31B-110 Village Hill-PB Site Plan-40R Plan Approval 10-19-2012Planning - DecisionCity of Northampton
Hearing No.:PLN-2013-0018Date: October 19, 2012
APPLICATION TYPE:SUBMISSION DATE:
PB 40R Review9/14/2012
Applicant's Name:Owner's Name:
NAME: NAME:
Grantham GroupHOSPITAL HILL DEVELOPMENT LLC C/O M
ADDRESS:ADDRESS:
99 Pleasant ST.160 FEDERAL ST
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
MARLBOROUGHMA01752BOSTONMA02110
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
VILLAGE HILL RD
PV(100)/SG_b(100)/
TOWN:ADDRESS:
ACTION TAKEN:
NORTHAMPT0N MA 01060
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
38A110001
350-20: Smart Growth Overlay District
TOWN:STATE:ZIP CODE:
Book:Page:
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
ZPA - 58,000 SQFT 83 UNIT ASSISTED LIVING FACILITY W/ ASSOCIATED SITE WORK
HARDSHIP:
CONDITION OF APPROVAL:
1)Prior to issuance of a building permit, the following items shall be performed:
a. the applicant shall finalize and revise plans to incorporate conditions herein and changes made
from the original filing. Plan Sets should be delivered to Office of Planning and Development.
b. the applicant shall show proof of recording of shared access and drainage easements for the
driveway off Village Hill Rd. that will be shared with lot 112.
c. An Approval Not Required Plan shall be submitted, endorsed and recorded changing the lot
boundaries between 110 and 112.
d. Within 60 days, the drainage calculations for all drainage areas impacted by the proposed drainage
design shall be revised and submitted to the DPW for approval. The areas and drainage systems
impacted by the revised drainage design include watershed areas PDA-2C, PDA-1 C, and PDA-3B and
drainage to Detention Basins 2, 3. and 4.
e. The applicant shall record an executed Stormwater Operation, Maintenance, and Inspection
Agreement that is binding on all subsequent owners of land served by the private stormwater
management facility by recording it in the land records of the Registry of Deeds. This agreement must
be approved by the Northampton Department of Public Works prior to final signatures.
f. Plan changes shall include items identified in the Department of Public Works memo with regard to
corrections to references etc.
2) Douglas Fir surrounding parking lot should be replaced with lower growth shrubs or be pruned up.
The applicant may opt not to landscape the exterior of the fenced dumpster. Final planting shall be
shown on revised plans.
3) Tree planting detail in accordance with the city’s tree specs shall be incorporated into final plans.
4). Street tree protection detail shall be incorporated into final plans.
5). Bike loops shall be incorporated into the final plan set as discussed and presented in follow up
materials.
6). Any Street trees along the property boundaries that are damaged during construction or show
decline up to one year after a certificate of occupancy has been issued shall be replaced by the
applicant in accordance with street trees and tree planting standards.
7). If the public sidewalk is damaged during construction, the applicant is responsible for repairing
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2013-0018Date: October 19, 2012
damage in accordance with Department of Public Works standards.
8). A note shall be added to the plans regarding abandonment and capping procedures for any unused
utility connections. In addition, the water stub and the drain line shown in the NE quadrant of the
property do not exist according to the Record Plans. Plans should be revised to be consistent with
Record Plans.
9). Trench cuts in newly paved roads shall meet the DPW requirements for backfill. mill and overlay.
New roadway base materials and pavement required for the revised curb cut shall match existing
materials and construction.
10). New sidewalk and curbing required for the revised curb cut shall match the existing materials and
construction.
11). A proposed sidewalk is shown intersecting an existing sidewalk ramp at the eastern curb cut. The
sidewalk connection shall be ADA compliant.
12) A copy of the final NOI and Stormwater Pollution Prevention Plan (SWPPP) shall be submitted to
the Northampton DPW for approval prior to the start of construction and prior to issuance of a
building permit.
13). Two of the proposed Red Oaks are located within the drip line of proposed utilities. These should
be moved to the extent feasible so the drip lines do not overlap the utilities.
FINDINGS:
The Planning Board voted to approve the 40R Site Plan for a three story mixed income assisted living facility based on the information
submitted with the application and the following plans:
1) Christopher Heights Assisted Living Facility in Northampton, Ma, Site Plan Submittal, Prepared by Beals and Thomas, Inc, for The
Grantham Group, dated September 13, 2012 and as revised by conditions herein. Pages C1.1, 2.1, 3.1, 4.1, 5.1, 6.1, 7.1, 7.2, 7.3.
2). The Residence at Christopher Heights, Architectural Plans, submitted by SMOOK Architecture and Urban Design, Inc. Dated
September 14, 2012 Sheets A1-A8.
In approving the plans, the Board made the following findings under Chapter 350 section 20 and 11.6 of the Zoning Ordinance:
A. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface
water drainage, sound and sight buffers and preservation of views, light, and air; This use was envisioned to be located somewhere on
planned village campus and the design is consistent with the design guidelines for the build-out. The parking lot is screened and
buffered by a small green space.and
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets, cycle tracks and bike paths, minimize traffic impacts on the streets and roads in the area. If applicable, this shall include
considering the location of driveway openings in relation to traffic and adjacent streets, cross-access easements to abutting parcels,
access by public safety vehicles, the arrangement of parking and loading spaces, and provisions for persons with disabilities; and: There
will be a shared driveway with the abutting commercial building and the site abuts the bike path.
(1)The Planning Board may allow reduced parking requirements in accordance with § 350-8.6, Shared parking. This use has low demand
for parking and has direct access to the internal bike path of the campus.
(2)The project, including any concurrent road improvements, will not decrease the level of service (LOS) of all area City and state roads or
intersections affected by the project below the existing conditions when the project is proposed and shall consider the incremental
nature of development and cumulative impacts on the LOS….. Generally, very large master planned projects, including planned village
and planned business parks, are expected to provide overall project mitigation so that individual end users and lot purchasers do not
have to provide mitigation on a lot-by-lot basis. Overall mitigation is under way for the entire redevelopment of the Hospital grounds and
mitigation covers this intended use.
(3)Access by nonmotorized means must be accommodated with facilities such as bike racks, sidewalk connections from the building to
the street, cycle tracks, and bike paths that are clearly delineated through materials and/or markings to distinguish the vehicular route
from the nonvehicular route.
C. The site will function harmoniously in relation to other structures and open spaces to
the natural landscape, existing buildings and other community assets in the area as it relates to landscaping, drainage, sight lines,
building orientation, massing, egress, and setbacks. and
D. The requested use will not overload, and will mitigate adverse impacts on, the City's resources, including the effect on the City's water
supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools.
Infrastructure is in place to support this type of development.
E. The requested use meets any special regulations set forth in this chapter. Village Hill Design Guidelines are applicable and have been
incorporated. The following 40 R requirements were met:
(1) The applicant has submitted the required fees and information as set forth in the Plan Approval Authority's regulations section 350-20;
and
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2013-0018Date: October 19, 2012
(2) No waivers were requested.
(3) Extraordinary adverse potential impacts of the Project on nearby properties have been adequately mitigated as specified under site
plan.
F. Compliance with the following technical performance standards:
(1)Curb cuts onto streets shall be minimized. Access to businesses shall use common driveways, existing side streets, or loop service
roads shared by adjacent lots when possible. More than one curb cut shall be permitted only when necessary to minimize traffic and
safety impacts. There are two curb cuts, though one will be shared with an abutting site to be built in the future. There will be minimal
demand on the curb cut for the parking lot accessed from the opposite side of the street.
(2)Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent possible, and sidewalks must be provided
between businesses within a development and from public sidewalks, cycle tracks and bike paths.
(3)Major projects, …., must be designed so there is no increase in peak flows from the one- or two- and ten-year Soil Conservation
Service design storm from predevelopment conditions (the condition at the time a site plan approval is requested) and so that the runoff
from a four- to ten-inch rain storm (first flush) is detained on site for an average of six hours. This project is covered by the stormwater
permit previously issued.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
9/11/201210/4/20121/12/2013
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
9/27/20121/2/201310/11/20121/12/201311/8/2012
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
9/27/201210/11/201210/11/201210/19/2012
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
10/4/20128:00 PM1/12/20131/12/2013
MEMBERS PRESENT:VOTE:
John Lutzvotes toGrant
Debin Brucevotes toGrant
Stephen Gilsonvotes toGrant
Mark Sullivanvotes toGrant
Francis Johnsonvotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
Stephen GilsonDebin Bruce5Approved with Conditions
MINUTES OF MEETING:
Available in the Office of Planning & Development.
I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
___________________________________
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
TREE
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1
2
2.02.21.91.51.10.80.70.60.60.70.70.91.01.11.11.31.61.51.51.20.90.60.30.20.10.10.10.20.40.71.11.72.53.02.71.91.20.80.50.30.20.10.10.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.30.40.50.60.60.70.70.80.80.91.2
1
2
.1
0.40.40.40.40.50.60.70.70.70.80.80.80.80.60.40.20.10.10.10.10.20.30.60.81.21.51.71.51.20.80.60.40.20.10.10.10.00.00.00.00.00.00.0
.1
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.20.30.30.30.40.40.40.50.60.70.80.80.90.80.60.50.4
0.30.30.40.40.40.40.50.40.30.20.10.10.00.00.10.10.20.40.60.70.80.90.80.60.50.40.30.20.10.10.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.20.20.20.20.20.30.30.40.40.40.50.50.40.30.20.20.20.20.20.20.20.20.3
0.20.20.10.10.00.00.00.00.10.10.20.40.50.50.50.40.40.30.20.20.10.10.10.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.20.20.20.30.30.20.20.10.10.10.10.10.10.10.10.10.20.20.20.20.20.20.10.1
.1
0.00.00.10.10.20.20.30.30.30.20.20.20.10.10.10.10.00.00.00.00.00.00.00.00.00.0
.1
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.20.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.0
.1
211.0
.1
0.20.20.20.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.10.10.10.10.10.1
211.0211.0
.1 PROPOSED
0.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
IP FND
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.1
ANR PROPERTY LINE
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.00.00.0
(FLUSH)
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
210.3210.3
0.0
UPUP
GWGW
Calculation Summary
Luminaire Schedule
LabelUnitsAvgMaxMinAvg/MinMax/Min
SymbolQtyLabelDescriptionLumens/LampLLF
Over property line_PlanarFc0.031.20.0N.A.N.A.
12POLEAmerlux PT01/D154-TS20/HR3/GL-150MH-voltage/BLK with DPO4/PLT-15-BLK140000.800
Site_PlanarFc0.855.00.0N.A.N.A.
Circular DrivewayFc1.185.00.0N.A.N.A.
Parking LotFc1.745.00.316.67
5.80
Page 1 of 1
D154-TS20
PT01/D154-TS20/HR-GL
800.364.0098Fax: 281.997.5441www.amerluxexterior.com
Description
This contemporary styled D154-TS20 Series combines a cast
aluminum housing, a spun aluminum shade and segmented reflector
to create an efficient luminaire with Type lll(HR3) or Type V(HR5) light
distribution. Some of the most popular brackets for use with this
fixture are shown below, however there are others available in the
"Brackets & Wall Luminaires" section of this catalog.
Installation
The luminaire will mount to the bracket as shown on the reverse page.
Post top luminaire brackets will mount to a 3" OD post or tenon with
(6) 5/16" stainless steel set screws. Wall bracket models have four
3/8" holes for mounting (wall mount hardware is not included).
Electrical
High power factor ballast (HPF), core and coil
type, pre-wired and tested
Easy ballast pod access
4KV pulse rated porcelain socket
Suitable for wet location
Lens
Clear smooth flat tempered glass (GL)
Finish
Premium quality thermoset polyester powdercoat
(see Finish Selection)
19"
35"
63"
36"38"
36"
13"
20"
WBRO3/D154-TS20PT12/D154-TS20PT01/D154-TS20
2.58 1.23
EPA:EPA:
Also available in three and four
light combinations.
Ordering GuideLight Sources
Light
Lens
BracketLuminaireDistributionLight SourceVoltageFinishOption
PT01 / D154-TS20 / HR5 / GL / 100HPS - 120v / BLK / PCL
WattageSocket Type
50MH, 70MH,100MH,150MHMedium
HR350MH,70MH208vCLB,GRN
50HPS,70HPS,100HPS,150HPSMedium
100MH,50HPS240vWHT,TBK
70HPS277vATC,GTGPL-13 2-pin
CFL 26, 32, or 424-pin
Additional light sources, voltages, and custom colors are available. Contact factory for details.
DD-7
D154-TS20
Assembly Details
(Example: PT01 / D154-TS20/HR3-GL)
(Cutaway) Quick Disconnect
1" schedule 40
1/4
aluminum pipe
Allows for fixture orientation
Cast aluminum housingHID Ballast pod assembly
4kv Pulse rated
porcelain socket
Gasket
Segmented reflector
Hinged tempered glass lens
(6) 5/16" Black oxide
coated stainless steel
set screws
Standard Photometry
Optical Systems
Standard
PT01/D154-TS20/HR5
(HR3-GL) - Type lll segmented reflector with a
Typical HID light source
clear flat tempered glass.
8,500 Lumen
12' Mounting Height
(HR5-GL) - Type V segmented reflector with a clear flat
Grid Spacing is 12'
tempered glass.
800.364.0098Fax: 281.997.5441www.amerluxexterior.com