35-080 CED_SP_DocsDevelopment Narrative 1
CED Northampton Solar, LLC – Northampton, Massachusetts
Development Narrative
CED Northampton Solar, LLC
Burts Pit Road
Northampton, Massachusetts
October 9, 2018
MMI #5223-11-10
Existing Conditions
The existing ±50-acre site is situated on the south side of Burts Pit Road in the city of Northampton,
Massachusetts. Much of the site is located within the Water Supply Protection zone, and a small portion
in the north and east of the site by Parsons Brook is located within the Special Conservancy zone as
shown in the City of Northampton 2018 Zoning Map. Access to the site is by an existing gravel access
road that passes through the adjacent site to the west from 1010 Ryan Road, which served the previous
gravel pit on the site. Topography generally ranges from moderate to steep slopes throughout the site as
shown on the attached drawings. Several stockpiles from the former gravel pit are scattered throughout
the site. Parsons Brook runs though the northern section of the site, and the northerly area of the site
around the brook is mostly wooded.
Project Summary
Con Edison Development (CED) has retained Milone & MacBroom, Inc. (MMI) for engineering services for
the proposed solar facility located at the former Bill Willard, Inc. property on Burts Pit Road in
Northampton, Massachusetts. The project site consists of parcels 79 and 80 on Assessor's Map 35 and are
currently zoned as Water Supply Protection (WSP) and Special Conservancy (SC) by Parsons Brook. The
project involves the installation of several ground-mounted photovoltaic (PV) solar panel arrays supported
by galvanized steel brackets above grade to facilitate the required vertical angle and southerly exposure
of the PV panels. The solar facility will include four transformer pads and other electrical equipment
associated with the facility. An overhead electrical service supported by utility poles will carry power from
the facility to the point of interconnection with the existing electric service on Ryan Road.
A 7-foot-high chain link security fence will enclose the entire solar compound. The anticipated power
output from this project will be approximately 4.3 megawatts (MW) based on approximately 16,900 solar
panels as shown on the project drawings. Overall land cover of the site will be enhanced and stabilized
with the application of a conservation seed mix on all disturbed areas.
Prior to construction, the existing stockpiles must be processed, and the material will be reused on site as
fill. Site grading is balanced such that no borrow is required or excess material will leave the site.
This project also includes the construction of a stormwater management basin to provide peak-flow
attenuation as a result of the land cover change associated with the project. A stormwater management
report and draft Operation and Maintenance (O&M) agreement will be filed with the Northampton
Department of Public Works (DPW) for review and approval. An Environmental Protection Agency (EPA)
Development Narrative 2
CED Northampton Solar, LLC – Northampton, Massachusetts
Notice of Intent (NOI) and Stormwater Pollution Prevention Plan (SWPPP) pursuant to the requirements of
the EPA construction general permit will also be required for this project.
The project will result in the removal of approximately 247 significant trees within the limits of the facility,
determined to be 20" and greater diameter at breast height (DBH) pursuant to the Zoning Ordinance of
the City of Northampton. CED will be consulting with city staff to determine the appropriate process for
mitigation. Refer to the attached forestry report prepared by Tyler Pease for board-foot timber clearing
estimate and significant tree inventory.
An Approval Not Required (ANR) plan will be filed with the city for the CED solar site parcel. The ANR
filing will also include a utility easement and access easement along the gravel road from Ryan Road
through the adjacent parcel to the west.
A Request for Determination of Applicability was filed with the City of Northampton Conservation
Commission for concurrence of the wetland delineation on the site as flagged by MMI and was
subsequently approved by the commission.
Enclosure
5223-11-10-o918-ltr
Response to Site Plan/Special Permit Review Criteria 1
CED Northampton Solar, LLC – Northampton, Massachusetts
Response to Site Plan/Special Permit Review Criteria
CED Northampton Solar, LLC
Burts Pit Road
Northampton, Massachusetts
October 9, 2018
MMI #5223-11-10
Response to Site Plan/Special Permit Review Criteria as outlined in § 350-10.1 is as follows:
C1 The requested use protects adjoining premises against seriously detrimental uses.
R1. The proposed use as a solar facility will not adversely impact abutting properties. Natural
wooded buffers will be retained to minimize the view of the site from adjacent areas. A
photo simulation analysis showing a view comparison of existing versus proposed
conditions will be presented at an upcoming informational meeting with project abutters.
C2 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.
R2. The proposed use will not generate any vehicular or pedestrian traffic, so there is no traffic
impact to local streets in the area as a result of this project.
C3 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.
R3. The proposed solar development has approximately 58 percent open space, which clearly
exceeds the minimum open space requirement of 20 percent.
C4 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.
R4. Other than the electrical interconnection to the service on Ryan Road, the proposed facility
will not require any utility service connections to utilities. Stormwater best management
practices (BMPs) are included to attenuate peak flows as a result of the land cover change
associated with the project. The Northampton Police and Fire Departments will have access
to the secured solar compound as necessary for emergency response purposes.
C5 The requested use meets any special regulations set forth in this chapter.
R5. The proposed solar facility meets the requirements of the Zoning Ordinance for the Water
Supply Protection (WSP) district. The project proponent is working with city staff to
determine the appropriate mitigation means for significant tree removal.
Response to Site Plan/Special Permit Review Criteria 2
CED Northampton Solar, LLC – Northampton, Massachusetts
C6 The requested use bears a positive relationship to the public convenience or welfare.
R6. The proposed use as a solar facility will not impair the integrity of the district and meets
the intent of the ordinance for a large-scale ground-mounted solar facility. The site
contains several wetland resource areas that will not be altered as a result of this project.
C7 If applicable, the requested use will promote City planning objectives to the extent possible and
will not adversely effect those objectives, as defined in City master or study plans adopted under
MGL c. 41, § 81C and 81D.
R7. As previously stated, the proposed project meets the zoning requirements and objectives of
the WSP zone.
5223-11-10-o918-1-ltr
Florence Rd
Project Location
USGS Location Map
Burts Pit Rd, Northampton, MADocument Path: X:\Library\Layout Templates\Revised\USGS Location Map 8.5x11.mxdCED Northampton Solar, LLCDate: 10/9/2018±0 2,0001,000 Feet