24B-038 (80) SITE PLAN SUBMISSION
THE SHOPS OF NORTHAMPTON
KING STREET
NORTHAMPTON, MA
April - May 2003
(addendum #2)
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The Shops of Northampton
Re-Cap of Site Plan Submission
Section 1 1.6
1. The requested use protects North: Kollmorgen parcel — Office and Light Industrial use.
adjoining premises against We will not affect the operations of Kollmorgen; The
seriously detrimental uses. If applicant's have allowed for cross circulation from the
applicable, this shall include Kollmorgen Property onto the applicants in order to access
provision for surface water the new proposed traffic signal. The applicant's proposed
drainage, sound and sight buffers buildings are situated in such a manner so as to minimize sun,
and preservation of views, light light and views to the Kollmorgen parcel. The applicant has
and air; provided for surface water drainage as further shown in the set
of plans submitted with the applicant's proposal. The
applicants further understand that the Kollmorgen property
will ultimately be redeveloped for use similar to the applicant's
proposed use. As such, the impact of the applicants project
will be minimal.
South: Willard Concrete Plant: The applicants proposed
redevelopment would not substantially effect the operation of
the existing concrete batch plant. The applicants have
designed the project so that when and if the Willard property
is re developed, the developers will be able to tie-into the
applicant's development. As demonstrated in the applicant's
plans, the new building along King Street meets the new
criteria for building placement. The existing building on
Willard's site will abut our new building, but will not be
impacted by the redevelopment of the Hill and Dale Mall.
The applicants propose installing landscaping and fencing to
screen views of our loading area. Further, the applicants
believe the Willard property will ultimately be redeveloped to
retail use. As such the long-term impact of the proposed
project on the Southerly abutter is minimal.
East: Railroad Line and various Industrial Buildings. Our
proposed retail use does not conflict with industrial use. Our
building is set back from the property line to provide a
landscape buffer. The embankment for the railroad tracks
provides a substantial buffer between the applicant's property
and the property to the east.
1 of 5
1. (Continue) West: Paint Store, Shoe Repair, Diner, and Muffler Shop. All
uses are compatible with our retail use. We have consolidated
and minimized curb cuts to create better means of access for
all abutting owners, including those located across king street.
Proposed building heights of 20 feet will not affect adjacent
owner's current views, light and air from across the street.
Further, King street itself serves as a substantial buffer between
the applicant's proposed redevelopment and the westerly
abutters.
General: We will pick up all on-site storm water and delay
discharge to off peak periods. The use as retail does not
create any noise/sound issues for adjacent commercial users,
and substantially protects all abutters form the discharge of
surface storm water.
The applicants further believe that the redevelopment of the
Hill and Dale property is in compliance with the City's
redevelopment plans for King Street as a whole and will
provide a substantial base from which to redevelop King Street
as a whole.
2. The requested use will promote Traffic: A Traffic Impact study, dated 4/16/03, as prepared
the convenience and safety of by Fuss 8t O'Neill is included in our package. The report calls
vehicular and pedestrian for the installation of a new driveway and signal at King Street.
movement within the site and on This signal will promote safe ingress and egress from the site
adjacent streets, minimize traffic for both vehicles and pedestrians.
impacts on the streets and roads
in the area. If applicable, this As detailed in the traffic study, the location of the curb cut, as
shall include considering the well as the location of the proposed traffic signal will mitigate
location of driveways openings in the overall impact of the redevelopment of the Hill and Dale,
relation to traffic and adjacent Kollmorgen and Willard property on King Street, as one main
streets, access by emergency curb cut will be used to facilitate the flow of traffic into and
vehicles, the arrangement of out of this entire area.
parking and loading spaces, and
provisions for persons with A system of raised pedestrian crosswalks and concrete
disabilities. sidewalks are provided throughout the property. (See sheet
C4, dated 4/28/03, for details.) All buildings are linked
with no less than three different sidewalks. There are also
three sidewalk routes that link with King Street. Bicycle
parking areas have been created at three locations on the
property and facilitate bike storage near each of the main
buildings. Truck and emergency vehicles have access around
all 4 sides of the proposed buildings. Turning radius is set to
accommodate 65' long trucks/vehicles which is sufficient to
accommodate all types of emergency vehicles currently
utilized in Northampton. -
2 of 5
2. (Continue) Loading: The applicants have provided off-street loading areas
for each new building. Loading for Building "B" will occur
along the north side of the building, during off-hours. Loading
for Building "A" will occur at the south side of the building
via a loading dock facility. This area is fenced off and
screened with landscaping. Building "C" will have loading
along the east side of the building. Most tenant will have
grade level service doors for un-loading. As such, the
applicants believe the potential for contact between
pedestrians, automobiles, and delivery vehicles will be
minimized.
ADA: Handicap parking has been located in close proximity
to every building, with immediate access to the building or
front door. As per discussions with the planning department
the applicants have included raised crosswalk areas where
sidewalks so as facilitate pedestrian access across roadways.
Curb Cut: The new "single" curb aligned with the Blue
Bonnet Diner better facilitates ingress and egress for Diner
patrons, and serves to minimize the impact of the proposed
project on King Street as a whole. As detailed in the traffic
studies, the proposed signal will be coordinated with the
existing signal to the South at Barrett Street, and will include
an on demand feature for pedestrians and bicyclists.
3. The requested use will promote The Retail use for the project is in keeping with the
a harmonious relationship of surrounding businesses and the downtown area. The new
structures and open spaces to structures have been broken up into three distinct buildings to
the natural landscape, existing create more visual interest and reduce the building volume of
building and other community any one structure. The applicant's largest building is
assets in the area; approximately 46,000 SF, which is smaller than the existing
building or the Kollmorgen Building, located to the north.
This serves to promote a more intimate feeling in the
proposed shopping area, and is in line with the city's
guidelines for redevelopment.
The proposed project is designed to include pedestrian
arcades, tower elements and varying uses of materials, textures
and planes, similar in concept with the buildings in the urban
core and surrounding area.
3 of 5
4. The requested use will not The overall area of the buildings we proposed total 72,753
overload, and will mitigate SF. The existing building area is 60,155. The overall increase
adverse impacts on, the City's in building area is 12,598 SF. This equates to a 20% increase
resources including the effect on in building area, however the use has changed from industrial,
the City's water supply and to Supermarket to Flea Market to Retail (No supermarket).
distribution system, sanitary and The water and sanitary usage for retail will be substantially less
storm sewage collection and than the previous industrial or Supermarket use thereby
treatment systems, fire reducing impact on the City's resources as compared to
protection, streets and schools. previous uses.
A new Storm, Sanitary and Water Distribution system will be
provided for the project. A storm water management system
is proposed for the project. See Fuss 8I O'Neill report dated
4/17/03 for more details on the Storm Water Management
System.
All buildings will be provided with a Fire Suppression Systems,
and the applicant's have provided for access to all sides of
each building by emergency personnel.
Please see the attached traffic study, as to the project's
impacts on streets.
The applicant's believe the proposed project will provide a net
gain to the schools, as the project itself will provide substantial
tax revenue to the city, without a resulting increase in
enrollment associated with residential development.
5. The requested use meets any The retail project is located in Highway Business District (HB)
special regulations set forth in with some tenants as large as 46,388 SF. This use is allowed
the Zoning Ordinance. by special permit from the Planning Board. The applicant's
believe the project will eliminate the current non-conforming
building, and will meet or exceed the requirements now in
effect for development in the HB district.
6. Compliance with the following
technical performance standards:
A. Curb cuts onto streets shall be Curb Cuts: Project currently has (1) one curb cut that will be
minimized. Access to businesses relocated to the south to facilate a new traffic signal. The
shall use common driveways, internal roadways provide access to all three proposed
existing side streets, or buildings, plus the existing Firestone facility. The internal
loop/service roads shared by roadways will connect to future developments to the north
adjacent lots when possible. and south pursuant to respective easement agreements
More than on curb cut shall be between the parties.
permitted only when necessary
to minimize traffic and safety
impacts.
4 of 5
6. (Continue)
B. Pedestrian, bicycle and vehicular The site plan (sheet C4) indicates a network of sidewalks to
traffic movement on site must be link business along King Street with the new retail
separated, to the extent possible, establishment in the proposed "Shops of Northampton." As
and sidewalks must be provided stated previously, bicycle racks and sitting areas are provided
between businesses within a in three areas of the project to encourage use and provide a
development. safe area to park and store their bikes, away from pedestrian
and vehicular traffic:
C. Storm Issues for major Projects See the Storm Water Management Plan, dated 4/17/03 as
prepared by Fuss ST O'Neill. In addition sheets C5, C6 and
C7 dated 4/17/03 or 4/28/03 provide details on the storm
water system and the construction criteria for the proposed
project.
5 of 5
The Shops of Northampton
Re-Cap of Architectural Elements for the Project
Section 1 1.6.7.
A. Facades and Exterior Walls The Shops of Northampton consist of numerous building styles
and detail and elements. The use of tower elements, colonnades, roof styles,
material changes and overall architectural vernacular provide a
vibrant environment for shoppers and a great addition to the City
of Northampton urban core.
The largest structure, Retail "C" will appear as two to three
structures that work together. The West facade has projecting
awnings, bump-out and numerous entrances with display
windows along the entire length of the facade which faces the
main parking field. The undulation of the facade exceed the 60To
criteria. The depth of the structure varies from 90' to 135'. The
north facade will incorporate a combination of engaged pilasters,
decorative masonry work and material changes to breakup the
mass along side of the building. Note: the North, South and East
facades do not face a public street.
All buildings will have parapet walls to conceal the flat roof
portions of the structure.
B. Smaller Retail Stores The plan includes two smaller retail structures A 81 B.
Building A & B: The street level facade will contain glazing for at
least 60% of its frontage. The windows will be recessed and have
prominent sills to enhance the look of the space. The Facade will
contain numerous display windows, awnings, entrances and tower
elements to break-up building mass and add architectural
character to the overall streetscape. Although there are no
adjacent buildings that can we relate to with our new structures,
we have made an attempt to bring a sense of historical order to
the building massing and facade rhythm.
C. Roofs The predominate roof line for the buildings are flat with Parapet
walls that do not exceed 15% of the height of the supporting
walls. The tops of all parapet walls feature a 3 dimensional
cornice element. Barrel vault roof line and peaked dormer
elements add to the diversity of the facades. The horizontal lines
are broken in various area with entrances, towers and colonnade
elements.
D. Materials and Colors We have prepared a color scheme that is based on the colors
found in the existing urban core areas. The use of red brick,
stone, awnings, glass and some vibrant colors are meshed to blend
with the existing cityscape.
1 of 3
E. Entrances 81 Entryways The Buildings will have in excess of (12) entrances for a project
that contains over 72,000 s.f of retail space, in 3 separate
buildings. This equates to 1 entrance for every 5,800 s.f. of
retail floor area.
Façade changes and roof changes occur at most entry locations.
Awning elements are also provided to enhance the overall sense of
arrival for the respective retail stores.
F. Parking Lot Orientation The Shops of Northampton will have two buildings located along
N. King Street, to aid in extending the urban fabric across the
property frontage. It should be noted that based on the current
diverse ownership interest in and around this corridor and the
current zoning constraints; the timely development of buildings in
and around the site will take a considerable number of years
before the extension of the City fabric will migrated up N. King
street.
A majority of the parking is located in the rear yard of buildings
"A", "B" 8z "C". The site plan indicates 109 parking stalls
between King Street and Building "C". This equates to
approximately 41% of the parking lot, and is well below the 60%
threshold that triggers the 50% shade tree coverage requirement
over the parking lot area. (see sketch attached to this narrative
regarding the location of the 41%, front yard parking areas.)
The parking lot provides for separate walks and traffic circulation
patterns so shoppers can traverse the parcel without having to
walk in a vehicular drive aisle.
We have provided a generous amount of trees, lighting and
decorative pavement in the open areas, to enhance the shopping
environment.
G. Rear 8t Back Sides The front, rear and sides of buildings "A" 8z "B" have been
articulated where they are visible to the public street. In some
cases this articulation occurs along 3 to 4 sides of the building.
Building "C" backs up to railroad tracks and an industrial
complex. The perimeter of the site will be landscaped to screen
the ground level view of the rear and side building elevations. No
facades face residential area.
H. Outdoor Storage, Trash We have provided for loading areas in the rear or side area of the
Collection and Loading buildings, depending on the orientation of the building. Dumpster
areas are located at least 20' from a public street or public
sidewalk. A truck route has been provided around or near all
buildings to aid in loading and unloading of merchant's goods.
All dumpster areas will be enclosed with fencing and/or masonry
walls, depending on the location of the dumpster.
Landscaping has been provided around dumpster locations.
2 of 3
I. Pedestrian Flows The Shops of Northampton provide for three different routes for
pedestrian or bicyclist to gain access to "The Shops". Cross walks
with raised islands in some locations have been provided to insure
the pedestrian route is well noted and visible to the vehicular
traffic.
Sidewalks are at lease 6' wide throughout the development.
Sitting areas have been provide in various locations and
incorporated into a harmonious landscape environment.
All sidewalks along building entrances are 8' wide.
Although Bus Service is not in the area at this time, we have
allowed for a bus transit stop area along King street or within our
development. This bus stop will be linked with the internal
sidewalk system as well as the existing public sidewalks. The exact
location will need to be worked out between the Bus provider and
the City Engineering Dept. (Note:A concept sketch outlining two
potential locations for the bus stop is attached to this section.)
Sidewalk material will be a combination of brick, scored concrete
and/or stamped concrete material.
J. Central Pedestrian-Scale As state previously, the development has been designed to include
Features the following features: park benches, bike racks, architectural
tower elements, colonnades, pedestrian lighting for landscape
elements and special walkway area. A small sketch of the plaza
and tower element is attached.
K. Delivery/Loading The adjacent land uses are not residential and therefore the hours
of operation may not be an issue. The adjacent property to the
south has a cement batch plant operation that will open prior to
the 7:00 am start time as noted for our loading time restriction.
I would expect that most tenant deliveries would occur between
6:00 am and 10:00 am. Refuse pick-up may occur as early as
5:30 am, it will depend on the refuse service selected.
3 of 3
80 PARKING SPACES VISIBLE FROM KING
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The WLS 748 Series
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UL&CSA LISTED FOR WET LOCATIONS. FACTORY TESTED BEFORE SI-OPMENT_
HOUSING - The buccsing is heavy—{tot) spun �x
and cast aluminum, FINISH The finish is thenast potleu4r otsn- '
OPTICS - Available with boiinarltal lamp in legkcd tuuttler mg,in any sttartr6trd WLS Lipl►tirtc t
Tyrts II. III, FT and V. Available with v col
or�k Cu ttr ii+wncolorsaneavailabletoyespecitisa- .
lamp in T pes I11,FT and V. the Optics table. now.consult factory. ,
LENS- Temp eredslat glass is standard withh lion- , l' 2 t,
1.
meal lamp. Tempered c>onNes. gloss is siasdunt
with vettical lamp. 1
ELECTRICAL COMPONENTS - An bollasts 1
rate C'WA$IPF r [tslaling at to-Imrrsfnr ser avatil-
atrk io Mli and t11`4.Starting temperature for Sill I
is-°20*F.and DIPS sarisat-40=F.S ect af;t7'►,t° _
or lest are available al120V or 277V only. I -' "
7�taatiimum wattage is aailav4', ` ,_�: .
SOCKET - {Grazed purcelan,mogul ar medium '
mac,rated In 600 ',with rt<ickel•piated contaets,
ARM-All aluminum tonstiur<tion.Sex pages$0-11. r
POLES & EASES -w7_tan uppt ±t{tnrt trr
ruled poles in straigta or taprred>n lcs.Sun parrs 32-31.
P .Bat 11*0514
Fat*bun.
W IS tU HTINB SYSTEMS -' 91i2e:s.94Q63.3.8711
MANUFACTURING SINCE 1969 617.735-4824PAX
www.wtslighting.[arsn
Ern ad:ems:"wrshghtr?►9.carn
The LS748Sedes
FIXTURE SIZE SOURCE VOLTS LAMP OPT1'5 t.10UNT AIR COLOR OPTIONS
MIA 20 NM 2 NMI MEM Willi riiMEEI 08
Crowe a catalog number from to tables below. Example amber: 748-20-T2-2-L-3V-F--AT 24/SC--DB-SF, MT
1 SIZE 2 LIGHT SOURCE 3 VOLTAGE
Size= 10 Size =20 MPS. M1-1 120V w 2 . availat�e
A 22°' 35W 61' 62' 203V = 0 # in Mu*i-Tap:
B 24•112-die 30'dia, SOW C1' C2' 240V - 4 ; se!!
Max0W El E2 277V = 7 ` WOOS tom'
'�Vax '4 1000W 100W H i H2
aits
150W .11 J2 317V = 3 Mar a►a.Jatie
EPA 2 1 2,6 175W a K2 480V = 8 . MI Atiffr-T,fifa
250W N 1 N2
. -1 400W P1 P2
--.II
wF A 1000W Ti T2 _ HUi'E:
I 'see rn7f8!r7 Wage fdr±lk me SOW SOURCES IN 120v
L--B —I Purse star!also available;consult factory. cat 277v o Y.
4 LAMP 5 OPTICS 6 MOUNTING ARRANGEMENT'
L =wlh lamp 214'Ty PO ii W i I h horixonial lamp A = G r ►# wan mount
N = no lamp3F6.Type HI with horiaerrtai lamp E =
414*Type FT write horizo4tlal lampate+#
5)4 •Type V with ticrizonts!lamp 14- o:ht r:
LAWS =vsi lh ee'gult lrirturyr
Super Metal Halide 3Y Type III wrilh o9tiii a1 temp C= a
Iarrp iv -Type FT with% rtx aI tamp
5V =Type V with vertical letup C ■ J = quad Plus
p#s8,1d0
7 ARM.: 8 COLOR 9 OPTIONS
Contact ct MS
6 K = Stack
for more GA = Green SF a Single Et1-kine fuse
information WH = White OF = double in-line fuse
DB = Darin Bronze PC = photo cell
on Architectural St. = Silver
Arms. Many �iY = FV = InternationInternational ballast,specify cycles& vettage
MT = mutti-tea lranslormet
options are 61.1 = Mae OP = quartz restrike
available- VP = Verde Partin
CC = Custom Cc or
F.O. Sfax 100519
Fort Worth,Texas 76185
W L1S LIO KTI 6 SYSTEMS $°�426.73 .6312711
MANUFACTURING SINCE 1969 7135' 24F"
wrwr.w4sligirting om
Email:wtsewlsigihtingcom
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AGRSS 2 2.9 L9 IA 1.4 IA 23 19 ainf1.4 L6 1.3 2A Q E•' S'Ea.4 B = 14 2.3
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3 3 3 13 91ran' \ RCYCLE
I,1!IIIII!I!11111'I!IIII;TI PAINING I 4RdOSEA
i 4 1 1 1•n14ra..l rt.cr -
\ li BUILDING
\ L1 I3 1.C'SE 30 4 3.7 -0 L4 BUILDING A
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_2A 32 3.7 -) -4 LO F E 1 3 NEW. I
R2CAS1R4 \ 26 32 so, L9i .800 11,300 Sr
\ iRES10hE
9.eoo Sr !a MAINTAINED FOOTCANDLE VALUE AT GRADE,
��\\\\\\\\\\\\\\ 1 USING A .75 MAINTENANCE FACTOR
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7ALL O.N. Summary
SIGH KEEP * R POINTS 438
., .. a ,. s1cc14 IZ{ // jli
6�Rw1rt I MAIMMAVERAGE8.2
' L _ I MINIMUM05\/ Ti i,. AVG/MIN I1.50 •
Y,:1 II 11111 III IIIIII IIIIIIII.' MAX/MIN 41.00
Nt\_drossy...
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PROPUSEO TR.V1C
Saul&
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WLS LIMITING SYSTEMS
PO 102 100319
TORT WORTH.TEXAS 76105
1-10.633-070 FAX 017-733-4224
9n91du engineer MwN.H bcilt•C + C 0 20.I11 VLS-H2S3-400-INI 1 430 36000 LIGHTING PROPOSAL TOR
1M garf9.R4/41.rcNt4Ct mat
��a P�E�.71.1a c�� -. 2 z tr PILE S•Ls-vR2-44404414 1 4s2 CEDARI►OOD DEVELOPMENT
NOTES ALL 22' POLES TO BE MOUNTED ON CONCRETE PEDESTALS 44-. A II 22 PILE 5LS-v143-400-NH9 2 912 NAM NORTHAMPTON, MA
ce.Hn 0 4u4•.tr4.t44..1.4.1 ..y E4y94r4Y.,.I..4r.4'6 fa ultray^ - 3'ABOVE GRADE, FOR A TOTAL MOUNTING HEIGHT OF 25'. A
Mt TIT RO I00YR 4141E RI20 W91111r v IIY41>Dll' 11.04RM1M