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31B-317 32 36 Round Hill Rd- permit and application
Planning - DecisionCityofNorthamptonHearingNo.:PLN-2007-0019Date: August16, 2011 APPLICATIONTYPE:SUBMISSIONDATE: PBIntermediateSitePlan10/12/2006Applicant'sName:Owner'sName: NAME: NAME: C. DouglasHinckleyCLARKESCHOOLFORTHEDEAFADDRESS:ADDRESS: 26FortHillTerrace47ROUNDHILLROADTOWN:STATE:ZIPCODE:TOWN:STATE:ZIPCODE: NORTHAMPT0NMA01060NORTHAMPTONMA01060PHONENO.:FAXNO.: PHONENO.:FAXNO.: 413) 582-1111 () EMAILADDRESS: EMAILADDRESS: SiteInformation:Surveyor'sName: STREETNO.:COMPANYNAME: SITEZONING: 32ROUNDHILLRDTOWN:ADDRESS: ACTIONTAKEN: NORTHAMPTONMA01060ApprovedWithConditionsMAP:BLOCK:LOT:MAPDATE: SECTIONOFBYLAW: 31B063001Chpt. 350- 5.2/Attach. 1: TableofUseTOWN:STATE:ZIPCODE: RegulationsBook:Page: 1132029 PHONENO.:FAXNO.: EMAILADDRESS: NATUREOFPROPOSEDWORK: ConvertClarkeinfirmary toa4-unitresidentialbuilding. Createcommondrivewaytoservetwolots (onezerolotlinelot) andconvertexistingaccesstoserve "Leonard" House. HARDSHIP: CONDITIONOFAPPROVAL: 1)1. PriortoissuanceofabuildingpermitthefollowingitemsshallbecompletedwithsignofffromOfficeofPlanningandDevelopment. a. Revisedplansshallbesubmittedshowingnodumpsterandareductioninpavementassociatedwiththeremovalofthedumpsterpadanditsaccess. b. AnANRshallbesubmittedforsignatureandrecording. c. Drainageeasements, commondrivewayeasementsanddrivewayforeasementonlot1shallberecordedandproofofrecordingshallbesubmittedtoOfficeofPlanningandDevelopment. 2. Priortotheissuanceofacertificateofoccupancyforanyoftheunitsand/orpriortothefinalpropertytransferofLot3, theapplicantshallrecordapermanentconservationrestrictionfortheportionofthefrontageshownasopenspaceontheplans. TheCRshallbeheldandmanagedbyClarkeSchool. Asisstandard, thelanguageshallbereviewedbyOfficeofPlanningandDevelopmentpriortosubmissiontoCityCouncilandEOEAforapproval. 3. Priortoissuanceofacertificateofoccupancy, theapplicantshallasofferedsubmit $4,000totheCityaspayment-in-lieuoftrafficmitigationforthefournewunits. 4. Thebermattherearofthepropertyshallbemaintained. 5. Theapplicantshallworkwithabuttersandmaintainplantingsalongtherearoftheproperty. FINDINGS: TheBoardapprovedtheconversionoftheClarkeSchoolinfirmarytofourresidentialunitswithcommondrivewayandsidelotaccessforLeonardHouse. ThesiteplanwillresultinthecreationofthreenewparcelsthatwillbecarvedoutofthemainClarkeSchoolproperty. Lot3willbeazerolotlinesinglefamilyhomewithoutasightimperviousfence. TheBoardbaseditsdecisiononthefollowingplansandinformationsubmittedwiththeapplication. ClarkeInfirmarySitePlan" PreparedbyTheBerkshireDesignGroup, Inc. Sheet1. DatedOctober12, 2006, Revised10/19/06. 2. Graphicsofthefrontandrearelevationsshowingonlyegressoptionsasbuildingchanges. 3. "PhotometricStudy", ClarkeInfirmaryConversion, dated10/16/06prepredbyTheBerkshireDesignGroup, Inc. GeoTMS® 2011DesLauriersMunicipalSolutions, Inc. Planning - DecisionCityofNorthamptonHearingNo.:PLN-2007-0019Date: August16, 2011 TheBoardfound: A. Therequesteduseprotectsadjoiningpremisesagainstseriouslydetrimentaluses. ConversionoftheinfirmarytoresidentialusesiscompatiblewiththeresidentialusesalongRoundHillandintherearonLangworthyRoad. TheBoarddeterminedthatafencewaiverfromsection10.14wasappropriateforlot3duetothelocationoftheopenspaceandthestructureonlot2. B. Therequestedusewillhavenoeffectontheconvenienceandsafetyofvehicularandpedestrianmovement onadjacentstreets. TheconversionoftheinfirmarytoresidentialuseswillresultinreductionofaccessforClarkeSchoolpropertyfromRoundHillRoadinthisvicinity. CommondrivewayswillonlyserveresidentialusescomparedtothepreviousconditionwherethedrivewayservedClarkeSchoolandsinglefamilyresidences. Therewillbeareductioninpavedareaonsite. Theincrementalincreaseintrafficmitigationwillbeaddressedthroughapayment-in-lieuofmitigationmeetingthecriteriainsection11.6. C. Therequestedusewillhaveapositiveeffectontherelationshipofstructuresandopenspacestothenaturallandscape, existingbuildingsandothercommunityassetsinthearea. Theinfirmarywillonlybemodifiedontheinterior. Additionalopenspacewillbecreatedaspartofthezerolotlinerequirementsinsection10.14. Allexistingdrivewayswillbeusedandreconfiguredtoservetheexistingbuildings. D. TherequestedusewillnotoverloadtheCity'sresourcesincludingtheeffectontheCity'swatersupplyanddistributionsystem, sanitaryandstormsewagecollectionandtreatmentsystems, fireprotection, streetsandschools. Theapplicanthasofferedtopay $4,000intothecity'strafficmitigationfundinlieuofcontructingmitigation. E. TherequestedusemeetsallthespecialregulationssetforthintheZoningOrdinanceaslistedinSections5.2, 6.2formulti-family, commondrivewaysandaccesstoalotoverasidelotline. Awaiverwasgrantedforasightimperviousfenceasallowedinsection10.14forlot3. Allothercriteriain10.14forcreationofazerolotlinelothavebeenmetorwillbemetthroughconditions. F.ThePlanningBoardfoundthattheapplicationcompliedwiththefollowingtechnicalperformancestandards: 1. Thecurbcutsareminimizedasacommondrivewaywillserveonesinglefamilyhouselotandone4-unitlotfromanexisitng20' widecurbcut. Theotherexisting20' widecurbcutwillserveLeonardHousewithnochanges. COULDNOTDEROGATEBECAUSE: FILINGDEADLINE:MAILINGDATE:HEARINGCONTINUEDDATE:DECISIONDRAFTBY:APPEALDATE: 10/19/200611/2/200611/23/2006REFERRALSINDATE:HEARINGDEADLINEDATE:HEARINGCLOSEDATE:FINALSIGNINGBY:APPEALDEADLINE: 10/26/200612/16/200611/9/200611/23/200612/5/2006FIRSTADVERTISINGDATE:HEARINGDATE:VOTINGDATE:DECISIONDATE: 10/26/200611/9/200611/9/200611/15/2006SECONDADVERTISINGDATE:HEARINGTIME:VOTINGDEADLINE:DECISIONDEADLINE: 11/2/20067:00PM2/7/20072/7/2007MEMBERSPRESENT:VOTE: GeorgeRussellvotestoGrantFrancesVolkmannvotestoGrantJenniferDieringervotestoGrantMarkSullivanvotestoDenyFrancisJohnsonvotestoGrantGeorgeKohoutvotestoGrantKeithWilsonvotestoGrantKennethJodrievotestoGrant MOTIONMADEBY:SECONDEDBY:VOTECOUNT:DECISION: KeithWilsonGeorgeRussell1-7ApprovedwithConditionsMINUTESOFMEETING: AvailableintheOfficeofPlanning & Development. I, CarolynMisch, asagenttothePlanningBoard, certifythatthisisatrueandaccuratedecisionmadebythePlanningBoardandcertifythatacopyofthisandallplanshavebeenfiledwiththeBoardandtheCityClerkonNovember15, 2006. IcertifythatacopyofthisdecisionhasbeenmailedtotheOwnerandApplicant. NoticeofAppealAnappealfromthedecisionofthePlanningBoardmaybemadebyanypersonaggrievedpursuanttoMGLChapt. 40A, Section17asamendedwithintwenty (20) daysafterthedateofthefilingofthenoticeofthedecisionwiththeCityClerk. Thedateislistedabove. SuchappealmaybemadetotheHampshireSuperiorCourtwithacertifiedcopyoftheappealsenttotheCityClerkoftheCityofNorthampton. GeoTMS® 2011DesLauriersMunicipalSolutions, Inc.