31B_063 32 Round Hill Rd- Planning Decision (2)Planning - Decision City of Northampton
Hearing No.: PLN- 2007 -0019 Date: August 6, 2009
APPLICATION TYPE: SUBMISSION DATE:
PB Intermediate Site Plan 1011212006
Applicant's Name:
Owner's Name:
NAME:
NAME:
C. Douglas Hinckley
CLARKE SCHOOL FOR THE DEAF
ADDRESS:
ADDRESS:
26 Fort Hill Terrace
47 ROUND HILL ROAD
TOWN:
STATE:
ZIP CODE.
TOWN:
STATE:
ZIP CODE.
NORTHAMPTON
MA
01060
NORTHAMPTON
MA
01060
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
(413) 582-11110
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
Surveyor's Name:
STREET NO.:
32 ROUND HILL RD
SITE ZONING:
COMPANY NAME:
TOWN:
NORTHAMPTON MA 01060
ACTION TAKEN:
Approved With Conditions
ADDRESS:
MAP:
31B
BLOCK:
063
LOT.
001
MAP DATE:
SECTION OF BYLAW:
Chpt. 350- 5.2 1Attach. 1: Table of Use
Regulations
TOWN:
STATE:
ZIP CODE.
Book:
1132
Page:
1029
PHONE NO.:
FAX NO.:
NATURE OF PROPOSED WORK
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 10119106.
2. Graphics of the front and rear elevations showing only egress options as building changes.
3. "Photometric Study ", Clarke Infirmary Conversion, dated 10116106 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 -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.
GeoTMS® 2009 Des Lauriers Municipal Solutions, Inc.
Planning - Decision City of Northampton
Hearing No.: PLN- 2007 -0019 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
votes to
1112312006
Jennifer Dieringer
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
1012612006
1211612006
111912006
1112312006
121512006
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
Kenneth Jodrie
1012612006
111912006
111912006
1111512006
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
111212006
7:00 PM
2/7/2007
2/7/2007
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.
1, 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. 1 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.
File # MP- 2007 -0038
APPLICANT /CONTACT PERSON HINCKLEY C DOUGLAS
ADDRESS/PHONE 26 FORT HILL TERR (312) 404 -4218 Q 1 i_ 1,(jJ0 , -
PROPERTY LOCATION 36 ROUND HILL RD
MAP 3 1 B PARCEL 063 001 ZONE URC -
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
ENCLOSED REQUIRED DATE
Buildin Permit Filled out
Fee Paid
Typeof Construction: ZPA - 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
2 tc of Plnnc / Pint Plan
THE FOLLOWING ACT19> HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION P TED:
Approved Additional permits required (see below) ,r
PLANNING BOARD PERMIT REQUIRED UNDER . § • Z
o131'VYI' crl �ttV 2,W
Intermediate Project : Site Plan AND /OR Special Permit with Site Plan A ,, &yam S(-Ax d &/f
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
Septic Approval Board of Health
Water Availability Sewer Availability
Permit from Conservation Commission
Permit from Elm Street Co sion
Signature of Building Official
Well Water Potability Board of Health
Permit from CB Architecture Committee
_C)Oc
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.
OCT - 4 2006
rue No. P, �.
r�
s
Please type or print all information and return this form to the Building
Inspector's Office with the $15 filing fee (check or money order) payable to the
City of Northampton
1. Name of Applicant: ( alb, 4wS fl k, V-1 LV, �:
Address: � l ��'��r�'a��- N�p�� Telephone: 3 to ` Dq `la �b
2. Owner of Property: l t-AZ4e ScHoc)L— fz)'` 4 D`D`C-
Address: ' C�� ` Dom( Telephone: `� 13)50`1
3. Status of Applicant: Owner Contract Purchaser_ Lessee Other (explain)
4. Job Location: c3b Roo n" l LL 'Kd, - ffor4ta..yo atpg-
5. Existing Use of (fStructure /Property: n5 T I "1—lJ�t1 OnQ_k tZ r W%.e C
�L4oa1 �Vl�i rMiV_L A
6. Description of Proposed Use /Work/ P roj ect7 Occupation: (Use additional sheets if necessary):
cav,\ (_Y� l ovl I o
7. Attached Plans: Sketch Plan K Site Plan _X Engineered /Surveyed Plans
8. Has a Special Permit /Variance /Finding ever been issued for /on the site?
NO DONT KNOW YES IF YES, date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DONT KNOW YES
IF YES: enter Book Page and /or Document #
9.Does the site contain a brook, body of water or wetlands? NO DONT KNOW
IF YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained Obtained , date issued:_
YES
UX
(Form Continues On Other Side)
W:Oocuments\FORMS \original \Building- Inspector\Zoning- Permit- Application- passive.doc 8/4/2004
C�
10. Do any signs exist on the property? YES NO &
IF YES, describe size, type and location: i
P O ,f i mot.$ D 1.7 km ed
Are there any proposed changes to or additions of signs intended for the property. YES NO_
IF YES, describe size, type and location:
11. Will the construction activity disturb (clearing, grading, excavation, or filling) acre or is it part of a common
plan of development that will disturb over 1 acre? YES NO
12.
IF YES, then a Northampton Storm Water Management Permit from the DPW is required.
ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED DUE TO LACK OF INFORMATION
This column reserved
for use by the Building
13. Certification: I hereby certify that the information contained herein is true and accurate to the best of
my knowledge.
Date: O Applicant's Signature
NOTE: Issuance of a zoning permit does not relieve an appliacant$'su/rden to comply with all zoning
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:\ Documents\ FORMS \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)
jx Site Plan (complete 1 -8F)
F- Special Permit with Site Plan (complete 1 -8H)
or Major Projects ($500.00) plus $0.05 /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
F Site Plan (complete 1 -13)
F- Special Permit with Site Plan (complete 1 -13)
niil')AAr I ')i PM 1 003.pdf
.lob
•
6. Check boxes below indicating that you have provided the following documentation:
[� Site Vicinity Map/Plan
Site or Plot Plan at 1" = 40' or greater
Filing Fee made Payable to the City of Northampton ($200 or for Major Projects and Flag Lots $500.00 plus
® $0.05 /per sq. foot of proposed new building sq. footage. Amount Enclosed: $
[] Stamped, Self Addressed Envelope(s) to Owner and Applicant.
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 /opd/. If within 300' of a neighboring town, the
El 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.
F] A printed list of all abutters (from above section). Number of Abutters on the list is:
] 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
] Engineer (At least 1 plan must have an original stamp; remaining plans must either have an original stamp or copy
of original stamp.)
Folded Plans- all plans I F 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 11" x 17' size.)
Traffic Study (Applicable to major projects)
Stormwater Management Plan, including soils information and depth to groundwater (Applicable to major
® projects)
F] Building Elevations
] Lighting, if applicable
WAIVER REQUEST. All items below are required unless a waiver is requested. To request a waiver for an
El item, check the item and provide your reason for requesting a waiver.
F- Site plan(s) at a scale of 1 "=40' or larger
(— Name and address of the owner and the developer, name of project, date and scale plans:
F- 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
F- 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)
F- Present and proposed use of:
a. the land
b. building
4/1/2005 1:21 PM 2 003.pdf
•
Existing and proposed topography (for intermediate projects the permit granting authority may accept
r 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
F Location of
a. parking and loading areas
b. public and private ways
c. driveways and walkways
d. access and egress points
e. proposed surfacing
F- Location and description of:
a. all stormwater drainage /detention facilities
b. water quality structure
c. public and private utilities /easements
d. sewage disposal facilities
e. water supply facilities
F- Existing and proposed:
a. landscaping, trees and plantings (size and type of plantings)
b. stone walls
c. buffers and/or fencing
r— Signs: existing and proposed:
a. Location
b. dimensions/height
c. color and illumination
F- Provisions for refuse removal, with facilities for screening of refuse when appropriate
(— 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
F. (major projects only)
Estimated daily and peak hour vehicles trips generated by the proposed use, traffic patterns for vehicles and
F- pedestrians showing adequate access to and from the site, and adequate vehicular and pedestrian
circulation within the site (major projects only)
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 1:21 PM 3 003.pdf
Lu
7. Describe proposed project/work below:
�60(le -5iM 4 CUVY -,C l �- C ,,LVe- ylf +YrYO V, �
UN i �vi �( �V1 W i `t% Cdvn>�d✓i Ue i�
8. Site Plan and Special Permit Approval Criteria. (If any permit criteria does not
apply, explain why.)
Mi LO
CC v1nYYm/�^ (-Y ► JXc ioa 0, (C-e5S (/1X 1
A. How will the requested use protect adjoining premises against seriously detrimental uses?
How will the project provide for:
i. surface water drainage:
G,`) %� ►taVYn keA-5 PV �e.UilMSu- P ,-OU10 ,(
tvt. add► �iw� r,Ie�ztl� J6 t pow ���i av�ec�
ii. sound and sight buffers:
�lM ��VI�+ C CL OVI
�� �r�� -- � L.0�1,'►3eJe2� '�. ��'b Pct � (1►�1,�,
ni the preservation oTvieWs, light and air:
K)a Yk' LJD Skruk -A LLAJ. -5 GL Vt- 6k ► nC
B. How will the requested use promote �he n vemence ands ty of pedestrian movement within the site and on
adjacent streets?
i. How will the project minimize traffic impacts on the streets and roads in the area?
Cto,< -Farm �o �D�vr► �:� Lluws � W��IC,AC� 4 ( L
r °` ' Qr��aS Wi-It t �►�� tooi ldinS ct l law- -.(a SQase� �-
vt we (L#" d.
ii. here is then of driveway openings in relation to traffic and adjacent streets?
j7 r t bt k s I►a Y.eii 'k -flaw► �ou�c� i ► l I d�
%`�! �b UV► l� �1� �� Irr�
iii. V What features have been incorporated into the design to allow for:
a. access by emergency vehicles: L �+ Gl LI 1
V� 'Iuv' 4.1 yy. t5
b. the safe and convenient arrangement of parking and loading space
a5 �k` Qlav\- Pay- k ' e"o tre- as Kzpirzt- Un Ci {�
Ord rovV,CU-S
c. provisions for persons with disabilities:
C L) pav 60 1 tai n
�
a v1 1, (CA m V I1 y v 4P "AOL cfv�
4/1/2005 1.21 PM 4 001pdf
C. How will the proposed use promote a harmonious relationship of structures and open spaces to:
L the n tural landscape: `
A 1A
`) 0,
it. to existing buildings.
iii. other community assets in the area:
V5 -�� ��6 s dvLe ,p �p�-4� wt 1 l p►/.es �r
D. What measures are being taken that show the use will not overload the City's resources, including:
i. water supply and distribution system: C
U9, L"Ca4 PIZU
ii. sanitary sewage and storm water collection and treatment systems:
()5V -- 51/-Id . ttK VIA JIP'I C4 VK,.e v i "
iii. fire protection, streets and schools:
How will the proposed project mitigate any adverse impacts on the City's resources, as listed above?
CXVI� 16L PYz)voLwx.,5
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. a, II
How does the project meet the special requirements? (Use additional sheets if necessary)
Az,lc�,,,, COY ►�v� -ce,�% �°;�� ��i✓� v�5
F. State how the project meets the following technical performance standards:
i. Curb cuts are minimized:-
Check off all that apply to the project:
F- use of a common driveway for access to more than one business
F use of an existing side street
F— use of a looped service road
4/1/2005 1:21 PM 5 003.pdf
7. Describe proposed project/work below: Ve— 5C L' CZ�L I �X 'I r IVY'% +0
8. Site Plan and Special Permit Approval Criteria. (If any permit criteria does not
apply, explain why.) t
I I In
CO ,-,Yy,,n.
A. How will the requested use protect adjoining premises against seriously detrimental uses?
How will the project provide for:
i. surface water drainage:
a S Y�tUiUU t In az 'kV'I - +D cak V) C&
�ll ivy th V�� �-S Xr
ii sound and is ght buffers:
v , �a
iii. the preservation of views, light and air: �5
00 vt,L'-' S+" �d
' )
Oand on
VA i ya �'�C l�ti-cx ��
B. How will the re uested use pro ote the convenience and safety of pedestrian movement within the site
adjacent streets?
i. How will the project` minimize traffic impacts on the eets and roads in t e area?
ii. Where is the location of driveway openings in relation to traffic and adjacent stre ts?
14;1d. .
iii. What features have been incorporated into the design to allow for:
a. access by emergency vehicles:
b. the safe and convenient arrangement of parking and loading spaces:
yeo vtl'�
c. provisions for persons with disabilities:
4�6 ,
4/1/2005 1:21 PM 4 003.pdf
0
ii. Does the project require more than one driveway cut?
NO
'F- YES (if "yes ", explain why)
iii. Are pedestrian, bicycle and vehicular traffic separated on -site?
F_ YES
NO (if "no ", explain why) C �.�c �_s �" ( ►�"=j -� % ld� �1�(�
o Applicants for Intermediate Site Plan Approval ONLY, stop here.
G. Explain why the requested use will:
i. Not unduly impair the integrity or character of the district or adjoining zones:
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 Rezoning Plan; and Downtown Northampton: Today, Tomorrow and the
Future).
Applicants for Intermediate Special Permit Approval ONLY, stop °o
here.
4/1/2005 1:21 PM 6 003.pdf
Planning Board - Decision City of Northampton
Hearing No.. PLN- 2007 -0019 Date: November 15, 2006
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 -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:
1011912006
111212006
1112312006
REFERRALS IN DATE.
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
1012612006
1211612006
111912006
1112312006
121512006
FIRST ADVERTISING DATE.
HEARING DATE:
VOTING GATE:
DECISION GATE:
1012612006
111912006
111912006
1111512006
SECOND ADVERTISING DATE.
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
111212006
7:00 PM
1
21712007
MEMBERS PRESENT: VOTE:
George Russell votes to Grant
Frances Volkmann votes to Grant
Jennifer Dieringer
Paul Voss
Francis Johnson
votes to Grant
votes to Deny
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.
1, 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. 1 certify that a copy of this
decision has been mailed to the Owner and Applicant.
I d,
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.
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I 1
I
Luminoire Schedule
The
Berkshire
Photometric Study
Symbol
Oty
Lobel
Arrangement
Description
L L�
4
AA
SINGLE
Baselite UCR12- xx -26W
DrO )), Inc.
Clarke .School Infirmary Conversion
2
BB
-
SINGLE
B¢selitr UCR16 -xx -26W
Numenc
Summary
Label
Units Avg Mm(
Min Avq Min *III
4 Abe Men M D10�
Site
Fc >0.5 2.2
0.0 N.A. NA.
(413) 582 -7000 FAX (413) 582 -7005
SCALE: 1' =32' DATE 10/16/06
Rear facade (West) of 36 Round Hill Road
Preliminary plan. Essentially represents existing facade with new windows.
ME�rr�rrri�� ���rr�rrrr���rrr
Egress. '• 'i by •i' and floor plan, •• floor windows
also be used for egress with balcony or •'
�I
i 1
J- ko LLC�`}TIOAJ r i,T 1LL ��/1�SS RL- cry ✓�E�f�ti7 S
36 Rp (,vD h I Li- f' r
•
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 of this 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 Bookl 132 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 of the 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 of the 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 Seven Langworthy Road
Planning Board
City of Northampton
City Hall
212 Main Street, Room 11
Northampton,MA 01060
October 25, 2006
Dear Planning Board Members,
Northampton, MA 01060
a! �c o
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 of the 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
'. i. OCT a
15 Langworthy Road
Northampton, MA 01060
October 27, 2006
Mr. Wayne Feiden, Director
Northampton Planning Board
Puchalski Municipal Building
212 Main Street
Northampton, MA 01060
Dear Mr. Feiden & Planning Board,
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,
Leonard Basile
MODEL a
;_ ,
CERTIFICATION: UL LISTED
Loll
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)
511
Model 4
Color
Mounting
Li ht Source
Globe
Accessories
Inc.
CF
HID MH & HPS
Phone 877- 999 -1.990
Source
Fax 877- 999 -1955
UCR12
40,41,42,
Pg. 39-41 for arm ext.
1 OOWI
26,32, or 42W*
35,50,70,100W*
Pg. 50
Pg. 49
100W
26,32, or 42W*
35,50,70,100W*
UCR16
43,44,45,
Pg. 4244 for post mts. & pdeE
46,48,49,
pg. 48 for mounting hubs
50,51,52,
53, 54,55,
57,58,59,
"Remote ballast see
Remote ballast see
60, 61, 62,
pg. 47
pg. 47
63
MY— 'M I t
3. "
C L LISTED
12260 East End Ave.
Chino, Ca. 91710
Phone 877- 999 -1.990
Fax 877- 999 -1955
•
Carolyn Misch
From: CD Hinckley [dhin @gmx.net]
Sent: Monday, October 23, 2006 9:54 PM
To: Carolyn Misch
Cc: dhin @compuserve.com
Subject: Re: Round HIII 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 2006 16:54:15 -0400
Von: "Carolyn Misch" <cmisch @northamptonma.gov>
An: dhin @gmx.net
Betreff: Round HIII 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
• for individual garbage, or you will IiRgiy 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
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2
MARY S. SHAUN
BOOK 1402 PAGE 363
PLAN BOOK 22 PAUL 24 r-Lj-jiv u r N z- z- I ,
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SHOWN HEREON ARE BASE
1.
UNDERGROUND UTILITY LOCATIONS D UPON °
D BY SURVEY AND AVAILABLE RECORD
t t
SURFACE FEATURES AS LOCATE `--- 1
LOCATIONS SHOULD BE VERIFIED
\` \ \\ . � _, Cold Woterl oin
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OR THE DEAF RECORDED IN BOO. = - -
SCHOOL F K 1132 PAGE 29 '' -- peal - --
' 6 Cars
ATION AS TAKEN FROM A SURVEY BY , -''''' `" LOT 2
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Landscape Architecture
Civil Engineering
Planning
Land Surveying
4 Allen Place, Northampton, Massachusetts 01060
(413) 582 -7000 * FAX (413) 582 -7005
Email: bdg®berkshiredesign.com
Web: http:Hw".berkshiredesign.com
This drawing is not intended nor shop it be used for wistruction
purposes unless the signed professional seal of a registered
landscape architect, civil engirm or kind surveyor employed by
The Berkshire Design Group, Inc. is affixed above.
Q Copyright The Berkshire Design Group, Inc.
This drawing and all of its contents are the express property of
The Berkshire Desk Group, Inc., and shall not be copied or used
in arty way without the written consent of The Berkshire Design
Group, Inc.
MMMI
Clarke School for the Deaf
Center for Oral Education
47 Round Hill Road
Northampton, MA 01060
Infirmary
Site Plan
Revisions
10/19/06
Date:
10/12/06
Sheet Number
Scale:
1 " =20'
Drawn By.
GN
Checked By:
PRL