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31B_063 32 Round Hill Rd- Planning DecisionPlanning -Decision Hearing No.: PLN-2007-0019 APPLICATION TYPE: PB Intermediate Site Plan Applicant's Name: NAME: C. Douglas Hinckley ADDRESS: 26 Fort Hill Terrace TOWN: STATE: I ZIP CODE: NORTHAMPTON MA 01060 PHONE NO.: FAX NO.: EMAIL ADDRESS: Site Information: STREET NO .. 32 ROUND HILL RD TOWN: NORTHAMPTON MA 01060 MAP: I BLOCK: IL~~1 I MAP DATE: 31B 063 Book: IP;;; 1132 NATURE OF PROPOSED WORK: City of Northampton Date: August 6, 2009 SUBMISSION DATE: 1011212006 Owner's Name: NAME: CLARKE SCHOOL FOR THE DEAF ADDRESS: 47 ROUND HILL ROAD TOWN: STATE: I ZIP CODE: NORTHAMPTON MA 01060 PHONE NO.: FAX NO.: (413) 582-1111 0 EMAIL ADDRESS: SITE ZONING: ACTION TAKEN: Approved With Conditions SECTION OF BYLAW: Chpt. 350-5.2IAttach. 1: Table of Use Regulations Surveyor's Name: COMPANY NAME: ADDRESS: TOWN: STATE: I ZIP CODE: PHONE NO.: FAX NO.: EMAIL ADDRESS: Convert Clarke infirmary to a 4-unit residential building. Create common driveway to serve two lots (one zero lot line lot) and convert existing access to serve "Leonard" House. HARDSHIP: CONDITION OF APPROVAL: FINDINGS: The Board approved the conversion of the Clarke School infirmary to four residential units with common driveway and side lot access for Leonard House. The site plan will result in the creation of three new parcels that will be carved out of the main Clarke School property. Lot 3 will be a zero lot line single family home without a sight impervious fence. The Board based its decision on the following plans and information submitted with the application. "Clarke Infirmary Site Plan" Prepared by The Berkshire Design Group, Inc. Sheet 1. Dated October 12,2006, Revised 10119/06. 2. Graphics of the front and rear elevations showing only egress options as building changes. 3. "Photometric Study", Clarke Infirmary Conversion, dated 10116/06 prepred by The Berkshire Design Group, Inc. The Board found: A. The requested use protects adjoining premises against seriously detrimental uses. Conversion of the infirmary to residential uses is compatible with the residential uses along Round Hill and in the rear on Langworthy Road. The Board determined that a fence waiver from section 10.14 was appropriate for lot 3 due to the location of the open space and the structure on lot 2. B. The requested use will have no effect on the convenience and safety of vehicular and pedestrian movement on adjacent streets. The conversion of the infirmary to residential uses will result in reduction of access for Clarke School property from Round Hill Road in this vicinity. Common driveways will only serve residential uses compared to the previous condition where the driveway served Clarke School and single family residences. There will be a reduction in paved area on site. The incremental increase in traffic mitigation will be addressed through a payment-in-Iieu of mitigation meeting the criteria in section 11.6. C. The requested use will have a positive effect on the relationship of structures and open spaces to the natural landscape, existing buildings and other community assets in the area. The infirmary will only be modified on the interior. Additional open space will be created as part of the zero lot line requirements in section 10.14. All existing driveways will be used and reconfigured to serve the existing buildings. D. The requested use will not overload 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 applicant has offered to pay $4,000 into the city's traffic mitigation fund in lieu of contructing mitigation. GeoTMS® 2009 Des Lauriers Municipal Solutions, Inc. Planning -Decision Hearing No.: PLN-2007-0019 City of Northampton Date: August 6, 2009 E. The requested use meets all the special regulations set forth in the Zoning Ordinance as listed in Sections 5.2, 6.2 for multi-family, common driveways and access to a lot over a side lot line. A waiver was granted for a sight impervious fence as allowed in section 10.14 for lot 3. All other criteria in 10.14 for creation of a zero lot line lot have been met or will be met through conditions. F. The Planning Board found that the application complied with the following technical performance standards: 1. The curb cuts are minimized as a common driveway will serve one single family house lot and one 4-unit lot from an exisitng 20' wide curb cut. The other existing 20' wide curb cut will serve Leonard House with no changes. COULD NOT DEROGATE BECAUSE: FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE: 1011912006 111212006 1112312006 REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY APPEAL DEADLINE: 1012612006 12116/2006 1119/2006 11123/2006 1215/2006 FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE: 10/2612006 11/9/2006 11/9/2006 11/15/2006 SECOND ADVERTISING DATE: HEARING TIME: VOTING DEADLINE: DECISION DEADLINE: 111212006 7:00PM 2/712007 2/712007 MEMBERS PRESENT: VOTE: George Russell votes to Grant Frances Volkmann votes to Grant Jennifer Dieringer votes to Grant Mark Sullivan votes to Deny 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 George Russell 1-7 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 November 15, 2006. 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® 2009 Des Lauriers Municipal Solutions, Inc. Planning Board -Decision Hearing No.: PLN-2007-0019 The Board found: • City of Northampton Date: November 15, 2006 A. The requested use protects adjoining premises against seriously detrimental uses. Conversion of the infirmary to residential uses is compatible with the residential uses along Round Hill and in the rear on Langworthy Road. The Board determined that a fence waiver from section 10.14 was appropriate for lot 3 due to the location of the open space and the structure on lot 2. B. The requested use will have no effect on the convenience and safety of vehicular and pedestrian movement on adjacent streets. The conversion of the infirmary to residential uses will result in reduction of access for Clarke School property from Round Hill Road in this vicinity. Common driveways will only serve residential uses compared to the previous condition where the driveway served Clarke School and single family residences. There will be a reduction in paved area on site. The incremental increase in traffic mitigation will be addressed through a payment-in-lieu of mitigation meeting the criteria in section 11.6. C. The requested use will have a positive effect on the relationship of structures and open spaces to the natural landscape, existing buildings and other community assets in the area. The infirmary will only be modified on the interior. Additional open space will be created as part of the zero lot line requirements in section 10.14. All existing driveways will be used and reconfigured to serve the existing buildings. D. The requested use will not overload 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 applicant has offered to pay $4,000 into the city's traffic mitigation fund in lieu of contructing mitigation. E. The requested use meets all the special regulations set forth in the Zoning Ordinance as listed in Sections 5.2, 6.2 for multi-family, common driveways and access to a lot over a side lot line. A waiver was granted for a sight impervious fence as allowed in section 10.14 for lot 3. All other criteria in 10.14 for creation of a zero lot line lot have been met or will be met through conditions. F. The Planning Board found that the application complied with the following technical performance standards: 1. The curb cuts are minimized as a common driveway will serve one single family house lot and one 4-unit lot from an exisitng 20' wide curb cut. The other eXisting 20' wide curb cut will serve Leonard House with no changes. COULD NOT DEROGATE BECAUSE. FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE: 10119/2006 1112/2006 11123/2006 REFERRALS IN DATE. HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY: APPEAL DEADLINE: 10126/2006 12116/2006 1119/2006 11123/2006 1215/2006 FIRST ADVERTISING DATE. HEARING DATE: VOTING OATE: DECISION OATE: 10/26/2006 11/9/2006 11/9/2006 11/15/2006 SECOND ADVERTISING DATE. HEARING TIME: VOTING OEADLlNE: DECISION DEADLINE: 11/2/2006 7:00 PM 2/712007 2/712007 MEMBERS PRESENT: VOTE: George Russell votes to Grant Frances Volkmann votes to Grant Jennifer Dieringer votes to Grant Paul Voss votes to Deny 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 George Russell 1-7 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 November 15, 2006. I certify that a copy of this decision has been mailed to the Owner and Applicant. I ',', . I ;~ .' \' t ~\\ I(~l 'o'\~ ... dJ t~\...· J J \0 '.", \ . i ~ h-i'~_i ,~'-~ ............ ~-- 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® 2006 Des Lauriers Municipal Solutions, Inc. File # MP-2007-0038 APPLICANT/CONTACT PERSON HINCKLEY C DOUGLAS ADDRESSIPHONE 26 FORT HILL TERR (312) 404-4218 0 PROPERTY LOCATION 36 ROUND HILLRD MAP 31 B PARCEL 063 001 ZONE URC t1 • THIS SECTION FOR OFFICIAL USE ONL Y: PERMIT APPLICATION CHECKLIST =:: FORWILLED OUT t4 f <./:J'/6S-ENCLOSED REQUIRED Building Permit Filled out Fee Paid Typeof Construction: ZP A -CONVERT INFIRMARY TO 4 UNIT MULTI FAMILY New Construction Non Structural interior renovations Addition to Existing Accessory Structure Building Plans Included: Owner! Statement or License 3 sets of Plans / Plot Plan INFORMATION P TED: ! lOGo DATE THE FOLLOWING~CTIO HAS BEEN TAKEN ON THIS APPLICATION BASED ON __ Approved __ Additional permits required (see below) .,. ll1U.1.h-~m'lu t'n ~ PLANNING BOARD PERMIT REQUIRED UNDER: § 5: t-I 11 _ Corrtm01 JnV~tuA- Intermediate Project: ~ Plan AND/OR Special Permit with Site Plan _ ~e~~ (J'Ve4-?L k '{ tJt-1 t 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 ProofEnclosed, ____ _ ___ 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 Signature of Building Official Note: Issuance of a Zoning permit does not relieve a applic:mt'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, - OCT -4 2006 Please type or print all information and return this form to the Building Inspector's Office with the $lsfiling fee (check or money order) payable to the City of Northampton Name of Applicant: C .. "DDl\,b\o.. 'S H \' VI t)i, \-e..~ Address:d Ce £1-HIlL--reY'V'o..c..L Nhp }/J' Telephone: 31~ '-iDe.{ L1~ I~ 1. 2. Owner of Property: C)'-A 'R. (~ Sc. HOD L (01( fk Deo-t: Address: q 7-xouV\O--lt\ H Rcl.lJ\tvVY\(2hJ Telephone: (/-{ (3) SgL/ 3 Lf.5p 3. Status of Applicant: Owner Contract Purchaser X. Lessee Other (explain). ____ _ Job Location: c31.o RDUV)dJt:\ i LL Kd.· " NOV'-rtlO.,vv\(ZfotV' 4. 5. Existing Use of Structure / property:_+-l J....O-'-'2.>o<; . .....:t_I_· -\-v....:.....::..--=.+....:.\ -=o....:."'-'.(L.::..::...:\L---t-'''''-'--!...!..-=-'----________ _ Scl/lOb \ .::::en h rMiv:J 6. Description of Proposed Use/Work/Project OccupatIOn: (Use addItIOnal sheets If necessary): 7. Attached Plans: Sketch Plan Site Plan X Engineered/Surveyed Plans __ _ 8. Has a Special Permit/Variance/Finding ever been issued for/on the site? NO X DO NT KNOW 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? NOX DONT 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:\OocumentsIFORMSloriginaIIBuilding-lnspector\Zoning-Permit-Application-passive.doc 8/4/2004 10. Do any signs exist on the property? YES NO -~'A--,,\...--- 11. IF YES, describe size, type and location: __ -"eb-ll/C..Lc....je~p~'+f=_~/A~tt""'&1lCW"CL/-L(.£<e.'-ff'L-"N(J~61A"'q.r(...,u·t1~7----.-, ~-t44M"'IJf3[1j/f-"f)"iy'-"..er::.~b-­ ().r O'L'fL"C fw:fc;n) 5)t LtJ an IDt J.I () Sj''i~5 f'q ImU \./ Are there any proposed changes to or additions of signs intended for the property. YES ___ NO· __ A£....30_ IF YES, describe size, type and location: _________________________ _ Will the construction activity disturb (clearing, grading, excavation, or filling) o~r 1 acre or is it part of a common plan of development that will disturb over 1 acre? YES___ N0-A;- IF YES, then a Northampton Storm Water Management Permit from the DPW is required. 12. ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED DUE TO LACK OF INFORMATION This colwnn reserved for use by the Building EXISTING PROPOSED Lot Size Frontage Front Side Rear Building Height o o o 13. Certification: I hereby certify that the information contained herein is true and accurate to the best of my knowledge. Oa,., /0 3 06 Applkan",SI.na'ur. ~~ -..-! NOTE: Issuance of a zoning permit does not relieve an applicant's urden to comply with all zomng requirements and obtain all required permits from the Board of Health, Conservation Commission, Historic and Architectural Boards, Department of Public Works and other applicable permit granting authorities. W:\DocumentsIFORMS\original\Building-Inspector\Zoning·Permit-Application-passive.doc 8/4/2004 CITY OF NORTHAMPTON PLANNING BOARD APPLICATION All of the following information is required. Incomplete applications will not be accepted. If you wish to review application materials with the Senior Planner prior to submission, please call 413-587-1287. Intermediate Projects ($200.00) -New construction or additions of 2,000 -4,999 gross square footage (excluding single family homes and agricultural uses) -Projects requiring 6-9 additional parking spaces -Planned Village Projects that are not a Major Project -Flag lots (additional fee required) rx Site Plan (complete l-SF) I Special Permit with Site Plan (complete l-SH) or Major Projects ($500.00) plus $O.OS/per square foot of proposed new building square footage -New construction or additions of 5,000+ gross sq. ft. -Commercial Parking lots and parking garages -Take-out restaurants and convenience stores (Except in the Central Business District) -Automobile service stations -Projects that require 10+ additional parking spaces -Residential Incentive and Business Park projects r Site Plan (complete 1-13) r Special Permit with Site Plan (complete 1-13) . 2. pet:mjfi~l~ff ·l~H.~!1(J~t Z~l1irigq~dinan~~r;~;; 'crt . 'w~~ '" Sectlon(s)' 'and' . Page(s) F~~;n __ / ~I _'_'_7~ Building Inspector's Review Form Address: 3f.u Assessor Identification: Map #, Parcel #: ---..LJLJ..,L--==-~ Name Address Telephone Email Fax Status of Applicant I Owner g Contract Purchaser r= Lessee r= Other: 517!JP~ ~"LICIL' Applicant's Signa re* Ig()r'. MIL Date 10 , 10k the besC~~ abovesigned owner(s) grant the Board and its agents permission to enter the property to review this application; I understand all documents will be entered into the public record and will be available on the internet; I understand that if neighboring issues have not been addressed! resolved prior to the hearing, the Board will continue the hearing. * Owner's signature or letter from owner authorizing applicant/representative to sign on behalf of owner. 4/1/2005 1:21 PM I 003.pdf 6. Check boxes below indicating that you have provided the following documentation: o Site Vicinity MapfPlan D Site or Plot Plan at 1" = 40' or greater O Filing Fee made Payable to the City of Northampton ($200 or for Major Projects and Flag Lots $500.00 plus $O.05/per sq. foot of proposed new building sq. footage. Amount Enclosed: $ __ _ o Stamped, Self Addressed Envelope(s) to Owner and Applicant. o 16 complete packages (original and 15 copies). Each packet must include all application material and be collated, stapled and banded together. Two separate rubberbanded sets of stamped envelopes addressed to each of the abutters within 300' and planning boards in adjacent towns. The abutters list can be found at www.northamptonma.gov/opdi. Ifwithin 300' of a neighboring town, the o envelopes must include the abutters within said town. The return address of all the envelopes should be labeled as: Planning and Development, City of Northampton, City Hall, 210 Main Street, Room 11, Northampton, MA 01060-3198. o A printed list of all abutters (from above section). Number of Abutters on the list is: ________ _ o Zoning Permit Review Form with Building Inspector's endorsement and application. Site Plans for major projects prepared and stamped by a Registered Architect, Landscape Architect, or Professional o Engineer (At least 1 plan must have an original stamp; remaining plans must either have an original stamp or copy of original stamp.) O Folded Plans-all plans II' x 17' or larger must be folded and collated with each appplication (If 24" x 36" plan sheets are included, they may contain 7 full sets with the remaining 9 at II" x 17' size.) o Traffic Study (Applicable to major projects) o Storm water Management Plan, including soils information and depth to groundwater (Applicable to major projects) o Building Elevations o Lighting, if applicable o WAIVER REQUEST. All items below are required unless a waiver is requested. To request a waiver for an item, check the item and provide your reason for requesting a waiver. , Site planes) at a scale of I "=40' or larger , Name and address of the owner and the developer, name of project, date and scale plans: , Plan showing Location and boundaries of: a. the lot, with adjacent streets or ways b. all properties and owners within 300 feet c. all zoning districts within 300 feet r Existing and proposed: a. buildings b. setbacks from property lines c. building elevations d. all exterior entrances and exits (elevation plans for all exterior facades structures are encouraged) , Present and proposed use of: a. the land b. building 4/1/2005 1:21 PM 2 003.pdf Existing and proposed topography (for intennediate projects the pennit granting authority may accept I generalized topography instead of requiring contour lines) showing: a. two foot contour intervals b. wetlands, streams, surface water bodies c. drainage swales and floodplains d. unique natural land features I Location of: a. parking and loading areas b. public and private ways c. driveways and walkways d. access and egress points e. proposed surfacing I Location and description of: a. all stonnwater drainage/detention facilities b. water quality structure c. public and private utilities/easements d. sewage disposal facilities e. water supply facilities I Existing and proposed: a. landscaping, trees and plantings (size and type of plantings) b. stone walls c. buffers and/or fencing I Signs: existing and proposed: a. Location b. dimensionslheight c. color and illumination I Provisions for refuse removal, with facilities for screening of refuse when appropriate I Lighting: a. Location b. Details c. Photometric Plan showing no more than 0.5 foot candle at property line An erosion control plan and other measures taken to protect natural resources & water supplies I (major projects only) Estimated daily and peak hour vehicles trips generated by the proposed use, traffic patterns for vehicles and I pedestrians showing adequate access to and from the site, and adequate vehicular and pedestrian circulation within the site (major projects only) o I understand that it is required that I take this application to get date stamped at the City Clerk's Office first, prior to filing it with the Northampton Planning and DeVelopment Office. 4/1/2005 I :21 PM 3 003.pdf 7. Describe proposed project/work below: C6V1(;(YsiflVl rib Cuvy~ f-CL~~ lY\f\(Wl~'j 4 t-/ UV1 i f-bvi 'rll~J (Ah' tlA CO\'Yln1#v\dv;~. N7> al1h+;~1o 8. Site Plan and Special Permit Approval Criteria. (If any permit criteria does not apply, explain why.) , fY'\ tA.,\-ft-tCA ~ l \l-) \ h U R t. Co VY'mW'-0. Y \ K wa L) 0.. (C ~SS U\)e-\ ~ ik l \ At- A. How wiJI the requested use protect adjoining premises against seriously detrimental uses? How will the project provide for: i .. dsra<e6~i~b~~ ho-5 pv~lJilMsL<j P'Dl)ick~ lvc CA-ddihW'-. C1e~K~1--db IlJ.pr~~1-~Y~I~o.Y'£~ . ii. sound and sight buffe~s: LY~ 11 ~ o-eko.... -k) c..uVy~ t- (~~CL-1'0 ~t'LCIV\sfv~Ltwl al~~ lA.V'J£..Vll4{,..U\]l. P(b~ lin.c o.!?t.A--l-\-t(\D\. O-VteoU'--;ro hP_ L/)/o.vrU{~. UJ~ vt,,~Yvu1-wt ~ pb~+;.~.JfOVl'l()~ (l;ii~P;;:i~;I:i:;:ak;n~~i-lo ~~~j C11' CUrYJ/V\ I- --[{".V.S ~ pl~Vt+I'{\ r-(v~~Y'- B. How will the requested use promote the convenience and s ty of pedestrian movement within the site and on adjacent streets? 4/112005 1.21 PM c. provisions for persons with disabilities: (' V \If.e.o \-\;10 v0 \ to-. fp.t-~ pc-< V It l~) ~ &u i ld ( "j C1. V'D.. ((AVV\~ 1'0 (.e Vv\().~ 4 003 pdf C. How will the proposed use promote a hannonious relationship of structures and open spaces to: [\y(~;~~a~cr4\;t\1U. O-~tA-l\ CUVV~+ tvas -f'D ~ J COV\~lJ-:0.-. De ptL~~r p\-<; ~ plCl V\ db '?~ ('lL~)pt YJ2"" 11. to eXlstmg bmldmgs: - Nt) ~C6Y\5~C+~~ Lau."ld'~~ iii. other community assets in the area: V~7~V JV~0f5Y\-~ .rv-o~~ w~l\ ~ rVJ?SeA~L D. What measures are being taken that show the use will not overload the City's resources, including: 1. water supply and distribution system: U9:-shd\A\J. Y\br-~~ pu.U~N) 11. sanitary sewage and stonn water collection and treatment systems: Use-SGd\A~ Vl6.-\--J)J¥-CN Py.,e Ul'~ 111. fire protection, streets and schools: }J D Lf1><Alc>~ ~ J<AD~t.a/) DV\t)'C'l'Pf~ How will the proposed project mitigate any adverse impacts on the City's resources, as listed above? ff I(Dw.ao p ~'\A~~ --tD l.R ~)~ rfo (.~ iV1SU_YPdl.-f-db ScLtr-~\-'7 o..vJ. [6L C.Lvj [~~ PVt><{!CA-Yvl5?> E. List the section(s) of the Zoning Ordinance that states what special regulations are required for the proposed project (flag lot, common drive, lot size averaging, etc.) 6· ~ ~ II How does the project meet the special requirements? (Use additional sheets if necessary) A'S ~ {>It:..,, JY\iH'~-b ~1-C'~Vj {"'10i{ ... ~t:5 F. State how the project meets the following technical perfonnance standards: 1. Curb cuts are minimized: ~ Check off all that apply to the project: r-use of a common driveway for access to more than one business r-use of an existing side street r-use of a looped service road 4/1/2005 1:21 PM 5 003.pdf 8. Site Plan and Special Permit Approval Criteria. (If any permit criteria does not apply, explain why.) VV\\A\t~ RCt\yY\\~ Ih\.Y~C Co '.rA Y'(\.{5Y\.. 'D ( \ w tbO-~ A. How wiIl the requested use protect adjoining premises against seriously detrimental uses? How will the project provide for: i. surface water drainage: l \ .{, c::h.. v.e \-.<l o..s ?,(--LU~U\A.~ (V\. ~\.\,~ D ~CA-~ '"'\) ., (p:v\L \ h J CX/I.l-o.... Ck.> '(X y-plo. V\ II. sound and sIght buffers: 0. '7 ~ v: 0 \a Y\ ¥V\CL "" \-1--<>. "'Ju.lbrl\;t'j 1Zd-. o.l.,lA -t\(1A.j I: V'IL v.,1\ ~\r 'P.lCt.Vl ~\y~~ III. the preservatIon of VIews, lIght and air: . / L No )At. w S+ v' L'-.c,\\Y1L5 ~!h d,.'j 0..\\ euv v-""" t-'f\.LL "> ellV, <L o \CLV\+lY\~ -1z, yiQ. \lv-a ~v--- B. How wiIl the re~uested use pro'friote the convenience and safety of pedestrian movement within the site and on adjacent streets? i. How will the project,~inimize traffic impacts on the ¥:eets and roads in tpe area? C l O~ ch'sA o-.)rI LL-1" z;> -+ If\AJV\-c:A \, \ tAA) 7 ~L ~l Ie Vl) t-L lIJ (J ll'"\.) ~.?+-~ ii. Where is the location of driveway openings in relation to traffic and adjacent stre1ts? 0. S ~v-'PtO-~ S~~ dY~1NQ... 0r~V\ \Vl~ 1"-;0 ~uvd-~~\\ U· Ill. What features have been incorporated into the design to allow for: b. the safe and convenient arrangement of parking and loading spaces:, 0.-'7 ~ r \O.v\ 'P'--rIL~'i:l-+D Ue.. 6-J ye'\.ll'~ c. provisions for persons with disabilities: 4/1/2005 1 :21 PM ii. Does the project require more than one driveway cut? ~ NO r YES (if "yes", explain why) iii. Are pedestrian, bicycle and vehicular traffic separated on-site? , YES fk NO (if "no", explain why) Cl.,)CLL5 + (OY"S ~ ~Ve dV"L~11 . peclo<;--h ~(Y~5 ~l) u..s,L fh--h .... Jo'(f tv-.--\'J1~ ~fb-ViA--t.,~ dv~ Applicants for Intermediate Site Plan Approval ONL Y, stop here. G. Explain why the requested use will: i. Not unduly impair the integrity or character of the district or adjoining wnes: II. not be detrimental to the health, morals or general welfare: iii. be in harmony with the general purpose and intent of the Ordinance: H. Explain how the requested use will promote City planning objectives to the extent possible and will not adversely affect those objectives, defined in City master study plans (Open Space and Recreation Plan; Northampton State Hospital Rewning Plan; and Downtown Northampton: Today, Tomorrow and the Future). 41112005 1:21 PM Applicants for Intermediate Special Permit Approval ONL Y, stop here. 6 003.pdf -The === Berkshire ==Design = Group, Inc. 4A11ooPb:o ~_I)10e0 (413) 582-)000 • FAX (413) 582-7005 00. oo-~ " 0.1 ::~ O.7~ .2 ., 0.2 '.4 .. , ] .Ot,t~.sg M MH=10 LIMITED USE AND/OR MOTION-ACTIVATED M MH=10 M MH=10 M MH=10 LIMITED USE AND/OR MOTIO N-ACTIVA TED Photometric Study 0.2 0.2 Q5 Clarke School Infirmary Conversion SCAlf, '·=32' OAT[, 10/'S/OS 0.2 0> ., 0.4 ~, '.1 0.' 0.2 ~1 o Luminoire Schedule Symbol Oty Lobel 4 M 88 Numenc Summary Label Site --. 00 o (NO LIGHTING IN OPEN SPACE AREA) Arrangement Description SINGLE Baselite UCR 1 2 xx 2SW CF SINGLE Baselite UCR16 2SW CF units Avg Max Min Avg Min Max Min Fe >0.5 2.2 0.0 N.A. N.A. wall mount ,0 pole mount ,0 Rear facade (West) of 36 Round Hill Road Preliminary plan. Essentially represents existing facade with new windows. 1 - --i I, i ,I iI-I !- I I -, I I I l' Egress. If required by code and floor plan, top floor windows may also be used for egress with balcony or similar escape I,' ,i ',I 1,,-,- : -- I 1 ; ql L ,--,- Ii ') ------, '-, ---, -"i " .. ;, ! L --.. - FR.o.V) 6 Lc;lIA-TI OA) 36 fCP vtJJ) It I LL--fW r10,>! NEW 1/V1,v:Uo......Jf TV rvL-P1u-bGtJe;S P..E QVIv'LE".M~NTr • The applicants propose pursuant to § 5.2 of the Zoning Ordinance for the City of Northampton, Massachusetts that the property known as 32 Round Hill Road be allowed to maintain the use of the now existing driveway serving the property which will upon approval ofthis application be located on the real property known as 36 Round Hill Road. The driveway will, by way of a use and maintenance easement, serve only the lot now occupied by 32 Round Hill Road, Northampton, Massachusetts. Proposed Deed Language The Property conveyed herein shall be subject to the following restrictions: The Deed for the Property benefited by this Driveway Easement is found at Bookl132 Page 29 in the Hampshire County, Massachusetts Registry of Deeds (hereinafter "Benefited Property") such Benefited Property having a street address of 32 Round Hill Road, Northampton, Massachusetts. The Clarke School for the Deaf, Inc. a Massachusetts Non- Profit Corporation with a usual place of business at 47 Round Hill Road (hereinafter with its together with its licensees and invitees and successors in interest and assigns "Clarke") reserves unto itself as owner of the Benefited Property and for its successors and assigns an exclusive easement for the benefit ofthe Benefited Property which shall run with the land for the purpose of ingress and egress on foot or with vehicles for all purposes for which a public way may be used over that portion ofthe real property shown as "Driveway Easement" on Exhibit A attached hereto. Clarke may enter upon the easement area, and an area five feet on either side of said easement area for the purposes described hereinabove as well as for the construction, repair, and maintenance replacement, snow plowing and storage and the like of or from said driveway, at the sole cost and expense of Clarke. The owner of the Benefited Property shall hold Grantee harmless for any loss occasioned by its exercise of the above right of way The provisions of Mass. Gen. Laws. c. 187 § 5 apply to the easement created by this conveyance. Jane C. Rini Planning Board City of Northampton City Hall • Seven Langworthy Road 212 Main Street, Room 11 Northampton,MA 01060 October 25,2006 Dear Planning Board Members, Northampton, MA 01060 I have several requests which I hope you will consider concerning the hearing for C.Douglas Hinckley's Site Plan Approval to convert the Clarke School Infirmary to four residential units. 1. That Mr. Hinckley continue to maintain the berm along the back fence of the property so we never again experience a repeat of flooding or run off to our properties or basements. Three homes on Langworthy have suffered water damages when the berm was not maintained. 2. That rear lighting be residential, not commercially bright, and is directed to shine away from our homes. 3. That some solid fencing and shrubbery be added around the parking area to block headlights from vehicles shining into our windows at night. 4. That a secured dumpster not be placed in the back ofthe property facing any of our backyards so we do not have additional noise from garbage trucks. Nor do the possums and three raccoons, which dine at the Quad and visit neighboring compost heaps, need additional hors d'oeuvres on Round Hill Road. I am thrilled that there will be a new residential use for the Infirmary, and that green space will be maintained as Steve Balicki mentioned in his letter to neighbors. This sounds like a good fit for both the school and the developer. Regards, Jane C. Rini • Mr. Wayne Feiden, Director Northampton Planning Board Puchalski Municipal Building 212 Main Street Northampton, MA 01060 Dear Mr. Feiden & Planning Board, 15 Langworthy Road Northampton, MA 01060 October 27, 2006 I am writing regarding the request of C. Douglas Hinckley at 48 Round Hill Road. I would like to request that a provision be included prior to approval. This would be that the owner/builder of the property maintain the berm that seperates the property from the properties on Langworthy Road. Over the years Mr. Steve Balicki of Clark School has been wonderful about arranging for this berm to be maintained and just a few years ago had it completely restored. Without the berm or when it has worn away there is considerable water run-off to the properties on Langworthy which has caused some basement flooding. I would appreciate your consideration of this matter. Sincerely, y~ A" ~.1fltt,-~ 'jCt/~ Leonard Basile MODEL NO. TYPE: JOB NAME: CERTIFICATION: UL LISTED UCR12 UCR16 11.5" 11" f----12" ------1 1--------16" --------1 FINISH-Available in high quaility powder coat, or anodized finish. LAMP OPTIONS-Accommadates Incandescent, Compact Fluorescent or High Intensity Discharge Lamps. (ordered separatly) MOUNTING-1/2" or 3/4" tapped hub is supplied. Top or side mount available. Fixtures are pre- wired with 48" or 96" leads. Available with cord or stem sets. REFLECTOR-Spun out of heavy-duty Aluminum or Galvanized construction. SOCKETS-Incandescent (rated for 600Watt/660Volt), and HID (4kv pulse rated) are medium base porcelain. Compact fluorescent are thermoplastic. (4-pin triple tube lamps) l\I1odel Color l'v1ounting Source UCR12 40,41,42, Pg. 3941for ev-m ext. UCR16 43,44,45, Pg. 42-44 for pest ms. & pO 46,48,49, pg. 48 for /TO..Jnting hubs 50,51,52, 53,54,55, 57,58,59, 60,61,62, 63 Globe Accessories ~--.---~~--=.--~~~~~~--~ Inc. CF 1-1_00 __ W-+~2~6, __ 32~, _o_r 4 __ 2 __ W*~r---_----:"""""':-~ ___ --'-_--i Pg. 50 Pg. 49 100W 26,32, or 42W* *Rerrde ballast see pg.47 12260 East End Ave. Chino, Ca. 91710 Phone 877-999-1990 Fax 877-999-1955 Rerrde ballast see pg.47 C@USTED • Carolyn Misch From: Sent: To: Cc: CD Hinckley [dhin@gmx.net] Monday, October 23, 2006 9:54 PM Carolyn Misch dhin@compuserve.com Subject: Re: Round HIli plans Dear Ms Misch: Here is the information we discussed on the telephone. 1) Copies of the front elevation were dropped off at City Hall. Sorry, I misspelled your name. The front is essentially unchanged from existing except that each front window (except those near the front door) is replaced with a new insulated window combination which will fulfill egress requirements. The new windows are planned to be about 18 inches taller than the existing ones. I am working on the back elevation photos. It will also not change much -the windows will be replaced with new same-size insulated ones. Egress windows in the back will exit to a balcony with stairs down (see plans). The current egress doorways -one on the north wall, two on the south, one each on east and west (garage door) -will remain. 2) The curb cut is not intended to be changed from existing. Access will be through the existing cut at Lyman Cottage. A 15 foot width is fine, I'm sure. I'm not sure how wide it is now but I'll find out. 3) The dumpster in the site plan surprised me, too. I agree that simple garbage cans in the garage sound more sensible. My wife and I pictured the local bicycle-powered recycling service managing the waste. 4) The leaching tank is a rainwater and curtain drain slowdown tank which has been buried at the southwest corner of the building for years. I believe it was put in in about 1985 although I am not completely sure. It collects roof runoff and the curtain drain flow and discharges overflow if any into the swale in the backyard of Leonard House (with easement). There is no sewage or septic tank on the property according to the papers I have seen and Clarke warrants that there are no other underground tanks present. All drains and sewage as far as I know drain to the municipal sewer system, and Clarke has certified this in their purchase and sale agreement with me. --------Original-Nachricht -------- Datum: Wed, 18 Oct 200616:54:15 -0400 Von: "Carolyn Misch" <cmisch@northamptonma.gov> An: dhin@gmx.net Betreff: Round Hili plans > Douglas- > > I have reviewed the plans for the 4-unit project. I don't have > elevations of the existing building and proposed changes to the > elevations. If no changes are proposed, we need at least what the > existing conditions are showing the location of the egresses. > > > > The application states that one new curb cut will be required. The > plans are labeled such that it appears that the existing driveway will > remain with a 20' wide cut. Which is it? We allow a maximum of 15' > wide curb cut. Beyond the street line it should open up to 20'. If no > changes are proposed, you may be required to close the curb cut by 5'. > If the plan shows the proposed, you will definitely have to reduce it > by 5' to a max. at the curb of 15'. > > > > The Board will not likely allow a dumpster on site, particularly on > the rear property line. With four units, each could be responsible 1 > for individual garbage, or you will I. get curbside pick up with > storage in the garage that is described as quite large. (The issue > here is the noise of the truck driving to the rear of the property and > then backing out.). 84 Round Hill just went through this scenario. > > > > Finally, what is the leaching tank? Is this site on private sewer? > If so, have you checked with Department of Public Works? You will > likely be required to tie into city sewer. Additionally, you will not > likely be allowed to discharge off site. > > > > Please respond ASAP with information so I will be able to determine > your eligibility for the 11/9 hearing. We already have one > continuance and will likely have a second continuance from another > hearing as well. > > > > Thanks, > > > > Carolyn Misch, AICP > > Senior Land Use Planner/Permits Manager > > City of Northampton > > 210 Main Street, Rm. 11 > > Northampton, MA 01060 > > 413-587-1287 413-587-1264 (fax) > > cmisch@NorthamptonMa.gov > > www.NorthamptonMa.gov/opd > > > GMX DSL-Flatrate 0,-Euro* -Uberall, wo DSL verfUgbar ist! NEU: Jetzt bis zu 16.000 kBit/s! http://www.gmx.net/de/go/dsl 2 NOTES: MARY S. :,HAUb BOOK 1402 PAGE 363 PLAN BOOK 22 f-lAGt L4 CHAIN LINK FENCE o OUTLET DRAIN EASEMENT 6' Evergreen Screen Fenced Dumpster l.=~---, \ \ '\ '\ (2 Cars Under) f \ N INFIRMARY 258.91 o / \ \ I I I I ) \ \ \ I I \ \ \ OF ~~'1t,,;SCHOOL DEAF \ \ c,\S~~ '" eO) . 600 ,-~'o~~ I I \ \ \ \ \ '\ \ ~ 0' \ \ 1. UNDERGROUND UTILITY LOCATIONS SHOWN HEREON ARE BASED UPON SURFACE FEATURES AS LOCATED BY SURVEY AND AVAILABLE RECORD DATA, AND ARE APPROXIMATE. ACTUAL LOCATIONS SHOULD BE VERIFIED WITH THE APPROPRIATE UTILITY COMPANY AND/OR MUNICIPAL DEPARTMENT PRIOR TO FINAL DESIGN AND/OR CONSTRUCTION. ~ I .... " ~'~~\ -L~ ) ~ 2. FOR REFERENCE TO LAND SHOWN HEREON SEE DEED TO CLARKE SCHOOL FOR THE DEAF RECORDED IN BOOK 1132 PAGE 29. 3. PERIMETER BOUNDARY INFORMATION AS TAKEN FROM A SURVEY BY HERITAGE SURVEYS, INC. DATED APRIL 8, 2005 AND IS NOT THE RESULT OF A BOUNDARY SURVEY BY THIS OFFICE. 4. LOT BOUNDARIES SHOWN ARE PRELIMINARY KIM A. GORDON & THURSTON J. MOORE BOOK 5184 PAGE 31 LOT 1 48,554 SF± o L[ONARO HOUSE {Jjj DRY WELL ... . ," ... . " : .. " ," . . . " : .' ... " LOT 2 47,680 SF± Remove Paving, Loam & Seed CD If) C\J 0 ...... . . . . ."." '. ' . ·0········· .. ···ConservationRestriction . ··.··· .. ·OpenSpace ........... . . I • . ' ~ / ! / . / -' / ) I , .. -. -. . ... HEAD WALe-. INV=26017 1·~' ~.~( .. ~~?JL~-,~ ~~~ . _DRAIN·· _. I I I \ / /;:,\.....J~.-c--' .-EA~EMENT -<B' .... - ry ...... -....•..... 9·98' BULKHEAD ~:---I . . . : ." . .' . . ...... . . -," ," .. ' ," . . . ... .. ' .' -' _.' .... -.. EXISTING 20' ± WIDE DRIVEWAY TO SERVE LOT 1 .. " .,". ," ," ... ," ," .. ' . . . .... . .... ~ ... . GRANITE S / CURB ... I! NEW lREES .+> 10 . 8" V C / ---G .... --':1:-__ . __ .. _ . Ol 12 WATER MAIN 'dv ® . 10. s--,..../ __ t W .+>.. . I'" I ' . s FIN FLR 266.11 LYMAN COTTAGE o ;: 0. :;' 'CJ " 0 .... :0. 0 c ! / I I I I I I I I \ I I I ) I / I \ \ \ I I I I / / I I I I OTHER CLARKE FOR THE e;;;-G .. --·GRANITE .. ---+. G _ .• -._ .... -. --..... _-.. _ .. __ ... __ . @I -(D -W s I _ --~ -G \···_·····-c--·······G ..•... ---__ .... __ ... _. (J1 ----. W '(j.,-W S --® SMH 5 CUf:W . __ -,. ..-......---..... ,._. G -._.c_ .• ______ .. . 0 . ---- I / GRASS --m-/ ·-·---_····-G-·-··GRANi+E;1 ______ :~~~~':::~~;,,> ! PAV DSIDEWALK '\ ! GRASS --cr--__ ··_---CURa " 72" W47tR CI ~~~ 20 I ~ 5 a 20 40 60 80 I I I i i -.., i i a 5 10 20 METERS _ ... -------------------- I \ ---------------------_. _.-._._. N m '-l ~ « 3 w > '" o o is! « "- HC PARKING ( o z ~ '" o "-o o Dc: Landscape Architectun Civil Engi1U!ering Planning Land Surveying 4 Allen Place, Northampton, Massachusetts 01060 (413) 582-7000. FAX (413) 582-7005 Email: bdgOberkshiredesign.com Web: http://www.berkshiredesign.com This druwing is not intended nor shall a be used for construction purposes ..,Iess the signed professianal seal of a rogistenld landscape an:hitect, civil eng;,-or land .....,... employed by The Bettcshire Design Group, Inc. is affixed above. © Capyricjht The 8ericshi. Design GIoup, Inc. This druwil1\J and an of its contenb are the fllIIl'"SS property of The Bertcshire Design Group, Inc., and shall not be copied or used in any way without the written ccnsent of The Bettcshire Design Group, Inc, Clarl<e School for the Deaf Center for Oral Education 47 Round HOI Road Nor1hampton, MA 01060 Infirmary Site Plan Revisions 10/19/06 001.: Sh..t Number 10/12/06 Sc1J1.: 1 1"=20' Drawn By: G.N Checked By: PRL