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49-004 Glendale Road-PB Special Permit-10-17-2017 Planning - DecisionCity of Northampton Hearing No.:PLN-2018-0013Date: October 17, 2017 APPLICATION TYPE:SUBMISSION DATE: PB Special Permit with Major Site Pla9/6/2017 Applicant's Name:Owner's Name: NAME: NAME: Sarah SchatzWILLARD BILL INC ADDRESS:ADDRESS: 12 Church Ave.P.O. BOX 60307 TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: WEST HATFIELDMA01088FLORENCEMA01062 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: GLENDALE RD TOWN:ADDRESS: ACTION TAKEN: FLORENCE MA 01062 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 49004001 Chpt 350-10: Permit and Certificate Fees TOWN:STATE:ZIP CODE: Book:Page: 1639317 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: CONVERT FORMER GRAVEL PIT INTO PRIVATE OFF LEASH DOG PARK (commercial outdoor recreation use) with 3-lot Open Space Residential Cluster HARDSHIP: CONDITION OF APPROVAL: 1)Prior to site work a. A draft easement from the owner for the proposed public bicycle/pedestrian trail, as offered to comply with traffic mitigation requirements along the perimeter of the site, shall be submitted to Office of Planning and Sustainability for review. Final recording shall be completed by the owner prior to construction. b. Tree protection measures for the park must be inspected. c. Revised final construction plans, signed and sealed by a Massachusetts registered P.E., shall be submitted to the DPW for review and approval at least 30 days prior to the start of construction including plan changes as conditioned in this approval and: *. Sheet EX-1 shall be revised to show location of the tracking pads (Detail Dl/01) for the stabilized construction entrance should be added for the dog park and the cluster development *. All new lot lines to be established through the ANR process shall be shown. *. A tree protection detail in accordance with the ANSI standard part 5 shall be provided. *. Revise details D3/01 and D3/02 to indicate that the wire basket or burlap shall be completely removed. *. Grading for the cluster homes shall be shown. 2). Prior to issuance of a building permit, a. the applicant must record the easement for the trail b. the applicant must record either a conservation restriction for the land shown on the plan or dedicate the land in compliance with the open space requirements in 350-10.5. This must be a surveyed conveyance of either the restricted area or the area to be dedicated to the City. c. a revised lighting plan shall be submitted showing specs for outdoor lighting fixtures that do not exceed 3000k light temperature 3). Prior to issuance of a building permit for any of the 3 house lots: a. tree protection measures for any of the trees to be saved on site must be installed in accordance with ANSI 300 standards part 5 and inspected by the City. b. all trees over 20” Diameter Breast Height (DBH) that will be removed must be identified on the building plans and tree replacement in accordance with Chapter 230 12.3 must met for these trees. 4). Prior to issuance of certificate of occupancy for any of the homes, all tree replacement required for GeoTMS® 2017 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2018-0013Date: October 17, 2017 the trees removed under 12.3 must be installed. 5). Prior to issuance of a certificate of occupancy for the dog park site, 8” worth of additional trees shall be planted on the dog park site or alternative replacement in accordance with 12.3 shall be completed. 6). All site lights shall be turned off ½ hour after the close of the office. 7). All changes to grading, lot layout, drainage of the cluster lot must be reviewed and approved by Office of Planning and Sustainability and Department of Public Works 8). No special events are permitted as part of the dog park allowed. FINDINGS: The Planning Board approved the Special Permit for a Cluster Development with Commercial Outdoor Recreation use for a private dog park and three residential lots served by a shared driveway based upon the following plans and information submitted with the application: 1). Stormwater Management Report for Waggin’ Trails Dog Park, by The Berkshire Design Group, Inc. Dated September 5, 2017. 2). Traffic Study Waggin’ Trails Dog Park, by The Berkshire Design Group, Inc. Dated August 29, 2017. 3). Sternberg lighting specifications 4). Waggin’ Trails Permit Set Site plans, by The Berkshire Design Group, Inc. Dated August 29, 2017, Sheets Context Plan and Locus Map, O-101, EX1-2,3 4, L201-204, L101, C101, D1-4, A100, LI101 (Oct 12, 2017). The Planning Board granted the Special Permit and Site Plan, with conditions, upon determining that the criteria for special permit and site plan had been met including: 1). The requested use protects adjoining premises against seriously detrimental uses. The site will transition from a pre-existing non- conforming industrial gravel operation to a conforming park with three residential structures. The design includes provision for surface water drainage to be maintained on site through infiltration. The park will be located over 700’ from the road, well beyond existing residences in the neighborhood. (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.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 has been addressed; 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. The project proponent is addressing cumulative and incremental traffic impacts by allocating a dedicated easement for a future bike trail connection that exceeds the value in the ordinance for addressing the incremental impact of the uses. (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 park is set well beyond the existing homes and the three new structures will be in line with the existing patter of homes on Glendale Rd; 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; The site will be served by onsite sewage and public water. 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. (5) The requested use meets special regulations set forth in this chapter; The applicable requirements in 350-10.5 for Open Space Cluster will be met. The standards for shared driveway will be met – no waivers from 350-8.8R were requested nor granted. Compliance with Site Plan standards in 350 11.6 will be met including: a) Curb cuts onto streets shall be minimized, utilizing a shared driveway to serve three homes. A separate curb cut to serve the private park was approved to separate traffic from the park and home use and minimize traffic and safety impacts. b) Pedestrian, bicycle and vehicular traffic movement on site is separated with a bike/ped walk from the street to the park. All sidewalks shall meet the following standards: i. All internal and external sidewalks will be constructed of cement concrete. Sidewalks will be at least five feet in width. (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) 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. Residential development in the WSP is encouraged as part of a cluster open space, which this will achieve and thereby permanently protect open space contiguous to City owned open space. Creation of park to serve needs of dog owners within the city will address a demand that is not currently met with the City’s public park network. COULD NOT DEROGATE BECAUSE: GeoTMS® 2017 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2018-0013Date: October 17, 2017 FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 9/21/201710/5/201710/26/2017 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 9/28/201711/10/201710/12/201710/26/201711/6/2017 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 10/12/201710/12/201710/17/2017 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 7:05 PM1/10/20181/10/2018 MEMBERS PRESENT:VOTE: Theresa (Tess) Poevotes toGrant Dan Feltenvotes toGrant John Lutzvotes toGrant Ann DeWitt Brooksvotes toGrant Mark Sullivanvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Mark SullivanDan Felten5Approved 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® 2017 Des Lauriers Municipal Solutions, Inc.