0195-SitePlanApproval-App-revised-10-26-11SAGE ENGINEERING AND CONTRACTING' INC.
DESIGN -BUILD DEVELOPMENT, ARCHITECTURAL ENGINEERING, AND CONSTRUCTION MANAGEMENT
October 21, 201 1
Revised October 2G, 201 1
Wayne Feiden, FAICP
Director of Planning
City of Northampton Department of Planning and Development
2 10 Main Street
Northampton, Ma 0 OGO
RE: 51te Plan Approval and 5pecial Permit for Zoe 5enior Retirement Community,
331 Haydenvllle Road, Northampton, Massachusetts.
Sage Project No. 01 95
Dear Mr. Felden:
On behalf of Chakalo5 Investments, Inc. Sage Engmeermg 15 5ubmltting the enclosed
application for 51te Plan Approval and 5peclal permit for the con5tructlon of a new a5515ted
living facility on Haydenville Road. Included in th15 preliminary package i5 the following:,
• City of Northampton 51te Plan Review Application
• City of Northampton Zoning Permit Application and Deci5lon
• Project Narrative
• List of Abutters
• Traffic Letter Report
• Application Fee: X4,81 9.95 Payable to the City of Northampton
• Advert15mg Fee: $40.00 to Dally Hamp5hlre Gazette
• 5tormwater Drainage Calculatlon5(under separate cover)
• Engineered 51te Plans and Preliminary Architectural Elevatlon5 (under separate cover)
We look forward to working with the Northampton Planning Board to ensure the design 15 In
conformance with the Northampton City Zoning Ordinance. We are available at your
convenience to review the plans and 5upporting documents. If you have any ciue5tlon5,
please feel free to contact u5.
51ncerely,
iryanBallcki, P.E.
Project Engmeer
SAGE ENGINEERING � CONTRACTING, INC.
199 5ERV15TAR INDU5TRIAL WAY - SUITE 2
WE57FIELD, MA55ACHU5EIT5 01085
TEL: 413 -5G2 -4884 w FAX: 413- 5G2 -4899
WWW.5acle- llc.com
SAGE ENGINEERING AND CONTRACTING' INC.
DESIGN -BUILD DEVELOPMENT, ARCHITECTURAL ENGINEERING, AND CONSTRUCTION MANAGEMENT
Table of Contents
I. Application for Site Plan Approval and Special Permit
II. Zoning Permit
III. Project Narrative
IV. Zoning Compliance Narrative
V. List of Abutters
VI. Traffic Letter Report
VII. Orthographic Photograph
VIII. Stormwater Management Report, dated 10 -2 -1
IX. Engineered 51te Plans, dated I 0 -2G- I I
(Under Separate Cover)
• C -1 Ex15tInCJ Conditions Plan
• C -2 Demolition Plan
• C -3 Layout, Lighting, and Land5cape Plan
• C -4 Site Grading
• C -5 Utility Plan
• C -G Ste Detail5 Sheet No. I
• C -7 Site Deta115 Sheet No. 2
• L- I Landscape Buffer Planting Plan
• A -400 Preliminary Architectural Elevatlon5
SAGE ENGINEERING E CONTRACTING, INC.
199 5ERV15TAR INDU5TRIAL WAY - SUITE 2
WE5TFIELD, MA55ACHU5ET75 01085
TEL: 413 -5G2 -4884 - FAX: 413 -5G2 -4899
W W W.sage- IIC.com
Permit Application
Today's Date: 10/21/2011
Chakalos Investments, Inc. Chakalos Investments, Inc.
52 Overlook Drive 52 Overlook Drive
Windsor, Connecticut 06095 Windsor, Connecticut 06095
860 - 688 -5994
j ccinvestments @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
F1 Subdivision Definitive with no Preliminary
Approved
❑ Zoning Board Special Permit
❑ Appeal of Building Commissioner- Zoning
F] Variance
Historic District Determination of
Non - Applicability
Historic District (Elm St) Determination of
Appropriateness
F1 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 Amendment
❑ Zoning Board Finding
❑ Comprehensive Permit (40B)
E] Demolition (Demolition
Delav)
❑ Central Business Architecture
❑ West Street Architecture m 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
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 arcs, 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 fin-ther 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.
Onsite 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
•, ••rr�•••••s •••••,. ... a.,�,,. vim ✓- .�,�cr iauriyyt�varnyy.yuL
Traffic Information: 0195- traffic- letter.pdf
n y Lyymg my name in me signature box, 1 cerhfy 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
File
Please type or print all information and return this form to the Building
Inspector's Office with the $15filing fee (check or money order) payable to the
City of Northampton
1. Name of Applicant: Chakalos Investments Inc.
Address: 52 Overlook Drive Windsor, CT 06095 Tetephone: (860 )688 -5994
z. owner of Property: Chakalos Investments, Inc.
Address: 52 Overlook Drive Windsor, CT 06095 Telephone: (860)688 -5994
3. Status of Applicant: Owner _ �. _ Contract Purchaser _X_ Lessee Other (explain)
4• .lob Location: 331 Haydenville Road Northampton, MA 01060
- °-a.tJ'Yr+lifle S"(z""3
wg 54� SIX
Edreef Id a'e aZalitn3ak�ap #: D9strlC
In Elm Street District In Central Business District
(TO BE FILLED IN BY THE BUILDING DEPARTMENT)
5. Existing Use of Structure / Property: Residence
6. Description of Proposed Use /Work /Project /Occupation: (Use additional sheets if necessary):
Zoe Life Senior Retirement Community, Berkshire Facility:
70 Bedroom Assisted Living Residence & 20 Bed Memory Care Unit.
7. Attached Plans: Sketch Plan Site Plan X Engineered/ Surveyed Plans
81 Has a Special Permit /Variance /Finding ever been issued forton the site?
NO X DONT KNOW YES IF YES, date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DONT KNOW YES
IF YES: enter Book
Page and /or Document N
9.Does the site contain a brook, body of water or wetlands? NO X DONT KNOW
IF YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained
Obtained , date
am
(Form Continues on other Side)
\ V; lUOCmncins�FORA98\ originN\ auilding- In >pccmrVoniug- Pcnnil- Application-- pnsvvc doc 8142004
10. Do any signs exist on the property? YES NO X
IF YES, describe size, type and location:
Are there any proposed changes to or additions of signs intended for the property? YES X
IF YES, describe size, type and location: New signs will be added at the street entrance & the at the buildings
front entry. Approximate sizes: 4' -0" High X 5' -0" Wide.
11. Will the construction activity disturb (clearing, grading, excavation, or filling) over 1 acre or is it part of a common
plan of development that will disturb over 1 acre? YES X NO _
IF YES, then a Northampton Storm Water Management Permit from the DPW is required.
12. ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED DUE TO LACK OF INFORMATION
This column reserved
for use by the Building
Department
13. Certification: I hereby certify that the information contained herein is true and accurate to the best of
my knowledge- �S owledge- �t ihdA4 Z1;" */fly 4ve
Date: _L& /f Applicant's Signature
NOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with an zoning /
requirements and obtain all required permits from the Board of Health, Conservation Commission,
Historic and Architectural Boards, Department of Public Works and other applicable permit granting
authorities.
N' g inalla wilding -1 nspca nrV anum- Pcnni1 -A pp] iea lion -pnsv im Jac V42004
EXISTING
PROPOSED
- REQUIRED BY
ZOiYYNG
Lot Size
457,794 S.F.
457,794 S.F.
10.51 Acres
10.51 Acres
Frontage
247.17 Feet
247.17 Feet
Setbacks Front
56 Feet
264 Feet
Side
L: 42 Feet R: 83 Feet
L• 67 Feet R: 94 Feet
L: R: -
Rear
1230 Feet
754 Feet
Building Height
<35 Feet
35 Feet
Building Square Footage
1,325 S.F-
28,695 S.F.
% Open Space: (lot area
minus building & paved
98,8%
79.7%
parking
# of Parking Spaces
Unknown
74 Spaces
# of Loading Docks
0
1 Loading Dock
Fill:
Unknown
Balanced Cut & Fill
(volume & location)
13. Certification: I hereby certify that the information contained herein is true and accurate to the best of
my knowledge- �S owledge- �t ihdA4 Z1;" */fly 4ve
Date: _L& /f Applicant's Signature
NOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with an zoning /
requirements and obtain all required permits from the Board of Health, Conservation Commission,
Historic and Architectural Boards, Department of Public Works and other applicable permit granting
authorities.
N' g inalla wilding -1 nspca nrV anum- Pcnni1 -A pp] iea lion -pnsv im Jac V42004
File # MP- 2012 -0018
APPLICANT /CONTACT PERSON ETHEREDGE & STEUER, P.C.
ADDRESS/PHONE 64 GOTHIC ST (413)584-16000
PROPERTY LOCATION 331 HAYDENVH.LE RD
MAP 06 PARCEL 039 001 ZONE SR( 100
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
_ ENCLOSED REQUIRED DATE
Building Permit Filled out
Fee Paid
Addition to Existing
_ Accessory Structure
Building Plans Included:
Owner/ Statement or License
3 sets of Plans / Plot Plan
THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION PRES ;NTED:
Approved Additional permits required (see below)
PLANNING BOARD PERMIT REQUIRED UNDER: §
Intermediate Project: Site Plan AND /OR Special Permit with Site Plan
Major Project: Site Plan AND /OR (/ Special Permit with Site Plan 3S0 ATr -r SS-0 — ( o'
ZONING BOARD PERMIT REQUIRED UNDER:
Finding Special Pemtit Variance*
Received & Recorded at Registry of Deeds Proof Enclosed
Other Permits Required:
Curb Cut from DPW Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit from Conservation Commission Permit from CB Architecture Committee
Permit from Elm Street Commission Permit DPW Storm Water Management
--"
Signarre of Building Official Date
Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health, Conservation Commission, Department
of public works and other applicable permit granting authorities.
* Variances are granted only to those applicants who meet the strict standards of MGL 40A. Contact the Office of
Planning & Development for more information.
-0 f3
1 Vol 1
1-07lease type or print all information and return this form to the Building
Inspector's Office urith. the $15filing fee (check or money order) payable to the
City of Northampton
1. Name of Applicant: Chakalos Investments Inc_
Address: 52 Overlook Drive Windsor, CT 06095 Telephone: (860)688 -5994
2. Owner of Property: Chakalos Investments, Inc.
Address: 52 Overlook Drive Windsor, CT 06095 Telephone: (860)688-5994
3. Status of Applicant: Owner — Contract Purchaser X Lessee Other (explain)
a. Job Location: 331 Haydenville Road Northampton, MA 01060
t t s;i'`tX! 7!�? SS��°'� tP� !-.. v� �i ✓t'4 4yDic" r�'Ff4g -v j•- tN�`F`'�`i. F 9" 23. �6r.LLR��"y'S'ir �`d. K.. �r � + s�Y ii}.n t
. ;: , � .vF k -:i• � °�% 1 _. r.. ,-%3v.Vp3 9L 5 .a) r �£ �. , .. ;+ 1 „E„ Yy 'i� . � � < +Yt 4T C J!c
In.Elm StreeYl2istnct ': In Eeritral�Buslness�Dlstn¢t-
(TO BE FILLED IN BY THE BUILDING DEPARTMENT)
5. Existing Use of Structure /Property: Residence
6. Description of Proposed Use /Work /Project /Occupation: (Use additional sheets if necessary):
Zoe Life Senior Retirement Community, Berkshire Facility:
70 Bedroom Assisted Living Residence & 20 Bed Memory Care Unit.
7. Attached Plans: Sketch Plan Site Plan X Engineered /Surveyed Plans
8. Has a Special Permit /Variance /Finding ever been issued for /on the site?
NO X DONT KNOW YES IF YES, date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DON'T KNOW YES
IF YES: enter Book
Page and /or Document N
9.Does the site contain a brook, body of water or wetlands? NO X DONT KNOW
IF YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained
Obtained , date
YES
(Form Continues On Other Side)
% V: lDacmnnnsWORMl 5lorieiuullauilJiny- Inspecwrl7. uuiny- Pcnnio-Applicaiinn•pmsivaJuc 9 /42DD4
16. Do any signs exist on the property? YES NO X
IF YES, describe size, type and
Are there any proposed changes to or additions of signs intended for the property? YES X NO
IF YES, describe size, type and Location: New signs will be added at the street entrance & the at the buildings
front entry. Approximate sizes: 4' -0" High X 5' -0" Wide.
11. Will the construction activity disturb (clearing, grading, excavation, or filling) over 1 acre or is it part of a common
plan of development that will disturb over 1 acre? YES X NO _
IF YES, then a Northampton Storm Water Management Permit from the DPW is required.
12. ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED DUE TO LACK OF INFORMATION
This column reserved
for use by the Building
'. D¢nnrMrant
13. Certification: I hereby certify that the information contained herein is true and accurate to the best of
my knowledge. �-!7
Q(Ngkt�ps (/rST<j>al5,,
Date: -f lio LO ) t Applicant's Signature (/229 %
NOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with all zoning
requirements and obtain all required permits from the Board of Health, Conservation Commission,
Historic and Architectural Boards, Department of Public Works and other applicable permit granting
authorities.
W: \Dm.... ls\ FDR�ISl originnilUuilding- InspccloiiLuuiug- PcrtnibAppliWlion -pa[f ireduc 8/4/2e04
EXISTING
PROPOSED
fitE'QU:[RED BY
_'ZONINCS
Lot Size
457,794 S.F.
457,794 S.F.
10.51 Acres
10.51 Acres
Frontage
247.17 Feet
247.17 Feet
Setbacks Front
56 Feet
264 Feet
Side
L: 42 Feet R: 83 Feet
L: 67 Feet R: 94 Feet
L: R:
Rear
1230 Feet
754 Feet
Building Height
<35 Feet
35 Feet
Building Square Footage
1,325 S.F.
28,695 S.F.
% Open Space: (lot area
minus building Ft paved
96.6%
79.7%
parking
# of Parking Spaces
Unknown
74 Spaces
# of Loading Docks
0
1 Loading Dock
Fill:
volume fx location)
Unknown
Balanced Cut & Fill
13. Certification: I hereby certify that the information contained herein is true and accurate to the best of
my knowledge. �-!7
Q(Ngkt�ps (/rST<j>al5,,
Date: -f lio LO ) t Applicant's Signature (/229 %
NOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with all zoning
requirements and obtain all required permits from the Board of Health, Conservation Commission,
Historic and Architectural Boards, Department of Public Works and other applicable permit granting
authorities.
W: \Dm.... ls\ FDR�ISl originnilUuilding- InspccloiiLuuiug- PcrtnibAppliWlion -pa[f ireduc 8/4/2e04
Attached Narrative
Zoe Life is a senior retirement community assisted living residential community.
It has 70 residential units. The construction will employ a number of local contractors
and the operation will employ a staff, most of whom will work daytime hours. It is
located on Route 9, Haydenville Road in Leeds adjacent to the Linda Manor skilled
nursing facility. The community requires a special permit under Section 350 -10.1 and
major project site plan approval under 350 -11.3 of the Northampton Zoning Ordinance.
The community meets the open space requirements of the zoning district and protects
adjoining properties by extensive bordering landscaping particularly on the entrance
drive. The residential use is a hamtonious use for neighbors and does not generate
detrimental effects of light, noise, traffic or surface water drainage. It provides a
residential option for elderly residents who do not require skilled nursing home care, but
with available independent living resources.
The community is designed to provide safe ingress and egress from Route 9 and most
residents, while ambulatory, will add little residential traffic to Route 9. The building is
designed to complement the existing Linda Manor and is set back from the road with
parking to the front and side of the building but screened from Route 9 and the neighbors.
The higher elevations are maintained as open space. The community does not overload
or create any adverse impacts on Northampton's municipal resources using city water and
sewerage, providing tax resources and jobs and no school students or additional streets.
The community is a positive addition to the City's senior housing resources and as a
residential community is in character with the uses in the zoning district including the
Veteran's Hospital, Linda Manor Nursing Home and the independent senior community
of Bear Hill. The community meets the requirements for major project site plan approval
and the City's planning objectives to provide housing for all members of the City.
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 workweeks.
-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
a b =
ENGINEERING S�
C CI NTRACTI N G. INC.
Zoe Senior Retirement Community, 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 8 (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
a bb\ r—�
ENGINEERING S
C C3 NTRACTI N G. 1 N C.
Zoe Senior Retirement Community, Northampton, Ma
Waiver Requests:
Section 350 11.5 B (3) (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 Parkinq 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 A Q
ENGINEERING 8c
CONTRACTING. 1 N C.
SAGE ENGINEERING AND ONTRACTINGy INC.
DESIGN -GUILD 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: Reclue5t for new bus stop, Route 9, Leeds, Massachusetts
To Whom it May Concern,
On behalf of Chakal05 Investments, Sage Engineering 15 reclue5ting approval to create a new
bus stop and covered transit shelter along Route R42 in Northampton in the vicinity of 331
Hayden lle Road. The reaue5ted 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
U56 of public transportation a5 well a5 carpools, bicycle, and pedestrian access.
I am available at your convenience to discuss the proposal. The proposed project 15 to be
reviewed by the planning board on December 8", and we would greatly appreciate feedback
from PVTA prior to this date.
If there are any cpc5tion5 or additional Information 15 reciue5ted please feel free to contact
me at the numbers below. Thank you.
Sincerely,
Bryan Balicki, P.E.
Project Engineer
PAGE I OF I
SAGE ENGINEERING � CONTRACTING, INC.
199 5ERVI5TAR INDUSTRIAL WAY - SUITE 2
WE5TFIELD, MASSACHUSETTS 01085
TEL: 413 -5G2 -4884 m FAX: 413 -5G2 -4899
WWW.5age- IIC.COM
SAGE ENGINEERING AND CONTRACTING' INC.
DESIGN -BUILD DEVELOPMENT, ARCHITECTURAL ENGINEERING, AND CONSTRUCTION MANAGEMENT
October 21 , 201 1
Wayne Feiden, FAICP
Director of Planning
City of Northampton Department of Planning and Development
210 Main Street
Northampton, Ma 01 OGO
RE: Traffic Trip Generation Letter for con5tructlon of an A5515ted Llvmg Facility located
at 33 1 Haydenville Road, Northampton, Ma 01 OGO.
Sage Engineering Project No. 01 95
Dear Mr. Felden:
The Site under Inve5tlgatlon con515t5 of 10.51 acres or partially developed land. The
parcel is located north of Leonard Street and east of Haydenville Road (Route 9). The
5ubject parcel maintains two (2) Sections of frontage on Haydenville Road of approximately
94.95 and 1 52.22 feet. Vehicular access to this Site 15 via a new driveway on Haydenville
Road. The 5ubject parcel 15 abutted on the north by an existing extended care facility
known and "Linda Manor ". The site IS abutted to the east and South by re50entlal homes
and vacant woodland to the east.
Chakalo5 Investments, Inc. 15 proposing to construct a senior a5515ted living re51dential
community with a foot print of a 28,695 S.F., a gross floor area of 76,399 S.F. and a
total of 90 beds. The site development aspect of the project con515t5 of new parking
areas, a new driveway, land5capmg, a Storm water dramage system, and typical
underground utilities.
The existing Site Includes two curb cuts for a residential driveway access on Haydenville-
Road. The proposed project will close both of the CX15ting driveways, and construct a
single new driveway approximately 200 feet to the North. The proposed driveway will be
24 feet wide constructed with bituminous pavement and appropriate end radii.
PAGE I OF 3
SAGE ENGINEERING 4� CONTRACTING, INC.
199 5ERV15TAR INDUSTRIAL WAY - SUITE 2
WE5TFIELD, MASSACHUSETTS 01085
TEL: 413 -5G2 -4584 W FAX: 413- 5G2 -4899
WWW.5age- lic.com
The average vehicle trip ends (AVTE) generation civantities have been derived from the Trip
oh
Generation 7 Edition, published by the Institute of Transportation Engineers (ITE).
The Land Use Classes used were a5 follow5:
(Land Use Class 254) Assisted Living
Description:
Assisted living complexes are residential settings that provide either routine general protective
oversight or assistance with activities necessary for independent living to mentally or physically
limited persons. They commonly have separate living quarters for residents and services include
dining, housekeeping, social and physical activities, medication administration and transportation.
Alzheimer's and ALS care are commonly offered by these facilities, though the living quarters for
these patients maybe located separately from other residents. Assisted care commonly bridges
the gap between independent living and nursing homes. In some areas of the country, assisted
living residences may be called personal care, residential care, or domiciliary care. Staff may be
available at an assisted care facility 24 hours a day, but skilled medical care — which is limited in
nature — is not required. Continuing care retirement community (Land Use 255) and nursing home
(Land Use 620) are related uses.
Additional Data:
The rooms in these facilities maybe private or shared accommodations, consisting of either a
single room or a small apartment style unit with a kitchenette and living spaces.
One study reported that according to national and local data, less than 5 percent of the residents
owned cars, which were rarely driven. Employees, visitors, and delivery trucks make most of the
trips to these facilities.
Truck traffic was captured for some studies in this land use and is presented in the table below.
Although truck traffic was very low overall, the most trips occurred during the mid -day period on a
weekday.
The peak hour of the generator typically did not coincide with the peak hour of the adjacent street
traffic, primarily because of the shifts of the employees. For the data collected in this land use,
shifts typically began at 7.00 a.m., 3:00 p.m., and 11:00 p.m. The a.m. perk hour of the generator
typically occurred from 6:00 a.m. — TOO a.m., white the p.m. peak hour of the generator typically
occurred from 3:00 p.m. to 4:00 p.m.
SAGE ENGINEERING, LLC
199 SERVISTAR INDUSTRIAL WAY - SUITE 2
WESTFIELD, MASSACHUSETTS O 1085
Tel: 413 -5G2 -4884 x Fax: 413-5G2-450E)
Page 2 of 3
Time Period
% Trucks
Weekday
Morning
6:30 a.m.
to 9:30
a.m.
1
Weekday
Mid-day
11:00 a.m.
to 1:30
.m.
9
Weekday
Evening
2:45 p.m.
to 6:45
.m.)
2
Saturday
Mid-day
11:00 a.m.
to 2:00
.m.
4
Saturda
Evening
3:00 p.m.
to 6:00
.m.
0
Sunda
Mid-day
11:00 a.m.
to 2:00
p.m.
i
Sunday
Evening
3:00 p.m. to 6:00 .m.
0
SAGE ENGINEERING, LLC
199 SERVISTAR INDUSTRIAL WAY - SUITE 2
WESTFIELD, MASSACHUSETTS O 1085
Tel: 413 -5G2 -4884 x Fax: 413-5G2-450E)
Page 2 of 3
We evaluated the proposed project based on the number of occupied units based on full
buildmg occupancy. The following 15 a tabulation of the average vehicle trip ends (AVTE) a5
a function of occupied units during the peak hour of generation for the facility.
Table I: Weekday Peak Hour AVTE v5. Unit5
'Vnly one study available, accuracy limited.
Table 2: Weekend Peak Hour AVTE v5. Umt5
, Total :.
Dme'ct�onal
Di�rectlonal`
Page "
Weekday A.M. Peak
ES
Hour of Generation
23`
17'
G"
479
Weekday P.M. Peak
17.5
14.5
483
Hour of Generation
37
13
24
481
'Vnly one study available, accuracy limited.
Table 2: Weekend Peak Hour AVTE v5. Umt5
Summary:
The proposed development shall generate a maximum of 23 to 37 average vehicle trip ends
to or from the proposed facility during the weekday A.M. and P.M. peak hour of adjacent
street traffic, respectively and 35 to 39 average vehicle trip ends to or from the
proposed facility during the weekend peak hours. Considering the very low quantity of
AVTE, location of the proposed access, and type of construction of the existing roadway,
the 5ubject development shall not impact the vehicular movement on Haydenville Road. It t5
our recommendation that this project does not require any additional traffic evaluation.
If you have any que5t1on5 or concerns, please feel free to contact me.
Sincerely,
�7
/
Bryan Bahcki, P.E.
Project Engineer
SAGE ENGINEERING, LLC
199 5ERVI5TAR INDUSTRIAL WAY - SUITE 2
WE5TPIELD, MASSACHUSETTS 01085
Tel: 413 -5G2 -4884 m Fax: 413 -5G2 -4899
Page 3 of 3
l
ES
17.5
14.5
483
Generation
18
21
485
Summary:
The proposed development shall generate a maximum of 23 to 37 average vehicle trip ends
to or from the proposed facility during the weekday A.M. and P.M. peak hour of adjacent
street traffic, respectively and 35 to 39 average vehicle trip ends to or from the
proposed facility during the weekend peak hours. Considering the very low quantity of
AVTE, location of the proposed access, and type of construction of the existing roadway,
the 5ubject development shall not impact the vehicular movement on Haydenville Road. It t5
our recommendation that this project does not require any additional traffic evaluation.
If you have any que5t1on5 or concerns, please feel free to contact me.
Sincerely,
�7
/
Bryan Bahcki, P.E.
Project Engineer
SAGE ENGINEERING, LLC
199 5ERVI5TAR INDUSTRIAL WAY - SUITE 2
WE5TPIELD, MASSACHUSETTS 01085
Tel: 413 -5G2 -4884 m Fax: 413 -5G2 -4899
Page 3 of 3
12
K
El
Applicant:
Pig. 4 ORTHOGRAPHIC PHOTO
CHAKAL05 INVESTMENTS, INC.
Project LocuN3 I HAYDENVILLE ROAD
52 OVERLOOK DRIVE,
WINDSOR, CT
NORTHAMPTON, MA
Designer: SAGE ENGINEERING. LLC
199 SERVISTAR INDUSTRIAL WAY
scALe: i ° =soo'
DATE: I o- 6 -20I I
WESTPIELD, MA 0 1085