2021.03.16 Response to Planner concerns
March 15, 2021
RE: Big Y Proposed Fueling Depot
Dear Ms Misch:
Below are your most recent comments on our application for the above project. Below each comment is
our response in bold, italic print. We are submitting revised plans along with this response. I am
attaching an updated plan set and two hard copies will be sent out shortly. Thanks for your help. Please
let me know if you need anything more from us.
1) It does not appear that you have meet the landscaping requirements for the HB zone along King Street
frontage. The sidewalk needs to be flanked by a 12' and 10' wide buffer with planted trees. Can accomplish the
12' on the gas station side of the sidewalk by eliminating what appears to be unnecessary parking spaces. Since
there is no convenience, no need for parking.
We have revised the curb line in front of the site to provide the required 12’ landscape buffer and revised the
landscape plan.
2) You have not addressed the required traffic mitigation in 11.6 [ecode360.com] If the Board approves a
significant reduction for the pass-by trips you are suggesting (let's use the middle number of 70%), that means
Big Y is still obligated to address the 24 additional trips generated by this new use above the previous use. The
value of that within the zoning is $48,000. This can be made in improvements or payment in lieu of
mitigation. However, the City has a regional bike share program and we would like to expand the system to
have a station located near WalMart/Big Y. If Big Y pays for the cost of installing a cement concrete pad (to our
specs that will hold 12 ped electric bikes), runs low power electricity to the pad and pays for the electricity to
power the station for the duration the station is live, and grants the city an easement for the station, we would
consider that to meet the value of the $48,000 traffic mitigation.
Big Y has agreed to provide the Bike Share concrete pad and low power electricity for same.
3) The lighting plan shown for the station is far in excess of the allowed lighting level in Northampton, which are
not allowed to exceed 5 FC anywhere on site. The Board has evaluated many gas stations under the lighting
ordinance [ecode360.com]. The most recent was the Cumberland Farms in Florence Center. Here are the
lighting as-builts [archive.northamptonit.info]for that approved station. Please also make sure that lighting no
bluer than 3000K are spec'd anywhere on the site.
The lighting plan has been revised to somewhat lower levels and the light color temperature for all luminaires
has been changed to 3000K.
4) In addition there is criteria that must be shown that the building will either have PV Panels on the roof or it
has capacity for this or there is capacity on the ground:
https://ecode360.com/32668782#32668782 [ecode360.com]
Big Y would like to request a waiver of this requirement. They are heavily invested in offsite solar farms and
can provide 100% solar-sourced electricity to this site.
Recipient
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5) Further, is there a plan for EV charging stations here? I didn't see any. I don't know what the planned
lifespan of this station is, but given the transition to EV by most manufacturers the demand will dramatically
increase during the lifespan of this station. The Board will likely query you about this and I would strongly
recommend that you plan for installation of such units. The new "Pride" station in Hadley has a bank (11?)of
Tesla chargers.
Big Y has no immediate plans for EV chargers within the proposed fueling area. There is not sufficient space to
install chargers.
Very truly yours,
Larry Webster