PB Decision
Planning - DecisionCity of Northampton
Hearing No.:PLN-2014-0045Date: May 28, 2014
APPLICATION TYPE:SUBMISSION DATE:
PB Intermediate Site Plan4/29/2014
Applicant's Name:Owner's Name:
NAME: NAME:
Shepard's Flock LLC, Heather PaviechMASS DEVELOPMENT
ADDRESS:ADDRESS:
26 Harris Ave.1350 MAIN ST
Suite 110
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
RavenaNY12143 SPRINGFIELDMA01103
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
(413) 755-1380 ()(413) 755-1349
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
88 VILLAGE HILL RD
PV
TOWN:ADDRESS:
ACTION TAKEN:
NORTHAMPT0N MA 01060
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
31C047001
Chpt. 350- 11: Site Plan Approval
TOWN:STATE:ZIP CODE:
Book:Page:
6925302
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Mixed Live/work space including VETERINARY HOSPITAL
HARDSHIP:
CONDITION OF APPROVAL:
1)Prior to the issuance of a building permit and in accordance with the overall State Hospital stormwater
permit, the applicant shall submit to Department of Public Works an executed stormwater
maintenance plan for the site.
2) Prior to issuance of a building permit, the applicant shall confirm and update the current tracking of
existing and proposed impervious area that is in the watershed to Detention Basin 3 and submit this
information for approval to the Department of Public Works.
3) Any sidewalk that is disturbed or damaged shall be replaced to the nearest whole panel.
4) Slopes between catch basins and drain manholes should be equalized to the extent feasible to
minimize the range in variation of the slopes of these pipes.
5) The catch basin should have a hood with a minimum four foot sump.
6) The specifications of the yard drains should include a sump.
7) Exterior lighting shall comply with Chapter 350-12.2 with no waivers.
8) The applicant shall select, as indicated in the Lighting Spec Sheet, the option that allows the light to
stay low and get brighter as people walk near.
9) Proposed vegetation on the south side of the parking lot shall be 36” tall upon planting.
10)No commercial boarding, as a distinct use, shall be allowed. Ancillary boarding for medical
purposes/oversight related to emergency care is allowed.
FINDINGS:
The Planning Board approved the site plan for the reuse of an historic structure (Coach House) for live/work space at “Village Hill” based
on the following plans and information submitted with the application:
1). Hospital Hill Veterinary Emergency Prepared for Shepherd’s Flock, LLC By Plan It Green Landscape Architecture. Sheets L-1 to L-4
dated 4-23-14. L-2, L-3 revised May 15, 2014.
2) Lighting Spec Sheet Gama Sonic Victorian Series Double lamp post.
3). Exterior Elevation Plans and Floor Plans by Metcalfe Associates, Dated 4-23-14, Sheets A-1 to A6.
The Board granted approval for the site layout and reuse of the building upon finding the following elements within the zoning had been
GeoTMS® 2014 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2014-0045Date: May 28, 2014
met:
A )The requested use protects adjoining premises against seriously detrimental uses. The mixed live-work space is less intense than the
original plan for entirely commercial use of this structure. As reuse of an historic structure in this district any range of commercial retail,
office, r+d, medical is allowed. There will be a landscape screen for parking lot headlights to separate the lot from the abutting parcel,
stormwater will be handled in accordance with the previously approved permits.
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, connections to existing transit or likely future transit
routes, and provisions for persons with disabilities; One curb cut will serve the site.
(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. The site abuts the east-west path across the former state hospital campus.
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. The reuse of the historic structure at the northern edge of the Village Center core represents the northern edge of the
commercial portion of the district.
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. The
construction materials and methods for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads, and other
infrastructure shall be those set forth in the Northampton Subdivision Regulations[1] (even for projects that are not part of a subdivision)
unless the Planning Board finds that a different standard is more appropriate.
E. The requested use meets any special regulations set forth in this chapter. Reuse of Historic Property standards within the Planned
Village District apply and have been met.
F. Compliance with the following technical performance standards:
(1) Curb cuts onto streets shall be minimized.
(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.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
5/1/20145/15/20146/5/2014
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
5/8/20147/3/20145/22/20146/5/20146/17/2014
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
5/8/20145/22/20145/22/20145/28/2014
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
5/15/20147:00 PM8/20/20148/20/2014
MEMBERS PRESENT:VOTE:
William Grinnellvotes toGrant
Alan Versonvotes toGrant
John Lutzvotes toGrant
Karla Youngbloodvotes toGrant
Debin Brucevotes toGrant
Ann DeWitt Brooksvotes toGrant
Mark Sullivanvotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
Ann DeWitt BrooksJohn Lutz7Approved 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.
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