doesn't make sense. Another example might
involve the presence of prime agricultural soils as an overriding issue. Some
communities have also adopted an open space protection zone. This concept can work well
but must pass some important legal as well as political hurdles. At a minimum the
municipality needs to have developed and adopted an O en S ace Protection Plan that can
formally tie the preservation of open space to a variety of important public interests
such as maintaining public water supplies, reducing flood hazard potential, preventing
pollution, protecting endangered species habitat, etc.
The proposed zoning change from residential to business park presents some
fundamental changes in the possible land use options for this site. On the positive side, it
would force the development to be clustered (somewhat) leaving half the site
undeveloped. (I assume the current residential zoning is the typical "cookie- cutter)
1/2 or 1 acre standard subdivision.) On the negative side, any development is likely to
have some adverse environmental consequences. Manufacturing and business trades and
services have a somewhat higher potential to introduce relatively large amounts of
hazardous materials onto the site.
In response to your specific questions:
1. The proposed bylaw indicates the open space to be preserved shall be
restricted to "open space, conservation, and recreational uses." That
means it can be anything from ballfields, playgrounds, la rounds, golf courses to
existing wetlands and woodlands. Since the land must also be deeded to the
Conservation or Recreation Commission or a private conservation
organization, I don't think there is any likelihood of it becoming a gravel 1
pit. !would advocate that the formula under Section 17.3 (3) be changed e
from 50 percent of open land not be wetlands to /5 percent, At t e_,same
me we sEould advocate fora specific setback from wetlands of 75 -100
feet under Section 6.5. Finally, while public access to this common land
is importan think i as to be a requirement or conserva io1 /V0
land Otherwise. it may invite_managemerlf-problems: regarding motorized
off -road vehicles that will adversely impact the wildlife habitat values of
thj e.
7
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
SUBJECT: Response to December 6 Memo Regarding Proposed
Route 10 Business Park
Dave,
FROM: Marcia Berkley, Community Development Planner
TO: Dave Musante
DATE: December 19, 1990
The Route 10 Business Park has been moving ahead. To date we have:
drafted a Business Park zone, met with the four property owners in
the Route 10 area and met members of the Planning Board to receive
input and support for the proposed rezoning. We also met with John
Morrison to advise him of the rezoning. In addition, we have
provided development entity options to the property owners for
their consideration they would have to work together as one
entity. Within the next few weeks we will:
1) Meet with Herb August to see if he is interested in the park
and participation.
2) January 7 meet again with property owners for input on the
rezoning.
3) January 9 meet again with zoning sub committee of Planning
Board for input.
Meet with Redevelopment Authority to advise of project.
In response to your questions attached memo:
1) We have estimated sewer costs developed by Huntley estimated
at $2.0 million for sewer and $360,000 for looping the water
line.
David B. Musante, Jr.
Mayor
VPX, CITY OF NORTHAMPTON
I MASSACHUSETTS
CITY HALL
210 Main Street
Northampton, MA 01060
MEMO TO: Penny Kim, Marcia Berkley
OFFICE OF THE MAYOR
(413) 586 -6950
FAX: (413) 586 -3726
SUBJECT: Proposed Route 10 Industrial Zone Project
December 6, 1990
Please schedule a brainstorming meeting with Jerry Hayes to discuss the
feasibility of bringing the Proposed Route 10 Industrial Zone'Project to
fruition. Some of the questions that I have are as follows:
(1) Do we have estimated development costs to install a sewage
system yet?
(2) Do we have a time line on when the proposed new zoning for
this area will become effective? Do we need to spell out
progress on this project to the public/Council as a precon-
dition for zoning support?
(3)
What avenues for financing of the new sewer system have been
explored? Private /public partnerships? Mass Land Bank?
Local banks through !'Community Reinvestment.Act
.Has Jerry run numbers of return vs. investment for this
project? 'If yes, what are they?
(5) How does the PVPC Traffic Study for this
project?
I would like to get a reading on all of this. Thank you.
Sincerely,
DBM /mlk
area affect
n
David Musante, Jr.
Mayor
City of Northampton
the
b
DEC 0 7 1990
OFp -L'g- OF I-
O LOp ENT G
Land Sale Proceeds
Equity Funding
Ci for Off -Site Serer (5011
Total Sources of Funds
Sub Total
Engineering 101 (Inclndes Stave! t 21E1
Contingency 101
Legal
Idninistration ($15,000/yr 1 yrs)
Environiental Input Report
(lawn ivg51 of Land Sales
Interis Interest 1 101 Blended
EORT01EPT0D EIECOTIVE P111
DEVELOPER: OVEER'S COUSORTIDE
4/19/89
I.S00RCES OF FOEDS
II.OSES OF POUDS
Site lsseibly:
Land lcquisition (104 acres 1. $10,000 /1cre1
Appraisal t Titles
Chapter 21-E lnalysis
Legal
Sub -Total
Contingency
Total Site 1sseibly
Developient Costs:
load Construction
(4,500 ft 1 $2001ft1
Site Grading and Preparation
Site leiediation
Signal 1 Routes 5 t 10
Off -Site Serer
900,000
101,000 ✓4
0
0
1,700,000
Proceeds to Developer
Value of Land (104 Acres 1 $10,00011cre) 1,040 000
Profit (1311 120,
Total Proceeds to Developer
Total Developient Costs
Gross Eorthaipton Executive Park Project Costs
5,580,888
(0)
850,000
6,430,887 c,c
0 0. =44 7 c ,yam 0'.°P
6,000
6,000
10,000
22,000
0
6,408,881
Cf CG CGG
L r3
1c,15D
4,7 01,000
0,100
260,000
30,000o p kA
105,000 C
25,000
279,044 o
918,2
108T01MPT01 EIECOTIYE P111 LIBB SILE P1OJECTIOIS
Icres Sol
Sales Pricellcre Escalating 1 54 per year).
lcres Sol IndastriiUse
Sales Price rre fhrcalang 1 51 per year)
Gross Land Sale Proceeds
0 1,010,000 1,060,500 1,113,525 1,169,201 1,221,6
Interii Loan Balance (Total Eisas Land /Profit) 4,080,000 4,080,000 3,070,000 2,009,500 895,975 (273,226)
Principal Paydorn 0 (1,010,000) (1,060,500) (1, 113, 525) (1 ,169,201) (1,221,661) (5,580,888)
Ending Loan Balance 4,080,000 3,070,000 2,009,500 895,915 (273,2261(1,500,888)
flerelopient Tear Tear Year Tear Tear
Tear 1 2 3 4 5 Total
0 10.10 10.10 10.10 10.10 10.10 50.50
0 60,000 63,000 66,150 69,458 72,930
10.10 10.10 10.10 10.10 10.10 50.50
40,000 42,000 44,100 46,305 48,620
\CC C
J LEo a a
IO1T810PTOE EISCOTITE PAII
DE'JELOPEI: 0O1T810PT00 IEDETELOPXEIT IOTOOUITI
4/19/89
I.SOOICES OF FOBS
Land Sale Proceeds 5,580,888
Grant Funding 0
City Funding for Off -Site Serer 1,650,000
Total Sources of Funds 1,230,888
II.OSES OF P00DS
Site lsseshly:
Land Acquisition (104 acres 1 515,000 /acre) 1,560,000
Appraisal t Titles 6,000
Chapter 21-1 Analysis 6,000
Legal 25,000
Sub Total
Contingency (101)
Total Site Asseibly
Developient Costs:
load Construction
(4,500 ft 1 $200/ft)
Site Grading and Preparation
Site lenediation
Signal 1 loutes 5 t 10
Off Site Serer
1,591,000
159,100
1,756,100
Sub Total 2,701,000
Engineering 10% (Includes Survey t 210) 210,100
Contingency 101 260,000
Legal 30,000
ldiinistration (515,000/yr 1 yrs) 105,000
Environsental Inpact leport 25,000
Oarleting 51 of Land Sales 219,044
Intern Interest 1 10% Blended 1,728,669'
Profit 105,315
Total Developient Costs 5,504,188
Gross Oortharpton Executive Part Project Costs 1,260,888
a
t-
C°
F
0
3
January 1, 1990
UNIVERSITY OF MASSACHUSETTS
AT AMHERST
Hills North
Amherst, MA 01003
(413) 545 -2255
FAX: 413- 545 -1772
Ms. Penny Kim, Director
Office of Planning and Development
City of Northampton
City Hall
Northampton, MA 01060
Department of Landscape Architecture
and Regional Planning
Dear Penny:
Thank you for the opportunity to review the proposed Business Park Zoning Amendment I think
it looks great and that it has tremendous potential. I particularly liked the unique mix of residential,
retail and industrial uses. Bravo!
I have a few minor thoughts:
1. Would it be advantageous for the City to allow the developer to build housing off premises
r
if he /she wishes to build all industrial? w L
1ncr�^.are Kcd 42:-/- 1
_)2! Would it be advantageous for the City to allow a relaxation of setback for residential uses
A/6 that abut open land or land that is designated for open space? For example, if the developer
donates land to the City could he /she build up to the property line? 4/o s r yi d qtr `/_r 4 r e
n .s
cs i 7/, S -s e'/ h.rt'H� a n b�
3. Could the d eveloper deed over land to a city housing agency or non profit to build as it
y e�_o wishes in exchange for an increase in. density? (I don't have your zoning in my office
you may allow this already).
Will there be separate access /egress for the housing? 1c' co 6e 'e 's
r b.- t r Se 1 e 4 'we Yr E
/•1 e'r r' d 7 a /y 7 C
5. The way I read this is that the housing could be i n the same structure as a retail or industrial
use. Did I miss 'something Is this intentional? If it is, will the mixed traffic bother
people? (I f-(' ��-1 v.
Why are you allowing your industrial to be taller than you residential structures? You
p„44 g9 might want to consider a waiver provision on this. uren "2, t ti F ti 41
Super job!
Sincerely,
John Mullin, Ph.D., AICP
Department Head
and Professor of Urban Planning
The University of Massachusetts is an Affirmative Action /Equal Opportunity Institution
4
UF',..ec
supposed to be "affordable housing units" in the sense of linkage. This is a
complex concept and should be spelled out more carefully. Likewise, I am
unclear as the basis for the limits on "community facilities" and "retail or
commercial uses Why not utitin a Planned Unit Development approach to
allow room to negotiate the allocation of space for various purposes, rather
than pre ordaining them in the amendment?
I would be happy to discuss these comments further with representatives of
the City if it would be helpful.
Again, I complement the planning staff for consulting Mass. Audubon.
Rutherford H. Platt
Professor of Geography and
Planning. Law
University of Massachusetts
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
EXAMPLE:
SAMPLE BUSINESS PARK CONFIGURATION
100 acres, raw land
50 acres (50 as common open space (mostly steep slopes)
15 acres as roads, utilities, detention ponds. unusable land etc.
35 acres (1,524,600 sq. ft) in developable lots
estimated total development size
FAR .20 304,920 gross feet building area
FAR .25 381,150 gross feet building area
FAR .30 457,380 gross feet building area
estimated minimum housing space
w /FAR .2 30,492 gross feet housing (apr. 30 1,000 sq. ft.units)
w /FAR .25 38,115 gross feet housing (apr. 38 1,000 sq.' ft units)
w /FAR .3 45,738 gross feet housing (apr. 56 1,000 sq. ft units)
estimated maximum retail space
w /FAR .2 12,197 gross feet retail
w /FAR .25 15,246 gross feet retail
w /FAR .3 18,295 gross feet retail
(business.wk 12/6/90)
DRAFT
Memorandum
To: Marcia E. Berkley, Community Development Planner
City of Northampton, Massachusetts
From: Jerry Hayes
November 28, 1990
Subject: Organizational Alternatives Northampton Business Park
Per your recent request, I have identified and evaluated several
alternative organizational approaches to the development of the
proposed Northampton Business Park on Route 10 in Northampton.
Under the proposed "Business Park District" amendment to the
Northampton Zoning Ordinance, a minimum of 75 contiguous acres of
land will be required to qualify for a "Planned Business Park
Special Permit The land presently contemplated for development,
as the Northampton Business .Park comprises the following parcels
(see the attached map):
Parcel Owner Size
v oeu
t�
37 -49 Bruce W. Sanderson
40.30
44 -29 Robert Zewski
44 -30 Ralph /Samuel /David Goldfarb
44 -31 Dorothy /Adolph Raymond 8.10 ;ptigoyc
Since Parcels 37 -49 and 44 -30 are not contiguous and are separated
by Parcel 44 -29, at least three of these parcels of land must be
incorporated in any proposed development plan in order to achieve
the specified threshold size requirement.
As a practical matter, the minimum size requirement will compel the
respective owners of all the subject parcels to consider various
alternative strategies for aggregating the necessary acreage and
then preparing a single comprehensive plan for the development of
the Northampton Business Park in full conformance with the proposed
zoning amendment.
Given the considerable complexity and difficulty of: obtaining
financing for both the required public infrastructure improvements
and the extensive on -site development; of preparing a single
workable development plan; of obtaining a variety of permits and
approvals; and of implementing, managing and marketing a project
of this scale, I have ruled out the possibility of the owners
proceeding in an informal affiliation with each other.
DRAFT
With this important caveat, the following are the organizational
alternatives which might be appropriate under the circumstances:
o Sale to a Third Party. Some combination of the four owners
could sell sufficient land to a third party who would
undertake the responsibility for planning and implementing the
project. Presuming that the sale occurs after the adoption
of the proposed zoning amendment, the owners would be
compensated for the value of the property in the context of
this new potential land use. In this scenario, the owners
would have very little risk.
Prospective buyers would include private, non profit (eg.
WestMass Area Development Corporation) and governmental
developers. In the near term, the potential of a third party
developer of any type may be quite limited because of the
prevailing economic environment. Prospects will improve,
however, as the economy improves and after the property is
properly zoned.
o Owner Buy -Out. One or more of the existing owner(s) could
acquire sufficient land owned by the other(s). Then, the
remaining owner(s) could develop the tract either individually
or by forming a partnership or corporation (see below) in
order to develop the property.
o Partnership or Realty Trust. One or more of the existing
owner(s) could create a "partnership" or "realty trust" which
would acquire sufficient land owned by the others. Ownership
in the partnership or realty trust would probably be based on
the relative value of the various parcels of land as a part
of the overall development (factors such as parcel size,
frontage and net buildable area should be considered in
determining relative value). In either the partnership or the
realty trust, the parties would retain personal liability.
o Corporation. One or more of the existing owner(s) could
create a "corporation" (either a so- called "C Corporation" or
a "Sub- chapter S Corporation to acquire and develop
sufficient land. The basic approach would be the same as in
the case of the partnership or realty trust, but the owners
would hold stock in the corporation instead of an "interest"
in a partnership or trust. Corporations also provide some
measure of shelter from personal liability.
o Limited Partnership. The owners could create a "limited
partnership" to acquire and develop sufficient land. Under
this arrangement, a single party (perhaps an existing owner)
would perform as "general partner" and manage the affairs of
the limited partnership. The general partner would hold a
nominal interest in the limited partnership but would be
compensated for his /her packaging and management services.
All
DRAFT
the subject property owners would become "limited partners"
and, except in the instance of a limited partner who also
served as the general partner, would not have a role in the
project's implementation. The risk of a limited partner is
generally limited to their financial investment in the limited
partnership. The limited partners would be compensated by a
distribution of the net development proceeds according to
their relative limited partnership "interest
Evaluating these alternatives will require a careful analysis of
the individual needs and objectives of the four owners. Each owner
will be motivated by many factors including: their own vision of
the future of the property; their relative wealth and the nature
of their overall investment portfolio; the extent of the risk which
they are willing to assume; the level of expertise which they can
lend to the planning and implementation of the venture; their
desire for short term or long term compensation; their individual
tax situation, etc. Each owner should be encouraged to consult
their attorney and accountant before making a decision.
In summary, the four owners should be given an opportunity to
assess the risks and rewards of the proposed Northampton Business
Park and to determine the approach which best balances their
individual and collective needs. The City of Northampton can
certainly function as a facilitator in this process. In the final
analysis, however, the responsibility for making the organizational
decision is vested in the owners themselves.
City of Northampton, Massachusetts
Office of Planning and Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
TO: David B. Musante, Jr.
FROM: Wayne Feiden
RE: Proposed Business Park Zoning
DATE: December 5, 1990
Thank you for you November 26, 1990 memo on the proposed business
park zoning. I want to respond to both of your suggestions.
1.) You suggested a undisturbed buffer along Easthampton Road of
at least 60 yards (180 feet).
The proposed zoning requires a 30 foot heavily landscaped
(including undisturbed natural area) buffer along the road and
prohibits building within 80 feet of the road. This buffer
will not make the business park totally invisible from the
road, but it is adequate to prevent the business park from
being an eye sore. Because of the limited area available for
development, however, requiring a much wider buffer would
probably make it much more difficult, if not impossible, to
develop a business park. Certainly the buffer could be
widened somewhat.
2.) You suggested that we consult with a group with development
expertise and ask their opinion about the practicality of the
business park from a developer's perspective.
We are in the process of doing this. Jerry Hayes, our
consultant on this project, has already reviewed the proposed
zoning and made a few comments. His comments are incorporated
into the draft you reviewed. We have also sent a copy of the
draft to the landowners, which includes two developers, and
will be meeting with them within the next few weeks.
Thanks again for your comments.
fl
C3,
City of Northampton
TO: Penny, Wayne, Marcia
FROM: David B. Musante, Jr., Mayor
SUBJECT: Proposed Business Park Zoning
DATE:
FILE:
November 26, 1990
DBM /mlk
MEMORANDUM
The enclosed proposal looks quite good. I have a couple of
suggestions which should be fairly easy to implement.
(1) In order to keep Easthampton Road (Route 10) in its
present state relative to the view from the road, it is
suggested that all development (including the clearing
of trees) be limited to areas at least 60 yards from
the road. I have seen this restriction relative to
development on the Cape and it is wonderful. The
character of the streetscape can remain rural while
accomplishing the objective of providing jobs and
housing. I would really like to see this concept built
into the zoning. If it presents a problem, please see
me.
(2) I would urge you to sit down with Pat Goggins, Skip
Pichette and Bill :Gillen, or some other team with
their development expertise,after they have reviewed
the proposed zoning and ask'their opinion as to its
practicability from a developer's perspective. We
must keep the zoning flexible enough to accommodate
good opportunities as they present themselves yet be
restrictive enough to protect the area.
Please get back to me on these points. Thank you.
Office of the Mayor
conflict of interest before application
prccessing and/or the grant is resumed.
Section 319 Of Public Law 101 121
generally prohibits recipients of Federal
contracts. grants, and loans from using
appropriated funds for lobbying the
Executive or Leeisletive Branches of the
Federal Government in connection with
a specific contract, grant, or loan. A
"Certification for Contracts, Grants,
Loans and Cooperative Agreements"
and the SF -LLL, 'Disclosure of Lobbying
P.ctivities" if applicable), is required to
be submitted with the application.
Applicants are subject to
Government -wide Debarment and
Suspension (Nonprocurement)
requirements as stated in 15 CFR past
26. In accordance with the Drug -Free
Workplace Act of 1983, each applicant
must make the appropriate certification
as a "prior condition" to receiving a
grant or cooperative agreement.
Applicants should be mindful that a
false statement on the application may
be grounds for denial or termination of
funds and grounds for possible
punishment by a fine or imprisonment.
Awards under these programs shall be
subject to all Federal and Departmental
regulations, policies, and procedures
applicable to Federal assistance awards.
The following material describes other
policies and procedures associated with
each of EDA's programs.
II. Program: Public Works and
.Development Facilities Assistance
(Catalog of Federal Domestic Assistance:
11.300 Economic Development Grants and
Loans for Public Works and Development
Facilities. 11.304 Economic Development
Public Works Impact Program (PWIP))
Summary
Funds available under the Public
Works Program are used to finance
public works and development facilities
that contribute to the economic
development of distressed areas. EDA's
public works expenditures are
authorized by titles I and IV of the
Public Works and Economic
Development Act of 1965, as amended
(PVWEDA), 42 U.S.C. 3131 and 42 U.S.C.
3171(a)(3).
Eligibility
Eligible applicants under this program
include any state, or political
subdivision thereof, Indian. tribe, the
Federated States of Micronesia, the
Republic of the Marshall Islands, the
Commonwealth of Puerto Rico, the
Virgin Islands, Guam, American Samoa
and the Commonwealth of the Northern
Mariana Islands, or private or public
nonprofit organization or association
representing any redevelopment area or
Federal Register Vol. 55, No. 101 Thursday, May 24, 1990 Notices
part thereof, if the project is located
within an EDA- designated
redevelopment area. Redevelopment
areas, other than those designated under
the Public Works Impact Program, must
have a current EDA- approved Overall
Economic Development Program
(OEDP). Political entities claiming
eligibility under OEDPs developed by
multicounty economic development
organizations are expected to continue
to participate actively in the
organization. Further information on
areas eligible for this program is
available from EDA's Regional Offices.
Nonprofit applicants are urz d to seek
the cooperation and support of units of
local government and, when deemed
approrriate by EDA, to have the local
government serve as co- applicant for
EDA assistance. This serves the purpose
of ensuring the financial stability and
continuity of the project after its
construction and during its useful life, in
the event the nonprofit entity finds itself
in a position of not having the financial
resources to properly and efficiently
administer, operate and maintain the
EDA- assisted facility consistent with the
provisions 0113 CFR Part 314—Property
Management Standards.
Pr og-°am Objective
The purpose of the Public Works
Program is to assist communities with
the funding of public works and
development facilities that contribute to
the creation or retention of private
sector jobs and a1Ie°vVation of
ui p oyment and unZeremplQent.
Such assistance is designed to help
communities achieve lasting
improvement by stabilizing and
diversifying local economies, and
improving ing loczl and the
economic environment of the area. EDA
emphasizes the alleviation of
unemployment and underemployment
among residents of the project area as a
primary fuel's of this program. In view of
the cu::ent rural distress, applications
from rural communities will be reviewed
with particular interest.
Funding .4 t ailobiliiy
Funds in the amount of S109.830
million are available for this program.
%Congress has directed that S10.997
million of this total will be awarded to
specific grantees without the benefit of
competitive evaluation.
Funding Instrument
EDA may provide grants with
maximum EDA participation of 80
per project costs. Un an average
EDA grants cover apo %tely 50
o
perc ern p roject cos p p :scants will
be required to provide the local share
21487
from acceptable sources including, but
n im►le to, cash, lo�overnment
general obligation or revenuegnds
Community Development Block Grant
(CD;3G) entitlement funds or balance of
state awards; Farmers Home
Administration loans; and other public
and private financing, including
donations.
The local share need not be in hand at
the time of application; however, the
applicant must have a firm commitment
from identified sources, and the funds
must be readlly.a aiL�le.
The local share must not be
encumbered in any way that would
preclude its use consistent with the
requirements of the grant agreement.
Priority will be given to applications
which maximize the local share's
percentage of the project cost
Supplementary grant assistance to
finance more than 50 percent of project
costs will only be approved by EDA for
projects in areas of hieh
Decisions on such assistance will be
based on the nature of the project, the
amount of fair user charges or other
revenues the project may reasonably be
expec dd tt oe generate, al
applicant to und_the_pmj tcost_ s, and
the relative needs of the project (see 13
CFR 305.5).
Selection Criteria
For both regular Public Works
projects and Public Works Impact
Program (PWIP) projects, priority
consideration will be given to those
which are the most competitive based
upon the project selection criteria set
forth below, that best meet the needs of
eligible areas, and that are located in
areas of severe economic distress.
A. Public Works Projects
Factors that will be taken into account
in considering projects eligible under
section 101(a)(1)(A) (C) of PWEDA, 42
U.S.C. 3131(a)(1)(A)-{C). include
whether and to what extent the project:
1. Improves opportunities for the
successful establishment or expansion
of industrial or commercial facilities in
the area where such project will be
located;
2. Assists in creating or retaining
private sector jobs in the near term and
assists in the creation of additional long
term employment opportunities,
provided the jobs are not transferred
from any other area of the United States,
and will result in a low cost per job in
relation to total EDA cost;
3. Benefits the long -term unemployed
and members of low- income families
who are residents of the area to be
served by the project;
4. Fulfills a pressing need of the area,
or part thereof. in which it will be
located;
5.1s consistent with the EDA
approved Overall Economic
Development Program (OEDP) for the
area in which it is, or will be, located,
and has broad community support;
6. Is supported by significant private
sector investment;
7. Has adequate local share of funds
with evidence of firm commitment and
availability;
8. Supports developments taking place
in designated enterprise zones,
particularly in rural areas;
9. Demonstrates that necessary
permits. land acquisitions, or options on
land and rights -of -way have been
obtained and that all other Legal
requirements of the application process
have been satisfied;
10. Includes a larger local share than
the minimum required; and maximizes
the amount of local and /or State funding
possible; and
11. Gives evidence of the ability to
begin and complete construction in a
timely manner in accordance with a
schedule to be agreed upon by EDA and
the applicant and included in the grant
award. EDA discourages the start of
construction prior to grant award and
cautions that financial hardship may be
experienced by applicants whose
projects are not ultimately approved
because of compliance deficiencies or
lack of competitiveness with other
proposals. EDA will require all
applicants that request approval to
proceed with construction prior to grant
award to acknowledge. that they are
proceeding at their own risk without
recourse to EDA should the grant not be
awarded and /or EDA requirements not
be met. Furthermore, EDA may view th
start of construction prior to grant
award as an indication that the grant
funds are not essential for the successful
development of the project.
B. Public Works impact Program
Factors that will be taken into account
in considering projects under the Public
Works Impact Program (PWIP)
authorized by section 101(a)(1)(D) of
PWEDA. 42 U.S.C. 3131(a)(1)(D), include
whether and to what extent the project:
1. Directly assists in creating
immediate useful work (Le., construction
jobs) for the unemployed and
underemployed residents in the project
area:
2. Improves the economic or
community environment in areas of
severe economic distress;
3. Includes a specific plan (i.e., PWIP
Employment Strategy) for hiring the
unemployed and underemployed
Federal Regis, Vol. 55, No. 101 Thursday, May 24, 1..../ Notices
persons from the project area to work on
the construction of the project; EDA will
evaluate all plans to ensure that they
contain a logical explanation of how the
employment objectives will be met;
4. Assists in providing long -term
employment opportunities or other
economic benefits for the unemployed
and underemployed in the project area;
5. Primarily benefits low-income
families by providing essential
community services, or satisfying a
pressing public need:
6. In addition to the requirement for
regular public works projects, as
contained in paragraph A.11, can begin
construction quickly (normally within
120 days after acceptance of the grant
by the applicant); and
7. Has substantial labor intensity,
where labor intensity is the proportion
of labor costs to -the total piolect
C. Industrial Park Projects
Projects which will primarily serve an
industrial park or site will be evaluated
on such additional factors as:
1. A detailed analysis of existing
industrial park capacity and utilization;
occupancy rates for existing developed
industrial acres currently available
within a 25 -mile radius of the project
site. For cities with populations over
50,000, the prescribed area may be
determined by an analysis of industrial
sites within an established industrial
area, which may be less than a 25 -mile
radius. Contact the economic
development representative (EDR) for
the area or the appropriate EDA
regional office for guidance.
2. Commitments in writing from
identified tenants to expand existing
operations or to locate in the industrial
park or site. Commitments must include
a description of the industry. the numbe
of jobs created or saved, and an
implementation schedule, and the
relationship of the commitment to the
requested grant assistance.
3. The existence of a concrete
marketing strategy and demonstrated
financial ability to market space in the
industrial park or site. Strong emphasis
will be placed upon this requirement.
our i Ft s
EDA will support tourism or
recreational projects. where it can be
demonstrated to EDA's satisfaction that
tourism is a major industry in the area
or that the project will assist in creating
a significant number of jobs, in which
case, the project must directly assist in
providing job opportunities for
unemployed and underemployed
persons of the area and otherwise
support the long-term growth of the
area.
E. Favorable Consideration Is Not Likely
for Projects Which
1. Are in areas with unemployment
rates below the national average. unless
it can be demonstrated to EDA's
satisfaction by other more appropriate
measures that the area is suffering
substantial distress and economic
hardship;
2. Are in pockets of economic distress
surrounded by economically affluent
areas:
3. Are in Economic Development
Centers that have stable economies with
little distress, unless the application
includes an Employment Strategy that
contains a logical explanation of how
new job opportunities will be created for
and filled by residents of nearby highly
distressed redevelopment areas;
4. Do not benefit the long -term
unemployed or members of low- income
families or otherwise substantially
further the objectives of the Economic
Opportunity Act of 1964;
5. Cannot be implemented within a
reasonable period of time;
6. Involve substantial land purchase,
or land purchases involving exorbitant
costs; EDA prefers not being involved
with land purchases;
7. Do not have the applicant's share of
project funding readily available:
8. Involve industrial parks where there
is evidence of excessive vacancies in
existing developed industrial parks or
sites in close proximity to the proposed
project, unless there is significant
evidence the proposed project is
targeted to types of firrns not readily
accommodated or served by the existing
industrial parks and firm commitments
to locate in the industrial park exist:
9. Involve industrial parks that are
owned and operated by individuals or
for profit entities as opposed to publicly
owned facilities:
10. Involve vocational- technical
schools unless a direct link has been
established between the training
curriculum and the needs of existing
local employers or those committed to
locate in the labor market area;
11. Require a mortgage to be placed on
the real property or the facility to be
constructed /improved with EDA funds:
12. Request additional financial
assistance from EDA to finance cost
overruns;
13. Involve nonindustrial street /road
construction or repair that is normally
the responsibility of local government.
county, or Federal highway programs;
14. Involve public buildings including.
but not limited to, judicial buildings,
courthouses, jails. fire stations,
hospitals. medica; clinics, social service
buildings, civic auditoriums, convention
centers, museums, and theaters;
15. Involve parking garages and
pedestrian walkways (elevated or
ground level)
16. Involve land reclamation that
primarily involves subsurface
demolition and site cleanup activities; or
17. Involve beautification projects.
Construction Project Implementation
As indicated in the first section of this
Notice, EDA expects construction
projects to be initialed and completed in
a timely manner and in accordance with
the schedule agreed upon in the grant
documentation. The recipient will be
responsible for promptly notifying EDA
of any events that prevent adherence to
the approved schedule. The recipient
must also provide an explanation of
why the events were beyond its ability
to predict or control and obtain EDA's
approval of changes in the schedule
prior to proceeding with.project
implementation. EDA expects recipients
to anticipate predictable delays (such as
those caused by land acquisition
problems, local financing requirements,
normal weather conditions in the area,
acquisition of state permits and
approvals, and public objections to the
project), and to take them into account
in preparing the project schedule.
Recipients who fail to comply with
project schedules shall be subject to
grant suspension and /or termination.
Under most circumstances, EDA will
not provide additional funds to finance
overruns that occur during project
implementation.
Proposal Submission Procedures
To establish the merits of project
proposals, interested parties should first
contact the economic development
representative for the area. The EDA
regional office can provide the name,
address and telephone number of the
economic development representative
for the area who will provide a
preapplication form (ED -101P, OMB
Approval No. 0610 -0011) and arrange for
conferences to discuss the proposaL
EDA will screen proposals before
inviting the submission of a formal
application. Proposals will be evaluated
based upon:
1. Conformance with statutory and
other legal requirements and with the
selection criteria mentioned above;
2. The merits of the proposal in
addressing the relative economic
development needs of the eligible area
and
3. The availability of funds as
allocated to the regional offices.
Processing time for project proposals
will depend on the completeness of
Federal Register Vol. 55, No. 101 Thursday. May 24, 1990 Notices
information provided in the
preapplication form and supporting
documents at the time of submission.
Project proposals that require additional
information from applicants or other
sources will be returned to OOtrect
deficiencies and the official application
receipt dates will be adjusted
accordingly.
Formal Application Prccedures
Following, a review of project
proposals, EDA will invite entities
whose projects are selected for
consideration to submit formal
applications. The formal application will
include an ED -101A, as approved by the
Office of Management and Budget
Control No. 0610-0011.
Previous Applications
Project applications invited, but not
funded in FY 1989, remain eligible for
funding consideration. Those
applications which were received prior
to the date of this Notice, will be
processed and evaluated in accordance
with the project selection criteria
published for FY 1989 and current legal
requirements. Those applications
received on or after the date of this
Notice, must be consistent with the
project selection criteria and
requirements published in this Notice.
Applicants whose projects were invited
but not submitted to EDA in FY 1989
should contact the appropriate EDA
regional office regarding forms to be
used for FY 1990.
Further Lnformation
For further information contact the
appropriate EDA regional office (see
section X of this Notice).
III. Prod am: Guaranteed Loans
(Catalog of Federal Dornestic Assistance:
11.301 Economic Development— Business
Development Assistance)
Summary
Authority is available to guarantee up
to eighty percent (80%) of the principal
and interest of loans made by eligible
commercial lending institutions to
private borrowers for the purchase of
fixed assets and/or for working capital
purposes for projects located in areas
eligible for EDA assistance. EDA loan
guarantees are made available to help
businesses expand. establish, or
maintain operations in both rural and
urban eligible areas throughout the
Nation. Guarantees offered under this
program are made at the discretion of
the Assistant Secretary for Economic
Development based upon data from the
borrower and lender current at the time
the guarantee is offered, under the
21489
authority of Public taw 80- 138 (42
US.C. 3142-32484W.
Precpplication Procedures
Applicants should contact either the
Austin or Philadelphia Regional Office
Business Loans Division to dlscnss their
proposals. EDA staff will screen
proposals before inviting a formal
application. Proposals will be evaluated
based upon conformance with the
following
1. Statutory requirements contained in
the Act;
2. Regulatory requirements contained
in 13 CFR parts 306 and 309; and
restated in this Notice; and
3. Provisions of Office of Management
and Budget (OMB) Revised Circulars A-
70 and A -129.
Revised OMB Circulars A -70 and A -129
Requirements
All loan guarantees must conform to
the requirements of A -70 and A -129,
without exception. The most significant
requirements are as follows:
1. Loans must be secured by first
priority, unsubordinated liens on
collateral having vahne in excess of the
full amount of the loan.
2. A guarantee fee will be charged.
3. Not more than eighty percent (80%)
of the principal and the interest on a
loan may be guaranteed.
4. The lender must bear a significant
portion of the risk of loss on the loan. No
other security, guarantees, or any other
arrangement that would not inure
ratably to EDA for that portion of the
loan not guaranteed by IDA will be
permitted.
5. No loan directly involved with tax
exempt obligations, such as industrial
revenue bonds, will be guaranteed.
Supplementary Information
A. Amount of Funding Available
EDA is authorized to commit up to
$150 million to guarantee contingent
liability for loan principal in FY 1990.
B. Type of Financial Assistance
EDA staff will consider proposals for
the guarantee of loans made by private
lending institutions to private borrowers
to finance fixed assets or for working
capital purposes. EDA staff will not
accept applications for projects which
involve real estate development for
either investment or speculation. or for
the refinancing of current debt.
C. Who May Apply
Formal applications will be invited by
EDA staff only after review and
acceptance of satisfactory project
proposals. Applications will be accepted
r�J
i,
City of Northamptc t assachusetts
Office of Planning Development
City Hall 210 Main Street
Northampton, MA 01060 (413) 586 -6950
Community and Economic Development
Conservation Historic Preservation
Planning Board Zoning Board of Appeals
Northampton Parking Commission
November 27, 1990
Subject: Route 10 Properties Proposed Business Park Zone Change
Dear Allan Goldfarb, James Raymond, Bruce Sanderson, Roger
Sanderson, Robert Zewski:
Attached please find a copy of a proposed Business Park zoning,
description to be submitted to City Council for approval. The
description best meets the needs of all parties involved both
property owners and the City. I would like the opportunity to
review this description and receive your comments, so I have set a
meeting for Monday, December 17, 1990 9:00 a.m. in Northampton
City Hall Office of Planning and Development. The two items to
discuss at this meeting include: 1) comments on Business Park
zoning description and 2) next steps. Please contact me to confirm
your availability for this meeting. I look forward to seeing you.
Sincerely,
Attachment
cc: J. Hayes, Hayes Associates
MEB /jad
Marcia E. Berkley
Community Development Planner
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Liter rl f Xtr'tllampba t
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Fi F.,111.3r-7i J,r
UPON THE RECOMMENDATION OF Mayt...Dazzid. —P- ucantL, Tr
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section of said Code;
providing t;'tx
for sign requirements in the Business Park Zoning District
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Appendix A.
Section 1. That section 1.5 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
`cti ne Section 7.5 Sians Permitted in the "I" Districts to read:
Section 7.5 Sians Permitted in the "I" and "BP" Districts. In
all• "I" and "BP" Districts, the following exterior signs, and no
others are permitted:
1) for GI Districts not more than two wall signs for each
establishment, provided:
-each sign shall not project horizontally more
than twelve (12) inches therefrom,
-the surface area of each sign shall not aggregate
more than 7 1/2% of the area of the wall on
it is displayed
-if lighted shall be illuminated internally or by
indirect method with white light only,
not more than one wall sign may be attached to
any wall,
-signs shall be placed' on that portion of the
structure being occupied by the establishment
being advertised.
2) for SI and BP Districts, not more than one wall sign
for each lot frontage of each establishment provided:
it is attached and parallel to the main
(frontage) wall of the building,
-each sign shall not project horizontally more
than twelve (12) inches therefrom,
-the surface area of each sign shall not be larger
than 10% of the total wall area of the facade of
one story which is occupied by the establishment
or 100 square feet, whichever is less,
if lighted shall be illuminated internally or by
indirect method with white light only,
signs shall be placed on that portion of the
structure being occupied by the establishment
being advertised.
3) for GI, SI and BP Districts, one ground sign for each
parcel provided:
it shall not exceed one hundred(100) square feet
in surface area,
it shall be set back at least fifteen (15) feet
from any street lot line,
it shall not be erected so that any portion of it
is over fifteen (15) feet above the ground or
sidewalk,
if lighted shall be illuminated internally or by
indirect method with white light only,
all businesses occupying the parcel shall be
advertised on a single ground sign not exceeding
these dimensional requirements.
4) for GI and BP Districts, where a number of individually
owned parcels are developed as a single collective
entity (i.e. an Industrial or Business Park) the Zoning
Board of Appeals may grant a Special Permit permitting
an additional, single, collective ground sign
identifying the collective entity and /or the individual
businesses located therein, and said sign must conform
to all of the requirements for ground signs contained
in 3) above.
Lztro cif 'irri1Yami han
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eighty -Eight
UPON THE RECOiMMENDATION OF yor D av id} g tzE.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Ap endix A.
City of Northampton, Massachusetts, be amended by revising section of said Code;
providing that ...8cxeening._ze_r.egi r.d. for B "siness. Park- D.is..ri-
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows
Appridix A.
Section 1. That section 5 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
v Section 6.5 Screening and Buffers Industrial, Business
and Business Park Districts. Screening and buffers shall be
required on any lot in any Industrial, Business or Business Park
District where it adjoins a lot in a non Industrial, Business or
Business Park District in the following manner; Said buffer
strip shall:
be at least thirty (30) feet in deptY",
b. contain a screen of plantings of ver *icle habitat in
the center of \the strip n t� less than three
feet in depth and six feet in height at the time
of planting,
c. individual shrubs shall be planted not more than five
(5) feet on center,''
-d: said screen and ind $iduals and plantings shall
thereafter be ma,,iitntained by the owner or occupants
so as to maintain a dense screening year round,
e. at least fifty (5a) percent of the plantings shall be
evenly space
f. a solid wall or fence six (6 feet tall, complemented
by suita= e plantings, may be substituted for b.
g. said planti gs, or fence screening must conform with
the o er provisions of Section 6.8.
f. for the B District only, said screening and buffer
sha also be required to screen the use from the
view from abutting collector streets.
tiitU .IIf X.Drt1Xamp ±rnt
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eighty Eight
UPON THE RECOMMENDATION OF Mayor David B. Mu .t,,,e.,.,,I,r
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section$.._1...8_..2.3. &8...7.P of said Code;
providing parka r.quirertents fog usss_ 1n str; rt
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows
Appendix A.
Section 1. That section3.1...8.a.2...8..18f the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows:
"Section
1) revise Section 8.1 Off- Street Parking Requirements by
adding:
Large scale professional and Business Offices One per each
300 square feet of gross floor area.
Light Manufacturing (same as Manufacturing or industrial
establishment)
2) revise Section 8.2 Off- Street Loading and Unloading
Requirements by adding:
Large scale professional and business offices (same as
Retail trade)
Light manufacturing (same as Manufacturing)
3) revise Section 8.10 Parking and Loading Space Standards by
changing the references in #10, #12 and #15 from "Business
or Industrial (B and I) Districts" to "Business, Industrial
and Business Park Districts
4) revise Section 8.10 Parking and Loading Space Standards
#8) to read:
8. Parking shall not be located within five (5) feet from
the front street line in any District. In the Business
Park District, no parking may be located within any
part of the required yard setback areas.
it rif Xtrrtliamptrat
MASSACHUSETTS
Be it ordained by the City Council of the City
Appendix A.
Section 1. That section Article laf the
sachusetts, be amended so that such section shall read as follows:
"Section
In the Year One Thousand Nine Hundred and Figlz.ty..eight
UPON THE RECOMMENDATION OF Major David B. Musante, Jr.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing pptnhix C ode of Ordinances,
adding section Article-17_, of said Code;
City of Northampton, Massachusetts, be amended byx
providing tl _.fszx- ..S.pe•c.ip,3 Permit re4uiremsnts_in the.-Businegs Park Rnming...Dd.SIZ.iCt
of Northampton, in City Council assembled, as follows
Code of Ordinances of the City of Northampton, Mas-
Add a new Article XVII Business Park District Special Permit
Requirement
17.1 To ensure that a use permitted in the Business
District will not overtax the existing municipal infra
nor impair the ability of the city to provide essential
all uses permitted in the Business Park (BP) Zoning
which exceed any of the following thresholds, must
Special Permit from the Zoning Board of Appeals:
constructs over 10,000 sq.ft. of gross floor area (for
the total lot)
generates over 20 cubic yards of refuse per week,
generates a traffic level of over 25 vehicles per
hour,
consumes over 25 gallons /minuet of water from a
municipal system
sewage discharge must be consistent with the existing
city ordinance to include pre treatment as long as it
uses municipal water.
17.2 In the development of land in the BP District, traffic and
safety impacts shall be minimized by (to the fullest extent
feasible) providing for common curb -cuts and common driveways.
In the granting of this Special Permit, the Zoning Board of
Appeals may also approve said common curb -cut and common driveway
in lieu of that required under Section 6.12.2.
Park (BP)
structure
services'
District,
receive a
Lz ti Jai r.r ±1tamhh nt
MASSACHUSETTS
In the Year One Thousand Nine Hundred and Eighty-Eight
UPON THE RECOMMENDATION OF Mayor David B. Musante, Jr.
ORDINANCE
An Ordinance of the City of Northampton, Massachusetts, providing that the Code of Ordinances,
Appendix A.
City of Northampton, Massachusetts, be amended by revising section 3..i .&_5_Z, of said Code;
6.2
providing t _._.for. the .._cr..eation- af- Bus.Saes.s..- Bark. 393-- Zoaing- Di-str- iets -and—
stating the allowed uses therein, and dimensional and density requirements
Be it ordained by the City Council of the City of Northampton, in City Council assembled, as follows:
Appendix A.
Section 1. That section 3.1 &_5 of the Code of Ordinances of the City of Northampton, Mas-
sachusetts, be amended so that such section shall read as follows
"Section
1) revise Section 3.1 Division into Districts by adding a new
Business Park (BP) Zoning District,
2) revise Section 5.2 Table of Use Regulations (Wholesale,
Transportation and Industrial) by:
a) permitting #15 Research offices or establishments for
research and development activities as a matter -of-
right (A /SP -see Sect.17.1) in the Business Park (BP)
Zoning District, and
b) renumbering #4 Manufacturing to #4a., and
adding a new #4b. Light Manufacturing (enterprises
which do not emit or discharge hazardous, injurious or
noxious fumes, gas, smoke, sewage and /or refuse
which would be permitted as a matter -of -right (A /SP -see
Sect.17.1) in the GI, SI and BP Districts and
•prohibited in all others, and
3) Revise Section 5.2 Table of Use Regulations (Retail,
Service, Commercial) by:
a) renumbering #12. Miscellaneous professional and
business offices (etc.) which would be permitted; as a
matter-of-right (A) in the CB, GB, and BB Districts;
by Special Permit (ZBA) in URC and NB Districts; and
prohibited in all others, and
adding a' new #12b. Large Scale Professional and
Business Offices (primarily used for administrative
purposes (eq. corporate headquarters) not sales to the
general public) which would be permitted as a matter
of -right (A /SP -see Sect.17.1) in the BP District and
prohibited in all others.
4) revise Section 6.2 Table of Dimensional and Density
Regulations by requiring, for all uses in the Business Park
(BP) District:
Minimum Lot Area `me acres
Minimum Lot Width /Frontage 200 ft.
Minimum Lot Depth 200 ft.
Minimum Setbacks:
Frontyard (local street) 50 ft.
(collector street) 100 ft.
Sideyard 50 ft.
Rearyard 50 ft.
Max Height /Stories 40ft. -2 1/2 stories
Max. Building Coverage 33%
Max. FAR 0.66
Minimum Open Space 33%
1