38A-112 Village Hill Rd-Columns-SITE PLAN APPROVAL-2016
Planning - DecisionCity of Northampton
Hearing No.:PLN-2016-0045Date: June 8, 2016
APPLICATION TYPE:SUBMISSION DATE:
PB Intermediate Site Plan4/22/2016
Applicant's Name:Owner's Name:
NAME: NAME:
THE COLUMNS AT ROCKWELL PLACEMASS DEVELOPMENT
ADDRESS:ADDRESS:
711 MILL ST SUITE 3101350 MAIN ST
Suite 110
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
WESTFIELDMA01085 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:
VILLAGE HILL RD
PV(100)/SG_b(81)/
TOWN:ADDRESS:
ACTION TAKEN:
NORTHAMPT0N MA 01060
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
38A112001
Chpt. 350- 11: Site Plan Approval
TOWN:STATE:ZIP CODE:
Book:Page:
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
RENOVATE TO CONDOS
HARDSHIP:
CONDITION OF APPROVAL:
1)Prior to any site work, all tree protection measures along Village Hill Rd shown and recommended by
the arborist shall be inspected by the City Tree Warden to ensure they are installed properly.
2. Prior to issuance of a building permit, revised plans incorporating conditions below shall be
submitted to the Office of Planning & Sustainability.
a. The same dimension and type of landscaping buffer/fence between the parking lot and the
relocated bike path shall be provided to ensure the quality of the bike path and separation between the
path and the lot is unchanged from existing conditions.
b. The dumpster shall be moved to the north side of the parking lot, next to the driveway.
c. Construction track pad shall be installed prior to construction with detail approved by city staff.
3. Prior to issuance of a building permit, stamped utility plans shall be submitted to the Department
of Public Works for review.
4. The revised easement language for the public bike path shall be reviewed and approved by City
prior to amending the easement for its relocation.
5. Site lights shall be turned off at midnight, but may be placed on motion sensor for the remainder of
the night.
6. Any sidewalks damaged as a result of construction shall be replaced to the nearest panel in
accordance with City standards.
7. All water connections shall be in accordance with City standards.
8. All existing utilities not being used must be capped and abandoned in accordance with
Department of Public Works standards.
FINDINGS:
The Planning Board granted the site plan approval for the renovation of the Male Attendants’ Building at the former Northampton State
Hospital based on the following plans and information submitted with the application:
1. Site Plans The Columns at Rockwell Place dated April 21, 2016 Existing Conditions Plan by Holmberg & Howe Land Surveyors, Sheet
L2 Site Layout Plan by Plan it Green, Sheet L3 grading, Sheet L4, L5 grading and landscaping, L6.1, 6.2, L7, L8.
2. Exterior Elevations by Caolo & Bieniek Associates, Inc. Dated 10/13/15 Sheets A200, A201, A400.
3. Lighting Specifications SAL W BOL LED, EML25 LED.
GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2016-0045Date: June 8, 2016
4. Tree Protection Plan by Charles W. McCarthy dated 7/23/2015
5. Stormwater Drainage Report and Management Plan, by TReynolds Engineering, Dated July 2015.
In granting the approval the Board found that the criteria in 350 11.6 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
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. Access will be via shared driveway with
the abutting parcel.
Access by nonmotorized means are accommodated with bike racks and bike path/sidewalk connections from the building to the street,
cycle tracks, and bike paths. The existing public use bike path will be relocated to accommodate outdoor private space. However, the
path, with connection to this site will maintain the same quality buffer from adjoin parcels as existing conditions.
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. 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
E. The requested use meets any special regulations set forth in this chapter. The Board reviewed the exterior changes that are consistent
with the design guidelines for preserving the historic buildings on the state hospital grounds.
F. Compliance with the following technical performance standards:
(1) Curb cuts onto streets are minimized. Access shall use a common driveway, existing side streets.
(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. All projects shall include sidewalks
and tree belts abutting the street, except where site topography or other limitations make them infeasible.
(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
storm from predevelopment conditions (the condition at the time a site plan approval is requested). Green infrastructure and low-impact
design are incorporated by utilizing underground infiltration handled on site.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
5/5/20165/19/20166/9/2016
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
5/12/20166/26/20165/26/20166/9/20166/28/2016
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
5/12/20165/26/20165/26/20166/8/2016
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
5/19/20167:45 PM8/24/20168/24/2016
MEMBERS PRESENT: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 LutzAnn 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® 2016 Des Lauriers Municipal Solutions, Inc.