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PB Decision Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0036Date: July 20, 2016 APPLICATION TYPE:SUBMISSION DATE: PB Special Permit with Major Site Pla3/29/2016 Applicant's Name:Owner's Name: NAME: NAME: NEW ENGLAND URBAN SENIOR LIVING LLROMAN CATHOLIC BISHOP OF SPRINGFIEL ADDRESS:ADDRESS: P O BOX 83365 ELLIOTT ST TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: LONGMEADOWMA01028SPRINGFIELDMA01105 1713 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 519-9265 () EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: 10 HAWLEY ST CB TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 32A171001 Chpt. 350-10.1: Special Permit TOWN:STATE:ZIP CODE: Book:Page: PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Demolition of two buildings, conversion of existing church to 4,000 sf of restaurant and construction of new 62-unit residential with 3,000 sf of commercial space. Includes Parcels 32A-170, 171, 197 and access across 32A-193 via easement. HARDSHIP: CONDITION OF APPROVAL: 1)Prior to construction, the applicant shall install all tree protection measures for inspection and approval by Office of Planning and Sustainability and/or Department of Public Works. 2. Any Street trees that are planned for removal may not be removed until appropriate filing is done with the City of Northampton Department Of Public Works. 3. Prior to requesting a building permit, the applicant shall submit revised, signed and sealed, final construction plans to the DPW for review and approval prior to the demolition or building permit application or at least 30 days prior to the start of construction. Plans shall include required amendments based on Department of Public Works standards for details and specifications relating to utility disconnections and connections and all other modifications as required by conditions herein. 4. Prior to issuance of a building permit, the applicant shall show on revised plans the total number of trees that are to be removed that are over 20” DBH and the total number of trees to be replaced and their location to meet the requirements in 350.12.3 5. Bike rack style selection shall be consistent with the zoning ordinance, and shall include styles other than the Huntco and Falconer brands shown on the submittal 6. The access to the accessory parking lot shall be located on Hawley Street 50’ from the intersection of Phillips Place. If this is determined to be infeasible, the applicant may return to the Board to request modification with an alternative location on Phillips Place 50’ from the intersection of Hawley Street. 7. Based upon determination of the City Solicitor that all proposed work within the public right of way other than utility service connections and appurtenant work is subject to public procurement law and requirements. As such, prior to any work within the public right-of-way, the applicant shall confirm the construction quantities and provide required information to the Department of Public Works to determine if the thresholds for public procurement have been reached. All work shall be performed in conformance with city standards within the public right-of-way. 8. The location and extents of new sidewalk shall be shown on final plans, including ADA compliant handicap ramps. GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0036Date: July 20, 2016 9. If Crosswalk markings are proposed as shown on Phillips Place the crosswalk shall meet DPW standards with details included on the civil plans 10. The location and extents of new granite curb to be installed and/or existing granite curb to be removed and reset shall be shown on the plans. 11. All sidewalks on Phillips place abutting the project shall be 5’ wide cement concrete. 12. In order for the trees to survive, structural soil under the sidewalk or other accommodation will be needed. Plans shall be amended to show this detail. 13. Catch basins shall be a minimum of 4’ diameter 14. Concrete walkway at driveway crossings shall be 6-inches thick 15. Prior to issuance of a certificate of occupancy, the applicant shall submit a lighting as-built showing the lights are consistent with the plans. FINDINGS: The Planning Board granted the request for the 62 units of housing above 3,000 square feet of commercial space and approximately 4,000 square feet of restaurant space in the existing church building and special permit for greater than 5’ setback and more than one curb cut to access the former church property based upon the following plans and information submitted with the application: 1. Northampton Urban Senior Living HPD Cambridge Inc. Sheets 1-18 by Revised July 14, 2016. 2. Northampton Urban Senior Congregate Housing Revised Preliminary Zoning Permit Application and Stormwater Permit Application. Dated 7/14/2016 Zengineer Civil Engineering. 3. Details Supplemental Information 4/20/2016. Bike Racks, Photometrics, Lighting fixtures, Trees, Plants Shrubs. D-1, PL-1 BL-1 4. Northampton Urban Senior Congregate Housing Traffic Impact Study by Fuss & O’Neill February 22, 2016. In approving the Site Plan and Special Permits for the sites, the Board determined that the criteria within the zoning for special permit for multiple curb cuts and setbacks as well as for site plan had been met: 1.The requested use protects adjoining premises against seriously detrimental uses. Stormwater management plans have been approved that will retain more onsite water in rain gardens than what currently exists. New landscaping to buffer the uses from the surrounding residential structures will be added. Lighting meets the current requirements in the zoning. (2) 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. If applicable, this shall include considering the location of driveway openings in relation to traffic and adjacent streets, access by emergency vehicles, the arrangement of parking and loading spaces, and provisions for persons with disabilities; The driveway curb cuts will be located at least 50’ from the intersecting streets. Reconstructed concrete sidewalks will create a safer pedestrian flow and access. (3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings and other community assets in the area. The reuse of the historic church building as a restaurant will ensure that the character of this site is maintained. (4) 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; and (5) The requested use meets any special regulations set forth in this chapter; including for more than one curb cut in which the applicant is maintaining 3 curb cuts for the main parcel. One is for the purposes of separating trash removal that will only be used for service of refuse containers and delivery and otherwise the drive area will act as part of the pedestrian plaza. The second curb cut is a one-way connector for drop-off of patrons/residents, while the third acts as an outlet for the one-way as well as direct access to the covered parking deck. The setback of more than 5’ is for the purposes of creating a plaza in front of a new building that will be located behind the plane of the existing historic and architecturally prominent church building. (6) The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The use shall be in harmony with the general purpose and intent of the ordinance; and (7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely affect those objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D. This site is within the Central Business District and meets multiple goals for the expansion of mixed commercial and residential uses at the edge of downtown. The addition of 62 residential units not only supports the viability of this project but also enhances the vitality of the downtown as a whole. The preservation of the historic church building will meet the goals of the plan to allow for new development while maintaining the integrity of the character of the neighborhoods. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 4/21/20165/5/20167/14/20167/28/2016 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 4/28/20166/2/20167/14/20167/28/20168/9/2016 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 5/12/20167/14/20167/20/2016 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 8:25 PM10/12/201610/12/2016 MEMBERS PRESENT:VOTE: GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2016-0036Date: July 20, 2016 Theresa (Tess) Poevotes toGrant Alan Versonvotes toGrant Dan Feltenvotes toGrant John Lutzvotes toGrant Karla Youngbloodvotes toGrant Ann DeWitt Brooksvotes toGrant Mark Sullivanvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Mark SullivanTheresa (Tess) Poe7Approved 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.