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PermitApplication_Kenneth C. & John H. Burt & JKB Farms, Inc (2)Permit Application Today's Date: 08/23/2018 Owner Applicant Kenneth C. & John H. Burt & JKB Farms, Inc. Syncarpha Solar, LLC Attn: Keith Akers 41 School Street 250 W. 57th Street, Suite 701 Hatfield, MA 01038 New York, NY 10107 212-419-4840 keith.akers@syncarpha.com City of Northampton department: N Work Location Information How many lots involved in the project: 1 Map / Block / Lots of all lots in project: 49 / 000 / 012 Deed Book of all lots in project: Book 11316 Page 326 Project work address: 0 PARK HILL RD City/State/Zip: Florence 01062 Zoning District: WSP Application for following Permit Types ®Planning Bd. Special Permit w/ Site Plan ❑Planning Bd. Special Permit w/ MAJOR Site Plan ❑Administrative Site Plan Review ❑Planning Bd. Major Site Plan or 40R Approval (No Special Permit) ❑Subdivision Preliminary ❑Subdivision Definitive IF NO Preliminary ❑Zoning Board Special Permit ❑Appeal of Building Commissioner -Zoning ❑Variance ❑Historic District Determination of Non - Applicability ❑Historic District (Elm St) Determination of Appropriateness ❑West Street Architecture ❑Wetlands Notice of Intent, Abbreviated NOI or ANRAD, IF state wetlands ❑Wetlands Request for Determination OR Resource Delineation ❑Wetlands Certificate of Compliance request ❑Planning Bd. Special Permit w/ Site Plan for flag lots ❑Planning Bd. Site Plan (NO Special Permit) ❑Approval Not Required Plans ❑Subdivision Definitive IF Preliminary approved ❑Subdivision Definitive Amendment ❑Zoning Board Finding ❑Comprehensive Permit ❑Demolition (Demolition Delay) ❑Central Business Architecture ❑Wetlands Notice of Intent IF ONLY local wetlands ❑Wetlands Amendment ❑Wetlands extension 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587-1262 Fee Information Planning Bd. Special Permit w/ Site Plan - $325 $ 325 Total fee amount: $ 325.00 Existing Use Vacant Planned Use The Northampton Community Solar Project site will be located on a large parcel of undeveloped land off Park Hill Road. The property is identified by the City of Northampton Assessor's Maps as Map 49, Lot 12. This land is currently owned by the Burt family, and is under an option to purchase by Syncarpha Solar, LLC. The existing 32 -acre parcel will be subdivided through an ANR process into four individual lots. The main lot containing the solar facility will be retained by Syncarpha, as will the two westerly most lots. The middle parcel that includes Hannum Brook and the direct buffers to it will be conveyed to the City of Northampton to be held in conservation. At this time, Syncarpha has no plans for the western two lots that are created by the ANR process. 1.2.0 PROPOSED PROJECT The proposed project will consist of the installation of a pole -mounted photovoltaic system, equipment pads, underground and overhead electrical conduit, fencing, security signage, gravel access roadways and the interconnection of the resulting facility to the existing electrical circuit within the public right of way on Park Hill Road Extension. The project's solar panels will be installed on frames that are secured to the ground by push piles, which will extend a minimum of four feet into the ground (pending final geotechnical analysis). In the event that rock is encountered, helical auger foundations will be used. The panels will be interconnected through a series of underground electrical connections. The solar panels will be divided into two (2) zones. Each zone runs through a transformer, joining the main system line that leads out to Park Hill Road Extension and through an interconnect point to the National Grid system on the existing Park Hill Road Extension pole line. In order to further support the goals of the Department of Energy Resources (DOER) and the Solar Massachusetts Renewable Target Program (SMART), the project will incorporate energy storage. Energy storage can provide a variety of benefits across the electric grid, including: improved power quality, mitigating substation upgrades, and the ability to shift solar energy production to match peak demand. The energy storage associated with this project will be co -located with the solar, meaning they will share a common point of coupling and that the solar will be used to charge the on-site storage batteries. The project will use and energy storage system that incorporates standard inverters (like those associated with the solar) as well as lithium ion batteries — the same type of battery technology that is used in cell phones, digital cameras, and watches. The batteries will be containerized in standard 40 -foot shipping containers that are flame retardant. Based on the current SMART program regulations, the batteries are required to be fully charged/discharged a minimum of 52 times a year to facilitate smart grid management and timed releases of electricity as shall be determined by National Grid. The applicant is working with National Grid to explore the possibility of running all electrical lines to 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587-1262 the interconnect point underground. It has been expressed by City Staff that there is a strong desire for no new utility pole locations to be introduced as a result of this project. Provided that National Grid finds this technically feasible, the project proponents will install all electrical lines and equipment at or below the ground surface to the interconnect point. In the event that National Grid does not allow this for a valid technical, safety, or reliability reason, the poles will be minimized to only those National Grid and Customer Owned poles depicted on the site plan. The facility will also feature a security fence around the perimeter of the project. The fence will have chain link fabric and will be seven (7) feet in height. There will be a gap at the bottom of the fence between the ground surface and the fence fabric to allow small animals to crawl under the fence. Upon completion of the installation of the panels, appurtenances and fencing, the entire disturbed area will be seeded with a mix of low growing vegetation which will help maintain a non-erosive soil cover, minimize dust, and require very little maintenance. In addition, there will be no use of fertilizers, pesticides, or herbicides for this project. 1.2.1 UTILITIES Utility installations for the proposed project will be limited to underground and overhead electrical utilities. Underground facilities will be run through PVC conduit that will be direct buried onsite. A small section of overhead lines near the interconnect point may be run on standard wooden utility poles that will be spaced as appropriate for the alignment and loads. In the event the poles are necessary, the lines can be bundled to further reduce the visual impact. Water, sanitary sewer, natural gas, cable, or telecommunications facilities are not necessary for the intended use of the site and will not be extended onto the property. There will be no permanent overhead lighting on the site. 1.2.2 ROADWAYS The project site will be accessed via gravel roadways that will originate at Park Hill Extension. The design standards for the roadways are summarized below. Maintenance Road Design Standards Maximum Grade 8% Minimum Grade 1% Minimum Cross Slope 3% Maximum Width 18 feet Minimum Width 18 feet Minimum Centerline Radius 60 feet Minimum Edge Radius 15 feet Minimum Top Course6" MaDOT M1.03.0 Type C Minimum Base Course 12" MaDOT M1.03.1 Subbase The access roads are intended to provide vehicular access for the maintenance vehicles to the locations of the transformers for each zone. At each transformer location, a turnaround has been provided that will accommodate the vehicles. At this time, it is anticipated that the maintenance vehicle will be the size of 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587-1262 a pickup truck; however, the roads can easily accommodate box trucks or emergency vehicles, if necessary. The roads will feature a gravel structure and have been designed with sufficient cross slopes to allow runoff to shed from the roadway surface into an adjacent drainage swale or across naturally vegetated surfaces. Park Hill Road Extension will be widened and graded to provide access to the site for emergency vehicles and construction vehicles. This widening will result in a roadway that is increased from the current 10 -foot gravel path to a 12 -foot compacted gravel road that can accommodate emergency and construction vehicles of all sizes. Roadside drainage swales will be used to provide a drainage system that will control and safely convey stormwater runoff to Hannum Brook while reducing the potential for erosion that exists today. The overall design of Park Hill Road Extension has taken into consideration several factors, including public safety, the desire by abutting residences to minimize the amount of improvements to the road, and the City Staff s desire to improve the roadway to City Standards. While the applicant acknowledges that City Standards (20 to 24 feet wide, paved, sidewalks, etc.) are not met for this roadway, we believe that the locations and neighborhood conditions warrant waivers of certain City Standards to allow the design as presented. On June 7th, 2018 a meeting was held with the general neighborhood that consisted of Park Hill Road residents and residents along Glendale Avenue. Minutes from that meeting are available upon request. Detailed Project Information Finding Description: 1. In order to minimize curb cuts, the project utilizes only a single curb cut on Park Hill Road to access the project site. 2. Bicycle and pedestrian circulation is not a desirable component of the project and provisions for these two transportation options have not been included. 3. Since there will be no employees at the site, the parking has been limited to only what would be necessary for maintenance, and single spaces have been provided adjacent to the equipment pads. Special Permit Description: 1. Will protect adjoining premises from seriously detrimental uses. [From Narrative Section 6. 1, Page 17] The proposed project has been designed to minimize impacts on adjoining properties through careful land planning and engineering. The location of the project within the site affords the retention of existing wooded buffers around the project site. The solar panels will be installed in open filed areas of the site with no cutting of the perimeter wooded buffer proposed. In order to further strengthen and enhance the wooded buffer to the residences east of the project site, approximately 45 additional trees are proposed to be planted along the eastern edge of the solar field. Impacts due to surface water runoff will be minimized through the promotion of sheet flow across vegetated surfaces. The existing ground condition of the site as an open field will generally remain the same since the panels are mounted above the ground surface. Stormwater runoff rates will remain at or below current levels as the runoff leaves the property and flows to the point of analysis at Hannum Brook. 2. Will minimize and mitigate traffic impacts. [From Section 6.2, Page 17 of Narrative] The proposed project does not generate significant volumes of traffic during the day-to-day operational phase. Traffic is limited to an occasional pickup truck or maintenance van on a monthly or less frequent basis. The 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587-1262 nature of the project is such that pedestrian and bicycle circulation throughout the site would not be desirable. 3. Promote a harmonious relationship of structures and open space. [From Section 6.3, Page 18 of Narrative] The proposed use of the project site will not require any changes in topography for the solar array. The existing field and natural landscape will remain intact upon completion of the panel installation. Natural wooded buffers will remain in place along the edges of the existing field. There are no buildings proposed for the project site. 4. Protect the general welfare. The proposed project will protect the general welfare of the community by providing sustainable energy through a system that does not impact the groundwater within the Water Supply Protection District. The overall design of the site maintains the natural features of the current property without introducing hazardous materials, dangerous conditions, or increased traffic and public safety issues to the publicly and privately -owned properties int eh overall area. 5. Avoid overloading and mitigate impacts on City resources. [From Section 6.4, Page 18 of the Narrative] The proposed project will not require connection to City services such as water or sanitary sewer. Storm sewers are not located within the project vicinity and will not be extended to the property. The proposed project does not include any residential units, so there will be no impact to the City's school system. City emergency departments will not be impacted by the installation of the facility since there are no employees onsite that would require emergency medical or fire protection services. 6. Promote city planning objectives (see Sustainable Northampton, Open Space Plan and Transportation Plan). The proposed project consists of the development of solar energy across an agricultural field in an area that has been identified as a Water Supply Protection District and is encumbered by Chapter 61A rules. The very nature of the project (renewable energy, minimal ground disturbance, retention of natural agricultural soils, preservation of existing wooded buffers) promotes various aspects of a sustainable community. The project, once constructed, will also have very little reliance on other resources and infrastructure within the City. Open Space within the City will be increased by the donation of over 4 acres of land in and around natural resource area on the site. This open space will also be adjacent to other City owned parcels. The project will have virtually no effect (positive or negative) on the City's transportation infrastructure. 7. Meet all zoning requirements. The proposed project does not require any waivers for land use or dimensional requirements. All zoning criteria of the Water Supply Protection District have been met. Onsite Traffic Description: Traffic for this type of project is limited to occasional (less than one per week) maintenance vehicles. these will be either pick up trucks or utility vans. No traffic mitigation has been proposed. Offsite Traffic Description: The project will not generate any new traffic since there are no employees at the site during operation and there will not be any visitors tot he project site. The only traffic that will travel to the property will be the occasional maintenance vehicle, typically once a month or less. Site Plan Description: Chapter 350 Section 11.5.B(2) Site plan(s) at a scale of one inch equals 40 feet (or greater) Reason for waiver request The site plans have been shown at a scale of one inch equals 50 feet due to the size of the property. If the site plan scale were to be enlarged, then multiple sheets would be required to show the entire proposed development. Having one sheet at one inch equals 50 feet allows for the project to be easily viewed as a whole. 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587-1262 Chapter 350 Section 11.5.13(2)(i) Existing and proposed landscaping, including trees and other plantings (including the size and type of plantings), stone walls, buffers, screening, and fencing. Landscape plans must be designed and stamped by a certified landscape architect or arborist. An adequate schedule for maintenance, during the first two years, must be specified on the plans. Reason for waiver request The proposed project does not include an extensive landscaping plan. Trees are being planted to meet the requirements of Chapter 350 Section 12.3 Significant trees. For these reasons, we believe it is necessary for a Landscape Architect to stamp the site plan. Chapter 350 Section 11.5.13(2)(m) A photometric plan showing conformance with Chapter 350 Section 12.2 Reason for waiver request The proposed project does not include any lighting. Chapter 350 Section 11.5.B(3) Estimated daily and peak hour vehicle trips generated by the proposed use, traffic patterns for vehicles and pedestrians showing adequate access to and from the site, and adequate vehicular and pedestrian circulation within the site. In addition, major projects, as defined above, shall prepare a traffic impact state including the following information: Reason for waiver request Due to the nature of the project, it is anticipated that there will be no traffic generated by the ongoing operation of the proposed facility other than the occasional maintenance vehicle (pickup truck or small van). The daily monitoring and operation of the facility is conducted remotely and there will be no service personnel onsite on a daily basis. For these reasons, there will be virtually no traffic from the site. Files Uploaded: Supporting Information: Compiled 2018.08. 10 Northampton Site Plan Review Narrative Reduced.pdf Comprehensive (40b): Drainage Information: Traffic Information: Plan Sheets: 2018.08.23 Northampton Plan Set.pdf Wetlands Information: Approval Not Required: Autocad: Tiff or PDF: Historic Information: 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587-1262 By typing my name in the signature box, I certify that all the information above is accurate to the best of my knowledge, I am the property owner or have permission from the property owner to apply for this permit. I also grant permission to the City of Northampton to inspect the proposed work Signature: Keith Akers Date Signed: 08/23/2018 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587-1262