06 -039 Zoe PB Decision 2012-03-14Planning -Decision City of Northampton
Hearing No.: PLN-2012-0011 Date: March 14, 2012
APPLICATION TYPE: SUBMISSION DATE:
PB S ecial Permit with Ma'or Site Pia 111812011
Name: Owner's Name:
52 OVERLOOK DR
S't I f f I e n orrna Ion: 5 , N urveyor s arne:
STREET NO,: SITE ZONING, COMPANY NAME:
311 HAYDENVILLE RD SR(100JI
TOWN-ACTION TAKEN' ADDRESS:
LEEDS MA 01063 Aporoved With Conditions ...,. I BLOCK: I lOT: I MAP DATE' SECTION OF BYLAW: 0. 039 001 Chpt. 350-10.1: Special Permit TOWN-STATE: I ZIP CODE:
""" r;" 1622 118 PHONE NO .. FAX NO.,
EMAIL ADDRESS
NATURE OF PROPOSED WORK: .. Construct a 70 BEDRM ASSISTED LIVING RES & 20 BED MEMORY CARE FacIlity wIth assocIated sIte development.
HARDSHIP'
CONDITION OF APPROVAL:
1) Site irrigation may not be tied to the public water system
FINDINGS:
2) The landscape architect must be on site during planting of screen trees.
3) Prior to planting, the applicant must submit a watering and maintenance plan and schedule for the
trees for the first 2 years.
4) Applicant must install fencing as shown or as otherwise agreed upon between the abutters and the
applicants.
5) Bus shelter shall be located on site unless otherwise required by PVTA.
6) Trees in buffer must be maintained.
7) The applicant must have the trees that will be saved flagged and install a temporary fence along
areas of protection during construction.
8) 15 additional evergreen trees than shown on plan to be placed in consultation between abutters and
landscape architect as needed.
9) As offered by the applicant, the amount of money that would otherwise be put into the required
sidewalk construction along the applicant's property boundary with Route 9 shall be combined with
the applicant's required traffic mitigation amount to address the Leonard Street intersection.
The Planning Board granted the request for Special Permit with Site Plan to construct a 76,400 square foot assisted living facility with
common driveway shared with the existing Linda Manor Nursing Care facility based upon the application submitted along with the
following plans and other documentation:
1. Zoe Senior Retirement Community Site Plan approval Special Permit, prepared for Chakalos Investments, Inc. by Sage Engineering &
Contracting Revision date 1-27-2012. Sheets T-1, C-1 to 10. Sheets C-4 and C7 revised 3-6-2012,
2, Predevelopment and Post Development Sub Catchment Plan Sheets F-1 and F-2 prepared by Sage Engineering & Contracting, dated
12-6-11 and revised 1-27-12.
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Planning -Decision
Hearing No.: PLN-2012-0011
City of Northampton
Date: March 14, 201 2
3. Zoe Senior Retirement Community Berkshire Facility Exterior Elevations by Tsomides Associates Architects Planners Sheet A-400
revision dated 10/26111.
4. Zoning Compliance Narrative: "Zoe Retirement Community, Northampton" Revised 12·15·11. Regarding traffic mitigation and full
traffic waiver request.
5. Traffic Trip Generation Letter for construction of new assisted living facility, to Wayne Feiden, Office of Planning and Development
from Sate Engineering & Contracting Inc. dated October 21,2011, revised January 31, 2012.
6. Site Evaluation Statement and Stormwater Management Report for Zoe Senior Retirement community and Addition to Linda Manor,
prepared by Sage Engineering & Contracting, dated October 2,2011 and Revised February 9,2012.
In granting the Special Permit with Site Plan that includes a shared driveway with Linda Manor Nursing Care facility, the Board found the
plojecl willI approved conditions would ml->tJt all /lIC cliletia in 10 atld 11 for spl->{;ial pemlil and sitc plan. In granting tile t(]fluest, /lIe
Board waived a full traffic study. The Board found:
1. 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; The new building will be setback over 200' from existing
residences and will be buffered with landscaping. The portion of the building facing the residences will be stepped in a way that
minimizes the massing facing the abutters. Additional landscaping will be added to buffer the new building from the residences along
Route 9. Exterior light levels will be brought into compliance with current zoning standards.
(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. If applicable, this shall include considering the location of driveway
openings in relation to traffic and adjacent streets, access by emergency vehicles, the arrangement of parking and loading spaces, and
provisions for persons with disabilities; A new bus shelter will be provided on site or as otherwise determined by PVTA and traffic
mitigation will be made as offered in the application. The site will share a driveway with the adjoining Linda Manor. Traffic mitigation will
be used to address the intersection of Leonard Street and Route 9 to the extent feasible.
(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 building will be located on previously cleared area and close to services while leaving a
majority of the parcel as open/undeveloped; and
(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. A
water study shows adequate supply and pressure to serve the new facility with a direct water line connection from the road; and
(5) The are no particularly unique special regulations set forth in the zoning that must be met; and
(6) The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of
character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The use shall be in harmony with
the general purpose and intent of the ordinance. Construction of the new facility is aI/owed in residential districts by special permit.
(7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely affect those
objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 810. This area of the city is designated for
conservation development within Sustainable Northampton with the goal of clustering units on existing infrastructure and preserving
large swaths of remaining land. Construction in this location abuts an existing facility and builds on the serves already on site.
COULD NOT DEROGATE BECAUSE:
,
1/1212012
"
Andrew Weir
Debin Bruce
Marilyn Richards
Katharine G. Baker
Stephen Gilson
Jennifer Dieringer
Mark Sullivan
, ~~-----j;;~;mo;:;;~--ji.i , ,
111212012 31812012 312212012
"
"
votes to No Action Needed
votes to Grant
votes to Grant
votes to De"y
votes to Grant
votes to Grant
votes to Grant
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4/312012
Planning -Decision
Hearing No.: PLN-2012-0011
Francis Johnson
MOTION MAOE BY:
Francis Johnson
MINUTES OF MEETING,
City of Northampton
Date: March 14, 201 2
votes to Grant
SECONOEO BY:
Marll n Richards
TE COUNT:
6-1
Available in the Office of Planning & Development.
OECISION:
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 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 Oes Lauriers Municipal Solutions, Inc.