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TOWN OF AGAWAM '
36 MAIN STREET AGAWAM, MASSACHUSETTS 01001
Tel. 413-786-0400
a
PLANNING BOARD
July 14, 1983
John Stone, Superintendant
Department of Public Works
Town of Agawam
Agawam, MA 01001
Dear Mr. Stone:
At a duly called meeting of the Agawam Planning Board held on
July 7, 1983, the Preliminary Subdivision Plans entitled: "Preliminary
Subdivision Plan Data", "Progressive Industrial Park", Suffield Street
Agawam, Massachusetts, Scale: 1" = 401 , June 1983" were approved
by a vote of 3 to 0.
-V y truly ;--._ �� 4
2
Charles R. Calabrese, Chairman `�-
Agawam Planning Board
CRCjs je
cc: Town Clerk
File
AGAWAM
36 MAIN STREET AGAWAM, MASSACHUSETTS 01001
D Tel. 413-1 86-0400
�p ATE0 Mph
PLANNING BOARD
May 10, 1983
Fair. Joseph Conte
Zoning Officer
36 Main Street
Agawam, MA 01001
Dear Mr. Conte:
Please be advised that at a duly called Planning Board
meeting the Board voted to issue tentative site plan approval
for two buildings to be located in the Agawam Progressive
Industrial Park, Suffield Street. We are requesting however,
that before a final Certifcate of Occupancy is issued that
a site plan is submitted to the Planning Board meeting all
site plan requirements.
--Si--acerely,
Charles R. Calabrese, Cha
AGAWAM PLANNING BOARD
CRC/s _e
cc : own Clerk
File 41500
n'
i
TOWN OF AGAWAM
INDUSTRIAL PARK IMPROVEMENT PROJECT
AGAWAM REGIONAL 'INDUSTRIAL PARK
APPLICATION FOR APPROVAL
OF DEFINITIVE PLAN
MAY 10, 1984
Jove P. Stone, Superintendent
Michael G. Suprenant, Town Engineer
•
�^ KEYES ASSOCIATES
TABLE OF CONTENTS
Pale
I PRELIMINARY PLAN OF SUBDIVISION 1
II ENVIRONMENTAL STUDY 1
III FINAL PLANS AND SPECIFICATION 1
IV SUBSURFACE INVESTIGATIONS 1
V TIME DEVELOPMENT SEQUENCE 1
V1 TOWN DEVELOPMENT RELATIONSHIP STUDY 1
VII SEDIMENTATION AND EROSION CONTROL AND 2
OTHER MITIGATION MEASURES
APPENDICES
. A. Appropriate Forms and Preliminary Design Approval
B. Subsurface Investigation
C. Final Plans
D. Cross Sections
E. Outline Specifications and Details
i
KEYES ASSOCIATES
INDUSTRIAL PARK IMPROVEMENT PROJECT
AGAWAM REGIONAL INDUSTRIAL PARK
APPLICATION FOR APPROVAL OF DEFINITIVE PLAN
I PRELIMINARY PLAN OF SUBDIVISION
A Preliminary Plan of Subdivision was prepared by Keyes Associates
and submitted by the Agawam Department of Public Works to the Planning
Board for subsequent approval (see Appendix A).
Also included in that Appendix are appropriate forms (State of
Interest and Form B - Application for Approval of Definitive Plan) and
other information as required under the "Rules and Regulations of the
Planning Board."
II ENVIRONMENTAL STUDY
A comprehensive Draft Environmental Impact Report (EIR) was
submitted to the Planning Board previously. The Final EIR was
subsequently prepared in response to comments relating essentially to
traffic data requests from EOEA and will be made available to the
Planning Board through normal distribution of the Final EIR. No comments
were received concerning the storm drainage concept or wetlands impacts
in the Draft EIR.
A Notice of Intent will be filed with the Conservation Commission
concurrently with this application.
III FINAL PLANS AND SPECIFICATIONS
Roadway, drainage, grading and related plans and details accompany
the Definitive Plan Submission (Appendices C, D, and E).
IV SUBSURFACE INVESTIGATION
Borings were undertaken for the subject project on two separate
occassions with the logs included in Appendix B.
V TIME DEVELOPMENT SEQUENCE
A more detailed discussion of the proposed phasing of the Agawam
Regional Industrial Park is contained in the Environmental Impact
Report. The park is expected to be occupied at approximately 10% per
year with a 10-year completion date anticipated. The Phase f roadways
addressed herein will proceed to construction in the late summer of 1984
under a grant from the Public Works Economic Development Program. Phase
II improvements will be sequenced before Phase I approaches full
occpancy.
VI TOWN DEVELOPMENT RELATIONSHIP STUDY
Compatability with existing or planned utilities and related
f infrastructure improvements are addressed in the Long Ran a Plan and
Summary_of Impacts, Agawam Industrial Area; Keyes Associates 1983.
1
E KEYES ASSOCIATES
VIII SEDIMENTATION AND EROSION CONTROL. AND OTHER MITIGATION MEASURES
The Draft and Final Environmental Impact Reports addressed several
concerns including wetland, watercourses, storm water management and
traffic. A Notice of Intent has been filed as part of this project with
the Town of Agawam Conservation Commission and DEQE as a result of
impacting a small wetland area east of Shoemaker lane. Sedimentation
control measures are proposed within the project area and while the
exact locations have not been demonstrated on the plans, these items
will. be incorporated prior to final submission to include: (See also
detail sheet of Design Drawings)
Silt Fence
Type "B" Ersoion Check
Type "C" Erosion Check
Type "D" Erosion Check
Sedimentation Trap
2
•
i
•
•
APPENDICES .
APPROPRIATE FORMS AND
PRELIMINARY DESIGN APPROVAL
•
APPENDIX A
Agawam Planning; Board
r
STATEMENT OF INTEREST
Date May 8, 1984
The petitioner hereby certifies that he is the owner
of all lands contained within the description of the
subject petition. Agawam Planning Hoard Case No.
Donald A. Binns, President
(Name)
BayyBank Tower, Suite 1800
1500 Main Street
(Address).
Springfield, MA 01115
Note: Westmass Area .Development Corporation is the owner of
all lands contained in the subject parcel. Title to
land contained in the road right-of-way as designated
on the Definitive Plan will be donated to the Town of
Agawam. As a result, the Town DPW is the applicant for
De fi n ib6ASAM fv�1,. MASSACHUSETTS
HAMPDEN as Date May 8, 1984
There personally appeared before me, on the above date,
to me known to be - the person
de cribed in and who executed the foregoing document.
0
Notary FubW
co= asion expires -
i
s ,
F0RM B
APPLICATION FOR APPROVAL
• F i
Off' DEFINITIVE PLAN �
1984 MA'Y 10 F14 4 23
FILE ONE COMPLETED FORM WITH THE PL;UN. ING BOARD AND A-COPY WITH
THE TIMM CLERK IN ACCORDANCE WITH REQUIREMENTS OF SECTION III
A-�/-B
AGAWAM • . • • � Y O,,• ww • . _ . • . . 1g. + .
To the Plarming Board:
{
The tridersigned herewith submits the accampariingDefinitive Plan of propert
located in the Town of Agawam for approval as a subdivision under the'regairemsnta
of the Subdivision Control Law and the Rulas and rteg122tionas Cioverrdng the
Subdivision of Land of the Planning Board in the Town of AgwAka.
1. Name of Applicant
Address . . . . . . . .16.RIP.5-treft. :Aj90VV.,.M.4 .910601. .. . . . . _e d_ .. .. .. ..
2. Name of Engineer or Surveyor . . .Keye§.Assgci atgs .. .. .. . . . . .. .. . . . . .. .
Address . . .. . . . .55 TgwrL �tne Rgad...Wethersfield�,.CT .06109. .. .. .. .. . . _
3. Deed of Property Recorded in. . Hampdep.Cnunty. . _Registry, _. .
SBook 6 . . . . . . . . . . . . . . . . . . . . . . . .Page . . . . . . . . . . . . . . . . . . . . . . .. .. .. . .
4. Location and Description of Property: (Attached sheet).
5. A list of the documents included in this application shall
accompany notice to the Town Clerk.
Documents required to be submitted with this notice:
a. Notarized statement of interest in the land.
b. Environmental study.
c. Plans and specifications.
d. Statement of time--development sequence.
e. Plan of sequence of development.
f. Town-Development relationship study.
g. Reports of test borings, etc.
Your attention is directed to Section M, B. 8 of the- Subdivision -
Rules and Regulations requiring the posting of a bond or recording
o:. a covenant BEFORE approval can be given.
*Signature of owner . . . . .
. Binns, resident
Address .�lesta��ss. Ate.Developot .Cargoratiran. . .
BayBank Tower,,Suite 1800
1500 Main Street
Springfield, MA 01115
*See attached Form B: Addendum
1
Form B: Addendum.
Westmass Area Development Corporation is the owner of all lands
contained in the subject parcel. Title to land contained in the
road right-of-way as designated on the Definitive Plan will be
donated to the Town of Agawam. -Asa result, the Town DPW is the
applicant for Definitive Plan approval .
i
PARC E L I
DRAFT LEGAL DESCRIPTION
A certain parcel of land situated on the southwesterly side
of Garden Street in the Town of Agawam; County of Hampden ,
Commonwealth of Massachusetts being more particularly bounded and
described as follows:
Beginning at the northwesterly corner of said parcel at a
point on the southwesterly side of Garden Street at land now
or formerly of West Springfield Fish & Game ' Club, Inc. ; thence
S 46-30 -48 E by said Garden Street two hundred five and 56/100
feet (205.56 ' ) to a point of curvature at proposed
Bowles Road; thence;
Running southerly by a curve to the right having a radius of
thirty-five and. 00/100 feet (35 . 001 ) and an arc
length of sixty-four and 15/100 feet (64 .15 ' ) to a
point of tangency; thence
S 58-29-55 W two hundred sixty-four and 92/100 feet ( 264 .92 ' ) to
a point of curvature; thence
Running southwesterly by a curve to the right having a radius of
one thousand nine hundred sixty-seven and 00/100
feet (1967. 00" ) and an arc length of four hundred
ten and 14/100 feet (410 . 14 ' ) to a point of
tangency; thence -
S 70-26--42 W two hundred seventy-seven and 11/100 feet (277 . 111 )
to a point of curvature ; thence
Running southwesterly by a curve to the left having a radius of
one thousand thirty-three and 00/100 feet ( 1033.00 ' )
and an arc length of six hundred twenty-six and
31/100 feet (6.26.3l ' ) to a point of tangency; thence
S 35-42-24 W one hundred seventy-eight and 80/100 feet (178 .801 )
to a point . -Said last six ( 6 ) described courses
being by the northwesterly sideline of said Bowles
Road; thence
N 53-53-09 W five hundred fifty-twb and 59/100 feet (552. 591 ) to
a point; thence
t
Parcel 1
page 2 of 2
N 40-17-30 W two hundred sixty-three and 66/100 feet (263.66 ' )to
a point at land now or formerly of Springfield
Turnverein, Inc. Said• lash two (2 ) described
courses being by other land now or formerly of
Westmass Area Development Corporation; - thence
N 83-40-10 E two hundred eight and 56/100 • feet ( 208 . 56 ' ) to a
point; thence
N 01-56-02 W four hundred fifty and 42/100 -feet (450.42 %) to a
point; thence
N 69-02-28 W sixteen and 42/100 feet (16.42 ' ) to a point at land
nos4 or formerly of J. & R. Dyke . Said last three
( 3 ) described courses being by land of said
Springfield Turnverein , Inc. ;- thence
N 77-46-36 E by land of said Dyke, four hundred fifty-nine and
32/100 feet ( 459 . 32 ' ) to a point at land now or
formerly of A. & L. Provost; thence
S 89-17-33 E by land of said Provost, six hundred four and 83/100
feet ( 604 . 83 ) to a point at land of said West
Springfield Fish & Game Club; Inc. ; thence
N 87-59-43 E by land of said West Springfield Fish & Game Club,
Inc. , six hundred ninety-seven and 37/100 feet
( 697 .37 ' ) to the point of beginning.
Said described parcel of land contains an area of one
million two hundred sixteen thousand seven hundred seventy--seven
square feet more-or-less ( 1 ,216,777+ Sq.. F-t . ) or 27 .933 acres
more-or-less and is shown as Parcel I. on a plan entitled ,
"Subdivision Plan of Land in Agawam, MA" , (Hampden County ) ,
scale : 1 " = 80 ' , May 7 , 1984 , prepared by Robinson & Fox, a
division of Boston Survey Consultants, Inc : , owned by Westmass
Area Development Corporation.
Said parcel is subject to a proposed 30 ' wide drainage
easement :across the northerly, northeasterly, southeasterly and
southerly part of said parcel as shown on •said plan:
2 . 10
PARCEL II
DRAFT LEGAL DESCRIPTION
A certain parcel of land situated on the southwesterly side
of Garden Street and the westerly side of Silver Street, in the
Town- of Agawam, County of Hampden, Commonwealth of Massachusetts ,
being more particularly bounded and. described as follows:
Beginning at the northeasterly corner of said parcel at a
point on the southwesterly side of said Garden . Street at said
Silver Street; thence
Running southerly by- a curve to the right having a radius of ,
forty and 00/100 feet (40. 00 ' ) and an arc length of
seventy-five and 64/100 feet (75.64 ' ) to a point of
tangency; thence
S 61-49-54 W one hundred ninety-nine and 77/100 feet (199 .77 ' ) to
a point of curvature; thence
Running southerly by a curve to the left having a radius of one
thousand four hundred thirty- and 00/100 feet
(1430 ..00 ' ) and an arc length of seven hundred
ninety-nine and 11/100 feet (799. 1l ' ) to a point of
tangency; thence
S 29-48-50 W eight hundred twenty-one and 93/100 feet (821 .93 ' )
to a p-oint. of curvature; thence
Running southerly by a curve to the left having a radius of two
thousand thirty-two and 00/100 feet ( 2032.00 ' ) and .
an arc length of one hundred ninety-seven and 21/100
feet ( 197. 2l ' ) to a point of reverse curvature at
the intersection with the northeasterly line of the
area reserved for Future Street.. Said last five ( 5)
described courses being by the westerly sideline of
said Silver Street; thence
Running southwesterly by a curve to the right having a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc
length of fifty--two and 26/100 feet (52. 261 ) to a
point of tangency; thence
N 70-12-04 W two hundred fifty and 22/100 feet ( 250 . 22 ' ) to a
point of curvature; thence
f
Parcel II
• page 2 of 3
Running northwesterly by a curve to the right having a radius of
one thousand two hundred thirty and 47/100 feet
( 1230.47 ' ) and an arc length of eight hundred
eighteen and 83/100 feet ( 818 . 83 ' ) to a point of
compound curvature ; thence
Running northeasterly by a curve to the right having a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc '
length of fifty-four and 72/100 feet ( 54 . 72 ' ) to a
point of reverse curvature at the southeasterly
sideline of proposed Bowles Road. Said last four '
(4 ) described courses being by said Future Street;
thence
Running northeasterly by a curve to the left having a radius of
one thousand thirty-three and 00/100 feet ( 1033.00 ' )
and an arc length of three hundred ninety-two and
93/100 feet (392.931 ) to a point of tangency; thence
N 35-42-24 E two hundred -sixty-eight and 65/100 feet (268 .65 ' ) to
a point of curvature; thence
Running northeasterly by a curve to the right having a radius of
nine hundred sixty-seven and 00/100 feet (967 .00 ' )
and an arc length of five hundred eighty-six and
29/100 feet ( 586. 29 ' ) to' a paint of tangency; thence
N 70-26-42 E two hundred- seventy-seven and 11/100 feet (277 . 11 ' )
to a point of curvature; thence
Running northeasterly by a curve to the left having a radius of
two thousand thirty-three and 00/100 feet (2033.00 ' )
and an arc length of four hundred twenty-three and
90/100 feet (423 .90 ' ) to a point of tangency; thence
N 58-29-55 E three hundred one and 39/100 feet (301 . 39 ' ) to a '
point of curvature; thence
Running easterly by a curve to the right having a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc
length of forty-five and 81/100 feet (45 .811 ) to a
point on the southwesterly sideline of said Garden
Street. Said last seven (7 ) described courses being
by said . Bowles Road; thence '
S 46-30-48 E by said Garden Street , four hundred eleven and
41/100 feet (411 . 411 ) to the point of beginning.
i
Parcel; II
page 3 of 3
Said described parcel of land contains an area of one million
six hundred ninety-nine thousand three hundred thirty-three
square feet more-or-less (1 ,699, 333+ Sq. Ft . ) or 39 .011 Acres
more-or--less and is shown as Parcel II on a plan entitled ,
"Subdivision Plan of Land in Agawam , MA . " , (Hampden County ) ,
scale : 1 " = 80 ' , May 7 , 1984 , prepa.red ' by Robinson & Fox, a
division of Boston Survey Consultants , Inc. , owned by Westmass
Area Development Corporation.
4
Said parcel is subject to a proposed 30 ' wide drainage
easement across the northwesterly part of said parcel as shown on
said plan.
Said parcel is subject to a 10 ' wide proposed drainage
easement in the northeasterly "part of said parcel as shown on
said plan.
.Sa.id parcel is subject to a 20 ' wide proposed sewer easement
across the center part of said parcel as shown on said plan.
Said parcel is subject to a 30 ' wxde proposed drainage
• easement across the center part of said parcel as shown on said
plan.
2 . 13
i
PARCEL III
DRAFT LEGAL DESCRIPTION
A certain .parcel of land situated on the westerly side of
Silver Street and the northeasterly side of Shoemaker Lane, in
the Town of Agawam, County of Hampden , Commonwealth of
Massachusetts , being more particularly bounded and described as
follows:
Beginning at the southeasterly corner of said parcel at a
point on the northeasterly zideline of Shoemaker Lane at
said Silver Street.; thence
N 67-44-55 W one hundred thirty-nine and 78/100 feet (139 . 781 ) to
a point of curvature; thence
Running westerly by a curve to the right having a radius of five
hundred thirty-eight and 43/100 feet ( 538.43 ' ) and
an arc length of two hundred fifteen and 67/100 feet
(215.67 ' ) to a point of tangency; thence
N 44-47-55 W five hundred eighty-eight and 62/100 feet (588.62 ' )
to a point of curvature; thence
Running northwesterly by a curve to the right having a radius of
five hundred and 00/100. feet (500 .00 ' ) and an arc
length of seventy-eight and 43/100 feet (78 .43 ' ) to
a point of tangency ; thence
N 35-48-39 W three hundred and 38/100 feet (300 .38 ' ) to a point
at other land of Westmass Area Development
Corporation . Said last five (5 ) described courses
being- by said Shoemaker Lane; thence
N 38-46-55 E five hundred eighteen and 16/100 feet (518 . 16 ' ) to a
point; thence
N 83-46--55 E one hundred eighty-three and 35/100 feet (183 .85 ' )
to a point ; thence -
N 38-46-55 E one thousand two hundred ninety-seven and 97/100
feet ( 1297.97 ' ) to a point on the southwesterly side
of, the area reserved for Future Street . Said last
three (3 ) described courses being by land of said
Westmass Area Development Corporation; thence
Running southeasterly by a curve to the left having a radius of
one thousand two hundred ninety and 47/100 feet
( 1290 .47 ' ) and an arc length of three hundred
thirty-two and 06/100 feet (332 .06 ' ) to a point 'of
tangency; thence
r
Parcel III
page 2 of 2
S 70-12-04 E two hundred forty-three and 26/100 feet ( 243 . 261 ) to
a point of curvature ; thence
Running southerly by a curve to the right having a radius of
thirty-five and . 00/100 feet ( 35 . 00 ' ) sand an arc
length of fifty--six and 55/100 feet (56 .55 ' ) ' to a
point on the westerly sideline of Silver Street;.
Said last three (3 ) described courses being by said
Future Street ; thence
S 22-22-20 W nine hundred eight and 42/100 feet (908 .42 ' ) !to a
point of curvature; thence
Running southerly by a curve to the right having a radius of five
thousand nine hundred sixty-eight and 00/100 feet
( 5968.00 ' ) and an arc length of one hundred
eighty-three and 30/100 feet (183. 30 ' ) to a point of
tangency; thence -
. S 24-07-55 W one thousand one hundred twenty-three and 07/100
feet ( 1123 .07 ' ) to a point of curvature; thence
Running westerly by a curve to the right having a radius of
twenty-nine and 66/100 feet ( 29 . 66 ' ) and an- are
length of forty-five and 61/100 feet (45. 61 ' ) to the
point of beginning. said last four (4 ) described
courses being by said Silver Street .
Said parcel of land contains an area of two million
thirty-five thousand six hundred ninety-one square feet
more-ar-less (2,035, 691 + Sq. Ft. ) or 46.733 Acres more-or-less
and is shown as Parcel III on a plan entitled "Subdivision Plan
of Land in Agawam, MA. " , (Hampden County) , scale: 1 " = 80 ' ,
May 7, 1984 , prepared by Robinson & Fox, a division of Boston
Survey Consultants , Inc . , owned by Westmass Area Development
Corporation.
Said parcel is subject to a proposed 40 ' wide drainage
easement across the northwesterly part of said parcel as shown on
said plan.
Said parcel is subject to a proposed detention area in the
northwesterly part of said parcel as shown on said plan.
Said parcel is subject to a proposed drainage easement across
the southwesterly part of said parcel as shown on said plan.
2/14
OWLE B 5 ROAD
DRAFT LEGAL DESCRIPTION
A certain parcel of land situated on the southwesterly side
of Garden Street in the Town of Agawam, County of Hampden ,
Commonwealth of Massachusetts being more particularly bounded and
. described as follows:
Beginning at the northwesterly corner of said parcel at a
point on the southwesterly side of Garden Street , said point
being S 46-30-48 E two hundred five and 56/100 feet: (205 . 56 )
from land now or formerly of West Springfield Fish & Game Club,
Inc. ; thence
S 46-30-48 E by said Garden Street one hundred ' forty and 81/100
feet ( 140. 8l ' ) to a point; thence
Running westerly by a curve to the left having a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc
length of forty-five and 81/100 feet (45:8l ' ) to a
point of tangency; thence
S 58-29-55 W three hundred one and 39/100 feet ( 301 . 39 ' ) tq a
point of curvature ; thence
Running southwesterly by a curve to the right having a radius of
two thousand thirty-three and 00/100 feet ' ( 2033.00 ' )
and an arc length of four hundred twenty-three and
90/100 feet (423. 90 ' ) to a point of tangency; thence
S 70-26-42 W two hundred -seventy-seven and 11/100 feet ( 277. 1i ' )
to a point of curvature; thence
Running southwesterly by a curve to the left having a radius of
nine hundred sixty-seven and 00/100 feet (967.00 ' )
and an arc length of five hundred eighty-six and
29/100 feet ( 586. 29 ' ) to a point of tangen-cy; thence
S 35-42-24 W two hundred sixty-eight and 65/100 feet (268. 65 ' ) to
a point of curvature; thence
Running southwesterly by a curve to the right having a radius of
one thousand thirty-three and 00/100 feet ( 1033.00 ' )
and an arc length of four hudred eighty--seven and
19/100 feet (487. 191 ) to a point at other land of
Westmass Area Development Corporation. Said last
seven (7 ) courses being by Parcel II and the area
reserved for. Future Street; thence
Bowies Road
page 2 of 2
N 27-16-16 W by land of said Westmass Area Development Corp--
oration , sixty--six and 00/100 feet ( 66 . 00 ' ) to a
point of curvature ; thence
Running northeasterly by a curve to the left having a radius of
nine hundred sixty-seven and 00/100 feet (967.00 ' )
and an arc length of four hundred fifty-six and
' 06/100 feet (456 .061 ) to a point of tangency; thence
N 35-42-24 E two hundred sixty-eight and 65/100 feet ( 268.65 ' } to
a point of curvature; thence
Running northeasterly by a curve to the right having a radius of
one thousand thirty-three and 00/100 feet (1033 .00 ' )
and an arc length of six hundred twenty-six and
31/100 feet ( 626 . 311 ; ) to a point of tangency;
thence
N 70-26-42 E two hundred seventy-seven and 11/100 feet (277.11,' )
to a point of curvature; thence
Running northeasterly by a curve to the left having a radius of
one thousand nine hundred sixty-seven and 00/100
feet (1967 .00 ' ) and an are length of four hundred
ten and 14/100 feet ` (410 . 14 ' ) to a point of
tangency; thence
N 58-29-55 E two hundred sixty-four. and 92/100 feet (264 .92 ') to
a- point of curvature; thence
Running northerly by a curve to the left having a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc
length of sixty-four and 15/100 feet (64 . 15 ' ) to the
point of beginning. Said last eight (8 ) courses
being by land of said Westmass Area Development
Corporation and Parcel I .
Said described parcel of land contains an area of one hundred
fifty-six thousand three hundred seventy-eight square 'feet
more-or-less (156, 378+ Sq. Ft . ) or 3 . 590 Acres more-or--less and
is shown as Bowles Road on a plan entitled, "Subdivision Plan of
Land in Agawam, MA. " , (Hampden County) , Scale 1" = 80 ' , May 7,
1984 , prepared by Robinson & Fox, a division of Boston Survey
Consultants , Inc . , owned by Westmass Area Development
Corporation.
2.25
i
FUTURE STREET.
DRAFT LEGAL DESCRIPTION
A certain parcel of land situated on the westerly side of
Silver Street , in the Town of Agawam, County of Hampden,
Commonwealth of Massachusetts , being more , particularly bounded
and described as follows :
Beginning at the northeasterly corner of said parcel at a
point on the westerly side of Silver Street at the southeasterly
corner of Parcel, II ; thence
Running southerly by a curve to the left having a radius of two
thousand thirty-two and 00/100 feet ( 2032 .00 ' ) and
an 'arc length of sixty-six and '71/100 feet (66.7l ' )
to a point of tangency; thence -
S 22-22-20 W sixty-two and 34/100 feet ( 62 . 34 ' ) to a point of
curvature at the northeasterly corner of Parcel III .
Said last two (2 ) described courses being by said
Silver Street; thence
Running westerly by a curve to the left having a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc
length of 'fifty-six and 55/100' feet (56 .55 ' ) to a
point of tangency; thence
N 70-12-04-W two` hundred forty-three and 26/1C0 feet (243.26 ' ) to
a point of curvature; thence
Running northwesterly by a curve td the right having a radius of
one thousand two hundred ninety and 47/100 feet
(1290.47 ' ) and an arc length of eight hundred
ninety-seven -and 36/100 feet (897. 361 ) to a point at
proposed Bowles Road. Said last three (3 ) described
courses being by said Parcel III and other land of
Westmass Area Development Corporation; thence
Running northeasterly by said Bowles Road by a curve to the left
having a radius of one thousand- thirty-three
and 00/100 feet ( 1033 . 00 ' ) and an arc length of
ninety-four and 26/100 feet (94.26 ' ) to a point at
the southwesterly corner of said Parcel II ; thence
Running southeasterly by a curve to the left having a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc
length of fifty-four and 72/100 feet ( 54 .72 ' ) to a
point of compound curvature; thence
Future Street
page 2 of 2
Running southeasterly by a curve to the left having a radius of
one thousand two hundred thirty and 47/100
( 1230 . 47 ' ) and an arc length oE- eight hundred
eighteen and 83/100 feet ( 818 . 83 ' ) to a point of
tangency; thence
5 70-12-04 E two hundred fifty and 22/100 feet ( 250 . 22 ' ) to a
point of curvature, thence
Running northeasterly by a curve to the left having . a radius of
thirty-five and 00/100 feet ( 35 . 00 ' ) and an arc
length of fifty-two and 26/100 feet (52. 26 ' ) to the
point of beginning. Said last four, (4 ) described
courses being by said Parcel II .
Said parcel of land contains an area of seventy thousand one
hundred seventy-five square feet more-or-less (70, 175+ 5q. Ft . )
or 1 . 611 Acres more-or-less and is shown as Reserved for Future
Street on a plan entitled "Subdivision Plan of land in Agawam,
MA. " , (Hampden County) , Scale: 1" =80 ' , May 7 , 1984, prepared by
Robinson & Fox, a division of Boston Survey Consultants, Inc, ,
owned by Westmass Area Development Corporation.
2. 21
DRAINAGE EASEMENT
DRAFT LEGAL DESCRIPTION
A certain parcel of land situated southwesterly of Garden
Street, in the Town of Agawam, County of Hampden, Commonwealth of
Massachusetts, being more particularly bounded and described as
follows :
Beginning at the northeasterly corner of said parcel at the
southeasterly corner of Parcel I , said corner being one thousand
eighty hundred twenty-one and 43/100 feet (1821.431 )
southwesterly along the northwesterly side line of .proposed
Bowles Road from the southwesterly line of said Garden Street;
thence
S 35-42-24 W by said Bowles Road , eighty-nine and 85/100 feet
(89 .851 ) to a point of curvature, thence
Running southerly by a' curve to the right having a radius of nine
hundred sixty-seven and 00/100 feet ( 967.00 ' ) and an
arc length of . four hundred fifty-six and 06/100 feet
(456.061 ) to a point at other land of Westmass Area
Development Corporation; thence
N 27-16-16 W thirty and 00/100 feet ( 30 . 001 ) to a point of
curvature ; thence
Running northerly by a curve to the left having a radius of nine
hundred thirty-seven and 00/100 feet (937 .00 ' ) and
an arc- length of four hundred forty--one and 91/100
feet (441. 9l ' ) to a point of tangency; thence
N 35-42-24 E ninety and 07/100 feet (90 .07 ' ) to a point on the
southerly line of Parcel I . Said last three ( 3 )
described courses being by land of sa-id Westmass
Area Development Corporaton; thence
S 53--53-09 E by said Parcel I , thirty and 00/100 feet (30 .00 ' ) to
the point of beginning.
Said described parcel of land contains and area of sixteen
thousand one hundred sixty-eight square feet more-or-less
( 16, 168+ Sq.Ft. ) or 0. 371' Acres more-or-less and is shown as a
30 ' Wide Drainage Easement on a plan entitled , "Subdivision Plan
of Land in Agawam, MA. " , (Hampden County) , Scale : 1" = 80 ' , May
7 , 1984 , prepared by Robinson & Fox, a division of Boston Survey
Consutlants, Inc . , owned by Westmass Area Development
Corporation.
2. 26
s
APR 10 1983
TOWN OF AGAWAM
36 MAIN STREET AGAWAM, MASSACHUSETTS 01001
y� 1� Tel. 413-786-0400
u day
PLANNING BOARD
April 9, 1984
WESTMASS Area Development Corporation
Baybank Tower
Suite 1800
1500 Main Street
Springfield, MA 01115
Dear Gentlemen:
At a duly called meeting held on April 5, 1984, the Agawam Planning
Board voted to approve the Preliminary Subdivision Plan entitled "Preliminary
Site Development Plan" prepared by Keys Associates and dated December 1983.
�_Si cerely,
R. Ca a red Chas
AGAWAM PLANNING BOARD
CRC/s j e
cc: Town Clerk
Supt. DPW
Building Inspector
Westlmass Area D*s*lopnt*nt Corgimo s
BavSam Tower
suite taw
1 500 Maul Street
Sonrogtield. Massachusetts 01115
' ! (413)734-3124
April 13, 1984
Planning Board Members
Town of Agawam
Town Hall
36 Main Street
Agawam, MA 01001
Gentlemen:
Thank you for your recent approval of the Preliminary Plan for the
Agawam Regional Industrial Park as submitted by the Agawam Cepart-
ment of Public Works. A project of this nature, size and quality
requires many unique design characteristics ; which in turn require
a very thorough and innovative approach to plan review. I commend
you and your staff for your clear understanding in this regard, and
for the careful consideration you have afforded us.
Based upon your Preliminary Plan approval , the CP$d has initiated
preparation of a Definitive Plan wnich should be submitted for your
review within approximately 60 days. So development of the indus-
trial park may proceed in a timely fashion Westmass and the CPW
will make every effort to ensure that the "efinitive Plan is as con-
sistent as possible with the comments and directives expressed by
the Planning Board at your meeting an April S. Any misunderstanding
of your requirements on our part, or substantial chanoes in policy
by the Planning Board, may significantly delay the project and jeop-
ardize the State Grant for road construction.
To avoid such a critical misunderstanding, I have listed below the
key comments and findings expressed by the Planning Board at the
April 5 meeting. We assume that these comments are conditions of
the Preliminary Plan approval and will use them as the basis for
the Definitive Plan currently being prepared. Of course, we fully
understand that all Preliminary actions of the Board are informa-
tional only and may be rescinded during review of the Definitive
Plan. I certainly hope that won't occur regarding a project of
this magnitude.
1. Phasina - The Preliminary Plan addressed the entire
industrial park site, to afford you a broad overview
of the full project. However, the Definitive Plan
which the DPW is now preparing will address Phase I
road and drainage construction only. Such an approach
will give the Planning Board greater ongoing control
over the project, enhance market flexibility, and al-
low proper planning of the possible future connection
to Route 57.
° Planning Board Members
Page 2
2. Lot Lines - To give you a greater understanding of
the project, potential lot lines for individual fa-
cilities in the park were sketched on the Preliminary
Plan. The Definitive Plan, however, will only indi-
cate those lot lines created by road layout. Lot
lines created by the sale of individual parcels will
be reviewed by the Planning Board under Form A pro-
cedures prior to each sale in the Industrial Park.
This apprpach will reduce administrative complexity
for the Planning Board, allow greatest marketing
flexibility and the timely completion of all
transactions.
3. Sidewalks - By a 3-2 margin, the Planning Board
gave preliminary approval to the requested waiver
of sidewalk/treebelt requirements of the Subdivis-
ion Control Regulations. Engineering currently
undev-day for Phase I roads and drainage will be
based uoon that decision. However, due to the con-
cerns raised by dissenting Planning Board members ,
Westmass and the DPW will carefully review again
the feasibility of constructing partial sidewalks
in the Industrial Park. 'fie �di l l notify you imme-
diately if we identify a means by which this might
be accomplished.
4. Curb Cuts - We all agree that under optimal con-
ditions all industrial site curb cuts should be
concentrated an the project' s internal road. Due `
to parcel configuration and our development time-
table such an approach is not totally possible. A
few curb cuts must be located on Silver Street and
Shoemaker Lane. It was generally agreed that firms
buying parcels along these roads have the right of
access to them in any event, and the Preliminary
Parcelization Plan was approved as presented. At
the same time, Westmass pledged its best efforts
in attempting to concentrate development along in-
ternal roads and to minimize curb cuts on external
roads.
5. Turning Radii/Road Sections - It was pointed out
that the turning requirements and weight of trucks
would create some unique design conditions for in-
dustrial park roadways. Westmass and the Town DPW
pledged to design the internal road in a manner
capable of supporting truck traffic.
K
Planning Board Members
Page 3
Once again, thank you for your support of the Preliminary Plan for
the Agawam Regional Industrial Park. Please feel free to contact me
or Jack Stone if you have any questions, comments, -or- suggestions as
we prepare for our final plan submission. I look forward to continu-
ing to work with you on this important project.
Sincerely,
Kenneth C.. Tichacek
Vice President
KCT:fs
cc: John P. Stone
Deborah Jachos
s
SUBSURFACE INVESTIGATION
•
APPENDIX B
C--- KEYES ASSOCIATES
APPENDIX B
SUBSURFACE INVESTIGATIONS
Boring lags for subsurface investigations are included herein, with
locations of borings taken shown on the Final Plans. Borings were
undertaken on two separate occasions, November 29, 1983 and on April 30
and May 1, 1984. In addition considerable previous explorations were
studied including:
1. Groundwater observation holes for development of Airport, 1940.
2. Borings for sewers at Shoemaker Lane, 1980.
3. Borings taken for potential KIDDER-STACY site between former
grandstand and Shoemaker Lane.
4. Observation hole taken for Ainsworth Report, 1980.
5. Borings for Silver Street, Keyes Associates, 1983.
AL CLARENCE WELT! ASSOCIATES INC.
DRILLING' TEST BORINGS . ROCK EXPLORATION
CONTRACTORS S WATER EXPLORATION • SOIL S ROCK ANCMORS
December 5, 1983
Keyes Associates
55 Townline Road
Wethersfield, CT. 06109
Att: Gary Fontanella
Re: Bowles Airport Industrial Development
Agawam, MA.
Soils Investigation
Dear Mr. Fontanella:
Herewith are boring data on recent soils exploration at the
subject site. In addition to these data, considerable previous
explorations have been studied. These include :
1 . Groundwater overburden holes for development of Airport,
1940
2. Borings for sewers at Shoemaker Lane, 1980
• 3. Borings taken for potential KIDDER-STACY site between
former grandstand and Shoemaker Lane
4. Observation hole taken for Ainsworth Report, 1980
5. Borings for Silver Street, Keyes Associates, 1983
In reviewing the recent borings , as well as previous data, the
following soil cross-section can be assumed as pertaining to
natural soil deposits. The upper 10 feet of soil is generally a
Fine to Coarse Sand (with topsoil from 4" to 12" thick) _ The soil
below 10 feet tends to have silt percentages ranging from 30% to
70%. This material has a significant influence on groundwater
movements and groundwater tables. While the general groundwater
movement is toward Shoemaker Lane, localized mounding occurs where
the silt stratum is closer to ground surface. The general ground
water level at the present time appears to be at Elev. 185 to 186
near Shoemaker Lane and from Elev. 186 to 188 at the Northeast
extremity. Thus the water table is generally within 4 to 8 feet
of grade over much of the area.
in developing the site it is clear the water table will be the
determining factor in depth of retention ponds. Realistically
no retention is available below Elev. 185 unless there is significant
groundwater lowering or retention pond drains at Shoemaker Lane.
. w s.►v ins � � ��Tw►..�.av AAL►1 Lam/.Tf AIY n�nra ., i..wa• �.... awe
Keyes Associates December 5 , 1983
page 2
Absent such drainage, the area would be designed with
retention ponds as proposed and substantial swales placed
generally above Elev. 187 to permit such swales to percolate
water after a storm. Ths soils above Elev. 187 are well
draining with permeability in excess of 50 feet/day and
percolation rate of 0 .5 to 2 inches/minute. In addtion to
the main Swale to the retention pond, individual site swales
would provide additional retention ponds .
The material from the retention pond will, in general, be
Fine to Medium Sand. This material can be used for roadway
embankments and site development.
If pavement grades are above Elev. 190± the pavement would
have a sand subbase. Thus no subbase would be required. However,
Base must be adequate for typical industrial park Truck Traffic.
If full Bituminous Concrete were placed on the compacted sand
subbase the total depth would be about 8" . If 4 1/2" of this
depth were replaced by Processed Stone Base, the depth of base
would be 9". It is suggested that the base be about 7" and the
Bituminous Concrete be 5" (2" on 3" of Binder or premix) .
As regards building loading on the site normal industrial
structures could be built with spread footings at an allowable
loading of 2 TUNS/s. f. at columns and 1 . 0 TONS/s. f. at wall
footings.
The existing runways have about 2 1/2" of Bituminous Concrete
on 4- 1/2" of Processed Stone Base . The pavement would require
about 4" of overlay for future use as roadways. PETROMAT should
be used prior to placing the overlayment.
If you have any questions please call me.
Very truly yours,
C arence Welti, PhD, P.E.
for:
CLARENCE WELTI ASSOCIATES INC.
CW:n
Encs.
Bowles Airport/Agawam.MA-
CLARENCE WELT1 ASSOC.,INC. "BORING LOG"
P.O.BOX 397
GLASTONBURY. CONN. 05033 CLUENT KEYES ASSOCIATES
BORING NO. 1 BORING NO. 2
LINE a STA LINE A STA.
OFFSET OFFSET
GR. ELEV. 186i GR. ELEV. -- -
BLOWS BLOWS
A STRATUM DESCRIPTION PE 1* B A STRATUM DESCRIPTION PER fi_' B
b ar.fine-med.sand, ,
some silt br.fine-crs.sand
some organic material
1-3-5 6-8-8
br.fine-med.sand
11.0 6-12-20 11.0 5-9--25
gr.silt, layers of
fine sand gr.sil.t, layers of
fine sand
5-9-15 9-16-24
6-12-16 1 2i.5 12-28--30
**asphalt
BOTTOM OF BORING 21. ***traprock,br.
WATER AT 3' @ 0 hrs. fine-crs.sand
DATE: 11/29/83 BOTTOM OF BORING 21. 5
DRILLER: GIGGEY WATER AT 4' @ 0 hrs.
DRILLER: GIGGEY
i. COL. A
strata depth Trio Printers x 1127
2. COL. B
3. HAMMER 1401; FALL 30" AND -40 to SO%
4. SAMPLER = 0.D. SPLIT SPOON SOME - 10 to 40%
9 e'-WT m ftRnl 1 Ain WAM TRACE - 0 to 10%
CLARENCE WELTI ASSOC.,INC. Bowles Airport/Agawam,MA.
P.Q.BUX 397 '�BQ�'�� LOG"
GLASTONBURY. CONN. 06033 CLIENT KEYE5 ASSOCIATES
BORING NO. 3 BORING N0. 4
LINE 3 STA LINE & STA.
OFFSET OFFSET
GR. ELEV. 19b± GR. ELEV. -
BLOWS �� BLOWS
A STRATUM DESCRIPTION PER 6 B A STRATUM DESCRIPTION PER 6„ B
br.fine-crs.sand
br.fi.ne-crs.sand,
tr.silt 4.0
4-8-12 3-6-9
br.fine-med.sand ,
little silt , tr.
organic material
10.
10.0
5-6-7 16-34-42
br.fine-med.sand,
little silt
gr.fine sand,
some silt
3-4-7 25-25-34
6-18-20 7-9-12
** sand
& silt
BOTTOM OF BORING 21 .
WATER AT 4' @ 0 hr .
BOTTOM OF BORING 21 5
DATE: 11/29/83
DRILLER: GIGGEY
DATE: 11/29/83
DRILLER: GIGGEY
1. COL. A _ strata-depth _ Trio Printers#t iv
2. COL. B
3. HAMMER = 140/; FALL 30" AND - 40 to 50%
A. SAMPLER s O.D. SPLIT SPOON SOME - 10 to 40%
5. GWT= GROUND WATER TRACE - 0 to 10%
CLARENCE WELTI ASSOC.,INC. _Bowles Airport/Agawam, MA.
P.O.BOX 397 "BORING LOG"
KEYES ASSOCIATES'
GLASTONBURY. CONN. 06033 CLIENT
BORING NO, 5 BORING NO.
LINE & STA. LINE 6 STA. ►
OFFSET OFFSET
GR. ELEY. 188± GR. ELEY.
BLOWSG' BLOWS
STRATUM DESCRIPTION PER B A STRATUM DESCRIPTION PER B
br.fine-ers.sand
12--9-b
gr.fine sand,
some silt
20-24-28
BOTTOM OF BORING 21. 0
WATER AT r
DATE; 11/29/83
DRILLER: GIGGEY
1. COL. A _ strata depth Trio Printers x 1127
2. COL. B
3. HAMMER = 140t; FALL 30" AND - 40 to 50%
4. SAMPLER = O.D. SPLIT SPOON SOME - 10 to 40%
5 GW7 = GROUND WATER TRACE — 0 to 10%
Htlx: •• : : • ,•t1•• , • �cv NORTH
l • co ..
•
as
no a
A, 0,
a 111 111
■••soon
*we a
• a
vim . ��� • "�.
r.. >.... •-tea'- - • , •
- - a
F.
s.
'Ilk `_" t!. •
4 i • ^aa
'J
2e • f
d a t?
Taylor ,
:pd �. ."
,h
BORING LOCATION PLAN
SCALE: 1' = 1200'
KB"ESProvidence.R.t. ENVIRONMENTAL IMPACT REPORT
'�n�'.�,�.
�Vetl►er5lield,Ct. FIGURE
"a-`'y"a•"-"• AGAWAM REGIONAL INDUSTRIAL PARK -
Keyes Associates-ArchiteeWEngineemMlan"rs
CLARENCE WELTI ASSOCIATES INC.
DRILLING TEST BORINGS • ROCK EXPLORATION
CONTRACTORS : WATER EXPLORATION • SOIL \ ROCK ANCHORS
May 9, 1984
.Keyes Associates
55 Townline Road
Wethersfield, CT. 06109
r
Att: Gary Fontanella
Re: Agawam Regional Industrial Park
Soils Investigation II
Dear Mr. Fontanella:
"Herewith are boring data pertaining to the above.
The soli beneath the topsoil to depths of 5 to 15 feet is a Fine
to Coarse Sand. This stratum $s underlain by Silt and Fine Sand.
Water table over the higher portion of the site is 10 to 12 feet
below grade. The areas near the retention basin location has a
water table at 3 to 5 feet depth. Topsoil varies considerably from
0 to about 12" .
The existing airport runway has 2" to 3" of bituminous concrete
with Orr to 5" of stone base. This material could be milled,
scarified (stone base) and used as a part of the proposed stone
base for future pavements.
As regards use of material from retention ponds for embankments,
the fine to coarse Sand is suitable, but the underlying Silt would
not be satisfactory. Stone may be suitable for subbase.
As regards the proposed roadway section, the section is adequate
insofar as base and subbase are concerned. The depth of bituminous
concrete is not sufficient for long term heavy truck usage. Even
with a traffic number of 100 the minimum depth of Bituminous concrete
should be 5".
If you have any questions please call me.
Very my yours,
C4fa-rence Welti, PhD, P.E.
for:
CLARENCE WELTI ASSOCIATES INC.
CW:n
Encs.
P.O.BOX 387 • GLASTONBURY. CONNECTICUT 06033 * 1203) 633»46x3
CLARENCE WELTI ASSOC. INC. Agawam Industrial Park
P.O.BOx39r "'BORING LOG"
GLASTONBURY, CONN.06033 CLIENT KEYES ASSOCIATES
BORING NO. B-1 BORING NO. B-2
LINE & STA_ LINE & STA _
OFFSET OFFSET
GR. ELEV. GR. ELEV.
SLOWS BLOWS
A STRATUM DESCRIPTION PER—K 8 A STRATUM DESCRIPTION PER-X B
br.fine-cra.sand br.fine-crs.sand
7-10-10 6-8-9
gr/br.silt S. fine
15-18-14 sand 20-36-42
BOTTOM OF BORING 16.5 BOTTOM OF BORING 16.
WATER AT 13' @ 0 hrs. NO WATER @ 0 hrs.
DRILLER: FAULKNER DRILLER: FAULKNER
1. COL. A strata aepth Trio Printers 0 1127
2. COL. B
3. HAMMER 140l; FALL 30" AND -40 to 50%
4. SAMPLER*� O.D. SPLIT SPOON SOME - 10 to 40%
5. GWT- GROUND WATER TRACE - 0 to 10%
Agawam Industrial Park
CLARENCE WELTI ASSOC., INC. �,BORING LOG
P.O-BOX 397
GLASTONBURY. CONK.08033 CLIENT KEYE5 ASSOCIATES
i BORING N0. B-3 BORING NO. B-4
LINE & STA LINE & STA
OFFSET OFFSET
GR. ELEV GR. ELEV
BLOWS BLOWS
A STRATUM DESCRIPTION PER 6" B A STRATUM DESCRIPTION PER 6" B
br-fine-crs.sand
br.fine-cra.sand
9-11-10 _ 6-8-li
10--14-18 7-9-8
. gr/br.siit fine
sand
16-26-26 8-15-21
BOTTOM OF BORING 21.5 BOTTOM OF BORING 21. 5
WATER AT 11.5' @ 0 hrs. WATER AT 12' @ 0 hrs
DRILLER: FAULKNER DATE:
DRILLER: FAULKNER
1. COL. A strata depth Tft Pfinh 01127
2. COL. 5
3. HAMMER 1400; FALL 30' AND - 40 to 50%
4. SAMPLER= O.D. SPLIT SPOON SOME - 10 to 40%
5. GWT- GROUND WATER TRACE - 0 to 10%
CLARENCE WELTI ASSOC.,INC. Agawam Industrial Park
P.O.5OX397 "BORING LOG"
GLASTONBURY, CONN. 06033 LCLIRMT --KEYES ASSOCIATES
BORING NO. B-5 BORING NO. B-6
LINE A STA. LINE & STA..--
OFFSET OFFSET
GR. ELEV. - GR. ELEV
BLOWS BLOWS
A STRATUM DESCRIPTION PER._6" B A STRATUM DESCRIPTION PER—C B
rbr. -crs.sand j7br.fine-crs.sand
7-9-11 6-7-6
11-12-11 9-10-12
J16.5 18-21-22 16-19-25
BOTTOM OF BORING 16.5 BOTTOM OF BORING 16.5
WATER AT 13' @ 0 hrs. WATER AT 14' @ 0 hrs.
DRILLER: FAULKNER DRILLER: FAULKNER
1. COL. A strata depth Trio Printers x 1127
2. COL. 8
3. HAMMER 1400; FALL 30" AND -40 to 50%
4. SAMPLER- O.D. SPLIT SPOON SOME - 10 to 40%
5. GWT- GROUND WATER TRACE - 0 to 10%
CLARENCE WELTI ASSOC.,INC. Agawam Industrial Park
P.O.BOX 397 „BARING LOG" KEYES ASSOCIATES
GLASTONBURY, CONN.08033 CLIENT
BORING NO. B-7 BORING NO. B-8
LINE & STA. LINE IL STA
OFFSET OFFSET
GR. ELEV. GR. ELEV
BLOWS� BLOY
A STRATUM DESCRIPTION PER B A STRATUM DESCRIPTION PER B
br.fine-crs.sand br.fine-crs.sand
8-6-7
8-16-16 9-15-16
BOTTOM OF BORING 11.
Er .
BOTTOM OF BORING 11
WATER AT 10' @ 0 hra
- DATE: 5/2/84
DATE: b/2/84 DRILLER: •FAULKNER
DRILLER: FAULKNER
1. COL. A strata depth Trio Pdnmm M 1127
2. COL.
3. HAMMER 1401; FALL 30" AND - 40 io 50%
4. SAMPLER @� O.D. SPLIT SPOON SOME - 10 no 40%
5. GWT- GROUND WATER TRACE - 0 f* 10%
CLARENCE WELTI ASSOC.,INC. Agawam Industrial Park
P.O.BOX 397 a'B O R I Id G. LOG"
KEYES ASSOCIATES
GLASTONBURY, CONN. 06033 CLIENT
BORING NO. B-9 BORING NO. B-10
LINE & STA LINE & STA
OFFSET OFFSET
GR. ELEV. GR. ELEV.
BLO BLOWS
A STRATUM DESCRIPTION PERE B A STRATUM DESCRIPTION PERK 8
br.fine-crs.sand
7-9-10 6-10-15
br.fine-crs.sand
5-8-12 14-19-24
6-9-12 19-21-29
gr/br.silt & fine
sand
- 17-34-60
17-27-27
BOTTOM OF BORING 21. 5'
WATER AT 11' @ 0 hrs BOTTOM OF BORING 24
WATER AT 11 @ 0 hrs
DRILLER: FAULKNER DATE: 5/1/84
DRILLER: FAULKNER
1. COL. A strata deptfi Trio Printers N 1127
2. COL. 9
3. HAMMER- 1400; FALL 30" AND - 40 to 50%
4. SAMPLER - Q.D. SPLIT SPOON SOME - 10 to 40%
5. GWT- GROUND WATER TRACE - 0 to 10%
Agawam Industrial Park
CLARENCE WELTI ASSOC.,INC. "BORING LOG"'
P.O.BO x 3107
GLASTONBURY, CONN.06033 CUENTKEYES ASSOCIATES
BORING NO. B-11 BORING NO. B-12
LINE & STA LINE & STA.
OFFSET OFFSET
GR. ELEV. GR. ELEV.
BLOWS BLOWS
A STRATUM DESCRIPTION PER_.V B• A STRATUM DESCRIPTION PER--V B
br.fine-crs.sand
$-11-1b 6-8-7
br.fine-cro.sand
14-17-22 12-13-14
15,
** - 16-18-22
**gr/br.silt &
BOTTOM OF BORING 16. 5
WATER AT 4' @ 0 hrs.
BOTTOM OF BORING 16.
WATER AT 111 @ 0 hr . DATE: 5 1 84
DRILLER: FAULKNER
DATE: 5/I/84
DRILLER: FAULKNER
1. COL. A
strata de th Trio Printers M 1127
2. COL. 8
3. HAMMER 140l; FALL 30" AND - 40 to 50%
4. SAMPLER = O.D. SPLIT SPOON SOME - 10 to 40%
5. GWT- GROUND WATER TRACE - 0 to 10%
CLARENCE WELTI ASSOC.,INC. PRO.I.
Agawam Industrial Park
"BORING LOG"P.O.BOX 397 KEYES ASSOCIATES
GLASTONBURY, CONN.06033 CLIENT'
• BORING NO.� B-13 BORING NO. B-14
LINE A STA LINE & STA
OFFSET OFFSET
GR. ELEV. GR. ELEV.
BLOWS BLOWS
A STRATUM DESCRIPTION PER—WO B A STRATUM DESCRIPTION PER_!!!_ B
br.fine-ers.sand br.fine-med.sand
6-11-13 br.si t, & fiow
ne 7-10-15
gr
sand
11-12-16 11-16-19
gr/br.silt 6 f ine
land
19-28-30 19-21-34
BOTTOM OF BORING 16. 5 BOTTOM.OF BORING 16.
WATER AT 3' @ 0 hrs. WATER AT 4.5' @ 0 hrs.
DATE: 5/1/84 DATE: 5/1/84
DRILLER: FAULKNER DRILLER: FAULKNER
1. col. A
Strata depth 'trio Printers 01127
2. COL. 11
3. HAMMER 1400; FALL 30" AND - 40 to 50%
4. SAMPLER - O.D. SPLIT SPOON SOME - 10 to 40%
S. GWT- GROUND WATER TRACE - 0'to 1096
FINAL PLANS
•
APPENDIX C
KEYES ASSOCIATES
APPENDIX C
FINAL PLANS
The following plans, profiles and miscellaneous sheets have been
submitted under separate package:
INDEX TO DRAWINGS
Description Sheet Number
Title Sheet 1
Subdivision Plan of Land 2 - 4
General Information and Details 5
Roadway Plan & Profile 6 - 7
iSanitary Sewer Plan & Profile - 8
Drainage Swale Plan 9
Drainage Swale & Detention Area Plan 10
Details of Erosion & Sedimentation Control 11
Topographic Map 12 - 13
CROSS. SECTIONS
•
APPENDIX D
�^ KEYES ASSOCIATES
APPENDIX D
• CROSS SECTION
Cross sectional information follows this page and should be used in
conjunction with review of the Final Plans. This cross section
information will be provided as part of the contract specifications for
use during the construction phase of this project.
ROADWAY
CROSS SECTIONS
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1:
OUTLINE SPECIFICATIONS,
AND DETAILS
•
APPENDIX E
KEYES ASSOCIATES
APPENDIX E
OUTLINE SPECIFICATIONS
AND DETAILS
All specifications and details shall be in accordance with the
Massachusetts Department of Public Works and Town of Agawam guidelines.
Details are included herein.
BITUMINOUS CONCRETE CURBS
VINTICAL TACO OPTIONAL VLRTWAL [AtK ORTICMAL
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NOTE;
* SEE TYPICAL SECTIONS FOR PROJECT.
SEE CONSTRUCTION STANDARD 106.1.0 FOR BITUMINOUS CONCRETE BERM.
PRECAST CONCRETE CATCH BASIN
FOR GRATE SEE: 201.T.0 -201.11.0
PON FR44rE SEE 201.4.0
! 2A.♦1'
G �sOYARE C9ENtNG!*� r&RICK$ r�'r BE USE* FOR
GRAOC A04USTMENTS_
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fl! I < �t
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.NOTES:
I. DETAILS NOT INDICATED ABOVE ARE TO BE SIMILAR TO THOSE SHOWN ON 201.2.0,201.3.0
2.FACE OF PIPE FLUSH OR NOT TO PROJECT MORE THAN 4'* FROM FACE OF WALL
ALONG CENTERLINE OF PIPE.
3.FOR DESCRIPTION, MATERIALS AND CONSTRUCTION METHOD, SEE SPECIFICATIONS.
!F MIINIMUA: DEPTH OF SUMP TO BE 2'
X X.WHEN A CURB INLET IS INSTALLED,THE OPENING IS TO BE 24" w I" X 27" t IM
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W
J
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♦ � tip
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Z =
•Nf
O =
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d
by
= Z
as
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o �
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W p
3Z
O W
In J p
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1 "- r(V
0
Z i
MASS. D.P.W. - MARCH IOTT ;
.. 201.8.0
FRAME FOR MASSACHUSETTS CASCADE GRATE
B FLANGE (SEE NOTE) a»
�--11/Ai GUTTER LINE
i
i
L4
Y to
1r1 1
aC
A
Ain
m
z
f /1 Q
N !V
U
W
a1w i
N
f
EDGE OF GRATE 8 �--FRAME r
PLAID .
I<I,W(MIGHT KAM GRATE)
SEE MOTE NQ i
3I4' 24 11N' 3J4"
s
r
R II
SECTION, A-A
L rg MA33ACMAKTTS STANDARD FRAME IS TO BE USED, DETAILS AND DEMEW31ON! NOT SHOWN
AMW ARE TO K THE SAYE AS THOM SNOMrN ON CONSTRUCTION STANDARD 201.6.0
2.A THRL91 t31FLAMM fUbK 5 TON USED WHEN A CURS INLET 13 REQUIRED
S.MATE DETALS ARE 000" ON GONSMIMOM STANDARD 201.1.0
A.THE ORATE As FI AClD AMCAR tS POR WATER COWN 1 FROM THE RGHT. TURN THE Got ATE 160* FOR
A V ATER FLOW FRW THE LL!'f, SEE NOTE NQ 2 ON CONSTNXTION STANDARD 2 01.7.0
L THE GRATE IS ONLY SHOWN SCHEMATICALLY
201 .9.0 I&AMs. D.P.W. - VARCH 1977
PRECAST CONCRETE MANHOLE
9 FEET OR LESS 1N DEPTH
{3TANDARG MANHOLE
FRAME AND COVER SEE202.4.0-202.5.0
!QCftT!
RICKS MAY Ot USED I"
G DIAMGNADE ADJUSTM#NTS.
1.. FRAME TO GE SET IN
R'M ULL RED Of MORTAR
SEE JOIN
O
u
H t S• MORTAR ALL JOI11TS
42' ► ?
HIM.O,I2 SO.iM. STEEL
plarETER PER VERTICAL FOOT,PLACED
0- all ACCONQING TO AASHTO
HI y a DESIGNATION MISS
A •
�'r1
•
I s' MIN. I-03 RAN AROUND OPENINGS
FOR Pi*ES 40'OIAM(TER
2'CLEAR ANO OVER. I'COVER
FLOOR OF STRUCTURE TO GE
30' WAX. �HEADDIS LAID FLAY'
DIANCTER PIP(
RNICK CHIP= ANp MORTAR OR
9L X CEMENT CONCRETE CLASS'A'
:A'�;. (IF HAND MIl1i0 $EE LATEST
ask i' sPECIFICAT1ON1l$
IRQVtO['Y�OFfNHKi �iNVCMYED ARCH WITH
PIPE OPENINGS TO BE GRICKS LAID ON EDGE
PRECAST IN RISER SECTION
NOTE:-FOR OESCRIPTIONS.MATERIALS,AND CONSTRUCTION METHODSI SEE LATEST SPECIFICATIONS
I�CLEAR
e
soma.
So HEM. «
PRECAST UNIT
w 011 GAR
�r MIN.
i
i ,MIM.
PRECAST SASE
f
I'CLEAR
• _ s' HIM. �
Y
CAST!N PLACE
BASE
JOINT DETAILS BASE DETAILS
MASS. D.P.W. -MARCH 1977
202.4.0
STANDARD SANITARY SEWER MANHOLE
Standard Manholt From& and Corer
see 202.6.0 S 202.8.0
(---- Adjust to grade with no more than 12" of
t 24"s I" concrete brick masonry. Frame to be
set in full bed of mortar.
Diameter
V� - 8t, M1°' Flat slab top for shallow
v v Oa
L _ monnales.
v C �
uN - - - 5"Mm• Seat all joints with approved
- --- - -- preformed bituminous joint
W filler.
�� • �1 i Minimum 0.12 Sq.In. of steel per
q o_ vertical fact. plated according
M ' ` to ASTM Specification C 478.
a a t!1 :•-- See Joint Details below
e u 48"t l" Diameter f--
ci o � �- Shelf of structure to be headers
n
p
(n 01 s laid flat.
«
E i O
—T; , 1,,._ �" Min, Inverted arch with hard
N
clay bricx laid on edge.
1 CH 6, t C
c / 6 BricK chips or crusned stone and
a I c m0rtpr, �•
afi� �
E ��
i
�A Prime and coat I� =4D
with biturnen
t 8 \\
5"Min. i ALUMINUM MANHOLE STEP ;✓ 13 "�
I „ Drop front assign, cast in /16
I Clear wolf.
„ Mon.�
3 3i4 SECTION S-8
�i I 3'-0" Mar. to
1 I'2 Min.—.+. 3 #Ain first joint 6,. / Seai pipe connections with
_ approved rubber Boot system a
' Calt-in-plane concrete collar.
1 Y2 Min. �p
1 ; t
1 ' l
3"Min. i I
"Clear
0.80 of pipeF7w
..
diameter
Joint Detaiiis. Section A-A
202.4.1 AGAWAM DPW - January 1984
INSIDE DROP MANHOLE
Standard Sanitary Sewer Manhole
ses 202.4.1
' r
Notch Drop Ripe to cone*et
•� � a s snown.
Ssai pipe connections �� r
with approved rubber boot
system 9 cost•in-place �
Concrete collar
f ' F+esible
;.. l oe tYtin_
Coupling
i '
:'-C" Max. to Influent Line t
first joint
6"1 r �--i Compacted Crushed
I i Stone to undisturbed
6.� 4r� sail, width of pipe
diameter o►us 16" eacn
Flow t ` side of pipe.
1
• - i w_ Stainless Steel Straps
i 2' O.C. (see Detail Al
I
9G' Bend
Stainless Steel
Strap I"x I/ stock Stosnless
• Steel
t Expansion
Baits
H
318 Qa x 3"Long
Detail A
PLAN — Stainless Steel Strap
AGAWAM DPW -- January 1984 y
t MANHOLE FRAME AND COVER
STANOARO COVER
1
FOR COVER DETAILS SEE 2Q2.a.0
I
lie
A A
ss'
84
1rAC*Into
SECTION A—A
TYPE — A FRAME +.
MIMlMW1 wcsomr-24S um.
MATERIAL-CAST INOM
s
MARGM I>fTT
MASS. D.P.M. -
ens = n
i
f
.t'
!
T
t
Op
� o w
/ cc Z
L6
i o O
w 49
F
I.
j Ow
W
d _
44
� r
a ` r o
t +e O.
dc
IL
Z
MA93. D.P.W. — MARCH 1977
202. 8.0
CONCRETE AND FIELD STONE MASONRY ENDS
FOR 8" TO 30" PIPE CULVERT
L 1'CM11{FER-� 12'
- t
3-103•AOS;
*ROUND LINE �;E*•• �?
* n !Y .
a-V3BARS
CLASS
M w • . Td
IrCLEAR : ; f'.� CEMENT
CONCRETE
FRONT ELEVATION
END ELEVATION
rRvra+� TRENCH
E % ( DIPE 11 : I :LOPE 2: I !LONE sx AV
DEPTH = DEPTH
P.U. COME. STEEL f CON ii STZEL C Y. ■�
IF T. D L C. f0s. LEs. � L 1p1/t LEI. I_ F T. 12
.21.60 9" 4-2" 0.77 15 5`-Kr I.09 1 21 27.40 L tei0RTLAMDCIE T
MORTAR CAP
r 23.91 l0" 4`-Id 092 20 6`-fl" 1.29 23 3035
26.23 12" 5'-6" 1 JU 21 7`-IC- IDU 1.49 29 33.25 & o 1 0
LINE
29.?5 15" 6`-6" 1.34 24 8`-9" 1.82 32 3763 _
33.25 16" 7`-4" 1.61 30 lid-Cri 2.13 1 39 42S1Q =---
37,35 21" a`-6" 1.95 34 I1`-6" 2.62 43 47.25 b HELD STORE IN4tDOCD
39.311 24" 9`-3- 2-16 35 12'-6" 2.97 50 50.75 IN MORTAR
43.75 30" 1" 2.63 44 15;0" 3.66 62 5930
4" FOR i : I SLOPE
° 4" FOR 2:1 SLOPE END ELEVATION
CONCRETE CRADLE FOR PIPE CULVERTS
MOTE: F
I. FCA DESCRIPTIONS,MATERIALS AND CONSTRUCTION I
METHODS, SEE LATEST SPECIFICATIONS.
2.ALL CONCRETE DIMENSIONS SHOWN ARE MINIMUM.
iliE
3.PAYMENTS WILL BE BASED ON THE ACCOMPANYING #
TABLE.
CLASS'C'CEMENT CONCOCTS.
001LV To me USED w"tRE SPECIFlEO
MASS. D.P.W. -ISARCH 1977 -
206. 4.0
CONCRETE AND FIELDSTONE MASONRY
COMBINATION ENDS FOR PIPES UP TO 300 DIAMET
1"CNANFER CONCRETE ENDS
rIZ G D ----- E
1
3 *3 TIE - '_ � �• � t ''�,s
"-1 GROUND
LIME ` �d
sw R-s r
�3@ 12" Min. C
'•'� -, 11,
�•.4 •.- 2 rrLEAR iv
. .
cLA3S'A"coO1cR+=TE FRONT ELE VAT ION
END ELEVATION
FIELD STONE
MASONRY ENDS
DIAMETER LlM6T1l3 YAAOS FOlA+105 CU. FT.
. ! uzIC
rOilT. cf M�MT` DESIGN I". i N c N E 3 TRENCH
MORTAR CAP M0. A s c 0 E OF Of 'STEEL DEPTH"
�12r�
1 1 Z" 12, 3'-9" 2'- 2" 3'- 9" 1.29 37 •0.15
2 12" 15' 1 4'-3" 2'- ♦" 4'-- 5" 227 1 42 45.50
12" Is- 4'-2- 2'- s'- 0" 2.96 4 s -49.96
4 12 21" S'-4" 2'-A" s'-s" 3.12 54 5 4,5
ItOIlI�
11 upw S 12" 24 5'--9" 2*--10" i�-3" 1 3.34 39 S&IN
s 12" i 30" 6'- !" 3'-0" 7'- 4" 4.48 71 1 47.34
7 15" l s" a'-S" 2,-4 4'- 6~ 2.32 41
s 13" is 4'-11 2'- s" 5'-0" 2.72 4 S 51.03
ti Is 21" 3.-5' 2'-10" 5'-s" 3.14 54 S 5 72
10 15" 24" 5L-41 3r-0 6-3 3.60 60 40.10
0� 3�
11 15" 30" 6'-4i 3-2 7-i 4.54 72 "A3
FIELDS I2 14" Is" S'-O" 2�-i sue' 2.72 44 51.33
1#IsfDOED
IN MORTAR 13 it' 21 5- 2�10� S=4r 3,17 52 SUB
li Ii 24 i-O 3--O i-3 344 go 60
END ELEVATON 15 18 7-O 3-2 7-4 4.33 72 64.85
16 21' 21a 51-0a 3--0 s_s 3.20 53 37.19
17' 210 24" 6-t" ;f--4 4-3 3.49 61 67J3
is 210 3e 7=2� 3-i" T=ir 4.65 73 70.i0
19 24 24 3.67 41 42.40
20 24 30 7=3 3- 7-i 4.09 7 4 i4.47
21 3.0 30 7-4 4-0
7--i 1.76 7 5 7330
NOTE: 1. FOR DE'SMIPTIONS.NATER1ALS.AMO CONSTRUCTION METNOOs, SEE SPECIFICATIONS.
2. ALL CONCRETE DIMENSIONS SHOWN ARE MINIMUM.
S. PAYMENTS, WILL BE BASED ON THE QUANTITIES SHOWN IN THE AOCOMPANYINS
TAOLE.
MA33. D.P.W. -MARCH 1977
206.5.0
r�r
NoxE CONCRETE AND FIELD STONE MASONRY ENDS FOR. 30 " TO 84" PIPE
,I. FOR DESCRIPTION, MATERIALS. AND CONSTRUCTION C U LVE RTS
METHODS, SEE SPECIACATIONS.
!. ALL CONCRETE DIMENSIONS SHOWN ARE ii1NIM1IM.
3. PAYMENTS WILL BE BASED ON THE QUANTITIES SHOWN III AND 2:1 SLOPES 1Z:1 SLOPE 2;! SLOPE ��
IN 'THE ACCOMPANYING TABLE. --" Asm#%
_.....__. .. . __ ,, .. . .. D E G N J L N P F cu- �Rs F YDs, rope"
_ —
3d` `4t-0' 4`4 4' 3=6" 0-6" 2=0 3`-3" 3-d 2.b 45 4-3 3.16 54 53.t6
BAC FACE
36" 4'-d 4-3' 6`-d' 4`-d' 11-8•` 21-3" 5*4i• 344 3.35 54 5`-d'4.15 64 64.35
42" 5`4 4'4' 6t Ei' 4=S" I IO" 21-6" 6`4' 4`-6' 420 59 54 5.25 70 73.70
48 54' 4-9 7-0 5-0' 2-d 2-9' 7-2 4-fi 5.19 63 6-4 6,30 83 83.96
54" 6t O' 5*O' 7'-05'-6" 2-f 3t O 7=t0 S`-d' 626 7 3 7=3" 7.8 8 93 94.46
9 4S� \ —FRONT FACE ` O
6d' (i-d" 0=!° 8'-d 6`�o" 2`-4" 3=S 8'-e' 5`!i' 7.43 65 8t-d' 9.37 106 105.30
t PLAN `,r, 72" 7'--6` 54 9*-d 7=d` 2'4* 3-9" 9-9" 6-G ta23 98 9`-6' ►299 128 128.92
•
,r 84" 8'-b' 6C3' 10`-0 8`-d' 3'O" 4'- " I I'-d' 7'6' I3.49 12 0 It d 17.32 13 4 Is3.86
CONCRETE ENDS FIELD STONE MASONRY ENDS
/� �p
• 8 C " N
c) I"CHAMFER y CAP
CEMENT AND
-r 12 ►}
GLASS"A" i 1 HELD STONE MASONRY
CEM.CoNC, Y-L ' _ r - IwIMORT t'� Iii
_ MORTAR
�-
_ _•3 BARS—.,
ARS o _
- 4- _
'd `�OU NO [
o 43 a � l o LINE
13
21
�----L —4 L:8 L I6"
w ELEV. A-A SECTION 8-8 FRONT ELEVATION SECTION C-C ELEV. D-D
N
N
STONE PIPE ENDS
(FOR PIPES 24" AND LESS IN DIAMETER )
A�
R.C. PIfK
-.-
SECTION A—A SLOPE
A
N
: PLAN
y 30' MINIMUM RECOVERY AREA
D
EDG[ 0i TRAVELED WAY
SHOULDER
s�I SLOPE K
f�4
v R.C. PIPE - I I SLOPE :_�z
MElMu
.I SIDE ELEVATION T
NOTE :
I. STONE TREATMENT OF PIPE ENDS SHALL NOT BE USED IN THE VEHICLE RECOVERY AREA (WITHIN 30 FEET OF THE TRAVELED WAY EDGE),
2. MINIMUM WEIGHT OF STONE■ 50 LBS;MAXIMUM WEIGHT= 125 LOS.
3. FOR DESCRIPTION, MATERIALS AND CONSTRUCTION METHODS, SEE SPECIFICATIONS.
II, SEE TYPICAL SECTIONS.
REINIFORCED CONCRETE PIPE -FLARED ENDS
r
T _ w1 !f Y ��-
7F
WT
Wi -TT-
RE
- G
RE RE-T -LL
i
Y T
•• r i
PLAN PLAN i
1
Z
SLOPE T—
c ,. 3 - • • n.---
i'
SECTION SECTION r'-w W" _
1NL � OUTLET END rSEt—T1oN Y"-_r'1
A 111 A i C Dig SO [ L P 10-: RI R¢ 3 3
12 1 z" 4' f-d -Oj _i� ;W rd '•s} •sIf i3'uo} S i t 3:1
I6 x} s' V-S' tf-Id -I}'f-s ti w-ss s 74 j is III lit i jr 3:1
is 2f !' :=3'Y+o"Is'-1''3'-*'-w -sf =.f is +: H} w ♦' z} 3;, I
Z! z 'i s' Ya- Y:` t-t Y.' ass �'-r zz'+s Is' . z ' 3:1
I4 3' s} S� rs' a-i a'-d as'a-off i=i ¢Y W1 .' 1 3 3:1
i
FUR BELL 5 SPIGOT PIPE-
1
T r w� T w�
I 1 _ *ZE I -
-42
w tr —
Y Y
■ w
PLAN PLAN
c— s--
'! T49 _ Ts RIB t
r� SECTION •-, SEtfNlN
Q TLET f�t1Z 1 29CT30
�
SECTION Y-Y
W A S C Q E P K Al R! S
3o s 13' i-C r-7f ',41 We sr-
3s s" it 77 1vT
ST.R. yr 3
si a at Sr-? z'-s' s'-r •r n"s 3 3:i '
FDRt TONGUE 8 GR2QYE.P1PE
Mona: '
1.HE WCtPN:ATm m"FOR TN[ T►oq OF PNi TO OR Y3EO INELC SmOT OR '"Owc-R ittooY[1
s,OER sKCIFICATIoRs Pal INC IWE AsOL&Cxw or STEEL ■EWWONCINCOT'
S.T09 MWTS AM TO K CMWATIOLE 11TN TOE *&III Rum OF PIPE
MASS. D.P.W. MARCH 1977
t7 O
O = W
W > �-
W <
H a' i[ W
.1 a >
°a to 2 6
z z o ir
tA
ti
a
i u.w
I ; -
U3 .
!
I Zz
• � s
is i f
J co
t 4"
w
EIN z
R Q
CONSTRUCTION STANDARD
CHANNEL PAVING
21 1 .4 . 0
AGAWAM DPW - JUNE 1983
PVC PLUG
i
PVC BUILDING SEWER
M
_ _ - Ar 3
LONG
w
SWEEP
�. 44' BEND _
t
46' WYE 3
t?
2 d
J
r 3
F O
PLAN
OIL
s
l
EXIST. ARADE
{
LOCATION STAKE
�6
1/4' PER FOOT LONG SWEEP
46" BEND
(MINIMUM)
4E' WYE
} .r PVC MAIN $Ewald
lPrC oUILDING SEWER
PVC PLUG
SECTION
NOTES:
1) BUILDING SEWERS .,SHALT. BE 4' DIA. EXCEPT
AS DIRECTED BY THE ENGINEER. STANDARD DETAIL
2) LOCATIONS AND DEPTHS OF BUILDING SEWERS BUILDING SEWER
TO BE DETERMINED IN THE FIELD BY THE
ENGINEER. CONNECTION
254. 1 .0
TRENCH BACKFILL SHALL BE
RISER PIPE i PLACED AND COMPACTED
CONCURRENTLY TO SAME
oa ELEVATION ON EACH
SIDE OF CHIMNEY
O Is rl
CLASS "A" CONCRETE MASONRY
OR PRECAST CONCRETE OPTION
} PLAN
BUILDING CONMECTION
END PLUG- WHERE REQUIRED REFER TO
STANDARD DETAIL 264. 1 .4
I
Y BRANCH ► '' _ c o
RISER PIPE ,•• i d
• s < C
SECOND BUILDING i •;+; it' ~ �y .
CONNECTION ONLY WHEN
SHOWN ON L� '� COMPACTED le O
` THE PLANS - i •p _ C O 0 to ==0 RANULAR
W m o i-
€ / MATERIAL . } s
AS REQUIRED FROM EXC. d ac =
% 0 �eat
TO ENCASE
Y BRANCHES n °C
AS SHOWN � -. a�:�=� ' -� � ! o
RISER PIPE AS REQUIRED
Df4 (B•MINJ 4 ' t z• T-BRANCH
0
COMPACTED 00 84MIN . CLASS 'A" CONCRETE ARCH
' CRUSHED STONE SHALL EXTEND TO SIDE OF
EARTH TRENCH. IN ROCK.
r
UNDISTURBED ---'� EXTEND ARCH TO 441 FROM
E
MATERIAL / SIDE OF TRENCH t BACKFILL
SECTION 4" SPACE WITH SAND
V-S•MIN. 34'-S'MAX.-'
_ (EARTH OR ROCK )
STANDARD DETAIL
BUILDING CONNECTION
f
CHIMNEY
254 . 2 . 0
AGAWAM DPW — FEBRUARY 1891
.......... .
� n
! lIVII'� C PAYN`1,17
' - I Ar PIP-
. A �..
� J t� 1 • '� Q COMT-ACT r1D
j I �• c:E:15�� �Tan�� 7-.0
Ex P"N=l ki
c r�
�i�..1"�I ..�'��� 1�tT'� �r.._.'�"t i �■'v 3�"" �� t J i� w r•1� err 1� w+tir�
~YK,l v� i v � � I���rtl i(R : +.• I
STANDARD DETAIL �
I;. . MANHOLE
f ^,A I u�„ CHIMNEY
254.3 .0
CCNC C f rr
s � T„au:r DLocK
jc—
CAsr Istom Ttc. '
• THRUST BLOGK
PLUG
�\
-�� torrc:tr:
CAST IRON Ti4 � Tm;LusT BLOCK •--
T!I
Q_
e T •�
• S7AgDARD D:.TA .?
THRUST BLOCitC
i
301 . 1 .0
PLACING JUTE NETTING I
(Place on loose sell)
A. Bury the top end of the jute strips in
a trench 4 inches or more in depth. •�'` :� : ' '
B. Tamp the trench full of sail. Secure
with row of staples. 10-inch spaciA=. ;�`:•;: •;i.; May
4 inches down from the trench.
;"�' •..�..' ..-: fit._
C. Overlap -- Bury upper end of lower strip
as In "A" and "SO overlap r �C ,tw•:4 `.�, y�t�. ki .
end of top strip ►, 4�Z ' E. Overfall '•.
4 inches and ;;x: •'�'• lee er+'r \t ' ' �•
staple. ..•. :.•_. y, `[ \ .4►
y :a•+i r �t Place
D, Erosion stop--fold of jute buried �:y ' :'v ;.� staples
\ '
in slit trench and tamped double X .�,�~' �' �. 1 to 6
:.r+,r R,•+':'•`.;:. ;• - .. ' feet apart
row of staples. ' '
_ ••. • .r
Used on steep '{_ a ,r�_� '�, - .-~ ' f: gas required to
sandy slope%.,._- r.=_ - , • . keep the ,jute
or gentle,; i: .•% = :% ::; ::':'• .r. - �� firmly pressed
�,
�= � '- '• ;•�'••�•;•�` into the soil.
slopes - !' -- ;• •••.,�,�:
- . ` '`•�;;..:�:: Staple channel
subject . �:, ;'• :_
to seepage. center first. Staple
Space from �_ �`•• ;, t; .� ?a'� strip middles 4 to
•;• ,•,� •" .� 10 feet a art.
� + p
�S 300 feet. '•' Y,•;= '.,;' •�••'K'r=
I A z - ,t?
tNr, Y •a - �+:% TYPICAL STAPLES
�•:4�•-tif` r;� �a�: :�;•:J; :- -:�r;J ��=E" �h'.; w 8 Gauge Wire
ilk
An
oe
C•Z`; r P. Press ends of jute 4 inches into the soil
around structures and staple securely.
REPORT TO THE TOWN OF AGAWAM:
INDUSTRIAL DEVELOPMENT, BOWLES SITE
4
WESTMASS AREA DEVELOPMENT CORPORATION
December, 1981
T A B L E O F C O N T E N T S
PAGE DUMBER
A. At A Glance . . . . . . . . . . . . . . . . . 3
B. Bowles Property Profile . . . . . . . . . . . 8
C. Comments on Development . . . . . . . . . . . 11
D. Comparative Analysis. . . . . . . . . . . . . 13
E. WADC Requirements for Participation . . . . . 18
F. Development Proforma. . . . . . . . . . . . . 19
G. Engineer 's Report . . . . . . . . . . . . . . 21
H. WADC History . . . . . . . . . . . . . . . . . 22
I. WADC Bylaws. . . . . . . . . . . . . . . . 30
J. WADC Officers, Directors . . . . . . . . . . 41
K. Sample Protective Restrictions . . . . . . . . 43
WestN/I
TO: Agawam Economic & Industrial Development Corporation
Agawam, Massachusetts
FROM: Westmass Area Development Corporation
DATE: December, 1981
The Westmass Area Development Corporation, formerly known as the
Springfield Area Development Corporation, V.go approached by the mem-
bers of Agawam' s AZIDC, selectmen and Chamber of Commerce to under-
take a study of the Bowles site as to its potential for industrial
development .
Westmass undertook a preliminary study and found the significant
potential of the site warranted further analysis. Rather than ask
the town for some $25, 000 to pursue those studies, the Board of Di-
rectors of the Westmass Area Development Corporation voted to spend
those funds out of its own treasury. Subsequently, the firm of
Gordon Ainsworth Associates was hired to produce a physical feasi-
bility analysis of the site and WADC spent some $13,000.
That analysis has revealed with certain improvements to the site,
all moderate in nature and some now programmed and funded, the site
could be marketed and developed as an industrial park and would en-
joy a good position within the regional marketplace .
VVIf improvements to Route 57 were to occur, either in close proximity
to the park or through the park as now advocated by the town and
state DPW, the tract of land would enjoy a superior position in the
regional marketplace.
Early this year, the Westmass Area Development Corporation and the
public and private sectors of the Town of Agawam began a cooperative
effort to find a way to more effectively bring industry and commerce
to Agawam.
With this in mind, WADC was asked for their direct and continuing
participation in the development of the Bowles site. After consid-
erable research and analyses, WADC is pleased to present its find-
ings and its proposal to the Town of Agawam for a cooperative,
Westmass Area Development Corporation
Baystate West Plaza
Suite 600
1500 Main Street
Springfield, Massachusetts 01115
(413) 734-9060
tri-party relationship in the development of the Bowles site. The
three parties involved in the administration and development of this
project would be the public and private sectors of the Town of Aga-
wam and WADC itself.
The key element in WADC's proposal is involving the public and pri-
vate sectors of the Town of Agawam along with the development cor-
poration as investment partners. This strategy, as outlined in our
report, has been successfully used by WADC with other communities.
This strategy, if adopted in Agawam, could prove to yield a higher .
return on municipal funds than has otherwise been obtained anywhere
in the Commonwealth. It offers the town not only the opportunity to
increase revenues but to also enjoy a significant development
advantage in the competitive marketplace.
This region is on the verge of unprecedented opportunities if new
development strategies$ vehicles, methods and techniques are identi-
fied and utilized. On the other hand, if opportunities are not
seized within a relatively short time frame, the region and Agawam
may find itself having those opportunities pass by.
WADC believes the development of the Bowles tract would provide not
only the largest single industrial development project in the region
but one possessing the greatest opportunity for the region within
the decade of the 80 ' s. The Town of Agawam could consider the de-
velopment of the Bowles site as a single and unique project or could
view it as the start of a very large Regional Industrial Center, one
eventually involving up to an additional 500 acres of abutting/sur-
rounding properties.
If the project elements and documents can be put together expedi-
tiously, WADC suggests a real estate closing and project implementa-
tion during the first quarter of 1982.
The Westmass Area Development Corporation stands ready to meet with
all town officials to amplify and clarify any sections of the report.
i
3
A. At a Glance
1 . ProRerty
Gross 319 .38 Acres
Saleable 281.6 Acres
2. Cost to Develop - $5.22 million
Town of Agawam' s Investment Share $600,000
i
Agawam Business Community's Loan $250,000
Westmass Area Development Corporation's
Investment/Risk $4,6191020
3 . Project Life to Last Shces - 11 years
4 . Estimated Jobs Created or Retained - 4,000 +
5. Estimated Real Estate Tax Revenues at Project Completion-
$1,357,486 per year
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PRELIMINARY SITE DEVELOPMENT PLAN
PROPOSED BOWLE.S AIRPORT SITE
• WADC - WESTMASS AREA DEVELOPMENT CORPORATION 2
GORDON AINSWORTH & ASSOCIATES, INC. SITE ANALYSIS m
LANDSCAPE ARCHITECTS, ENGINEERS, SURVEMR.S
7
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PRELIMINARY SITE DEVELOPMENT PLAN
PROPOSED BOWLES AIRPORT SITE
WADC - WESTMASS AREA DEVELOPMENT CORPORATION
GORDON AINSWORTH & ASSOCIATES. INC. r^
LANDSCAPE ARCHITECTS, ENGINEERS, SURVEYORS O
8
B. Bowles Property - Profile
1. Property•
a. Size: Parcel A (Bowles Airport ) 296.82 Acres
Parcel B ( Fronting on Silver
Street ) 22.56 Acres
TOTAL 319. 38 Acres
b. Zoning: Parcel A - Industrial A (Most restrictive)
Parcel B - Industrial B
c. Owner: Republican Publishing Co.
d. Asking Price: $1,200, 000
e. Topoqraphy &
Condition: Parcel A - generally triangular, flat,
clear, several structures and runways; no
known developmental or significant
environmental problems.
Parcel B - rectangular, topographically
distressed.
f. Existing
Access: Via Silver Streets and Shoemaker Lane. Both
streets need public improvements including
widening, utilities and resurfacing.
g. Airport: Utilizes and encumbers approximately 100
acres of Parcel A. Light aircraft - minimum
traffic; reduced winter operations.
2. Development Potential of Land:
Parcel A - excellent
Parcel B - poor to nonexistant
9
3. Status of Road Improvement Program:
a. Route 57 construction unresolved - State is endeavoring to
proceed:
- possible construction in 1986 with a 2 year construction
period
- potential right-of-way across northwestern corner of
Parcel A
- interchanges at or around Garden Street or Shoemaker
Lane, or both.
b. Silver Street & Shoemaker Lane
Shoemaker Lane; scheduled improvements:
- funding approved by Urban Systems. Program including
installation of water, separated sewer systems and pave-
ment widened to 32' paved width.
- project approved for local bonding
- project approved by State D.P.W.
- project is in final design stages
- construction starts Spring of 1982.
Silver Street; scheduled/proposed improvements:
project authorized by State D.P.W.
- no construction design to date
needs public hearing process
1983 construction probable
• - needs Town bonding authorization or local share
approval.
10
i
4. Airport Facility
- occupies site under tenancy at will arrangement
- owner can terminate lease at any time
- facility is of no consequence to federal and state
authorities
- heliports and helipads are allowed anywhere on site
5. Existin2 occupancy_:
Parcel A
a. agricultural
• b. Airport Merchandising Co. (former Restaurant Building)
c. New England Aero Tech. (2 Hangers, Office Building and
oil shed)
d. Runways
6. Taxes
Assessed value $956,000
Tax Rate $55.00
a. Existing Taxes 52,607.50
b. Estimated under Proposition 2 1/2 - 32,249
ZI
i
C. COMMENTS ON DEVELOPMENT
1. Accessibility
Existing accessibility with certain improvements to Silver
Street and Shoemaker Lane would provide suitable access. If and
when Rte. 57 is constructed, no currently known developable site
would have better access. Rte. 57 could provide direct multi-
lane highways access to and through the Park, and interchanges
on the northern and western perimeters. In addition, the Town
is recommending a secondary road through a portion of the north-
western corner of the site. Visibility would be direct from
Rte. 57. Estimated traffic volume in 1990 is 12,O00 cars per
day.
Driving time along the proposed Rte. 57 relocation would be ap-
proximately 5 minutes to Rte. 5 and the 91 southerly exchange,
and approximately 7 minutes to Rte. 5 and the 91 north bound
exchange. Access to Interstate 90 can be obtained by traveling
north on 91 to West Springfield for west bound traffic. Access
east bound on Interstate 90 can be obtained by traveling I-91 -
I-291. Driving time for both east and west bound I-90 traffic
is approximately 13 minutes from the site.
Driving time to Bradley Airport via secondary roads through Suf-
field is approximately 20 minutes. If access is desired along
Interstate 91 for heavy trailers--driving time is approximately
25 minutes.
2. If industrial development is to take place on the Bowles site
regardless of who the developer is, the following recommenda-
tions are made to guide that process:
(a) The Town of Agawam reverse the scheduled improvement plan
to Silver Street and Shoemaker Lane and improve Silver
Street first. If this proves impractical, then the im-
provements to Silver Street and Shoemaker Lane should take
place simultaneously. Street improvments should include
separated storm and sanitary sewers, increased water
capacity, and pavement width expanded to 32 feet. Certain
intersection improvements to Silver and Suffield Streets
should be made as well.
This strategy for the improvement of both streets as quick-
ly as possible will provide for a more rapid development
schedule of the industrial park.
. 3. The Bowies site should be made ready for marketing and develop-
ment as rapidly as possible by:
12
(a) abandoning the airport facility as an operational airport.
The land utilized and encumbered by the airport is exces-
sive, to the overall size and developability of the site.
The liability to owners and the cost of bringing the facil-
ity up to current-day standards is prohibitive.
No improvements to or demolition of the existing runways
are proposed.
(b) demolishing all existing structures.
They are an insurance liability.
They are a development and marketing liability.
If they were to remain and real estate taxes were to be
paid on these facilities, the rental figures are such that
taxes paid are in excess of rents paid creating a $5,200
per year negative cash flow.
WADC will make every attempt to accommodate existing busi-
nesses now on site by offering relocation assistance, spe-
cial financing and construction programs, etc.
4. Land lost to the potential construction of 57 and the proposed
secondary access road connecting Garden Street and Shoemaker
Lane is approximately 15 acres. The value of land taken will be
reimbursed by the State, if and when the road is built . Some of
the land on the northwestern side of the property along the pro-
posed right-of-way of Rte. 57 fronting Shoemaker Lane could be
sold as a smaller parcel(s) ; some of it may become isolated and
unsalable. This land amounts to approximately 12 acres.
5. Developable Acreage
Gross Acres 319.38
Less - Parcel B 22.56 acres
Rte. 57 15. 00 "
Drainage Area 25.00
Terrain 19. 00
Net Developable Acres 237.82
6. Salable (Taxable) Acreage
319.38 Gross
Less 15.00 Rte. 57
Less 22.56 Parcel B
281.82
• Recommended Sale (Tax) Rate:
237. 82 at full value
44. 00 at 60% value
13
D. Comparative Analysis:
Existing vs. Westmass Area Development Corporation/Town
development.
(1) Taxes
a. Existing real estate taxes paid on the Bowles
site: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$52,607.50
b. Projected real estate taxes under Chapter 580
(Proposition 2 1/2) and without the grand-
stand: . . . . . . . . . . . . . . . . . . . . . . . . . . . : . .$32,250.00
c. Projected real estate taxes under Chapter 580 and
Route 57 land taking in 1984. . . . . . . .$28,589.00
If Westmass Area Development Corporation and the town
jointly developed the Bowles site and given WADC's no tax
status, Agawam would lose the following taxes ($176,913)
over a ten year period.
1982. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 32,250
1983, . . . . • � . . . . . . . . . . . . . . . . : . . . . . : : . .$ 29,025
1984. . . . . . . . . . .$ 25,731 (in-
cludes loss of
land taking for
Route 57)
19$5. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 22,506
1986. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 19,281
1987. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 16,056
1988. . . . . . . . . . . . . . . . . . . . . . . . . . . . . o , . . .$ 12,831
1989. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 9,636
1990. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 6,411
1991. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 3,186
$176,913
If the Town invested in year 1, $600,000 of its original
$1,200,000 commitment, its first year investment plus taxes
lost would be $632,250 and its 10 year investment would be
$776,913. This represents 6S8 of the town' s original
commitment (does not include any town financing costs. )
(2) Existing _Development Schedule
Land sold. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0 Acres per year
New taxes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0 Per year
. New jobs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0/Year
14
(3) WADiCtTown Estimated Development Schedule
Land sold. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28 Acres per
year
New taxes* (averaged at 12% coverage) . . . . .$135,800 (See
attached es-
timated tax
generation)
New jobs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .470 Per year
(4 ) Estimated com osite schedules for total taxes paid at the
end of ten years from project initiation.
Existins Development - $293,220
WADC/Town Development @_12% Coverage - $6,605,746
(5) Estimated economic break even point for Agawam, for a
community - WADC development.
a. Expenditures & Tax Loss
Year 1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$632,250
Year 2. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 29,025
Year 3. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 25,731
Year 4. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 22,506
Year 5. . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . .$ 19, 281
Year 6 . . . . . . . . . . . . . . . . . . . . . . . . . . . ease ,$ 16#056
TOTAL $744,849
* - It is estimated that under Chapter 580 the land would be
taxed as follows :
237.8 acres at 100% sales value
44.0 acres at 60% sales value
i
15
b. Income - Cumulative taxes ear (at 12% coverage
Year 1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 93,868
Year 2. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 194,996
Year 3. . . . . . . . . . . . . .. . . . . . . .. . . . . . .. . . . . . .$ 304,035
Year 4. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 421,697
Year 5. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 598,759
Year 6. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 6861067
TOTAL $2,249,422
c. Assuming no sales at all in the first year, and
using the above estimates, it would take the town
four years to recapture its investment and make at
the end of the fourth year $305,084 in tax profit.
From year 5 on, the development produces revenues on an
increasing and consistent basis.
(6) At the end of 10 years from today:
(1) if the project were to experience existing trends.
New land developed. . . . . . . . . . . . . . . . . . . . . . . . . .0
New tax revenues created. . . . . . . . . . . . . . . . . . . .0
Jobs created/retained. . . . . . . . . . . . . . . . . . 0 * 0060
(2) If the town and WADC combined in a community
project.
New land developed. . . . . . . . . . . . . . . . . . . . . . . .282 acres
New cumulative tax revenues created. . . . . .$6,605,746
•
i i •
BOWLES INDUSTRIAL PARK
ESTIMATED TAX GENERATION
% of Project Estimated Construction % of Site Covered bX Buildin
Year End Completed Cost per S uare Foot 0 15%
1981 0% 0 0 0 0
1982 10% $21 .90 $80,427 $93, 868 $114, 030
1983 20% 23 . 87 166,903 194, 996 237 , 134
1984 30% 26 .02 259, 972 304,035 370, 127
1985 40% 28.36 360,226 421, 697 513,913
1986 50% 30.91 468,314 548, 759 669 ,421
1987 60% 33.69 584,940 686,067 837, 750
1988 70% 36 . 73 710, 873 834,542 1 , 020,039
1989 80% 40 .03 846,950 995, 190 1, 217 , 505
1990 90% 43 .64 994,083 1, 169, 106 1,431, 636
1991 100% 47 .56 1, 153,269 1,357,486 1, 663, 805
TOTAL $5 ,625,927 $6,605 ,746 $8,075 , 360
September, 1981
*WADC' s average for all developments to date.
rn
17
Estimated Employment Generation
237 fully developable acres
X 20 lobs/acre
4,740 jobs
Estimated Square Feet of New Construction
282 acres X 43,560 S.F. = 12,283, 920 S.F.
10% = 11228, 392 S.F.
12% - 1,474, 070 S.F.
15% - 1,842,588 S .F.
18
E. WADC REQUIREMENTS FOR PARTICIPATION
(1) Upon assumption of title of the real estate, that real estate
would immediately be taken off the tax roles. This is but-
tressed primarily by WADC's no tax legislation but WADC pre-
fers an agreement with the town as to this matter. On the day
of closing, WADC would be granted a real estate tax abatement .
(2) The town agree to accept title o approximately 35 acres of
undevelopable land. C'7GtAa) At?-�t )
(3) All environmental matters be cleared through the town's Con-
servation Commission and other appropriate bodies all at once
so the development of the park can proceed in an orderly,
timely and predictable fashion. Any additional properties
ultimately deemed undevelopable by the above-named groups
would also be deeded to the town.
0 4) A Steering Committee/Task Force be created within the town
consisting of representatives from the public and private sec-
tors, including but not limited to, members of the Chamber of
Commerce and various town department heads, administrators and
elected officials to work with WADC in the development of the
park.
(5) The Town of Agawam make the necessary improvements to silver
iStreet, shoemaker Lane and the intersection of Silver and Suf-
field Streets.
(6) The Town of Agawam invest $600,000 toward the development of
the park.
(7) A minimum financial non-interest bearing commitment and loan
of $250000 be made by the Agawam business community to WADC
for project development purposes.
(8) The Town of Agawam understands the WADC will place and enforce
specific protective restrictions on the site which will take
the form of deed covenants. These covenants will restrict the
use of the land as described in the zoning ordinance of the
town and will further provide additional prohibitions, provide
for good housekeeping activities and design controls and spe-
.cifically exclude any and all land speculation by purchasers
of the property from WADC. y
(9) A three party agreement be entered into prior to any transfer
of title. The three party agreement would involve the current
owners, WADC and the Town of Agawam, and would provide the
specific framework for the development of the project area
including performance agreements and time frames for action.
19
F. DEVELOPMENT PROFORMA
Certain underlying assumptions on the project were made and they
include:
(1) An internal road will have to be developed in order to open
up interior sites. WADC will be responsible for the
design, construction and financing of that road subject to
all local approval processes.
(2) The town has exhibited a willingness in the past to expend
up to 1.2 million dollars to bring about industrial
development at this site. This willingness to invest in
Industrial Development was carried forward in a reduced
fashion to this project.
(3) The four primary participants in the project would be the
town of Agawam, the Westmass Area Development Corporation,
the business community of the town of Agawam and the
current owners of the property, The Republican Publishing
Company.
(4) The existing airport facility and operation of same must be
abandoned.
(5) WADC pays no real estate taxes on unimproved land while in
its ownership.
20
BOWLES SITE
DEVELOPMENT PROPORMA
A. Estimated Income
(1) Saleable land
Total site 319.38 AC
Net Saleable 281 .82 AC
237.82 AC @ $20,000/AC $4,756,400
44.00 AC @ $12,000/AC $ 528,000
5,284, 0
B. Estimated Expenses
Land Purchase $1, 2000000
Less Town Investment $ 600,000
Net Purchase Cost $ 600,000
Internal Road Development $10257,500
Building Demolition $ 100,000
Brokerage Fees $ 300,000
Legal Fees $ 1601000
Engineering Fees
Spent to date $ 13,000
Remaining $ 242,000 $ 255,000
Contingency @' 18% $ 951,190
Administration $ 800,000
Interest Expense $ 795,330
$51219t020
Net. Income over Expenses $65,380
k
November, 1981
21
PR ELT'fINARY ENGI:,IEEPING
PROJECT FEASIBILITY STUDY
PROPOSED BOWLES AIRPORT SITE
AGAWAXI, MASSACHLTSETTS
Prepared for:
WE'STMASS AREA DEVELOPMENT CORPORATION
BA"STATE W EE T PLAZA - SUITE 600
1500 MAIN S TR FET
SPRINGFIELD, MASSACHUSETTS 01115
Prepares} by:
GORDON E. AINS`S'ORTH R: ASSOCIATES, 17NC.
20 SUGA.RLOAF STR EET
SOUTH DEER FIELD, MASSACHUSETTS 01373
• TUNE 1981
i
TABLE OF CONTENTS
PAGE
I. BACKGROUND . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
II. SITE LOCATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
III. SCOPE OF WORK. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
IV. SITF ANALYSIS - THE NATURAL ENVIRONMENT
• LANDS EAST OF SILVER STREET. . . . . . . . . . . . . . . . . . . . . . . 4
• LANDS WEST OF SILVER STREET - Topography,
Soils, Prainage, Vegetation. Summary. . . . . . . . . . . . . . . 5
V. SITE ANALYSIS - THE BUILT ENVIRONMENT
• UTILITIES - Water Sewer, Storm Drainage, Gas,
Electric. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
ROADS - Fxisting Off-Site Roads, Route 57. . . . . . . . . . . . . . . 10
• EXISTING BUILDINGS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
iAIRPORT-RUNWAYS . . . . . . .: . . . . . . . . . . . . . . . . . . . . . . . . . . 13
VI. PRELIMINARY DEVFLOPMENT SCHEMES
• GENERAL - Proposed On-Site Roads, Traffic
Projections, Proposed Utilities. . . . . . . . . . . . . . . . . • , . . 16
• SCHEME 1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
. SCHEME 2. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
• SCHEME 3. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
• SCHEME 4. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24
• CONSTRUCTION COST ESTIMATES. . . . . . . . . . . . . . . . . . . . . 26
APPENDIX
F.A. A. MINIMUM AIR POR T R EQUIP EMENTS
• BUILDING DEMOLITION LIST
I. BACKGROUND
In May, 1981, Gordon F. Ainsworth and Associates, Tnc. , was retained
by Westmass Area Development Corporation (WADC), formerly
Springfield Area Development Corporation (SADC), to provide recom-
mendations for the development of 319. 36 acres in Agawam,
Massachusetts for industrial purposes.
The property, currently owned by the Springfield Newspapers, is com-
prised of two parcels. Parcel A, on the west side of Silver Street,
consists of 296. 82 acres and is zoned industrial A; Parcel B , on the
east side of Silver Street, consists of 22. 56 acres and is zoned
Industrial B. Parcel A, west of Silver Street, is the location of the
Bowles-Agawam Airport, currently run by Lukas Aircraft Corporation.
1
II. SITE LOCATION
The proposed site is located roughly in the geographical center of the
Town of Agawam. It is situated slightly south and west of Springfield,
the major city in southwestern Massachusetts.
As mentioned, both parcels front on Silver Street. The main parcel
is bounded by Silver Street to the east, Shoemaker Lane to the south
and west and by a portion of Garden Street to the north.
Main access to the park by most trucks and many vehicles could be
expected to be from Interstate 91, west along Route 57 approximately
2. 5 miles to Suffield Street (Route 75) and then south to Silver Street.
Approximate travel distance from I-91 is four miles.
Future improvements to Silver Street under the Urban Systems Aid
Project and possible future extension of Route 57 thru the park area
will improve access to the site. Access improvements are discussed
in greater detail further on in the report.
i
i
z
SCOPE OF WOPK
In order to produce documents to guide WADC in the development
of the Bowles-Agawam Airport Site, necessary data was collected,
site analysis of each parcel performed and alternate development
site layouts prepared.
In adc;ition to the above, demolition estimates for each building pre-
sently on the site and information regarding the existing airport
facility have been provided.
The following summarizes the data and site analysis findings, which
form a basis for development of the schernes. A brief description of
each alternate is outlined. Data on the developable and undevelopable
acres and rough cost to accomplish each alternate is tabularized for
easv comparison. The alternate development schemes are presented
on mylar overlays, to accompany the base sheet containing the site
analysis information.
3
TV. SITE ANALYSIS - THr NATURAL ENVIRONMENT
LAND FAST OF SILVER STR EET
Of the 22. 56 acres east of Silver Street, approximately one third of
the area has slopes greater than eight percent. The pattern created
by the area of 8% slopes breaks the remaining land into three pockets,
each of approximately 4. 5 to 5 acres, that could be developed for in-
dustries. Most of this development area averages 3-8% slopes, limit-
ing the marketability of these lots to industries with smaller or more
flexible building and parking requirements. in addition, approximately
900 feet of road and utilities would be required to gain access to the
developable lot furthest to the east on this 22. 5 acre parcel.
The topographic constraints, limited marketability and great length
of road per developable acre indicate that this parcel might be a
difficult and expensive area to develop, on a cost per acre basis. The
possibility exists of utilizing a portion of this site for storm water
retention, with the remainder for public conservation use. The remain-
ing discussion concentrates on lands west of Silver Street.
4
• IV. SITE ANALYSIS - THF: NATURAL ENVIRONMENT
LAND WEST OF SILVER STREFT
Topography
Slopes under 3010 prevail over most of the site. The only steep slopes
that would prohibit development are confined to a band along the northern
boundary of the park and total approximately 19 acres. This area of steep
slopes is outlined on the site analysis base sheet.
Soils
According to Soil Conservation Service (SCS) Maps, Merrimac soils,
which are sandy, well-drained soils, occupy most of the site west of
Silver Street. These impose no constraints on development.
An area from Shoemaker Lane northward around the holding pond is
the only area on site with soils posing any real concern. This general
area contains Scarboro soils, which are characterized by a constant high
water table. Other than providing fill to raise the building level sufficiently
above the high water table, providing subsurface drainage systems or a
pumping system, this high water table situation cannot be easily remedied.
Were the existing or proposed drainagg ditch along Shoemaker Lane suffi-
ciently below the elevation of this area, this might also alleviate the high
water table situation. Due to the minimum elevation change in this area,
this is not expected to be a possibility. Therefore, with the presence of a
constant high water table, the existance of the pond, and apparent drainage
pattern revealed on the topographic plan, this area is seen as an extension
of the drainage system and wetlands area along Shoemaker Lane and has
been included in the "non-developable" drainage/wetlands area along this
road.
Two additional soils , Ninigret, which extends beyond the pocket of Scarboro
soil mentioned above and Amostown, which starts at Silver Street and runs
in a strip along Shoemaker Lane, both have seasonal high water tables
according to the SCS maps and may prohibit use of these areas for reten-
tion basins. No further constraints should result. These two areas are
indicated by a lighter line on the site analysis sheet, but are not included
in the acreage considered to be "non-developable". They have been out-
lined to indicate that industries locating here may require further soils
investigation in order to determine building foundation requirements.
5
• Soils (Cont'd. )
Earlier investigations shed some light on the on-site soils conditions.
Soil borings were taken in an area between the former grandstand and
Shoemaker Lane. in 1980 as a possible location for Kidder-Stacy. These
borings indicate ground water depths between 3 and one-half feet and
five feet. Other soil borings taken along Shoemaker Lame in 1971 for the
sewer construction indicate grot_::d water depths from 4 feet, at the
Silver Street/Shoemaker Lane intersection, to 8 feet, near the proposed
Route 57 crossing. Finally, ground water observation holes dug on the
site in 1940, for the purpose of planning the development of the airport,
indicate a ground water depth ranging from 3.. 5 to 6 feet along Shoemaker
Lane, increasing to 12 feet in the eastern part of the site. The shallower
depths to the high water table along Shoemaker Lane indicate that indus-
tries locating here would require further soils investigation and may
necessitate the use of slab foundations or berthed foundations. This is
seen as no real constraint.
A preliminary investigation conducted by our staff to determine the
feasibility of on-site leaching catch basins indicates that soils on the
eastern half of the site may be suitable for this purpose. The location
of the observation pits dug for this investigation are indicated on the
site analysis base plan. Water was encountered only in hole #1 (at 6-1/2
feet). No water was encountered in any of the other holes, where depths
averaging 10 feet were obtained.
Draina`g e
The site analysis base sheet outlines on-site drainage divides. With the
exception of one small pocket towards the north of the property that
drains internally, on-site drainage patterns appear to be fairly well
established despite the gentle grades. The majority of the surface water
is travelling towards either Shoemaker Lane or Silver Street, with the
drainage ditch along Shoemaker Lane carrying the majority of the water
away from the site. Water travelling towards the Silver Lakes watershed
is limited primarily to the area of steep slopes along the northern property
boundary. Silver Lakes is located north and east of the site and provides
important recreational activities to the area.
Any potential drainage concerns are mitigated by the well drained soils
predominating over the site. The drainage way paralleling Shoemaker
Lane comes under wetland classification. in order for drainage to
function properly here, periodic cleaning of the ditch is necessary.
6
• Vegetation
The Bowles Airport site is essentially an open field. There are,however,
trees Bowing at the perimeter of the park area which provide a natural
buffer. There also exist tree plantings around the restaurant and former
grandstand area.
Summary
The following summarizes the developable and non-developable acres
resulting from natural topographic and drainage/wetlands constraints.
Total Acres West of Silver St. 296. 8 At
Acres Fxciuded from Development 19. A
due to steep slopes (lands concentrated
along northern perimeter of park)
Acres excluded from Development due z4. 5 A*
to Drainage/Wetlands considerations
(strip along Shoemaker Lane)
Developable Acres Subtotal 253. 3At
7
V. SITE ANALYSIS - THE BUILT ENVIRON"MEN" ,
UTILITIES
Water
Existing water mains in the area include a 12" main along Garden
Street and an 8" main along Shoemaker Lane, which will be supple-
mented by a 12" main under the Urban Systems Project. Silver
Street has a 16" main east of Garden Street. From this 16" main at
Garden Street, a 6" main runs south along Silver Street changing
to an 8" main, which runs along the airport tract to Shoemaker Lane.
Under the Urban Systems Project, a 12" water main running along
Silver Street for the length of the tract is currently planned.
Adequate fire flows exist to service the proposed industrial park.
A hydrant flow test was performed by the town DPW in May 1981 at
the corner of Franklin and Silver Streets, just north of the proposed
park. Available fire flossy at this location is 5625 gpm at 20 psi
residual.
On-site there is a 6" water main running from Silver Street near the
former Airport Administration Building (Building #4) to the grand-
stand area. Hydrants are located off of this main. A second 6" water
main runs into the site from Silver Street east of the hangar. The
condition and capacity of these existing on-site water mains would be
insufficient to serve industrial needs.
Sewer
Shoemaker Lane contains a 27 ' sanitary sewer that was constructed
in 1973. A 10" sewer is currently planned for Silver Street, under
the Urban Systems Project. The existing 27" sewer was designee{ to
handle 2900 gallons per acre per day for the proposed industrial park.
This should be sufficient for the proposed use.
Storm Drainage
Present drainage along the airport tract consists of a storm drainage
system in the easterly portion of the Silver Street frontage and a series
of ditches and cross-culverts on Shoemaker Lane. Under- the Urban
Systems project, drainage improvements for Shoemaker Lane have
been planned to accommodate the proposed industrial development of
the tract. In addition, storm drainage improvements to Silver Street
are proposed.
8
S tor_ m rrainag e (Cont"..
.. )
To avoid the addition of storm water into critical watersheds, such as the
Silver Lake watershed, individual tenants,based on the size of their develop-
ment, will have to take appropriate measures where necessary.
Though complete information is unavailable, the racetrack operations evi-
dently relied on subsurface disposal for drainage and sanitary systems.
Exposers rectangular concrete swales leading to these systems are evident
in the former grandstand area. With development of this area, investigation
of these systems for industrial use should be conducted.
Gas
Gas lines in the area include a 2" high pressure main on Garden Street.
From Garden Street, a Z" intermediate pressure main runs along Silver
Street to a point roughly 200 feet south of Doane Avenue. From this point,
the line branches. A 4" intermediate pressure main continues south along
Silver Street approximately 700 feet further before terminating. A second
main branches into the former grandstand area. Bay State Gas Company,
which services the area, has indicated this latter gas main (2" high pres-
sure) is not in use.
A 6" gas main exists approximately one mile from the site. The possibility
• of extending this line to meet the needs of larger industrial users may exist.
The Bay State Gas Company has expressed an interest in discussing this in
more detail, plus providing an estimate, once plans for the area develop
further.
Flectric
Flectricity is currently available at the site, including a line which rums
into the grandstand area. Western Massachusetts Electric Company has
stated that providing electricity to potential industrial users at this site is
Aefinitely possible. Should there be very large industrial useage, the
existing system may need to be upgraAed. This is seen as no problem by
the company, as there exists a sub-station close by.
9
ROADS
Existing Off-Site Roads
y
Both Silver Street-and Shoemaker Lane abutting the airport tract are
narrow, with Shoemaker Lane averaging a 22 foot width and Silver Street
varying from 22 to Z4 feet wide. Under the Urban Systems Project, the
proposed cross -section of Shoemaker Lane would consist of two 12 foot
paved traveled lanes, two 4 foot paved shoulders and two 4 foot grass
shoulders. Total pavement width would be 32 feet. The existing right-
of-way for this street is approximately 50 feet. Under the Urban Systenns
Project design, the right-of-way would be widened approximately 10 feet
on the north side towards the airport property. This widened right-of-way
would accommodate the road improvements, while still maintaining exist-
ing trees on private properties to the south of Shoemaker Lane. In addition
to the widened right-of-way, a 30 foot wide easement for ditch maintenance
is proposed for specified stretches along the north side of Shoemaker Lane.
Road improvements for Silver Street have not yet been designed. Program
needs for the design of this road should be based on traffic projections re -,
sulting from full development of the park. These traffic projections are
discussed further on in the report.
Route 57 '
Another access improvement proposed for this area is Route 57.
Design work on this project is now at the 25% stage. The Town is currently
reviewing these plans and a preliminary response to the ZYN plans should
go to the State DPW in mid-June 1981. The review process of the 25% plan
will continue for six to seven months. 75p7o plans are expected to start in
the fall, 1981.
As currently planned. Route 57 would pass through the northwest corner
of the airport tract. An alternate proposal which had been considered reveals
a town frontage wav paralleling Route 57, running from Shoemaker Lane
north through the property to Garden Street, with an interchange on Garden
Street. The 25% plans show neither a town road nor an interchange at Garden
Street, leaving an interchange only at Westfield Road (Route 187) west of the
proposed park area. The possibility may still exist of providing the additional
interchange and town road.
Another alternate proposal for this area included having a full interchange
at Shoemaker Lane. This option has been ruled out by the DPW, due to
inadequate distance from the Westfield Road interchange. Another proposal
would provide a west-bound exit at Garden Street and east-bound exit at
Shoemaker Lane. This plan is still an option, but, according to the Town of
Agawam Engineer, is not seen as the favored alternative by the DPVI'.
10
iR oute 57 (Cont'd. )
In discussions with the IPPW, the department seemed to emphasize the
need to know the Town's desires for this area and possible willingness
to follow its wishes. There are indications that if the airport site were
to be a main attraction, particularly if there were firm commitments
for industrial development, the DPW would include the town frontage
road and Garden Street interchange in their plans. Another option would
be to make the land takings now and build later. An additional item that
may affect the options for Route 57 in this area is a study underway by
Storch Fngineers of Boston. They have been asked to look into the various
interchange options, their feasibility and their impact on area side streets.
The majority of the develapment schemes prepared by Gordon E. Ainsworth
and Associates, Inc. take the attitude that Route 57 is inevitable and plan
for it. Whether the town frontage road an,4 Garden Street interchange are
built may depend largely on the development at the airport site, as well as
a consensus during the 2556 review process. At this writing, the Metropolitan
Planning Organization is to be the coordinating Agency regarding a policy
decision on Route 57.
i
i
11
EXISTING BUII-rENGS
A number of buildings exist on site. These buildings are arbitrarily
numbered on the base plan for easy reference. The following table
lists the size, type of construction, current use and cost to demolish
each building. Costs to demolish include dumping fees at West
Springfield landfill and filling cellar holes with gravel. These estimates
have been furnished by a contractor and are to be considered "not to exceed"
costs. The costs for demolition do not include salvage of steel or brick,
which could reduce the overall costs.
Building .Dimensions Construction Current Use Cost to
Number (in feet) Demolish
1. 72 X 72 Wood (ISt. ) Not occupied $ ll, 000. 00
Z. 30 X 70 Wood (lSt. ) Warehouse $ 5, 000. 00
(furnitur e)
3. 110 X 132 Concrete $ 18, 000. 00
Block (2St. ) Storage
(Agriculture Equip).
4. 41 X 50 Brick (3St. ) Not occupied $ 12, 000. 00
5. 3 Trailers Unknown $ 1, 300. 00
6. 16 X 26 Wood (lSt. ) Airport Tower $ 1, 000. 00
7. 10 X 10 Wood (ISt. ) Airport Facility $ 400. 00
8. 110 X 300 Brick (1St. ) Hangar $ 34,000. 00
9. 280 X 34 Concrete Hangar $ 6, 000. 00
Block (lSt. )
10. 22 X 22 Wood Unknown $ 1, 000. 00
Total $ 84, 700. 00
(*Building # keyed to base plan)
12
AIRPORT
The existing airport on the 296 acre parcel is a privately run air facility.
Currently, the airport is used primarily by small pleasure aircraft. Between
50 and 60 aircraft were noted during a site visit in May 1981.
There are presently two runways, one approximately 2800 feet long, run-
ning in a northeast to southwest direction, the other runway, approximately
2300 feet long, is situated in a east-west orientation. Both runways are
approximately 27 feet wide. The runway pavement consists of a concrete
base with a bituminous concrete surface.
An in-depth market feasibility of the airport was not conducted as part of
this study. Information from such a study would be valuable in planning an
industrial park around an air facility, primarily due to the fact that the
length of runway is based on the type of aircraft utilizing theaairfield. The
kinds of industries most interested in executive planes, as well as the
types of planes most often purchased for executive use would be useful
information to have, particularly when coupled with the types of indus-
tries expected or hoped to locate here.
In general, the greater the length of the rupway, the greater the capacity
• to handle a variety of aircraft. A runway length of 6000 feet would accommo-
date the larger jets and basically would exclude no one. A runway of this
length is impossible on the Bowles-Agawam site. In addition, a shorter
length would meet the requirements of a range of aircraft. If the runway
length is reduced too much, on the other hand, to a point where safety is
a threat, the usefulness of the airport is reduced. In such cases, aircraft
may choose the larger airports close by (Bradley, Barnes, Westover) and
drive the extra minutes to get to the site. Some industries have company
policies regarding the minimum runway length they can utilize.
Development schemes have been prepared with and without incorporating
an airport. One scheme has been prepared with two runways each of
2000 feet length. A list of the aircraft that could be handled by this runway
is contained in the discussion of the scheme.
Alterations to or deactivation of any civil airport requires that the Federal
Aviation Administration (FAA) and Massachusetts Aeronautics Commission
(MAC) be notified, according to Chapter 26 Paragraph 240 of FAA'S"Advisory
Circular, Utility Airports" and M. A. C. 'S'Aeronautical Regulations" ,
paragraph V A.
13
• AIR POR T (Cont`d. )
Further information on aircraft and air industrial parks can be obtained
from the Aircraft Owner's and Pilots Association (AOPA) and the National
Business Aircraft Association (NSAA), both in Washington, D. C. , as well
as aircraft sales companies.
Runways
The paved carriage way of the northeast-southwest runway is 27 feet and the
east-west runway is 27 feet. Visual inspection indicates that three to four inches
of asphaltic concrete were apparently overlaid on the original Portland cement
concrete runway. The pavement surface shows reflective cracks at approxi-
mately 25 foot intervals, probably at expansion Joints in the underlying Portland
cement concrete pavement. Most of these cracks extend the width of the runway
and vary in width, roughly averaging one inch vide. These reflective cracks
do not seem to be a constraining factor on the present use of the runways. Some
minor "alligatering" of the pavement surface is also evident at the edges of the
runway surface due to lack of use.
Several options are available for the use of the existing runways as outlined
below in order of increasing cost.
. 1. No-action option. Advantages: No initial out-of-pocket expense
and no constraint on use of runways. Disadvantages: Pavement
will continue to deteriorate, requiring future remedial action.
2. Clean ane, fill cracks. Advantages: Will prolong useful life of
runway at a low cost. Disadvantages: Will interrupt use of
runway(s) during construction. Also, because this option only
addresses the symptons, the basic cause of the cracking will
not be eliminated. Future remedial action would then be re-
quired.
3. Clean and fill cracks, and apply a "maintenance overlay" of 2
inches of asphaltic concr'ete. . Advantages: Will provide a
smoother, serviceable runway at a moderate cost for the short
term. Disadvantages: Because this option only addresses the
sympton, the basic cause of the cracking will remain, and cracks
may re-occur requiring remedial action.
4. Remove existing asphaltic concrete overlay by grinding device and
re-apply ground material as sub-base for new asphalt paving and
surface courses. Advantages: Could be a cost-effective method to
implement long term improvement. Disadvantages: New technology
involved is not readily available in the paving industry and may be
. difficult to implement.
14
•
R unway s (Cont'd. }
5. Clean and fill cracks. and build up new surface with a crack-
relief layer of approximately 3. 5 inches, a dense graded
asphaltic Concrete leveling course of approximately Z inches,
and a dense graded asphaltic concrete surface course of
approximately 1. 5 inches. Advantages: Is a long-term measure
that would significantly reduce or eliminate reflective cracking
and provide exceptionally high bearing capacity. Disadvantages:
High initial cost for asphalt and build-up of runway shoulders.
Runway(s) out of service during construction.
The preceeding five options indicate that the use and/or rehabilitation of the
runway may be accomplished on either a short-term or long-term basis.
Implementation of the short-term solutions will not physically prevent later
implementation of long term solutions. The uncertainty of prices and avail-
ability of petroleum - related products. must, however, be weighted in the
timing of implementation.
15
VI. PRELIMINARY DEVELOPMENT SCHFMES
OVER VIEW
The preliminary development schemes prepared for the Bowles -Agawam
Airport site fall broadly into three categories. The three development
concepts presented are as follows:
A, utilize existing town roads (Silver Street and Shoemaker
Lane)for lot frontage
B. provide an internal park road with lot access off of this
road and
C, maintain the airport and work industry around the run-
ways; in this concept, existing roads would be utilized
for frontage, as in the first concept A.
In arriving at the development schemes the following objectives were
established: 1) to obtain maximum development flexibility 2) to obtain
maximum net developable land and 3) to create the potential for both
small and large lots. At the client's request, one lot of 100 developable
acres and two lots of 50 developable acres were part of the program. In
addition, the option of dividing one of these 50 acre lots into two to eight
acre lots is possible. This option is indicated in all the schemes, except
the airport scheme. Flexibility with the parcel that might be taken for
construction of Route 57 and the associated town frontage road was seen
as an important program element, as well, and is reflected in the plans.
Proposed On-Site Roads
Due to the strategic location of the Bowles Airport site, fronting on two
existing town roads, coupled with the client's request for large (50 and
100 acre) lots, the need for internal park roads becomes an option rather
than a requirement. Preliminary development schemes with and without
internal park roads are presented. Where internal roads are involved,
portions of the existing road into the grandstand,area and/or portions of
the air runways have been utilized whers- feasible in order to save road
construction costs. Construction costs have been prepared assuming a
32 foot wide pavement (2-12' lanes, 2-4' paved shoulders, 2-2' grass
shoulders) in a 60 foot right-of-way. Since the existing runways are
only 27 feet wide, some widening, as well as resurfacing, would be
necessary.
i
16
Traffic Projections
It has been estimated that once the park is fully developed the Average
Daily Traffic (ADT) might be 19, 300 vehicles per day on an average
weekday. Projections for the A.M. peak hour total 6, Z00 vehicles/hour
and for the P. M. peak hour, 6, 300 vehicles /hour. With the traffic
volume anticipated, improvements to the existing transportation net-
work will be necessary, if the project is to be developed to its full
extent. These improvements could include widening of Silver Street,
planned under the Urban Systems Aid Project and construction of the
town frontage road with its associated interchange to Route 57 at
Garden Streetsproposed at one time in conjunction with plans for
Route 57. It is recommended that the agencies preparing plans for
the proposed road improvements be'advised of these traffic projections.
Proposed Utilities
Off-site utilities, either those existing or those proposed under the
Urban Systems Project, will be.adequate for the proposed industrial
park. Proposed on-site utilities are indicated graphically on the
development scheme overlays. Costs for these on-site utilities are
tabularized following discussions of the schemes.
17
S CHE�1E F
Lots
The first development scheme relies on existing roads - Silver Street and
Shoemaker Lane - for industrial frontage (concept A). One lot of approximately
100 developable acres runs through the center of the parcel. Two lots, each
with roughly 50 developable acres, one at the corner of Garden and Silver Streets,
the other at the corner of Silver Street and Shoemaker Lane, are indicated. A 28
acre developable lot along Shoemaker Lane and a 22 acre developable lot in the
area of the proposed state highway Route 57 remain. This last parcel, could be
reduced to a 14 acre lot (12 acres developable) if and when Route 57 and the town
road are built, but configuration of the parcels remaining will make development
difficult. The potential exists of subdividing larger lots through the use of a spur
road(s) to provide th- needs of smaller land users. Tn Scheme 1, this option is
indicated for lot 1 with a lighter line.
Access
The three largest lots have direct access to Silver Street, which may, at least
initially, be the main travel route to and from the park. As shown in the plan,
the 100 acre parcel could have access to Shoemaker Lane as well, in the vicinity
of the proposed town frontage road. In the event that the Town frontage road is
constructed at some later c?ate, the large 100 acre lot would have frontage along
this road. The two smaller lots would have direct access to Shoemaker Lane.
Utilities
Utilities for this scheme would be provided by direct tenant connections to the
sewer and water lines (existing or proposed) on Silver Street and Shoemaker Lane.
In the event that one parcel is subdivided further, as indicated schematically for
Lot 1, construction of an internal road and utilities would be required. In the
scheme shown, approximately 1100 feet of road construction, water, sewer and
drainage would be required. Costs for these items are tabularized following the
discussion of the schemes.
Summary
In this scheme, no initial road or utility construction costs would be necessary.
Direct use of the land by industries is maximized, as no land is taken for roads
or air runways. Lot requirements of one 100 acre and two 50 acre developable
parcels can be met, with the areas considered "undevelopable" split fairly evenly
amongst the lots. The area speculated to be used for Route 57 and the town frontage
road can function independently of the remaining land, providing greater flexibility
with this area. Direct access to Silver Street is possible for the three largest lots.
Further sub-division of the larger lots is possible through the use of spur roads.
18
• SCHFME I (Cont'd. )
Summary (Cont'ci. )
The main disadvantage of this scheme is that if and when the town frontage
road is constructed, tots I ant' 3 would not have direct access onto this road.
Therefore, travel on Shoemaker Lane would be necessary to obtain access to
this road.
19
SCHEME 2
Park Road
The second ane third development schemes provide an internal park road with
lot access off of this road. In scheme 2, this park road enters the site from
Silver Street roughly 250 feet north of Doane Avenue. It joins the existing air-
port runway approximately 500 feet into the site and utilizes approximately
1600 feet of this runway before veering southwest to meet Shoemaker Lane at
a location where sight lines are initially felt to be adequate. Total length of
internal park roads is approximately 3750 feet. With a 60 foot right-of-way,
this takes just over 5 acres. Total developable acres, subtracting the roadway,
would be around 248 acres.
Lots Access
Three large lots would have access off of this main park thru-street. A lot
with nearly 110 developable acres with frontage on Silver Street and Shoemaker
Lane would result. Two lots of 55 developable acres, one along Silver Street,
the other with frontage onto Shoemaker Lane are indicated. A fourth lot in the
northwest corner of the property carves out the area planned for Route 57 and
the townway. This lot would have access to Shoemaker Lane. As shown, it has
approximately 22 developable acres. VWith the construction of Route 57, this
idevelopable area would be reduced to approximately 1Z acres. Again, configura-
tion of the parcel(s) in the northwest corner remaining with the construction of
Route 57, would lend difficulty in developing this area.
Lot 1 of this scheme has been subdivided into smaller lots to represent the
potential for this option. Lots here would have access onto the cul-de-sac
road, except for one parcel, which would have access onto the main park road.
Access onto Silver Street should be discouraged in order to avoid numerous curb
cuts and resultant traffic concerns here.
Utilities
Utilities for this scheme include water, sewer and drainage along the main park
road. The water main would be looped from Silver Street to Shoemaker Lane,
thereby providing higher fire flows. In the event that one parcel is subdivided
further, as indicated schematically for lot 1, construction of a spur road and
utilities would be required. In the scheme shown, approximately 1100 feet of
road construction, water, sewer and drainage would be required.
Summary
In this scheme, one lot of 110 developable acres and two lots of 50 plus acres
are provided. As in scheme 1, the undevelopable acreage is fairly evenly dis -
tributed amongst the three larger lots. A fourth lot comprises the area specu-
lated to be the Route 57/town frontage road and can develop independently of the
20
s
SCHEME 2 (Cont'd. )
summary (Copt'd. )
remaining development. The larger lots can be sub�'ivided further, either
through the use of spur roads) or with direct access to the park thru-street.
Flexibility to subdivide the parcel into smaller lots is maximized with the
road or road right-of-way running through the parcel.
A disadvantage of this scheme is that, in providing a park road, approximately
5 acres are taken away from direct use by industry. in addition, utilities ex-
tensions into the park would be required in order to service all of the lots. Costs
to construct the road and utilities follow discussion of the schemes.
s .
21
SCHEME 3
Park Road
As in scheme 2, scheme 3 provides an internal park road. This main park road
enters the site from Silver Street in roughly the same location as in scheme Z.
It utilizes approximately 900 feet of the existing airport runway, then proceeds
towards the west end of this park, where it joins at .right anles the corridor pro-
posed for the town frontage road. There is approximately 800 feet of park road
from this point to gain access to Shoemaker Lane. Total length of park roads,
including the stretch within the area of the proposed town road, is approximately
4800 feet. With a 60 foot right-of-way for most of this length, this takes about
7 acres of land. Total developable acres, subtracting the roadway, Mould be
around 246 acres.
Lots. Access
As shown in the plan, four lots, totalling approximately 100, 55, 50 and 20
developable acres, would have access to the park road. In addition, three of
these four lots could have access onto either Shoemaker Dane :>r Silver Street.
A fifth lot (20 developable acres) carves out the majority of the area planned for
Route 57 and the town road. If Route 57 is not built, this lot could have its
access onto the park road,:.as well. '
Lot 1 of this scheme has been subdivided into smaller lots to represent the
potential for this option. Lots here would have access onto the spur road or
main park road. Direct access onto Silver Street should be discouraged.
U tilities
Utilities for this scheme include a looped water main from Silver Street to
Shoemaker Lane, with higher resultant fire flows; drainage along the majority
of the park road and. sanitary sewer to provide service to those lots that cannot
connect directly to the public system. In the event that one larger parcel is
subdivided, construction of a spur road and utilities would be required. In
scheme 3, approximately 1250 feet of road construction, water, sewer and
drainage would be required.
Sum
In this scheme, program demands for one 100 acre and two 50 acre developable
parcels can be met. In addition, two lots of approximately 20 developable acres
are available. With the exception of the two latter lots, the undevelopable areas
are fairly evenly divided amongst the lots. Lot 5, in the northwestern corner,
can function independently of the remaining park area, maintaining flexibility
for the possible construction of Route 57. At least four of the five lots shown
would he,ve access onto the proposed park road. Additionally, the proposed
• park road connects with the area proposed as a town frontage road. In the event
that the town frontage road is built, the entire park will have easy access to
Route 57. As in scheme 2', further subdivision of larger lots is- possible Through
the use of a spur road.
22
SCHEME 3 (Cont'd. )
Curnmary (Cont'd. )
In providing a park road, approximately 7 acres would be taken out of direct
use by industry. An additional 1. 7 acres is shown taken out, of direct industrial
use, with the option of the spur road. Also, in order to service all lots, utilities
would need to be extended into the park.
7-3
•
SCHEME 4
Airport
In scheme 4, the airport is maintained and lots for industry are situated around
the airfield. The existing runways would be utilized, with improvements to the
pavement. Two runways, each of 2000 feet length are represented. This repre-
sents a shortening of the existing runways. This length runway should accommo-
date aircraft including the following: Cessna Skyhawk-172, Cessna Skylane-182
and Cessna 210. A list of additional aircraft that could utilize this runway are
listed in the appendix under the Basic Utility, Stage I column of F. A. A. `S
"Airplane Models Accommodated by Airport Types"
Two runways provide a distinct advantage over one runway to the safety and
usefulness of the airport. This is particularly true during inclement weather
and when prevailing winds have shifted. As business planes may require
operation during inclement weather, flexibility in direction of approach and
departure is helpful. Additionally, the smaller the airplane, the more it is
affected by wind, particularly crosswind components. As smaller aircraft
could be expected to utilize this airfield, due to the runway length, flexibility
in runwav direction is helpful.
Also represented in this scheme is a 250 foot setback from either side of the
centerline of the runway. This is an F,A.A. recommended dimensional standard
for a building setback and property line on the side of the taxiway. Other than
. airport parking and a taxiway, no obstacles are permitted in this zone.
As shown, the airport occupies approximately 70 acres. The building setback
and property line could possibly be reduced to 200 feet along certain sides of
the runways, depending on taxiway location in the final plan for the airport.
It appears that M. A. C. requirements may be as little as 150 feet either side
of the runway centerline. Either of these setbacks would reduce the amount
of land taken by the airport to approximately 60 acres and 50 acres, respec-
tively. Further study of airports and discussions with relevant government
agencies would be necessary to determine the specific requirements for this
airpo rt.
Lots, Access, Utilities
One lot of 73 developable acres and two lots of 30 developable acres are shown.
In addition, an area of 14 acres is shown along Silver Street. This area could be.
subdivided to meet the needs of industries requiring smaller parcels. A fifth lot
in the northwestern corner of the parcel would provide 22 developable acres until
such time as Route 57 is built. No internal park roads would be involved, as� all
lots would gain access off of existing roads. In addition, all Iota would provide
. their own utility connections to the public system.
24
Summary
This scheme maintains the airport with two runways of 2000 feet length and
would require no road construction or utilities. The airport as shown requires
approximately 70 acres. As mentioned, this could possibly be reduced to as
little as 50 acres. This acreage would be taken out of the developable acreage
available for direct use by industry. Program demands for one 100 acre and
two 50 acre parcels, while still maintaining flexibility with the lot in the
northwestern corner of the parcel, cannot be met with this scheme. In
addition, configuration of the lots resulting from the runway layout may not
allow maximum efficient use of the remaining developable acreage, with the
exception of lot 3, further subdivision of parcels is made difficult, due to
minimum frontage of most lots onto existing streets.
25
CONSTRUCTION COST F—gTLMATES
ENR INDEX 5/21/81 3466. 50
U U U U
I T rM
I. Building Demolition $ 84, 700. $ 84, 700. $ 84, 700. $ 84, 700.
2. Sewer 0 $ 6 1, 800. , $ 56, 500. 0
3. Water 0 $ 113, 000. $ 116, 500. 0
4. Roads 0 $ 196, 470. $ 254, 880. 0
r
5. Drainage 0 $ 95,430 $ 139, 000. 0
6. Other - Runway Improvements 0 0 0 0*
7. Fngineering & Contingency 0 $ 116, 600. $ 141,420. 0
8. TOTAL $ 85, 000. $668 , 000. $ 793 000. $ 85, 000.
U tili±e as is for initial phas e
i
26
CONSTRUCTION COST ESTLMATES
FNR INDEX 5/21/81 3466. 50
y
V �
V V
TTEM
OPTIONAL SPUR ROAD
1. Sewer $ 31, 800. $ 31, 800. $ 34, 950.
Z. Water $ 38, 500. $ 38, 500. $ 42, 250.
3. F cads $ 58,410. , $ 58,410. $ 66, 375.
4. Drainage $ 21, 660. $ 21. 660. $ 26, 880.
5. Engineering & Contingency $ 37,630. $ 37,630. $ 42,545.
6. TOTAL $ 188, 000. $188, 000. $213, 000.
•
27
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specific airport type to obtained from Figure 4-1.
LAS
FIGURE 2-1. EX MPLES OF AIRPLANE MODELS ACCOI'iM(1UATED BY AIRPORT TYPE d
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-�COhI LCED S LmL*.DS L'OR =1''1-= AZR?0a'=S
Dom. Ii l STAGE I STAGE II
A Runway Length J6gure 4-1 Fizure 4-1. Fio re 4-'
B r-,=way Width 50 60 75
C Runway Safety Area Width 100 120 1�a
0 taxi way "Width 20 30. 40
E ?jw$y CL to ':a sway CL i5J 150 200
F ="ay CL to Bu;•,
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Prapertj Lime (nontaxiway
3:i.de) 00 24 Gil
C -:1=way CL to Building
Eestrict_o3 Line (taxikay
szde) 250 250 3,30
H Taxiway Cr to Airplane
'I'iedown Area 75 75 75
J Taxiway CL to Fixed or
Mxvable Obstacle 50 50 50
K R-=way CL to Fixed or
Movable Obstacle 125 125 125
M -Runway CL to Tiedo= Area 22.5 225 275
*Letters are keyed to those shown for d;.mmwlar.s of Figure 7-2
.,.3: 1. See Appendix 1, Variables in Design, for discussion of design
factors.
2. The above dimensions meet the m== aIrporr desiga standards
for rmways with straight-in aooprecisi.on iastr=ent
approach proce&.4res.
3. Ibe rf"n = separatian between centerlines of parallel
ranways is "00 feet for sicraltaneous M. landings or take-
offs if the airplanes involved are single engine and 500
feet if the airplanes are twin engine.
FIGURE 7-1. RECOMMENDED DIMNSIONAL STANDARDS
From Dept. of Transportation, Federal Aviation Administration,
Advisory Circular No. 150/5300-43, "Utility Airports". June 1975 & 1977.
wif R#FR OR#So I#eq an -u
SUNDERLAND. MASSACHU5ETfS 01375 + TEL AREA CODE 413 6694051
June 2, 1981
Gordon E. Ainsworth S Associates, Inc.
20 Sugarloaf Street
South Deerfield, :Massachusetts 01373
Attention: Lawrence Smith
Gentlemen.
Below is an estimate of the cost to demolish the
buildings at the Bowles Airport, Agawam, Mass. The price includes
removal of the refuse and transporting it to the Bondi Island Landfill.
Wood Structures
10' x 10' $ 400
22' x 22' 1,000
16' x 26' 1,000
30' x 70' 5,000
72' x 72' 11,000
Trailers - 3 1,300
Brick Buildings
110' x 300' 34,000
41' x 50' 12,000
Concrete Block Building
280' x 34' 6,000
132' x 110' 13,000
Total $84,700
Very truly yours
WARNER BROS. INC.
David H. Stone
Project Engineer
DIMS:h
22
HISTORY AND ACTIVITIES
of the
WESTMASS AREA DEVELOPMENT CORPORATION
BACKGROUND:
The Westmass Area Development Corporation, WADC, (formerly
known as the Springfield Area Development Corporation) is a non-
profit, private development organization established in 1960 under
Chapter 192 of the General Laws of the Commonwealth of Massachusetts.
OBJECTIVES •
The Corporation' s objective is to upgrade the economy of the
region, specifically through the creation of jobs. WADC' s primary
activities are in industrial development through the creation, man-
agement and marketing of industrial parks. WADC does not limit its
activities to industrial parks nor does it limit its activities to
its own industrial parks and programs.
SERVICES:
The Corporation assists companies interested in locating or
relocating to, or expanding in the region, regardless of desired
location. The Corporation also serves communities within the region
acting as technical advisor on specific projects, marketing and fi-
nancing programs. Other corporate services include the sale of
land, financing, participation in Small Business Administration 502
and 503 programs, facility construction and leaseback with option-
to-buy agreements; and working with the Private Industry Council,
manpower planning and training.
CAPITALIZATION•
WADC's initial capitalization came from a $300,000 gift in-
vestment from fifteen area businesses. These funds were utilized to
purchase and develop industrial lands. WADC has grown to a multi-
million dollar corporation and borrows money for its projects at the
prime or below market interest rates. Its operations are now self-
sustaining and excess revenues over expenses are invested back into
the region through new projects.
23
ENTERPRISE•
The Corporation is managed as a regionally responsible busi-
ness enterprise; decisions are based on economic feasibility and
actions are taken on value to the business client and community.
There are no grants or give-away programs. All activities of the
corporation are based on fundamental economic principles.
COMPOSITION:
As a corporation, WADC has stockholders, a Board of Directors
and a Steering Committee which oversee and direct all corporate ac-
tivities. Staff is provided through the Greater Springfield Chamber
of Commerce through its 20 member Economic Development Division.
Stockholders meet annually, directors quarterly and the Steering
Committee weekly.
PHILOSOPHY•
WADC's philosophy is one of regional and project partnership.
WADC will not enter into any project unilaterally. Working commit-
ments and partnerships must be reached in communities between the
local public and private sectors and the corporation for a project
to move forward. Without these partnerships, the chances of success
are severely diminished and WADC will not, nor can it participate,
without the advise, consent and local decision making inherent in
the cooperative and partnership roles.
PROJECTS TO DATE:
Working closely with the region' s city and town administra-
tions and business communities, WADC has been engaged in industrial
development for over 20 years. Below are some of the highlights of
the activities during the last two decades:
Memorial Industrial Park :
The Memorial Industrial Park was formerly an 18-hole municipal
golf course. It was determined there was a need for prime industri-
al land in Springfield. The best location was the former Memorial
Golf Course. In order to obtain that land a special corporation
i
24
called MIP, Inc. , comprised of city residents, was formed. MIP,
Inc. , was a single purpose corporation with the objective to develop
the golf course into an industrial park and once completed, excess
revenues over expenses would be given to the City of Springfield.
Before the golf course was titled to MIP, Inc. , a new golf course
was built and financed for by MIP, Inc. , and then deeded to the
City. The City sold the old golf course to the corporation for
$1. 00, and industrial development commenced on Memorial Industrial
Park. The 140-acre tract is now filled; there are over 4, 000
employees and yearly real estate taxes paid to the city are in
excess of $600, 000.
WADC was the financing agent and provided the staff for the
development and completion of this project .
Progress Industrial Park :
WADC purchased approximately 80 acres and developed the inter-
nal roads and utilities. The development of the park has been
completed . Today there are over 400 employees and yearly taxes paid
to the city are some $220,000.
Industr East :
Industry East is an 80-acre tract which was purchased and de-
veloped by WADC. To date, there are seven occupants in the park,
and approximately 25 remain for sale.
Food Distribution Center :
When Interstate Route 291 construction and local urban renewal
activities were at their peak, many wholesale food distributors in
Springfield were forced to relocate. Because of the problems in
finding existing space, most were faced with either going out of
buiness or moving to Connecticut.
WADC and the U.S. Department of Agriculture conducted a fea-
sibility study for the establishment of a new regional wholesale
food distribution center . The study concentrated on an area of
Springfield adjacent to the Connecticut River and rail freight fa-
cilities in the former Pynchon Park. This forty-acre tract was pur-
chased by WADC and developed along the same lines as other industri-
al parks.
25
. To bring the Food Center to reality and to initiate private
investment, WADC obtained a second mortgage on the park ' s first
building, an 80, 000 square foot multi-purpose facility which today
houses 15 different wholesalers. WADC also financed the Farmers
Cooperative Market in order to assure their location in the park.
Today, there are over 600 employees and annual real estate
taxes are approximately $260,000 .
Other Projects:
1. The F. A. Bassette Company was located in an urban re-
newal project area of Springfield; their building was
taken and demolished as part of the development. WADC
created a financial package including the construction of
a new building on a long-term lease with guarantees on
partial financing of new equipment for the F. A. Bassette
Company. The Bassette Company has been in its new head-
quarters for eight years, employing 90 people with real
estate taxes to the city exceeding $20, 000 per year.
2. WADC purchased a building from the Bosch Machine Tool
Company. Later the Moore Company needed expansion space
and the Bosch building was sold to the Moore Company.
3 . WADC spent $10,000 for a special re-use study of the
Federal Square property when the General Electric Company
phased out its local operation. The property was sub-
sequently sold to the Milton Bradley Company and Digital
Equipment Corporation is a tenant in several of the
buildings.
4. At the request of the Mayor of Springfield, WADC under-
took a site feasibility and engineering study which has
paved the way for further activity on the Rifle Range
site, hopefully culminating in a future industrial park
located in Chicopee and Springfield.
5. The U.S. Small Business Administration sponsors several
programs requiring participation of a certified and qual-
ified Local Development Corporation. WADC is eligible to
participate on the basis of a strong track record, qual-
ified professional staff and its non-profit development
status. These programs are generically known as the
SBA-502 Direct Loan and Loan Guaranty Programs and the
503 Mortgage Debenture Guaranty Program.
26
• WADC has sponsored fifteen 502 loans amounting to 6. 3 million
dollars and over 800 jobs, has processed six 503 loan applications
for 1. 3 million dollars and 135 jobs, and is preparing ten 503 loan
applications for 1. 7 million dollars and 150 jobs. Total SBA pro-
grams amount to 9.2 million dollars and over 1, 000 jobs.
THE PHILOSOPHY OF WADC IS REGIONAL DEVELOPMENT
East Longmeadow:
In 1972 WADC, acting at the town administration and Chamber of
Commerce' s request, purchased 120 acres of industrially zoned land
in East Longmeadow. This was the culmination of many months of work
with the citizens of East Longmeadow ensuring the project was com-
munity supported.
A proposal was made to the town in which WADC would purchase
the property only if the business community in East Longmeadow in-
vested a minimum of $150, 000 interest free, no-term money and the
town construct, at its expense, 2,100 feet of road into the park.
The local Chamber of Commerce, through its membership, raised
$190, 000 of interest-free money, and it was unanimously voted at the
. annual town meeting to bond for the road which has subsequently been
built.
Today some 100 acres have been developed and 20 remain for
sale.
West Springfield:
In 1973, WADC was asked by the town' s Industrial Development
Commission and Chamber of Commerce to take over an existing private-
ly owned and managed 150 acre industrial park. WADC approached the
project in the same manner as in East Longmeadow; total community
support and financial commitments by both the public and private
sectors, and participation on a daily basis in the decision-making
process had to be guaranteed.
The Town of West Springfield, prior to WADC' s involvement, had
spent some $250, 000 on providing a water tank to service the park.
With WADC involvement in the development of the tract, the town then
spent an additional $92,000 to complete the construction of an
interior road.
27
. The Private Sector invested $200,000 in interest free, no
maturity loans to WADC for overall development purposes.
WADC purchased the park in August, 1977. Working with the
community in a full scale marketing and development program, the
park has been developed. No land remains for sale; the loans from
the Private Sector have been repaid in full.
North Centre•
In 1979, the Memorial Development Corporation, a non-profit
quasi-public industrial development group headquartered in Spring-
field, began development of a 120-acre tract of inner-City land
known as the North Centre Industrial Park in a cooperative project
with the City of Springfield. WADC has provided staff and technical
services for the development of that land and has become a financing
agent pledging some $600, 000 on its line of credit funds for the
development of land. This money will be loaned to the project on an
interest-free basis.
Agawam•
In mid 1980, WADC was approached by representatives from the
public and private sectors of Agawam to investigate what, if any,
potential there was in developing a 320-acre tract of land known as
the Bowles Airport site and if there was any potential what, if any,
interest WADC had in participating in that project .
WADC has begun work and has shared with the town preliminary
findings indicating good potential for development. Most recently,
WADC has taken the project further by paying out of its treasury for
an engineering study of the site. The results of this study and
WADC' s findings will be made available to the town, and there may
well be a significant opportunity for a cooperative project between
the corporation and the town.
High Technology Program:
The most far-reaching regional project of the corporation
involved the attraction of high technology industries to Western
Massachusetts.
Based on nine months of research, WADC is participating in a
region-wide high technology program under the auspices of the Great-
er Springfield Chamber of Commerce' s High Technology Task Force.
28
This program has identified and assembled resources attractive to
high technology industries throughout the United States. Resources
include, real estate, new construction, machinery and equipment,
special training programs through the Regional Skills Center, and
inventory owners by the corporation, or otherwise available in the
region.
WADC has the lead role in the marketing of Western Massachu-
setts and in the overall administration of the program. To date,
WADC has pledged some $37,500 to administrative costs.
WADC has and will continue to show, market and assist any com-
munity or any client in locating anywhere in the Western Massachu-
setts region. Many properties, other than those owned by the cor-
poration, have been shown with one sale resulting in West Spring-
field to Prime Computer.
Name Change-
. Given the fact the philosophy of WADC is regional development,
in 1981 the stockholders and directors of the corporation voted to
change its name, bylaws and membership composition to reflect its
regional philosophy and approach. By a unanimous vote, the Spring-
field Area Development Corporation has become the Westmass Area De-
velopment Corporation.
The change of corporate structure and membership is signifi-
cant. The changes are a reaffirmation and strengthening of the re-
gional development attitude, willingness and ability to help in the
overall economic development process of the Western Massachusetts
area.
Corporate Accomplishments_ to Date for All Activities:
JOBS: 16, 500
TAXES: Over 2.5 million dollars added to the annual
real estate tax rolls of the communities in
which the corporation has been active.
WESTMASS AREA DEVELOPMENT CORPORATION
SSBA, INC. r
(SUBSIDIARY C PORATION
MEMB STOCKHOLDERS]
f
EXECUTIVE COMMITTEE BOARD OF DIRECTORS
CTUMTP,
=EXECUiIV�*E
ECONOMIC DEVELOPMENT
DIRECTOR, WADC/SSBA, INC.
ADMINI5TRATIVE
ASSISTANT BOOKKEEPER
LEGAL. DEVELOPMENT RRWENR RESEARCH SPECIAL PROJECTS ACCOUNTING
.Brooks, Mulcahy Manager Executive Director, .Research Director .Director, High Technology .Coopers �
do Sanborn .Project Director Private Industry .Consultants (1) Lybrand
.Loan Packager Council Administrative Assistant
.Economic Development .Program Planner
Planner .Program Planner
.Administrative Assis- .Program Planner
tant Administrative
.Administrative Assis- , Assistant
tant
.3 Engineering Firms
.Manager, Hispanic
Employment Program
.Placement
Specialist
.Placement
Specialist
.Administrative
Assistant ^'
.a
30
BY-LAWS
ARTICLE I-NAME
The Corporation shall be known by the name of:
WESTMASS AREA DEVELOPMENT CORPORATION
and shall have a Corporation seal bearing the name of the Corporation
and such other device or inscription as the Executive Committee shall
determine. The Executive Committee may change the seal and the in-
scription thereon at any time.
ARTICLE II-OFFICERS
The officers of the Westmass Area Development Corporation shall be
a president, first vice president, second vice president, such other
vice presidents who may be elected from time to time to carry out spe-
ciAl projects of the corporation, a treasurer and a clerk.
The number of directors of the corporation shall be set from time
to time by action of the stockholders but shall not exceed twenty-four
in number. All of the above officers , together with the directors ,
shall serve and be known as the executive committee.
. All officers and directors of this corporation shall be stockhold-
ers of the corporation.
The president, first vice president, second vice president, treasur-
er and clerk and the directors shall be elected at the annual meeting
of the stockholders of the corporation or at any special meeting of the
stockholders called for that purpose. Upon a vacancy occurring in any
of the above-named offices by reason of death, resignation, removal, or
by reason of a specific vacancy being left by vote of the stockholders ,
such vacancy may be filled by vote of the executive committee, and the
officer or director so elected shall hold office until his successor is
elected or qualified.
The president, first vice president, second vice president, treasur-
er and clerk shall retain their offices for one year from the date of
their election or until their successors are elected and qualified.
The directors shall hold office for a term of three years , except
that, insofar as possible, the terms of office of the directors shall
be so arranged that only one-third thereof expire in any one year.
The executive committee may from time to time elect additional
vice presidents to carry out special projects of the corporation. The
persons so elected shall be members of and serve on the executive com-
mittee, and their duties shall be as prescribed by the executive com-
mittee. The' term of office of any vice president elected by the execu-
tive committee shall -automatically expire at the next annual meeting
of the stockholders.
31
WADC BY-LAWS
In addition, the executive committee may appoint other officers and agents of
the corporation, prescribe their duties and terms of office; however, such persons
shall not be members of the executive committee.
No officer or director shall be entitled to a salary or fee for his services.
AMrwLE In - EXECUTIVE COMNI TI TEE
The Executive Committee shall have the entire management and control of the
property, business and affairs of this Corporation and shall be vested with all of the
powers of the Corporation as set forth in Chapter 192 of the Acts passed by the Gen-
eral Court of Massachusetts for the year 1960 to the extent not inconsistent with the
provisions of said Chapter and with the Laws of the Commonwealth of Massachusetts.
In the exercise of the foregoing powers the Executive Committee shall be em-
powered to authorize one or more officers of the Corporation to execute any written
instrument and affix the corporate seal thereto in the name of the Corporation.
There shall be no contracts or other business transactions between this Cor-
poration and any other corporation or company in which any member of this Executive
Committee may have an interest by reason of his employment or his substantial own-
ership thereof unless such contract or business transaction be ratified or approved
by the affirmative vote of at least ten (10) members of this Executive Committee who
have no such interest in the corporation or company in question.
ARTICLE IV - MEETINGS OF THE EXECUTIVE COMMITTEE
The Executive Committee shall meet at least four times a year, such meetings
to be called by the Clerk at the request of the President, First Vice President, or any
three or mare members of the Executive Committee. Notice of each meeting shall be
sent to each member of the Executive Committee at least seventy-two hours in ad-
vance of the time appointed and such notice shall specify the time, place and purpose
of the meeting. All meetings of the Executive Committee shall be held in Springfield,
Massachusetts, or in the communities contiguous thereto.
Eight members of the Executive Committee represented in person shall consti-
tute a quorum for the transaction of business at a meeting of the Executive Committee.
When a quorum is present at such a meeting, a majority vote of the members present
thereat shall decide any question brought before it.
ARTICLE V - PRES ENE
The President shall be the Chief Executive Officer of this Corporation and when
present shall preside at all meetings of the Stockholders and Executive Committee.
The President shall sign all certificates of stocks, bonds, deeds, and contracts of this
. Corporation as authorized by the Executive Committee and shall perform all duties com-
monly incident to this office and as required by the Statutes of the Commonwealth of
Massachusetts.
32
WADC BY-LAWS
ARTICLE VI - VICE PRESIDENTS
There shall be two Vice-Presidents and they shall be designated by the title
First Vice-President and Second Vice-President.
The First Vice-President- shall perform the duties and have the powers of the
President during the absence or disability of the President and shall have the power
to sign all certificates of stock, bonds, deeds and contracts of the Corporation as
authorized by the Executive Committee and shall perfonn such other duties and have
such other powers as the Executive Committee may from time to time designate.
The Second Vice-President shall perform the duties and have the powers of
the President during the absence or disability of the President and the First Vice-
President and shall have the power to sign all certificates of stock, bonds, deeds
and contracts of the Corporation as authorized by the Executive Committee and shall
perform such other duties and have such other powers as the Executive Committee may
from time to time designate.
ARTICLE VII - CLERK
The Clerk shall keep correct minutes of all meetings of the Stockholders and
of the Executive Committee and of all other Committees and shall perform all duties
commonly incident to his office.
The Clerk shall be sworn to a faithful performance of his duties and shall
have care and custody of the stock register book and keep the same in order.
The Clerk shall, with the approval of the Executive Committee, appoint an
Assistant Cleric who shall hold office at the pleasure of the Executive Committee.
=CLE VIII - ASSISTANT CLEU
The Assistant Clerk shall perform the duties of the Clerk in the absence of
the Clerk, and shall perfaam such other duties as the Executive Committee shall from
time to time designate, The Assistant Clerk shall be sworn to the faithful perform-
ance of his duties.
„ ARTIQU IIK - MSURER
The Treasurer shall have the care and custody of the money, funds, valuable
papers and documents of this Corporation (other than his own bond which shall be in
the custody of the President and the stock register book which shall be in the Cus-
tody of the Clerk), and he shall have and exercise under the supervision of the Exec-
utive Committee all the powers and duties commonly incident to his office and shall
give bond in such form and with such sureties as may be required by the Executive
Committee,
33
WADC BY-LAWS
ARTICLE IX - TREASURER (gantinued)
The Treasurer shall prepare a report on the financial condition of the Corpora-
tion for presentation at the annual meeting and shall prepare similar reports for each
meeting of the Executive Committee except as the latter may otherwise order.
The Treasurer shall with the approval of the Executive Committee appoint an
Assistant Treasurer who shall hold office during the pleasure of the Executive Commit-
tee.
MNCLE X - ASSIS'LANT TMSURER
The Assistant Treasurer shall perform the duties and have the powers of the
Treasurer during the absence or disability of the Treasurer, and shall perform such
other duties and have such other powers as the Executive Committee shall from time
to time designate. He shall give bond in such form and with such sureties as may be
required by the Executive Committee.
AR y EISCAL YEAR
The fiscal year of the corporation shall be from the first day of February to the
thirty-first day of January.
At the close of each fiscal year and at such other times as the Executive Com-
mittee may order, the books of the Corporation shall be audited by a certified public
accountant and the report of the accountant shall be presented to the stockholders at
the next following meeting of the stockholders.
ARTICj"I -_ST_QC =,ER�EETINGS
All meetings of the Stockholders shall be held in Springfield, Massachusetts,
or in communities contiguous thereto, at-a place designated by the Executive Commit-
tee and so stated in the call.
ARTICLE XUI - ANN= MEETING
The Annual Meeting of the Stockholders of this Corporation shall be held dur-
ing the month of March in each year, exclusive of Sundays. The day and hour of the
meeting shall be set by the stockholders or the executive committee, or in lieu there-
of, by the president.
ARTICLE = - SPECIAL-MEETIN-G§ OF-THE gjQCQOLDERg
Special meetings of the Stockholders of this Corporation shall be held when-
ever the President or First Vice President, the Executive Committee or the holders of
1/20th of the voting Capital Stock issued and outstanding shall make application
therefore to the Clerk.
34
WADC BY-LAWS
. ARTICLA XV UOTIC,,E OF STQCrrLOLDgRS'_MEETL QS
Notice of all Stockholders' Meetings stating the time and place and the ob-
ject for which such meetings are called shall be given by the Clerk by mail to each
Stockholder of record at his registered address at least seven days prior to the date
of the meeting and the person giving such notice shall make affidavit in relation
thereto.
ARTICLE XVI - QUORTJM AT STOCKHOLDERS' MEETINGS
At any meeting of the Stockholders 30 registered holders of voting Capital
Stock or the holders of fifty per cent (50%) of the outstanding voting capital stock,
represented in person or by written proxy shall constitute a quorum. When a quorum
Is present at any meeting a majority of the voting capital stock represented thereat in
person or by proxy shall decide any question brought before such meeting, unless the
question is one upon which, by express provision of law or by Chapter 192 of the Acts
passed by the General Court of Massachusetts for the year 1960 or by these By-laws,
a larger or different vote is required, in which case such express provisions shall
govern and control the decision of such question.
The Executive Committee shall determine the validity of all proxies.
ARTICLE XVII - VOTES
At all meetings of the Stockholders each Stockholder of Common Capital Class
A Stock shall be entitled to one vote for each share held by him or her. This shall in-
clude stock owned by Corporations and voted by their agent or stock owned by estates
and voted by the Executor or Administrator or stock owned by a trust and voted by the
DUstee, provided said stock is duly registered in the name of the Corporation or in the
name of the Estate with the Executor or Administrator designated or in the name of the
trust with the Trustee named.
TICLE XVIII - CLASSES 9F STQQKK
There shall be two classes of Common Capital Stock.
Class A - Par Value $5
Class B - Par Value $5
Class A - An individual, corporation, estate or trust, company or partnership shall be
entitled to hold or own not more than five hundred shares of Class A common capital
stock, and such individual, corporation, estate or trust, company or partnership, may
purchase the same from the corporation from time to time as long as the above amount
of five hundred shares is not exceeded and the corporation has in its treasury authorized
Class A common capital stock not distributed. Such stock may also be purchased from
• other individuals, corporations, estates, trusts, companies or partnerships; provided,
the amount purchased shall not exceed five hundred shares in the aggregate. If such
35
WADC BY-LAWS
ClassA- {Continued}
individual, corporation, estate, trust, company or partnership holds in the aggregate
more than five huridred shares, it shall be required to turn in the excess of five hun-
dred shares to the corporation and to receive back therefor in exchange Class $ com-
mon stock on a share for share basis.
QlAAj B- An individual, corporation, estate or trust, company or partnership, shall
not be limited as to holdings or purchases in Class B common capital stock and shall
be entitled to purchase the same from the corporation from time to time so long as the
latter has in its treasury authorized Class B common capital stock not distributed.
Such stock may also be purchased from other individuals, corporations, estate, trusts,
companies or partnerships. Class B common capital stock shall be non-voting.
None of the earnings of the corporation shall accrue to or be paid to the stock-
holders of common capital stock as dividends or profits.
,ARTICLE = - TRANSFER OF STOCK
Shares of Common Capital Stock Class A or Class B may be transferred by de-
livery of the certificate accompanied either by an assignment in writing on the back of
the certificate or by a written power of attorney to sell, assign, and transfer the same
on the books of this Corporation, signed by the person appearing by the certificate to
. be the owner of the shares thereby and shall be transferable on the books of the Cor-
poration upon surrender thereof as assigned or endorsed.
It shall be the duty of every Stockholder to notify this Corporation of the Stock-
holder's correct mailing address.
ARTICLE KX - TRANSFER BOOKS
The Stock Register Books of the stock of this Corporation may be closed for
such period from time to time in anticipation of stockholders meetings as the Execu-
tive Committee from time to time may determine.
ARTICLE Mg - LO§$ OF-ERTIFICATE
In case of loss, mutilation, or destruction of a certificate of stock, a duplicate
certificate may be issued upon such terms consistent with the laws of the Common-
wealth of Massachusetts as the Executive Committee shall prescribe.
ARTICLE XM__ - Q=MITTEES
The Executive Committee may appoint from their number or frown the Stockholders
other Committees from time to time. The powers conferred upon the same to be deter-
mined by the vote of the Executive Committee.
•
36
WADC BY-LAWS
ARTICLE XKIII - NOMINATION OF
F E
The President shall, with the approval of the Executive Committee, and from
among the stockholders, appoint a Nominating Committee consisting of five members.
The Nominating Committee shall nominate a proposed slate of Officers and Directors
for election at the next Annual Meeting of the Stockholders. The names of those so
nominated shall be sent to each Stockholder with the notice of the Annual Meeting.
Additional candidates for office may be nominated from the floor at the Annual
Meeting.
ARC =V - &HEN,_,D
These By-Laws may be amended, added to, altered, or repealed in full cc in
part, at any Annual or Special Meeting of the Stockholders provided written notice,
setting forth substantially the proposed changes, shall have been filed with the Clerk
at least thirty days before such meeting, and a printed copy thereof sent to each
Stockholder at least ten days before such meeting. Then, if a majority of the stock
represented and voting in person or by proxy shall vote in favor of the proposed changes,
the same shall be adopted.
The Clerk shall not be required to give the necessary notice to the Stockhol-
ders of a proposed amendment, repeal or other change in these By-Laws unless the
same shall have received the written endorsement of either the President, the First
Vice-President, the Executive Committee or the holders of one-twentieth (1/20) of the
outstanding voting capital stock at the time such proposed amendment, repeal or
other change is submitted to the Clerk.
ARTICLE M - 12IASOLUTION
This Corporation shall dissolve at such time and, in such manner as is set forth
In the Corporate Charter contained in Chapter 192 of the Acts passed by the General
Court of Massachusetts for the year 1960.
37
THE COMMONWEALTH OF MASSACHUSETTS
. ERNEST A. LUCCI
Commissioner of Commerce Federal Identification
Leverett Saltonstall Office Building No. 04-6057343
Boston, Mass.
and
MICHAEL JOSEPH CONNOLLY
Secretary of the Commonwealth
State House, Boston, Mass.
ARTICLES OF AMENDMENT
Section 9 of Chapter 192 of the Acts of 1960
This certificate is being submitted for approval to the Commissioner
of Commerce within thirty days of the vote of the stockholders adopting the
amendment, and thereupon, after such approval is certified and endorsed hereon,
these articles of amendment shall be fled in the Office of the Secretary of the
Commonwealth, all as prescribed by Section 9 of Chapter 192 of the Acts of 1960.
We, the undersigned, being the duly elected President, Treasurer and
majority of the Directors of
SPRINGFIELD AREA DEVELOPMENT CORPORATION
created by Chapter 192 of the Acts of 1960 and located at 1500 Main Street,
Springfield. Mass. 01115.
do hereby certify that the following amendments to the Charter of the corporation
were duly adopted at a meeting of the stockholders held on Monday, March 30,
1981, by vote of
2051 shares of Class A common capital stock out of 2065 shares of said Glass A
common capital stock outstanding
38
being more than two-thirds of all stock entitled to vote thereon.
1. That the name of the corporation be changed to
WESTMASS AREA DEVELOPMENT CORPORATION
and to this end, that the second paragraph of Section 2 of Chapter
192 of the Acts of 1960, as enacted, be stricken and in puce thereof
the following paragraph be inserted:
"Corporation, " the Westmass Area Development
Corporation created by Section Three of this Act
and, that reference to "Springfield Area Development Corporation"
.in Section 3 of said Chapter 192 of the Acts of 1960, as enacted. be
stricken and that the words "Westmass Area Development Corporation"
be inserted in place thereof.
2. That the Board of Directors of the corporation be increased
to not more than twenty-seven (27) members, and to this end, that the
word "fifteen" as appearing in the first paragraph of Section 10 of
Chapter 192 of the Acts of 1960, as enacted, be stricken, and in place
thereof be inserted the word "twenty-seven";
3. That the period of duration of the corporation be increased
to one hundred years, and to this end, that the word "fifty" appearing
in Section 16 of Chapter 192 of the Acts of 1960, as enacted, be stricken,
and in place thereof be inserted the word "one hundred"..
39
The foregoing charter amendments shall take effect when the Secretary
of the Commonwealth. following approval hereof by the Commissioner of
Commerce, certified and endorsed hereon, shall cause these Articles of
Amendment to be filed in his office pursuant to Section 9 of Chapter 192 of the
Acts of 1960 and Chapter 155, Section 10 of the General Laws.
IN WITNESS WEE REQF AND UNDE R THE PENALTIES 4F PE RJURY, we
have hereto signed our names this 2 7 th day of April 1981.
Herbert P. Almi n. Prbsident
Wulian% A. Jals, Treasurer
Majority of Directors*
* � t
r
5
1 ice e
i
40
9 E CEIVED
Jl, N _ 5 1981 "I find that these Articles of Amendment, which were
timely submitted to the Commissioner of Commerce, con-
,CRETARy OF STATE form to the requirements of Chapter 192 of the Acts of
RPORATION DIVISION 1960 and I hereby approve the same."
ate rnest . Lucci
Acting Commissioner
Tilli C 0 ,6,'!•9ti]NAPE}`UTH OF NoNSISSA4104WS'i tS
,kWaCLES 01- AlP,feAEW.MliT
Corporation Created by Special C3laxter
Chap
ter 192, Acts of 1960
I Kc.-rehy oFprwe iho wi:s;n artkies of �r ndmani
and, th a fling tee to the amount of $
hunting been paid. said :ti CY a,= T- hv!n
been tiled with me this
Jey of UMI& 19 $��
* No fee required
1I ICI IAI:L JOSE_1'Ii CONNOLL,Y
t�''•htrl.,�Slafc
`TO stv, FILLED IN BY CORKIRATIOND '
..�. t J %.:jJ Y Or AiaLt�Ujvu. i i 40, at 's iV i.
Philip A. Brooks, Esq.
ACt6biiy foi'SAW.... ....... ....... ...
Brooks, Mulcahy & Sanborn
Third'if-RaBiliv Sank.faimaing'
......Springfield,..... 41143..................
Telephone ..........................................
Copy Mailed
41
WESTMASS AREA DEVELOPMENT CORPORATION
BOARD OF DIRECTORS
1981-1982
PRESIDENT. . . . . . . . . . . . . HERBERT P . ALMGREN
EXECUTIVE VICE PRESIDENT. . . . . . . . . . . . . . . .. . . .GORDON N. OAKES, Jr.
FIRST VICE PRESIDENT. . . . . . . . . . . . . . . . . . . . . . . . CLARK E. GOEBEL
SECOND VICE PRESIDENT . . . . . . . . . . . . . . . . . . . . . LAWRENCE H. SHAY
SECOND VICE PRESIDENT . . . . . . . . . . . . . . . . . . . . . ROGER WHITEHILL
TREASURER , . . . WILLIAM A. JAMES
CLERK. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .DONALD A. BINNS
OFFICERS
HERBERT P. ALMGREN, Chrmn. of Board ROGER WHITBHML, General Manager
Shawmut First Bank & Trust Company Bay State Gas Company
127 State Street 2025 Roosevelt Avenue
Springfield, MA 01103 (737-4321) Springfield, MA 01101 (781-9200)
GORDON N. OAKES, Jr. WILLIAM A. JAMES, President
President/Chief Executive Officer Springfield Institution for Savings
BayBank Valley Trust Company 35 Willow St. , P. O. Box 3034
1500 Main Street Springfield, MA 01101 (781-8000)
Springfield, MA 01115 (781-7575)
DONALD A. BINNS, C.1.D.
CLARK E. GOEBEL, Vice President Vice President, Area & Economic Devel.
Real Estate & Mortgages Greater Springfield Chamber of Commerce
Monarch Life Insurance Company 1500 Main Street, Suite 600
1250 State Street Springfield, MA 01115 (734-5671)
Springfield, MA 01133 (785-5811)
LAWRENCE H. SHAY, V.P./Chief Adm. Officer
Northeast Utilities , Western Mass . Region
174 Brush Hill Avenue
West Springfield, MA 01089 (785-5871)
DIRECTORS
1982
JOHN W. FRIDLINGTON, Vice President WILLIAM C. GILES, Jr.
Commercial Loan Department Chairman of the Board
BayBank Valley Trust Company Monarch Life Insurance Company
1500 Main Street 1250 State Street
Springfield, MA 01115 (781-7575) Springfield, MA 01133 (785-5811)
RICHARD C. GARVEY, Editor RONNIE PAYNE, Plant Manager
Springfield Daily News Digital Equipment Corporation
1860 Main Street, P. O. Box 2499 1 Federal Street
Springfield, MA 01101 (788-1311) Springfield, MA 01105 (788-7211)
WESTMASS AREA DEVELOPMENT CORPORATION 42
1982 (continued)
ROY A. SCOTT, President PAUL WINSLOW, District Manager
Community Savings Bank International Ladies' Garment Workers'
200 Main Street Union
Holyoke, MA 01040 (536-7220) 133 State Street
Springfield, MA 01103 (732-3940)
JOHN H. SOUTHWORTH, President
Southworth Company 1984
Front Street
West Springfield, MA 01089 (732-5141) WALLACE M. BURNETT, President
Security National Bank
ALBERT E. STEIGER, Jr. , President 1666 Main Street - P. O. Box 1489
Albert Steiger Company Springfield, MA 01101 (739-7201)
1477 Main Street, P. O. Box 585
Springfield, MA 01101 (781-4211) WILLIAM A. FRANKS, Jr. , Chrmn. of board
Park West Bank & Trust Company
1983 11 Central Street
West Springfield, MA 01089 (781-7500)
JOHN J. BENOIT
Commissioner of Community Development CORNELIUS D. HARRINGTON, Jr. , Pres .
City of Springfield Third National Bank of Hampden Count;-
Municipal Building 1391 Main Street - P. O. Box 711
36 Court Street Springfield , MA 01101 (733-1141)
Springfield, MA 01103 (787-6109)
GREGORY R. LENOX, Senior Vice President
JOSEPH F. DILK, President Real Estate Division
Connecticut Valley Artesian Well Co. , Inc. Massachusetts Mutual Life Insurance Go.
138 Shaker Road 1295 State Street
East Longmeadow, MA 01028 (525-7656) Springfield, MA 01111 (788-8411)
HENRY J. FULLER, Jr. VICTOR E. QUILLARD, President
Vice President - General Manager Hampden Savings Bank
American Bosch 19 Harrison Avenue - P. O. Box 2048
3664 Main Street Springfield, MA 01101 (736-1812)
Springfield, MA 01107 (781-2200)
LEONARD A. WILSON, President
RICHARD E. HICKEY Shawmut First Bank & Trust Company
Vice President of Investments 127 State Street
Monarch Life Insurance Company Springfield, MA 01103 (737-4321)
1250 State Street
Springfield, MA 01133 (785-5811)
STEERING COMMITTEE
DONALD J. MEADOR, President HERBERT P. ALMGREN 737-4321
Titeflex Div. , Atlas Corp. WILLIAM A. PRANKS, Jr. 781-7500
603 Hendee Street CLARK E. GOEBEL 785-5811
Springfield, MA 01104 (739-5631) CORNELIUS J. HARRINGTON 733-1141
JOHN W. O'DONNELL WILLIAM A. JAMES 781-8000
President - General Manager GORDON N. OAKES, Jr. 781-7575
Milton Bradley Company LAWRENCE H. SHAY 785-5871
443 Shaker Road JOHN H. SOUTHWORTH 732-5141
East Longmeadow, MA 01028 (525-6411) ROGER WHITEHILL 781-9200
7/7/81/50/fs
43
PROTECTIVE RESTRICTIONS FOR
WEST SPRINGFIELD INDUSTRIAL PARK
SECTION 1. IMPOSITION AND PURPOSE
The premises herein described are conveyed subject to the
following covenants, conditions and restrictions (hereinafter called
"Protective Restrictions" ) which shall run with the land and be
binding upon the grantee herein (which term shall include all grantees
to whom this conveyance is made) and grantee 's heirs, successors and
assigns.
The purpose of these Protective Restrictions is to insure
that the premises herein conveyed and the other lands within the
common scheme of these Protective Restrictions, as hereinafter described,
shall be developed for industrial, manufacturing, research and other
similar uses in an attractive and durable manner; that such development
shall be well and neatly maintained; and that such development shall
occur under provisions which will promote its compatibility with other
adjacent developments in the area to be benefited by these Protective
Restrictions.
SECTION 2. SCOPE
A. TERM. These Protective Restrictions shall run with the
land herein conveyed and be binding thereon for the period of time
up to and including October 1, 2007 , unless extended as= hereinafter
provided.
• B. COMMON SCHEME. SPRINGFIELD AREA DEVELOPMENT CORPORATION,
a Massachusetts corporation created under Chapter 192 of the Acts of
1960 of the Massachusetts General Court (hereinafter called "SADC"
for purposes of these Protective Restrictions) , does hereby declare
its intention, pursuant to a common scheme, to impose similar Protective
Restrictions upon all of the land owned by it in the Town of West
Springfield and the City of Holyoke, both in Hampden County, Massa-
chusetts, acquired by it under deed dated August 26 , 1977, from
Bradford R. Collins, Wilfrid Bourque and Raymond W. Gamble, co-partners
of the Bradford Company, and Park West Bank and Trust Company and
Ronald B. Collins as co-trustees of the Bradford R. Collins Irrevocable
Trust, recorded in Hampden County Registry of Deeds in Book 4473, Page
250, excepting therefrom so much of said land as has already been con-
veyed by SADC to William P. Heffernan and Paul. S. Doherty, co-trustees
of Heffernan Realty Trust, by deed dated September 15 , 1977, and
recorded in Hampden County Registry of Deeds in Book , Page , and
also excepting, at the option of SADC , so much of said land as may be
reserved, used or granted for public ways, public easements, easements
for railroads or public utility lines and drainage easements (said
land, excluding the foregoing exceptions, being hereinafter referred
to as the "SADC Benefited Land") . SADC will impose these Protective
Restrictions upon each parcel or subdivision of the SADC Benefited
Land at the time of conveyance by SADC.
i
44
C. BENEFITED LAND: In addition to the SADC Benefited
Land as defined above, the land to be benefited by these Protective
Restrictions shall also include any land adjoining any portion of
the SADC Benefited Land or land forming a subdivision of a larger
parcel of land which does so adjoin whenever restrictions substantially
similar to these Protective Restrictions have been imposed on such land.
For purposes hereof, land shall be deemed adjoining if separated by
only a public or private way or a railroad or utility right of way:
SECTION 3. APPLICATION OF TOWN OF WEST
SPRINGFIELD ZONING BY-LAWS
The provisions of the August 7, 1977, edition of the Town
of West Springfield Zoning By-Laws as they apply to the SADC Benefited
Land are hereby incorporated into and form a part of these Protective
Restrictions as if set forth herein in their entirety, regardless, of
any repeal, amendment or addition made to said By-Laws after August 7,
1977, with the following exceptions only:
A. Any amendment or addition to said By-Laws after August 7,
1977, which shall be more restrictive than the provisions contained
therein on August 7, 1977, shall be controlling as required by law.
B. The minimum size of any parcel or lot of land, excepting
any land which is added to an adjacent parcel or lot under common
ownership, shall be governed by the provisions of Section 4 (G) hereof
rather than the provisions of the August 7, 1977, edition of the Town
of West Springfield Zoning By-Laws, unless the applicable Zoning
. By-Laws at the time of conveyance require a larger minimum lot size.
C. With respect to any Benefited Land located within the
City of Holyoke the Zoning By-Laws of that city as they shall lawfully
apply to such land are more restrictive than these Protective Restric-
tions and the August 7, 1977, edition of the Town of West Springfield
Zoning By-Laws as aforesaid, shall prevail, but otherwise, these Pro-
tective Restrictions and the August 7, 1977, edition of the Town of
West Springfield Zoning By-Laws, modified as in B above, shall apply
to such Benefited Land.
SECTION 4. ADDITIONAL PROHIBITIONS AND REQUIREMENTS
In addition to the prohibitions and requirements incorporated
herein by operation of Section 3 above, and by way of further limiting
the use of the premises granted herein, the following restrictions
shall apply:
A. PROHIBITED ACTIVITIES.
i. Asphalt manufacturing or refining.
ii. Building material manufacturing and
distribution where outside storage or
manufacturing operations are required.
iii. Commercial coal yard or outside storage
of said products.
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iv. Creosote manufacturing.
v. Distillation of coal, wood or bones.
vi. Fertilizer or potash manufacturing or
refining.
vii. Gypsum, cement, plaster or plaster of
Paris manufacturing.
viii. Tar roof manufacturing.
ix. Storage, sale of motor vehicles , trailers
or other vehicles.
B. OUTSIDE STORAGE. There shall be no outside storage of
materials except where such storage is accessory to the principal
use of the main facility. In all cases materials stored outside
shall be adequately screened from view with an opaque fence not to
exceed six feet in height and to be constructed of durable materials.
At no time shall the materials stored within the fence be greater in
height than the fence itself. The outside perimeter of the fence
shall be suitably landscaped with shrubs or trees.
C. SIGNS.
i. There shall be no illuminated flashing,
animated or intermittent signs.
ii. There shall be no freestanding signs
except directional or entrance signs
not exceeding four square feet in size.
iii. There shall be no rooftop mounted signs
or signs extending above the roof level.
iv. There shall be no neon or other exposed
illuminary bulb signs.
D. PARKING. There shall be no employee parking on the
side of a bu�.ld'dii-ng facing the street, or in the case of a corner
lot, on the front or main entrance side of a building.
E. LOADING AND UNLOADING. Adequate area shall be maintained
on the granted premises For all load-i-rlg and unloading which is part
of or incidental to the activities conducted thereon so that such
loading or unloading shall be done with parking completely off any
public way. There shall be no loading or unloading of vehicles, nor
any docks or doors for said purpose, located on the side of a building
facing a street, or in the case of a corner lot, on the front or
main entrance side of a building.
F. SET BACKS. The minimum depth of yards as defined in the
West Springfield Zoning Ordinances shall be as follows :
Front yard - 50 feet
Side yard - 45 feet
Rear yard - 45 feet
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G. MINIMUM LOT SIZE. Except where a larger minimum lot
size is required by applicable zoning ordinances, no subdivision
of the granted premises shall be permitted which would leave any
parcel thereof with an area of less than 75 ,000 square feet except
that, where permitted by applicable zoning by-laws, a smaller parcel
may be conveyed to an adjoining parcel owner to be added to and form
a part of said adjoining parcel in common ownership and for a common
use. 'In the event of any subdivision of the granted premises, these
Protective Restrictions shall run with each separate parcel of land
created by the subdivision. Each provision hereof shall be applicable
to each such parcel except that, where a parcel is conveyed to an
adjacent parcel owner to be held under common ownership and for com-
mon use with said adjacent parcel, these Protective Restrictions shall
apply to the resulting combined parcel of said owner so long as the
adjacent parcel is already subject to these Protective Restrictions
at the time the additional parcel is conveyed.
H. BUILDINGS. All buildings, additions and alterations on
the granted premises shall be of substantial design, materials and
construction according to accepted practices of the building construc-
tion industry at the time of such construction, it being the intention
hereof to exclude construction of buildings having a useful life of
less than thirty-five (35) years. The side of any building facing on
a street, whether said street be actually constructed or proposed,
shall be of suitable architectural materials and aesthetic appearances
as determined by SADC.
SECTION 5. REPURCHASE OPTION: LAND NOT DEVELOPED
WITHIN THREE YEARS FROM SALE
If, within three (3) years following the executiion and
delivery of the deed to these premises from SADC to its grantee,
said grantee or its successors and assigns shall not have completed,
on some part of the granted premises, construction of a building in
conformity with these Protective Restrictions, SADC shall have the
option to repurchase the granted premises at a purchase price payable
in cash equal to the sale price originally paid to SADC for said
premises with no addition to said price on account of the value of
any partially completed building or other improvement to the premises
or on account of any costs or expenses paid or incurred since the date
of the original sale by SADC. Such option shall be exercisable within
a period of ninety (90) days following the expiration of said three-year
period by notice in writing to the then record owner or owners of these
premises addressed to said premises or other known address of said
owner or owners, and by filing in the Registry District of Hampden
County an affidavit of such notice containing a copy thereof. Upon
the exercise of this option, SADC shall be entitled on the date
thirty (30) days following such exercise to a conveyance of these
premises from the then owner or owners thereof, free of all liens or
encumbrances , except those existing on the date of the first conveyance
by SADC to its grantee, and it shall be the obligation of the then
record owner or owners of these premises to discharge and satisfy any
mortgages or liens thereon. If, however, a bona fide mortgage with
fo any recognized lending institution is outstanding at the time of such
reconveyances, on the exercise of this option, and it is not satisfied .
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and discharged at or prior to the close of such transaction of
reconveyance, then SADC shall acquire these premises subject to the
lien of said mortgage and shall not be entitled to any discharge
thereof, except in accordance with its terms and the terms of the
note or notes which it secures; in such event, however, the amount
of the debt then secured by such mortgage shall be deducted from
the purchase price otherwise payable by SADC, and if the amount of
such debt is in• excess of such price, then the conveyance shall be
made without payment by SADC (but subject to said mortgage) , and
the amount of such excess shall be an obligation due and owing to
SADC from the record owner or owners of these premises.
The repurchase option described in this section may be
amended, modified or extended by written agreement between SADC and
the owner of the premises, however, the same shall not be binding
upon any other party without actual notice of such amendment, modifi-
cation or extension unless said written agreement is recorded in the
Hampden County Registry of Deeds. Any person may rely upon a writing
signed by a purported officer of SADC declaring that SADC has waived
its repurchase option under this section regardless of whether said
writing is recorded in the Hampden County Registry of Deeds, unless
the party shall have actual knowledge that said writing was not
authentic.
SECTION 6. REPURCHASE OPTION: UNIMPROVED
LAND OFFERED FOR SALE
If the owner of these premises (which term shall include
any portion or subdivision thereof) which is not occupied by a
building or buildings as herein defined wishes to sell the same or
offer it for sale at any time while these Protective Restrictions
are in force, he shall first offer said premises for sale to SADC
in the following manner:
A. Said premises shall be offered for sale in writing to
SADC or its nominee at (1) the same price and terms at which it is
to be offered for sale to others (or at which purchase offer is to
be accepted) , or (2) at the price originally paid for said premises
when first sold by SADC (or, in case of subdivision, a pro rats part
thereof, based on relative land areas) , whichever of (1) or (2) is
the lower price.
B. SADC shall have a period of thirty (307 days within
which to accept said offer, and acceptance shall be in writing and
shall set forth a date for conveyance not more than twenty (20)
days after such acceptance.
C. If SADC shall not accept said offer to purchase, then
the owner shall be free to sell said premises at a price equal to
or exceeding the price at which it was so offered, but before making
a sale at any lower price, or more than six (6) months following the
last prior offer hereunder, said premises shall again be offered for
sale to SADC in the manner hereinunder described.
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D. Any of the time periods specified in this section may
be amended to be shorter or longer in writing signed by SADC and
the owner of the premises offering the same for sale, but such
amendment shall not be binding upon any other party without actual
notice thereof, unless said writing is recorded in the Hampden County
Registry of Deeds. Any party may rely upon a writing signed by a
purported officer of SADC indicating that SADC has elected not to
exercise the option granted under this section, which election may
be conditioned upon the sale of the property to a particular owner
and/or the use of the property for a particular purpose, and such
writing need not be recorded in the Hampden County Registry of Deeds.
SECTION 7. ENFORCEMENT
These Protective Restrictions may be enforced through
appropriate legal or equitable proceedings by any owner of the
interest of the land to be benefited hereby as defined in Section 2 (C)
hereof.
Where title to land subject to these Protective Restrictions
is held in the name of more than one owner, each owner shall be jointly
and severally liable for any non-compliance with these Protective
Restrictions. For purposes of enforcement or liability for non-com-
pliance, any tenant under a lease having an initial term of nineteen
(19) years or more, or a lease which by exercise of options then has
an unexpired term of fifteen (15) years or more , may be considered as
the owner. Also, a receivor, assignee for the benefit of creditors
or a trustee, including a trustee in bankruptcy, insofar as he shall
have succeeded to the legal title to the premises, shall be considered
as the owner thereof.
SECTION 8. EXTENSION OF DURATION
OF THESE PROTECTIVE RESTRICTIONS
At any time within three (3) years before October 1, 2007,
or within three (3) years prior to the expiration of any extended
period, the then owners of the majority of the square feet of the
Benefited Land which is subject to these Protective Restrictions may,
by written declaration, duly signed and acknowledged and filed in
the Land Court, Registry District of Hampden County, extend the time
within which the foregoing Restrictions may be enforced for an
additional period of not more than ten (10) years, and this right to
so extend for additional periods of not more than ten (10) years shall
exist so long as the then owners of the majority of square feet, as
referred to above, desire to continue these Restrictions.
SECTION 9. WAIVER OF RESTRICTIONS
Under no circumstances can there be any waiver of compliance
with these Protective Restrictions through failure to institute enforce-
ment action or otherwise unless such waiver is reduced to writing,
executed by SADC and all owners of the land to be benefited hereby and
recorded in the Hampden County Registry of Deeds.
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SECTION 10 . PROVISIONS SHALL BE SEPARABLE
If any provision of this agreement is held to be invalid
or unenforceable, all other provisions shall nevertheless remain in
full force and effect.