13-073 Planning Special Permits 2003- B7276-P88: T
Planning Board - Decision v City of Northampton
Hearing No.: PLN- 2004-0037 Date: November 14, 2003
APPLICATION TYPE: SUBMISSION DATE:
Amendment to Permit 10/2312003
App licant's Name: Owner's Name: S
NAME:
SITE ZONING:
urve or s Name:
SR
NAME:
COMPANY NAME:
Coler 6 Colantonio, Inc.
NEW ENGLAND DEACONESS ASSOCIAT
MAP:
ADDRESS:
ADDRESS:
ADDRESS:
1 Sugarloaf Street
COLES MEADOW RD
073
TOWN:
STATE:
I ZIP CODE:
TOWN:
STATE:
ZIP CODE:
TOWN:
STATE:
ZIP CODE:
SOUTH DEERFIELD
MA
01373
NORTHAMPTON J . 4FA
DECISION DEADLINE:
I 01060
111612003 7
7:00 PM 3
3/26/2004 3
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
(413) 665 -53210
(413) 665 -5390
EMAIL ADDRESS:
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
STREET NO.:
SITE ZONING:
25 COLES MEADOW RD
SR
TOWN:
SECTION OF BYLAW:
NORTHAMPTON MA 01060
Section 10. Special Permit
MAP:
BLOCK:
1
LOT:
MAP DATE:
ACTION TAKEN:
13
073
001
HEARING DATE: V
Approved With Conditions
Book:
Page:
1541
127
1111312003 1
NATURE OF PROPOSED WORK:
Amendment to Conditions # 7 (relating to extent of tree clearing along driveway) and # 8 (relating to light levels) of Special Permit Issued
June 2, 2003.
HARDSHIP:
CONDITION OF APPROVAL:
FINDINGS: 1) The increased light levels are approved as shown on the plan submitted to the Planning Board on
November 13, 2003.
Pathway lights shall be on a timer and shall be turned off no later than 10 p.m.
Based on the photometric plan #0301067G presented to the Board at the hearing on November 13, 2003, and the request to amend two
conditions originally placed on the permit granted in June 2003, the Board found that the removal of trees beyond 10' from the relocated
driveway and replanting with the trees shown on the planting plan would provide better screening and buffering than if the existing
vegetation were preserved. Plantings of the species and in the location presented in the original planting plan shall be allowed.
Further, the Board found that the proposed alteration to light levels on site were appropriate given the population that the applicant will
be serving.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: M
MAILING DATE: H
HEARING CONTINUED DATE: D
DECISION DRAFT BY: A
APPEAL DATE:
REFERRALS IN DATE: H
HEARING DEADLINE DATE: H
HEARING CLOSE DATE: F
FINAL SIGNING BY: A
APPEAL DEADLINE:
1 X30/2003 1
12/27/2003 1
1111312003 1
1111312003 1
121412003
FIRST ADVERTISING DATE: H
HEARING DATE: V
VOTING DATE: D
DECISION DATE:
10!30/2003 1
1111312003 1
1111312003 1
1 11/14/2003
SECOND ADVERTISING DATE: H
HEARING TIME: V
VOTING DEADLINE: D
DECISION DEADLINE:
111612003 7
7:00 PM 3
3/26/2004 3
312612004
MEMBERS RRESEW
MEMBERS �
E:
William Letendre votes to Grant
Paul Voss votes to Deny
Francis Johnson votes to Grant
George Kohout votes to Grant
Keith Wilson votes to Grant
Kenneth Jodde votes to Grant
oeoi maw zuu3 was L.auners municipal Solutions, Inc.
oeoi maw zuu3 was L.auners municipal Solutions, Inc.
Planning Board - Decision City of Northampton
Hearing No.: PLN- 2004-0037 Date: November 14, 2003
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
WiAiam Letendre I Keith Wilson 1 1 -5 1 Approved with Conditions
MINUTES OF MEETING:
Available in the Office of Pianning 6 Development.
i, Carolyn Misch, certify that this is a true and accurate decision made by the Pianning Board on the requested amendment and such
decision has been flied with the City Cierk on
November 14, 2003
with a copy sent to the Owner and Applicant
c
GeoTMS® 2003 Des Lauriers Municipal Solutions, Inc.
Planning Board - Decision `J City of Northampton
Hearing No.: PLN- 2003 -0069 Date: June 2, 2003
APPLICATION TYPE: SUBMISSION DATE:
P8 Special Permit with Major Site P/ 3/712003
Applicant's Name:
t]wnrar's Mama•
NAME:
- - -
.Jul vc ur s ivame:
NAME:
COMPANY NAME:
New England Deaconess Assoc.
NEW ENGLAND DEACONESS ASSOCMT
ADDRESS:
ADDRESS:
ADDRESS:
80 Deaconess Rd
COLES MEADOW RD
TOWN:
STATE:
ZIP CODE:
TOWN:
STATE:
ZIP CODE:
TOWN:
STATE:
ZIP CODE
CONCORD
MA
01742
NORTHAMPTON
MA
01060
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
EMAIL ADDRESS:
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
STREET NO.: SITE ZONING:
25 COLES MEADOW RD SR
TOWN: SECTION OF BYLAW:
NORTHAMPTON MA 01060 Section 5.2, 10 & 11
MAP: BLOCK: I LOT: I MAP DATE: ACTION TAKEN:
13 073 001 Approved With Conditions
Book: Page:
NATURE OF PROPOSED WORK:
Renovation /expansion of existing 61 bed congregate assisted living and Alzeheimer care facility into 76 bed facility plus 12 attached
elderly assisted living cottages.
HARDSHIP:
CONDITION OF APPROVAL:
FINDINGS:
I. Maintenance of the stormwater management facilities shall be in accordance with the Stonnwater
Operation and Maintenance Plan
(pgs. 11 -13) included in the submittal. Reports showing proof of
inspections and necessary cleaning by a qualified professional shall be submitted to the Office of
Planning $ Development no later than May 15 and November 15 each year.
2. Prior to the issuance of a building permit the applicant must submit a foil fire protection narrative
to the Fire Department for approval. Hydrant spacing must be in accordance with National Fire
Protection Standards.
3. To provide partial mitigation of area -wide traffic impacts as a result of the project, and as offered
by the applicant verbally during the public hearing, when the current occupant of the home on the
corner of Coles Meadow Road and North King Street leaves the home, the applicant shall close the
curb cut on Coles Meadow Road closest to North King Street
4. To provide partial mitigation of area -wide traffic impacts as a result of the project, prior to the
issuance of a certiflcate of occupancy, the applicant shall either build a minimum 4' wide sidewalk
along the North King Street frontage within the Mass Highway rlght -of -way or on the applicant's
property.
5. To mitigate the applicant's absorption of some of the existing sewerage capacity and as offered by
the applicant the developer shall allow Laurel Park users to discharge their sewage into SMH #4 at no
charge, as long as developer's engineers and the Northampton DPW agree such discharge will not
have adverse impacts on New England Deaconess Association's sewerage system and the City's
sewerage system and if DEP issues the necessary discharge permits.
6. Prior to the issuance of a building permit, the applicant must submit revised plans showing:
a. All turns in water lines have thrust blocks;
b. The size and type of proposed water lines and documenting that the water line type complies with
DPW standards;
c. Clear stormwater /drainage flow paths;
d As offered by the applicant verbally during the public hearing, the dead -end water line either be
looped to water lines in Laurel Park, North King Street, Coles Meadow Road, or the primary water
GeOTMS® 2003 Des Lauriers Municipal Solutions, Inc.
Planning Board - Decision City of Northampton
Hearing No.: PLN -2003 -0069 Date: June 2, 2003
service from North King Street, or that the applicant submit a plan for periodic flushing of the water
line and receive Northampton DPW Water Department approval of said plan;
e. As offered by the applicant verbally during the public hearing, documentation that the water use
will not adversely affect other water users in the North King Street/Co /es Meadow Road area and
receive Northampton DPW Water Department approval of said submittal.
7. All existing vegetation between ten feet westerly of the new access road to the cottages and Coles
Meadow Road shall remain and shall be protected during construction. The developer shall replace
any of this vegetation damaged during construction.
8. Lights should create no more than 3.0 candle feet, and the lighting plan /photometric plan shall be
revised prior to issuance of the building permit to show this.
FINDINGS:
The Planning Board GRANTED the Special Permit with Site Plan Approval (major project) based on the following plans and information
submitted with the application and as amended by any conditions attached to this permit:
Unless otherwise noted, all plan sheets idendfled below are prepared for Rockridge at Laurel Park, North King Street, Northampton, MA,
prepared by Coler & Colantonio., dated March 6, 2003.
1. "Existing Conditions, Abutter & Zoning Plan" Sheet No. EC -1;
Z "Grading & Utilities Plan" Sheet No. GU -1;
3. "Grading & Utilities Plan" Sheet No. GU -2;
4. "Cottage Grading Detail" Sheet No. GU -3;
5. "Grading Detail Plan" Sheet No. GU-4;
6. "Layout & Materials Plan" Sheet No. L -1;
7. " Layout & Materials Plan" Sheet No. L -2;
8. "Cottage Layout Detail" Sheet No. L -3;
9. "Layout Plan" Sheet No. L-4;
10. "Planting & Lighting Plan" Sheet No. PL -1;
11. "Planting & Lighting Plan" Sheet No. PL -2;
12. "Planting Details" Sheet No. PL -3;
13. "Construction Details" Sheet No. D-1;
14. "Construction Details" Sheet No. D -2;
15. "Construction Details" Sheet No. D -3;
16. "Construction Details" Sheet No. D-4;
17. "Construction Details" Sheet No. D-5;
18. "General Notes" Sheet No. GN -1;
19. "Building Elevations"
20. "Entry View"
21. "Cottage Apartment View"
22. "Rockridge Assisted Living Faciltiy, Northampton, MA" Drawing No. WN, prepared by Cooper Lighting, dated April 1, 2003.
In Granting the Special Permit with Site Plan Approval, the Planning Board determined that
A. The requested use, to construct a 37,427 sq. ft. addition and 12 one - bedroom attached cottages, protects adjoining premises against
seriously detrimental uses because the proposed buildings will be designed to blend with and complement the existing buildings.
Landscaping plantings will be incorporated into the parking area and loading area to screen them from adjoining streets and residential
GeoTMS® 2003 Des Lauriers Municipal Solutions, Inc.
Planning Board - Decision City of Northampton
Hearing No.: PLN- 2003 -0069
Date: June 2, 2003
properties and the majority of wooded areas on site will be maintained in their existing state, providing a natural sound and sight buffer
between the development and adjacent parcels.
B. 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 because walkways have been incorporated into the site layout that
will link the various buildings, parking areas and outdoor use areas together thereby allowing visitors and residents to circulate around
the site with minimial conflict with vehicle routes. A 4' wide sidewalk will be located along the North King Street frontage. All existing
and proposed buildings on the site will be directly accessible to emergency vehicles.
C. 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 because the applicant has made an effort to design the building so that it is compatible with
adjacent buildings located on the site. The proposed project will preserve the existing wooded lot and will be well - buffered from the
abutting properties and streets.
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
because the proposed sanitary sewer system will discharge to the City's system during off -peak hours to accommodate the proposed
expansion and additional stormwater runoff generated by the expansion.
E. The requested use meets any special regulations set forth in the Zoning Ordinance as listed in Sections 5.2, 10 & 11.
F. The requested use bears a positive relationship to the public convenience or welfare by providing housing for the elderly.
The use will not unduly impair the integrity of the character of the district or adjoining zones because the expansion of the existing use
is in keeping with the existing wooded, low - density, residential character of the neighborhood.
The use will not be detrimental to the health, morals or general welfare. The use is in harmony with the general purpose and intent of the
ordinance.
G. The requested use will promote City planning objectives to the extent possible by providing inflil on an existing nursing care site and
will not adversely effect those objectives, as defined in City master plans or study plans adopted under M.G.L. Chapter 41, Sections 81 -C
and D.
In addition, in reviewing the Site Plan submitted, the Planning Board found that the application complied with the following technical
Performance standards:
I. There will be no new curb cuts, with one curb cut to be closed at an agreed upon time in the future.
2. Pedestrian, vehicular and bicycle traffic are separated on -site to the extent possible.
COULD NOT DEROGATE BECAUSE:
3/20/ 2003
4x3/2003
" - - • - -- ---
_• UcU bIUN URAFT BY:
APPEAL DA TE:
REFERRALS IN DATE
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
6/5/2003
FINAL SIGNING BY:
3/27/2003
5/11/2003
5/22/2003
APPEAL DEADLINE:
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
5/22/2003
6/22/2003
3/27/2003
4110/2003
5/22/2003
DECISION DATE:
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
6/2/2003
4WO03
7 :00 PM
8/9/2003
DECISION DEADLINE:
MEMBERS PRESENT:
8/912003
VOTE:
Frandy Johnson
votes to
Grant
Julie Hooks Davis
votes to
Grant
George Kohout
votes to
Grant
Keith Wilson
votes to
Grant
Paul Diemand
votes to
Grant
Kenneth Jodrie
votes to
Grant
David Wilensky
votes to
Grant
MOTION MADE BY:
VOTE COUNT:
Frandy Johnson
=Keith
DECISION:
MINUTES OF MEETING:
7
Approved with Conditions
Minutes are available
in the Office of Planning &
Development.
GeoTMS® 2003 Des Lauriers Municipal Solutions, Inc.
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