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32C-171 256 Pleasant St-PB Site Plan Approval-2015 Planning - DecisionCity of Northampton Hearing No.:PLN-2015-0022Date: January 13, 2015 APPLICATION TYPE:SUBMISSION DATE: PB Major Site Plan11/12/2014 Applicant's Name:Owner's Name: NAME: NAME: VALLEY COMMUNITY DEV CORPWHITE GAIL M A K A LABARGE GAIL M C/O ADDRESS:ADDRESS: 30 Market Street256 PLEASANT ST TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: NORTHAMPTONMA01060NORTHAMPTONMA01060 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 586-5855 () EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: 256 PLEASANT ST CB(100)/ TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 32C171001 Chpt. 350- 11: Site Plan Approval TOWN:STATE:ZIP CODE: Book:Page: 2623218 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Demolition of existing buildings and construction of new 4 - story building with 55 residential apartments and about 5,370 square feet of ground floor commercial space. Parking, landscaping site lighting etc. HARDSHIP: CONDITION OF APPROVAL: 1)A final set of construction plans, including all relevant construction details, stamped by a Professional Engineer registered in Massachusetts shall be submitted to the Department of Public Works (DPW) as soon as they are available but no later than concurrent with the application for a building permit. a) The proposed water line shall be ductile iron from the water main to a minimum of ten feet beyond the proposed service valve near the property line. b) Plans should indicate a permanent trench patch repair for the water line connection and provide a detail on the Site Detail Sheets. Given the high "average daily trips" of Pleasant Street, flowable fill will be required in the trench. c) A shutoff for the fire service line shall be provided just outside the building downstream of the domestic branch. 2) The applicant shall coordinate with the Water Department to abandon the existing water service to the building in preparation for demolition. 3)All lights shall be downlit. 4)All lights must be color temp of 3,000K or less 5)The curb cut for the driveway entrance on Pleasant Street shall be closed with granite curb to match to the existing curb. 6)The sidewalk along both the Pleasant Street and Holyoke Street frontages shall be rebuilt. Along Pleasant Street, to the extent that the applicant obtains permission to improve the pedestrian area (within easement area from abutter) in front of the building, the cement concrete should be rebuilt all the way from the curb to the edge of the building. Along Holyoke Street frontage, it shall be rebuilt to a 5’ width with granite curb from the western edge of the property to the eastern edge of the property boundary. 7)As shown on the plans and as offered by the applicant, the ground floor of the building section fronting Pleasant Street shall maintain the 3,100 square feet of commercial space, unless amended by the Board. 8)Snow shall be cleared from play area to ensure access throughout the winter. GeoTMS® 2015 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2015-0022Date: January 13, 2015 9)Prior to connecting to the 8- inch service the applicant shall perform a video inspection, evaluate the condition of the service line and provide the results to the DPW. If it is determined that the service line should be replaced, the applicant shall be responsible for installing a new PVC service. 10)Cement concrete sidewalk within the right of way shall conform to DPW Standards, which require 4,000 psi concrete and 8 inches of processed gravel base course. Please revise the detail in accordance with this standard. 11)Any bituminous concrete within the public right of way shall have 8 inches processed gravel base course. FINDINGS: The Planning Board unanimously granted approval with conditions for the site plan accommodating the by-right project for a 69,000 +- square foot, new mixed-use building based on evaluation of the plans submitted for the site as follows: 1). Site Development Plans Northampton Lumber Yard dated Nov 7, 2014 Sheets SP-1, C-1 to C-5, P-1, A201, A202. (revised C-1 and C-2 Dated 12/29/14. Revised elevations dated 12/24/21014). Compiled by Davis Square Architects, Inc.; DeVellis Zrein, Inc Engineers; Walter Kudnohufsky Associates, Inc.; Landscape Architect; Heritage Surveys, Inc. Surveyors. 2) Photographs of Existing Conditions and Surrounding Context Sheets, by Davis Square Architects, Inc. Dated 12/24/2014. Sheets EX100, EX 101, EX 102. 3) Proposed Site Design, Additional Information dated 11/20/14. 4). Schematic Landscape Plan Sheet C-3 by Walter Kudnohfsky Revised date 11/20/14. 5) Revised Photometric Plan Sheet P-1 11/20/14. In approving the site plan with conditions, the Board confirmed and determined that the project met all the basic dimensional requirements in the Central Business District zone for setbacks, height, open space, parking, as well as meeting the general use allowances. The Board further confirmed that the requirements in the Site Plan Approval section 350-11.6 were met as follows: 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. The project contains a mix of commercial and residential uses replacing what had been industrial/retail uses at the former lumberyard. The on site systems will capture runoff and filter this to an onsite rain garden improving existing runoff conditions. As described by the architect, the new building will be pulled back from and no longer attached to the existing abutting structure, providing greater visibility and light on the north side of the abutter’s property toward downtown. B The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets, minimize traffic impacts on the streets and roads in the area. Including the location of driveway openings in relation to traffic and adjacent streets, 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; and: 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. Conversion of the site (from industrial/retail uses with two large curb cut access points for lumber delivery and departure) to mixed commercial and residential with access from Holyoke Street improves the pedestrian safety along Pleasant Street and Holyoke Street. Providing pedestrian access through the on-site playground will improve pedestrian safety on three sides of the parcel. Widening and rebuilding the public sidewalks along the frontages of the parcel will improve safety for the users of the site to facilitate access by foot from the surrounding neighborhoods/blocks. The location is within walking distance of goods and services, bus lines and the train station. Covered bicycle storage facilities have been provided on site. 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 new structure will create invitation to pedestrians along two frontages. New landscaped areas will be visible and accessible from the street. 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. A separate stormwater permit has been obtained through the Department of Public Works. There are no sanitary or water service constraints as this is a reuse of an existing parcel within the Central Business District. E.The requested use meets any special regulations set forth in this chapter. Special regulations related to minimizing curb widths and total curb cut access points 8.8 G and H. Commercial space on the first floor required to be a minimum depth along the street of 20’. This use exceeds the minimum depth. The maximum setback of 5’ from the front lot lines has been met. F. Compliance with the following technical performance standards: (1) Curb cuts onto streets have been minimized. Access to businesses shall use common driveways, existing side streets, or loop service roads shared by adjacent lots when possible. All access will utilized a narrowed curb access from Holyoke Street. (2) Pedestrian, bicycle and vehicular traffic movement on site has been separated on a portion of the site through restriction of vehicular traffic from Holyoke Street, and sidewalks have been provided between businesses within a development and from public sidewalks. COULD NOT DEROGATE BECAUSE: GeoTMS® 2015 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2015-0022Date: January 13, 2015 FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 11/20/201412/4/20141/22/2015 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 11/27/20141/16/20151/8/20151/22/20152/2/2015 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 11/27/201412/11/20141/8/20151/13/2015 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 12/4/20147:00 PM4/8/20154/8/2015 MEMBERS PRESENT:VOTE: William Grinnellvotes toIneligible to Vote Alan Versonvotes toGrant Dan Feltenvotes 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: John LutzDebin Bruce7-0Approved with Conditions MINUTES OF MEETING: Available at www.northamptonma.gov 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® 2015 Des Lauriers Municipal Solutions, Inc.