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13-073 37 Coles Meadow Rd-Rockridge-ZBA Sign Special PermitZoning Board of Appeals - DecisionCity of Northampton Hearing No.:ZBA-2013-0001Date: July 5, 2012 APPLICATION TYPE:SUBMISSION DATE: Special Permit7/5/2012 Applicant's Name:Owner's Name: NAME: NAME: ROCKRIDGE RETIREMENT COMMUNITYDeaconess Abundant Life Communities ADDRESS:ADDRESS: 25 COLES MEADOW RD80 Deaconess Rd. TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: NORTHAMPTONMA01060CONCORDMA01742 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 586-2902 () EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: 37 COLES MEADOW RD TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved w/ Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 13073001 Chpt. 350- 7.2: General Sign Regulation TOWN:STATE:ZIP CODE: Book:Page: 1541127 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: REPLACE SIGNS - ROCKRIDGE RETIREMENT COMMUNITY HARDSHIP: CONDITION OF APPROVAL: 1)The monument sign base along King Street shall be no closer to the road than the front footing of the eixsting sign post in this area. FINDINGS: The Zoning Board granted the special permit for the replacement signs based upon the plans submitted with the application. In making its decision, the ZBA found: (1) Signs are located only where they are otherwise permitted in the district; and (2) The Board of Appeals determined that the architecture of the building, the location of the building or the land or nature of the use being made of the building or land is such that additional signs or signs of a larger size would not detract from the character of the neighborhood and should be permitted in the public interest. Additional ground signs shall only be approved if there are exceptional circumstances to warrant their approval and if all efforts are undertaken to keep additional ground signs as small and low as possible. (3) The Board of Appeals specifies in the permit the exact sign permitted, the size and location of the sign or signs, and, if applicable, imposes other restrictions. Any change in said signs requires a new or revised special permit unless the special permit specifies what types of changes are allowed. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 5/29/20126/23/20127/5/2012 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 6/16/20129/8/20126/28/20127/12/20127/25/2012 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 6/14/20126/28/20126/28/20127/5/2012 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 6/21/20125:30 PM9/26/201210/31/2012 MEMBERS PRESENT:VOTE: Malcolm B.E. Smithvotes toGrant David Bloombergvotes toGrant Sara Northrupvotes toGrant Bob Riddlevotes tono action needed MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Sara NorthrupMalcolm B.E. Smith3-0Granted w/ Conditions GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc. Zoning Board of Appeals - DecisionCity of Northampton Hearing No.:ZBA-2013-0001Date: July 5, 2012 MINUTES OF MEETING: Available in the Office of Planning & Development. I, Carolyn Misch, as agent to the Zoning Board of Appeals, certify that this is a true and accurate decision made by the Zoning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date above. I certify that a copy of this decision has been mailed to the Owner and Applicant. ___________________________________ NOTICE OF APPEAL An appeal from the decision of the Zoning Board may be made by any person aggrieved and pursuant to MGL Chapt 40A, Section 17 as amended, within (20) days [30 days for a residential Finding] after the date of the filing of this decision with the City Clerk. The date of filing is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of Northampton. GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc. MEMORANDUM TO: David Bloomberg, Chair, Zoning Board of Appeals FR: James R. Laurila, P.E., City Engineer FR: David K. Veleta, P.E., Senior Civil En DA: June 27, 2012 RE: File: 25/37 Coles Meadow Road — Change Ground Signs — Special Permit Map ID: 13 -073 CC: file The Department of Public Works has reviewed the above referenced application for the following items: Traffic: x Volume & Impact on City Street • Roadway Capacity • Adequacy of City Road Construction • Site Distances x Parking Utilities: • Drainage Into City Stormwater System • Capacity of Stormwater Line x Sanitary Sewer x Water x Other: x Driveway Openings The Department of Public Works has the following comments: x No Concerns, project will not have an impact on any items reviewed Traffic Study is required Roadway does not have adequate capacity to handle the additional traffic Roadway is not adequately constructed to handle proposed increase in traffic Site Distances are not adequate for proposed project Parking spaces do not meet minimum requirements Parking spaces are too close to driveway opening Driveway openings are not adequate for proposed use City stormwater system is not adequate to handle increase in drainage Stormwater system does not meet minimum requirements for reduction of Total Suspended Solids (TSS) Sanitary Sewer line is not adequately sized for proposed use Sewer line connection is not properly shown Water line is not adequately sized for proposed use Water line connection is not properly shown Other Comments: 0025_37 Coles Meadow Road_ SpPerm_ZBA,doc Page I of I Permit Application Todav's Date- 05/30/2012 Owner Applicant Deaconess Abundant Life Communities Rockridge Retirement Community 80 Deaconess Road 25/37 Coles Meadow Road Concord, Massachusetts 01742 Northampton, Massachusetts 01060 603 - 924 -9330 thawkins@northroad.com City of Northampton department: No Work Location Information How many lots involved in the project: 1 Map / Block / Lots of all lots in project: 13 / 000 / 073 Deed Book of all lots in project: Book 1541 Page 127 Project work address: 25/37 COLES MEADOW RD City/ State/ Zip: Northampton 01060 Zoning District: URA Application for following Permit Types ❑ Planning Bd. Special Permit w/ Site Plan ❑ Planning Bd. Special Permit w/ MAJOR Site Plan NO Special Permit ❑ Administrative Site Plan Review ❑ Planning Bd. Major Site Plan Approval (No Special Permit), including 40R projects ❑ Subdivision Preliminary ❑ Planning Bd. Special Permit w/ Site Plan for flag lots ❑ Planning Bd. Site Plan (NO Special Permit) ❑ Approval Not Required Plans ❑ Subdivision Definitive with Preliminary Approved ❑ Subdivision Definitive with no Preliminary Approved ❑X Zoning Board Special Permit ❑ Appeal of Building Commissioner - Zoning ❑ Variance ❑ Historic District Determination of Non - Applicability ❑ Historic District (Elm St) Determination of Appropriateness ❑ Subdivision Definitive Amendment ❑ Zoning Board Finding ❑ Comprehensive Permit (40B) ❑ Demolition (Demolition Delav) ❑ Central Business Architecture ❑ West Street Architecture ❑ Wetlands Notice of Intent IF ONLY local ❑ Wetlands Notice of Intent IF state wetlands wetlands 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587 -1262 $200 Total Fee Amount: $200.00 Existing Use Senior Living Residence Planned Use No change Detailed Project Information Files Uploaded: Supporting Information: rockridge signs zoning permit app 24- May- 12.pdf Plan Sheets: plansheets.pdf By typing my name in the signature box, I certify that all the information above is accurate to the best of my knowledge, I am the property owner or have permission from the property owner to apply for this permit. I also grant permission to the City of Northampton to inspect the proposed work Signature: thomas b hawkins Date Signed: 05/30/2012 210 Main St., Rm. 11, City Hall, Northampton, MA 01060 (413) 587 -1262 Fee Information Zoning Board Special Permit - $200 File # BP- 2012 -0900 APPLICANT /CONTACT PERSON NORTHROAD WOOD SIGNS - -- ADDRESS/PHONE 203 OLD REVOLUTIONARY ROAD TEMPLE (603) 924 -9330 Q PROPERTY LOCATION 25 COLES MEADOW RD MAP 13 PARCEL 073 001 ZONE THIS SECTION FOR OFFICIAL USE ONLY: PERMIT APPLICATION CHECKLIST ENCLOSED - REQUIRED DATE ZONING FORM FILLED OUT Fee Paid Building Permit Filled out rcc raiu T eof Construction: REPLACE GROUNDS SIGNS - ROCKRIDGE RETIREMENT CO UNITY New Construction Non Structural interior renovations Addition to Existin Accesso1y Structure Buildin Plans Included: 3 sets of Plans /`31ot Plan THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON INFORMATION "� PRESENTED: Approved j permits required (see below) PLANNING BOARD PERMIT REQUIRED UNDER:§ Intermediate Project: Site Plan AND /OR Special Permit With Site Plan . . Major Project: Site Plan AND /OR Special Permit With Site Plan . ZONING BOARD PERMIT REQUIRED UNDER: § - 3 5 o — 7 ` 2' � Finding Special Permit i/ Variance* Received & Recorded at Registry of Deeds Proof Enclosed__ Other Permits Required: Curb Cut from DPW Water Availability . Sewer Availability Septic Approval Board of Health Well Water Potability Board of Health Permit from Conservation Commission Permit from CB Architecture Committee ' Permit from Elm Street Commission Permit DPW Storm Water Management Demolition Delay Aw Signature of Building Official Date Note: Issuiance of - a Zoning - permit- does -not relieve- a-a pplicaai #'s- bur_den_to_comply_ all zoni requirements and obtain all required permits from Board of Health, Conservation Commission, Department of public works and other applicable permit granting authorities. * Variances are granted only to those applicants who meet the strict standards of MGL 40A. Contact Office of \ Planning & Development for more information.