O6-037 and 06-039 311 Haydenville Rd-SPECIAL PERMIT-2012Planning - Decision City of Northampton
Hearing No.: PLN- 2012 -0011 Date: March 14, 2012
APPLICATION TYPE: SUBMISSION DATE:
PB Special Permit with Major Site Pla 1 11/8/2011
Applicant's Name:
Owner's Name:
NAME:
NAME:
CHAKALOS INVESTMENTS INC
CHAKALOS INVESTMENTS INC
ADDRESS:
ADDRESS:
52 OVERLOOK DR
52 OVERLOOK DR
TOWN:
STATE:
ZIP CODE.
TOWN:
STATE:
ZIP CODE.
WINDSOR
CT
06095
WINDSOR
CT
06095
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
860 688 -5994 0
(860) 688 -5994 0
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
Surveyor's Name:
STREET NO.:
311 HAYDENVILLE RD
SITE ZONING:
SR(100)1
COMPANY NAME:
TOWN:
LEEDS MA 01063
ACTION TAKEN:
Approved With Conditions
ADDRESS:
MAP:
06
BLOCK:
039
LOT.
001
MAP DATE.
SECTION OF BYLAW:
Chpt. 350 -10.1: Special Permit
TOWN:
STATE:
ZIP CODE.
Book:
1622
Page:
1 118
PHONE NO.:
FAX NO.:
NATURE OF PROPOSED WORK
EMAIL ADDRESS:
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
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.
FINDINGS:
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.
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning - Decision
Hearing No.: PLN- 2012 -0011
City of Northampton
Date: March 14, 2012
3. Zoe Senior Retirement Community Berkshire Facility Exterior Elevations by Tsomides Associates Architects Planners Sheet A -400
revision dated 10126111.
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
project with approved conditions would meet all the criteria in 10 and 11 for special permit and site plan. In granting the request, the
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 allowed 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 81D. 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:
FILING DEADLINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
11512012
111912012
votes to
312212012
Marilyn Richards
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
111212012
111212012
31812012
312212012
41312012
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
112612012
31812012
311412012
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
8:00 PM
61612012
61612012
MEMBERS PRESENT:
VOTE:
Andrew Weir
votes to
No Action Needed
Debin Bruce
votes to
Grant
Marilyn Richards
votes to
Grant
Katharine G. Baker
votes to
Deny
Stephen Gilson
votes to
Grant
Jennifer Dieringer
votes to
Grant
Mark Sullivan
votes to
Grant
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning - Decision City of Northampton
Hearing No.: PLN- 2 - Date: March 14, 2012
Francis Johnson votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
Francis Johnson Marilyn Richards 6 -1 Approved with Conditions
MINUTES OF MEETING:
Available in the Office of Planning & Development.
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.
1 certify that a copy of this decision has been mailed to the Owner and Applicant.
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Permit Application
Todav's Date- 10/21/2011
Owner
Applicant
Chakalos Investments, Inc.
Chakalos Investments, Inc.
52 Overlook Drive
52 Overlook Drive
Windsor, Connecticut 06095
Windsor, Connecticut 06095
860 - 688 -5994
jccinvestments@aol.com
City of Northampton department: No
Work Location Information
How many lots involved in the project: 1
Map / Block / Lots of all lots in project: 06 / 037 / 037
Deed Book of all lots in project: Bk 2257 Pg 288 & Bk 1622 Pg 118
Project work address: 331 HAYDENVILLE RD
City/ State/ Zip: Northampton 01060
Zoning District: SR
Application for following Permit Types
❑ Planning Bd. Special Permit w/ Site Plan
Planning Bd. Special Permit w/
MAJOR Site Plan NO Special Permit
❑ Administrative Site Plan Review
❑ Planning Bd. Major Site Plan Approval (No
Special Permit), including 40R projects
❑ Subdivision Preliminary
❑ Planning Bd. Special Permit w/ Site Plan for flag
lots
❑ Planning Bd. Site Plan (NO Special Permit)
❑ Approval Not Required Plans
❑ Subdivision Definitive with Preliminary Approved
❑ Subdivision Definitive with no Preliminary
Approved
❑ Zoning Board Special Permit
❑ Appeal of Building Commissioner - Zoning
❑ Variance
❑ Historic District Determination of
Non - Applicability
❑ Historic District (Elm St) Determination of
Appropriateness
❑ Subdivision Definitive Amendment
❑ Zoning Board Finding
❑ Comprehensive Permit (40B)
❑ Demolition (Demolition
Delav)
❑ Central Business Architecture
❑ West Street Architecture ❑ Wetlands Notice of Intent IF ONLY local
❑ Wetlands Notice of Intent IF state wetlands wetlands
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
Wetlands Certificate of Compliance
reauest
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
Wetlands Request for Determination OR ❑ Wetlands Amendment or
Resource Delineation extension
Fee Information
Planning Bd. Special Permit w/ MAJOR Site Plan $4819.950000000001
No Special Permit - $1000 plus $0.05 /sq. ft
Total Fee Amount:
$4,819.95
Existing Use
Existing property contains a single family residential home and typical site improvements such as lawn,
driveway, sheds, etc.
Planned Use
Chakalos Investments is proposing to construct a 76,399 square foot assisted living facility to be known
as Zoe Life Retirement Community. The project also includes new driveway, parking ares, landscaping,
and utilities.The project requires a special permit under Section 350 -10.1 and a major site plan approval
under 350 -11.3 or the Northampton Zoning Ordinance. The applicant has been discussing the project
with direct abutters via his realtor. The discussions have resulted in additional landscape screening and
fencing installed adjacent to the parking and driveway areas. For further information please see the
attached documentation.
Detailed Project Information
New Building Square Feet (Special Permit): 76399
Finding Description: 1) The proposed project removed two curb cuts for the existing residential home
and creates only one (1) new access point to Haydenville Road.
2) The proposed project includes new sidewalks along Route 9 and throughout the development to
separate pedestrians from vehicular traffic. The plans also call for bicycle storage provisions to
encourage visitors and employees to use alternative to vehicles.
3) The proposed plans meets the required number of parking spaces per the Northampton Zoning
Ordinance which requires 73 spaces and 74 are provided. The plans also include bicycle provisions and
PVTA will be contacted regarding additional bus route stops.
Ofsite Traffic Description: The proposed project removes two existing curb cuts and will create one
new curb cut. The proposed cut will meet all City and State standards and is proposed at 24 feet wide
with flared ends to accommodate all expected vehicle types. In general the traffic created by the
proposed development is very low and is limited to employees and visitors, as most residents do not
drive. Peak hour trips range from 23 to 39 trips as outlined in the included traffic report. Haydenville
Road will not be impacted by such a slight increase in vehicular traffic.
Offsite Traffic Description: The proposed project includes new sidewalks along Haydenville Road
between the new proposed driveway and the existing driveway to Linda Manor approximately 230 feet
to the north. The project provides sidewalks along the new entrance driveway and through the parking
areas to encourage safe pedestrian movement. The project includes new bicycle storage provisions as
well and PVTA will be contact to determine interest in new bus stops. Also, as outlined in the attached
traffic report, the proposed project does not generate a large number of vehicle trips in relation to the
existing traffic along Haydenville Road.
Site Plan Description: No waivers from the site plan requirements are requested.
Files Uploaded:
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
By typing my name in the signature box, I certify that all the information above is accurate to the best of my
knowledge, I am the property owner or have permission from the property owner to apply for this permit. I also
grant permission to the City of Northampton to inspect the proposed work
Signature: Bryan Balicki for John Chakalos Date Signed: 10/21/2011
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
Supporting Information: 0195- SitePlanApproval- App.pdf
Traffic Information: 0195- traffic - letter.pdf
Carolyn Misch
From: Mary Ann Thrane <trane704 @comcast.net>
Sent: Thursday, December 29, 20118:23 AM
To: Mayor of Northampton; Carolyn Misch
Subject: assistive living haydenville road
Hello-
I am writing as a concerned citizen and home owner who will have their life affected negatively by the building
of an assistive living building in their neighborhood.
My concerns include the negative impact this will have on my quality of life, property values, traffic, safety,
noise, wildlife and the ecosystem.
A meeting was held on December 27, 2011 with the developer and his staff. Unfortunately, this was at a time
when neighbors were not available to hear their landscaping plans due to prior obligations for family visits out
of town for the holidays.
My feelings are that the developer, Mr. Chaklos, is not treating us with the respect and dignity that we all
deserve. He has used words that are demeaning and disrespectful to us.
There are wetlands that will be affected, salamanders that will be displaced, bears, turkeys, birds, etc. that will
lose their homes also.
Our home will be squeezed between driveways that will have employee traffic, service trucks, visitors,
ambulances and all that is required to run a business. Putting up a few trees is not going to stop the noise and
commotion that will take away from the quality of life in our homes. Our home will now be completely
surrounded by roadways.
How can zoning laws not protect us? Is there any justice for the neighbors and us?
Thank you-
Mary Ann Thrane
Carolyn Misch
From: Wayne Feiden
Sent: Tuesday, January 03, 2012 7:51 AM
To: flamingos7 @comcast.net
Cc: Gene Tacy; Carolyn Misch
Subject: TO Planning Board - -Linda Manor development project
Thank you so much for your email (below). I am forwarding it onto Carolyn Misch and asking her to make it
available to the Planning Board when they meet to consider the Linda Manor application
Wayne Feiden
Sent from my IPhone. Forgive typos.
On Dec 31, 2011, at 1:38 PM, " flamingo s7 o comcast.net < flamin os7 @comcast.net wrote:
Good Afternoon
I am writing regarding the development being planned for Linda Manor Nursing Home in
Leeds. I reside at 319 Haydenville Road, immediately adjacent to the proposed
construction site. I was out of town and unable to attend the December 27
informational meeting (I had only learned of the land sale a few days prior). Naturally,
this project is cause for concern to me and my neighbors on many levels.
am greatly distressed at the loss of the woodlands, wetlands, and animal habitat that
surround my home. One of the main draws that led me to purchase this property was its
proximity to nature and the privacy that it affords me. I know that conservation is of vital
importance to the City of Northampton, so I am gravely disappointed that there is the
potential for so much land to disappear from my backyard.
The direct impact to my property and that of my neighbors is also of chief concern. As
the project is in its initial stages, I have made inquiries to Carolyn Misch and Sarah
LaValley whether environmental studies have been undertaken as of yet, especially with
regard to the effect on the water table of the land to be built upon and the surrounding
area. I suspect that such a project will have serious consequences in this regard, which
is why I would expect such investigations to be high on the list of priorities for the
development planners and those involved in the permitting process.
I am aware that the next meeting on the project is scheduled for late January. In the
meantime, I will be contacting the administrators at Linda Manor in hopes of seeing the
plans in order to have a better visual sense of the proposed development. Any
additional information you can provide on this project would be greatly appreciated.
I thank you for your concern on this matter, and I look forward to your involvement as
the process moves forward.
Regards,
Janet Grunwald
319 Haydenville Road, Leeds
413- 320 -1170
Carolyn Misch
From: margaretryan339 @comcast.net
Sent: Saturday, December 31, 201110:15 AM
To: Mayor of Northampton; Carolyn Misch; Wayne Feiden; Sarah LaValley
Subject: expansion
To Whom It May Concern;
I recently attended an informational meeting regarding the addition of an assistive living development
adjacent to Linda Manor Nursing Home. I have lived many years in this neighborhood and have
experienced the impact of such a facility directly.
I am extremely concerned with the impact this will have on my neighborhood. This includes but is not
limited to loss of woodlands, wetlands, animal life, endangered species and quality of life.
have personally experienced continuous traffic, noise and intrusion into my daily life 24/7. Now, if
this project is realized, I will be surrounded on all four sides of my property by roadways, buildings,
constant noise and constant lights.
The reason why I chose to stay and live on Haydenville Road in Leeds was for the aesthetics of the
land, peace and quiet of the neighborhood and the relationship I have always known with nature.
Please take this into consideration as you make decisions regarding this project and ensure that all
studies are completed to address the impact such a development will have on the neighborhood,
water table, wetlands, traffic and the environment.
Thank you-
Margaret Ryan
357 Haydenville Road
584 -2466
Carolyn Misch
From: margaretryan339 @comcast.net
Sent: Thursday, January 12, 2012 7:54 PM
To: Carolyn Misch; Wayne Feiden; Sarah LaValley; Mayor of Northampton
Subject: Haydenville road
To Whom It May Concern:
I have lived in the house directly in front of Linda Manor before it was built. I have directly
experienced the impact the nursing home has created in my neighborhood.
deal with constant traffic, noise, trash on my lawn and intrusions every day 24/7. There has not
been a buffer zone created and /or maintained to block out car and street lights or noise. There has
been an increase in attempted and actual break ins to both my house and sheds, people stopping to
look, loud music and screeching tires during shift changes, as well as, visitors and staff with their
dogs on my property. Vehicles have even driven on m lawn and left huge tracks in my lawn.
Mr. Chaklos and the people of Linda Manor have not been all that neighborly over the past
years. Services to the facility come through starting at 4:30 AM. Lawn mowing and landscaping
occurs before 6AM, even on the weekends; the snow plow comes all through the night and constantly
leaves quite an over sized mound at the end of our driveway, even as we are trying to shovel out the
last mound they left. The use of sand and salt to treat the roads have caused trees, grass and
flowers to die. We have addressed these concerns with the administration over the years but nothing
has ever been done to try to mediate these issues.
Also, Mr. Chaklos has resorted to unkindly name calling on more than one occasion towards me
when he was trying to get his way. He has come onto my property unannounced, treated me rudely
and with disrespect. This lack of respect and dignity speaks clearly of his character, as well as, how
he clearly feels about this neighborhood.
In closing, you can never know how another large building and extension, and another roadway will
impact me and my neighbors until you have experienced it yourself.
Sincerely,
Margaret Ryan 339 and 357 Haydenville Road
Carolyn Misch
From: trane704 @comcast.net
Sent: Wednesday, January 11, 2012 4:44 PM
To: Wayne Feiden; Carolyn Misch; Sarah LaValley; Mayor of Northampton
Subject: development
Hello-
I am writing again to express my concerns with the development project on Haydenville Road that is
being proposed by J.Chaklos. I just went and read the sign announcing the meeting on January
26th. It says not only is he proposing a 3 story nursing care facility and assistive living but he is also
wanting to expand the present facility.
I am very concerned with both of these occurring. As an abutter to the present property I experience
the hustle and bustle created by the existing business. By adding to this structure and creating
another we are adding onto the already busy nature that has been created. We are a family in a
neighborhood! We have chosen to live here so that we can experience both the city of Northampton
and the beauty of the outdoors. I am very concerned about both of these expansions causing harm
to the environment and the wildlife.
We will not only have a driveway next to us but now it will truly become a roadway with the added
traffic due to workers, visitors and service vehicles. My pets and family will no ;onger be safe due to
this extreme change. Also, the plans I saw for the nursing care /assistive living facility included
another driveway on the other side and behind me. My property will totally be surrounded by
roadways!
Both the gentleness and the property values of this neighborhood will be depreciated. I do not
believe that this developer has the best interest of this city nor the neighborhood in mind. He has
proven this in the ways he has spoken to us in the past. Why is not the buildings and areas that have
been abandoned be considered for such a project. The internal and /or external workings for such
facilities are already in place. Then the lives of us neighbors and the wildlife will not be harmed.
I do hope the proper studies and evaluations are conducted and analyzed before such projects
begin. These will affect the traffic, our wildlife, the aesthetics of the area, the noise and very
importantly the water table that is already of extreme concern.
Please consider carefully before allowing such a change in this neighborhood occur.
Thank you-
Mary Ann Thrane
339 Haydenville Road
584 -2466
Carolyn Misch
From: trane704 @comcast.net
Sent: Wednesday, January 11, 2012 5:43 PM
To: Wayne Feiden; Carolyn Misch; Sarah LaValley; Mayor of Northampton
Subject: follow -up
Hello-
This is a follow -up to the letter written earlier today regarding the proposed development and
expansion of healthcare facilities on Haydenville Road in Leeds.
I just wanted to let everyone know that in all the correspondence I have had in the past year with the
numerous conversations with J. Chaklos in person and on the phone, Pat Goggins on the phone, the
letter I received in the mail and the informational meeting I attended in December at Linda Manor; that
in no way was the expansion of Linda Manor ever discussed or mentioned.
This concerns me because why are not they offering all informational freely?
Again my concerns regarding both the development and expansion are many and are of concern
because of their negative impact. They address:
> quality of life in this neighborhood
> increase in the volume of traffic
> increase in noise
> 24 hour traffic in the driveways /roadways associated with these facilities
> loss of woodlands
> affect on the high water table
> loss of wildlife
> loss of birds
> pollution due to increase in roads thus, the use of chemicals, leakage of gas and oil, and
trash /garbage /cigarettes being discarded in the area
> decrease in property values
> decrease in aesthetics of the area
> change in the ecosystem
> loss of walking /hiking /skiing /snowshoeing and other recreational land
> loss of privacy on our own property
This list is extensive and much more could be added. As a home owner I am deeply saddened,
concerned and violated by the idea that such changes can oocr without regard to those of us already
living here.
Thank you-
Mary Ann Thrane
339 Haydenville Road
Zoe Senior Retirement Community, Northampton, Ma
Zoning Compliance Narrative:
Section 350 -11.5 8 (3) (b) — Traffic Reduction
The proposed development of the Zoe Senior Retirement Community incorporates
several methods to reduce overall vehicular traffic volumes. The following is summary
of these measures as outlined in the City Zoning Ordinances.
1) Public Transit, van- and car -pool incentive programs, including parking facilities
and weather protected transit shelters.
-The proposed site plan includes four (4) parking spaces that will give priority
parking location to employees who enroll in a carpooling program. These
spaces are directly in front of the employee entrance. Assuming each carpool
program participant has two occupants in the vehicle this will eliminate a
minimum of 4 round trips from the peak hour traffic counts.
-The Pioneer Valley Transit Authority (PVTA) route R42 currently provides
service on Route 9 past the site from both the center of Williamsburg and
Northampton. Additional transfer routes provide service to numerous
surrounding towns. Sage Engineering has made several attempts to contact
PVTA regarding the creation of new stop at the entrance to the Zoe facility
without success. With PVTA approval Chakalos investments would be willing to
install a covered transit shelter on the south side of the proposed driveway to
encourage employees and visitors to utilize public transit services. Assuming 15
percent of the anticipated employee and visitor traffic utilize this service, public
transit will reduce up to 6 (39 peak trips *15 %) round trips from the peak hour
traffic counts.
2) Encouraging flexible hours and work weeks.
-Due to the nature of the proposed facility, allowing flexible shift hours and work
weeks is not feasible. Consistent and regulated staff hours are required to
provide for the residents. However, according to the Institute of Transportation
Engineers Trip Generation Handbook, for assisted living facilities typically the
majority of the traffic to and from the site is employee traffic. Typical shifts begin
at 7:00 a.m. and 3:00 `p.m. therefore employee commute traffic will not coincide
with peak traffic flows on adjacent roadways. This will not reduce the number of
trips to the site, but will significantly help reduce impact on adjacent roadways.
3) Encouraging pedestrian and bicycle access to the site.
-The proposed project includes provisions to encourage both pedestrian and
bicycle access to the site. To encourage pedestrian access, a five foot wide
sidewalk connecting the proposed development to both Route 9 and the existing
Linda Manor facility has been provided. A sidewalk along Route 9 connecting
the proposed driveway and the existing Linda Manor driveway has also been
Q A
Q�
ENGINEERING_ &
C O NTF2ACT1 N G. 1"1=.
Zoe Senior Retirement Commun Northampton, Ma
included as requested. To encourage bicycle access to the site, an exterior bike
rack has been proposed to provide a secure and convenient storage area.
There will be space for employees to change out of bicycling clothes but no
shower facilities. Given the close proximity to the center of the Florence and
Leeds neighborhoods, assuming 10% of the employees and visitors chose to
walk or bike to work this would eliminate up to 4 round trips from the peak hour
traffic counts.
4) Provisions of integrated land uses, including on -site services, retail, and housing
-The proposed facility is classified as an assisted living facility. Residents of the
facility will be retirement aged and require general living assistance. The majority
will not have vehicles, and will not leave the facility without the company of their
guests or facility provided transportation services. The facility does include an
assortment of services including two beauty salons, a convenience store, a cafe,
a wellness center, and a coffee bar, as well as laundry and meal services.
These on site amenities will reduce the number of trips off site for residents,
employees and guests. However, it is difficult to quantify the number of trips
eliminated.
Maximum peak hourly trips occurs on Sundays and results in a total of 39 trips to
and from the site. Estimated reductions for car -pool, public transit, bicycle, and
pedestrian traffic is 14 trips or 36% of the total trip. This does not include the
reduction in peak traffic due to non -peak hour employee traffic and the reduction
from the numerous on -site services.
Section 350 -11.6 B (2) — Traffic Mitigation
The applicant is proposing to comply with the traffic mitigation fee via improvements to
the offsite infrastructure and in- lieu -of payments. During preliminary discussions at a
round table meeting, it was requested that a sidewalk be installed along Route 9
between the new proposed driveway, and the exiting Linda Manor driveway. The
applicant is proposing to install this sidewalk to meet a portion of the mitigation
requirements. The proposed sidewalk is approximately 225 feet long and a preliminary
estimated cost is approximately $15,500. The remainder of the required mitigation will
be paid in- lieu -of.
Mitigation Fee:
84 Units x 0.6 trips /unit x $3,000 /trip = $151,200
Roadside Sidewalk value: $15,500
Bicycle Storage Rack: $1,000
Covered Transit Stop: $50,000
Payment Required: $84,700
L W � 0 MW �
ENGINEERING Sc
C C3 NTF2ACT1 N G. I"C
oe Senior Retirement Community, Northampton, Ma
Waiver Requests:
Section 350 11.5 8 O (c) Traffic Study
The applicant is requesting a waiver from the above section requiring a detailed traffic
assessment report of the adjacent Route 9(Haydenville Road). The estimated peak
hour trip ends generated by this proposed facility, ranging from 23 trips during the
weekday morning to 39 trips on a Sunday are very low in relation to the traffic carrying
capacity of Route 9. Route 9 is built to Massachusetts Highway Department standards
and will not be negatively impacted by the addition of the new trips from this proposed
facility. Based on 2009 traffic data obtained from Mass DOT, Route 9 at the
Williamsburg Town line carries an average of 9,900 vehicles per day. The typical
working shifts for this type of facility begin at 7:00 a.m. and 3:00 p.m. which does not
coincide with the peak hour of commuter traffic on Route 9. We have prepared a traffic
trip generation report to determine the peak hour traffic counts listed above. This report
is included in this package.
Section 350 -8.1 C Off Street Parking Requirements
The applicant is requesting a waiver from the above section requiring a total of 76
parking spaces at a rate of 1 space per 1,000 square feet of gross floor area. The
proposed plan shows a total of 74 parking spaces. In general the parking spaces are
intended for employees and visitors only, as the majority of residents do not have
vehicles. We are requesting a waiver from the additional spaces required for the 3,281
s.f. basement. The basement will only be utilized for mechanical and operations space,
it will have no residents or services. The total square footage of the remaining portions
of the facility is 73,118 s.f. which would require 73 parking spaces. The proposed
operator /manager of the building has extensive experience in the field and believes this
number of parking spaces is adequate for the proposed facility. In addition, the
adjacent Linda Manor Extended Care Facility is owned by the same property owner and
operated by the same entity as the proposed facility. These two campuses are
proposed to be connected via a driveway and pedestrian sidewalk. Section 350 -11.6 B
(1) allows at the Board's discretion shared parking spaces between facilities. Linda
Manor currently has 85 parking spaces and by current zoning is required to have 51
spaces, leaving 34 surplus spaces that could be used for overflow parking.
a s n. L
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C O NTFZACTI N G. I N C.
S A G E ENGIN AND CONTRACTING INC.
DESIGN -BUILD DEVELOPMENT, ARCHITECTURAL ENGINEERING, AND CONSTRUCTION MANAGEMENT
October 31, 201 1
Pioneer Valley Transit Authority
1341 Main Street
Springfield, Ma 01 103
Pioneer Valley Transit Authority
20G Maple Street
Holyoke, Ma 01040
RE: Reciue5t for new bus Stop, Route 9, Leeds, Massachusetts
To Whom it May Concern,
On behalf of Chakalos Investments, Sage Engineering is requesting approval to create a new
bus stop and covered transit Shelter along Route R42 in Northampton In the vicinity of 331
Haydenville Road. The requested new bus stop 15 to Serve a proposed 84 unit assisted
living facility, located approximately 250 feet south of the Linda Manor Extended Care
Facility. The developer and and City of Northampton wish to encourage use of alternative
transportation for residents of the new facility, employees, and guests. This includes the
use of public transportation as well as carpools, bicycle, and pedestrian access.
I am available at your convenience to d 15CU55 the proposal. The proposed project 15 to be
reviewed by the planning board on December 6 and we would greatly appreciate feedback
from PVTA prior to this date.
If there are any questions or additional information is requested please feel free to contact
me at the numbers below. Thank you.
Sincerely,
t yan Balicki, P.E.
ject Engineer
SAGE ENGINEERING � CONTRACTING, INC.
199 SEPVISTAR INDUSTRIAL WAY - SUITE 2
WESTFIELD, MASSACHUSETTS 01085
TEL: 413 -5G2 -4884 - FAX: 413 -5G2 -4899
PAGE I OF I www.5a!0e- Ilc.com
Screening Tree Watering & Maintenance Plan
Watering:
For the first summer after planting the trees shall be inspected two to three times
a week at a minimum. The soil moisture shall be observed by hand, the soil
should be moist, not saturated. If the soil feels dry apply approximately one and a
half to three gallons of water per caliper inch. Care should be taken to cover the
entire root zone under the canopy of the tree, and water should not be allowed to
run off, but soak into the upper 12 inches of soil.
After the hot summer months the trees shall be watered in the same manner at
least once per week for the remainder of the first year. For year two, trees shall
be watered at least twice a month, and may require to be watered more often
during hot months or drought conditions.
Maintenance:
All grass and weeds shall be removed from within two to three feet of the tree
trunk, except where tree is planted on a berm. Grass shall be maintained on berm
to prevent erosion
All support stakes and ties per plan shall be maintained until tree has matured.
Only dead, diseased, or damaged limbs shall be pruned by an arborist.
Mulch tree wells shall be replenished annually.
SAGE ENGINEERING & CONTRACTING, INC.
199 SERVISTAR INDUSTRIAL WAY - SUITE 2
WESTFIELD, MASSACHUSETTS 01085
TEL: 413-562-4884 FAX: 413-562-4899
PAGE 1 OF 1 www.sage-llc.com