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35-028 1010 Ryan Road PB SITE PLAN APPROVAL-2018 Planning - DecisionCity of Northampton Hearing No.:PLN-2019-0009Date: August 14, 2018 APPLICATION TYPE:SUBMISSION DATE: PB Major Site Plan7/9/2018 Applicant's Name:Owner's Name: NAME: NAME: Just Healthy LLCWILLARD BILL INC ADDRESS:ADDRESS: 56 ColborneP.O. BOX 60307 TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: BOSTONMA02135FLORENCEMA01062 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: 1010 RYAN RD TOWN:ADDRESS: ACTION TAKEN: FLORENCE MA 01062 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 35028001 Chpt. 350- 11: Site Plan Approval TOWN:STATE:ZIP CODE: Book:Page: 1583729 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Redevelop site for 174,000 square foot medical marijuana production facility with associated site modifications for parking and access. Includes two parcels: 35-28 & 29. HARDSHIP: CONDITION OF APPROVAL: 1)Fifteen days prior to issuance of any city building or construction approval, the applicant shall submit revised final construction plans, signed and sealed by a Massachusetts registered P.E. on all applicable plan sheets, to the DPW for review and approval. Sheets shall include location of construction entrance stabilization area. Revisions shall include all updates for final layout, lighting, bike storage, security gate, elimination of perimeter fence. The planting plan shall include 12 trees along the frontage at ’ 2-2.5” caliper each. A turn-around at the security gate shall be designed. 2. Prior to construction, stormwater maintenance agreements must be recorded as described in stormwater permit. 3. An Active odor monitoring shall be installed. Reports posted on the website monthly. 4. The precast water meter pit proposed shall be inspected and approved by Water Department personnel. 5. No material shall be allowed to be tracked onto City streets. 6. Site lighting shall be on timers to be turned off at 10:00 PM and on motion detection thereafter. 7. Prior to a certificate of occupancy for the phase 1 construction, the easements to public open space as offered shall be granted to the City. 8. Prior to certificate of occupancy for the first phase, lighting as-builts shall be submitted that show compliance with light levels including 0 glare and no greater than 3000K color temperature. FINDINGS: The Planning Board approved, with conditions, the major site plan for the construction of 174,000+- square foot manufacturing and office facility for the production of marijuana based upon the following information and plans submitted and information at the hearing: 1).Site Plan for 1010 Ryan Road Prepared for Just Healthy LLC by The Berkshire Design Group dated July 1, 2018, Revised August 6, 2018. Sheets L1,2; C1-5; Sec 107; A301, A302. 2) Proposed Stormwater Management Plans, Waterstone Engineering, Final Date 7/13/18. Sheets D1-D4; ES1-2; R1, DA1,DA2. 3) Stormwater Management Report 1010 Ryan Rd, by Waterstone Engineering, PLLC. 4) Memorandum from Jonathan Slason, PE/Corey Mack, PE of RSG, Inc. regarding traffic and noise. Dated July 11, 2018. 5) Proposed open space areas sheet R2 The Berkshire Design Group, Inc. July 19, 2018. GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2019-0009Date: August 14, 2018 In approving the Site Plan, the Board determined that the criteria in 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. The new building and associated parking and access will be located within a smaller footprint of the previous sand and gravel operation. A majority of the stormwater will be infiltrated on site and wetland resources will be restored and enhanced. 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; The reuse of the site will result in fewer automobile and heavy dump trucks. Bike storage is located on site and the driveway entrance will be narrowed to improve safety to the site. ----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. -----Access by nonmotorized means must be accommodated with facilities such as bike racks, sidewalk connections from the building to the street, cycle tracks, and bike paths that are clearly delineated through materials and/or markings to distinguish the vehicular route from the nonvehicular route. 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. Rear and/or side wall facades within 50 feet of a completed or planned section of a cycle track or bike path shall have features that invite pedestrian access from that side of the building; and 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. F. Compliance with the following technical performance standards: (1) Curb cuts onto streets have been minimized to a single narrower access. Access to other areas of the parcel will be at the single access. (2) Pedestrian, bicycle and vehicular traffic movement on site has been separated, to the extent possible, and sidewalks must be provided between businesses within a development and from public sidewalks, cycle tracks and bike paths. (3) Green infrastructure and low-impact design have been incorporated to the extent feasible to ensure runoff is handled on site. (4) Medical marijuana operations shall meet the following criteria: (a) Building facades and property is consistent with the character of the neighborhood. Security measures are camouflaged to blend into the background. (b) Buildings are ventilated with filters and processes to ensure that there are no odors from marijuana in any place offsite. (5) The applicant has shown that the building is designed to accommodate solar power installation. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 7/19/20188/2/20188/23/2018 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 7/26/20189/12/20188/9/20188/23/20189/3/2018 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 7/26/20188/9/20188/9/20188/14/2018 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 8/2/20187:55 PM11/7/201811/7/2018 MEMBERS PRESENT:VOTE: George Kohoutvotes toGrant Christa Grenatvotes toGrant Janna Whitevotes toGrant Samuel Taylorvotes toGrant Theresa (Tess) Poevotes toGrant Alan Versonvotes toGrant Mark Sullivanvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Mark SullivanAlan Verson7Approved with Conditions GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2019-0009Date: August 14, 2018 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. ___________________________________ 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® 2018 Des Lauriers Municipal Solutions, Inc.