35-080 CED Northampton Solar-SPECIAL PERMIT-2018
Planning - DecisionCity of Northampton
Hearing No.:PLN-2019-0025Date: December 20, 2018
APPLICATION TYPE:SUBMISSION DATE:
PB Special Permit with Intermediate 11/26/2018
Applicant's Name:Owner's Name:
NAME: NAME:
CED NOORTHAMPTON SOLAR LLCWILLARD BILL INC
ADDRESS:ADDRESS:
100 Summit Lake Dr.P.O. BOX 60307
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
ValhallaNY10595FLORENCEMA01062
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
BURTS PIT RD
TOWN:ADDRESS:
ACTION TAKEN:
NORTHAMPT0N MA 01060
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
35080001
Chpt 350-10: Permit and Certificate Fees
TOWN:STATE:ZIP CODE:
Book:Page:
1157444
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Solar Facility
HARDSHIP:
CONDITION OF APPROVAL:
1)Prior to beginning construction:
a) the land to be dedicated to the City, as offered by the applicant, shall be deeded.
b) A bond in the amount of $140,000 must be posted that is adequate to cover the cost of
decommissioning the site including removal and proper disposal of panels and utility poles batteries
fence removal and all system elements.
c) Final sign off of landscaping plan shall be approved by the Board prior to construction.
2) Prior to final approval or no later than June 30 planting in accordance with the approved planting
plan along the rear lot lines of 34, 38 Ladyslipper Lane shall be installed.
3) Prior to final sign off of the construction final tree replacement calculations must be approved by
staff and any payment in lieu of tree planting must be made in accordance with the zoning.
FINDINGS:
The Planning Board approved the special permit with site plan for the 5+MW ground mount solar array based upon the following plans
and information submitted with the application.
1) CED Northampton Solar, LLC, Prepared by Milone & McBroom, dated November 26, 2018 sheets 1-15.
2) Stormwater Report
The Planning Board approved the site plan upon determining that the aspects of 350-10.2 and 11.6 had been met:
1). The requested use protects adjoining premises against seriously detrimental uses. The array will be located within the interior of a
former gravel pit lower than surrounding grades. A stormwater permit has been issued for the site that addresses stormwater runoff, a
50’ planted buffer will be retained along all property boundaries; 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. Once construction is completed, there will be no daily trips
generated to the site.
(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. The applicant has offered to dedicate ~20 acres of land along Parsons Brook for Conservation
purposes.
(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. The
community solar array will generate renewable energy for the grid.
(5) The requested use meets any special regulations set forth in this chapter- the buffer criteria has been met.
(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
GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2019-0025Date: December 20, 2018
the general purpose and intent of the ordinance; and
(7) The requested use will promote City planning objectives of creating renewable energy sources within the city to reduce the carbon
load in the community as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
11/22/201812/6/201812/27/2018
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
11/29/20181/30/201912/13/201812/27/20181/9/2019
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
11/29/201812/13/201812/13/201812/20/2018
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
12/6/20188:00 PM3/13/20193/13/2019
MEMBERS PRESENT:VOTE:
Terry Culhanevotes toGrant
George Kohoutvotes toGrant
Christa Grenatvotes toGrant
Janna Whitevotes toNo Action Needed
Samuel Taylorvotes toGrant
Euripedes DeOliveiravotes toGrant
Theresa (Tess) Poevotes toGrant
Alan Versonvotes toNo Action Needed
Mark Sullivanvotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
George KohoutMark Sullivan7-0Approved with Conditions
MINUTES OF MEETING:
Available on the city website: www.northamptonma.gov/
I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
___________________________________
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc.
- - i
!L
=3Ne� , a
eNn aaaens�an
(E) ss
CH
'(S) gN
SN
F
lw
ao — 90E '
zo
—'
r
t