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1 - PB Decision - Old Wilson Rd - Recorded Bk 13554 Pg 95 CITY OF NORTHAMPTON PERMIT DECISION pg. 1 DATES PROJECT INFORMATION Submitted 11/27/19 Owner Name/Address Gil Verillo 254 Old Wilson Rd Florence MA 01062 Hearing 1/9/2020 Applicant Name/ Address (if different) Office Of Planning & Sustainability 210 Main St Northampton MA 01060 Extension Applicant Contact Wayne Feiden 413-587-1265 wfeiden@northamptonma.gov Hearing Closed 1/9/2020 Site Address 254 Old Wilson Decision 1/9/2020 Site Assessor Map ID 44-14 B2189 P218 Zoning District Suburban Residential Filed with Clerk 1/10/2020 Permit Type Planning Board: Special Permit Flag Lot, Special Permit Cluster Residential Open Space, Site Plan Shared Driveway Appeal Deadline 1/30/2020 Project Description Convert existing golf course to open space while creating one flag lot, one frontage lot and three cluster lots for a total of 5, permanently protect 105 acres of open space to be dedicated to the City. An appeal of this decision by the Planning Board may be made by any person within 20 days after the date of the filing of this decision with the City Clerk, as shown. Appeals by any aggrieved party must be pursuant to MGL Chapter 40A, Section 17 as amended and 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. Plan Sheets/Supporting Documents by Map ID: 1. Pine Grove Golf Course Permit Set, by The Berkshire Design Group, Inc. Dated November 25, 2019, Revised 12/17/19. Sheets C1-C6. 2. Stormwater Management Report for Pine Grove Golf Course by The Berkshire Design Group, Inc. Dated November 20, 2019. BOARD MEMBER PRESENT FAVOR OPPOSED ABSTAIN/NO COUNT VOTE TALLY (Favor-Opposed) , Chair  ☐ ☐ ☐ George Kohout, Acting Chair   ☐ ☐ Euripedes DeOliveira   ☐ ☐ Marissa Elkins   ☐ ☐ Christa Grenat ☐ ☐ ☐ ☐ Sam Taylor   ☐ ☐ Alan Verson   ☐ ☐ Janna White, Assoc. ☐ ☐ ☐ ☐ David Whitehill, Assoc   ☐ ☐ 6-0 CITY OF NORTHAMPTON PERMIT DECISION pg. 2 APPLICABLE ZONING APPROVAL CRITERIA /BOARD FINDINGS 350 Attachment 5 (1) The requested use protects adjoining premises against seriously detrimental uses. Surface water drainage has been addressed through a storm water permit, sound and sight buffers and preservation of views, light, and air is accomplished by clustering the units behind the existing home and protection of 105 acres of open space. (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. The five lots will generate less traffic than the existing golf course use; and (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; 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; and (5) The requested use meets any special regulations set forth in this chapter including 10.5 for Cluster Development and 11.6 and 6.10 for flag lots and meets the criteria for shared driveways except for the waiver for a portion of the driveway to exceed 10% slopes to access lots 3 and 4 by utilizing the existing driveway; and a) Curb cuts onto streets are minimized with a shared driveway for three lots, b). Pedestrian, bicycle and vehicular traffic movement on site are separated, to the extent possible, (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; and (7) The 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 81D. The project will result in protection of public open space while minimizing the footprint of new building to the locations of existing disturbed area. 350-6.10, 8.8, 10.5, 11.6 CONDITIONS Prior to Any Site Disturbance General Conditions 1. The applicant must have the install tree protection area inspected to ensure adequate protection of the trees that are to be saved. Sprinklers shall be installed in the homes that are located off the portion of the driveway that exceeds 10% grades(in houses on Lots 3 and 4). Prior to Issuance of a Building Permit 2. The applicant shall submit revised final civil construction plans, signed and sealed by a Massachusetts registered P.E., to the DPW for review and approval at least 15 days prior to the issuance of any City building or construction permits 3. Submit maintenance and ownership easements for the shared driveway and record these upon approval by the City. CITY OF NORTHAMPTON PERMIT DECISION pg. 3 4. The applicant must submit plans showing the new structures are solar ready in compliance with Site Plan standards. 5. The area dedicated for open space shall be, as offered, granted to the City Prior to Issuance of a Certificate of Occupancy The applicant shall replace the trees or make a payment-in- lieu of replacement in accordance with 350-12.3. Minutes Available at WWW.NorthamptonMa.Gov I, Carolyn Misch, as agent to the Planning Board certify that this is an accurate and true 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 and that a copy of this decision has been mailed to the Owner, Applicant. CITY OF NORTHAMPTON PERMIT DECISION pg. 1 DATES PROJECT INFORMATION Submitted 11/27/19 Owner Name/Address Gil Verillo 254 Old Wilson Rd Florence MA 01062 Hearing 1/9/2020 Applicant Name/ Address (if different) Office Of Planning & Sustainability 210 Main St Northampton MA 01060 Extension Applicant Contact Wayne Feiden 413-587-1265 wfeiden@northamptonma.gov Hearing Closed 1/9/2020 Site Address 254 Old Wilson Decision 1/9/2020 Site Assessor Map ID 44-14 B2189 P218 Zoning District Suburban Residential Filed with Clerk 1/10/2020 Permit Type Planning Board: Special Permit Flag Lot, Special Permit Cluster Residential Open Space, Site Plan Shared Driveway Appeal Deadline 1/30/2020 Project Description Convert existing golf course to open space while creating one flag lot, one frontage lot and three cluster lots for a total of 5, permanently protect 105 acres of open space to be dedicated to the City. An appeal of this decision by the Planning Board may be made by any person within 20 days after the date of the filing of this decision with the City Clerk, as shown. Appeals by any aggrieved party must be pursuant to MGL Chapter 40A, Section 17 as amended and 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. Plan Sheets/Supporting Documents by Map ID: 1. Pine Grove Golf Course Permit Set, by The Berkshire Design Group, Inc. Dated November 25, 2019, Revised 12/17/19. Sheets C1-C6. 2. Stormwater Management Report for Pine Grove Golf Course by The Berkshire Design Group, Inc. Dated November 20, 2019. BOARD MEMBER PRESENT FAVOR OPPOSED ABSTAIN/NO COUNT VOTE TALLY (Favor-Opposed) , Chair  ☐ ☐ ☐ George Kohout, Acting Chair   ☐ ☐ Euripedes DeOliveira   ☐ ☐ Marissa Elkins   ☐ ☐ Christa Grenat ☐ ☐ ☐ ☐ Sam Taylor   ☐ ☐ Alan Verson   ☐ ☐ Janna White, Assoc. ☐ ☐ ☐ ☐ David Whitehill, Assoc   ☐ ☐ 6-0 CITY OF NORTHAMPTON PERMIT DECISION pg. 2 APPLICABLE ZONING APPROVAL CRITERIA /BOARD FINDINGS 350 Attachment 5 (1) The requested use protects adjoining premises against seriously detrimental uses. Surface water drainage has been addressed through a storm water permit, sound and sight buffers and preservation of views, light, and air is accomplished by clustering the units behind the existing home and protection of 105 acres of open space. (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. The five lots will generate less traffic than the existing golf course use; and (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; 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; and (5) The requested use meets any special regulations set forth in this chapter including 10.5 for Cluster Development and 11.6 and 6.10 for flag lots and meets the criteria for shared driveways except for the waiver for a portion of the driveway to exceed 10% slopes to access lots 3 and 4 by utilizing the existing driveway; and a) Curb cuts onto streets are minimized with a shared driveway for three lots, b). Pedestrian, bicycle and vehicular traffic movement on site are separated, to the extent possible, (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; and (7) The 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 81D. The project will result in protection of public open space while minimizing the footprint of new building to the locations of existing disturbed area. 350-6.10, 8.8, 10.5, 11.6 CONDITIONS Prior to Any Site Disturbance General Conditions 1. The applicant must have the install tree protection area inspected to ensure adequate protection of the trees that are to be saved. Sprinklers shall be installed in the homes that are located off the portion of the driveway that exceeds 10% grades(in houses on Lots 3 and 4). Prior to Issuance of a Building Permit 2. The applicant shall submit revised final civil construction plans, signed and sealed by a Massachusetts registered P.E., to the DPW for review and approval at least 15 days prior to the issuance of any City building or construction permits 3. Submit maintenance and ownership easements for the shared driveway and record these upon approval by the City. CITY OF NORTHAMPTON PERMIT DECISION pg. 3 4. The applicant must submit plans showing the new structures are solar ready in compliance with Site Plan standards. 5. The area dedicated for open space shall be, as offered, granted to the City Prior to Issuance of a Certificate of Occupancy The applicant shall replace the trees or make a payment-in- lieu of replacement in accordance with 350-12.3. Minutes Available at WWW.NorthamptonMa.Gov I, Carolyn Misch, as agent to the Planning Board certify that this is an accurate and true 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 and that a copy of this decision has been mailed to the Owner, Applicant.