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38A-110 Christopher Heights PB DecisionPlanning -Decision Hearing No.: PLN-2013-001 B City of Northampton Date: October 19, 2012 APPLICATION TYPE: PB 40R Review Name: Site Information: ~ .RD SUBMISSION DATE: 911412012 Owner's Name: , ~bl100)f Name: , 01060 I With , ~ 1 ':~~. 1 '~;~"" I' , 350-20: Smart Growth Overlay District <OWN "'« I" '"0"' "0.' I '~'" NATURE OF PROPOSEO WORK: ZPA· 58,000 SQFT 83 UNIT ASSISTED LIVING FACILITY WI ASSOCIATED SITE WORK HARDSHIP' CONDITION OF APPROVAL: 1) Prior to issuance of a building permit, the following items shall be performed: a. the applicant shall finalize and revise plans to incorporate conditions herein and changes made from the original filing. Plan Sets should be delivered to Office of Planning and Development. b. the applicant shall show proof of recording of shared access and drainage easements for the driveway off Village Hill Rd. that will be shared with lot 112. c. An Approval Not Required Plan shall be submitted, endorsed and recorded changing the lot boundaries between 110 and 112. d. Within 60 days, the drainage calculations for all drainage areas impacted by the proposed drainage design shall be revised and submitted to the DPW for approval. The areas and drainage systems impacted by the revised drainage design include watershed areas PDA-2C, PDA-1 C, and PDA·3B and drainage to Detention Basins 2, 3. and 4. e. The applicant shall record an executed Stormwater Operation, Maintenance, and Inspection Agreement that is binding on all subsequent owners of land served by the private stormwater management facility by recording it in the land records of the Registry of Deeds. This agreement must be approved by the Northampton Department of Public Works prior to final signatures. f. Plan changes shall include items identified in the Department of Public Works memo with regard to corrections to references etc. 2) Douglas Fir surrounding parking lot should be replaced with lower growth shrubs or be pruned up. The applicant may opt not to landscape the exterior of the fenced dumpster. Final planting shall be shown on revised plans. 3) Tree planting detail in accordance with the city's tree specs shall be incorporated into final plans. 4). Street tree protection detail shall be incorporated into final plans. 5). Bike loops shall be incorporated into the final plan set as discussed and presented in follow up materials. 6). Any Street trees along the property boundaries that are damaged during construction or show decline up to one year after a certificate of occupancy has been issued shall be replaced by the applicant in accordance with street trees and tree planting standards. 7). If the public sidewalk is damaged during construction, the applicant is responsible for repairing GeoTMS® 2012 Oes Lauriers Municipal Solutions, Inc. Planning -Decision Hearing No.: PLN-2013-001 B City of Northampton Date: October 19, 2012 FINDINGS: damage in accordance with Department of Public Works standards. 8). A note shall be added to the plans regarding abandonment and capping procedures for any unused utility connections. In addition, the water stub and the drain line shown in the NE quadrant of the property do not exist according to the Record Plans. Plans should be revised to be consistent with Record Plans. 9). Trench cuts in newly paved roads shall meet the DPW requirements for backfill. mill and overlay. New roadway base materials and pavement required for the revised curb cut shall match existing materials and construction. 10). New sidewalk and curbing required for the revised curb cut shall match the existing materials and COIIStlUCtiOIl. 11). A proposed sidewalk is shown intersecting an existing sidewalk ramp at the eastern curb cut. The sidewalk connection shall be ADA compliant. 12) A copy of the final NOI and Stormwater Pollution Prevention Plan (SWPPP) shall be submitted to the Northampton DPW for approval prior to the start of construction and prior to issuance of a building permit. 13). Two of the proposed Red Oaks are located within the drip line of proposed utilities. These should be moved to the extent feasible so the drip lines do not overlap the utilities. The Planning Board voted to approve the 40R Site Plan for a three story mixed income assisted living facility based on the information submitted with the application and the fol/owing plans: 1) Christopher Heights Assisted Living Facility in Northampton, Ma, Site Plan Submittal, Prepared by Beals and Thomas, Inc, for The Grantham Group, dated September f3, 2012 and as revised by conditions herein. Pages Cf.f, 2.1, 3.1, 4.f, 5.1, 6.1, 7.1, 7.2, 7.3. 2). The Residence at Christopher Heights, Architectural Plans, submitted by SMOOK Architecture and Urban Design, Inc. Dated September 14, 2012 Sheets A1-A8. In approving the plans, the Board made the following findings under Chapter 350 section 20 and 11.6 of the Zoning Ordinance: 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; This use was envisioned to be located somewhere on planned vii/age campus and the design is consistent with the design guidelines for the build-out. The parking lot is screened and buffered by a small green space.and 8. 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; and: There will be a shared driveway with the abutting commercial building and the site abuts the bike path. (1)The Planning Board may allow reduced parking requirements in accordance with § 350.8.6, Shared parking. This use has low demand for parking and has direct access to the internal bike path of the campus. (2)The project, including any concurrent road improvements, wil/ not decrease the level of service (LOS) of al/ 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 ..... General/y, very large master planned projects, including planned vii/age and planned business parks, are expected to provide overall project mitigation so that individual end users and lot purchasers do not have to provide mitigation on a lot·by·lot basis. Overal/ mitigation is under way for the entire redevelopment of the Hospital grounds and mitigation covers this intended use. (3)Access by non motorized means must be accommodated with facilities such as bike racks, sidewalk connections from the building to Ille stleel, cycle Ilacks, alld bike pat/Is tllat ate cleally delillealed IlIlOUgl1 malelials alldlol· malkillgs to distillguisll tile velliculal louIe from the non vehicular route. C. The site wil/ 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. and 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. Infrastructure is in place to support this type of development. E. The requested use meets any special regulations set forth in this chapter. Village Hill Design Guidelines are applicable and have been incorporated. The following 40 R requirements were met: (1) The applicant has submitted the required fees and information as set forth in the Plan Approval Authority'S regulations section 350-20; .nd GeoTMS® 2012 Oes Lauriers Municipal Solutions, Inc. Planning -Decision Hearing No.: PLN-2013-001 B (2) No waivers were requested. City of Northampton Date: October 19, 2012 (3) Extraordinary adverse potential impacts of the Project on nearby properties have been adequately mitigated as specified under site plan. F. Compliance with the following technical performance standards: (1)Curb cuts onto streets shalf be minimized. Access to businesses shalf use common driveways, existing side streets, or loop service roads shared by adjacent lots when possible. More than one curb cut shall be permitted only when necessary to minimize traffic and safety impacts. There are two curb cuts, though one will be shared with an abutting site to be built in the future. There will be minimal demand on the curb cut for the parking lot accessed from the opposite side of the street. (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. (3)Major projects •..... must be designed so there is no increase in peak flows from the one-or two-and ten·year Soil Conservation SClvicc design SIOllll ftom prcdcvclopmCIII conditions (lltc COlldition at /ltC limc a silc ploll approval is rcqucstcd) and so 11101 1110 tUlloff from a four-to ten·inch rain storm (first flush) is detained on site for an average of six hours. This project is covered by the stormwater permit previously issued. COULD NOT DEROGATE BECAUSE: , I~'''"""'''' , , " ~" ) IN DATE: , , 9127/2012 11212013 1011112012 111212013 111812012 , , """ , , " ~ ~""O " , , l'cOOPM MEMBERS PRESENT. VOTE. John Lutz votes to Grant Debin Bruce votes to Grant Stephen Gilson votes to Grant Mark Sullivan votes to Grant Francis Johnson votes to Grant MOTION MADE BY: SECONDED BY: TE COUNT: DECISION: Stephen Gilson Debin Bruce 5 Approved with Conditions MINUTES OF MEETING: Available in the Office of Planning & Development. I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above. I certify that a copy of this decision has been mailed to the Owner and Applicant. Notice of Appeal An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk, The date is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.