PermitApplication_HOSPITAL HILL DEVELOPMENT LLC C_O MA DEVELOPMENT FINANCE AGENCYPermit Application
Today's Date: 05/15/2018
Owner
Applicant
HOSPITAL HILL DEVELOPMENT LLC C/O
SUNWOOD DEVELOPMENT CORP.
MA DEVELOPMENT FINANCE AGENCY
84 POTWINE LANE
99 HIGH STREET
AMHERST, MA 01002
BOSTON, MA 01469
413-259-1000
SUNWOOD@COMCAST.NET
City of Northampton department: N
Work Location Information
How many lots involved in the project: 1
Map/ Block /Lots of all lots in project: 31C/017/001
Deed Book of all lots in project: PB239 / PG80
Project work address: 0 OLANDER DR
City / State / Zip: Northampton 01060
Zoning District: PLANNED VILLAGE / SG -C OVERLAY
Application for following Permit Types
❑Planning Bd. Special Permit w/ Site Plan
❑Planning Bd. Special Permit w/ MAJOR Site Plan
❑Administrative Site Plan Review
®Planning Bd. Major Site Plan or 40R Approval
(No Special Permit)
❑Subdivision Preliminary
❑Subdivision Definitive IF NO Preliminary
❑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
❑Wetlands Notice of Intent, Abbreviated NOI or
ANRAD, IF state wetlands
❑Wetlands Request for Determination OR Resource
Delineation
❑Wetlands Certificate of Compliance request
❑Planning Bd. Special Permit w/ Site Plan for flag lots
❑Planning Bd. Site Plan (NO Special Permit)
❑Approval Not Required Plans
❑Subdivision Definitive IF Preliminary approved
❑Subdivision Definitive Amendment
❑Zoning Board Finding
❑Comprehensive Permit
❑Demolition (Demolition Delay)
❑Central Business Architecture
❑Wetlands Notice of Intent IF ONLY local wetlands
❑Wetlands Amendment
❑Wetlands extension
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587-1262
Fee Information
Planning Bd. Major Site Plan or 40R Approval $ 2405.20
(No Special Permit) - $1,075 plus $0.05/sq. ft
new building
Total fee amount: $ 2405.20
Existing Use
This site is located in the eastern portion of the upper north campus at Village Hill and consists of much
of remaining land north and east of Olander Drive. The specific project area is limited to approximately
6 acres in the wooded area immediately west of the existing detention basin and drainage channel.
Portions of the existing site were previously occupied by the recreational building, pavilion, and
superintendent's house all of which were associated with the former Northampton State Hospital. The
structures were demolished in the early 2000's with the expectation that future development would
occupy much of the site. The current site is predominately undeveloped with the exception of various
broken asphalt roadways and the detention basin and drainage swale constructed during the preliminary
phases of Village Hill redevelopment.
Planned Use
This project is located on remaining undeveloped land northeast of the intersection of Ford Crossing and
Olander Drive. The project encompasses approximately 6 -acres of land and proposes the construction of
20 new residential structures creating 28 units in a mix of single-family and duplex style homes. Access
to the cohousing community and parking lot(s) is proposed via private drive which originates from drive
proposed as part of the North Commons project by The Community Builders. The cohousing drive
continues winding downhill to the east where it provides entry to one of two parking areas. The private
access drive utilizes a portion of a former roadbed as it navigates its way between several large existing
specimen trees which are to remain. Similar to the previously approved plans, the cohousing
development is organized around a central common house which includes community gathering spaces,
dining & cooking facilities, and an outdoor patio. In addition to the residential homes and common
house, the project proposes a small garden shed, workshop, covered trash/recycling shelters and
potentially some covered car ports depending on demand. The project proposes several pedestrian
connections to abutting trail networks and other portions of the Village Hill development. This includes
the northward extension of the multi -use path, an accessible connection to Olander Drive through the
proposed Memorial Park and informal trail connections to adjacent developments. Consistent with
Section 350-10.15 for the Planned Village District and the "Design Guidelines" established for Village
Hill, this project proposes building massing and a layout which support the needs of the cohousing
community as well as strengthen the creation of a village through effective site organization, provision
of accessible public amenities, protection of important specimen trees, views and trail connections, and
by ensuring the project is consistent with the development goals for Village Hill with respect to density,
impacts and character. This project HAS been discussed with neighbors and the larger Village Hill
Neighborhood Association including several well -attended information sessions.
Detailed Project Information
New Building Square Feet (Site Plan): 26604
Finding Description: 1. Minimizing curb cuts, using only ONE unless traffic safety requires more,
and using access from a common driveway, shared service road, or exiting side street when possible.
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587-1262
Access to the project site is proposed via a curb cut off the Olander Drive extension proposed by The
Community Builders. No new curb cuts are required.
2. Separation on-site of pedestrians, bicycles, and vehicles.
The project has been designed to include a single vehicular drive into the site. Pedestrian sidewalks are
separated and provided within the site itself. The multi -use trail is also separated from vehicular traffic
with the exception of the one crosswalk midway down the entry drive.
3. Reducing parking demand and reducing the number of required parking spaces (provide detail on
any request to reduce the number of parking spaces.)
The 28 -unit cohousing project is expected to mimic other Community Builder's (TCB) owned and
operated apartment buildings located at Village Hill with respect to parking demand. Two parking lots
are proposed to service the cohousing project. The northerly lot contains parking for up to 32 cars plus
an additional 2 accessible spaces. The southerly lots contains parking for 21 cars plus another 2
accessible spaces resulting in an overall parking ratio of 2:1 which includes space for visitor parking.
Special Permit Description: 1. Will protect adjoining premises from seriously detrimental uses.
This project proposes new residential homes in the eastern portion of the site and separated from
existing or proposed homes and development. Large areas of undisturbed vegetation are proposed as a
way to help minimize the impact several new homes may have on the overall campus. The project
location is generally downhill from all other development and located behind mature trees and
vegetative buffers. Any remaining land to the north or south will remain undeveloped.
2. Will minimize and mitigate traffic impacts.
This project proposes a single private driveway to the east beginning at the extension of Olander Drive.
This private drive will be serve only the cohousing project eliminating the potential for through -traffic.
A pedestrian crosswalk serving the multi -use trail is located midway down the drive to help slow vehicle
traffic. The anticipated vehicle demand of residents of the cohousing community is expected to be less
than or similar to a typical single-family home.
3. Promote a harmonious relationship of structures and open space.
Each of the residential homes and the common house is designed to maintain the same general character
and style as those described in the Village Hill Design Guidelines. The buildings are distributed and
arranged throughout the site to avoid excessive massing or views which may be objectionable from
abutting properties. Existing vegetation and trees have been protected to the extent possible to help
provide additional buffers and screening of proposed parking lots and drives.
4. Protect the general welfare.
The project will protect the general welfare by proposing uses and development patterns which are
consistent with City master plans and existing development as well as propose site features which
reinforce the overall intent and character of the Planned Village District.
5. Avoid overloading and mitigate impacts on City resources.
This project was designed in conformance with the overall master plan for Village Hill which included
anticipated future loads and impacts to City resources. The project has been designed in a manner which
minimizes these impacts to the extent possible therefore reducing the overall loads originally
anticipated.
6. Promote city planning objectives (see Sustainable Northampton, Open Space Plan, and
Transportation Plan).
This project is consistent with the overall master plan for Village Hill, the Village Overlay District, and
development goals of the City. This project seeks to minimize overall site impacts by constructing small
single-family units and shared parking facilities as opposed to individual driveways. The project also
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587-1262
seeks the northward extension of the multi -use trail and its connection to other sidewalks and trails
within the larger Village Hill development.
7. Meet all zoning requirements.
This project proposes to meet or exceed all applicable zoning requirements for the district.
Onsite Traffic Description: Vehicular access to this site is proposed via a private drive extending from
the road stub proposed as part of North Commons project by The Community Builders. The overall
Village Hill master plan had anticipated the extension of Olander Drive as a subdivision road. The
proposed project however, does not require the creation or extension of the subdivision road due to the
nature of the project. The private access drive will be built to City subdivision standards and is proposed
to include a pedestrian crosswalk to help slow vehicular traffic. The estimated vehicular trip generation
this project will create is less than what was anticipated and proposed in the master plan.
Offsite Traffic Description: 1. Providing off-site traffic improvements or public bicycle and
pedestrian improvements in accordance with the Zoning.
This project proposes new pedestrian connections throughout the site. New crosswalks, multi -use trail
connections, and pathways throughout the project seek to improve and enhance the overall pedestrian
circulation system at Village Hill.
2. Paying payment -in -lieu of traffic, bicycle, and pedestrian improvements in accordance with the
Zoning.
The project provides improvements in accordance with the Planned Village Zoning District and as
discussed in the redevelopment goals for Village Hill. No payment -in -lieu is proposed.
3. Providing clear documentation as to why your project does not generate any new traffic.
The project was designed in conformance with the approved master plan for Village Hill, which
included overall traffic impact statements and mitigation measures proposed to be implemented at
various phases of development. This project does not increase the anticipated overall traffic volume for
the Village Hill neighborhood previously presented in those reports.
Site Plan Description: 10. SIGN LOCATION & DETAILS - A single street sign denoting the name of
the access drive is currently being considered however a final design and location has not yet been
determined. A final location & detail will be provided for review.
15. A Storm Water Management Plan & Report will be provided in accordance with the requirements
however at this time, due to the complexity of the overall drainage calculations for all of Village Hill,
some direction from the DPW needs to be obtained before a final drainage report can be provided. We
anticipate submission and approval of a Storm Water Plan prior to Planning Board approval.
Files Uploaded:
Supporting Information: VH COHOUSING_Supporting Docs_5.10.18.pdf
Comprehensive (40b):
Drainage Information:
Traffic Information:
Plan Sheets: COHOUSING_SITE PLAN SET - 05.01.2018 final.pdf
Wetlands Information:
Approval Not Required:
Autocad:
Tiff or PDF:
Historic Information:
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: jEFFREY SQUIRE Date Signed: 05/15/2018
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587-1262