Clarke-Opal PB DecisionPlanning -Decision City of Northampton
Date: October 15,2012 Hearing No.: PLN .. 2013-0007
APPLICATION TYPE:
PB Major Site Plan
Applicant's Name:
NAME:
SUBMISSION DATE:
911412012
Owner's Name:
NAME:
-DOUCE1" & ASSOCIATES, INC OEALREAL ESTATE GROUE
ADDRESS: ADDRESS:
136WESTST 1776 MAINST
. -
TOWN: STATE: I ZIP CODE: TOWN: STATE: I ZIP CODE:
NORTHAMPTON MA 01060 SPRINGFIELD MA 01102
PHONE NO.: FAX NO.: PHONE NO.: FAX NO.:
(413)517-0133(22) (413) 517-0136 (413) 726-9809 0
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information: Surveyor's Name:
STREET NO.: SITE ZONING: COMPANY NAME:
ROUND HILL RD URC(100)1
ACTION TAKEN: ADDRESS:
Approved With Conditions
MAP DATE: MAP: SECTION OF BYLAW:
~31:..;;B::"""--''''';;'';;'';'''_...L..;;';';::---_--' _____ -I Chpt 350-10: Permit and Certificate Fees
Book:
TOWN: STATE: I ZIP CODE:
r.P:::-H~O~N=E~N=O.-: ------I-.:F~AX~NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Redevelopment and Reuse of Core Clarke Campus and request for more than 20% reduction in parking. Site also contains lot 31 B-6, 62,
and part of 64.
Book and Page: 272-35,272-37,383-67,403-83,1132-29,1532-745
HARDSHIP:
CONDITION OF APPROVAL:
1) Prior to issuance of a building permit, the following items must be completed:
a. The applicant must show proof of recording of cross easements with Clarke for drainage on the east
part of the site.
b. An historic preservation restriction in a form approved by Office of Planning and Development,
essentially in the form attached and as specified in the zoning must be recorded for the entire site.
c. Prior to developing the site for new uses, the applicant will be required to verify with
appropriate investigation(s) that the existing roof leaders and surface stomwater system
are connected to the municipal drainage system and not to the municipal sanitary sewer
system. If the stormwater and sanitary sewer systems are found to be interconnected on
the site, the owner will be required to separate the systems per approval by the DPW.
2. Prior to any site work, occupancy of the building, within six months of issuance of a building permit
(whichever comes first) for the residential units half of the offered $103,000 worth of traffic Mitigation
improvements to comply with the zoning shall be performed.
3. Prior to the issuance of a building permit for any commercial units, the remaining half of the
$103,000 worth oftraffic mitigation work shall be performed.
4. Mitigation activities will consist of traffic calming along Round Hill in the vicinity ofthe site as well
as pedestrian safety improvements on Elm Street and Prospect Street and any other work that has
been identified by Office of Planning and Development with Department of Public Works up to the
amount owed.
5. In order to meet 11.6-3 above indoor storage areas for bicycles should be created in at least one of
the office buildings (Gawith or common storage in the gym area for all users on the site)
6. On street parking signs shall be replaced with "no parking" signs, upon approval by City Council.
7. Granite curbing along both the east side and the west side of Round Hill along the entire frontage of
the subject site shall be installed at the time the driveway to the residential units is widened and
reconstructed.
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning -Decision
Hearing No.: PLN-2013-0007
City of Northampton
-Date: October 15, 2012
FINDINGS:
8. For all trees intended to be protected that are adjacent to proposed site work, a certified arborist
shall submit to Office of Planning and Development a statement indicating that the proposed work will
not affect the trees. Further, all protection measures recommended by the arborist shall be performed
prior to any site work.
9. All dumpster locations shall be screened from the street view.
10. The applicant is required to replace. in kind, any sidewalk panels that are damaged while installing
the granite curb. In addition, up to one year after installation, the applicant will replace any concrete
sidewalk panels that crack or break within 18 inches ofthe new granite curb. Cracking will he
assumed to be the result of improper compaction under the walk during curb installation.
11. Handicap Ramps should be installed on the east and west side of Round Hill Road at the existing
crosswalks during installation of granite curb.
The Planning Board approved the Special Permit request for more than 20% reduction in parking and Site Plan for reuse of Historic
Buildings based on information submitted with the application and the following plans:
1). Site Development Plans for Clarke School Redevelopment Proposals by Doucet & Associates, Inc. for Opal Real Estate Group, LLC.
Dated Sept 11,2012 and as modified herein with conditions and on 9/24/2012. Sheets C-1 to C-7.
2). Drainage Analysis for Coolidge Drop-off Area dated 9-11-12 by Doucet & Associates.
3). Traffic Impact and Access Study by Vanasse & Associates, Inc.
4). Building Areas Summary, Peak Hour Trip Generation and Parking Calculations. RevIsed Sept 27, 2012.
In approving the special permit and site plan, the Planning Board made the following findings under Chapter 350 section 11.6 and 10.
A. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface
water drainage, sound and sight buffers and preservation of views, light, and air. Very little on the site will change. Buildings will be
reused which will enable them to be permanently preserved to maintain the historic campus character.
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets, cycle tracks and bike paths, minimize traffic impacts on the streets and roads in the area. If applicable, this shall include
considering the location of driveway openings in relation to traffic and adjacent streets, cross-access easements to abutting parcels,
access by public safety vehicles, the arrangement of parking and loading spaces, and provisions for persons with disabilities; Through
traffic mitigation measures off site and through on site improvements, pedestrian and bicycle facilities will be improved. and:
(1) The Planning Board may allow reduced parking requirements in accordance with § 350-8.6, Shared parking.
(2) The project, including any concurrent road improvements, will not decrease the level of service (LOS) of all area City and state roads
or intersections affected by the project below the existing conditions when the project is proposed and shall consider the incremental
nature of development and cumulative impacts on the LOS. The project proponent must demonstrate that all cumulative and incremental
traffic impacts have been mitigated. If those impacts are not mitigated, the Planning Board shall require in-lieu-of payments to fund a
project's proportional share of necessary improvements to mitigate off-site traffic impacts, including provision of public transit and
pedestrian or bicycle paths, in lieu of requiring off-site improvements, with such payments as set forth in the table below. •.• The
applicant will make traffic improvements offering up to $103,000 worth of improvements and mitigate in accordance with the ordinance
for the incremental increase in trips generated at the site.
(3) Access by no motorized means must be accommodated with facilities such as bike racks, sidewalk connections from the building to
the street, cycle tracks, and bike paths that are clearly delineated through materials and/or markings to distinguish the vehicular route
from the no vehicular route. On site sidewalks exist and connections across Round Hill Road wil{be improved. Additional bicycle storage
will be located on site
C. The site will function harmoniously in relation to other structures and open spaces to the natural landscape, existing buildings and
other community assets in the area as it relates to landscaping, drainage, sight lines, building orientation, massing, egress, and
setbacks. Rear and/or side wall facades within 50 feet of a completed or planned section of a cycle track or bike path shall have features
that invite pedestrian access from that side of the building; No changes to the buildings or existing campus landscaping are proposed
other than minor driveway modifications and small expansions to the parking lot mostly on existing pavement.
D. 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
site is already constructed to accommodate the proposed uses on existing infrastructure.
E. The requested use meets any special regulations set forth in this chapter. Historic preservation restrictions and reduction in parking
showed based on shared parking resources.
F. Compliance with the following technical performance standards:
(1)Curb cuts onto streets shall be minimized. Access to businesses shall use common driveways, existing side streets, or loop service
roads shared by adjacent lots when possible. All existing curb cuts will be maintained for shared access to multiple buildings.
(2)Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent possible, and sidewalks must be provided
between businesses within a development and from public sidewalks, cycle tracks and bike paths. The applicant will be provide
alternative pedestrian improvements that include restriping crosswalks and upgrading curbs to granite in this vicinity in order to protect
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning -Decision
Hearing·No.: PLN-2013-0007
the sidewalks.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: MAILING DATE:
912012012 10/412012
REFERRALS IN DATE: HEARING DEADLINE DATE:
9/27/2012 11/18/2012
FIRST ADVERTISING DATE: HEARING DATE:
9/27/2012 10/11/2012
SECOND ADVERTISING DATE: HEARING TIME:
10/4/2012 9:10PM
MEMBERS PRESENT:
John Lutz votes to
Debin Bruce votes to
Stephen Gilson votes to
Mark Sullivan votes to
Francis Johnson votes to
MOTION MADE BY: SECONDED BY:
Stephen Gilson John Lutz
MINUTES OF MEETING:
Available in the Office of Planning & Development.
City of Northampton
Date: October 15, 2012
HEARING CONTINUED DATE:
HEARING CLOSE DATE:
10/11/2012
VOTING DATE:
10/11/2012
VOTING DEADLINE:
11912013
VOTE:
Grant
Grant
Grant
Grant
Grant
VOTE COUNT:
5
DECISION DRAFT BY: APPEAL DATE:
10/25/2012
FINAL SIGNING BY: APPEAL DEADLINE:
10/25/2012 11/4/2012
DECISION DATE:
10/15/2012
DECISION DEADLINE:
11912013
DECISION:
Approved with Conditions
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 drision has been mailed to the Owner and Applicant. (24 . ruiliL .
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.
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