25C-012 Northern Ave Homes Special Permit 6-29-2009Planning =Decision City of Northampton
Hearing No.: PLN-2009-0029
Date: June 29, 2009
APPLICATIUIJ TYPE: SUCiIuIISSIOIJ OAl'r_:
PB Special Permit with Major Site Pla 11/24/2008
Annlirant'~ NamP~
Owner's Name:
NAME;
NORTHERN AVENUE HOMES INC NAME:
Tofino Associates
ADDRESS:
31 CAMPUS PLAZA RD ADDRESS:
31 Campus Plaza Road
TOWN:
HADLEY STATE:
MA ZIP CODE:
01035 TOWN:
HADLEY STATE:
MA ZIP CODE:
01035
PI10NE NO.: FAX NO.: PhIONE NO.: FA>: NO.:
CIv1nIL ADDRESS: EIv1AIL ADDRESS:
Sifts Infnrmafinn~
Surveyor's Name:
STREET NO.:
56 NORTHERN AVE SITE ZOIJIIJG:
URB(100)/ COMPANI' NAIv1E:
TOWN:
NORTHAMPTON MA 01060 ACTION TAKEN:.
Approved With Conditions ADDRESS:
MAP: BLOCK: LOT: MAP DATE: SECTION OF BYLAW:
25C 017 001 Chpt. 350-10.1: Special Permit TOWN: STATE: ZIP CODE:
Book: Page:
1454 388 PHONE NO.: FAX NO.:
oononc~n minov• EIv1AIL ADDRESS:
Townhouse Development comprised of 10 duplex unit for a total of 20 units on North St. and View Ave. Map 25C parcels 12 & 17.
HARDSHIP:
CONDITIOIJ OF APPROVAL:
1) Trash removal will be through vendors and no dumpsters are allowed on sife.
2.)All sidewalks and streets shall be constructed fo subdivision standards for• materials and depths.
This does not include the proposed gravel path between units 4 and 18.
3.)As offered $16,000 in traffic mitigafion shall be paid ih phases as follows. Upon issuance of the first
certificate of occupancy: $10,000, upon issuance of the certificate of occupancy for• the 10fh unit:
X6,000. Alternafively, the applicanf may opt to reconstruct the sidewalk along North Street to meet
ADA standards with curb cuts or• other improvements as might be determined fhrough Parking
&Tr•ansportation working with interests in fhe neighborhood. The extent of any constructed mifigation
shall be worth $16,000.
4.)Pr•ior• to issuance of the final certificate of.occupancy, and as offered, the applicant shall submit a
letter'stamped from a LEED certified professional (engineer, architect or• ofher) indicating that the
project has qualified for points under LEED .
5.)Dr•ive aisles in front of units 5-8 and 13-16 shall be striped as fire access lanes.
6.)The proposed ways and underlying infrastructure shall remain private with maintenance provided
by the owners' association and spelled out in covenants.
7.)Ternporary service connecfions fo 1 View Avenue and 154 North Street will be required prior to
removal of fhe 4-inch water line and corrstrucfion of the new water mains. These service connections
musf be reviewed and approved by Department of Public Works.
B.JThe applicant shall provide each affected property owner outside of the project bounds with asewer-
service access and maintenance agreement.
9.)The Homeowners Association shall be required to provide sewer, wafer and other utilities to 1 View
Avenue and 154 North Street that are not currently provided off of North Street and shall be
responsible for fhose ufilities up to the property fine.
10)C~To ensure quality construcfion of proposed infrastructure, the DPW requests privatized project
inspection and control as outlined in Section 290-59 of the Subdivision regulafions. The applicant
GeoTMS®2009 Des.Lauriers Municipal Solutions, Inc.
Planning -Decision City of Northampton
Hearing No.: PLN-2009-0021 D-ate: June 29, 2009
proposes to provide project engineer oversight. onlyfor installation of wafer and sewer mains and
connections on View Avenue. As required by Section 290-59 of the Subdivision Regulatioirs, project
inspections and certifications shall be made by a Massachusetts registered P.E.; the engineer or-
engineer•'s agent shall provide compliance oversight during the entire construction process; and daily
inspection reports shall be submitted fo the Department of Public Works.
11).As offered by the applicant, upon approval by the Massachusetts Depf of Conservation and
Recreation, a bridge shall be installed from the end of Northern Avenue to connect to the bike path.
All necessary conservation commission permits shall be obtained for such a project. If DCR does not
provide approval by the completion of construction, the applicant shall provide an
escrow/perfiorrnance guarantee based on current construction gcrantity. to ftie City of Norti~ampton for
the cost of future installation by the city.
12) As offered, the applicant shall allow public access on the streets and paths through the project.
13) The DPW requires a hydrant between the isolation valves on View Avenue for flashing purposes.
14). Designs shall be substantially similar to that which is presented including porches, varied
materials, roof lines, step backs etc,
15) If the plans and specifications for the project have. been revised fi•om those approved as part of the
Stormwater Management Permit issued on 5/14/2009, then prior to issuance of a building permit for
the project, the applicant must request and receive from the DPW an Amendment to the Stormwater
Management Permff to reflect the final plans and'specifications for the project.
16) A new hydrant off North Street will be irisfalled by DPW as shown on Utilities plan, L3a.
17J. The applicant may need to relocate fhe~proposed hydrant to the northeast side of View Avenue
in order to avoid a sewer crossing conflict.
18)A minimum 4' high wood fence shall be extended around the corner of the property boundary
between the parking area for units 9-12•and 142 and 150 North Street.
19) The applicant shall work with the Wafer Superintendent to determine if an 8-inch tapping sleeve
and valve is more appropriate for this location.
20) Prior to beginning any construction, a performance guarantee in the format required in the
subdivision rules shall be submitted and approved by Office of Planning and Development and the
Planning Board far each road segment leading from North Street. The guarantee shall insure that
access and main utility services, including wafer and sewer mains are completed according fo design.
FINDINGS:
The Planning Board approved the Special Permit with Site Plan for the 20 uhif Townhouse Development based upon the following
information submitted with the plans:
1). Special Permit Plans For North Street Condominiums" Prepared by The Ber•kshir•e Design Group, Inc. Dated April 14, 2009, Revised
June 15, 2009 Sheets L1, L2a, L2b, L3a, Lab, L4, L5.
2). Elevation Renderings, dated June 2009 prepared b}~ Kuhn Riddle Architects.
3). "Stormwater Drainage Report for Northern Avenue Nousing "prepared by The Berkshire Design Group, Inc. dated November 11, 2008.
4), Traffic Impact Study North Street Condos" Prepared by Fuss & O'Neill, Inc. Dated October 14 2008.
5). Letter'from Fuss 8 O'Neill, Inc. updating Traffic Impact Study dated June 23, 2009.
6). Letter to Planning Board regarding North Street Condominium offer of fi•affic mitigation received June 25, 2009.
7). Draft Declar~afion of Covenants
8.) North Street Condominiums -Density Study
9). North Street Condominium Impervious surfiace study dated April'28, 2009.
70). Exterior Duplex lighting Schedule dated June 16, 2009,
The Planning Board granted the permit after determining That revised plans addressed many neighborhood concerns by reducing density,
reducing massing of the structures, increasing snow storage, buffers and providing visitor parking beyond minimum parking required. In
granting the special permit with site plan and conditions, the Planking Board found the following criteria in sections 10 and 11 Irad been
met:
GeoTMS02009 Des Lauriers Municipal Solutions, Inc.
Planning -Decision City of Northampton-
Hearing No.: PLN-2009-0029
Date: June 29, 2009
(1) The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for
surface water drainage, sound and sight buffers and preservation of views, light, and air; The townhouse use is consistent with the
densities. within the surrounding areas. The revised plans shove duplex units which provide comparably smaller structures than in the
surrounding neighborhood. Drainage plans have been approved through a stormwater permit, extensive planting plan will eliminate
some invasive overgrowth and create a landscape that is similar to the existing neighbarhood street, tree planting. Much of the site will be
permanently protected open space and a fence will be installed fo address,headlightlssues and screen parked cars.
(2J Tfre requested use. will promote flee convenience and safety of velricular• and pedestrian movement within the site and on adjacent
str•eefs, minimize traffic impacts on the streets and roads in the ar•ea.'If applicable, flris shall include considering flee location of driveway
openings in relation to Traffic and adjacent streets, access by emergency.vehicles, flee arrangement of parking and loading spaces, and
provisions for persons with disabilities;
The applicant has offered public access from North Street through the site to ,connect to the bike path and the walking trail network. The
applicant has offered $16,000 worth ofmifigation to address incremental impacts to traffic in the neighborhood. The applicant has
offered to install a bridge from Northern Avenue to connect to the bike path upon approval by Department of Conser•vafion and
Recreation. ,Finally, the applicant is providing eight (8) more parking spaces than required to serve as guest parking and winter time
snow storage. '
(3) 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. All the units will be in the upland portion of the site and per•manenfly protect buffer area and
wetlands. New plantings will improve existing conditions. within the'buffer• as sorrie invasive plants will be eliminated.
(4) The requested use will not overload, and will mitigate adverse impacts on,: the City's resources including the effect on the City's water
supply and distribution system,'sanitary and storm sewage collection and treatment systems, fire protection, streets and schools. The
site will access existing water and sewer infrastructure that has capacffy; `the stormwater will be treated primarily on site, the private
street network will be reconstructed, maintained, and be cleared of snow~by the applicanUowners' association to the benefit of the
existing residences on these private ways who utilize the street and utilities.
(5) The requested use meets any special regulations set forth in this chapter; (none other than site plan) and
(6) The requested-use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of
character of the district or adjoining zones, nor• be detrimental fo the health, morals, or• general welfare. The use shall be in harmony with
.the general purpose and intent of The ordinance; The 2-unit structures will provide new infill housing options for smaller units that is
consistent with the mix of housing types in the neighborhood. Access to .open space and the bicycle network provide alternative options
for accessing downtown and commercial centers. ,.
(7) If applicable, the requested use will promote Cify " - -
planning objectives fo the extent possible and will not adversely affect those objectives, as defined in City master or study plans adopted
under MGL c. 41, § 81C and 81 D. Several goals established in the Sustainable'Nor•thampton Plan are addressed among others including
infill development on vacant and underutilized Land in.and around downtown,~locating housing within walking distance between
neighborhoods and commercial centers and along bike routes, preserving green space within urban infill areas- more Phan 50% of the
property will remain permanent open space. The project will create new housing options That could address needs for those earning less
than 120% of area median income, and result in "green" (LEED) buildings. .
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: Iv1AILIIVG DATE: HEARING COIVTINUED'DATE: DECISION DRAFT Bl': APPEAL DATE:
11/20/2008 12/4/2008 1/22/2009 7/9/2009
REFERRALS IIV UATE: HEARIIVG DEADLIIVE DATE: HEARING CLOSE DATE: FIIVAL SIGIVIIVG Bl': APPEAL DEADLINE:
11/27/2008 1/28/2009 6/25/2009 7/9/2009 7/19/2009
FIRST ADVERTISIIVG DATE: HEARIIVG DATE: VOTIIVG DATE:
~~ DECISIOI DATE:
12/11/2008 6/25/2009 6/29/2009
SECOIVD ADVERTISIIVG DATE: HEARIIVG TIIvIE: VOTIIVG DEADLIIVE:. DECISIONV DEADLINE:
7:00 PM 9/23/2009 9/23/2009
Iv,EMBERS PRESEIVT: VOTE:
Marilyn Richards votes to Grant
Katharine G. Baker votes to Grant
Stephen Gilson votes to Grant
Mark Sullivan votes to Grant
Francis Johnson votes to Grant
George Koholri votes~to Grant
Kenneth Jodr•ie votes to Grant
Iv10TIUPl MADE 81': SECOIJDED BY: . VOTE COUIVT: DECISION:
Y.enneth Jodrie Katharine G. B aker '7. Approved with Conditions
GeoTMS® 2009 Des Lauriers Municipal Solutions, Inc.
Planning -Decision City of Northampton
Hearing No.: PLN-2009-0021 Date: June 29, 2009
MIIJUTES OF MEETIWG:
Hearing continuation dates: 1/22, 3/26, 5/14, 6/25,
Available in the Office of Planning & Development.
I, Carolyn Misch, as agent to the Planning Board, certify that this is a tr'tre and accurate decision made by the Planning Board and certify
brat a copy of this and all plans have been filed with tire Board and the City Clerk on the date shown above.
I cer/fr~ that a copy of this ecis on has been mailed to the Owner and Applicant.
l i -
Notice of Appeal
An appeal from fhe decision of the Planning Board maybe made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20J days after fhe date of the filing of the notice of the decision with fhe Cify Clerk. The dale is listed above. Such
appeal maybe made to fhe Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2009 Des Lauriers Municipal Solutions, Inc.