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13-073 Planning Coles Rd-North king streetCITY OF NORTHAMPTON PLANNING BOARD APPLICATION FOR: 1. 2. Note: An omission of infori Check type of project: � M AR - 6 2003 NORTHAMPTON MA INTERMEDIATE PROJECT: Site Plan AND /OR Special Permit with Site Plan Or MAJOR PROJECT: Site Plan AND /OR X Special Permit with Site Plan Permit is requested under Zoning Ordinance: Section: 10 11 P 10 _ 6 3. Applicant's Name: New England Deaconess Association Address: 80 Deaconess Road, Concord, MA 01742 Telephone: 978 -369 -5151 4. Parcel Identification: Zoning Map # 13 Parcel # 073 Zoning District: SR wi th planned Street Address: 25 Coles Meadow Road village overlay Property Recorded in the Registry of Deeds: County: Hampshire Book: 1541 Page: 127 5. Status of Applicant: Owner X Contract Purchaser ; Lessee Other ; 6. Property Owner: Same as above Address: Telephone: 7. Describe Proposed Work/Project: (Use additional sheets if necessary): Renovation /expansion of existing 61 bed congregate assisted living and Alzheimer care facility into 76 bed facility plus 12 atta h d PldPrly assisted living cottages in sections 8 & 9 How will the project provide for: surface water drainage: sound and sight buffers: the preservation of views, light and air: Has the following information been included in the application? Site /Plot Plan X List of requested waivers Fee Signed Zoning Permit Review Form & Application 8. Site Plan and Special Permit Approval Criteria. (If any permit criteria does not apply, explain why) Use additional sheets if necessary. Assistance for completing this information is available through the Office of Planning & Development. A. How will the requested use protect adjoining premises against seriously detrimental uses? Refer to attached narrative for a discussion of issues contained 003.pdf lead to a M 1 B. How will the requested use promote the convenience and safety of pedestrian movement within the site and on adjacent streets? How will the project minimize traffic impacts on the streets and roads in the area? Where is the location of driveway openings in relation to traffic and adjacent streets? What features have been incorporated into the design to allow for: access by emergency vehicles: the safe and convenient arrangement of parking and loading spaces: provisions for persons with disabilities: C. How will the proposed use promote a harmonious relationship of structures and open spaces to: the natural landscape: to existing buildings: other community assets in the D. What measures are being taken that show the use will not overload the City's resources, including: water supply and distribution system: sanitary sewage and storm water collection and treatment systems: fire protection, streets and schools: How will the proposed project mitigate any adverse impacts on the City's resources, as listed above? E. List the section(s) of the Zoning Ordinance that states what special regulations are required for the proposed project (flag lot, common drive, lot size averaging, etc.) 003.pdf 5 How does the project meet the special requirements? (Use additional sheets if necessary) State how the project meets the following technical performance standards: Curb cuts are minimized: Check off all that apply to the project: use of a common driveway for access to more than one business use of an existing side street use of a looped service road 2. Does the project require more than one driveway cut? NO VES (if yes, explain why)_ Are pedestrian, bicycle and vehicular traffic separated on -site? YES NO (if no, explain why) FOR PROJECTS THAT REQUIRE INTERMEDIATE SITE PLAN APPROVAL ONLY , SIGN APPLICATION AND END HERE (Applicant must include waiver form on p 8 indicating that either all information is included or that waivers are being reauested.) 9. I certify that the information contained herein is true and accurate to the best of my knowledge. The undersigned owner(s) grant Planning Board permission to enter the property to review this application. Date: Applicant's Signature: Date: Owner's Signature:_ (Owners signature or letter from owner authorizing applicant to sign.) FOR PROJECTS THAT REQUIRE A SPECIAL PERMIT OR WHICH ARE A MAJOR PROJECT, applicants MUST also complete the following: F. Explain why the requested use will: not unduly impair the integrity or character of the district or adjoining zones: not be detrimental to the health, morals or general welfare: be in harmony with the general purpose and intent of the Ordinance: 003.pdf 6 L./ G. Explain how the requested use will promote City planning objectives to the extent possible and will not adversely effect those objectives, defined in City master study plans (Open Space and Recreation Plan; Northampton State Hospital Rezoning Plan; and Downtown Northampton: Today, Tomorrow and the Future). 9. I certify that the information contained herein is true and accurate to the best of my knowledge. The undersigned owner(s) grant the Planning Board permission to enter the property to review this application. Date: 3 6 a3 Applicant's Signature: Date: 1/L o3 Owner's Signature: signature or lettetffom ownoVauthorizing applicant to sign.) (Applicant must include waiver form on p. 8 indicating that either all information is included or that waivers are being requested.) MAJOR PROJECTS MUST ALSO COMPLETE THE FOLLOWING MAJOR PROJECT APPROVAL CRITERIA: Does the project incorporate 3 foot sumps into the storm water control system? Yes No (IF NO, explain Will the project discharge stormwater into the City's storm drainage system? Yes No X (IF NO, answer the following:) Do the drainage calculations submitted demonstrate that the project has been designed so that there is no increase in peak flows from pre- to post- development conditions during the: 1, 2, or 10 year Soil Conservation Service design storm ? Yes X No (IF NO, explain Will all the runoff from a 4/10 inch rainstorm (first flush) be detained on -site for an average of 6 hours? Yes No X (IF NO, explain why) This project is designed using water quality inlet structures to remove an excess of 80% of total suspended solids, in accordance with the Massachusetts Stormwater Management Policy. Is the applicant requesting a reduction in the parking requirements? Yes No X If yes, what steps have been taken to reduce the need for parking, and number of trips per day? 003.pdf K&WNIVEfL6 9-cepoe�'D SITE PLAN REQUIREMENTS REQUEST FOR WAIVERS APPLICATION This form MUST be included in your application packet. The site plan MUST contain the information listed below. The Planning Board may waive the submission of any of the required information, if the Applicant submits this form with a written explanation on why a waiver would be appropriate. To request a waiver on any required information, circle the item number and fill in the reason for the request. Use additional sheets if necessary. If you are not requesting any waivers please note that on this form. A. Locus plan B. Site plan(s) at a scale of 1 "=40' or greater B -1. Name and address of the owner and the developer, name of project, date and scale plans: M . Plan showing Location and boundaries of. the lot adjacent streets or ways all properties and owners within 300 all zoning districts within 300 feet B -3. Existing and proposed: buildings — setbacks from property lines — - building elevations — all exterior entrances and exits — (elevation plans for all exterior facades structures are encouraged) B4. Present & proposed use of the land buildings: B -5. Existing and proposed topography (for intermediate projects the permit granting authority may accept generalized topography instead of requiring contour lines): - at two foot contour intervals - showing wetlands, streams, surface water bodies - showing drainage swales and floodplains: - showing unique natural land features B -6. Location of. parking & loading areas public & private ways_ — driveways, walkways_ access & egress points_ proposed surfacing:_ Location and description of all stormwater drainage /detention facilities water quality structures public & private utilities /easements 003.pdf g .1—/ B -8. Existing & proposed: landscaping, trees and plantings (size & type of plantings 1 sewage disposal facilities - water supply facilities_ stone walls, buffers and/or fencing: Signs - existing and proposed:_ - Location dimensions/height_ color and illumination B -10. Provisions for refuse removal, with facilities for screening of refuse when appropriate: B -11. Lighting: Location Details Photometric Plan showing no more than .5 foot candle at property line FOR MAJOR PROJECTS ONLY: B -12. An erosion control plan and other measures taken to protect natural resources & water supplies: C. Estimated daily and peak hour vehicles trips generated by the proposed use, traffic patterns for vehicles and pedestrians showing adequate access to and from the site, and adequate vehicular and pedestrian circulation within the site. Site Plans submitted for major projects shall be prepared and stamped by a: Registered Architect, Landscape Architect, or Professional Engineer (At least one plan must have an original stamp, remaining plans must either have an original stamp or copy of original stamp.) 003.pdf 9 SITE PLAN AND SPECIAL PERMIT CRITERIA A. How will the requested use protect adjoining premises against seriously detrimental uses? How will the project provide for: surface water drainage: Refer to project plans and storm drainage analysis and design report for this information. sound and sight buffers: The project will not contain any significant sound generators. Landscape plantings will be incorporated into the design of on -site parking and loading facilities to screen them from adjoining streets and properties. Any site lighting incorporated into the project will be designed so that there will be no light trespass onto neighboring properties. the preservation of views, light and air: The proposed buildings incorporated into the site will be designed to blend with and complement the existing building. The site is well vegetated with mature trees, which will be preserved outside of the limits of construction. This will serve to screen and buffer the project from adjoining roadways and abutting properties. B. How will the requested use promote the convenience and safety of pedestrian movement within the site and on adjacent streets? A network of walkways, some open and some covered, is incorporated into the site layout that will link the various buildings, parking areas and outdoor use areas together that will allow visitors and residents to circulate around the site with minimal conflict with vehicle routes. As there are currently no sidewalks on the public ways adjoining the site, there are no connecting walks proposed to link from the interior walkway system to the adjacent streets. How will the project minimize traffic impacts on the streets and roads in the area? Refer to the traffic impact statement and report filed with this application for a discussion of the assessment of traffic- related issues associated with the proposed project. Where is the location of driveway openings in relation to traffic and adjacent streets? The project will utilize two existing driveways to access the site, one each on Coles Meadow Road and North King Street. What features have been incorporated into the design to allow for: access by emergency vehicles: All existing and proposed buildings on the site will be directly accessible to emergency vehicles. Turnarounds are provided at the dead end driveways serving the service and staff parking area and the 12 cottages. the safe and convenient arrangement of parking and loading spaces: Parking spaces are located throughout the site in a variety of configurations to serve the various existing and proposed buildings. The main service area and loading dock and a small area of staff parking will remain where they are currently located, at the north side of the existing building. The existing driveway accessing this area has been realigned slightly in the process of relocating staff parking and relocating the existing garage /storage building from the existing main parking lot to the service drive. provisions for persons with disabilities: As this project is a residential facility for the elderly, all areas will be accessible by persons with disabilities. The project site will be provided with accessible parking spaces at all key locations, and the various parking areas, building groupings and outdoor use areas will be interconnected with an accessible walkway system. C. How will the proposed use promote a harmonious relationship of structures and open spaces to: the natural landscape: A large portion of the existing site is currently in an undisturbed vegetated state, including lawn areas, open woods and wooded wetlands, The existing buildings, parking areas and outdoor use areas are integrated into the existing site in such a way that the feeling at the site is one of being in a wooded, park -like setting. The proposed buildings, parking areas, gardens and outdoor use areas will be integrated with the existing site improvements so as to maintain this feeling. In addition, on the upland area across the bordering wetland just to the north of the actively used portion of the site, there is a fairly large community garden which was developed over a number of years by the residents of Laurel Park, although the directors of the Rockridge site indicate that the gardens have not been active over the past couple of years. We are proposing to construct a footpath and boardwalk system across the wetland that will provide access to the garden area for the Rockridge residents. We anticipate that this will be a very popular activity at the community. to existing buildings: The proposed buildings will be incorporated with the existing utilizing similar scale and architectural detailing in order to maintain an appearance of order and cohesiveness, while the resulting variety of building types will add visual interest to the overall appearance. Please refer to the architectural elevations and perspective renderings included in the drawing set. other community assets in the area: The existing character of the surrounding community is mainly rural- residential, although there is a small car repair facility and State Police barracks across North King Street from the site. As mentioned above, the expanded development of the site will preserve the existing wooded, park -like feeling and be well - buffered from the abutting properties and streets. D. What measures are being taken to show that the use will not overload the City's resources, including: water supply and distribution system: In the process of preparing the site plans for this project, we have been in contact with the Water Division of the Northampton Department of Public Works to confirm that adequate water pressure and volume exist for the proposed expanded use of the site for potable water and fire - fighting purposes. sanitary sewage and storm water collection and treatment systems: We have also been in contact with the Sanitary and Storm Drains Division of the Department of Public Works to confirm that there is sufficient capacity in the City sanitary sewer system to accommodate the proposed expansion. Additional stormwater runoff generated by the proposed expansion will be managed on the project site, in accordance with the provisions of the Massachusetts Stormwater Management Policy, applicable provisions of the Northampton Zoning Bylaw, and accepted standards of engineering practice. This will include management measures to control both quantity and quality of stormwater runoff. Please refer to the Storm Drainage and Design Report filed with this application for a detailed discussion of the proposed system. fire protection, streets and schools: All existing and proposed buildings are fully sprinklered for fire protection purposes, and hydrants are placed strategically throughout the site. The layout of the site has been undertaken with full consideration given to access by fire protection and other emergency vehicles. The Northampton Fire Department has been involved in review of the project from the conceptual stage, and are asked to review and comment on the plans submitted in this Site Plan Review process. There are no significant impacts to City streets that will result from the proposed site improvements. As the majority of the residents at this type of facility do little or no driving, it is not a large traffic generator. Included with this application, we have prepared a general traffic impact analysis and report which discusses the existing and proposed traffic impacts associated with the development. Being a residential facility for the elderly, this project will not make any demands on the Northampton school system. how will the proposed project mitigate any adverse impacts on the City's resources, as listed above? As outlined above, the proposed project is not expected to have any significant adverse impacts to any resources of the City of Northampton. E. List the sections) of the Zoning Ordinance that states what special regulations are required for the proposed project (flag lot, common drive, lot size averaging, etc.) The proposed use (assisted living community) is an allowed use in this zoning district with a Special Permit from the Planning Board (NZO Sec. 10.10). The size of the project also requires that a Site Plan Special Permit be obtained from the Planning Board (NZO Sec. 10.11). It is not believed that there are any other special regulations of the NZO that apply to this project. How does the project meet the special requirements? Not applicable. F. State how the project meets the following technical performance standards: L Curb cuts are minimized. The project site currently has two curb cuts on Coles Meadow Road, and two on North King Street. One of the cuts on Coles Meadow serves as the main resident and visitor driveway to the existing facility; the other accesses an existing single- family dwelling on the southeast corner of the site. One of the North King Street curb cuts accesses an undeveloped area of land at the north end of the site. The other serves as access to the service and staff parking areas at the north side of the existing building. On the project plans as submitted, the existing curb cuts serving the site would continue to be utilized in that capacity. A preliminary concept for the development proposed a separate curb cut on Coles Meadow Road for the driveway that accesses the cottage apartments. The Northampton Planning Director discouraged the use of this additional curb cut, so an internal connection was made with the existing driveway. Check all that apply to the project: Tomorrow and the Future and several other sources. We found a brief reference to a finding in the section of the Downtown Northampton study entitled Charrette: Downtown Threats that "Elderly's needs not met "; other than that, we could not find any specific planning recommendations or guidelines for provision of elderly congregate housing in the City of Northampton. It seems imperative, however, to provide for the residential needs of the Valley's ever - increasing population of senior citizens.