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PB Decision Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0038Date: June 17, 2016 APPLICATION TYPE:SUBMISSION DATE: Amendment to Permit4/12/2016 Applicant's Name:Owner's Name: NAME: NAME: Historic Round Hill Summit LLCHistoric Round Hill Summit LLC ADDRESS:ADDRESS: 333 Elm St.333 Elm St. TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: WEST SPRINGFIELDMA01089WEST SPRINGFIELDMA01089 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: ROUND HILL RD URC(100)/ TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 31B004001 Chpt. 350- 11: Site Plan Approval TOWN:STATE:ZIP CODE: Book:Page: PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Amendment to original site plan (granted in 2012) for the reuse of the former Clarke School including 2 parcels: 31B-4 & 6. HARDSHIP: CONDITION OF APPROVAL: 1)Prior to issuance of a Building Permit the applicant shall submit a report from a certified arborist showing the tree protection measures required for the trees on site that are shown to be saved. The Report shall be submitted to the Building Department, City’s Tree Warden, Office of Planning and Sustainability and methods for protection shall be in accordance with Chapter 350 12.2. All protection shall be installed and inspected prior to site work. 2. Prior to issuance of a Building Permit, the applicant shall present a plan for approval by staff showing compliance with tree replacement either on site or through plantings on public rights of ways in accordance with 350-12.2. 3. Prior to any site work or demolition, all construction controls, as submitted, shall be in place. 4. Parking lot lights on the west side of Round Hill Road (not including the power plant lot) shall be turned off at 9 PM. 5. All exterior building lights on the west side of Round Hill Road shall be timed to go off at 9 PM and may be put on motion sensor thereafter. 6. The existing post lamps along the southerly driveway shall be disconnected from power. 7. Prior to issuance of final certificate of occupancy, the applicant must submit an as-built by a lighting engineer to show the site lights are in compliance with the standards in proposed plan and that the lights do not exceed 3000K. 8. Access to the southerly driveway shall be restricted by installation of bollards that limit use to: 1) access for emergency vehicles, 2) egress only of delivery trailer trucks, 3) delivery of materials for Coolidge and the abutting portion of the property on the southerly edge of the property. All other users, including landscape maintenance vehicles shall use the main entrance drive. 9. The new curb shall not exceed 24’ at the property line. The curb radius may be slant base granite instead of vertical granite. 10. Driveway drainage shall not run into the road GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0038Date: June 17, 2016 11. The existing manhole within the city layout (and drain line to Bancroft) and all drain lines and catch basins no longer intended for use shall be removed and abandoned in accordance with City standards. 12. All curbing in right-of-way shall be granite. 13. All water line connections shall be made in accordance with Department of Public Works standards. 14. Any trees over 20” diameter breast height taken down on Lot #4 for the development of a residence shall be replaced in accordance with the City’s tree replacement ordinance 350-12.3. This condition and the tree inventory layer shall be noted on the ANR plan submitted for Lot 4. 15. If Lot 4 is further divided through ANR process, the existing driveway shall be used as a shared driveway to serve any/all lots in this location. 16. The Spruce proposed to screen the power plant parking lot shall extend at least 3’ above the parking lot upon planting. 17. All evergreen screen plantings shall provide a permanent screen beginning at grade level. 18. One sign for the site is allowed at driveway entrance only. FINDINGS: The Planning Board reviewed the following changes requested in the amendment to the original site plan approved. The plan approved eliminates the need to exercise or maintain the special permit for reduction in the required parking that was previously granted in 2012. Changes requested included: a. Demolition of the gym/pool building. b. Construction of a parking lot with drainage and lighting generally in the footprint of the tennis court, pool/gym. c. Construction of second entry way to the campus in the middle of the west side of the campus to be used as the main access point. d. Renovation and use of the former power plant and “engineer’s” house as residential units. e. Construction of a new parking lot to serve the power plant building and engineer’s house. f. Creation of a separate ANR lot on the western end of the parcel with access from Bancroft. g. New lighting for the Rogers and Hubbard Hall buildings. h. Reconstruction of the rear 1960’s era addition to Gawith within the existing footprint of the building with the exception of a new handicap ramp entry. The Planning Board granted the Site Plan Amendment for modifications to the previously approved uses and plans for reuse of the former Clarke School for the Deaf based upon the following information and plans submitted with the application: 1. Stormwater Management Plan By R Levesque Associates, Inc. Dated April 11, 2016. 2. Site Plans Clarke School redevelopment Project by R Levesque Associates, Inc. Dated April 8, 2016, Sheets Ex-1, Ex-2, C-1 – C-13, C- 12A Dated 5/26/16, D-1-D-6. 3. Boiler House Landscaping Plan by R Levesque Associates, Inc. Additional Plantings dated 6/9/2016. Sheet C-13A. 4. Parking Lot Landscaping Plan by R Levesque Associates, Inc. Additional Plantings dated 6/9/2016 Sheet C-12B. 5. The Clarke School Gawith Hall Elevations by Thomas Douglas Architects, dated3/28/16 Sheets 2, A202, A201, C-1, C-2 (Rogers and Hubbard Halls condenser units). 6. New Offices for Check Writers by Thomas Douglas Architects dated 5-18-2016 EX101, Proposed First Floor Plan with Addition to Footprint and roof overhang Sheet A101. 7. Pole Lamp for Parking Lots by Sternberg 14’ tall lamp. 8. Revised Lighting Specifications Photometric Toolbox 9. Revised Photometric Plan Sternberg Vintage Lighting, Apex lighting Gawith & Rogers and Hubbard SL-1B. 10. Ligman Luminaire Specification Bollard LED & Wall Washer LED with photometric specifications. (power plant lighting) 11. Planning Board response letter by Robert M. Levesque, RLA, ASLA, dated June 9, 2016. In making its decision with conditions, the Board reviewed the project in light of the following site plan review criteria from 350-11.6 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; Except for the reuse of the power plant and engineers house, for residential apartments, the uses are unchanged from the 2012 decision by the Board, The Planning Board evaluated the changes to the site including a new stormwater treatment system for the new parking lot and landscape buffers to be located where the former gym/pool building is located as well as a stone wall to block the view of the parking from properties on the east side of the street. GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0038Date: June 17, 2016 Relocation of the principal access will create greater separation of the activities from the immediate abutter to the south of the site. B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets. Under the previous approval, the applicant addressed all required incremental impacts to the surface transportation network. No additional mitigation is required by the zoning. The new arrangement of parking and access to the site is designed to accommodate vehicular and non-vehicular access with facilities such as bike racks, sidewalk connections from the building to the street. 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. A majority of the work will be within the footprint of buildings and hard surface. Additional landscaping will be planted to create screens from the impacts of vehicle headlights and parking areas. On site infiltration of stormwater will treat runoff before it reenters the city’s system. All other buildings on the campus will remain intact and no new buildings will be constructed. and D. The requested use will not be changed from the previously approved permit which was determined not to overload, 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 revised stormwater permit was issued by the Department of Public Works. 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. In particular, the Board evaluated the section related to changes to historic structure and additions to footprint for the purposes of providing modern building code required access. The Board determined that the enclosure of the narrow alley for the purposes of creating an interior handicap accessible ramp was consistent with the provisions in the ordinance and determined that to be the only footprint expansion. 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. The Board determined that maintaining the existing driveway for emergency service access while directing all other use to the new drive/parking lot improved safety. (2) Pedestrian, bicycle and vehicular traffic movement on site is separated, to the extent possible (3) Major projects, have been 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 shall be 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: 5/5/20165/19/20166/9/20166/9/2016 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 5/12/20166/16/20166/9/20166/23/20167/7/2016 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 5/12/20165/26/20166/9/20166/17/2016 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 5/19/20169/7/20166/23/2016 MEMBERS PRESENT:VOTE: Alan Versonvotes toGrant Dan Feltenvotes toGrant John Lutzvotes toGrant Karla Youngbloodvotes toGrant Debin Brucevotes toGrant Ann DeWitt Brooksvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: John LutzDan Felten6Approved 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.