17C-197 (19) File#MP-2016-0066
APPLICANT/CONTACT PERSON BACON&WILSON PC/!
ADDRESS/PHONE 6 SOUTH EAST ST (413)256-6701
PROPERTY LOCATION 53 MAIN ST
MAP 17C PARCEL 197 001 ZONE GB(100)
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICAI!2"CHECKLIST
ENCLOSED REQUIRED DATE
ZONING FORM FILLED OUT
Fee Paid
Building Permit Filled out
Fee Paid
Typeof Construction: ZPA-RAZE&REBUILD CONVENIENCE STORE W/GAS STATION
New Construction
Non Structural interior renovations
Addition to Existing
Accessory Structure
Building Plans Included:
Owner/Statement or License
3 sets of Plans/Plot Plan
THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION PRESENTED:
—Approved ',Additional permits required(see below)
PLANNING BOARD PERMIT REQUIRED UNDER: § :q50 —.71t ' 0
Intermediate Project Site Plan AND/OR Special Permit with Site Plan
Major Project: Site Plan AND/OR Special Permit with Site Plan
ZONING BOARD PERMIT REQUIRED UNDER: §
Finding Special Permit Variance*
Received&Recorded at Registry of Deeds Proof Enclosed
Other Permits Required:
V/'Curb Cut from DPW Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit from Conservation Commission Permit from CB Architecture Committee
Permit from EbazSkwet Commission Permit DPW Storm Water Management
Signature of Budding Official Date
Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health,Conservation Commission,Department
of public works and other applicable permit granting authorities.
Variances are granted only to those applicants who meet the strict standards of MGL 40A. Contact the Office of
Z=
Planning&Development for more information.
File No.
� 011TING PERMIT,0PLICATI0N(§1o.2)
Please type or print all informationand return this form to the Building
Inspector's Office with the $15,filing fee (check or money order)payable to the
City of Northampton
1. Name of Applicant: Cumberland Farms Inc by and through its Attorney Thomas R. Reidy, Esq.
01002
Address: c/o Bacon Wilson, 6 South East St., Amherst, MA /--Telephone: 413-256-6701
2. Owner of Property: *Please See Attached Narrative*
Address: Telephone:
3. Status of Applicant: Owner X Contract Purchaser X Lessee Other (explain)
4. Job Location: 53 & 55 Main Street Florence
Parcel Id: Zoning Map# Parcel# District(s):
In Elm Street District Im Central Business District
(TO BE FILLED IN BY THE BUILDING DEPARTMENT)
5. Existing Use of Structure/Property: 53 Main Street: Automotive Service Station with Convenience Store
55 Main Street: professional Business Office(Financial Advisors)
6. Description of Proposed Use/Work/Project/Occupation: (Use additional sheets if necessary):
*Please See Attached Narrative*
%A.1 t,'t6f A,s ra,Spc
7. Attached Plans: Sketch Plan Site Plan Engineered/Surveyed Plans X
8. Has a Special Permit/Variance/Finding ever been issued for/on the site? *Please See Attached Narrative*
NO DON'T KNOW YES X IF YES, date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DON'T KNOW YES X
*Please See Attached Narrative*
IF YES: enter Book Page and/or Document#
9.Does the site contain a brook, body of water or wetlands? NO X DON'T KNOW YES
IF YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained Obtained date issued:
(Form Continues On Other Side)
W:\Documents\FORMS\original\Building-Ins pector\Zoning-Permit-Application-pass ive.doe 8/4/2004
i
10. Do any signs exist on the property? YES NO
IF YES, describe size, type and location:
*Please See Attached Narrative*
Are there any proposed changes to or additions of signs intended for the property? YES X NO
IF YES, describe size, type and location: *Please Soe Attached Narrative*
11. Will the construction activity disturb (clearing, grading,excavation, or filling) over 1 acre or is it part of a common
plan of development that will disturb over 1 acre? YES NO
IF YES, then a Northampton Storm Water Management Permit from the DPW is required.
12. ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED DUE TO LACK OF INFORMATION
This column reserved
for use by the Building
Department
EXISTING PROPOSED REQUIRED BY
ZONING
Lot Size
Frontage
Setbacks Front
Side L: R: L: R: L: R:
Rear
Building Height
Building Square Footage
Open Space: (lot area
minus building Et paved 1
parking y.
#of Parking Spaces
#of Loading Docks 4�
f
Fill:
(volume Et location)
13. Certification: I hereby certify that the information contained herein is true and accurate to the best of
my knowledge.
Date: �.yt1k14& 2E014 Applicant's Signature ---""®"t �. 5 �T1'y '" ll�
� i XL c>wT-
NOTE:Issuance of a zoning permit does not relieve an applicant's burden to.comply with all zoning
requirements and obtain all required permits from the Board of Health,'Goiiservation Commission,
Historic and Architectural Boards,Department of Public Works and other applicable permit granting
authorities.
W:\Documents\FORMS\original\Building-Inspector\Zoning-Permit-Application-paksive.doc 8/4/2004
CUMBERLAND FARMS
53 & 55 MAIN STREET
FLORENCE,MASSACHUSETTS
PROJECT NARRATIVE
INTRODUCTION
Cumberland Farms, Inc. (CFI) is proposing a 3,,552 square foot retail convenience store with automobile
filling stations (6 fueling positions, including one diesel position) on an assemblage of two (2) parcels, totaling, in
the aggregate, approximately 24,887 square feet (the "Site") at 53 & 55 Main Street in Florence, located in the
General Business zoning district ("GB") in the Florence section of Northampton.
Automotive Service Stations with convenience stores are permitted in the General Business zoning district with a
Special Permit from the Northampton Planning Board; additionally, such a use is considered a "major project"
under the City of Northampton Zoning Ordinance ("Ordinance") Section 350-11.3(D), and, consequently, also
requires Site Plan Review from the Planning Board.
ExaSTING PA&CELS AND USES
The Site includes, and will require the merger of, two existing parcels:
1. The parcel currently identified as 53 Main Street in Florence, and on the Northampton Assessor's Map as
Map 17C, Lot 197, is an approximately 20,929 square foot parcel with an existing one (1) story, 4,124 square foot
concrete/brick building used as a convenience store located thereon, as well as two (2) fueling stations covered by a
canopy, and attendant access ways, signage, waste disposal, parking and two (2) full access curb cuts onto Main
Street; and,
2. The parcel currently identified as 55 Main Street in Florence, and on the Northampton Assessor's Map as
Map 23A, Lot 077, is an approximately 3,958 square foot parcel with an exiting two (2) story wood frame building
with an approximately 1,090 square foot footprint, along with attendant signage and access ways, and utilized as a
professional office for financial advisors.
53 Main Street is owned by Cumberland Farms, Inc, (as successor by merger to V.S.H. Realty, Inc.) of 100 Crossing
Boulevard, Framingham, MA; and 55 Main Street is owned by Mr.James G. Mailloux of 5 Audubon Road, Leeds,
MA. Cumberland Farms, Inc. is the contract purchaser of 55 Main Street, and has full authority to pursue the
present application.
PROPOSED PROJECT
The proposal 'includes the demolition of all existing structures on the Site,including the existing convenience store,
fueling stations, and attendant infrastructure—along with the environmentally compliant removal of the
underground storage tanks—and demolition of the professional office building at 55 Main Street. That building
appears on the Massachusetts Cultural Resource Information System database and on a Form B of the
Massachusetts Historical Commission (though not recommended for listing on the National Register of Historic
Places). Consequently, the project requires demolition permits for the building, structures, and infrastructure on
both the 53 and 55 Main Street parcels.
In addition to the convenience store and fueling stations, the Site will contain a bike rack, and 21 parking spaces,
including one American with Disabilities compliant spade and six spaces at the fueling stations. Such a retail use
requires 1 space/300 s.f. of floors area; 3,552 s.f. yields a requirements of 12 spaces. Additionally, automotive
service stations require 1 space/800 s.f. of gross floor area. As the retail use is the more restrictive provision, the
project complies with that standard. Parking is located approximately 25' from the street property line. The fueling
dispensers are at least 25 feet from the property line, as is required pursuant to section 350-8.9(D) of the Ordinance.
The project proposes two (2), full access curb cuts onto Main Street (Route 9), including a 24 foot westerly and a 30
foot easterly cut. To accommodate this, the existing crosswalk is to be relocated approximately 25 feet to the east.
According to Section 350-8.8(G), a Special Permit from the Planning Board is required for more than one curb cut.
Additionally, a loading area is situated at the northwesterly corner of the Site (at the northerly end of the building,
screened from the streetscape),with a screened dumpster area existing at the end of the loading area.
The Site will include landscaping as more completely and specifically detailed in the Landscape Plan, included with
the submission packet at CFG 08.0. Site illumination will be downcast LED lights as identified on the Lighting
Proposal included in the submission packet at CFG 10.0 and 10.1, with such lighting (in combination with the
proposed landscaping) preventing light nuisance originating from the Site onto adjacent properties. However,
adequate lighting is provided to increase public safety. 'A waiver from the Planning Board will be required as, for
safety, under the fueling canopy and at the seating area outside the building, the maximum footcandles are 8 and
7.4,respectively; a maximum of five footcandles is allowed in the zoning district.
Two new double-walled, fiberglass underground storage tanks are proposed and will each contain 20,000 gallons of
fuel (40,000 gallons in the aggregate), with 32,000 gallons of gasoline and 8,000 gallons of diesel fuel. The
automobile filling area will include state of the art fire suppression and protection, and a positive]uniting barrier.
The retail convenience store embodies a colonial New England style architecture, complete with a gabled roof with
gabled dormers and architectural shingles, a stone-wall veneer at the base of the building, stone-veneer pillars and
base for the freestanding sign, an arched entrance way with doric-style columns and a windowed-facade, and
[synthetic] wood trim clapboard siding.
Existing on the 55 Main Street site is a ground sign and a wall sign. A Special Permit was issued for the ground
sign, and is recorded at the Hampshire County Registry of Deeds at Book 6426, Page 0066. Both signs would be
removed as part of the proposal.
Existing on the 53 Main Street site is an approximately,48 square foot wall sign; the proposal is for a 24.95 square
foot wall sign on the easterly-facing facade of the new store. Additionally, there is an existing sign located on top of
the existing canopy, along with pricing signs on the cabinet. These total approximately 39 square feet. A Special
Permit from the Zoning Board of Appeals was issued September 19, 2012 (ZBA-2013-0004), and is recorded at the
Hampshire County Registry of Deeds at Book 110751 Page 222. The proposal would be for one ground sign
measuring 42 square feet in area and to be located on the westerly portion of the site near the seating area.
Lastly, a Traffic Study will be conducted by McMahonAssociates and submitted with the Planning Board Special
Permit/Site Plan Review application.
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