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06-055 349 haydenville rd. zoningCity of Northampton, Massachusetts Office of Planning and Development City Hall • 210 Main Street Northampton, MA 01060 • (413) 586 -6950 FAX (413) 586 -3726 Conservation Commission • Historical Commission • Housing Partnership • Parking Commission Planning Board • Zoning Board of Appeals RE LAND OR BUILDINGS IN NORTHAMPTON AT: 349 Haydenville Road MAP AND PARCEL NUMBERS: MAP6 PARCEL 55 At a meeting conducted on November 5, 1997, the Northampton Zoning Board of Appeals unanimously voted 3:0 to grant the request of Northampton Management Systems, d /b /a Linda Manor Extended Care Facility for a SPECIAL PERMIT under the provisions of Section 7.2 (13) and 10.10 in the Northampton Zoning Ordinance, to allow an identification sign greater than ten square feet in an SR district at 349 Haydenville Road to be located as shown on the plan submitted with the Special Permit application to the City Clerk's office on October 7, 1997. Zoning Board Members present and voting were: Chair Alex Ghiselin, Vice Chair Mark NeJame and Associate Member Larry Snyder. In Granting the Special Permit, the Zoning Board of Appeals found: A. The requested use protects adjoining premises against seriously detrimental uses because the sign is the smallest sign capable of effectively identifying the premises. ogl(1NAI 1911k EO Oia RFCYCI I D Pn PEr DECISION OF NORTHAMPTON 7 0NING.BDARD OF APPEALS APPLICANT: Northampton Management Systems, Inc. D /b /a Linda Manor Extended Care Facility ADDRESS: 349 Haydenville Road Leeds, MA 01053 OWNER: John Chakalos ADDRESS: 52 Overlook Drive Windsor, CT 06095 RE LAND OR BUILDINGS IN NORTHAMPTON AT: 349 Haydenville Road MAP AND PARCEL NUMBERS: MAP6 PARCEL 55 At a meeting conducted on November 5, 1997, the Northampton Zoning Board of Appeals unanimously voted 3:0 to grant the request of Northampton Management Systems, d /b /a Linda Manor Extended Care Facility for a SPECIAL PERMIT under the provisions of Section 7.2 (13) and 10.10 in the Northampton Zoning Ordinance, to allow an identification sign greater than ten square feet in an SR district at 349 Haydenville Road to be located as shown on the plan submitted with the Special Permit application to the City Clerk's office on October 7, 1997. Zoning Board Members present and voting were: Chair Alex Ghiselin, Vice Chair Mark NeJame and Associate Member Larry Snyder. In Granting the Special Permit, the Zoning Board of Appeals found: A. The requested use protects adjoining premises against seriously detrimental uses because the sign is the smallest sign capable of effectively identifying the premises. ogl(1NAI 1911k EO Oia RFCYCI I D Pn PEr B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets because the sign will allow passing motorists to identify the entrance to Linda Manor, reducing the safety hazards caused by vehicles slowing to search for the facility or doing u -turns to circle back to Linda Manor. C. 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 because the sign is designed to be compatible with the character of the surrounding neighborhood. D. The requested use will not use City's resources. E. The requested use meets all special regulations set forth in Section 7.2 (13) of the Zoning Ordinance. (sec Attachment A) E The requested use bears a positive relationship to the public convenience or welfare because it will serve to identify the location of Linda Manor for visitors, vendors and emergency services personnel. The use will not unduly impair the integrity of character of the district or adjoining zones because the sign will be located on a main thoroughfare and is designed to be compatible with the neighborhood. The use will not be detrimental to the health, morals, or general welfare, and the use shall be in harmony with the general purpose and intent of the Ordinance . G. The requested use promotes City planning objectives to the extent possible and does not adversely affect those objectives, as defined in City master or study plans adopted under M.G.L. Chapter 41, Section 81 -C and D. The following conditions were imposed upon this Special Permit: 1) The sign shall be no greater than eighteen square feet. 2) The sign shall be no higher than rive feet as measured from grade to the easternmost corner of the top of the sign. ATTACHMENT A SIGN /SPECIAL PERMIT CRITERIA SectioiL7.2 -(11) _In-Granting-the Special Permit toallowa -sign o£a larger size than otherwise permitted, the Zoning-Board of Apiteals found; A. The sign is located only where it is otherwise permitted in the district; and B. The location of the land and the nature of the use being made of the land is such that a sign of a larger sire would not detract from the character of the neighborhood and should be permitted in the public interest. C The exact sign shall be as shown on the sketch submitted with the Special Permit application as modified by the conditions. The sign shall be no greater than eighteen square feet and no taller than five feet from grade to the top of the easternmost comer of the sign. The location of the sign shall be as shown on the plan submitted to the City Clerk's office on October 7, 1997. Any change in said sign requires a new or revised Special Permit. CITy OF NORTHAMPTON ZONING BOARD OF APPEALS APPLlcsrtnnr Fnv. 4, Parcel Identification: Zoning Map # 6 parcel # 55 Zoning District: SR Street Address: 349 Haydenville Road 5. Status of Appilcant: 6. . Property Owner: John Address: 52 Overlook Windsor, CT _ Owner, _Contract Purchaser, X Lessee _ Other (explain) Chakalos Drive Telephone; (860) 6RR -5gg4 06095 7- Describe Proposed WorkJProject (Use additional sheets if necessary): Replacement of one -sided 2.5 flat stone sin with a tw rl n 4'X81 wood sign at the entrance drive to Linda Manor Extended Care Has the following information been . included in . applioetion7 ^^•••aF +•F••F+ _X Site /Plot Plan List of requested waivers --X— 11es(5120.00) 2 sets of labels (supplied by the Assessor's Office) X Signed dated and denied Zoning Permit Application Three (3) copies of the Certified Abutters List from Assessors' Office. 1 wr CI7 Ci ERNS OFFICE NORTHA7dPiGN. MASS.01060 3, Applicant's Name: Northampton Management Systems, Inc, d /b /a Linda Manor Address: 349 Haydenville Road Telephone: 566 -7700 e are acility SCHEDULES The Applicant proposes to replace the existing one - sided, 2.5 feet x 6 feet flat stone sign (the `Existing Sign") with a two- sided, 4 feet x 8 feet wood sign (the "Proposed Sign ") at the entrance drive to Linda Manor Extended Care Facility, a skilled nursing facility ( "Linda Manor"). The Proposed Sign is to be painted white with green lettering, as shown on the rendering attached hereto as Exhibit A . It will be placed perpendicular to Haydenville Road at the same location as the Existing Sign, as shown on Exhibit B , and it will be illuminated by indirect white lighting. A. The purpose of the Proposed Sign is to identify Linda Manor more clearly, yet in a manner that is attractive and aesthetically compatible with adjacent uses and the existing character of the neighborhood. Linda Manor does not sit directly on Haydenville Road; it is set approximately 678 feet back from the road. Consequently, it can easily be missed without a clear identification sign indicating its location. The Proposed Sign does not represent the introduction of a new use; the same use will continue and will have no detrimental effect on adjoining premises nor will it detract from the character of the neighborhood. The Proposed Sign will not affect surface water drainage, sound and sight buffers, nor the preservation of views, light and air. B. The Proposed Sign will have a positive impact on pedestrian and vehicular traffic by clearly identifying the location of Linda Manor. In addition, it will decrease the hazards that currently exist which are caused by the inadequate signage; these include slowed and stopped vehicles, and vehicles pulling over to the side of the road or making U -turns to circle back to locate Linda Manor. The Existing Sign is one - sided, and angled so that it can readily be seen only when traveling in a northwesterly direction on Haydenville Road (that is, when traveling from Northampton to Williamsburg). Not only has this created confusion and frustration for visitors and suppliers who drive by the entrance drive unable to see Linda Manor or to find the Existing Sign, but it has also created serious health and safety issues when ambulance drivers have been unable to locate either the Existing Sign or Linda Manor. New ambulance drivers routinely experience difficulty finding Linda Manor because they cannot see the Existing Sign, and this difficulty translates into delay and loss of time that can have significant and very serious health consequences. Therefore, the Proposed Sign will improve access to Linda Manor by ambulances and other emergency vehicles. No other aspect of the Linda Manor site is being changed, therefore, the entrance drive, the parking and loading areas and accessibility by people with di remain the same and will not be affected. ;) Q V 6 7 u� L NAL/ 9/29/97/ 001 t76 / 0087 -001 /27447 /16a111 C C.s{y� C. As explained above and as illustrated in Exhibit A , the Proposed Sign is designed to be compatible with the character of the surrounding neighborhood and is harmonious with adjacent uses. D. The Proposed Sign will not affect the City's water supply and distribution system, nor the sanitary sewage and storm water collection and treatment systems. The Proposed Sign more clearly identifies Linda Manor, which will facilitate access by, emergency vehicles, suppliers and families of residents. E. Zoning Ordinance Sections: 7.2.13 - General Sign Regulations 7.3.3 - Signs Permitted in any "A" or "SC" District 10.10 - Special Permits The Applicant is seeking a special permit pursuant to Sections 7.2.13 and 10.10 to permit a 4 feet x 8 feet (or 32 square feet) sign, as opposed to a 10 square feet sign authorized by Section 7.3.3. The Proposed Sign is to replace the Existing Sign, which measures 2.5 feet x 6 feet (or 15 square feet). Although the Proposed Sign is larger than the Existing Sign, it is designed to be compatible with the neighborhood and adjacent uses, does not detract from the character of the neighborhood, and is no larger than necessary to serve the public interest of clearly identifying Linda Manor to visitors, suppliers, and emergency services personnel. Section 7.3.3 requires the sign setback to be "at least one -half the required depth of the front yard setback". The front yard setback requirement is 30 feet, therefore, the applicable setback requirement for the Proposed Sign is 15 feet. The Proposed Sign is set back 17 feet from Haydenville Road, which complies with the setback requirement. In addition, the Proposed Sign is being lit by an indirect method of white lighting, which also complies with Section 7.3.3. F. As explained above, the Proposed Sign (a) does not unduly impair the integrity or character of the zone district or adjoining zone districts because it is in keeping with the character of the neighborhood, (b) will be beneficial to public safety, health and the general welfare by more clearly identifying the location of Linda Manor for access by visitors and emergency services personnel, and (c) will be in harmony with the general purpose and intent of the Zoning Ordinance by seeking to improve an existing use. G. The Applicant seeks authorization to improve an existing use; no incompatible uses are sought to be introduced, and the requested improvement is consistent with the planning objectives of promoting and serving the general welfare and public interest. nAL i 9/29/97/ 0ou7e i 0087 -001 i 27447 nemn ED (CgD A ED 0 E3 (22 0 z , 1 77 to � � '� 4�: �; `� I Akll�l 10. Do any signs exist on the property? YES X NO IF YES, describe size, type and location: 'he The sign is a 2 .5'16' flat stone with 4" ", to Linda Manor letters. the sign sits on top of a stonewall. this sign will ha . -. wa Ke way for the new Are there any proposed changes to or additions of signs intended for the YES sign. p t ype YES, describe size wood YES X NO and The new Sign is made of sides. the sign is 4' by 8', it will be a' its lettered p toted wh" on both tte with Green letters. It will be S1. ALL INFORMATION MUST DE COMPLETED or LACK OF INFORMATION. PERMIT CAN DE DE NIED DUE TO Lot size Frontage Setbacks Existing 439,390 Sq. f 125' side L : -4R: 225' - rear Building height Bldg Square footage %Open Space: (Lot area minus bldg 41raved Parking) ` Spaces 4°of Loading Docks Bill: {volume - -& location) 342,724 80 Proposed Tbia cold f by Give SuilGia � £il]..y v S Ltrp nr LV" [Required By Zoning 30,000 Sq. Ft. 125' 40' 6,000 Sq.Ft. 21,000 Sq.Ft. .j. Certification: I hereby certify that theih i nf orma ti o AIE / e )a�nd accurate to the best of my knowledge. n contained herein in c t uanoo o - - - APPLICANT 'S SIGNATURE 9 ruquirum unto and ob atom it aoua not rciluva an�� l� \A -W� ammisa[o n, Oepartmunt ill requtrua PPIi C bur of Pubito Wor1u� and of Quarom the goats un to eomPly witFt,a ppitoabi of Health, Conaurvati a Permit grand an ". FILE # nD mthoritlea;. CITY OF NORTHAMPTON 3. Applicant's Name: Northampton Management Systems, Inc. d /b /a Linda Manor Addres 349 Haydenville Road Telephone: 586 -7700 a are acility s: 4. Parcel Identification: Zoning Map # 6 Parcel # 55 Zoning District : SR Street Address: 349 Haydenville Road 5. Status of Applicant: T Owner, _Contract Purchaser, X Lessee Other (exolain) 6. Property Owner: John Chakalos h Address: 52 Overlook Or; ve Telephone; (860) 688 -Sgg4 Windsor, CT 06095 7. Describe Proposed WorWPra'ect P 1 (Use additional s�eee; if necessary): r5 Replacement of one 2 5'X6' flat stone sin with a two-sided 4'X8' wood sign at the entrance drive to Linda Manor Extended Care ..................................... u... Has the following information been included in the application? _ X Site /Plot Plan List of requested waivers �_ fee ($120 00) 25e of labels (supplied by the Assessor's Offiee) _�_ Signed dated and denied Zoning Permit Application ( I [trey ) 3) copies of the Certified Abutters List from Assessors' Offca. ZONING BOARD OF APPEALS APPLICATION FOR.