13-073 Rockridge 37 Coles Meadow Rd-PB Special Permit 2015
Planning - DecisionCity of Northampton
Hearing No.:PLN-2015-0040Date: March 16, 2015
APPLICATION TYPE:SUBMISSION DATE:
PB Special Permit with Major Site Pla2/17/2015
Applicant's Name:Owner's Name:
NAME: NAME:
Deaconess Abundant Life CommunitiesDeaconess Abundant Life Communities
ADDRESS:ADDRESS:
80 Deaconess Rd.80 Deaconess Rd.
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
CONCORDMA01742CONCORDMA01742
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
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 With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
13073001
Chpt. 350-10.1: Special Permit
TOWN:STATE:ZIP CODE:
Book:Page:
1541127
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Addition of a 3 story structure for a total of 39 new bedrooms.
HARDSHIP:
CONDITION OF APPROVAL:
1) Prior to issuance of a building permit, plans should be revised showing final details as requested to
comply with infrastructure standards, including sidewalk widths, depth consistent with subdivision
standards and Department of Public Works review comments. Plans should also show the driveway
from North King Street, just inside the curb cut to be no greater than 22’ wide up to the “Y” in the
parking area.
2). The light fixtures shall have color temperature not greater than 3,000K
3). Prior to issuance of a certificate of occupancy, the applicant shall submit as offered either a
payment-in-lieu of traffic mitigation (payable to City of Northampton ) or a plan for sidewalk expansion
southbound along North King Street for a distance equal to the value of $26,910. (Such construction
would be completed prior to final certificate of occupancy)
FINDINGS:
The Planning Board granted approval of the Special Permit for the expansion of the assisted living facility at Rockridge based on the
following information submitted with the application:
1. Narrative for Three-Story Building Addition at Rodckridge Retirement Facility 2015 by ProTerra Design Group, LLC
2. Traffic Impact Statement, by ProTerra Design Group, LLC, Dated February 10, 2015
3. Limited Stormwater Hydrology Report for Rockridge by ProTerra Design group, LLC, Dated February 10, 2015
4. Proposed Addition to Rockridge Retirement Facility, By ProTerra Design group, LLC. Sheets EC 1, P1, L-1 and L-2; GR-1, GR-2, GR-3;
UT-1; Elizabeth Silver-1; PH-1; D-1 through D-7; GN-1. February 10, 2015.
5. Rockridge Retirement Facility by DMS Design, LLC, dated February 12, 2015 Exterior Elevations Sheets A1; Landscape Plan Sheets L1,
L2.
In granting approval for the addition the Board found that the following special permit criteria had been met.
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; and. This is an expansion of the existing facility
toward two street frontages (North King and the corner of Coles Meadow/North King.
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; and:
(1) The Planning Board may allow reduced parking requirements in accordance with § 350-8.6,
(2) The project, including any concurrent road improvements, will not decrease the level of service (LOS) of all area City and state roads
GeoTMS® 2015 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2015-0040Date: March 16, 2015
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. The project proponent must demonstrate that all cumulative and incremental
traffic impacts have been mitigated. ….. In-lieu-of traffic mitigation the applicant will be making a payment based upon current traffic
volumes in the afternoon peak hour: .23 per unit.
The applicant has shown existing conditions to result in fewer than .6 peak hour trips per unit and has offered mitigation consistent with
site use/conditions.
(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 non-vehicular 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. The expansion is in an area that is within the current build-out/footprint and does not encroach into previously undisturbed
portions of the site.
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).
E. The requested use meets any special regulations set forth in this chapter. The Board granted a waiver from the lighting levels in the
SR district noting that the 2.9 foot-candles were appropriate given the use and location of the site.
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. A curb cut is being eliminated and existing driveway access points will be used.
(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, except in the Central Business District, 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. A stormwater permit has been issued for the site
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
2/19/20153/5/20153/26/2015
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
2/26/20154/23/20153/12/20153/26/20154/5/2015
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
3/12/20153/12/20153/16/2015
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
7:15 PM6/10/20156/10/2015
MEMBERS PRESENT:VOTE:
Theresa (Tess) Poevotes 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:
Debin BruceAnn DeWitt Brooks7Approved 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.