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25A-139 Bates St-Site Plan Approval-2016 Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0039Date: May 18, 2016 APPLICATION TYPE:SUBMISSION DATE: PB Major Site Plan4/12/2016 Applicant's Name:Owner's Name: NAME: NAME: The Montessori School of NorthamptonNORTHAMPTON MONTESSORI SOCIETY INC ADDRESS:ADDRESS: 51 Bates Street51 BATES ST TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: NORTHAMPTONMA01060NORTHAMPTONMA01060 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 586-4538 EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: BATES ST URB(100)/ TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 25A139001 Chpt. 350- 11: Site Plan Approval TOWN:STATE:ZIP CODE: Book:Page: 3353234 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: New 7,400+- square foot upper elementary and middle school building. HARDSHIP: CONDITION OF APPROVAL: 1)Prior to issuance of a building permit: • The applicant shall provide the Department of Public Works with one set of revised construction plans signed and sealed by a Massachusetts registered professional engineer. Plans shall reflect changes required in conditions below. • Tree protection for the street trees shall be installed and inspected by the City to confirm that it is adequate. 2. For the installation of the Rectangular Rapid Flashing Beacons, the applicant shall have a full time inspection, documentation and reporting of the construction by or under the direction of a Massachusetts registered professional engineer. Material submittals shall be submitted to the Department of Public Works for review and approval prior to approval by the project engineer. 3. The applicant shall show compliance with the stormwater easement requirements previously permitted for the site. 4. The proposed concrete curb for the driveway entrance should be granite at least up to the property line limit. 5. Cleanouts for the proposed 6-inch drain line from the area drains downstream of the Nyoplast drain basin should be installed. 6. The applicant shall work with the DPW to finalize the details of the proposed sewer extension after test pits have confirmed the depth of existing utilities. 7. An erosion control barrier should be placed behind the sidewalk, and the sidewalk in front of the property should remain accessible and useable for the duration of the project except when it is being replaced. 8. Construction fencing should be installed for the protection of the public and site security. 9. A granite curb detail conforming to DPW standards should be added for granite curbing within the right of way. 10. The applicant shall revise detail sheet D-3, to meet DPW standards. GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0039Date: May 18, 2016 11. The applicant shall revise detail 4/D-2, thrust block details and references to storm sewer should be changed to sanitary sewer. 12. No additional site lighting shall be installed other than shown on the plan. 13. Exterior lights shall be placed on a motion sensor. 14. Prior to issuance of a certificate of occupancy. The proposed Long-Term BMPs: Maintenance section of the Limited Stormwater Hydrology Report should be formalized in a Stormwater Management Operation, Maintenance and Inspection Agreement approved by the DPW, signed by the City and the owner and recorded at the Registry of Deeds. 15. Prior to the issuance of a certificate of occupancy, the applicant shall, as offered, make a one-time partial payment in lieu of traffic mitigation in the amount of $21,054. 16. As offered, the applicant shall make the remaining payment-in-lieu of traffic mitigation of $30,000 in three annual payments over three years beginning October 1, 2017, in 2018, and in 2019. FINDINGS: The Planning Board granted the Site Plan for the 7,400 square foot school building based on the following plans and information submitted with the application: 1). Limited Stormwater Hydrology Report by ProTerra Design Group, LLC dated April 12, 2016. 2) Traffic Impact Statement by ProTerra Design Group, LLC, dated April 12, 2016. 3) Memorandum Re: Traffic Mitigation Fee for Proposed Upper Elementary and Middle School Revised April 21, 2016 by ProTerra Design Group, LLC. 4). Crosstour LED lighting spec sheet by Lumark. 5) Proposed Upper Elementary and Middle School The Montessori School Northampton, Site Plan Sheets, by The ProTerra Design Group, LLC dated 4/12/16. Cover Sheet, EC-1, S-1, S-2, GR-1, UT-1 (revised date 5/10/16), ES-1, PH-1, D-1, D-2, D-3 (revised date 5/10/16), D-4, GN- 1, L-1. 6) Proposed Upper elementary and Middle School, The Montessori School of Northampton, Floor Plans and Elevations by Jody Barker, AIA, Architecture and Design, LLC dated 4/12/16. Sheets A101, A201. In granting approval for the Site Plan, the Planning Board found the following criteria in 350-11.6 had been met: A. The requested use protects adjoining premises against seriously detrimental uses. The school as an allowed use is in alignment with other structures along the street. Drainage will be maintained on site to the rear of the structure and the remaining parcel will remain as open field for school use. 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. The driveway will be located furthest from the rail trail intersection. A reconstructed sidewalk will provide safer access from the main campus across the street as well as for users coming from the bike path. The expansion will not create drop in the Level Of Service on the street. The project proponent will address all cumulative and incremental traffic impacts through a proposed mitigation of on-street improvements as well as a payment-in-lieu of mitigation to the city for a total value of $74,000 ($22,946 worth of safety improvements on the street as delineated in the revised traffic mitigation memo submitted as part of the filing). Access by nonmotorized means has been accommodated with bike racks, sidewalk connections from the building to the street, and the 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. Side wall facades have features that invite pedestrian access from the rail trail 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. The construction materials and methods for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads, and other infrastructure are those set forth in the Northampton Subdivision Regulations E. Compliance with the following technical performance standards: (1) Curb cuts onto streets are be minimized for deliveries only. (2) Pedestrian, bicycle and vehicular traffic movement on site are separated, to the extent possible. The project includes sidewalks and tree belts abutting the street (a) All internal and external sidewalks will be constructed of cement concrete. (3) The project is designed so there is no increase in peak flows from the one- or two- and ten-year Soil Conservation Service design GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0039Date: May 18, 2016 storm from predevelopment conditions (the condition at the time a site plan approval is requested). Green infrastructure and low-impact design has been incorporated to the extent feasible to ensure runoff is handled on site. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 4/21/20165/5/20165/26/2016 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 4/28/20166/16/20165/12/20165/26/20166/7/2016 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 4/28/20165/12/20165/12/20165/18/2016 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 5/5/20167:00 PM8/10/20168/10/2016 MEMBERS PRESENT:VOTE: Theresa (Tess) Poevotes toGrant William Grinnellvotes toGrant Alan Versonvotes toNo Action Needed John Lutzvotes toGrant Karla Youngbloodvotes toGrant Debin Brucevotes toGrant Ann DeWitt Brooksvotes toGrant Mark Sullivanvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Mark SullivanTheresa (Tess) Poe7-0Approved 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® 2016 Des Lauriers Municipal Solutions, Inc.