31C-017 (5) Planning-Decision City of Northampton
Hearing No.: PLN-2012-0019 Date: March 29, 2012
required in the special permit for the village.
3. The requested use will have no effect on the relationship of structures and open spaces to the
natural landscape,existing buildings and other community assets in the area.
4. The requested use will not have an impact on city resources.
5. The requested use meets any special regulations set forth in the Zoning Ordinance in section 350-11
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY APPEAL DATE:
3/1/2012 3/15/2012 4/5/2012
REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY APPEAL DEADLINE:
3/8/2012 4/28/2012 3/22/2012 4/5/2012 4/18/2012
FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE:
3/8/2012 3/22/2012 3/22/2012 3/29/2012
SECOND ADVERTISING DATE: HEARING TIME: VOTING DEADLINE: DECISION DEADLINE:
3/15/2012 7:00 PM 6/20/2012 _ 6/20/2012
MEMBERS PRESENT' VOTE:
Andrew Weir votes to Grant
Debin Bruce votes to Grant
Marilyn Richards votes to Grant
Katharine G.Baker votes to Grant
Stephen Gilson votes to Grant
Jennifer Dieringer votes to Vote Against
Francis Johnson votes to Grant
MOTION MADE BY SECONDED BY VOTE COUNT- DECISION:
Debin Bruce Katharine G.Baker 6-1 Approved with Conditions
MINUTES OF MEETING:
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 the date shown above.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
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®2012 Des Lauriers Municipal Solutions,Inc.
Planning-Decision City of Northampton
Hearing No.: PLN-2012-0019 Date: March 29, 2012
11.)All air conditioner condensers shall be screened from street view by buildings or plantings.
12.)Prior to construction onsite inspection of silt fence,tree protection,and catch basin protection
shall be done by the city to confirm they have been installed as shown in plans.
13.)All technical standards required by Department of Public Works for development shall be
met.(attached herein)
Curb Cut
•Acceptance of this street will require that the DPW policy regarding a 5 year moratorium on cuts in
newly paved roads be adhered to. The DPW policy is that cuts made within this time require milling
and overlay for the full width of the road and 20'wide each way from centerline of the two new cut(s)
as well as backfill with flowable fill in all trenches.
•The proposed common drive at lots A21 and A2 has a throat that is approximately 25 feet wide at the
sidewalk with perpendicular,individual drives.
•At all proposed new curb cuts the concrete sidewalk shall be rebuilt the nearest panel that is included
in the driveway limits and shall meet the DPW standards of:8-inch,compacted gravel base,6-inch
thick,4,000 psi concrete with 6"x6"x 10110 WWF and 3/8"filler w/joint sealant and retainer ring.
•A detail for setting granite curb shall be provided for approval by Department of Public Works.
Sewer
-Existing sewer stubs may fall near or within the limits of proposed new driveway locations.Sewer
clean outs near or within vehicular trafficked areas shall be protected within an access box that is flush
with the surrounding grade.
•Sewer clean outs shall be placed as close to the property line as practicable.
Drainage:
•The Northampton DPW issued a Stormwater Management Permit to TCB Hospital Hill LLC on July 19,
2007,which included potential development consistent with the proposed project.However,the
Stormwater Management Permit included conditions which must be met for the proposed project
including the following(see Stormwater Management Permit for Village Hill Phase 2 for more
information):
-This project will be required to submit one or more Notice of Intent(NO I)to the U.S.EPA for
coverage under the NPDES Stormwater Construction General Permit.A copy of the final NOl and
Storm water Pollution Prevention Plan(SWPPP)shall be submitted to the Northampton DPW for
approval prior to the start of construction and prior to issuance of a building permit.
-The plans and specifications approved by this Permit include roadways and conceptual impervious
surface areas for site development.During the Site Plan approval,40R site approval,or any other
permitting for each lot,the applicant must submit documentation to the Northampton DPW of the
proposed drainage system for the site,the impervious surface footprint of the site,and a revised
summary of impervious surface areas built,proposed,and available for future construction for the
sub-watershed drainage area where the proposed lot development is taking place. The DPW requests
that this information be submitted and approved by the DPW prior to issuance of a building permit.
•Sheet CI.30 of the Site Plans specify 1-CULTEC Recharge 330 XLHD Chamber(TYP.)for each
proposed house. The Memo from Dan Delany,P.E.,Fuss 8 O'Neill,dated February 21,2012 to Doug
McDonald,City of Northampton,regarding Village Hill Drainage Summary includes calculations that
specify 2 CULTEC 330 XLHD infiltration units per lot. The Plans should be corrected to be consistent
with the calculations specified in the Memo.
14.)Prior to issuance of a building permit for the second lot in the row of house lots numbered A3,5, 7,
9, 11,13,15,17,19, maintenance and easements agreements for the alley way must be submitted to
Office of Planning and Development for review and approval to be recorded.
FINDINGS:
The Planning Board approved the site plan along with minor subdivision amendment that included relocation of driveways for the build
out of the 24 lots along Moser Street at Village at State Hospital based on the plans submitted with this approval. This approval includes
flexibility to build a minimum 8'width front porch or for porches fronting the full façade. Plans include:
1."Village Hill Northampton Site Plan Approval Moser Street" Dated February 17,2012 by Fuss&O'Neill for the Pecoy Group,Sturbridge
Development LLC.Pages CO.00, Cl,C1.1,C1.2,C1.3,C1.4,C2,C3, C3.01/02,L1,L2.
2,Custom Design Moser Street West Elevations for The Pecoy Group. Sheets Al-1 to A1-8,A2-1 to A2-8.
3. Memo by Fuss 8 O'Neill to Doug McDonald regarding Moser Street Subdivision Drainage and calculations.
In approving the site plan,the Board determined that all the criteria in section 11 and criteria for the special permit originally adopted for
the Planned Village,including design guidelines had been met.
1. The requested use protects adjoining premises against seriously detrimental uses. The new lots are part of the build-out of the state
hospital and are consistent with those plans.
2. The requested use will not have an effect on convenience and safety of vehicular and pedestrian movement within the site and on
adjacent streets,roads in the area.As part of the overall redevelopment of the state hospital,traffic mitigation will be made as previously
GeoTMS®2012 Des Lauriers Municipal Solutions,Inc.
Planning -Decision City of Northampton
Hearing No.: PLN-2012-0019 Date: March 29, 2012
APPLICATION TYPE: SUBMISSION DATE:
PB Intermediate Site Plan 2/23/2012
Applicant's Name: Owner's Name:
NAME: NAME:
Sturbridge Development LLC MASS DEVELOPMENT
ADDRESS: ADDRESS:
215 Baldwin Ave. 1350 MAIN ST
Suite 110
TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE:
WEST SPRINGFIELD MA 01089 SPRINGFIELD MA 01103
PHONE NO.: FAX NO.: PHONE NO.: FAX NO.:
(413)755-1380 0 (413)755-1349
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information: Surveyor's Name:
STREET NO.: SITE ZONING: COMPANY NAME:
PRINCE ST PV(69)/RR(35)/FFR(35)/WP(24)/SG b(1)/SG a
TOWN: ACTION TAKEN: ADDRESS:
Notrthampton Ma MA 01060 Approved With Conditions
MAP: BLOCK LOT' MAP DATE: SECTION OF BYLAW:
31C 017 001 Chpt.350-11:Site Plan Approval TOWN: STATE: ZIP CODE:
Book: Page:
6925 302 PHONE NO.: FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK
Approval for development of 24 single family houses on lots 31C-23 through 34 and 38A-128-134,38A-136-141.
HARDSHIP
CONDITION OF APPROV•
OK 1) Prior to issuance of the first certificate of occupancy for the project,a conservation restriction,to be
held by the city on terms agreeable to the city,shall be recorded for the park allocated between lots
• .ndA23.
2.)A pedestrian access sign at the curve where Moser meets Ford Crossing between Lots A20&23
and midblock between A11813 indicating entry to the trap rock gravel public path within shall be
installed prior to the marketing or construction of any of the lots along/within the subdivision.
OK 3.)The public easement and temporary path shall be granted for the path south of Lots A13 and A27
--1 prior to the issuance of the first certificate of occupancy of the project. The easement shall be held by
the city and terms drafted for this easement shall be approved by the city.
4.)The path segment between lots All&13 shall be constructed as part of the construction on these
lots and shall be completed prior to the issuance of the first certificate of occupancy for either one of
these lots.
5.)The path design between lots A20 823 shall be rough-constructed prior to the first certificate of
occupancy of the project.
> 6.)The path segment across lot A27 shall be constructed prior to the first certificate of occupancy on
lot A27.
7.)The applicant shall loam and re-seed the portion of the right-of-way by A14 where the driveway will
be relocated.
8.)Tree to be relocated for lot 26A shall have a 1 year warranty from the time of issuance of certificate
of occupancy for this lot.
9.)Common Driveways for lots A2/A21 and A25 and A26 shall have easements recorded prior to
issuance of a building permit for these lots.
10.)Common Driveways and new A14 driveway shall ramp up to sidewalk.Sidewalk shall not be
covered with bituminous. The driveway should break for sidewalk.
GeoTMS®2012 Des Lauriers Municipal Solutions,Inc.
File No. MP-/q' 3(e'
ZONING PERMIT APPLICATION(§i o.2)
Please type or print all information and return this form to the Building
Inspector's Office with the X15 filing fee (check or money order)payable to the
City ofNorthampton
1. Name of Applicant: Pecoy Group
Address:_215 Baldwin Street, West Springfield, MA 01089-telephone: 413-781-7008
2. Owner of Property: Pecoy Group
Address: 215 Baldwin Street, W. Springfield, MA 01089Telephone: 713-781-7008
3. Status of Applicant: Owner X Contract Purchaser Lessee Other (explain)
4. Job Location: Musante Drive and Moser Street
Parcel Id: Zoning Map# Parcel# District(s):
In Elm Street District In Central Business District
(TO BE FILLED IN BY THE BUILDING DEPARTMENT)
5. Existing Use of Structure/Property: Vacant land - formerly Northampton Hospital
6. Description of Proposed Use/Work/Project/Occupation: (Use additional sheets if necessary):
5 Single family homes
7. Attached Plans: Sketch Plan Site Plan Engineered/Surveyed Plans X
8. Has a Special Permit/Variance/Finding ever been issued for/on the site?
NO DONT KNOW X YES IF YES, date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DONT KNOW YES
IF YES: enter Book Page and/or Document#
9.Does the site contain a brook, body of water or wetlands? NO X DON'T KNOW YES
IF YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained Obtained , date issued:
(Form Continues On Other Side)
W:\Documents\FORMS\original\Building-Inspector\Zoning-Permit-Application-passive.doc 8/4/2004
File#MP-2014-0036
APPLICANT/CONTACT PERSON PECOY GROUP
ADDRESS/PHONE 215 BALDWIN ST (413)781-7008 0
PROPERTY LOCATION MUSANTE DR&MOSER ST
MAP 31C PARCEL 017 001 ZONE PV(69)/RR(35)/FFR(35)/WP(24)/SG b(1)/SG a(0)/EU(0)
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
ENCLOSED REQUIRED DATE
ZONING FORM FILLED OUT
Fee Paid
Building Permit Filled out 3 f.5-9
Fee Paid u H
Typeof Construction: ZPA-5 SINGLE FAMILY HOUSES
New Construction
Non Structural interior renovations
Addition to Existing
Accessory Structure
Building Plans Included:
Owner/Statement or License
3 sets of Plans/Plot Plan
THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION PRESENTED:
Approved ("Additional permits required(see below)
PLANNING BOARD PER MIT REQUIRED UNDER: § 3 S -O - I 1
Intermediate Project: 1 / Site Plan AND/OR Special Permit with Site Plan
Major Project: Site Plan AND/OR Special Permit with Site Plan
ZONING BOARD PERMIT REQUIRED UNDER: §
Finding Special Permit Variance*
Received&Recorded at Registry of Deeds Proof Enclosed
Other Permits Required:
Curb Cut from DPW Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit from Conservation Commission Permit from CB Architecture Committee
Permit from Elm Street Commission Permit DPW Storm Water Management
C4— 44----"(4—° /O / O3
Signature of Building Official Date
Note:Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health,Conservation Commission,Department
of public works and other applicable permit granting authorities.
*Variances are granted only to those applicants who meet the strict standards of MGL 40A.Contact the Office of
Planning&Development for more information.