C-PMT-2300986-Special Permit Narrative
Special Permit with Site Plan Application Narrative
Planning and Sustainability Department
For the Proposed:
Proposed Development
Located at:
171-187 King Street
Northampton, Massachusetts
Prepared for Submission to:
City of Northampton, Massachusetts
January 15, 2023
Prepared for:
Cosenzi Automotive Realty Limited Partnership
40 Russell Street – P.O. Box 547
Hadley, MA 01035
Prepared by:
BL Companies
100 Constitution Plaza, 10th Floor
Hartford, Connecticut 06103
Phone: (860) 249-2200
Fax: (860) 249-2400
BL Project Number: 2300986
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
Contents
1. Existing Conditions .................................................................................................................3
1.1. Zoning and Dimension Requirements.............................................................................3
1.2. Wetlands and Rare Species..............................................................................................3
1.3. Historic Resources...........................................................................................................4
2. Proposed Development............................................................................................................4
2.1. Project Schedule ..............................................................................................................4
2.2. Municipal Services & Infrastructure ...............................................................................4
2.2.1. Electric, Cable & Data.............................................................................................4
2.2.2. Gas...........................................................................................................................5
2.2.3. Sewer .......................................................................................................................5
2.2.4. Domestic Water & Fire Suppression.......................................................................5
2.2.5. Stormwater...............................................................................................................5
2.2.6. Site Lighting ............................................................................................................5
2.2.7. Landscaping.............................................................................................................6
2.2.8. Traffic......................................................................................................................6
3. Compliance with Northampton Special Permit and Site Plan Criteria....................................6
3.1. Compliance with Special Permit and/or Site Plan Criteria..............................................6
3.2. Site Plan Criteria..............................................................................................................8
3.3. Site Plan – Onsite Traffic ................................................................................................9
3.4. Site Plan – Offsite Traffic..............................................................................................10
4. Summary................................................................................................................................10
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
Appendix A: Site Plan
Appendix B: Location Maps
Figure 1: USGS Location Map
Figure 2: Aerial Location Map
Appendix C: Abutter’s List
Appendix D: Executed Zoning Permit Application
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
1. Existing Conditions
The subject site is within the Central Business - Gateway zoning district. It consists of parcels
080-001, 338-001, and 081-001 with a total area of +/- 5.3 acres. The site is bounded to the north
by property of the Massachusetts Electric Company and bounded to the south by Foster Farrar
True Value. The site is bounded to the west by King Street and bounded to the east by the
Northampton Bikeway.
Existing features of the site include a paved parking lot, with broken pavement around the edges
of the site and the remains of a demolished building approximately 16,000 square feet in area.
Topography generally slopes towards to eastern and western side of the site from a ridge running
diagonal through the site from the northwestern corner to the southeastern corner. The existing
elevation at the high point of the ridge is approximately 144’ near the northwest corner. The eastern
side of the site is at an elevation of approximately 140’ while the western side of the site reaches
a low point of about 139’. Stormwater and soil details have been provided in the Stormwater
Management Report which are included in this submission.
1.1. Zoning and Dimension Requirements
Based on a review of the City’s Zoning Map, the proposed project is located in the Central
Business District – Gateway (CB-Gateway). The dimensional and density regulations for the
site are listed on the Site Plan included with this submission. All abutting parcels are zoned
in the Central Business District – Gateway zoning district.
The Project is seeking a waiver for the Minimum Building Frontage Occupancy requirement.
1.2. Wetlands and Rare Species
There is a wetland system and river to the east of the site. The entire buffer zone for the
wetland system is located off site. A portion of the riverfront buffer zone is located within
the existing parking lot. A copy of the Wetland and Watercourse Evaluation Report for this
site can be provided if requested.
An analysis of rare and endangered species, vernal pools, regulated floodplain, drinking
water resources, areas of protected open space, and Areas of Critical Environmental
Concern was conducted based on available GIS data, field observations and coordination
with the US Fish and Wildlife Service. Based on this analysis there are no rare and
endangered species, vernal pools, regulated floodplain, drinking water resources, areas of
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
protected open space, and Areas of Critical Environmental Concern within 100 feet of the
limit of work.
1.3. Historic Resources
According to the Massachusetts Cultural Resources Information System provided by the
Massachusetts Historical Commission (MHC) there are no historic sites within the project
area. A copy of the MHC search results can be provided upon request.
2. Proposed Development
The existing parcels will be re-configured into three new lots with new lot interior lot lines. The
Applicant will submit a separate permit for the lot consolidation.
Work for their proposed development shall include construction of one building of
approximately ±14,200 square feet (s.f.) automobile dealership facility. Site improvements
include new parking and circulation areas, a shared driveway, site grading, utility connections, a
stormwater management system, site lighting and landscaping. The driveway aisles have been
sized to accommodate the applicable vehicles. The wider driver aisle (30’ total width) have been
sized to accommodate a Car Carrier Trailer (see Sheet 1.20 of the plan set). The 24’ wide drive
aisles have been sized to accommodate a SU-40 truck. Site grading has been designed to
maintain a 4% maximum slope through the paved areas to provide safe access in all weather
conditions. Areas immediately surrounding paved areas have a maximum slope of 5% to
provide access to vehicle drivers. Perimeter grading tie-ins vary from 1% minimum to a
maximum of 33.33% for slope stability.
2.1. Project Schedule
The Applicant would like to begin construction as soon as possible. It is anticipated that it
will take 12 months to complete construction. The expected initial occupancy of building
will occur in early 2025.
2.2. Municipal Services & Infrastructure
2.2.1. Electric, Cable & Data
It is anticipated that the dealership facility will have a three phase, 480 volt underground
electric service. The facility will connect to a utility pole along the east side of King
Street through an underground duct bank. New underground telephone and data services
will generally run in the same trench as the electrical services.
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
2.2.2. Gas
There is an existing 6” gas main in King Street. The proposed gas service for the
dealership facility will connect to the main in King Street and run to the proposed meter
location near the northwest corner of the building
2.2.3. Sewer
King Street contains a 6” PVC sewer main across the southwest frontage of the site. The
proposed sanitary sewer service for the dealership facility will connect to an existing
manhole at the end of the existing 6” sewer line, continuing in a 10” line towards Finn
Street. The facility will connect to the existing manhole via a 6” sewer line.
2.2.4. Domestic Water & Fire Suppression
The Project includes a new 2-inch copper domestic water service and a new 4-inch
ductile iron fire service. The proposed domestic water service and fire service for the
automobile dealership shall connect into the existing 10-inch water main in King
Street. The proposed domestic water service and fire service will connect into the
northeast corner of the proposed building.
2.2.5. Stormwater
Stormwater runoff from the newly paved areas will be collected in deep sump and
hooded catch basins, treated in a hydrodynamic separator for total suspended solids
removal and treated in a Jellyfish Filter for phosphorus removal. Stormwater from the
site will be discharged into the City’s existing Storm Drain system.
Further details of the proposed stormwater management system are provided in the
Stormwater Management Report which is included with this submission under a
separate cover.
2.2.6. Site Lighting
Site lighting is provided through the developed area of the site through a combination
of pole mounted lights and building wall mounted lights. Pole mounted lights are to be
installed at 16’-0” above grade, the maximum height allowable per the city Zoning
Regulations. Building mounted lights are to be mounted at 14’-0” above grade. The
site has an average light level of approximately 2.0 footcandles to provide for driver
and pedestrian safety as well as security. Per city Zoning Regulations, there is no light
spillage across property lines and the maximum light intensity on site is 5 footcandles.
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
2.2.7. Landscaping
The site landscaping plan was thoughtfully designed to both complement the
commercial nature of the development and enhance the condition of the site. The
proposed landscape design includes a variety of trees, shrubs, and grasses strategically
placed throughout the site. An irrigation system is included as part of the proposed
work to ensure the longevity of the plantings.
2.2.8. Traffic
As discussed earlier the parcel will be reconfigured into 3 new lots and the majority
proposed development will take place on Lots 2 and 3 (see Plan set). The proposed
development includes re-using the existing curb cut on King Street as a shared
driveway entrance and the construction of a new curb cut onto King Street to provide
an exit and safe travel path for emergency vehicles. All driveway aisles are a
minimum of 24’ wide. There will be (70) seventy traditional parking spaces for
employees, customers or service spaces and these will be 9’x18’. It is worth noting
that the site will contain 140 inventory storage spaces at a minimum of 8.5’ x 16’
however these will only be used to store inventory.
A Traffic Study was prepared by BL Companies to analyze the impacts the proposed
development will have on the nearby road network. The Traffic Study recommended
the following improvements to support the proposed development: 1) Install mast arm
assembly and appropriate traffic signal equipment at the intersection of King Street,
Finn Street and the site’s proposed shared driveway; 2) Restripe Finn Street to support
access to the proposed shared driveway. Finn Street should be restriped to one
exclusive left turn land and on shared right turn through lane; 3) King Street
Southbound be restriped to one exclusive right turn land and one shared through/left
turn lane; 4) Optimize signal timings of the intersection of King Street, Finn Street and
the proposed shared driveway; 5) add “no left turn” sign (R3-2) at the exit only
driveway. The Applicant has hired Fuss & O’Neil to prepare plans to address these
recommendations and they will be submitted to the City for approval.
3. Compliance with Northampton Special Permit and Site Plan Criteria
3.1. Compliance with Special Permit and/or Site Plan Criteria
1. Will protect adjoining premises from seriously detrimental uses.
The proposed project replaces an existing parking lot and previously demolished
concrete building foundation with a new building with a generously landscaped site
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
with native plantings. It is thoughtfully designed to improve the aesthetics of the area
with negatively impacting the adjoining parcels.
2. Will minimize and mitigate traffic impacts.
The proposed project includes the reconfiguration of 4 existing parcels into 3 new
parcels: Lot 1, Lot 2 and Lot 3. The majority of the proposed development will occur
on proposed Lots 2 and 3. One new curb cut is proposed along King Street within the
limits of Lot 2. This new curb cut has been designed as an exit only, right turn only
access points and is necessary to allow emergency vehicles to safely access Lot 2.
The existing curb cut along King Street (which is within the limits of Lot 3) will be
used as a shared driveway for Lots 1, 2 and 3. An access easement agreement is being
prepared for the shared driveway. There will be minor modifications to the existing
curb cut in King Street. It is reasonable to assume that a curb cut for Lot 1 may be
required for emergency vehicle access, when this lot is developed. The project will
include offsite traffic improvements to minimize any traffic impacts. The offsite
traffic improvements are currently being designed and will be submitted to the City
for review and approval. Anticipated offsite traffic improvements include: a new
traffic light and pavement striping.
3. Promote a harmonious relationship of structures and open space.
The proposed building has been carefully designed to match the surrounding area.
The project will transform a deteriorating abandoned parking lot into a new modern
with commercial development with increased green space.
4. Protect the general welfare.
The project includes new ADA accessible sidewalks, ramps, and crosswalks
throughout the site to connect pedestrians to the proposed building. The project also
includes an ADA accessible pathway to connect the existing sidewalk on King Street
to the existing bike path on the rear side of the site, creating a vital connection point.
5. Avoid overloading and mitigate impacts on City resources.
The Applicant owns an existing automobile dealership of the same size and car brand
within the City of Northampton. This proposed development is intended to replace
this existing automobile dealership and therefore, will not overload the City’s existing
roadway system. In addition, the project includes offsite traffic improvements to
mitigate any impacts on the City's existing roadway system. The Project includes
connecting into the City's sanitary sewer and water system. The Project's proposed
sanitary sewer and water demands are de minus in comparison to existing City's
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
capacity and will not overload these systems. The proposed stormwater management
system will reduce the peak flow rates entering the system and treat stormwater
runoff that was previously untreated and un-detained.
6. Promote city planning objectives (see Sustainable Northampton, Open Space Plan,
and Transportation Plan).
The project will include EV charging stations (in excess of the City’s requirements)
and provide conduits for the installation of future EV charging stations to reduce the
need for fossil fuels. The project will protect the existing offsite wetland and
riverfront area by limiting work with the riverfront area, providing erosion control
measures to protect the resource areas during construction, and not disturbing the
wetland or wetland buffer zone. The project includes new ADA accessible sidewalks,
bike racks, ramps, and crosswalks throughout the site to promote biking and walking.
The project also includes an ADA accessible pathway to connect the existing
sidewalk on King Street to the existing bike path on the rear side of the site, creating a
vital connection point. The building has been designed to comply with the City’s
sustainability requirements.
7. Meet all zoning requirements.
The proposed development is a permitted use in this zoning district. The proposed
building has been designed to be in harmony with the surrounding structures and will
significantly improve the existing conditions of the parcels. The project is requesting
relief from the minimum building frontage occupancy requirement.
3.2. Site Plan Criteria
1.Minimizing curb cuts, using only one unless traffic safety requires more, and using
access from a common driveway shared service road, or existing side street when
possible.
The proposed project includes the reconfiguration of 4 existing parcels into 3 new
parcels: Lot 1, Lot 2 and Lot 3. One new curb cut is proposed along King Street
within the limits of Lot 2. This new curb cut has been designed as an exit only, right
turn only access points and is necessary to allow emergency vehicles to safely access
Lot 2. The existing curb cut along King Street (which is within the limits of Lot 3)
will be used as a shared driveway for Lots 1, 2 and 3. An access easement agreement
is being prepared for the shared driveway. There will be minor modifications to the
existing curb cut in King Street. It is reasonable to assume that a curb cut for Lot 1
may be required for emergency vehicle access, when this lot is developed. It is the
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
intent that each parcel will have one curb cut. The project will include offsite traffic
improvements to minimize any traffic impacts.
2.Separation on-site of pedestrians, bicycles, and vehicles
The new ADA accessible sidewalks, crosswalks and ADA ramps proposed
throughout the site, will provide pedestrians a safe separated connection to the
proposed building. In addition the new sidewalks connect the existing sidewalk in
King Street to the existing bike path along the rear side of the property. The new bike
racks have been proposed in a location that is convenient to the building entrance and
provides separation from the vehicle traffic and parking.
3.Reducing parking demand and reducing the number of required parking spaces
(provide detail on any request to reduce the number of parking spaces).
The proposed parking lot is suitable for the proposed building use and is in excess of
the City’s required parking count. The Applicant is requesting a reduction in required
parking spaces.
3.3. Site Plan – Onsite Traffic
Describe in detail how your project will avoid traffic conflicts where traffic accesses your
site, including any traffic mitigation at your curb cut.
The proposed project includes the reconfiguration of 4 existing parcels into 3 new
parcels: Lot 1, Lot 2 and Lot 3. One new curb cut is proposed along King Street within
the limits of Lot 2. This new curb cut has been designed as an exit only, right turn only
access points and is necessary to allow emergency vehicles to safely access Lot 2. The
new curb cut has been designed will curb radii that would prohibit a left hand turn from
this exit. The existing curb cut along King Street (which is within the limits of Lot 3)
will be used as a shared driveway for Lots 1, 2 and 3. An access easement agreement is
being prepared for the shared driveway. There will be minor modifications to the existing
curb cut in King Street, however the width of the curb cut will not change. It is
reasonable to assume that a curb cut for Lot 1 may be required for emergency vehicle
access, when this lot is developed. It is the intent that each parcel will have one curb cut.
3.4. Site Plan – Offsite Traffic
1.Providing off-site traffic improvements or public bicycle and pedestrian
improvements that reduce traffic to mitigate for your projects traffic.
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
A traffic study was completed for this project (it is included with this application) and
determined the following offsite traffic improvements will be needed to avoid traffic
conflicts: a new traffic light at the shared driveway entrance point (existing curb cut);
and pavement striping. The offsite traffic improvements are currently in the design
phase and will be submitted to the City for review when completed. The project
includes the installation of bike racks and public benches at key locations onsite. In
addition the proposed work includes a new walkway that will connect the existing
sidewalk in King Street to the existing bike path along the rear side of the site. The
new sidewalks, bike racks and benches encourage walking and bicycle to the
property.
2.Paying payment-in-lieu of traffic, bicycle, and pedestrian improvements in
accordance with the Zoning.
No payment-in-lieu is proposed for this site. Offsite traffic improvements, bike racks,
benches, and a connection to the existing bike path along the rear of the site are
proposed.
3. Providing clear documentation as to why your project does not generate new traffic.
The Applicant owns an existing automobile dealership of the same size and car brand
within the City of Northampton. This proposed development is intended to replace
this existing automobile dealership and therefore, will not generate new traffic to the
City. Offsite traffic improvements are proposed to mitigate any impacts to King
Street and the Project’s curb cuts.
4. Summary
The project has been thoughtfully planned to meet project goals and minimize potential impacts
to the surrounding area. The proposed project has been designed in accordance with the current
zoning regulations.
The project will provide an aesthetically appealing and energy efficient development, create jobs
and generate revenue for the City.
In consideration of this information we are asking the City of Northampton Planning
Commission to approve the proposed development at 171-187 King Street.
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
APPENDIX A
Site Plan
KING STREET±±±±SITE PLAN LEGEND1" = 40'SITEPLANC1.01DesignedReviewedProject No.ScaleDrawnDate230098601/15/2024Desc.
REVISIONS
DateNo.TitleNORTHAMPTON, HAMPSHIRE COUNTY, MASSACHUSETTS
171-187 KING STREETSheet No.Xref (s): ; XC230098601 ; BD230098601 ; XZ230098602
CAD File:SP2300986011/17/2024, LENNIS, G:\JOBS23\08\2300986\DWG\SP230098601.DWG.SP-1 24X36 40SC.2024 BL COMPANIES, INC. THESE DRAWINGS SHALL NOT BE UTILIZED BY ANY PERSON, FIRM OR CORPORATION WITHOUT THE SPECIFIC WRITTEN PERMISSION OF BL COMPANIES.CLand Surveying
Environmental
Engineering
ArchitecturePROPOSED DEVELOPMENT 100 Constitution Plaza(860) 249-2200Hartford, CT 0610310th Floor CONSTRUCTIONNOT RELEASED FOR PERMITTING OR S.M.K.E.A.E.J.N.B.
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
APPENDIX B
Location Maps
Figure 1: USGS Location Map
Figure 2: Aerial Location Map
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
APPENDIX C
Abutters List
Abutter’s List
1. Parcel 24D-330-001
Massachusetts Electric Company
C/O Property Tax Dept.
40 Sylvan Rd
Waltham, Ma 02451
2. Parcel 24D-338-001
Cosenzi Automotive Realty Limited Partnership
40 Russell St, PO Box 547
Hadley, MA 01035
3. Parcel 24D-339-001
Standick Trust
PO Box 797
Northampton, MA 01061
4. Parcel 32A-236-002
MA Department of Transportation
10 Park Plaza
Boston, MA 02116
5. Parcel 24D-092-001
Sullivan DA & Sons, Inc
84 North Street
Northampton, MA 01060
6. Parcel 24D-093-001
Rasool Joan M
96 North Street
Northampton, MA 01060
7. Parcel 32A-236-001
MA Department of Transportation
10 Park Plaza
Boston, MA 02116
8. Parcel 24D-134-001
Zimmerman Kurt R Trustee
C/O Wilbraham Tire & Auto
2694 Boston Rd
Wilbraham, MA 01095
9. Parcel 24D-136-001
King Enterprises LLC
PO Box 447
Northampton, MA 01061
10. Parcel 24D-136-002
Florence Savings Bank
PO Box 60700
Florence, MA 01062
11. Parcel 24D-078-001
Massachusetts Electric Company
C/O Property Tax Department
40 Sylvan Rd
Waltham, MA 02451
12. Parcel 24D-080-001
Cosenzi Automotive Realty Limited Partnership
40 Russell St, PO Box 547
Hadley, MA 01035
13. Parcel 24D-081-001
Cosenzi Automotive Realty Limited Partnership
40 Russell St, PO Box 547
Hadley, MA 01035
14. Parcel 24D-084-001
Standick Trust
PO Box 797
Northampton, MA 01061
15. Parcel 24D-121-001
Northampton Rentals LLC
PO Box 246
190 Russell Rd
Hadley, MA 01035
16. Parcel 24D-159-001
Duprey Nicholas D & Betty L
164 Northampton St
Easthampton, MA 01027
17. Parcel 24D-157-001
Duprey Nicholas D & Betty L
8 Grandview Lane
Easthampton, MA 01027
18. Parcel 24D-158-001
Canon, Gail M & Canon Colby
26 Ashley Circle
Easthampton, MA 01027
19. Parcel 24D-119-001
Northampton Rentals LLC
PO Box 246
190 Russell Rd
Hadley, MA 01035
20. Parcel 24D-085-001
Kingdon LLC
C/O Donald Bernier
9 Arrowhead Drive
Hadley, Ma 01035
21. Parcel 24D-091-001
Parshall Timothy & Paul Matylas
76 North Street
Northampton, MA 01060
22. Parcel 24D-089-001
Harrington Michael
64 North Street
Northampton, MA 01060
23. Parcel 24D-090-001
DevilBiss Jonathan Everett
68 North Street
Northampton, MA 01060
Special Permit with Site Plan Application January 14, 2023
Proposed Development, Northampton, MA
100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com
APPENDIX D
Executed Zoning Permit Application