Jan9
1
STAFF REPORT
PERMIT
TYPE
PUBLIC
HEARING
DATE
PROPERTY ADDRESS/ ZONE/LOT SIZE
SPECIAL
PERMIT/SITE
PLAN
JAN 9, 2020
7:00 PM 254 OLD WILSON RD /SUBURBAN RESIDENTIAL
OWNER EXISTING
USE
GIL VERRILLO GOLF COURSE
Summary of Request:
The City is the applicant on this proposed limited development project that would allow the owner
to keep 5 building lots while the City permanently protects 105 acres of the remaining land as open
space.
Sustainable Northampton:
This area of the city is not served by public sewer and the plan calls for conservation development .
The 5 residential lots on the upland portion of the site allow the remaining acreage, that has
substantial wetlands, to be protected and restored to a natural state from the current golf course
use. The parcel abuts land that is under protection to the east and south that creates a wildlife
corridor to Arcadia.
Zoning Compliance
There are three relevant sections for this project:
SITE
Existing
City Open
Space
2
1. Special Permit for Open Space Residential Cluster, where the dimensional requirements are
defined on the last page in the table of use for SR and 350-10.5. This is a 3 lot cluster.
2. Special Permit for Flag Lots (also table of use for dimensions) and 350-6.10.
3. Site Plan Review for the overall project as well as shared driveways and 350-11.6. Also
requires a special permit for excess grade.
See attached revised lot layout to meet the standards for Flag Lot as well as to meet the “fall line”
requirements for the existing cell tower. Also note that there was a special permit granted in 2004
for the cell tower that requires a 150’ fall area within property boundaries. That is why the tower
must be on the Lot 3 as shown. This permit also created the access road that will be utilized for
the shared driveway for lots 2, 3, 4.
The applicant is seeking a waiver/special permit from the maximum 10% grade for lots 3 and 4
since the existing access road is already constructed (built prior to the maximum grade standard).
Section 8.8 P which deals with private driveways allows the Board to grant a special permit for
steeper grades particularly for south facing slopes (which these are).
Staff would definitely recommend using the existing access road as it is constructed rather than
creating a bigger cut in the tree canopy. The Fire Department will give feedback on emergency
services prior to the hearing.
Other Permits: Stormwater Permit,
ANR TO DIVIDE THE LOTS.
Staff Recommendation
Approve Approve with Conditions Deny
Staff recommends approval of the special permit for cluster with flag lot and site driveway as
shown with the following recommended conditions. Additional conditions will likely be
forthcoming from the Department of Public Works and/or Fire Department.
APPROVAL CRITERIA from 11.6/10.1-C
(1) The requested use protects adjoining premises against seriously detrimental uses. If applicable,
this shall include provision for surface water drainage, sound and sight buffers and preservation of
views, light, and air; and
(2) The requested use will promote the convenience and safety of vehicular and pedestrian
movement within the site and on adjacent streets, minimize traffic impacts on the streets and roads
in the area. If applicable, this shall include considering the location of driveway openings in
relation to traffic and adjacent streets, access by emergency vehicles, the arrangement of parking
and loading spaces, and provisions for persons with disabilities; and
(3) The requested use will promote a harmonious relationship of structures and open spaces to the
natural landscape, existing buildings and other community assets in the area; and
3
(4) The requested use will not overload, and will mitigate adverse impacts on, the City's resources
including the effect on the City's water supply and distribution system, sanitary and storm sewage
collection and treatment systems, fire protection, streets and schools; and
(5) The requested use meets any special regulations set forth in this chapter including 10.5 for
Cluster Development and 11.6 and 6.10 for flag lots; and
a) Curb cuts onto streets shall be minimized. Access to businesses shall use common driveways,
existing side streets, or loop service roads shared by adjacent lots when possible. More than one
curb cut shall be permitted only when necessary to minimize traffic and safety impacts.
b). Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent
possible,
(6) The requested use bears a positive relationship to the public convenience or welfare. The use
will not unduly impair the integrity of character of the district or adjoining zones, nor be
detrimental to the health, morals, or general welfare. The use shall be in harmony with the general
purpose and intent of the ordinance; and
(7) If applicable, the requested use will promote City planning objectives to the extent possible and
will not adversely affect those objectives, as defined in City master or study plans adopted under
MGL c. 41, § 81C and 81D.
Conditions Prior to Building Permit
1. Record easements for maintenance and access for shared driveway
2. Applicant must submit plans showing roof plans capable of holding PV arrays
3. The applicant must have the install tree protection area inspected to ensure adequate protection
of the trees that are to be saved.
4. The area dedicated for open space shall be, as offered, granted to the City.
Conditions Prior to Certificate of Occupancy
5. The applicant shall replace the trees or make a payment-in-lieu of replacement in accordance
with 350-12.3
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PERMIT
TYPE
PUBLIC
HEARING
DATE
PROPERTY ADDRESS/ ZONE/LOT SIZE
Site Plan
Amendment
Jan 9,
2020
7:30 PM
99 King St./Central Business/
OWNER EXISTING
USE
Springfield
Diocese
Church
Summary of Request:
The Church is seeking an amendment to the parking lot layout of the original plans that were approved by
the Board. The building location for the planned “social hall” remains on the north side of the parcel.
The church feels it needs more parking than originally proposed.
Zoning Compliance
Site Plans must comply with 11.6.
o The original plan did not show trees as required along the frontage at a ratio of 1/30’
of frontage. This plan shows that requirement. In addition, staff feels that additional
trees should be planted on either side of the driveway exiting the parking area to
screen the street end of the new lot.
o
Staff Recommendation
Approve Approve with Conditions Deny
Staff recommends approval of this minor amendment with conditions:
1. Two trees flanking the driveway at the edge of the parking lot should be planted.
2. Other conditions as may be required based on comments from Department of Public Works.
SITE
5
PERMIT
TYPE
PUBLIC
HEARING
DATE
PROPERTY ADDRESS/ ZONE/LOT SIZE
Site Plan
Jan 9, 2020
7:45 PM
54 Fair St./Special Conservancy/
OWNER EXISTING
USE
3-County
Fair
Fairgrounds
Summary of Request:
Verizon Wireless is seeking location of telecommunications onto an existing pole (pole will be replaced)
at the Fairgrounds.
Compliance with Sustainable Northampton
Expansion of wireless capacity supports existing infrastructure, investment and development.
Zoning Compliance
Site Plans must comply with 11.6.
The Board cannot deny a wireless installation unless it does not meet some detailed technical
standard. This site already has a pole that will be replaced, though the antenna will be taller.
Staff Recommendation
Approve Approve with Conditions Deny
SITE
6
PERMIT
TYPE
PUBLIC
HEARING
DATE
PROPERTY ADDRESS/ ZONE/LOT SIZE
Site Plan
Amendment
Jan 9, 2020
8:00 PM
Park Hill Rd./Water Supply Protection/
OWNER EXISTING
USE
Syncharpha
solar
Under
construction
for ground
mounted PV
Summary of Request:
The applicant was granted a special permit with site plan in 2018 to install a ~5MW solar field on the site. At
the time, the interconnect was proposed to be underground from the site to the last utility pole at the end of
Park Hill Rd Extension. National Grid has refused to allow the underground connection within the Park Hill
Rd right of way. Therefore the applicant needs an amendment to install 3 utility poles with overhead lines
connecting the array since it is a change to the site plan previously approved.
Zoning Compliance
None of the rest of the plan for the PV array has changed. The review therefore is a minor change.
Though we push for underground utilities whenever possible, National Grid has been entirely
aggressive and uncooperative in meeting the desires of the City to have these lines underground
rather than on overhead poles. The City therefore has little choice if we want National Grid to
connect this array.
o
Staff Recommendation
Approve Approve with Conditions Deny
SITE