13-073 Special Permit-recorded- Planning Board 25 Coles Meadow rd-2003BK 0 12 1 b PG 0 8 8
irk Planning Board - Decision
Hearing No.: PLN 2003 -0009 Bk: 7278P 9 : 88 Page: 1 of 4
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Recorded: 08/24/2003 01:22 PM
APPLICATION TYPE: SUBMISSION DATE:
PS Special Permit with Major Site P! 3/7/Z003
licant's Name: Owner's Name:
NAME:
New England Deaconess Assoc. NEW ENGLAND DEACONESS ASSOCIAT
ADDRESS: ADDRESS: --
80 Deaconess Rd. `
COLES MEADOW RD "
TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE:
CONCORD I MA 1 01742 NORTHAMPTON MA 01060
PHONE NO.: FAX NO.: PHONE NO.: FAX NO.:
EMAIL ADDRESS:
EMAIL ADDRESS:
City of Northampton
Date: June 2, 2003
Surveyor's Name:
COMPANY NAME:
AD[A#ESS:
TOWN:
PHONE NO.:
EMAIL ADDRESS:
STATE. I ZIP CODE:
FAX NO.:
Site Information:
STREET NO.:
SITE ZONING:
5 COLES MEADOW RD
SR
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-
--.�
TOWN:
NORTHAMPTON MA 01060
SECTION OF BYLAW:
Section S . 2 , 10 & 11
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MAP: BLOCK: LOT. MAP DATE:
ACTION TAKEN:
13
073 001
Approved With Conditions
Book: Page:
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1541 127
NATURE OF PROPOSED WORK:
Renovation /expansion of existing 61 bed congregate assisted living and Alzeheimer care facility into 76 bed facilit p lus 12 attache
elderly assisted living cottages. y p d
HARDSHIP:
CONDITION OF APPROVAL:
FINDINGS
1. Maintenance of the stormwater management facilities shall be in accordance with the Starmwater
Operation and Maintenance Plan
(pgs. 11 -13) included 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 full Fire protection narrative
to the fire Department for approval. Hydrant spacing must be in accordance with National Dire
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 certificate of occupancy, the applicant shall either build a minimum 4' wide sidewalk
along the North King Street frontage within the Mass Highway right -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 SM14 #4 at no
charge, as long as developer's engineers and the Northampton DPW agree such discharge w #1 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. Prioi the issuance of a building perm14 the applicant must submit revised plans showing:
a. All turns in water lines have thrust blocks; g
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
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Planning Board - Decision City of Northampton
ampton
Hearing No.: PLN- 2003-0069 bate: 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/Coles Meadow Road area land
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 bbe 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 (maj(?r 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 identified 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;
2. "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. PL3;
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"
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22. "Rockridge Assisted Living Facildy, Northampton, MA" Drawing No. WN, prepared by Cooper Lighting,, dated A April' 2003.
p ,
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 cottag p rotects adjoining 9► � P j g Or+emises 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
GeoTMSO 2003 Des Lauriers Municipal Solutions, Inc.
BK 0 12 - 1 b PG 0 q 0
Planning Board - Decision -
City Of Northampton
Hearing No.: PLN -2003 -0069
D ate: June 2, 2003
properties and the majority of wooded areas on site will be maintained in their existing state, providing a natural so4nd and sig ht
between the development and adjacent parcels. 9 t buffer
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site' and on a d j acent
streets, minimize traffic impacts on the streets and roads in the area because walkways have been incorporated into !the site
will link the various buildin s layout that
g , parking areas and outdoor use areas together thereby allowing visitors and residents io circulate around
the site with minimial conflict with vehicle routes. A 4' wide sidewalk will be located along the Noah King Street frontage. Al! exists
and proposed buildings on the site will be directly accessible to emergency vehicles. g ng
C. The requested use will promote a harmonious relationship of structures and open spaces to the building exi sting buildings
and other community assets in the area because the applicant has made an effort to design the
g 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 effectt on the Ci 's water
supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets nd schools
because the proposed sanitary sewer system will discharge to the City's system during off-peak accommodate eak hours to accom s
expansion and additional stormwater runoff generated by the expansion. the proposed
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.
y
The use will not unduly impair the integrity of the character of the district or adjoining zones because the expansion of the existin use
is in keeping with the existing wooded, low - density., residential character of the neighborhood. g
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 infill on an existing nuirsing care site and
will not adversely effect those objectives, as defined in City master plans or study plans adopted under M.G.L. Chaptei 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 sandards:
1. 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:
NLINt; UtAULINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
312012003
41312003
•-
61512003
1
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
3/27/2003
FIRST
511112003
5/22/2003
512212003
61221003
ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
I
327/
VI 03
&22003
612/2003
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i ' fi C'
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
MOTION MADE BY:
41312003
7:00 PM
81912003
81912003
Frandy Johnson
MEMBERS PRESENT-
.IL^
Frand Johnson
votes to Grant
s -
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- • ; ;� r .�-., ;
Julie Hooks Davis
votes to Grant
•-
-- --- -
::
George Kohout
votes to Grant
= ► r�. :
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Keith Wilson
votes to Grant
'• ` i
�..: —
Paul Diemand
votes to Grant
I
Kenneth Jodrie
votes to Grant:'
.. �.:
} ' `.' ` '= f
.
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David Wllensky
votes to Grant
MOTION MADE BY:
SECONDED BY:
VOTE COUNT:
DECISION:
Frandy Johnson
Keith Wilson
7
Approved
with Conditions
MINUTES OF MEETING:
Minutes are available
in the Office of
Planning & Development.
GeoTMSOD 2003 Des Lauriers Municipal Solutions, Inc.
BX 0 12 1 b RG 0 q I
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Planning Board - Decision
City of Northampton
File No.: PL- N- -2003 -0069 Date: June 2, 2003
Pursuant to Massachusetts General Laws (MGL), Chapter 40A, Section 11, no Special Permit with Site Plan, •
modification or renewal thereof shall take effect until a co • • P an, or any extension,
copy of the decision bearing the certification of the City Clerk that
twenty days have elapsed after the decision has been filed, or if such an appeal has been filed that it has; been '
e Hampshire County registry of Deeds r disnussed or
denied, is recorded in the ty g ry o Land Court, as applicable and indexed under the name of
i
the owner of record or s recorded and noted on the owner's certificate of title. The fee for such recordi o '
be paid by the owner or applicant. It is the owner or a �g r registering shah
PP applicant's responsibility .. to pick up the certified decision from the City
Clerk and record it at the Registry of Deeds. (Please call the City Clerk prior to picking the decision
g P .)
The Northampton PIanning Board hereby certifies that a Special Permit with Site Plan Approval major project)
GRANTED and that copies of this decision and all la PP � J p Ject) has been
P plans referred to in it have been filed with the Planning Board and the City
tY
Pursuant to Massachusetts General Laws, Chapter 40A, Section 15, notice is hereby given that this decision is fi led with the
Northampton City Clerk on the date below.
If anyone wishes to appeal this action, an appeal must be filed pursuant to MGL Chapter 40A Section 17 with th the Hampshire
County Superior Court or the Northampton District Court and notice of said appeal riled with the City le '
days (20) of the date of that this decision was fled with the City Clerk P ty C rk within twenty
. '
Applicant: New England Deaconess Association — N. King Street & Coles Meadow Road
DECISION DATE: May 22, 2003
DECISION FILED WITH THE CITY CLERK: June 2 , 2003
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A ociate Me ber)
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CERTIFICATE OF SERVICE
Pursuant to M.G.L. Chapter 40A, Section 11,
hereby certify that I caused 'cop'ies of this
prepaid, to the Abpl; cant & Owner on June 2,
I, Angela Dion, Board Secretary,
Decision to e mailed, postage
2003.
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6 !(O121 bPG04�
June 24,'' 2003
r
I, Christine Skorupski, City Clerk of the City of n Northam to hereb certify
p ., y
that the above Decision of the Northampton Planning oard was filed in the g h Office
of the.City Clerk on June 2, 2003, that twenty days ve.ela sed nce
Y P uch
filing and that no appeal has been filed in this t
40
Attest:
City -Clerk
Y k
City of Northampto
(� H M HT w m R
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