18D-026 55 Damon Road-PB SITE PLAN APPROVAL-2017
Planning - DecisionCity of Northampton
Hearing No.:PLN-2018-0008Date: September 18, 2017
APPLICATION TYPE:SUBMISSION DATE:
PB Major Site Plan8/11/2017
Applicant's Name:Owner's Name:
NAME: NAME:
AMERICAN DREAM REALTYTHOMAS ROBERT S
ADDRESS:ADDRESS:
16 HARVARD ST55 DAMON RD
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
WESTFIELDMA01085NORTHAMPTONMA01060
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
(413) 246-9676 ()
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
55 DAMON RD
GI(100)/
TOWN:ADDRESS:
ACTION TAKEN:
NORTHAMPT0N MA 01060
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
18D026001
Chpt. 350- 11: Site Plan Approval
TOWN:STATE:ZIP CODE:
Book:Page:
1985151
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Reconstruction of site including some demolition and site work for Dunkin Donuts, office and retail use.
HARDSHIP:
CONDITION OF APPROVAL:
1)Prior to issuance of a building permit, the applicant shall submit revised final construction plans,
signed and sealed by a Massachusetts registered P.E., to the DPW for review and approval prior to the
issuance of any City construction permits or at least 30 days prior to the start of construction,
whichever is greater. Revised plans shall include:
a. A detail showing base course for the concrete sidewalk calling out Processed Gravel per Mass DOT
Ml.03.1 compacted to a minimum of 95% density.
b. Sheet C-3 shall indicate that the existing catch basin just west of the existing Damon Road
entrance is to be removed and the pipe abandoned by plugging with bricks and mortar.
c. Add revised detail showing the Industrial Drive access with the approved 30' wide total opening
with a revised sharper flared radius on the right-in/out restriction using a slant base granite curb for
restriction with a 6” reveal and cobble paver minimally 2' wide. Final detail to be approved by staff.
d. Detail of 6’ stockade privacy fence.
2. All lights shall have color temp <3,000K.
3. Prior to certificate of occupancy all site work shall be completed including off site sidewalk
installation for which state procurement laws apply.
4. Bioretention areas shall not be used for snow storage.
FINDINGS:
The Planning Board approved a Site Plan for:
A. more than one curb cut;
B. new construction over 2,000 sf,
C. drive-up window Dunkin Donuts,
D. reduction in parking
E. Damon Road curb opening 30' in width
based on the following information and plans submitted with the application:
1. Stormwater Drainage Report 55 Damon Rd, By R Levesque Associates, Inc. Dated August 10, 2017.
2. Trip Generation Analysis Memo by JSP Land Development Service, Inc. Date august 11, 2017.
3. Site Plans Proposed Commercial Development, 55 Damon Rd, By R Levesque Associates, Inc. Dated August 10, Revised September 7,
2017.(14 Sheets)
4. Sheet V-4ADated 9/6/2017 Vehicle Turning Movement 10’ radius at entrance/exit. R Levesque Associates, Inc.
5. Dunkin Donuts Architectural Elevations Dated Aug 7, 2017.
GeoTMS® 2017 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2018-0008Date: September 18, 2017
The Board approved the site plans with conditions upon determining the following site plan 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, Conversion of the site from one non-conforming use to
a combination of conforming and non-conforming use will result in a site that complies with the zoning in terms of parking, stormwater
and landscaping, 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. If applicable, this shall include
considering the location of driveway openings in relation to traffic and adjacent streets, cross-access easements to abutting parcels,
access by public safety vehicles, the arrangement of parking and loading spaces, connections to existing transit or likely future transit
routes, and provisions for persons with disabilities. Site improvements will create safer access through restricted right-in/right-out only
traffic at the Damon Rd intersection. New pedestrian access from the planned crossing at the Damon Road signal will bring users safely
to the site. New sidewalk connection along Industrial Drive will address pedestrian safety to the site:
(1) The Planning Board may allow reduced parking requirements in accordance with § 350-8.6, the Board approved the reduction in
parking as presented.
(2) The project, including any concurrent road improvements, will not decrease the level of service (LOS) of all area City and state roads
or intersections affected by the project below the existing conditions when the project is proposed and shall consider the incremental
nature of development and cumulative impacts on the LOS.
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[1] (even for projects that are not part of a subdivision)
unless the Planning Board finds that a different standard is more appropriate. Major projects that do not trigger separate stormwater
permitting shall have conditions that stipulate when inspections shall be completed and submitted to the City. Annual reports, as
necessary depending on the stormwater management system, shall be submitted to the City.
E. The requested use meets any special regulations set forth in this chapter. § 350-8.6 reduction in parking granted due to the proposed
use: the drive-through establishment has surplus queue space to offset needed parking.
F. Compliance with the following technical performance standards:
(1) Curb cuts onto streets shall be minimized. More than one curb cut shall be permitted only when necessary to minimize traffic and
safety impacts.
(2) Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent possible, and sidewalks have been
provided between businesses within the development and from public sidewalks. In lieu of meeting the standard that all projects shall
include sidewalks and tree belts abutting the street, the developer will install an equal number of feet of sidewalk south of Industrial Drive
for 450’ south of the site. All sidewalks shall meet the standards as specified in 350 11.6F.
(3) The site has 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).
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
8/24/20179/7/20179/28/2017
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
8/31/201710/15/20179/14/20179/28/201710/8/2017
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
8/31/20179/14/20179/14/20179/18/2017
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
9/7/20177:25 PM12/13/201712/13/2017
MEMBERS PRESENT:VOTE:
Samuel Taylorvotes toNo Vote taken and/or recor
Euripedes DeOliveiravotes toGrant
Dan Feltenvotes toGrant
John Lutzvotes toGrant
Ann DeWitt Brooksvotes toGrant
Mark Sullivanvotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
Mark SullivanAnn DeWitt Brooks5-0Approved with Conditions
MINUTES OF MEETING:
Available on the City's website 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.
___________________________________
GeoTMS® 2017 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2018-0008Date: September 18, 2017
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® 2017 Des Lauriers Municipal Solutions, Inc.