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23D-149 121 Hinckley-PB Special Permit-2016 Planning - DecisionCity of Northampton Hearing No.:PLN-2017-0016Date: September 14, 2016 APPLICATION TYPE:SUBMISSION DATE: PB Special Permit with Major Site Pla7/1/2016 Applicant's Name:Owner's Name: NAME: NAME: NEW HARMONY PROPERTIES LLCFRIEDDMAN THOMAS ADDRESS:ADDRESS: 48 BATES ST65 Camp Road TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: NORTHAMPTONMA01060LEVERETTMA01054 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 529-1617 () EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: 121 HINCKLEY ST URB(100)/ TOWN:ADDRESS: ACTION TAKEN: FLORENCE MA 01062 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 23D149001 Chpt. 350-10.1: Special Permit TOWN:STATE:ZIP CODE: Book:Page: 1702341 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: ZPA - CONSTRUCT 4 DUPLEX RES BLDGS & 3 GARAGES HARDSHIP: CONDITION OF APPROVAL: 1)At least 30 Days prior to issuance of a building permit, final construction plans shall be sent to the DPW for review and sign off for consistency with city specifications. Plans shall include a note that the existing water line will be abandoned at the main in accordance with Water Department requirements 2.)Prior to any site work, tree protection measures for the trees shown to be saved on site shall be inspected and approved by the City and in accordance with 350-12.3F A certified arborist shall submit a written letter to the Building Commissioner, Tree Warden and Office of Planning and Sustainability certifying that such area has been so protected in accordance with the site plan. 3.)Prior to any site work or removal of significant trees, the City’s Tree Warden shall sign off on the assessment by the applicant’s arborist regarding the health of the significant 40” Sugar maple on the southwest corner of the site. 4.)Prior to the start of construction or issuance of a Building Permit, the applicant must complete a Stormwater Management Operation, Inspection, and Maintenance Agreement that defines and ensures long term maintenance of the proposed storm water system to the satisfaction of the Department of Public Works. 5.)Any future lighting changes must comply with zoning. 6.)Snow shall not be plowed into the rain gardens. 7.)The Sewer Manhole shown on the western property line shall be placed entirely within the private property boundary FINDINGS: The Planning Board granted the special permit with site plan for the construction of 8 new units based upon the following information and plans submitted with the application: 1. Site Development Plan , Hinckley Trace, New Harmony Properties LLC by T Reynolds Engineering July 2016, Revision Date August 2016. Sheets 1-13. 2. Four Lot, 2-Family Conceptual Layout by T Reynolds Engineering Dated 12/15/15. 3.Hinckley Trace, renderings and elevations by Kuhn Riddle Architects, date June 30, 2016 Sheets C1, A1.1, 1.2, A2.1, 2.2, A3.1. 4.Hi-Lite MFG Com Inc. Cut Sheet for lighting fixtures Sheets 1, 2. 5. Stormwater Drainage Report and Management Plan for Hinckley Trace, Prepared by T Reynolds Engineering dated June 2016, Revised GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2017-0016Date: September 14, 2016 August 2016. 6. JSP Land Development Services, Inc. Memo regarding Traffic Analysis Dated August 9, 2016. 7. Open space seating and planting concept images. In approving the Special Permit, the board reviewed information at the hearing and in submittal documents to determine that the following elements in the Section 10 and the URB table of uses for more than 6 units had been met: (1).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; The proposed eight residential units to replace the single family home are an allowed use. Stormwater maintenance standards for the City have been met and a separate stormwater permit was issued by the Department of Public Works. Landscaping elements on the edge of the property are of a residential scale and character and (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 site will be accessed by a single curb cut to serve all units and the applicant showed that the same number of units could be developed by right with four separate driveways serving 4 structures but would result in greater traffic safety impacts under the by-right scenario; and (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 structures are sited in a way that minimizes the view through orientation of bulidings and accessory parking structures while maintaining formal park space on site and (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 that includes the special permit criteria in the URB for development of more than six units: A1) The first row of buildings along a street shall face the street and add to the streetscape. There shall not be any parking, except incidental to a driveway or roadway, between the first row of buildings and the street. Parking shall be located behind buildings or designed otherwise to minimize view from the public street. A2) The area between the property and the road pavement shall be made to be pedestrian friendly, with sidewalks, street furniture, trees and other vegetation, all of which shall be in conformance with City standards. All landscaping incorporated as part of the applicant’s design between the street and the building(s) shall facilitate and enhance the pedestrian use of sidewalks and other areas adjacent to the building. Such streetscape may include rebuilding by the applicant, as necessary, of granite curbs, ADA-compliant concrete sidewalks, tree belts, and drainage improvements incorporating low-impact development standards for any necessary drainage improvements triggered by these changes. A3) Buildings that abut existing residential properties shall incorporate building articulation alongside facades. Building projections shall be incorporated for any side façade that is longer than 30 feet. A4) Front facades shall have setbacks consistent with other buildings within the block or provide a different setback that is necessary to address any natural resources constraints. B1) Projects shall connect to all surrounding neighborhoods with bicycle and pedestrian access to the extent possible. a) For projects that have more than one vehicular access, driveways and roadways shall internally and externally connect to each other and dead-end streets shall be avoided whenever possible. Dead-end roadways and driveways shall never exceed 500 feet and, to the extent possible, must include a bicycle and pedestrian connection from the dead-end street to a street, common area, park or civic space. b) For projects that have a single vehicular access, such access shall not exceed 500 feet and pedestrian access shall also be provided directly from any street to residential units. B2) The design standards for the length of dead-end streets, protection of natural features, sidewalks, wheelchair ramps, landscaping, utilities, and the construction method and materials for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads and other infrastructure shall be those set forth in Chapter 290, Subdivision of Land. These standards shall apply even for private roadways and driveways that are not part of a subdivision, unless waived by the Planning Board. B3) Driveways and private roadways shall be designed to function as private alleys, or shared streets with pedestrians and cyclists, and engineered to keep speeds below 15 miles per hour, or yield streets with separate sidewalks as shown in the subdivision regulations. Such sidewalks shall connect to sidewalks along adjacent streets. B4) Vehicular access shall connect to surrounding streets as appropriate to ensure safe and efficient flow of traffic within the surrounding neighborhood and to mitigate increases in traffic on nearby streets. B5) Preexisting paths historically used as bicycle and pedestrian trails shall be preserved to the extent possible and marked with appropriate signage. C1) All projects shall include a park/common area fully designed and constructed to be integrated into the project, which area shall be easily accessible and available for residents of the project. At a minimum, this space shall be 300 square feet or 30 square feet per dwelling unit of buildable land area, whichever is greater. C2) All such space shall be contiguous unless waived by the Planning Board upon finding that it is in the public interest and consistent with the intent and purpose of this section. D1) Home Energy Rating System (HERS) rating for the building envelope at least 25% lower than the current municipal standard at the time the special permit is requested, but in no event shall the HERS rating be greater than 47 for units of 1,200 square feet or less, and no greater than 41 for units larger than 1,200 square feet. Alternatively, for units of 1,200 square feet or less, the Planning Board may consider a comparable energy standard to the HERS rating of 47 after consultation with the Building Commissioner. D2) U.S. Green Building Council LEED New Construction Gold or Neighborhood Development Gold Certified. E1) Buildings shall meet one of the following standards: a) 11% of the units shall be “affordable units” as that term is defined in § 350-2.1 of the Code of the City of Northampton; or b) Contain 25% or more of the units no larger than 1,200 square feet gross floor area. E2) Equal access. All projects shall provide equal access to all building amenities, park and civic space and public entrances to buildings to residents of both affordable and non-affordable units. F. Internet connectivity. All projects that include infrastructure making internet connectivity available shall do so without differences in GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2017-0016Date: September 14, 2016 quality, capacity or speed to residents of both affordable and non-affordable units. ; and (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; The City’s goal to encourage a variety of housing types and sizes that exceed energy efficiency standards was envisioned when the ordinance was adopted; 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. Sustainable Northampton encourages infill housing where infrastructure supports new development and encourages the development of smaller housing units to accommodate the changing needs of the City’s population. These goals are identified through the City’s housing needs assessment and production plan and the Sustainable Northampton. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 7/21/20168/4/20169/22/2016 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 7/28/20169/4/20169/8/20169/22/201610/4/2016 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 8/11/20169/8/20169/14/2016 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 7:30 PM12/7/201612/7/2016 MEMBERS PRESENT:VOTE: Theresa (Tess) Poevotes toGrant Alan Versonvotes toGrant Dan Feltenvotes toDeny John Lutzvotes toGrant Debin Brucevotes toGrant Ann DeWitt Brooksvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Alan VersonAnn DeWitt Brooks5-1Approved 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.