38-050 (32) 6
4 Planning Board - Decision City of Northampton
Hearing No.: PLN-2005-0046 Date: January 26, 2005
APPLICATION TYPE: SUBMISSION DATE:
PB Major Site Plan 12/13/2004
Applicant's Name: Owner's Name: Surveyor's Name:
NAME: NAME: COMPANY NAME:
HOSPITAL HILL DEVELOPMENT LLC HOSPITAL HILL DEVELOPMENT LLC
ADDRESS: ADDRESS: ADDRESS:
c%MassDevelopment c/o MassDevelopment
1441 Main Street 1441 Main Street
TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE:
SPRINGFIELD MA 01103 SPRINGFIELD MA 01103
PHONE NO.: FAX NO.: PHONE NO.: FAX NO.: PHONE NO.: FAX NO.:
(413) 737-0207 0 (413)737-0207 0
EMAIL ADDRESS: EMAIL ADDRESS: EMAIL ADDRESS:
_... ._....
_.. ... __
Site Information: _
STREET NO.: SITE ZONING
EARLE ST PV .1
TOWN: SECTION OF BYLAW:
NORTHAMPTON MA 01060 Section 11:Site Plan Approval n
MAP: BLOCK: I LOT: MAP DATE: ACTION TAKEN: L•
38 1 050 001 Approved With Conditions
Book: Page:
0350 481
NATURE OF PROPOSED WORK:
Development of 11 commercial/retail lots on the "South Campus"of the Village at Hospital Hill development. Request is for approval of
Tier I of Il for compliance with site plan criteria.
HARDSHIP:
CONDITION OF APPROVAL:
1. Prior to submission of any Tier II site plan';applications for any lots shown on the south campus, the
FINDINGS: applicant shall submit revised plans to Offic$of Planning&Development that reflect,according to
Office of Planning&Development the conditions herein and comments in the two letters,except as
herein noted,dated 1/6/05 addressed to Way a Feiden and George Andrikidis.
I
2.Lighting for the site shall not have hot spots greater than 4.5 footcandles and otherwise maintain
site averages as noted in the plans.
3.No more than 30%of any one-kind of tree Shall be used as shade trees within the site. Tree species
shall be selected from the eight(8)trees shown as deciduous trees from the tree list within the
approved Design Guidelines for The Village at Hospital Hill.
4.If Earle Street is not under construction within six(6)months of the completion of the multi-use
trail,a crosswalk across Earle Street shall be painted where the multi-use trail crossing occurs.
5. Utility plan sheets shall be revised to accommodate the shifted location of the buildings to the
street front on lots 5, 9, 10 as necessary.
6.Any disturbance within the recorded easement boundaries of the multi-use trial for construction of
lots 11 or 12A shall be approved by the Planning Board.All such disturbed areas must be returned to
pre-construction conditions.
7.Street trees required to fulfill the zoning requirements shall be planted 30'on average and on center
and be selected from the eight(8)trees shown as deciduous trees from the tree list within the
approved Design Guidelines for The Village at Hospital Hill.
8.Prior to construction of the detention pond 5 on Lot 11, Office of Planning&Development must
approve tree protection measures for the specimen tree located on this lot.
9. The applicant shall notify the Department of Public Works of any existing flows that are
encountered during demolition and excavation of the site to ensure that drain lines are not tied into
sewer lines along Earle Street.
GeoTMS®2005 Des Lauriers Municipal Solutions,Inc.
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Planning Board - Decision City of Northampton
Hearing No.: PLN-2005-0046 Date: January 26, 2005
10.Prior to construction of underground detention basin#5 as shown on lot 11,final design and
details including clay lining to protect water line shall be reviewed and approved by the Department of
Public Works to ensure conformance with the stormwater permit.
11. Setbacks shown on plans for lots 1,2,3 along Prince Street shall be the maximum allowed,with no
minimum required.
12. Trees shall be planted on average every 30'along the multi-use trail at the time that the trail is
constructed,except where the trail is within 50'of proposed construction of building 12A and 11.
13.Sidewalk links from the parking lot sidewalks to building 5 shall be made and a continuous
sidewalk between lot 9 and 8,between 7 and 8,and 10 and 7 shall be made. The preferred location of
a sidewalk from South Campus Road to lot$is on west side of the driveway access.
The Planning Board granted Site Plan Approval for eleven building lots on the south campus of the Village at Hospital Hill based on the
application and following plans and information submitted with the application,as amened by conditions herein:
1)."The Village at Hospital Hill South Campus Site Development Plans—Tier I Permit Plan Set December 9, 2004"Prepared by Beals and
Thomas,Inc.,December,2004.Plan sheets 1-34(sheet 3-Conceptual Lotting Plan revised date 1/6/05).
2) "The Village at Hospital Hill Northampton,MA Operation and Maintenance Plan[for stormwater]"
3). Letter from David J. LaPointe and George G.Preble,Beals and Thomas,Inc. to Wayne Feiden,Dated January 6,2005 with
amendments, "RE:Response to Commients".
4). Letter from David J.LaPointe and George G.Preble,Beals and Thomas,Inc. to George Andrikidis,Dated January 6,2005, "RE:
Response to Commients".
5). "Erosion and Sedimentation Control Plan",Prepared by Beals and Thomas,Inc,sheet 1 dated 1/6/05.
6). "Erosion and Sedimentation Details and Notes",Prepared by Beals and Thomas,Inc.Sheet 2 dated 1/6/05.
7). "Reconfigured Infiltration/Detention Sketch"including details of weir and outlet control(4 sheets), prepared by Beals and Thomas,
Inc.Dated 1/5/05
In granting approval of the Site Plan for Tier I of 1l for the South Campus the Planning Board found:
1. The requested use protects adjoining premises against seriously detrimental uses,including mitigating stormwater runoff,sound and
sight buffers and preservation of views,light,and air. Stormwater will be treated and infiltrated;and
2. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets,minimize traffic impacts on the streets and roads in the area Including the arrangement of parking and loading spaces,and
provisions for persons with disabilities.Provision for pedestrian connections have been made within and throughout the site and to
abutting uses and properties with a sidewalk to Laurel Street and the'.muld-use trail to Earle Street. Though the parking stalls are striped
at 16'lengths, the total width of the parking areas are 54'with 22'wid$drive ai/es.
The project,including any concurrent road improvements,will not decrease the level of service(LOS)of all area roads or intersections
effected by the project below the existing conditions. Traffic mitigation will be implemented according to the requirements under MEPA
and through the special permit and subdivision approval granted by Ehe Planning Board.
3. The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape,existing buildings
and other community assets in the area. The location and general building orientation has been approved in Tier 1, with Tier 11 approvals
still necessary and to be solely focused on(likely 1 building at a time):
A.Building elevations,including materials,orientation,fenestration and egresses.
B.Number and location of bike racks to serve each building.
C. Building landscaping and amenities,walkways for buildings 12A/B,including landscaping along the multi-use trail between lots
11&12A.
D.Plaza design between lots 1 and 2.
E. Spacing/gaps between buildings along Prince Street.
F. Masonry wall screen between building lots 2 and 3.
G. Sewer and water tie-ins:locations&pipe sizing for each building and all other utility locations. A minimum 18'horizontal separation
should be maintained. Where bends in water lines are anticipated,these shall be reinforced by thrust blocks and shown on
detail sheets.
H. Illustration that buildings are meeting the 95%coverage for the first 200'from the intersection of Prince St.and South Campus Dr.
1.Precise tree protection measures appropriate for the species of the specimen tree located on Lot 6& 11.
J.Final Easements for utility lines that cross private property shal be reviewed and approved.
4. The requested use will not overload,and will mitigate adverse impacts on, the City's resources including the effect on the City's water
supply and distribution system,sanitary and storm sewage collection,and treatment systems,fire protection,streets and schools. The
applicant will connect to the designed stormwater system.
GeoTMS®2005 Des Lauriers Municipal Solutions,Inc.
Planning Board - Decision City of Northampton
Hearing No.: PLN-2005-0046 Date: January 26, 2005
5. The requested use complies with special regulations set forth in the Zoning Ordinance in section 10.15,with buildings brought up to
the street front to the extent practicable as shown on revised"conceptual lotting plan"sheet 3 dated 1/6105.
6. Compliance with the following technical performance standards have been met:
A. Curb cuts have been minimized as the site will be served by a primate access road that serves Smith College.
B.Pedestrian,bicycle and vehicular traffic movement on site have been separated, to the.extent possible,and sidewalks within the site
have been provided to the street.
C. The applicant has met the stormwater requirements as shown in the Stormwater Permit issued by the Department of Public Works.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE:
1212312004 1/6/2005 1127/2005
REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE'.DATE: FINAL SIGNING BY: APPEAL DEADLINE:
12/30/2004 2/16/2005 1/13/2005 1127/2005 2115/2005
FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE:
12130/2004 1/1312005 1/13/2005 1/26/2005
SECOND ADVERTISING DATE: HEARING TIME: VOTING DEADLINE: DECISION DEADLINE:
1/6/2005 8:50 PM 4/13/2005 4/1312005
MEMBERS PRESENT: VOTE:
Jennifer Dieringer votes to
William Letendre votes to Grant
Paul Voss votes to
Francis Johnson votes to Grant
George Kohout votes to Grant
Keith Wilson votes to Grant
Paul Diemand votes to Grant
Kenneth Jodrie votes to Grant
David Wilensky votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
William Letendre Francis Johnson 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
January 26,2005.
I certify that a copy of this decision has been mailed to the Owner and Applicant
NULL
GeoTMS®2005 Des Lauriers Municipal Solutions,Inc.
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