32C-169 the end of the building look better.
Correspondence from Sam Brindis of the DPW questioned how will
proposed building be serviced with water and sanitary sewer and
where the CB #7 discharge and the size of the outlet pipe. A note
was added to the original DPW memo from George Andrikidis which
stated that new plans submitted by Huntley Associates addressed all
the DPW's concerns.
The Board of Health had reviewed the proposal and had not
objections to the proposed project.
Kenneth Jodrie moved to continue the Public Hearing.
Further discussion ensued about ways the applicant could make the
building more visually pleasing. Tim Murphy noted that there seems
to be two main concerns about the appearance of the building on
Pleasant Street and the Short Street facade, and the issue of the
setback on Pleasant Street. He said the plan of the building is
such that once the building is moved, other building sections must
also be moved. He said they needed specific guidance on that
issue. Joseph Beauregard said that setting the building back would
remove two offices. Andrew Crystal said how the building reads to
the street and the setback from the street are related issues.
Andrew Crystal suggested meeting in two weeks to address some of
the issues. He said he would be willing to come to an extra
meeting and give the applicants some informal input so that the
Planning Board could arrive at a decision. Crystal addressed the
representatives from the VA and asked them to have patience and
assured them that the Planning Board very much wanted them to stay
in Northampton.
Nancy Duseau moved to continue the Public Hearing to Wednesday,
August 10, 1994 at 12:00 Noon in Council Chambers, Wallace J.
Puchalski Municipal Building. Joseph Beauregard seconded the
motion which passed unanimously 6:0.
-15-
Crystal asked how long of a lease therfwould be. Mr. Lyons replied
that the VA has a five year lease commitment for the building.
No one spoke in favor or in opposition to the project.
Charlie Lyons said there was one issue about the signage which was
not answered. He said he would be requesting a sign permit from
the ZBA, and asked whether he needed to submit an amended site plan
showing the signage. Andrew Crystal said he would like to see the
signage represented on the site plan.
Paulette Kuzdeba's memo with recommendations for the proposal was
discussed. The issues brought up by Jordy Herold have been agreed
upon by Mr. Lyons and will be addressed.
Attorney Belsky asked if it was at all possible, Mr. Lyons needs to
move forward on this project as soon as possible since the
agreement he entered into with the VA set certain time deadlines
which are running out. Belsky said he thought the Special permit
criteria have been met.
Andrew Crystal said he was not sure the Planning Board wanted to
close the public hearing since there were still issues they wanted
to have addressed. Daniel Yacuzzo said he did not think the
parking was an issue, and he wasn't sure that the Planning Board
would ever be able to reach a consensus on specifically what they
want the building to look like. Crystal said it is not the job of
the Planning Board to tell the architect how the building should
look but since the building is located in an extremely delicate
space related to downtown, they do have the right to express
concerns about the appearance of the exterior as part of the
Special Permit criteria.
Kenneth Jodrie said he thought that a setback from the sidewalk is
one issue that needs to be dealt with. Joseph Beauregard said he
did not agree that all modern buildings should look modern because
he thinks new buildings can be built to blend into their
environment. He said he would like the section of the building
facing Pleasant Street to look more like other buildings in the
area. Wayne Feiden said the Board would like to see more detailing
on the building. Nancy Duseau said she would like to see the
appearance of the building softened to become more appealing.
Mr. Lyons said he had lived in Northampton all his life, and noted
that one of the interesting things about Pleasant Street is that it
makes a dramatic turn when you are entering Northampton and drivers
would be faced with looking at the front of the building. He said
there are other flat roof structures nearby. He noted that
Chilson's building had been painted white and was not in keeping
with a historic look. Lyons noted that Pleasant Street contains a
variety of mixed uses. He said he is extremely sensitive to the
Board's feelings about how this building will look. He said the
building will be more visually attractive than the existing
building. Joseph Beauregard reiterated that he would like to see
-14-
buildings in the neighborhood. She asked why the architect had
planned to put a flat roof on a building in New England. She did
not think that a small one -story building would look right next to
a massive building such as Chilson's. She thought it looked out of
place. Tim Murphy said that the single story nature of the
building may be out of character with the rest of downtown but it
fits in with the needs of the project. Murphy said they had tried
to extend the height of the building beyond the needs of the
building, and noted that the height of the building will be 16'
instead of the usual 12'. Murphy showed a plan which gave the
pattern detail for the brick. Duseau questioned whether there were
any way to enhance the front view of the builder and still stay
within budget since the building is very stark. Andrew Crystal
said that the Planning Board was most concerned with the section of
the building which faces Pleasant Street, and the presentation of
the building on that side. Crystal said that the building will
abut Northampton's central business district and is really not very
compatible with the rest of downtown. The Planning Board wants to
see a little more attention to detail on the street facade of the
building on Pleasant Street. Joseph Beauregard asked whether there
could be a pitched roof on the part of the building which faces
Pleasant Street. Murphy said it could be done with a gabled roof
which might improve stark look of a flat roof. Andrew Crystal told
Murphy that the Board was asking the applicant to add more detail
to the part of the building which will show from the street.
Daniel Yacuzzo said he thought it was an improvement over what is
on Pleasant Street now.
Jordy Herold, abutter to the property and owner of Amherst
Craftsman Building was present to voice support for the proposal.
He said the Amherst Craftsman Building was similar to the Chilson's
Building and that there is a one -story garage on the site which
echoes some of the architecture that Tim Murphy looked at in
designing the project. Kenneth Jodrie said his concern was that
the building should be set back if the side of the building will be
facing the street. He said there needs to be more room for
landscaping in front of it, between the sidewalk and the building
itself.
John Dietrich, traffic engineer from Champagne Associates, did the
traffic report for the site and summarized his findings. He said
that he had looked at the existing traffic at the present site on
Pleasant Street and counted traffic from the intersection of Short
Street and Kensington Avenue and anticipated future traffic
generated for the site. Dietrich said the present facility
services a lot of walk -ins and shuttle bus service. He said that
the peak travel time is in the morning from 7:45 A.M. - 8:45 A.M.
The peak hour time for Pleasant Street is late afternoon between
4:15 P.M. and 5:15 P.M. Dietrich said that the project would not
be a high traffic generator. He made recommendations to have a
bicycle rack on the premises and prohibit parking on Short Street.
Andrew Crystal expressed concern about how the demand was
determined. Dietrich explained how the planning was done and how
traffic demands were determined.
-13-
Minutes of the Planning Board Meeting of July 28, 1994
8:30 P.M. -- Request of Pride Properties, Inc. for a Site Plan
Special Permit under §10.11 of the Zoning Ordinance to construct an
addition to a pre- existing, non - conforming structure to house a new
Veterans Administration Community Care Center at 228 Pleasant
Street.
Chair Crystal opened the Public Hearing, reviewed procedures for
public hearings, and announced that a legal notice had been
published in the Daily Hampshire Gazette on July 14, 1994 and July
21, 1994.
Attorney Charles Belsky of Corash, Zurn and Belsky, Charles Lyons,
President of Pride Properties, Architect Tim Murphy, Peter Pompano,
David Huntley of Huntley Associates, John Dietrich of Champagne
Associates, a Doctor of Psychiatry who is the Acting Director of
the VA, and the Acting Chief of Social Work at the VA were all
present to discuss the application.
Attorney Belsky said this project qualifies as a major project.
The Veteran's Administration will lease the site from Pride
Properties to operate a Veteran's Community Care Facility. There
is already an existing community care facility on King Street which
the VA has outgrown. There is a need for a larger facility. The
VA program consists of different medical and social work therapy
programs, and will operate five days a week. The program does not
involve housing or overnight programs. There would be
approximately 10 VA staff who would supervise 50 -60 veterans per
day, and a rotating medical staff of 3 -4 people who would come in
daily for evaluations. The project calls for demolition of two
older building and renovation and extension of a third existing
building on the property. The property is located in a general
business (GB) district.
David Thompson from Huntley Associates reviewed the site plans.
The proposal includes plans for underground storm drainage to be
connected into the main street drains on Pleasant Street.
Mark NeJame noted that two curb cuts on Pleasant Street will be
eliminated. Andrew Crystal asked about the rights to Short Street
and whether they were clear. Mr. Belsky said he did not do the
title search but had not heard about any problems. Mr. Lyons said
he did not know about any rights -of -way except that Short Street
was a private way, and noted that the City has shown no desire to
own the street. Crystal asked Lyons whether he planned to maintain
the street and was told yes. The project includes restricting
parking on Short Street.
The architect for the project, Tim Murphy, reviewed the floor plan
and said that the construction would be steel frame with a brick
veneer. Nancy Duseau said she was not really impressed with the
plan since it did not seem to fit in well with the rest of the
-12-
grant the requested waivers.
The Planning Board adjourned its meeting at 2:10 p.m.
-11-
9. All lighting shall be shielded to prevent infringement on the
abutting properties.
10. The applicant shall post and maintain two "No Parking" signs
on Short Street. These signs shall be located in front of his
property and with permission, in front of the abutter's
property on Short Street.
11. Approval is granted based on the following plans detailed
below:
Plans entitled Veteran's Administration Community Care Center,
by Huntley Associates, Inc. for Pride Properties, Inc.:
Sheet # Title Date
Sheet 2/5 Grading & Utilities Plan 7/1/94
Sheet 3/5 Planting Plan 7/1/94
Sheet 4/5 Lay Out Plan 7/1/94
Sheet 5/5 Construction Details 7/1/94
Plans entitled Veteran's Administration Community Care Center
by Timothy Murphy Architects for Pride Properties, Inc.:
Sheet # Title Date
A -6R Building Elevations 7/1/94
A -7R Building Elevations 7/1/94
A -8R Building Elevations 7/1/94
12. All changes to the site plan shall be submitted to the Office
of Planning and Development for review.
13. Steps should be shown on the plan and on the exhibits
presented and further described in the Planning Board meeting
of August 10, 1994.
Nancy Duseau seconded the motion. Daniel Yacuzzo said he was
concerned about approving the site plan while restricting the
exterior floor plan. He said that there was a five year lease on
the property and the Planning Board's approval would restrict any
future occupants of the property. He said he didn't think the
Board should so severely restrict the applicant. Wayne Feiden
suggested approving all plans except internal changes to the floor
plan. Feiden suggested adding the following condition:
14. The site plan will be approved, however, any internal change,
which does not affect a change in use, will be allowed without
further permit approval.
The Planning Board voted unanimously 6:0 to approve the Site Plan,
which will be submitted, reviewed and approved by the Office of
Planning and Development and to approve the Special Permit and to
-10-
numbers. Nancy Duseau said she thinks the plan is appropriate and
does not see any reason why the Board cannot act today. Feiden
- cautioned the Board that clear plans were needed. The motion on
closing the Public Hearing passed unanimously 6:0.
Two plans from Huntley Associates could be called Exhibit A &
Exhibit Al and renderings could be called B, B1, B2, B3.
Joseph Beauregard moved to approve the Site Plan Special Permit
since all the criteria had been met with the following conditions:
1. A bicycle rack shall be required for the site. A revised plan
showing it's location shall be submitted and approved by the
Planning Board /Department.
2. Prior to obtaining an occupancy permit, the applicant must
demonstrate to the Board that efforts have been made to
establish a PVTA bus stop in close proximity to the facility,
in order to offer alternative means of transportation.
3. The applicant shall implement the following recommendations of
the traffic consultant:
- establishment of breaks in the curbing to provide
access to abutting parking area /facilities.
4. The applicant must receive written approval from the DPW in
order to gain access into the City's storm water system.
Permit will not be valid until this is complied with. If
permission is denied, then applicant must submit detailed
plans demonstrating that on -site detention is possible.
5. All catch basins to be installed must have a three (3) foot
sump, and be equipped with a gas trap.
6. The light located on the south east parking lot boundary shall
be shifted to the west parking boundary and located adjacent
to the third parking space (centered), in order to direct
lighting away from the abutter's property.
7. The light located on the southern boundary of the parking lot
shall be moved to accommodate a curb cut into adjacent parking
area. The light shall be relocated to the south western edge
of the parking lot where planting 1 -M is located, in order to
open up sight distances and distribute lighting to the sides
and rear of the parking area.
8. All plantings shall be installed and maintained in an orderly
fashion. Landscape materials that die shall be replaced
within 30 days or as soon thereafter during an appropriate
planting season.
-9-
building look more frontal. Murphy said that the Short Street side
of the building wall was increased in height about 18 "_to make it
- compatible with the front of the building. The facade will be
broken with columns with an entablature which is a simplified
version of the facade on Pleasant Street.
David Thompson of Huntley Associates discussed site facing Pleasant
Street to address concerns brought up at the last meeting. He said
they will install pre -cast concrete curbing which will help define
an edge between public and private property along the street side
and will help conserve plantings and mulch materials. Thompson
said privet hedges will be planted in the front and ornamental
group plantings will be placed along the side with 6" high raised
plantings. Thompson discussed drainage issues and reviewed changes
to the building.
Joseph Beauregard asked about handicapped access and was told there
will be two designated handicapped parking spaces which connect
with the walkway and one other handicapped space in the back of the
building.
Mark NeJame asked how tall the plantings along the front would be,
and was told that the intent was to have something knee -high. The
privet hedge is meant to be a circulation controller, not to exceed
about 3' tall. Thompson said that the tallest of the shrubs would
be about 3' high. All plantings will be mulched with shredded
bark.
Nancy Duseau asked about signage on the site and was told that
there would be a free - standing sign about 2' high and 6' long. Mr.
Lyons, the property owner, said it was his understanding that a
permit would be needed to install a free - standing sign on the site.
Chair Crystal told the applicant that he would need to designate
the area for signage on the site plan.
Nancy Duseau said that the specific concerns that the Planning
Board had previously discussed had since been addressed by the
applicant.
Nancy Duseau moved to close the Public Hearing. Joseph Beauregard
seconded the motion. Daniel Yacuzzo asked whether the Board wanted
to ask for a list of materials so that the materials could be
included on the site plan that is being approved. Yacuzzo said the
Board needed to know materials used so that they could set
conditions on site plan approval. Attorney Belsky said the
applicant would like the Board to act on the request without
further delays, if possible, and asked whether the applicant could
submit amended site plan. Paulette Kuzdeba said that the Planning
Board could state that revised plans must be submitted and approved
by the Office of Planing and Development. Wayne Feiden told the
Board that they would still need to receive final construction
plans which should show the materials to be used. The plans should
have a drawing number and date and revision notations and sheet
-8-
1A M
City of Northampton, Massachusetts �O4 pTO�
Office of Planning and Development i
- City Hall • 210 Main Street • 4 �i �11 ‘
• /� __ /lip- •
Northampton, MA 01060 • (413) 586-6950 •• r;t
FAX (413) 586 -3726 �� :�`� * .� �(� . ti
• Community and Economic Development i
• Conservation • Historic Preservation ,�` T.
• Planning Board • Zoning Board of Appeals -tom
• Northampton Parking Commission
Northampton Planning Board Meeting - August 10, 1994
Minutes
The Northampton Planning Board held a meeting at 12:00 Noon on
Thursday, August 10, 1994 in the Council Chambers, Wallace J.
Puchalski Municipal Building, 212 Main Street, Northampton.
Present were: Chair A. Crystal, J. Beauregard, N. Duseau, K.
Jodrie, M. NeJame, B. Riddle, D. Yacuzzo, W. Feiden, Principal
Planner, P. Kuzdeba, Senior Planner, and M. Martineau, Board
Secretary.
Chair Andrew Crystal opened the Continuation of a Public Hearing on
the request of Pride Properties, Inc. for a Site Plan Special
Permit under §10.11 of the Zoning Ordinance to construct an
addition to a pre- existing, non - conforming structure to house a new
Veterans Administration Community Center at 228 Pleasant Street.
Attorney Charles Belsky was present to represent the applicant.
Tim Murphy, the architect was also present to review and do a
presentation of the new drawings which show revisions to the plans
for the exterior of the proposed buildings. Belsky said the
applicant, attorney, architect and members of the Planning Board
had met and that he had had numerous discussions with the owner of
the property about modifying the exterior to address some of the
concerns raised by the Planning Board at the last meeting.
Tim Murphy, the architect for the project reviewed new drawings
which showed revisions made to the exterior of the buildings. The
facade of the building facing Pleasant Street was changed to
provide more interesting detail by using spilt concrete block and
ground cement block to be used on the base. Murphy said that the
cement will look like granite in appearance and there will be some
sandstone and limestone coloration at the top. The building will
have a neo- classical look with four pilasters across the front and
an entablature line with the columns. The architect said he had
removed a pair of windows at the side and increased the vertical
dimension of two single double -hung windows. Murphy said that in
an attempt to get some additional street scale, there is some
shadow over the windows. The facade is 3'4" higher than what was
previously presented and is now 19'4" in height which makes the
ORIGINAL PRINTED ON RECYCLED PAPER
-7- •
Pursuant to Massachusetts General Laws (MGL), Chapter 40A,
Section 11, no Special Permit, or any extension, modification or
renewal thereof, shall take effect until a 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 dismissed or denied, is recorded
in the Hampshire County registry of Deeds or Land Court, as
applicable and indexed under the name of the owner of record or
is recorded and noted on the owner's certificate of title. The
fee for such recording or registering shall be paid by the owner
or applicant. It is the owner or applicant's responsibility to
pick up the certified decision from the City Clerk and record it
at the Registry of Deeds.
The Northampton Planning Board hereby certifies that a Special
Permit has been Granted and that copies of this decision and all
plans referred to in it have been filed with the Planning Board
and the City Clerk.
Pursuant to Massachusetts General Laws, Chapter 40A, Section 15,
notice is hereby given that this decision is filed 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 the Hampshire
County Superior Court or the Northampton District Court and
notice of said appeal filed with the City Clerk within twenty
days (20) of the date of that this decision was filed with the
City Clerk.
Applicant: Pi.de PnapeAi.e.5 , Inc.
DECISION DATE: 'ucotb.t 10, 1994
DECISION FILED WITH THE CITY CLERK: Au w t 24, 1994
' 9 , ) 1 1
b 0
— 14 A: .■ 0
ani.eC 9acu.z �, z ' ���� AO
," (...., V APRIARO5111441
66(.14.4-1 ,...e''
attcy Du Kennet Ja�ntie
' A ". 4 7 - 1 7 7 - ece - r - t - ' 24- ,,,‘,/->--
J a6 epl T;eaunegcz hd
-6-
appropriate planting season.
9. All lighting shall be shielded to prevent infringement on
the abutting properties.
10. The applicant shall post and maintain two "No Parking" signs
on Short Street. These signs shall be located in front of
his property and with permission, in front of the abutter's
property on Short Street.
11. Approval is granted based on the following plans detailed
below:
Plans entitled Veteran's Administration Community Care
Center, by Huntley Associates, Inc. for Pride Properties,
Inc.:
Sheet # Title Date
Sheet 2/5 Grading & Utilities Plan 7/1/94
Sheet 3/5 Planting Plan 7/1/94
Sheet 4/5 Lay Out Plan 7/1/94
Sheet 5/5 Construction Details 7/1/94
Plans entitled Veteran's Administration Community Care
Center by Timothy Murphy Architects for Pride Properties,
Inc.:
Sheet # Title Date
A -6R Building Elevations 7/1/94
A -7R Building Elevations 7/1/94
A -8R Building Elevations 7/1/94
12. All changes to the site plan shall be submitted to the
Office of Planning and Development for review.
13. Steps should be shown on the plan and on the exhibits
presented and further described in the Planning Board
meeting of August 10, 1994.
14. The site plan will be approved, however, any internal
change, which does not affect a change in use, will be
allowed without further permit approval.
•
5
Consultant. These changes included addition of a
bicycle rack, and addition of curb /pavement cuts into
adjoining parking areas.
In Approving the Site Plan, submitted with the Special Permit,
the Planning Board voted 6:0 to accept the plan as submitted, as
no waivers were requested.
Conditions imposed upon the project are as follows:
1. A bicycle rack shall be required for the site. A revised
plan showing it's location shall be submitted and approved
by the Planning Board /Department.
2. Prior to obtaining an occupancy permit, the applicant must
demonstrate to the Board that efforts have been made to
establish a PVTA bus stop in close proximity to the
facility, in order to offer alternative means of
transportation.
3. The applicant shall implement the following recommendations
of the traffic consultant:
Establishment of breaks in the curbing to provide
access to abutting parking area /facilities.
4. The applicant must receive written approval from the DPW in
order to gain access into the City's storm water system.
Permit will not be valid until this is complied with. If
permission is denied, then applicant must submit detailed
plans demonstrating that on -site detention is possible.
5. All catch basins to be installed must have a three (3) foot
sump, and be equipped with a gas trap.
6. The light located on the south east parking lot boundary
shall be shifted to the west parking boundary and located
adjacent to the third parking space (centered), in order to
direct lighting away from the abutter's property.
7. The light located on the southern boundary of the parking
lot shall be moved to accommodate a curb cut into adjacent
parking area. The light shall be relocated to the south
western edge of the parking lot where planting 1 -M is
located, in order to open up sight distances and distribute
lighting to the sides and rear of the parking area.
8. All plantings shall be installed and maintained in an
orderly fashion. Landscape materials that die shall be
replaced within 30 days or as soon thereafter during an
4
a �.
vehicles, and to adjacent streets. Additionally, the
demolition of current buildings which are not handicap
accessible and do not meet current building standards and
replacement with structures complying with handicap
requirements and other applicable standards, adds to the
provision of convenience, safety and welfare of pedestrian
and vehicular traffic.
C. Has provided for the adequacy of the arrangement of parking
and loading spaces in relation to the proposed uses of the
premises by providing 33 parking spaces. Additionally, the
Site abuts a municipal parking lot, fronts on Pleasant
Street with metered parking, and is within reasonable access
to the Gere Parking Garage and the City operated parking lot
on Hampton Avenue. Also on -site loading areas are provided
so that no on- street loading will be necessary.
D. Has provided for the relationship of structures and open
spaces to the natural landscape, existing buildings and
other community assets in the area and compliance with other
requirements of the ordinance through the elimination of a
parapet wall and redesign of the new structure which makes
the project less restrictive of light and air and will
upgrade the general Pleasant and Short Street exposures by
addition of approximately 33 plantings of shrubs and trees,
and a building design which is in keeping with the
historical nature of the district.
E. Has provided for the mitigation of adverse impacts on the
City's resources including the effect on the City's water
supply and distribution system, sewerage collection and
treatment systems, fire protection, and streets, by
obtaining approval from the DPW for tieing into the public
water and sewer systems.
F. Has provided for compliance with the technical performance
standards listed below:
A. Curb cuts have been minimized by eliminating two
existing curb cuts onto Pleasant Street and the
addition of sidewalks along Pleasant Street with
handicap accommodation at the intersection of Pleasant
Street and Short Street.
B. Pedestrian, bicycle and vehicular traffic movement on
site have been separated.
C. Major Project requirements:
Traffic flow and generation from the proposed project
have been professionally analyzed and modified
according to the recommendations of the Traffic
3
3. The requested use will not create undue traffic congestion
or unduly impair pedestrian safety because information
provided by the applicant's traffic consultant indicated
that there would be no adverse affects on traffic.
4. The requested use will not overload any public water,
drainage or sewer system, or any other municipal system to
such an extent that the requested use or any developed use
in the immediate area or in any other area of the City will
be unduly subjected to hazards affecting health safety or
the general welfare.
5. The requested use meets all special regulations set forth in
the Zoning Ordinance, specifically §10.11(3) Site Plan -
Special Permit.
6. The requested use will not unduly impair the integrity or
character of the district or adjoining zones, will not be
detrimental to the health, morals, or general welfare, and
is in harmony with the general purpose and intent of the
Ordinance because the current character of the district and
adjoining zones is very mixed with commercial, professional
and business services, and restaurants as well as mixed
residential and commercial uses. The proposed use would not
diminish the character and would be considered an upgrade
through improvements with plantings, a fire - resistant
sprinklered building, new sidewalks and the addition of
handicap accessible parking spaces on the site.
In Approving the Site Plan, submitted with the Special Permit,
the Planning Board found that the plan:
1. Has provided for the protection of surface water drainage
through obtaining the approval of the DPW for connection
into the City's storm water and sanitary disposal systems.
Has provided for the protection of adjoining premises
against seriously detrimental uses and for the preservation
of views, light and air through inclusion of substantial
buffer plantings as shown on the Planting Plan to create an
aesthetically improved site, improve the views, provide
shade from larger plantings and create a partial Site buffer
and by demolition of a dilapidated wood frame and masonry
facade building with construction of new architect designed
structures.
B. Has provided for the convenience and safety of vehicular and
pedestrian movement within the site and on adjacent streets,
minimized traffic impacts on the streets, roads and highways
in the area through revised locations of driveway openings
and parking in relation to traffic, access by emergency
2
1//k c//0"y
City of Northampton, Massachusetts .104 T04, legvegoo Office of Planning and Development s .
City Hall • 210 Maln Street "y'
Northampton, MA 01060 • (413) 586 -6950 ` . .`
FAX (413) 586 -3726 ,
• Community and Economic Development �.�.�c� �i ••;
C� ]"� lye'
• Conservation • Historic Preservation
41ti
• Planning Board • Zoning Board of Appeals -ZA
• Northampton Parking Commission
DECISION OF
NORTHAMPTON PLANNING BOARD
APPLICANT: PRIDE PROPERTIES, INC.
ADDRESS: 126 MAIN STREET, PO BOX 626, NORTHAMPTON, MA 01060
OWNER: PRIDE PROPERTIES, INC.
ADDRESS: 126 MAIN STREET, PO BOX 626, NORTHAMPTON, MA 01060
RE LAND OR BUILDINGS IN NORTHAMPTON AT: 228 PLEASANT STREET
(INCLUDING 220 PLEASANT STREET AND RAILROAD AVENUE)
MAP AND PARCEL NUMBERS: MAP #32C PARCEL #169
At a meeting conducted on August 10, 1994, the Northampton
Planning Board unanimously voted 6:0 to grant the request of
Pride Properties, Inc. for a SITE PLAN SPECIAL PERMIT under the
provisions of Section 10.11 in the Northampton Zoning Ordinance,
to build an addition to a pre- existing non - conforming structure
at 228 Pleasant Street. Since the addition will conform to all
dimensional requirements of the Zoning Ordinance, no other zoning
relief is necessary.
Planning Board Members present and voting were: Chairman Andrew
Crystal, Joseph Beauregard, Nancy Duseau, Kenneth Jodrie, Mark
NeJame, and Daniel Yacuzzo.
In Granting the Special Permit, the Planning Board found:
1. The requested use for miscellaneous, professional and
business office and services is listed as an allowed use in
the District for which the application was made.
2. The requested use bears a positive relationship to public
convenience or welfare because the V.A. use is operated for
the direct benefit of community area residents who have
served in the U.S. Armed Forces and require treatment and /or
therapy. A program directed to helping this group is
patently positive for the public welfare. The site is
particularly convenient for the use, and accessibility by
public transportation, private vehicle and pedestrian.
1
PREPARED: 04/C CITY OF NORTHAMPTON PAGE: 4
OFFICIAL A2LTTER'S LIST
SUBJECT LOCATION: 198 PLEASANT ST
GLOWATSKY EDwI.N G CEECE_IA. E HALEY ST NH 32C-3j5-001
49 HENRY ST
NORTHA`1PTCN MA 01030
C,LO'WATSKY EDWIN G CECELIA E 111 HAWLEY ST NH 32C 220-001
49 HENRY ST
NORTHAMPTON MA 01030
HODGES RONALD F ?. RICHARD 4 123 HAwLEY ST 32C-219 -001
R R HCDGES
60 NORTr MAPLE STREET
FLORENCE MA 01060
HODGES SCCTT R & FRANK FOLRNIER 3 114 HANLEY ST NH 32C
WILLIAM MCLAUGHLIN
123 HAWLEY STREET
NORTHAMPTON MA 01030
HEROLD JCRDI RAILROAD AVE NH 32C-324
SHORT STREET
NORTHAmPTO"1 MA 01060
PAQUETTE CHARLES & ELIZABETH HJLYGKE ST
32C - 347 - 001
274 PLEASANT STREET
NORTHAMPTON MA 01060
JHITE GAIL M HOLYOKE ST NI 32C-337 - Ct;1
256 PLEASANT STREET
NORTHAMPTON MA 01060
ASSESSOR'S CERTIFICATION
DATE - ice -
PREPARED: 04/0S/94 CITY CF NORTHAMPTON PAGE: 3
OFFICIAL A3LTTER'S LIST
SUBJECT LOCATION: 198 PLEASANT ST
THIERIOT PEGGY ANN 23 RANDOLPH PL 32C 163 - 001
32 COTTAGE STREET
6RE.AT 3ARRINGTON MA 01230
SPENCE GEORGE A 2 RANDOLPH PL 32C-346-001
2 RANDOLPH PL
NORTHAMPTON MA 01060
NORTHAMPTON CITY CF PLEASANT ST 32C-333-001
PLEASANT ST
NORTHAMPTON MA 01063
SIENKIEWICZ MARY JANE 223 PLEASANT ST NH 32C- 162-001
223 PLEASANT ST
NORTHAMPTON MA 01050
SIENKIE'4ICZ MARY JANE 1 KINGSLEY AVE NH 32C-161-001
165 3AY RD
HADLEY MA 01035
SIENKIEWICZ MARY JANE 2 KINGSLEY AVE NH 32C-339-001
165 3AY RD
HADLEY MA 01035
DANIELS EVAN K & SUE J M FREEMAN 251 PLEASANT ST NH 32C 152
59 DRYADS GREEN
NORTHAMPTON MA 01060
WELSON CAROLINE A 3 KINGSLEY AVE NH 32C-153-001
3 KINGSLEY AVE
NORTHAMPTON MA 01060
MCHUGH MARGARET F 119 FLORIDA AVE 32C
MAIL: EVAN K DANIELS
59 DRYADS GREEN
NORTHAMPTON MA 01060
SMOLINSKI STEPHEN M 121 FLORIDA AVE 32C-150-001
121 FLORIDA AVE
NORTHAMPTON MA 01060
MELLO ALBINO & LIVIA 94 HAWLEY ST 32C-234-001
MAIL: DONALD S MELLC
32 DEGARMO HILLS ROAD
WAPPINGERS FALLS NY 12590
HART JOAN M EASTERN AVE NH 32C - 001
612 SOUTH PLEASANT STREET
AMHERST MA 01002
HODGES RONALD F & RICHARD W 102 HAWLEY ST 32C - 240 -001
60 NORTH MAPLE STREET
FLORENCE MA 01063
PREPARED: 34/06/ ?4 CITY CF NOzTHA."1PTCN PAGE: 2
OFFICIAL ABUTTER'S LIST
SUBJECT LOCATION: 198 PLEASANT ST
GLOWATSKY EDWIN 3 ? CECELIA E H,AWWLEY ST NH 32C
49 HENRY ST
,NORTHAMPTON MA 01060
GLOWATSKY EDWIN G CECELIA E 111 HA'WLEY ST NH 32C-220-001
49 HENRY ST
NORTHAMPTON MA 01060
HODGES RONALD F .?4 RICHARD W 123 HADLEY ST 32C-219-001
R s R HODGES
60 NORTH MAPLE STREET
FLORENCE AMA 01060
RUGG MANUFACTURING COMPANY H.AWLEY ST 32C-342-001
33 HAwLEY ST
NORTHAMPTON MA 01060
WANG CHARLIE M 79 HADLEY ST NH 32C-224 -001
09 GRANT►J00D DRIVE
ANHERST MA 01002
SAYE PETER P & DEERA J 35 H.A''LEY ST 32C-222-001
85 HAWLEY ST
NORTHAMPTON MA 01060
600WLES CHARLES W TRUSTEE OF UNION 125 PLEASANT ST 32C-165 -001
SQUARE REALTY TRUST
125 PLEASANT STREET, #125A
NORTHAMPTCN MA 01060
NORTHAMPTON CITY CF 160 PLEASANT ST 32C-335-001
160 PLEASANT ST
NORTHAMPTON MA 01060
GLEASON HELEN C & PATRICK T GLEASON 9 PEARL ST 32C - 001
& TRUSTEES OF HELDON REALTY
MAIL: DANIEL GLEASON
49 PLATINUM CIRCLE
NORTHAMPTON MA 01060
GLEASON EROS INC 7 PEARL ST 32C - 001
MAIL TO:
P.0.8OX 308
HADLEY MA 01035
GHAREE3 EDWARD A & DOLORES 196 PLEASANT ST NH 32C
196 PLEASANT ST
NORTHAMPTON MA 01060
BOYLE RICHARD 185 PLEASANT ST NH 32C- 164-001
135 PLEASANT ST
NORTHAMPTON MA 01060
PREPARED: 04/06/94 CITY OF NORTHAMPTON PAGE: 1
OFFICIAL ABUTTER'S LIST
SUBJECT LOCATION: 193 PLEASANT ST
HEROLD JCR)? 222 PLEASANT ST NH 32C - 1o3 -001
222 PLEASANT ST
NORTHAMPTON MA 01 060
HERCLD JCRJI RAILROAD AVE Nn 32C - 324 - CO1
SHORT STREET
NORTHAMPTON MA 01060
WHITE GAIL M HOLYCKE ST NH 32C -CC1
256 PLEASANT STREET
NORTHAMPTON MA 01060
WHITE SAIL M 256 PLEASANT ST NH Z2C- 171 -031
255 PLEASANT ST
NORTHAMPTON MA 01060
ALFORD MOTORCARS INC 236 PLEASANT ST 32C-170-001
236 PLEASANT ST
NORTHAMPTON MA 01060
FRATERNAL ORDER OF EAGLES OF 270 PLEASANT ST NH 32C-172 - 001
NORTHAMPTON INC AERIE #2532
270 PLEASANT ST
NORTHAMPTON MA 01060
PAQUETTE CHARLES J & ELIZABETH 14 RAILROAD AVE 32C - 173 - 001
36 FAIRVIEW AVENUE
NORTHAMPTCN MA 01060
MCCARTHY PROPERTIES INC. 263 PLEASANT ST 320-14
64 LYMAN RD.
NORTHAMPTON MA 01060
DANIELS EVAN K 3 SUE J M FREEMAN 251 PLEASANT ST NH 32C - 152-001
59 DRYADS GREEN
NORTHAMPTON MA 01060
SIENKIEWICZ MARY JANE _ 2 KINGSLEY AVE NH 32C-339 -001
165 BAY RD
HADLEY MA 01035
WELSON CAROLINE A 8 KINGSLEY AVE NH 32C-153-001
6 KINGSLEY AVE
NORTHAMPTON MA 01060
BOSTON & MAINE RAILROAD RIDGE ST TO HCLYOKE NH 32C-332 -001
IRON HORSE PARK
BRIDGE ST TO HOLYOKE
NORTHAMPTON MA 01060
GLEASON PATRICK D ;, GEORGE KEVEN D HAWLEY ST 32C-221-001
FITZGERALD & MARY S STRADINSKI
679 KENDALL DRIVE
MARCO ISLAND FL 33937
fq 1-
-- 2. --
The programs are run daily, five days a week. There is
no housing, custodial care, or overnight programs at this
facility.
•
The Veterans Administration permanent staff of 10 -12
supervises approximately 50 - 60 Veterans daily. A
rotating medical staff of 3 -4 people from the Medical
Center hold evaluations and counseling on regular
scheduled appointments.
Plot Plan and Preliminary Site Plan are enclosed.
Complete Site Plan and Drainage Layout are being drafted
by Huntley Associates. Complete Plans and Elevations are
being drafted by Murphy Associates, Holyoke, MA.
Sincerely yours,
PRIDE PROPERTIES, INC.
B "/mac •
harles . L! s, Pres.
r
Charles F. Lyons
126 Main Street, P.O. Box 626
Northampton, Massachusetts o1061
April 5, 1994
Building Inspector
Planning Department
City of Northampton
Main Street
Northampton, MA. 01060
RE: Zoning Permit Application
BACKGROUND:
The Veterans Administration has maintained and operated
a Veterans Community Care facility in 5,000 sq. ft. of
space to the rear of 55 -57 King St.. This program has
been very successful and has out grown its existing
space. To meet existing and future needs, the V.A. is
proposing to relocate this program to property owned by
Pride Properties, Inc. at 228 Pleasant St., 220 Pleasant
St., and Railroad Ave. (See attached Plot Plan.)
USE:
It is believed that this facility is best described as
"Miscellaneous Educational and Medical ". The functions
at the new location will be the same as the existing
location and center in 3 areas:
A. Medical and Administration: -- -3000 •- 4000 sq. ft.
(Daily supervision of medications, psychological
interviews and evaluations, physical evaluations,
and social integration.)
B. Occupational Therapy Program: -- -3000 - 4000 sq. ft.
(Daily observation and supervision of Veterans'
efforts to accomplish greater dexterity, hand -
eye co- ordination, and artistic skills working
with ceramics, painting and weaving.)
C. Work Therapy Program: -- -3000 - 4000 sq. ft.
(Daily observation and supervision of Veterans'
efforts to accomplish light industrial assemblies
under contract with private industry. Veterans
typically assemble small electrical plugs and
other small electrical or plastic assemblies.
All efforts aimed at teaching Veterans the function
of the industrial workplace.)
(4/3)584-6544
•
•
fin 1
•
., 00�,39:-
Date Filed "� File No. •
ZONING PERMIT APPLICATION ( §10 '
1. Name of Applicant: Pride Properties, Inc. .
Address:126 Main St., P.O. Box 626 Telephone: 584 -6544 .
Northampton, MA. 01061
. 2. Owner of Property: Properties, Inc.
Address:126 Main St., P.O. Box 626 Telephone: 584-6544
3. Status o
Northampton, MA Contract Purchaser
' xx ,
Lessee Other (explain )
4. Parcel Identification: Zoning Map Sheet# '? LC Parcel/ /ice, I ,
Zoning District(s) (include overlays) ( L' 6
Stre Address 220 + ?> 1_ k ( ,K ._r , -1- Railroad Ave.
Required
5. Existing Proposed' by Zoning
Use of Structure /Property Retail, Stores e Educational & Medical
(if project is only interior work, skip to #6)
Building height See Attached Letter
%Bldg.Coverage (Footprint)
Setbacks - front
- side L: R: L: R:
- rear
Lot size
Frontage
Floor Area Ratio
%Open Space (Lot area minus
building and parking)
Parking Spaces
Loading
Signs .
Fill (volume & location)
•
6. Narrative Description of Proposed Work /Project: (Use additional sheets
if necessary) SPe Attacked Letter - - -- Addition to a pre - existing
nonconforming structure_
7. Attached Plans: xx Sketch Plan xx Site Plan
. 8. Certification: 1 hereby certify that the information contained herein
is true and accurate to the best of my knowledge.
•
Przd operties,
Date: April 6, 1994 Applicant's Signature:B : 7
THIS SECTION FOR OFFICIAL USE ONLY:
droved as presented /based on information presented
I/Denied as presented -- Reason:
S ecial' Permit and /or Site Plan Required: OW in ng d: /-1 -, - Variance Required:
��
• - f f Bu' Iector
ns J �
gnatu o � p
NOTE: issuance of a zoning permit does not relieve an applicant's burden to comply with all zoning requirements and obtain aU required permits
from the Board of Health, Conservation Commission, Department of Public Works and other applicable permit granting authorities.
/eV-
TY OF NORTHAMPTON 63 Li
-
1
INDING APPLICATION
Pro' lit N e- isting Nonconforming Use or Structure)
‘0' H • �' m. n 0
1. Applicant's Name: Pride Properties, Inc.
Address: 126 Main St . , P.O. Box 626 Telephone: 584 -6544
Northampton, MA. 01061
2. Property Owner's Name: pri dP Properti es, Inc .
Address: 126 Main St., P.O. Box 626 Telephone: 584 -6544
Northampton, MA. 01061
3. Status of Applicant: XXOwner Contract Purchaser _ Lessee _ Other
(explain: )
4. Parcel Identification: Zoning Map # 32C Parcel# 169, Zoning District(s) GB
Street Address 228 Pleasant St. (including 220 Pleasant & Railroad Ave.)
5. Finding is being requested under Zoning Ordinance Section 9,3A , Page — .
6. Narrative Description of Proposed Work /Project: (use additional sheets if necessary)
Addition to a pre- existing non - conforming structure for new
Veterans Administration Community Care Center.
7. State How Work /Proposal Complies with Finding Criteria: (See Applicant's Guide and
use additional sheets if necessary) Believe that enclosed Site Plan
and Architectural Plans comply with Finding Criteria.
8. Attached Plans: xxx Sketch Plan xxx Site Plan None Required
9. Certified Abutters List from Assessors' Office must be attached.
10. Certification: I hereby certify that I have read the FINDING CRITERIA and that the
information contained herein is true and accurate to the best of my knowledge. I (or
the landowner, if I am not the landowner) grant the Zoning Board and Planning Board
• permission to enter the property to review this permit application.
Pride ' roperties,.. c.
Date: June 17, 19plicant's Signature: B : � .
OFFICE USE ONLY 1
Date Filed: File #:
(memorex \wp\zba \finding.zba 10/20/92)
f'
/ C°144IY
�I
CITY OF NORTHAMPTON
SPECIAL PERMIT AND SITE PLAN APPLICATION
1. PERMIT AUTHORITY(IES): ZBA xx Planning Board xx Council
2. Applicant's Name: Pride Properties, Inc.
Address:126 Main St., P.O. Box 626 Telephone: 584 -6544
Northampton, MA. 01061
3. Property Owner: Pri Properties, Inc.
Address: 126 Main St., P.O. Box 626 Telephone: 584 -6544
Northampton, MA. 01061
4. Status of Applicant:Owner XXX Contract Purchaser Lessee
Other (explain) -
5. Parcel Identification: Zoning Map # 32C Parcel 169 Zoning District: GB
Street Address: 228 Pleasant St. (including 220 Pleasant St. &
Railroad Ave.)
6. Special Permit requested under Zoning Ordinance Section_w_1i, Pg -
7. Site Plan is for:Intermediate Project or Major Project XX
None (only for a Sign)
8. Narrative Description of the Proposed Project (Use additional sheets if
necessary): Addition to a pre - existing non - conforming structure
for new Veterans Administration Community Care Center.
9. How does project comply with Special Permit criteria: (See Applicant's Guide for
criteria -use additional sheets is necessary) Believe that the enclosed
Site Plan and Architectural Plans comply with Site Plan
Criteria.
10. Site Plan, with any requests for waivers, must be attached.
11. Certified Abutters List from Assessors' Office must be attached.
12. I certify that I have read the permit criteria and that the information contained
herein is true and accurate to the best of my knowledge. I (or the landowner
if I am not the landowner) grant the Zoning Board and Planning Board
permission to enter the property to review this application.
Pride Properties, Inc.
1994
Date: ,Tine 17, Applicant's Signature: B i
(memorex \wp \forms \siteplan.pb 4/2/93)
JRN 06 '94 10 = 09AM DMH MASS AREA OFF P.2
THE DEPARTMENT OF MENTAL HEALTH
1.30i WESTERN MASSACHUSETTS AREA
P.O. Box 389
T . !Y - Northampton, Massachusetts 01061
James Duffy, Ph.D.
Area Director (413) 584 -1644
•
TO: Joseph H. Vanhoenacker, Executive Director
Franklin /Hampshire Community Mental Health Center
•
FROM: Mark Leibowitz, Community Service Manager *w
Franklin and Hampshire Counties
DATE: January 6, 1994
RE: Siting of Respite Beds
You and I have had several discussions recently regarding the location of the
respite /step down bed component of the Emergency Service Contract funded by
DMH and held by your agency. My preference would clearly be for you to resolve
the current problem in a manner that would allow the program to remain in its
present site where it is known and accessible to the community and clients it
serves.
Relocation of the respite components to a site separate from the 24 hour response
team is programmatically and managerially Impractical. The two components are
designed to provide active interface and support activities in order to treat
consumers in the least restrictive setting possible. Separate site locations
compromises the activities, places extra burden on staff and likely increases
costs that DMH has no ability to off set.
Again, my hope is a successful resolution to the issues at hand, but failing that,
separate site locations for the two components is not an acceptable solution.
Please keep me informed of your activities.
•