Permit Decision and Application_J. Chakalos Investments, LLCPlanning - Decision City of Northampton
Hearing No.: PLN- 2012 -0012 Date: March 13, 2012
APPLICATION TYPE: SUBMISSION DATE:
PB Major Site Plan 11/29/2011
Applicant's Name:
Owner's Name:
NAME:
NAME:
J. Chakalos Investments, LLC
CHAKALOS INVESTMENTS INC
ADDRESS:
ADDRESS:
52 Overlook Drive
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
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
Surveyor's Name:
STREET NO.:
349 HAYDENVILLE RD
SITE ZONING:
SR(100)1
COMPANY NAME:
TOWN:
LEEDS MA 01063
ACTION TAKEN:
Approved
ADDRESS:
MAP:
06
BLOCK:
055
LOT.
001
MAP DATE.
SECTION OF BYLAW:
Chpt. 350 -10.1: Special Permit
TOWN:
STATE:
ZIP CODE.
Book:
5934
Page:
1 19
PHONE NO.:
FAX NO.:
NATURE OF PROPOSED WORK
EMAIL ADDRESS:
Single story 12 -Bed addition includes modification of original special permit in a new special permit.
HARDSHIP:
CONDITION OF APPROVAL:
FINDINGS:
The Planning Board granted the request for Special Permit with Site Plan for 11,268 square feet of building addition to the existing Linda
Manor nursing care facility based on the information and plans submitted with the application including:
1. Addition to Linda Manor 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 5.
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.
3. Proposed 12 Bed Addition Exterior Elevations prepared for Berkshire Healthcare Systems Linda Manor Facility by Tsomides
Associates Architects Planners dated 11/03/11.
4. Zoning Compliance Narrative: "Addition to Linda Manor Extended Care, Northampton" Revised 12- 16 -11. Regarding traffic mitigation
and full traffic waiver request.
5. Traffic Trip Generation Letter for construction of new facility and expansion of Linda Manor, 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 to the proposed new assisted living facility, the Board found
the project met 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, Additional landscaping will be added to buffer
the addition 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
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning - Decision City of Northampton
Hearing No.: PLN- 2012 -0012 Date: March 13, 2012
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 proposed new assisted living facility.
(3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings
and other community assets in the area; and
(4) The requested use will not overload, and will mitigate adverse impacts on, the City's resources including the effect on the City's water
supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools; and
(5) The 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. Expansion of the existing nursing home represents expansion of a use 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. Expansion in this location is toward Route 9 an area that is previously disturbed and thus meets the
intent of the plan.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
11512012
111912012
31812012
312212012
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
111212012
21212012
31812012
312212012
41212012
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
111212012
112612012
31812012
311312012
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
111912012
1
1 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 Grant
Stephen Gilson votes to Grant
Jennifer Dieringer votes to Grant
Mark Sullivan votes to Grant
Francis Johnson votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
Francis Johnson Mark Sullivan 7 -0 Approved
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.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Permit Application
Todav's Date- 11/28/2011
Owner
Applicant
J. Chakalos Investments, LLC
J. Chakalos Investments, LLC
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 / 055 / 000
Deed Book of all lots in project: BK 5934 Pg 19
Project work address: 349 HAYDENVILLE RD
City / State / Zip: Leeds 01053
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
❑ Planning Bd. Special Permit w/ Site Plan for flag
lots
❑ Planning Bd. Site Plan (NO Special Permit)
❑ Approval Not Required Plans
❑ Subdivision Preliminary
❑ 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
❑ West Street Architecture
❑ Subdivision Definitive with Preliminary Approved
❑ Subdivision Definitive Amendment
❑ Zoning Board Finding
❑ Comprehensive Permit (40B)
❑ Demolition (Demolition
Delav)
❑ Central Business Architecture
❑ Wetlands Notice of Intent IF ONLY local
wetlands
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
❑ Wetlands Request for Determination OR
Resource Delineation
❑ Wetlands Certificate of Compliance
reauest
❑ Wetlands Amendment or
extension
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
❑ Wetlands Notice of Intent IF state wetlands
Fee Information
Planning Bd. Major Site Plan Approval (No Special Permit), $1563.4
including 40R projects - $1000 plus $0.05 /sq. ft
Total Fee Amount:
$1,563.40
Existing Use
The subject property is currently occupied by the Linda Manor Extended Care Facility. The facility is
run as an assisted living and rehabilitation center. The site includes approximately 37,660 s.f. of building
and 85 parking spaces.
Planned Use
The applicant is proposing to construct an 11,268 s.f single story addition to the existing facility. The
use will be identical to the existing facility. The application is subject to review as a Major Site plan
approval with Special Permit pursuant to Sections 350- 10.10and 350 -11.3. The applicants
representatives have discussed the proposal with the immediate neighbors. See project application
package for further details.
Detailed Project Information
New Building Square Feet (Site Plan): 11268
Finding Description: 1) The proposed addition will utilize and existing driveway and curb cut into
Haydenville Road.
2). The existing and proposed parking areas will have concrete sidewalks with integral curbing to
separate pedestrians from vehicular traffic. There will be bicycle storage areas provided as well.
3) The applicant is working with PVTA to provide a bus stop for the proposed addition as well as the
proposed Zoe Senior Retirement community directly to the south. Priority car pool parking spaces for
employees will also be provided as well. The proposed bus stop, bicycle storage, and car pool program
will reduce the overall parking demand. The total number of parking spaces provided is based on the
needs anticipated by the facility operator based on the existing facility. See project application package
for further details
Ofsite Traffic Description: The facility currently has one curb cut onto Haydenville Road. The
proposed addition will not create a significant increase in vehicular trips to and from the site. Most
recent traffic data available from Mass DOT for Haydenville Road shows an average of 9,900 vehicles
per day in the area of the existing driveway. The proposed addition will create a maximum of 16 peak
hour vehicular trips, which will have no negative effect on the level of services of Route 9. See traffic
letter for further details.
Offsite Traffic Description: 1) The proposed addition will incorporate several methods to reduce total
vehicualr traffic. The applicant is proposing to create a bus stop on the PVTA route with a covered
shelter at the adjacent Zoe Senior Retirement community to the south of the site. Priority parking spaces
are proposed to encourage employee carpooling, and bicycle storage rack is proposed to encourage
alternative transportation. The combination of these should reduce traffic by approximately 37.5%
2) The applicant is proposing to provide a bicycle storage rack adjacent to the entrance to the facility.
The remainder of the traffic mitigation is to be made via payment in -lieu of.
See project application package for further information.
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
Site Plan Description: 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 3 trips during the weekday morning to 16 trips on a
weekday afternoon 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.
Files Uploaded:
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 J. Chakalos Investments Llc Date Signed: 11/28/2011
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262