35-080 PB DecisionPlanning -Decision
Hearing No.: PLN-2019-0025
APPLICATION TYPE:
PB Special Permit with Intermediate
Applicant's Name:
NAME:
CED NOORTHAMPTON SOLAR LLC
ADDRESS:
100 Summit Lake Dr.
TOWN: STATE: I ZIP CODE:
Valhalla NY 10595
PHONE NO .. FAX NO ..
EMAIL ADDRESS:
Site Information:
STREET NO ..
BURTS PITRD
TOWN:
NORTHAMPTON MA 01060
MAP: I BLOCK:
1Li;1 35 080
Book:
1:;: 1157
NATURE OF PROPOSED WORK
Solar Facility
HARDSHIP:
CONDITION OF APPROVAL
I MAP DATE:
City of Northampton
Date: December 20, 2018
SUBMISSION DATE
11/26/2018
Owner's Name:
NAME:
WILLARD BILL INC
ADDRESS:
P.O. BOX 60307
TOWN:
FLORENCE
PHONE NO ..
EMAIL ADDRESS:
SITE ZONING:
ACTION TAKEN:
STATE: I ZIP CODE:
MA 01062
FAX NO ..
Approved With Conditions
SECTION OF BYLAW:
Chpt 350-10: Permit and Certificate Fees
1) Prior to beginning construction:
Surveyor's Name:
COMPANY NAME:
ADDRESS:
TOWN:
PHONE NO ..
EMAIL ADDRESS:
a) the land to be dedicated to the City, as offered by the applicant, shall be deeded.
STATE: I ZIP CODE:
FAX NO ..
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.
FINDINGS:
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.
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
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Planning -Decision
Hearing No.: PLN-2019-0025
the general purpose and intent of the ordinance; and
City of Northampton
Date: December 20, 2018
(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:
11/2212018 1216/2018 12127/2018
REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY: APPEAL DEADLINE:
11/29/2018 1/30/2019 12113/2018 12127/2018 119/2019
FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE:
11/29/2018 12113/2018 12113/2018 12120/2018
SECOND ADVERTISING DATE HEARING TIME: VOTING DEADLINE: DECISION DEADLINE:
1216/2018 8:00 PM 3/13/2019 3/13/2019
MEMBERS PRESENT: VOTE:
Terry Culhane votes to Grant
George Kohout votes to Grant
Christa Grenat votes to Grant
Janna White votes to No Action Needed
Samuel Taylor votes to Grant
Euripedes Deoliveira votes to Grant
Theresa (Tess) Poe votes to Grant
Alan Verson votes to No Action Needed
Mark Sullivan votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
George Kohout Mark Sullivan 7-0 Approved 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.
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