Dec 13, 2012 Minutes
The Northampton Planning Board
Minutes of Meeting
Dec 13 2012
City of Northampton Council Chambers, 212 Main St., Northampton, MA
Members Present: Time
Chair, Mark Sullivan Recuse for
79 King
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Stephen Gilson
Debin Bruce
John Lutz
Karla Youngblood, Associate Member
Ann DeWitt Brooks Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
Meeting began in Hearing Room 18, 210 Main St City Hall
7:00 P.M
Mark Sullivan opened the meeting with an informal discussion of zoning changes
Business Park Map Change
Watershed Protection to SC
Cluster
CBAC heights from 65’ to 70’
OI/GI height from 40’- 45’
Billboards
Wayne Feiden presented the proposed changes and described all asking for Planning Board
opinion on whether they would want to sponsor these as formal ordinances to the City
Council.
The Planning Board agreed to move them forward as formal ordinance submissions to
Council.
Planning Board reconvened in City Council Chambers for the remainder of the meeting:
8:00 P.M.
Mark Sullivan opened the request by Patrick Melnik Jr, for Site Plan Approval for
a residential driveway access across abutting property at 308 Chesterfield Rd, Leeds, Map Id
15B-1.
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Pat Melnik, Jr, described project and requested that in accordance with the zoning ordinance
traffic mitigation not be applicable to site.
Debin Bruce asked about the easement across the frontage parcel.
Stephen Gilson asked about the grades of the driveway.
Melnik stated they did not exceed 10% at any given point.
There was no public comment.
Upon motion by Debin Bruce and second by Francis Johnson the Board voted unanimously
to close the hearing.
Upon motion by Debin Bruce and second by Francis Johnson the Board voted unanimously
to approve the site plan with conditions.
1.Prior to issuance of a building permit for the site, the applicant show proof of recording
easements for the driveway and maintenance born by the applicant.
2.This driveway shall be the only driveway access from Chesterfield Road to this lot.
Mark Sullivan stepped down due to conflict with the following project.
8:15 P.M.
Jennifer Dieringer opened the request by Patrick Goggins for Site Plan Major
Project with Special permit for drive through for construction of two new buildings at 79
King St, Northampton, Map Id 31B-216.
Pat Goggins, presented overview of the redevelopment plans and location of the project.
Jeff Squire, Berkshire Design representing the applicant described the layout details and
noted Department of Public Works comments.
Board discussed expansion of the building and the parking
There was no public comment.
The Board discussed granting an option for the building façade to go to property line without
coming back to Planning Board as well as additional conditions beyond staff report to create
additional signage at intersection with King for cyclists to dismount.
The Board clarified that final plans should show the ped connector from the proposed off
ramp of the rail trail to the church as well as the following conditions:
1.Prior to Building permit, revised plans shall be submitted showing :
a.Bike racks capable of storing 10 bicycles and distributed between the bank
building and the rear office/residential building.
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b.Pedestrian link to the Church parcel to the north of the site.
c.Lighting plans not exceeding 5 footcandles on site and 0 footcandles at property
line with southern boundary.
d.Public access easement for the bike path shall be recorded after review by Office
of Planning and Development.
e.Additional signage facing King street along public access indicating “to bike
path”
f.Additional sign for cyclists coming to King Street requiring dismount before
entering sidewalk.
2.Revised, construction plans, stamped and signed by a Massachusetts registered P. E.,
shall be submitted to the DPW for final review at least 2 weeks prior to bidding. The
location of all numbered details should be called out and referenced on the appropriate
plan sheets. Please revise accordingly.
3.All existing utilities in King Street shall be shown on revised plans.
4.If the property is changed to condominium ownership, the DPW requires that the master
deed include language placing the responsibility for maintenance and repair of the water
line with the condominium as whole and other property owners of the parcel, if any. The
DPW shall review and comment on any such proposed language in the event of a change
of ownership structure.
5.The fire line branch for each building requires a double check valve assembly (DCVA).
The applicant shall contact the Water Department regarding a required Cross-Connection
Permit for the DCVA.
6.
The plans should identify and call out cutting and capping of the existing water line at the
property line, to be coordinated with the Northampton Water Department.
7.
The drain line should be located to provide a minimum of 2 feet horizontal clearance
from the sewer manhole.
8.
If the existing drain line is to be abandoned the line shall be plugged with bricks and
mortar in the receiving drain manhole. Please note this on the plans.
9.A low point of 136.0 is shown near where the proposed bike path connects with the
existing path. The grading should be refined in this area with spot grades to ensure that
water does not pond in this area
10.
Utility trenches in King Street are required to be backfilled with Controlled Density Fill
in accordance with DPW standards.
11.All utility boxes shall be set behind the bank building and shall not be located on the
street.
Upon motion by Debin Bruce and second by Francis Johnson the board voted unanimously to
close the hearing
Upon motion by Stephen Gilson and second by John Lutz voted unanimously to approve the
special permit with conditions and allowance for expansion of building to lot line.
Mark Sullivan returned
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8:50 P.M.
Jennifer Dieringer opened he request by Mansour Ghalibaf for Special Permit to
construct a 108 room hotel at 115 Conz St, Northampton, Map Id 39A-34.
Mike Liu, Berkshire Design Group representing the applicant, introduced the team.
Debin Bruce noted that they would rather have a paved crosswalk instead of stamped
concrete.
Shane McGuire, manager of abutting Quality Inn stated a concern about traffic impacts at the
intersection of Conz and Pleasant St. He also objected to the proximity of drive aisle on the
south side of the building to lot line of Quality Inn.
Debin Bruce noted that it is probably 12’ of separation from parking lot to lot line with
shrubs.
Board discussed intersection plans for Conz/Pleasant.
Board discussed tree and tree spacing along with conditions:
1.Prior to issuance of a building permit, the following shall be done:
a.The applicant shall submit a planting plan for final approval to address
landscaping along the Conz St frontage. Street tree planting shall meet the 1 tree
per 30’ of frontage.
b.The applicant shall submit to Office of Planning and Development for final
review easement and maintenance language of the shared driveway and parking.
This shall be recorded at the registry of deeds prior to construction.
c.Plans shall be revised and resubmitted with signature and stamp by a registered
Massachusetts P.E. Revisions shall include applicable conditions as noted below.
d.Revised, construction plans, stamped and signed by a Massachusetts registered P.
E., shall be submitted to the DPW for final review at least 2 weeks prior to
bidding.
e.Sheet L3 shall be revised to show all existing utilities including those in Conz St.
as well as rim and invert elevations of structures to which utility tie-ins are
proposed.
2.The tactile warning strip location and orientation for the Curb Ramp Type 2 shall be
revised to meet Department of Public Works and ADA standards.
3.Light levels shall comply with zoning.
4.All Pear trees along frontage shall be swapped for a selection from the city’s street tree
list and 1 per 30’ of frontage.
5.A water shutoff valve and sewer cleanout shall be provided at the property line. It should
be located in the grass area just behind the sidewalk.
6.The branch off the fire line for the domestic service line with its own water shutoff shall
occur just outside the entrance to the building. Please revise and indicate the size of the
domestic water line.
7.The fire line requires a double check valve assembly (DCVA). The applicant shall
contact the Water Department regarding a required Cross-Connection Permit for the
DCVA.
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8.Trenches cut in Conz St within the moratorium period require milling and overlay 20 feet
wide on either side of the trench centerline for the full width of the roadway.
9.Utility trenches in Conz Street are required to be backfilled with Controlled Density Fill
in accordance with DPW standards.
10.Cement concrete sidewalk and granite curbing on Conz Street that is disturbed by
construction shall be replaced in kind to DPW standards. Concrete sidewalk shall be
replaced to the nearest undisturbed panel.
11.Two trees are proposed in the vicinity of the proposed utility connections. To prevent
long term utility maintenance issues, the DPW requests that the trees be located so that
the utility centerlines are outside the mature drip line.
12.Bike storage for 12 bicycles under the front canopy.
13.In lieu of concrete material along driveway, a raised crosswalk from the building to the
Conz sidewalk shall be installed on that side of the building.
14.Site sidewalks shall be kept clear of snow.
Upon motion by Francis Johnson and second by John Lutz the board voted unanimously to
close the hearing.
Upon motion by Mark Sullivan and second by Debin Bruce, the board voted unanimously to
approve with conditions.
Board discussed design issues for the General Business District and noted that this was a
crucial area as a gateway to downtown.
10:00 P.M
. Jennifer Dieringer opened the request by Consenzi Automotive Realty, Limited
Partnership for Major Project Site Plan to construct two buildings of 36,000+ sf total at 347
King St, Northampton, Map ID 18D-51.
Kim Masuik, engineer representing the applicant, presented the project on powerpoint (see
laserfiche).
Board discussed traffic maneuvering and King St access.
There was no public comment. The Board discussed conditions for the project.
1.Prior to issuance of a building permit, proof of recording cross access easements with the
Colvest property to the south shall be provided.
2.As offered by the prior to issuance of a certificate of occupancy or occupancy of the
building, the owner will deed the strip of land as shown in the mitigation spreadsheet and
map detail to the city of Northampton.
3.As offered by the applicant, prior to issuance of a final co, the applicant shall make a
payment in the amount of $79, 230 for the remaining traffic mitigation requirement to the
City of Northampton
4.The Demolition Plan should be revised to reflect the 12/11/12 revisions to the Grading
and Utilities Plan.
5.Drain lines to be abandoned shall be plugged with bricks and mortar in the receiving
manhole. Please note this on the plans.
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6.The 6-inch drain line and the 4-inch sewer line at the north end of the site should be
called out as being cut and capped.
7.An additional R3-2 (No Left Turn graphic) sign may be warranted for cars exiting the
site.
8.For clarity and ease of understanding, all details should be numbered and the location of
all numbered details should be called out and referenced on the appropriate plan sheets.
9.The Curb Ramp detail should include a detectable warning strip. Please revise.
10.The minimum thickness and reinforcement requirements for manhole and catch basin
sections and bases should be called out.
11.The size of the Doghouse Drain Manhole should be identified. A diameter larger than the
minimum 4 feet will likely be required to accommodate the three 21-inch lines.
12.Sign posts within the right of way shall be DPW standard green channel posts with
channel posts and break away hardware, not the U-post shown on the detail.
Upon motion by Francis Johnson and second by Mark Sullivan, the board voted unanimously
to close the hearing.
Upon motion by Karla Youngblood and second by John Lutz, the board approved the site
plan with conditions discussed.
Other:
Minutes for 11/8 10/25. Ann DeWitt Brooks noted that the minutes for 11/8 should reflect
her presence.
The board discussed joint public hearing arrangements on Jan 14 with Ordinance Committee.
10:45 pm adjourn.
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