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13-073 (56) �'r. ' -a),/ Fa.i_iv w ` Planning - Decision City of Northampton Hearing No.: PLN-2008-0003 •T`\ F ( l.S p �7 f S 1.� Date: August 30, 2007 APPLICATION TYPE: SUBMISSION DATE. PB Special Permit with Major Site P/a 7/25/2007 j ' SEP - 4 2007 Applicant's Name: Owner's Name: Surveyor's Name: NAME: NAME: L.. COMPANY NAME: NEW ENGLAND DEACONESS ASSOC NEW ENGLAND DEACONESS ASSOC ;S I ADDRESS: ADDRESS: ADDRESS: 1 TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE: NORTHAMPTON MA 01060 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: _ SR TOWN: - SECTION OF BYLAW: i •' .s I PTA i ,,A 01060 Chpt.350-10.1:Special Permit • 'T: MAP DATE: ACTION TAKEN: .01 Approved With Conditions Book: Page: 1541 127 NATURE OF PROPOSED WORK: Addition of 7 independent living cottages to the Rockridge facility affecting map 13-73& 13-008. HARDSHIP: CONDITION OF APPROVAL: 1) Prior to issuance of a building permit,adequate construction fencing at the drip line of the trees to be protected on the plans shall be installed. All trees within 10'of right-of yy may count toward the street tree-planting requirement. Such trees to be counted toward the requirement shall be checked by Office of Planning and Development. 2.Prior to issuance of a buildinc permit, the following items as requested by Department of Public Works shall be addressed through plan changes and data submission. Final plans shall be submitted 6 to Office of Planning and Development. • The 7 overflow parking spaces shall be "drays-crete",-permeable type material. • Sight distance data from main drivewa shall be validated. • 'Trench patching or new sewer structure and line shall be in compliance with DPW standards. • Sidewalk along Coles Meadow Road shall be bituminous concrete and shall be constructed to Department of Public Works standards with a minim umokinch.urb-seveal,-standard base and thickness. • Verify to Department of Public Works that wet well and pump installed during initial improvements, were sized appro commodate the seven additional-proposed units. Off peak pumping of the wet well shall be maintained to mitigate the downstream sewage flow problem. 3. Standard Department of Public Works water and sewer tap-ins,filing and fee requirements shall be met. 4.All mum 5 feet below final grade to crown of pipe. d water main along Coles Meadow road ansl in areas along North King Street. At least 5'of separation should be created. 6. Relocate CB#1 so that tree crowns do not overlap with underground utilities or structures to the extent possible. 7.Propos ed so that proposed tree crowns do not overlap witti manhole cap. 8. The stormv.atersystern as show_n shall remain as a private system. r GeoTMS®2007 Des Lauriers Municipal Solutions,Inc. Planning - Decision City of Northampton Hearing No.: PLN-2008-0003 Date: August 30, 2007 9.All utilities on existing conditions plan should be shown on grading and utility plan if they will remain. All utilities must be separated from dry wells and other proposed infrastructure and tree plantings as necessary. 10.A sidewalk connection from Coles Meadow Road sidewalk to the interior sidewalks shall be made along the site driveway. 11. Sidewalks to be installed along Coles Meadow Road and North King Street shall not have greater than a 10-degree radius. 12.Prior to issuance of the final certificate of occupancy the applicant shall construct a sidewalk along N.King St.south toward Hatfield St.beyond the property boundary for a distance that equals the$1,500 of mitigation offered to comply with§350-11.6-2. 13.Prior to issuance of a certificate of occupancy the applicant shall submit as-builts of the lighting system indicating compliance with the proposed plans as approved by Planning Board. FINDINGS: The Planning Board granted the special permit after granting the site plan approval based on the following documents submitted with the application: 1. "Proposed Cottages&Site Improvements Rockridge Retirement Community, Prepared by Coler&Colantonio,Inc.For New England Deaconess Association,pages "existing conditions survey,LO, GU1, GU2,D1, D2, GN,A31. Dated July 6, 2007 for survey and July 23, 2007 for other sheets. 2. Photometric Plan for Rockridge Retirement Community, Prepared by Cooper Lighting, dated 8/7/2007, Sheet WN. 3. "Proposed Cottages and Site Improvements, Rockridge Retirement Community"Cost Estimate for offsite sidewalk construction. Prepared by Coler& Colantonio,Inc. The Planning Board found that the following special permit criteria had been met. (1) 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 cottages will blend in with the existing complex of cottages and structures on the site and will maintain and or add to the tree canopy on this corner of North King and Coles Meadow Road;and (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.If applicable, this shall include considering 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. Interior sidewalks will connect structures and connect to the sidewalk on the perimeter abutting the public streets. A new public sidewalk will be added along Coles Meadow Road and offsite improvements will consist of an extension of sidewalk along North King Street south toward Hatfield Street;and (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 addition to the complex will blend in architecturally and with plantings to the existing site.; 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 new cottages will be tied into the existing sewer tank that will pump sewage to the public system at off-peak hours;and (5)The requested use meets any special regulations set forth in this chapter. The project meets the criteria in site plan,including for traffic mitigation where the applicant has offered to construct approximately 185 linear feet of new sidewalk south along North King Street,storm water with approval by Department of Public Works and lighting;and (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 effect those objectives,as defined in City master or study plans adopted under MGL c.41,§81C and 81D. The site can handle additional units from an infrastructure and density point of view.It meets the goal of maximizing existing sites rather than pushing this type of development to outlying, undeveloped areas. COULD NOT DEROGATE BECAUSE: GeoTMS®2007 Des Lauriers Municipal Solutions,Inc. Planning - Decision City of Northampton Hearing No.: PLN-2008-0003 Date: August 30, 2007 FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE: 7/26/2007 8/9/2007 8/31/2007 REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY: APPEAL DEADLINE: 8/2/2007 9/28/2007 8/17/2007 8/31/2007 9/19/2007 FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE: 8/2/2007 8/16/2007 8/17/2007 8/30/2007 SECOND ADVERTISING DATE: HEARING TIME: VOTING DEADLINE: DECISION DEADLINE: 8/9/2007 12:40 AM 11/15/2007 11/15/2007 MEMBERS PRESENT: VOTE: Stephen Gilson votes to Grant George Russell votes to Grant Jennifer Dieringer votes to Grant Paul Voss votes to No Vote taken and/or recor Francis Johnson votes to Grant George Kohout votes to Grant Keith Wilson votes to Grant Kenneth Jodrie votes to Grant MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION: Keith Wilson Jennifer Dieringer 7-0 Approved with Conditions MINUTES OF MEETING: Chair Francis Johnson,in accordance with Planning Board rules, noted that because Paul Voss voted in place of a full member for the previous hearing of the August 16 meeting and based on the rotating order for associate members voting in the place of a full member, George Russell would rotate in to fill the full member slot. Thus although present, Paul Voss did not participate in the vote. Minutes available in the Office of Planning&Development. 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 August 30, 2007. I certir that a copy of this decision been mailed to the Owner and Applicant. . � ,yynnuu^^'' 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®2007 Des Lauriers Municipal Solutions,Inc.