32C-058 PB DecisionPlanning - Decision
Hearing No.: PLN -2015-0016
City of Northampton
Date: November 21, 2014
APPLICATION TYPE: SUBMISSION DATE:
PB Special Permit with Major Site Pla 1 10/16/2014
Applicant's Name:
Owner's Name:
NAME:
SITE ZONING:
CB(100)1
NAME:
HAP INC
ACTION TAKEN:
Approved With Conditions
BOINDITCH LLC
ADDRESS:
BLOCK:
1058
ADDRESS:
322 MAIN ST
SECTION OF BYLAW:
Chpt 350-10: Permit and Certificate Fees
129 PLEASANT ST
TOWN:
STATE:
ZIP CODE.
TOWN:
STATE:
ZIP CODE.
SPRINGFIELD
MA
01103
NORTHAMPTON
MA
01060
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
(413) 584-9245 0
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
Surveyor's Name:
STREET NO.:
129 PLEASANT ST
SITE ZONING:
CB(100)1
COMPANY NAME:
TOWN:
NORTHAMPTON MA 01060
ACTION TAKEN:
Approved With Conditions
ADDRESS:
MAP:
32C
BLOCK:
1058
LOT.
001
MAP DATE:
SECTION OF BYLAW:
Chpt 350-10: Permit and Certificate Fees
TOWN:
STATE:
ZIP CODE.
Book:
1878
Page:
1327
PHONE NO.:
FAX NO.:
NATURE OF PROPOSED WORK
EMAIL ADDRESS:
Five story mixed residential and commercial building. To become 155 Pleasant Street
HARDSHIP:
CONDITION OF APPROVAL:
1) Prior to issuance of a building permit:
A. At least two weeks prior to issuance of a building permit, construction documents shall be
submitted for review and approved by Department of Public Works showing final conditions of
stormwater pipes, inverts, depths for infiltration basins and leaching catch basins.
B. The applicant shall provide video confirmation of the condition of the storm drain running from
DMH 3 to the city drain must be performed. Any upgrade, repair, replacement to ensure function of
drainage from site must be done.
C. A stormwater O& M plan consistent with Department of Public Works specs shall be recorded.
2. The dumpster pad shall be pitched toward the driveway to drain toward DMH 3.
3. The front sidewalk shall be pitched to prevent ponding in front of the seating.
4. The entire sidewalk shall be reconstructed between the curb and the building.
5. All lights must be color temperature of 3,000K or less.
6. Wall lights intended to wash the fagade must be directed so that the illumination is cutoff by the
roof eaves. Illumination shall be cutoff no further from the building than the midpoint of the eave.
7. Wall lights shall be as shown on the spec sheet: "Duo metal halide with no greater than 1 °
uplighting for wall wash". LED or other light type is allowed.
8. Wall lights shall not exceed a 39 W bulb as shown in the option.
9. If the City pulls the retaining wall back from the Pleasant Street sidewalk at the rail trail entrance, the
applicant will modify the entry plaza/path to the residential entrance substantially consistent with plan
sheet L2.02 "Landscape Concept Alternate Entry"
10. Water taps and lines shall be in accordance with specifications by Department of Public Works.
11. Any drainage pipes at the front of the site shall be tied into the storm drainage.
12. Grass strips should be eliminated at the base of the sitting walls. Tree grates and concrete shall
GeoTMS® 2014 Des Lauriers Municipal Solutions, Inc.
Planning - Decision
Hearing No.: PLN -2015-0016
City of Northampton
Date: November 21, 2014
be used instead of the plant material.
FINDINGS:
The Board granted the permit based on the following plans and information submitted with the application.
1. 129 Pleasant St, Dated 10/14/2014 PRFA and LDA Sheet L1.01 Sheets L1.01,L2.01, L3.0, A101,-104, A200, 201
2. Site Utility Plan, dated 10/14/2014 by GZA GeoEnvironmental, Inc. Sheet C1.01 and C1 ALT
3. Details at Retail Entry dated 11/13/2014 Sheet L4.2
4. Details in Courtyard dated 11/13/2014 Sheet L4.3
5. Landscape Concept Alternative dated 10/14/2014 Sheet L2.02
6. Landscape Concept plan L2.01
7. Elevations dated 10/14/2014 Sheets A200, A201
8. East Elevation Lighting dated 10/14/2014 Sheet A209
9. Site Lighting dated 10/14/2014 Sheet A 109
10. Details dated 10/14/2004 Sheets L4, L4.1
11. M&M Manufacturing Company Flush Mount Wall Vent detail.
12. Letter to Douglas Dick from Steve D'Ambrosio RE: Stormwater Management Strategy dated October 24, 2014.
13. Preliminary Drainage Calculations, Prepared by GZA GeoEnvironmental, Inc.
In approving the Site Plan with Special Permit, the Board made the following determinations:
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; and
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, connections to existing transit or likely future transit
routes, and provisions for persons with disabilities; and:
C. No parking is required, though six spaces are provided.
D. The project, located in the Central Business District replaces existing residential units whild adding units and commercial space. The
site abuts the bike path and provides walkable access to other services in downtown. No traffic mitigation is required for development in
the CB district.
E. Access by nonmotorized means is accommodated with facilities including covered and uncovered bike racks, sidewalk connections
from the building to the street.
F. 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.
G. 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
construction materials and methods for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads, and other
infrastructure shall be those set forth in the Northampton Subdivision Regulations.
H. The requested use meets any special regulations set forth in this chapter. The additional 5' setback enhances the pedestrian space
along Pleasant Street with plaza features including trees, benches and expanded sidewalk.
I. Compliance with the following technical performance standards:
(1) Curb cuts onto streets are minimized to one access.
(2) Pedestrian, bicycle and vehicular traffic movement on site are separated.
3) Stormwater has been handled through a series of infiltration areas.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
10/23/2014
11/6/2014
11/27/2014
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
10/30/2014
12/20/2014
11/13/2014
11/27/2014
12/11/2014
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
11/13/2014
11/13/2014
11/21/2014
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
7:30 PM
2/11/2015
2/11/2015
MEMBERS PRESENT:
Theresa (Tess) Poe
William Grinnell
VOTE:
votes to Grant
votes to Grant
GeoTMS® 2014 Des Lauriers Municipal Solutions, Inc.
Planning - Decision City of Northampton
Hearing No.: PLN -2015-0016 Date: November 21, 2014
Alan Verson votes to Grant
John Lutz votes to Grant
Debin Bruce votes to Grant
Ann DeWitt Brooks votes to Grant
Mark Sullivan votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
Alan Verson Theresa (Tess) Poe 7 Approved with Conditions
MINUTES OF MEETING:
Available at www.northamptonma.gov
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 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® 2014 Des Lauriers Municipal Solutions, Inc.