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2008 Planning Board minutes The Northampton Planning Board Minutes of Meeting January 10, 2007 City of Northampton Council Chambers, 220 Main St., Northampton, MA Members Present: Time Chair, Francis “Frandy” Johnson 7 -11:15 pm Vice Chair, George Kohout 7 -11:15 pm Keith Wilson 7-11:15 pm Kenneth Jodrie 7 -11:15 pm Jennifer Dieringer 7 -11:15 pm Stephen Gilson 7 -11:15 pm Katharine Baker 7 -11:15 pm Staff: Planning Director, Wayne Feiden 7 -11:15 pm Senior Planner, Carolyn Misch 7 -11:15 pm Intern, Michael Cote 7 -11:15 pm 7:05 Francis Johnson opened the public meeting with all boards on presentation of Open Meeting Law by Cynthia Pepyne of NW DA’s office. 8:30 P.M. Francis Johnson opened the request by Hospital Hill Development, LLC (e.g. Village Hill Northampton, Phase II, to be built by The Community Builders, Inc. [TCB]) for 40R review to construct 40 new residential rental units in 6 new buildings at Village Hill Rd., Moser St., and Musante Dr., Northampton Map IDs 31C-17, 21, 23, 25. Tom Kegleman and staff from TCB described the application to the board. The Board discussed Department of Public Works comments that mostly included issues of infrastructure within the street layout, outside of the project boundaries. Wayne Feiden described the $3.2 million performance guarantee/letter of credit from MassDevelopment, which would ensure that the infrastructure be built according to the approved subdivision and address Department of Public Works comments. The Board noted 9 issues identified by Department of Public Works that would fall under MassDevelopment subdivision construction. Feiden recommended the Board accept the letter of credit and that it be finalized prior to issuance of permit Bob Kaye of MassDevelopment reiterated that MassDevelopment is responsible for construction of infrastructure at Village Hill Northampton in cooperation with TCB. He recapped that MassDevelopment backed the $3.2 million performance guarantee. Planning Board Sustainable Northampton and Big Picture Meeting Agenda February 7, 2008 City Hall Hearing Room 6:00-8:00 Members Present: Time Chair, Francis “Frandy” Johnson Vice Chair, George Kohout Keith Wilson Kenneth Jodrie Jennifer Dieringer Stephen Gilson Frandy Johnson opened the meeting at 6:00 PM. Review of Sustainable Northampton Implementation Process The Board reached agreement that: 1.The plan should go to City Council in March for their endorsement. 2.The Planning Board should move forward on implementation of those items in the plan that do NOT involve City Council or big picture discussions (e.g., subdivision regulation changes and changes to how they review Special Permits in light of the plan). 3. The Planning Board should create its priority list of what should be implemented first. 4.The Planning Board, Mayor, and City Council should meet for a joint session to create the ad hoc zoning committee that will help implement the zoning changes recommended in the plan. The board adjourned at 8:00 PM. ²·²¹Þ±¿®¼æÌ¸«®¼¿§Ú»¾®«¿®§ïìôîððè Plan Ý±³¾·²»¼Ð´¿²²·²¹Þ±¿®¼ñÝ»²¬®¿´Þ«·²»ß®½¸·¬»½¬«®»Ý±³³·¬¬»»æÚ»¾®«¿®§ïìôîððç Ð´¿²²·²¹Þ±¿®¼³»³¾»®°®»»²¬æÚ®¿²¼§Ö±¸²±²ôÝ¸¿·® Õ»²Ö±¼®·» Õ¿¬¸¿®·²»Þ¿µ»®ø«²¬·´èæïéÐÓ÷ Í¬»°¸»²Ù·´±² Õ»·¬¸É·´±² Ö»²²·º»®Ü·»®·²¹»® Ý»²¬®¿´Þ«·²»ß®½¸·¬»½¬«®»³»³¾»®°®»»²¬«²¬·´éæëéÐÓæ Ü¿ª·¼Ó«®°¸§ôÝ¸¿·® Þ±¾É¿´µ»® Ö±»Þ´«³»²¬¸¿´ Ú®¿²¼§Ö±¸²±²±°»²»¼¬¸»¶±·²¬Ð´¿²²·²¹Þ±¿®¼ñÝ»²¬®¿´Þ«·²»ß®½¸·¬»½¬«®»Ý±³³·¬»» ³»»¬·²¹¿¬éæðëÐÓò ß¬éæðëÐÓôÚ®¿²¼§Ö±¸²±²±°»²»¼¬¸»¶±·²¬°«¾´·½¸»¿®·²¹©·¬¸Ý»²¬®¿´Þ«·²»ß®½¸·¬»½¬«®» ±² Î»¯«»¬¾§Î·½¸¿®¼Ý±±°»®º±®Í°»½·¿´Ð»®³·¬ô©·¬¸Í·¬»Ð´¿²¬±½±²¬®«½¬¿²¿¼¼·¬·±² ´±©»®¬¸¿²14Å³·²·³«³¸»·¹¸¬·²¬¸»ÝÞ¼·¬®·½¬¿²¼°»®³·¬º®±³¬¸»Ý»²¬®¿´Þ«·²» ß®½¸·¬»½¬«®»Î»ª·»©Ý±³³·¬¬»»º±®°®±°»®¬§¿¬ìçÍ¬¿¬»Í¬òôÒ±®¬¸¿³°¬±²ôÓßÓ¿°×ÜíïÞ îééòøß¼ª»®¬·»¼ïñíïñîððè¿²¼îñéñîððè¿²¼°±¬»¼¿®»¯«·®»¼¾§¬¿¬»´¿©ò÷ Ú®¿²¼§Ö±¸²±²¼·½´±»¼¬¸¿¬¸»º±®³»®´§®»²¬»¼¿°¿®µ·²¹°±¬¿¬Í¬¿¬»Í¬®»»¬Ó¿®µ»¬¿²¼ Õ¿¬¸¿®·²»¼·½´±»¼¬¸¿¬¸»®¸«¾¿²¼®»²¬¿°¿®µ·²¹°±¬¿¬Í¬¿¬»Í¬®»»¬Ó¿®µ»¬òÒ»·¬¸»®¬¸» 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Õ·²¹Í¬®»»¬»²¬®¿²½»¬®¿ºº·½òÝ®»¿¬»½´»¿®¬®¿ºº·½¬®·°·²¹¬±¬¸¿¬¬¸»¬»´´»®»¨·¬´¿²»§·»´¼¬± ¬¸»¾§°¿´¿²»ò ëòß´´´¿²¼½¿°·²¹¸±©²±²¬¸»°´¿²³«¬¾»³¿·²¬¿·²»¼·²°»®°»¬«·¬§¿²¼®»°´¿½»¼¿ ²»½»¿®§ò êòÌ¸»°»»¼¾«³°¸¿´´¾»·²¬¿´´»¼»¬¾¿½µº®±³¬¸»·¼»©¿´µ¬±¬¸»²±®¬¸»®´§´·³·¬±º¬¸» °¿ª»³»²¬³¿®µ·²¹¸±©²¾¿»¼±²¼»¬¿·´»¼°´¿²¼»·¹²»¼º±®½¿®½®±·²¹·¬º®±³¿ ½±³°´»¬»¬±°ô¬¿³°»¼¾§¿°®±º»·±²¿´»²¹·²»»®ò éòÓ¿·²¬¿·²¬¸»14Å¾«ºº»®·²¬¸»°¿®µ·²¹¿®»¿·²¬¸»²±®¬¸©»¬»®´§½±®²»®±º¬¸»°®±°»®¬§¾§ ®»¼«½·²¹¬¸¿¬°¿®µ·²¹¿®»¿¬±»³°´±§»»±²´§º·ª»°¿½»ò èòÐ®·±®¬±±¾¬¿·²·²¹¿Þ«·´¼·²¹Ð»®³·¬ô°®±ª·¼»®»ª·»¼°´¿²¬±¬¸»Ñºº·½»±ºÐ´¿²²·²¹¿²¼ Ü»ª»´±°³»²¬ø·²°¿°»®¿²¼¿¿ÐÜÚº·´»÷ô¸±©·²¹¿´´±º°»®³·¬½±²¼·¬·±²¿²¼·²½´«¼·²¹¿´´ ¼»¬¿·´±²¿·²¹´»°´¿²»¬ò Staff distributed 1) the package for the 2/28/2008 Planning Board meeting, 2) the Planning Board’s copies of the final Sustainable Northampton comprehensive plan, as adopted by the Planning Board, and 3) the Public Hearing Notice Requirement. Staff also circulated the announcement of the Citizen Planner Training Collaborative March 15, 2008 annual conference. The board adjourned The Northampton Planning Board Minutes of Meeting February 28, 2008 City of Northampton Council Chambers, 220 Main St., Northampton, MA Members Present: Time Chair, Francis “Frandy” Johnson 7 –8:35 pm Vice Chair, George Kohout 7 –8:35 pm Keith Wilson 7-8:35 pm Kenneth Jodrie 7 -8:35 pm Jennifer Dieringer 7 -8:35 pm Katharine Baker 7 -8:35 pm Staff: Planning Director, Wayne Feiden 7 -8:35 pm Intern, Michael Cote 7 -8:35 pm 7:00P.M. Francis Johnson opened the public meeting with the proposed revisions to the Northampton Subdivision Regulations to adjust water, inspection, fees, and forms. These changes are technical but the primary effects are 1) improve fire protection in rural subdivisions but at the expense of making development in outlying areas more expensive and on some sites impractical; 2) remove a fire flow incentive for “cookie-cutter” subdivisions instead of open space residential subdivisions; 3) codify city practice of a partially privatized approach to inspecting subdivision constructions; 4) adjust fees to cover the cost of administration; 5) require applicants’ subdivision presentations are easily viewed by the board and the public. Wayne Feiden presented a brief slide show overview of the revisions. He highlights the need to update the regulations. Feiden emphasizes the changes increase fire safety and betters city infrastructure. He also mentions the revisions are in-line with the Sustainable Northampton Plan. George Kohout asked about the requirement differences between a buried cistern and a fire pond. Feiden described the differences. He stated cisterns dimensions are based on a formula, which includes the number of dwellings in the subdivision. And that fire ponds fluctuate and change in size over time. 8:05 P.M. Johnson opened for public comments. Jim Montgomery, 74 Grove Rd., asked if the changes affect abutters to any new subdivisions. Also inquired if developer applicants could be required to analyze at a greater context that includes abutting neighborhoods. Feiden thanked Jacobs and Montgomery, stated these were good ideas and will take them under consideration. Deb Jacobs, Leeds, seconds Montgomery’s points. Jacobs inquires how the new fire regulations affect existing homes. Stated brush fires are frequent in drier spots. She also expressed concern that the City’s new City Hall projector system would not be loud enough for the public. Johnson and Kohout thanked Jacobs and asked Feiden about water pressure as it relates to the public’s concerns. Feiden discussed water line psi (pounds per square inch) requirements will now be uniform and safer. Johnson opened for further discussion. Kohout expressed concern that because so few members of the public were present, the board should consider a two-week delay before voting on the changes. Baker asked Kohout what would the public objections be to increased fire safety? Kohout replied public costs could increase for ANRs. Dieringer asked if Kohout was proposing an outreach program in addition to the existing public communication and invitations. Kohout replied that public communication exceeds requirements, but was concerned with recent public reaction. Jodrie stated that the impacts of the change are overwhelmingly positive for the community. Upon motion by Jodrie and second by Wilson, the board voted unanimously to close the public hearing. Upon motion by Jodrie and second by Baker, the board voted unanimously to approve the revisions to the Northampton Subdivision Regulations. 8:25 P.M. Johnson opened the Public Hearing Proposed revisions to add graphics to illustrate the Northampton Zoning regulations book. Wayne Feiden presented a brief slide show overview of the illustrations. Johnson opened for public comment. No public present. Upon motion by Dieringer and second by Baker, the board voted unanimously to close the public hearing. Upon motion by Jodrie and second by Baker, the board voted unanimously to approve addition of graphics to illustrate the Northampton Zoning regulations book. 8:30 P.M. Feiden discussed upcoming calendar with board. Advised board that the Rocky Hill Road cluster application filed by New England Deaconess had been withdrawn. Upon motion by Wilson and second by Dieringer, the board voted unanimously to accept withdrawal of the application. Feiden discussed the Wright Builder’s application at Village Hill had minor changes to the plan regarding the detention pond. Reiterated that the trees surrounding the pond are protected. Kohout, Baker and Wilson inquire if the revised plan will show a fence that demarcates the property lines. Baker inquired if the pond has a fence. Feiden replied that the fence should be shown on the plan and that the pond will not have a fence. Feiden explains to the board that the Beaver Brook subdivision is back on the agenda because it was remanded. 8:35 P.M. Upon motion by Kohout and second by Dieringer, the board voted unanimously to adjourn. Planning Board Sustainable Northampton and Big Picture Meeting Agenda March 6, 2008 City Hall Hearing Room 6:00-8:00 Members Present: Chair, Francis “Frandy” Johnson Vice Chair, George Kohout Keith Wilson (arrived 7:00) Kenneth Jodrie Jennifer Dieringer Stephen Gilson Frandy Johnson opened the meeting at 6:05 PM. Review of Sustainable Northampton Implementation Process th The board continued to review the process of implementing the plan (see February 7 minutes for more details). There was some discussion, but no conclusions, about the make-up of the zoning committee that will help oversee the zoning aspects of the Sustainable Northampton. The committee is to be jointly appointed by the Mayor, Planning Board, and City Council. The board discussed, but made no final conclusions or recommendations on two key issues: 1.How many Planning Board members, City Council members, Mayor’s representative and how many other members and from where should those other members draw (neighborhood groups, different sectors of the city, different expertise, etc)? 2.What is the committee role versus public forums and public hearings held by the Planning Board and the Ordinance Committee? The board opened the meeting up to public comment. Alex Ghiselin stressed the need for public outreach. Adam Cohen stressed the need to respect existing neighborhoods. Steve Hathaway expressed concern about the fragility of existing urban neighborhoods. Jim Nash suggested neighborhood group representation on the zoning committee. The board had discussions about whether some committee structure was needed to oversee the entire plan, as the zoning committee is overseeing the zoning aspects of the plan. There was some discussion about what aspects of the plan are the responsibility of the Planning Board, other committees, and city departments. rd The Committee agreed to hold another special planning only meeting on Thursday April 3 at 6:00 in the Hearing Room (or the planning office if the hearing room is not available). The members agreed to come to that meeting with their top priorities for implementation. The committee adjourned at 7:30 PM. ²·²¹Þ±¿®¼æÌ¸«®¼¿§Ó¿®½¸ïíôîððèÓ·²«¬» Plan Ð´¿²²·²¹Þ±¿®¼³»³¾»®°®»»²¬æÚ®¿²¼§Ö±¸²±²ôÝ¸¿·® Ù»±®¹»Õ±¸±«¬ôÊ·½»Ý¸¿·® Õ»²Ö±¼®·» Õ¿¬¸¿®·²»Þ¿µ»® Í¬»°¸»²Ù·´±² Õ»·¬¸É·´±² Ö»²²·º»®Ü·»®·²¹»® Æ±²·²¹Þ±¿®¼³»³¾»®°®»»²¬æÍ¿®¿Ò±®¬¸®«°ôÝ¸¿·® Ü¿ª·¼Þ´±±³¾»®¹ Þ±¾Î·¼¼´» Þ¿®®§Í³·¬¸ôß±½·¿¬» Í¬¿ºº°®»»²¬æÉ¿§²»Ú»·¼»² Ð»¹Õ»´´»® £=ªª <<ÐÔßÒÒ×ÒÙÞÑßÎÜ¿²¼ÆÑÒ×ÒÙÞÑßÎÜÖÑ×ÒÌÐËÞÔ×ÝØÛßÎ×ÒÙæÌ®¿µÐ»¬®±´»«³ º±®Ð´¿²²·²¹Þ±¿®¼Í·¬»Ð´¿²ß°°®±ª¿´¿²¼¿Æ±²·²¹Þ±¿®¼Ú·²¼·²¹º±®¿Ù¿±´·²»Ú·´´·²¹ Í¬¿¬·±²¿²¼Ý±²ª»²·»²½»Í¬±®»±²¿·¬»½«®®»²¬´§«»¼¿¿Ú·´´·²¹Í¬¿¬·±²¿¬ëìÛ¿¬¸¿³°¬±² Î±¿¼øÓ¿°×ÜíèÝéë÷ò 1. ?< = £=§ª << PLANNING BOARD PUBLIC HEARING: Beaver Brook Trust for Planning Board Special Permit and Site Plan Approval for a 25 unit open space cluster off Evergreen Road (with the requested reduction in frontage to allow the donation of open space. This application has been remanded by Superior Court. Frandy Johnson opened the public hearing at 8:50 PM. Pat Melnik, Jr. Pat Melnik, Sr. and Mark Reid presented the background and the application. The Northampton Planning Board Minutes of Meeting March 27, 2008 City of Northampton Council Chambers, 220 Main St., Northampton, MA Members Present: Time Chair, Francis “Frandy” Johnson Vice Chair, George Kohout 7 –11:15 pm Keith Wilson 7 –11:15 pm Kenneth Jodrie 7 –11:15 pm Jennifer Dieringer 7 –11:15 pm Stephen Gilson 7 –11:15 pm Katharine Baker 7 –11:15 pm Staff: Planning Director, Wayne Feiden 7 –11:15 pm Senior Planner, Carolyn Misch Intern, Michael Cote 7 –11:15 pm 7:00P.M. Stephen Gilson opened the public meeting with Daniel Martinez's application for a Special Permit and Site Plan Approval for a restaurant at 25 West Street (Map ID 31D-52) with a related Special Permit to reduce parking space requirements. Daniel Martinez presented the application to the board. The board discussed the definition of entertainment, as well as issues of zoning and noise regulations as they relate to the application. Richard Abuza, resident and abutter, expressed concern that the restaurant would become, or be as loud as, a night club. Martinez requested the board recognize his restaurant as a restaurant, and not a night club as the establishment would not be providing entertainment such as that found in night clubs or music venues. He explained that ambient dinner music, such as live acoustic guitar, would be occasioned, but not on a regular basis. He also explained that zoning does not allow night clubs or music venues, and that his establishment would comply with noise regulations. George Kohout asked staff if the application could be conditioned to exclude entertainment. Keith Wilson noted there is a noise ordinance in effect. Wayne Fieden replied that the line defining entertainment is unclear. He explained that there is a noise ordinance in effect, and that zoning technically covers noise. Upon motion by Jennifer Dieringer and second by Kenneth Jodrie, the board voted unanimously to close the public hearing. 7:25P.M. Upon motion by Jennifer Dieringer and second by Ken Jodrie, the board voted unanimously to approve the application with conditions: 1) Approve the use and the reduction in parking requirements, with the condition that the restaurant not be opened before 5 pm. 2) To prevent sewer line blockages, the kitchen grease trap shall be inspected, maintained and cleaned on a regular basis. 7:30P.M. Gilson opened the public meeting to accept minutes from November 08, 2007 and February 14, 2008. Upon motion by Keith Wilson and second by Katherine Baker, the board voted unanimously to approve the minutes with minor changes. 7:30P.M. Gilson opened the request by Cooley Dickinson Hospital for Site Plan Approval Amendment for 18 additional parking spaces at 30 Locust Street, MAP ID 23B-46. John Furman, representative from Cooley Dickinson, presented the application to the board. The board made several inquiries regarding the use and need of the new parking spaces. George Kohout made several comments regarding the application. First he noted that the board has historically favored, though with many conditions, Cooley Dickinson's applications. He commented that the current application does not seem to be in-line with Sustainable Northampton, which should be viewed as an opportunity for Northampton's largest employer. Second he noted that the hospital's employee's were not following the parking rules, and questioned how the hospital was enforcing those rules. Kohout said during site visits he observed doctors and hospital staff parked on the patch of grass (the applicant's site). Third, he stated that observed many of the hospital's parking lots where underutilized, even though the planning board and other offices in the city approved parking lot expansion in the past. He suggested the hospital re-examine the application for more creative uses for the last remaining green was left on the site. He also suggested the hospital work with Pioneer Valley Transit Authority for more bus service or offer bus passes to employees. Furman responded that the new parking spots would be for employees and that PVTA was resistent to expanded service in previous talks. Stephen Gilson asked if there are PVTA stops on both sides of the road. Furman replied there is a bus stop on the west side of the road, and is the reasoning the hospital is relocating the cross walk. Keith Wilson asked both Furman and Northampton staff if there were trip reports for the site. Furman and Feiden replied there were no trip reports to their knowledge. Katherine Baker asked if the parking lots were divided for employees and patients. Furman replied there is separation and referred to sections on the site plan. There was further discussion among board members about parking enforcement. Gilson opened the hearing for public comment. Dave, resident 4 Terrace Place, asked who would conduct the enforcement on private company. Gilson replied the City's building inspector would. Gilson read letter from resident, Robert Bonouf, who suggested the application be conditioned to include landscaping. Gene Tacey, resident of Florence, noted that University of Massachusetts has police enforcement, which includes permits and tickets, and suggested the hospital model that program. Gilson closed the public comments. Upon motion by George Kohout and second by Jodrie the board voted unanimously to reschedule the meeting to April 17, 2008 at 7 p.m. to hear Cooley Dickinson's respond to the following: 1. Present a transportation demand report 2. Update parking enforcement policy, including monitoring of violations 3. Contact PVTA to discuss remarking of bus stop 4. Clearer justification as to why the 18 spots are needed. 8:20P.M . Wayne Feiden discussed housekeeping issues with the board. th meeting. Tree cluster minor correction to language to March 14 Upon motion by Kenneth Jodrie and second by Keith Wilson, the board, with Katharine Baker (not attendant to previous meeting) abstaining, voted to approve the changes. Changes to house numbers. Upon motion by Kenneth Jodrie and second by Jennifer Dieringer, the board voted unanimously to order the DPW to renumber Lovefield St. with condition the DPW notify residents effected by the change. 8:30P.M. Gilson opened the continuation of Beaver Brook. George Kohout recuses. Pat Melnik, applicant, presented application to the board. Melnik discussed 1) Ban parking on Evergreen Rd. 2) Property boundaries delineation satisfied. 3) Raised speed bumps and raised cross-walks not necessary per traffic study. Notes other subdivisions do not require them. If application conditioned to include, requests mitigation money be used to pay for them. 4) Donation of 27 acres and forest stewardship plan. Sam Melnik Sr., handed to the board forest stewardship plan, CR restriction example and his forest stewardship license. Melnik inquired as to why certain conditions were changed from the original application regarding forest stewardship. Feiden gave background to the board regarding the original application. Jodrie asked if there was an easement for logging access. Wayne replied that #46 from October 5, 2007 gave access. Gilson opened for public comment. Raymond LaBarge, Water St., mentioned his property was in his family since 1928. Stated the 27 acres should be donated without conditions or allow the applicant to keep it. Preferred there be no cutting on the parcel. David Corbett, 4 Terrace, asked if there were issues regarding the bike path, to which the board answered no. Deb Jacobs, 82 Grove, Leeds, stated there were vernal pools on the property that were delineated by neighbors. And noted that no trees were being planted per the application's conditions. Also requested the board rename Chestnut Avenue in Leeds because there is a Chestnut Street in town, which confuses residents and visitors. Emily Woodward, 44 Evergreen, read letter to the board regarding mitigation. Martha Merriam, Leeds. Concerned that traffic would increase due to new development. Also concerned about logging and any effects on wetlands in the area. Famy Bookinder, 88 Grove Ave., thanks attendees in the audience. Read letter from Valerie Vignaux, 88 Front St., regarding traffic safety. Ms. Bookinder expressed support for Feiden's perspective regarding the land donation. Linda Butler, 74 Grove, stated the special permit regarding traffic safety were not adequately met. Also stated the positive benefits for the public were missing. Also stated that city planning objectives were not being met by development of a “cookie-cutter” subdivision. Laura Sandhuesen, resident, stated that traffic safety a major concern. Read letter from resident stating that traffic study be done and that mitigation funds be spent towards the rail trail. Ruth Ever, Grove St., read letter regarding traffic safety concerns. Ms. Ever mentioned Yankee Hill condos were effected by new lights. Recommended road not be named Chestnut. Also concurred with audience members who spoke before her. Rick Hart, 68 Leonard St., wanted city to accept the 27 acres with the stewardship rights in place. He seconded attendees' concerns regarding traffic safety. Stated he supports the Jefferson Salamander being a species of concern. Mr. Hart also stated he was upset the mitigation funds were not going towards mitigating traffic. Sandy Glynn, Upland Rd., stated the application should not be approved if the city's criteria is not legally met. Barabara Goldin, 48 Evergreen Rd., read letter from Elisa Klien, Leeds, who requests the application be denied if the city's criteria were not met. Ms. Goldin, trustee of Yankee Condos, expressed concern regarding tree planting, “light and air” by-law and traffic safety. Jim Montgomery, 74 Grove Ave., expressed concerns regarding traffic safety. Also stated mitigation money should go to Yankee Hill Condos for traffic mitigation. Mentioned previous traffic study drafts' findings to support his comments. Board member Wilson stated a draft from DPW was in the works and forthcoming. Gene Tacy, Florence, stated his support for the rail trail. Mentioned the trail is very effective for kids and daily use. 9:45P.M. Stephen Gilson thanked the participants and read the staff recommendations to the board. The board discussed the recommendations. 11P.M . Upon motion by Keith Wilson and second by Jennifer Dieringer, the board voted unanimously to close the extended public hearing. 11P.M. Upon motion by Kenneth Jodrie and second by Keith Wilson the board voted to approve the application unanimously with conditions. Wilson mentioned to the board that the city's budget was under review and that budget cuts may be forthcoming. Feiden discussed other housekeeping issues. 11:15P.M. Upon motion by Katharine Baker and second by George Kohout, the board voted unanimously to adjourn. ²·²¹Þ±¿®¼æÌ¸«®¼§¿ß°®·´íôîððèÓ·²«¬» Plan 1.Discussion of upcoming joint meeting with City Council The board discussed having a joint meeting with City Council to discuss the process for implementing zoning from the Sustainable Northampton Comprehensive Plan. The board agreed th to a joint meeting with City Council on July 17 at 6:00 PM (if it could work for City Council). They asked that staff write up a proposal for both boards to consider at their meeting to reflect the board’s discussion. 2.Review and mark up Sustainable Northampton plan and land use plan for implementation The board started the process of setting priorities for implementing regulatory changes based on the Sustainable Northampton Comprehensive Plan Appendix A: Potential Regulatory Actions. They asked staff to write up a priority list based on their discussions. The Planning Board adjourned at 8:10 PM. ning Board: Thursday April 17, 2008 Minutes Plan Submitted Wayne Feiden, AICP, Director of Planning and Development Planning Board members: Frandy Johnson (chair), Stephen Gilson, Ken Jodrie, Keith Wilson, Jennifer Dieringer, Katharine Baker, George Kohout present Cooley Dickinson Hospital for Site Plan Approval Amendment for 18 additional parking spaces at 30 Locust Street (Map ID 23B-46). Frandy Johnson opened the Planning Board public hearing at 7:10 PM John Furman, VHB, Norm Welch, CDH, Brian Rust, CDH security, and Ed Etheredge described the reason for the needed 18 parking spaces and overall parking needs, trends, and CDH strategy. Brian Rust said that they are looking at off-site parking lots. Norm Welch said that they pursued brining in PVTA buses but that alignment of the roads didn’t work well. The board suggested an employee cash-out program for employees who don’t drive to work. CDH said they could examine in the future. The board asked about increased enforcement. Brian Rust said that as a private entity they have few enforcement options and towing patients and families is not an effective option. There was no public comment. Upon motion by Keith Wilson and second by George Kohout, the Planning Board voted unanimously to close the public hearing. Upon motion by Keith Wilson and second by Ken Jodrie, the Planning Board voted 4-2 to issue the requested Site Plan Approval amendment to add 18 spaces with the following conditions: 1.CDH shall prohibit parking on grass and off of asphalt and concrete parking lots. IF the City, acting through either its Building Commissioner or its Planning Board, finds that such parking continues, it shall notify CDH and CDH shall have 90 days to propose a stepped up enforcement or propose alternative methods. Parking in areas not shown for parking is a violation of the site plan approval. 2.CDH shall create a Transportation Demand Management strategy to discourage employee single-occupancy vehicle trips and file semi-annual reports with the Planning Board on the TDM strategy and its implementation. Upon motion by Stephen Gilson and second by Ken Jodrie, the Planning Board voted to appove the minutes of March 27, 2008 and April 3, 2008 by unanimous vote Proposed subdivision revisions to require all subdivision curbs be granite, roads be amphibian/reptile-friendly, and require open culverts above streams, amend permit applications, and change fees. These changes will add some cost to roads and housing, primarily in outlying areas where most homes are done in subdivisions with large street frontages. The changes will make projects more attractive, provide clear environmental benefits, and reduce maintenance costs. Frandy Johnson opened the public hearing at 8:02 PM. The board discussed the proposed standards. Joanne Montgomery spoke in favor of the amphibian friendly design changes. She requested language to allow grates on publically owned tunnels if DPW approved. Bruce Hart, spoke in favor but wants to make sure that wing walls are of sufficient length to enforce. Deb Jacobs said that Amherst has to clean out the tunnels. Homeowners should be responsible for the maintenance. Keith Davis spoke in favor. Diane Brawn spoke in favor, concerned about impact on turtles at Cardinal Way trapped behind curbs. Upon motion by Ken Jodrie and second by Katharine Baker the board voted unanimously to close the public hearing and approve the recommended changes, as amended. Sandra Pinkham for a special permit/site plan approval for two flag lots and a common driveway site plan approval at 348 Westhampton Road (Map ID 36-199). Frandy Johnson opened the public hearing at 8:58 PM. Mark McClusky, Huntley Associates, presented the plans. Sandy Pinkham said that she has met with her front abutters and one side abutter. There was back and forth discussion about the appropriate place for the home relative to Sustainable Northampton and any mitigating open space Carolyn Gray said that she came with the idea of supporting staff recommendation for a conservation restriction but understands the issues and reserves judgment. Penny Burke spoke in favor of the conservation restriction and land preservation mitigation approach. Dan Lavine said that this is some of the most ecologically sensitive land in Northampton and is pleased about the sensitivity to preserving the sensitive land. Sandy Pinkham said that she believed her house layout is sensitive to the site. Upon motion by Keith Wilson and second by Ken Jodrie the Planning Board voted unanimously to continue the public hearing to 7:00 PM on May 22, 2008 in City Council Chambers. The Planning Board adjourned at 10:15 PM ning Board: Thursday May 22, 2008 Minutes Plan Planning Board members: Frandy Johnson, George Kohout, Katharine Baker, Keith Wilson, Ken Jodrie, Steve Gilson, Mark Sullivan (Associate), and Jen Dieringer (7:50 PM). Staff: Wayne Feiden, Director of Planning and Development. 7:00 PM Continued Public Frandy Johnson opened the Planning Board meeting with the Hearing on an application by Sandra Pinkham for two flag lots and a common driveway special permit and site plan approval at 348 Westhampton Road (Map ID 36-199). Mark McClusky presented the revised plans dated 5/21/2008. Penny Burke said that she appreciated the effort everyone has put into solving the challenges, but is concerned that the project is still not sustainable, as envisioned in Sustainable Northampton. The board had a great deal of discussion of whether the project meets the criteria, especially compliance with the comprehensive plan. They explored many conditions and concluded that the project does NOT meet the criteria: 1. The project is not in conformance with the master plans goal of creating conservation development in this area, specifically development that is sensitive to the environment. The board found that the project would have adverse impacts on sensitive wetlands and wildlife corridors. 2.There appear to be other projects that could have a smaller environmental footprint (specifically with the home moved further north) that potentially could receive a permit, but that option was not explored by the applicant. 3.The project would have other adverse impacts on city resources, as a result of its insensitivity to the environment. Upon motion by George Kohout and second by Katharine Baker the Planning Board voted unanimously to close the public hearing (Jen Dieringer and Mark Sullivan were not eligible to vote and abstained.) Upon motion by George Kohout and second by Katharine Baker the Planning Board voted to deny the application (4-2). 8:05 PMpublic hearing on an application by Frandy Johnson opened the Jane Hill for a one lot cluster and common driveway special permit and site plan, Audubon Road (Map ID 5-59). David Wilensky, representing the applicant, presented the application. Alan Seewald, the contractor purchaser, explained why the final septic system delineation has not been completed. Len Jackanowski, representing the contract seller, spoke in favor of the application. Joel Russell, representing some of the abutters, spoke in favor of the conservation restriction as proposed and represented that his clients did not object to one house on the property. They were concerned that the open space residential development zoning could allow an additional (second) home to be built on the site. Luke Acillio, one of the abutters clarified that the abutters simply want to keep the private covenants restricting development in effect permanently and keeping the common driveway covenants in effect. Eileen McGinnes, pointed out that the common driveway covenants say that all of the abutters shall maintain the driveway. Ryana Schroder, an abutter, not on the common driveway stressed that the viewshed of the open field, a character defining resource, needs be permanently protected. Deborah Smith, another abutter to the open field also stressed the importance of maintaining the viewshed of the field. Upon motion by Katharine Baker and second by Ken Jodrie the Planning Board voted unanimously to close the public hearing. Upon motion by Keith Wilson and second by Ken Jodrie the Planning Board voted unanimously to issue one single family home as a one-lot Open Space Residential Development (special permit and site plan approval), with the following conditions. Approval of the common driveway is not required because it has already been approved, the permit has been exercised, and that permit remains valid for this property. 1. Prior to receiving or applying for a Building Permit, the applicant must either obtain a Stormwater Management Permit from the Northampton Department of Public Works (DPW) or must submit a Stormwater Management Permit Waiver Application acceptable to said DPW. 2. Prior to recording plans at the Registry of Deeds showing the newly created flag lots or applying for or receiving any Building Permit, the property owner shall comply with the following conditions: a. Grant an additional Conservation Restriction to the City substantially as shown on the draft submitted with the application, with such minor amendments as is necessary to receive City and the Commonwealth approval and to ensure that the area for the allowed septic system is no larger than necessary to accommodate a septic system and replacement area and is located as far west as is practical. b. The Conservation Restriction shall be provided on the land shown on plans entitled “Open Space Residential Development, Plan of Land in Northampton, Massachusetts, Prepared for Jane McClellan” prepared by Randall Izer, Harold Eaton and Associates, Inc, and dated February 12, 2007, with said survey being revised with approval by the Office of Planning and Development staff prior to formal filing, such approval to be based on agreement that the survey is consistent with these conditions. c. The area where the Conservation Restriction boundary is not also a property line shall be marked with granite or concrete monuments spaced not more than every 50’, with such monuments meeting the construction standards for such monuments in the Northampton subdivision regulations Section 290-48. d. Comply with traffic mitigation by providing $2,000 traffic mitigation payment to the city prior (applicant failed to provide any other traffic mitigation proposal). 9:00 PMpublic hearing on an application by Frandy Johnson opened the Jericho Hendricks for a take-out restaurant special permit and site plan, 89 Main Street, Florence (Map ID 17C- 213). Jericho Hendricks presented the application. Caitlin Thomas and Barbara Graves spoke in favor of the application. Upon motion by George Kohout and second by Steven Gilson the Planning Board voted unanimously to close the public hearing. Upon motion by Keith Wilson and second by Ken Jodrie the Planning Board voted unanimously to issue the requested special permit for the takeout restaurant. Upon motion by Keith Wilson and second by Ken Jodrie, the Planning Board voted unanimously to release the final cash escrow for the Rocky Hill Co-Housing and closeout the project, as soon as staff receives and accepts the final paperwork from the developer. 9:10 PMpublic hearing on an application by Frandy Johnson opened the Robert Ficarra for a three-unit townhouse (existing house plus two additional units) special permit and site plan approval, 117 Straw Ave., Florence (Map ID 17D-19). Mike Petris presented the application. Caitlin Thomas, Verona Street, opposed the project as too high density for the area, especially with new Habitat units being developed and the high concentration from Meadowbrook. Barbara Graves, Straw Avenue, opposed the project as creating too great a density of housing and will create disruption to the neighborhood out of character of the family character and creating excess traffic. Adding one unit would be fine to the neighborhood, the problem is adding two units. Laura Frogameni, Verona Street, opposed the project as out of character with the neighborhood. Laura agreed that going to two units would solve the problem. Robert Ficarra, the applicant, said the project can be developed consistent with the neighborhood and said that the project has been frustrated by lack of zoning changes coming out of Sustainable Northampton. Eddie Ambrose, Straw Avenue, raised the question of whether the lot is as large as they say, and in any case raised the question of whether three lots make sense on the property. There are many two families, but not three families. Neil Parquette, custom home designs, their builder, said his design was laid out to avoid having a huge mass. Tried to keep simple lines and keep design elements attractive and simple. The board requested that the following information be provided on a site plan stamped by a licensed professional engineer at least two weeks prior to the meeting: 1.Existing and proposed water and sewer utilities and associated valves and cleanouts. 2.Detailed existing grading and proposed grading with one foot topography and showing any necessary retaining walls 3.Provide documentation that total amount of fill is less than 300 cubic yards, as shown on the plans. 4.Details and design of retention basin, sufficient to mitigate any increase of stormwater flows to adjacent properties. 5.Details of construction method of closing the second driveway curb cut 6.An erosion control plan showing how construction impacts to down slope properties will be mitigated and controlled. 7.Address how to keep driveway at realistic grade. Provide detailed driveway slope measurements, probably not more than 12%. The board also asked for a greater focus on design of the buildings. 1.Avoid three units massed along the road. 2.Consider getting rid of the existing garage. Upon motion by Ken Jodrie and second by George Kohout the Planning Board voted unanimously to continue the public hearing to Thursday June 26, 2008 at 7:00 in the City Council Chambers. The Planning Board adjourned at 9:55 PM. The Northampton Planning Board Minutes of Meeting May 8, 2008 City of Northampton Council Chambers, 220 Main St., Northampton, MA Members Present: Time  Chair, Francis “Frandy” Johnson 7 –10:05 pm  Vice Chair, George Kohout 7 –10:05 pm  Keith Wilson 7:50 - 10:05 pm  Kenneth Jodrie  Jennifer Dieringer 7 - 10:05 pm  Stephen Gilson 7 - 10:05 pm  Katharine Baker 7 - 10:05 pm  Mark Sullivan, Associate Member 7 - 10:05 pm  Marilyn Richards, Associate Member 7 - 10:05 pm Staff:  Planning Director, Wayne Feiden 7 - 10:05 pm  Intern, Michael Cote 7 - 10:05 pm 7:00P.M. Francis Johnson opened the public meeting by welcoming two new board members, Mark Sullivan and Marilyn Richards. Johnson briefly noted new members are responsible for learning general duties and open meeting rules. 7:05P.M. Francis Johnson read to the board memorandum from Anthony Patillo, Northampton Building Commissioner, requesting enforcement guidance for potential unauthorized parking on the soccer field grass on the Oxbow instead of the new parking lot. The parking lot, Johnson noted, was approved by the Planning Board at the request of the Soccer Committee. Johnson shared with the board several photos of vehicles parked on the grass and lot at various times of day. Several members of the board expressed confusion and disappointment in the Soccer Committee. The board members discussed intent of the parking permit. Upon motion by Jennifer Dieringer and second by Stephen Gilson, the board voted unanimously to provide the Building Commissioner with enforcement guidance based on the discussion, including measures to ensure better utilization of the parking lot closer to Easthampton Road to avoid vehicles driving down Island Road. 7:40P.M. Francis Johnson opened the request by VCA, 209 Earle St., for minor facade change. Upon motion by George Kohout and second by Jennifer Dieringer, the board voted unanimously to approve the change. 7:50P.M. Francis Johnson opened the request to change lighting levels at 54 Easthampton Road service station. Wayne Feiden discussed the background of original permit and the dark skies initiative. Explained the question before the board is about lighting levels regarding safety. Henry Kropsi, representative for gas station, presents application to the board. Introduces Dane Farmer, “lighting expert” from LSI Industries, who discusses LED technology and his company's products. Farmer distributes sales brochures from LSI to the board, which discuss the advantages of LSI's product. Board members inquire if the intent of the LED lights were to attract more traffic into station or if it was really a safety issue. They note contradictions between Farmer's presentation and the LSI's literature. The board also inquires if any other local service stations were changing their lighting too. Upon motion by Jennifer Dieringer and second by Keith Wilson the board voted unanimously (associate member Mark Sullivan not eligible to vote) to determine that the permit conditions should not be changed at this time because the applicant failed to show 1) adequate proof of safety issues and 2) conformity with Dark Skies initiative. 8:20P.M. Francis Johnson opened the application to revise covenants for Village Hill. Upon motion by Keith Wilson and second by Katharine Baker the board voted 5-1 (Johnson against, associate members not voting) to authorize Planning and Development staff to approve the covenants when they have determined that they are consistent with the Subdivision Regulations and the Subdivision Approval. 8:25P.M. The board discussed possible zoning changes that were under discussion prior to the passage of Sustainable Northampton. The purpose of the general discussion is to identify which planning related topics could fall under the purview of the Planning Board, the Sustainable Northampton Rezoning Committee, or both. No votes or determinations were made by the board during this general discussion. The issues were: a. Site Plan Approval: Clarity in Zoning Technical Performance Standards Feedback from the board was that this topic fell under the purview of the Planning Board b. Site Plan Approval: Traffic mitigation payment in lieu of fee Feedback from the board was that this topic fell under the purview of the Planning Board c. Parking Requirements: Central Business District – Eliminate $2k parking space fee in CBD and delete requirements for parking, as it has not been utilized in nearly 10 years. Feedback from the board was that this topic fell under the purview of the Planning Board d. Open Space Residential Development (cluster): comprehensive rewrite and flag lot requirements. Feedback from the board was that this topic fell under the purview of the Sustainable Northampton Rezoning Committee e. Parking lot materials Feedback from the board was that this topic fell under the purview of the Sustainable Northampton Rezoning Committee 9:45P.M . The board discussed the planned for Ad Hoc Sustainable Northampton Rezoning Committee and rezoning regarding: a. Committee make up b. Committee jurisdiction c. Consideration of Conz St./Old South St. rezoning d. Consideration of definition of open space (green roof, LEED-Silver projects) e. Delete individual covenants Upon motion by Jennifer Dieringer and second by Katharine Baker the board voted unanimously to recommend City Council consider the structure of the Sustainable Northampton Rezoning Committee and its general duties (associate members did not vote). 9:55P.M. Other business. Ms. Baker describes potential for a student project from Notre Dame University. Costs, up to $20k, for the studio project would come from fund raiser. 10P.M. Upon motion by George Kohout and second by Jennifer Dieringer, the board voted unanimously to adorn. NORTHAMPTON PLANNING BOARD AGENDA 7:00 PM Thursday June 12, 2008 Council Chambers, 212 Main Street, Northampton Members Present: Chair Francis “Frandy” Johnson George Kohout Keith Wilson Kenneth Jodrie Jennifer Dieringer Stephen Gilson Katharine Baker Mark Sullivan, Associate Member Marilyn Richards, Associate Member Staff: Wayne Feiden Francis Johnson opened the Planning Board meeting at 7:10 PM. The board reviewed the Northampton Planning Board Bylaws and Rules of Procedure and th made final changes. The changes will be scheduled for a formal vote for June 26. 7:30 PM Public Hearing Application of Taco Bell of America, Inc. for a special permit for reduced parking spaces and a site plan approval for a new Taco Bell/Kentucky Fried Chicken at 203 King Street (Map 24D, Parcel 329). Frandy Johnson opened the public hearing at 7:30. Huseyin Sevincgil presented the application. The board discussed possible conditions. Upon motion by Keith Wilson and second by George Kohout, the board voted unanimously to close the public hearing. Upon motion by Keith Wilson and second by Jennifer Dieringer, the board voted unanimously (7-0 with associate members not voting) to issue the request special permit and site plan approval with the following conditions: receiving any Building Permit 1.Prior to a.The property owner shall provide the offered $12,000 in traffic impact funding to the City. b.The applicant shall record a Stormwater Operation, Maintenance, and Inspection Agreement executed by the property owner and the Northampton Department of Public Works that is binding on all subsequent owners of the land served by the private stormwater management facility and record the Agreement in the Registry of Deeds in the chain of title. Said Agreement must be approved by the Northampton DPW in accordance with a DPW provided template. 2.Prior to receiving any Building Permit, provide revised site plans in paper (two sets) and electronic form (two copies of a CD in TIFF format) showing the following changes. The plans must be administratively approved by the Office of Planning and Development in accordance with the requirements of this permit: a.Lighting in conformance with the Northampton Zoning, including no more than 0.5 foot candles at any property boundary. b.Internal crosswalks with a ladder design. c.The addition of a ribbon bicycle rack adjacent to the primary door to the Taco Bell. d.Use 12” RCP (not HDPE) drain pipe from DMH4 to the proposed CB connection in the King Street right-of-way. Add note to drawing that the applicant/contractor must maintain the integrity of the existing CB block structure in equal or better condition than it is currently. e.Snow storage must be implemented and used to prevent blocking sheet flow drainage into the detention pond and to prevent using any of the storage capacity of the infiltration based for snow. Permanent markers shall be installed in the corners of the infiltration in such a manner that they stick up through the snow and it is easy to see if any parking lot snow is being stored in the basin f.Add a note to the plan that sidewalks and disturbed areas in the public right-of- way shall be restored to a pre-disturbance condition and any work in this area shall be inspected by the Northampton Department of Public Works prior to backfilling. g.The addition of a bench along the King Street sidewalk consistent with the design of the bench in front of the Northampton Fire Department. h.The addition of street shade trees in conformance with the Northampton Zoning (an average of one per 30’ of street frontage). These plans will not be approved by the Office of Planning and Development until the Planning Board has administratively approved the tree planning plan. 3.Prior to receiving any final Certificate of Occupancy, and as offered by the applicant, provide evidence that the building is LEED certified or provide an $8,000 in traffic impact funding to the City. (A single temporary CO for no more than six months may be obtained prior to LEED certification). 4.Prior to receiving a Certificate of Occupancy, provide documentation by a qualified engineer, based on actual field lighting measurements, certifying that all outdoor lighting complies with the zoning performance standards in their entirety, including not exceeding 0.5 foot candles at any of the property boundaries, in accordance with commonly accepted methods of measuring lighting. 5.All work shall be done in accordance with the plans “Site Development Plans, Proposed KFC/Taco Bell Restaurant, Map 24D, Lot 339, 203 King Street, Northampton, Massachusetts” prepared by MHF Desing Consultants and stamped by Frank Monteiro, PE, dated 5/12/2008, as will be amended to comply with the above conditions. Endorse Conservation Commission Self-Help Application for the corner of Sylvester Road and Burts Pit Road. Upon motion by Keith Wilson and second by Jennifer Dieringer, the board voted 8-0-1 (Kohout abstaining) to endorse the city’s Self-Help Application for this project. Action on lighting levels at 54 Easthampton Road lighting. The board reviewed the proposed lighting. Board members wanted to do a site visit to other service stations and sites in Northampton using a light meter, to understand what lighting is th typical and have a basis for comparison. The Board will take up this issue on June 26. Follow up on University of Notre Dame presentation. The board reviewed the discussions with the University of Notre Dame for a design studio in the fall. Jennifer Dieringer moved and Katharine Baker seconded that the Planning Board invite the University of Notre Dame to hold a studio in Northampton, with the understanding that the proposed undefined project approach spelled out in an email from Philip Bess did not work and the proviso that the City would put together a steering committee this summer and identify the geographic scope of the project. The motion failed (3-6). Upon motion by George Kohout and second by Ken Jodrie, the Planning Board voted that now is not an appropriate time to invite the University of Notre Dame project as described by Philip Bess. Village Hill Notice of Project Change The Planning Board discussed the Notice of Project Change for the south campus at Village Hill and the related master plan amendment. Board members suggested that a joint meeting with the Village Hill Citizens Advisory Committee on the master plan change might be useful. Board members did not take any action on submitting comments to the Secretary of Energy and Environmental Affairs. The Planning Board adjourned at 10:35 PM. The Northampton Planning Board Minutes of Meeting June 26, 2008 City Hall Hearing Room, 210 Main Street, Northampton, MA. Members present: Francis Johnson, Chair George Kohout, Vice Chair Katharine Baker Stephen Gilson Kenneth Jodrie (arrived at 7:41 pm) Marilyn Richards Mark Sullivan Keith Wilson Staff Present: Wayne Feiden, Director of Planning (arrived 9:00 pm) Bruce Young, Land Use and Conservation Planner 5. Follow-up review and discussion on proposed zoning changes a. Site Plan Standards (traffic mitigation and technical standards) b. Parking Standards c. Open Space Residential Development d. Flag Lots e. Parking Lot Standards 7:00 PM Francis Johnson opened a continued public hearing for Robert Ficarra for a Special Permit/Site Plan to add two new townhouse units to a lot with an existing single family home, 117 Straw Avenue, Florence (Map ID 17D-19). Upon motion by Keith Wilson and second by Katherine Baker, the board voted unanimously to continue the hearing to August 28, 2008 at 7:00 pm in City Council Chambers, and to require the Office of Planning and Development to inform the applicant that no waivers will be granted, the applicant must update his project notification sign, pay the necessary fees to readvertise the hearing and renotify all abutters within 300 feet prior to the meeting. 7:10 PM Follow up on Notre Dame Fall Studio Katherine Baker stated that a group of citizens are inviting Professor Bess and the Notre th Dame studio to Northampton and the students will arrive September 7 for one week. Keith Wilson asked if Professor Bess has committed to using the Northampton Sustainability Plan as a guiding document. Katherine answered yes. Members of the board agreed that a citizen supported independent design charette is a positive activity for the community. End of discussion 7:30 PM Francis Johnson opened the public hearing for David Hewins for a Special Permit/Site Plan for a single-family home expansion within three feet of groundwater in the Water Supply Protection District at 3 High Meadow Road (Map ID 30A-85). Peter Frothingham presented the foundation and house expansion project. George Kohout requested that Bruce Young update the Planning Board on the reasons for Northampton’s Water Supply District. Bruce Young stated several reasons for adopting a Water Supply Protection District. An abutter, Donna Kenny, asked the board if there is likelihood that this project will change the water table in the area. Francis Johnson the asked the applicant how far above the water table is the project proposed. Peter Frothingham stated that the proposed footings are approximately 6” above the water table and the floor of the proposed crawl space is 2.5 to 3 feet above the water table. John Stifler of 12 High Meadow Road stated that he believe that this project will not impact the neighborhood. An abutter, Arlene Moraine, asked the board who would monitor the construction of the structure if the Planning Board approved the request. Keith Wilson explained that the building inspector would inspect the location and size of the footings and the foundation. Arlene Moraine asked who has design control over property. Francis Johnson explained that the Planning Board is reviewing the permit based on the impacts to the Water Supply Protection Zone. Keith Wilson added that the project meets all zoning requirements, other than being within three feet of groundwater, and the Planning Board is not concerned with the design, color, etc. George Kohout added that the applicant is in front of the Planning Board for a Special Permit and is required to build what is shown on the permit application. Upon motion by Keith Wilson and second by Stephen Gilson, the board voted unanimously to close the public hearing (Ken Jodrie arrived during the meeting and did not vote). Upon motion by George Kohout and second by Keith Wilson, the board voted unanimously (Ken Jodrie arrived during the meeting and did not vote) to approve the Special Permit/Site Plan for 3 High Meadow Road with the conditions that the footprint, as shown on the submitted plans, shall not be changed and footing drains shall not be used on the addition. 8:00 PM Francis Johnson opened the public hearing for Design Workshop, Inc. for a Special Permit/Site Plan for an entrance sign in the Planned Village District, Village Hill Road at Route 66 (Map 31C-17). Beth Murphy of MassDevelopment along with the Design Workshop, Inc. team presented a design for a main entrance sign at Village Hill. George Kohout asked if the sign would have lighting. Beth Murphy stated that there are no plans for lighting at this time. George Kohout stated that the board should consider whether or not lighting should be allowed. Ken Jodrie stated that the board could require the applicant to return to request lighting and asked the applicant if other Village Hill signs would be consistent with this design. Beth Murphy stated that the other signs would, most likely, be consistent with the main entrance sign. George Kohout stated that the bus stop is a historical monument and asked if it would detract attention from the bus stop. Beth Murphy stated that the sign would be mounted perpendicular to the bus stop and located several yards from the front of the bus stop. Katherine Baker asked if the size of the sign (35 square feet) is a standard size for this type of project. Barbara Bloomenthal who lives close to Village Hill stated that she is in favor of having a sign with no lighting and, based on the Village Hill slogan, believes that it is a large billboard and not a development sign. Benjamin Spencer of 8 Rust Avenue stated he does not approve of a lighted sign and that a more appropriate sign would be similar to the welcome to Florence sign, which is smaller and does not have a slogan. Ken Jodrie stated that he agrees that the wording of the sign seems like a billboard slogan, which is not a typically development sign. George stated that the sign must be setback fifteen feet from the road and asked how far it would be located from the bus stop. Brian from Design Workshop, Inc. stated that the proposed area is located about 20 feet from the bus stop. Ken Jodrie stated that he would like to remove the marketing phrase from sign. Katherine Baker agreed with Ken Jodrie. Ken Jodrie asked if the Planning Board has the right to change the wording on the sign. Bruce Young emailed Wayne Feiden to ask if the Planning Board has the right to change the wording on the sign. Wayne Feiden replied that the Planning Board does not have the right to change the wording on the sign, unless it specifically relates to traffic safety. Barbara Bloomenthal stated again that it is a billboard or advertisement and not a sign. Brian from Design Workshop, Inc. stated that motorists need at least 150 feet to see a sign and slow down to make a turn. Keith stated that speed limit is 25 MPH and 150 feet is probably not necessary at that speed. Francis Johnson asked Brian from Design Workshop, Inc. what the rule of thumb is for sign sizes in 25 MPH zones. Brian from Design Workshop, Inc. did not know the answer. George Kohout stated that retail and commercial establishments will be located at Village Hill and the slogan reinforces the concept. Francis Johnson stated that he believes the sign is larger than needs to be and the slogan is acceptable. Steve Gilson stated that he believes the sign meets the minimum zoning requirements and does not want to get involved in the design of the sign. He also stated that he is concerned that the sign could impose on the bus stop. Francis Johnson stated that Hampshire College has a low sign that is very effective. Steve Gilson stated again that he does not believe that sign design is for the Planning Board. George asked the applicant to submit a full size plan with an accurate scale bar and to mark the location of the proposed sign. Upon motion by Keith Wilson and second by George Kohout, the Planning Board voted unanimously to continue the public hearing to 7:15 PM on July 24, 2008 in City Council Chambers. 8:45 PM Discussion on lighting at the proposed gas station at 54 Easthampton Road George Kohout discussed the Planning Board site visits to Stop and Shop (3.5 to 14 ft candles), Hess (6-8 ft candles) and the Pride gas station at the corner of Damon Road (26 ft candles). Keith Wilson asked the board if 5 ft candles, the current lighting requirement, is an adequate amount of light under the canopy of a gas station. Mark Sullivan stated that 5 ft candles, measured at ground level was low but adequate. Katherine Baker asked if 8ft candles, measured at ground level, under the canopy, would be better than the allowed 5 ft candles. George Kohout stated that if 8 ft candles, measured at ground level, were approved, is that the precedent for all new gas stations canopies. Upon motion by Katherine Baker and second by Ken Jodrie, the Planning Board voted unanimously to allow a maximum of 8ft candles under the canopy, measured at ground level, at the proposed 54 Easthampton Road Gas Station, provided that prior to the Certificate of Occupancy the property owner provide an engineers certification that lighting levels comply with these standards. This decision was based on field explorations on June 19, 2008. Discussion on Planning Board Bylaws and Rules of Procedures Katherine Baker requested that the board remove the wording “by the opponents” in Section 3.8 2F Keith Wilson requested that Wayne print color and black and white copies of the new bylaws to ensure that the new colors show on all printers. Upon motion by Keith Wilson and second by George Kohout, the Planning Board voted unanimously to approve the changes to the Bylaws and Rules and Procedures, which were based on discussion from a meeting on June 12, 2008 and amended on June 26, 2008. Discussion on Minutes Katherine Baker requested changing the second page of the April 17, 2008 to state, “Deb Jacobs stated Amherst had to clean out,” instead of “Deb Jacobs…clean put.” Upon motion by George Kohout and second by Ken Jodrie, the Planning Board voted unanimously to approve the minutes of 04/17/2008, 05/08/2008, 05/22/2008 and 06/12/2008. Discussion of Village Hill Master Plan Keith Wilson asked if the Planning Board gave a Special Permit with conditions for the Village Hill Master Plan, and the look and feel of village has changed, would the applicant need to amend/change the Special Permit. George Kohout stated that the Planning Board has not received a copy of the change to the Master Plan and he would like a public hearing to determine whether or not the Special Permit needs amending by the Planning Board. Steve Gilson asked if the Office of Planning and Development could update the Planning Board on all aspects of the Village Hill project. Wayne Feiden stated that the Office of Planning and Development made comments to the Village Hill Notice of Project Change that the Planning Board has decided not to make comments at this time, but that does not mean that the Planning Board has accepted the plan changes. Wayne Feiden gave the Planning Board a brief update of Village Hill permit approvals, including: the subdivision permit for a new road to be built, the special permit for the entire campus based on the Village Hill Master Plan (Wayne did not know if this permit was based on the details of Village Hill Master Plan or if the Planning Board approved design standards as conditions of the special permit), and the overall site plan for entire campus, which requires the developer of every parcel to get permits from the Planning Board. George Kohout asked if there were separate subdivision permits for the north and south campus. Wayne Feiden stated that he did not know and he will research the permits and report back to the Planning Board. The Planning Board decided that it is not necessary to meet with the entire Citizens Advisory Committee. End of Discussion Francis Johns distributed a memo on traffic studies from the Northampton Soccer Club. The Planning Board decided not to schedule a Northampton Soccer Club meeting at this time. Upon motion by Katherine Baker and second by Steve Gilson, the Planning Board voted unanimously to adjourn the meeting.