16C-025 209 Spring Street Special Permit-ClusterPlanning - DecisionCity of Northampton
Hearing No.:PLN-2010-0039Date: May 14, 2010
APPLICATION TYPE:SUBMISSION DATE:
PB Special Permit with Intermediate 4/20/2010
Applicant's Name:Owner's Name:
NAME: NAME:
City of NorthamptonCordi Bean, Laurence Bean, Susan Libby et a
ADDRESS:ADDRESS:
210 Main Streetc/o Bob Spence
5 East Pleasant Street
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
NORTHAMPTONMA01060AMHER5TMA01002
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
209/0 SPRING ST
URA/WSP/WP
TOWN:ADDRESS:
ACTION TAKEN:
NORTHAMPT0N MA 01060
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
16C025001
Chpt. 350-10.5: Open Space Residential
TOWN:STATE:ZIP CODE:
Development
Book:Page:
2076256
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
TWO LOT OPEN SPACE RES DEVELOPMENT
Other Deed books: 2058/225 4316/51 9119/199
HARDSHIP:
CONDITION OF APPROVAL:
1) To comply with the traffic mitigation requirements in 11.6 2B and prior to the issuance of a certificate
of occupancy for either of the two new lots, a payment of $2,000 for the one additional lot not allowed
by-right shall be made to mitigate traffic impacts for the new lots.
2. )Prior to issuance of a building permit for either of the lots a site plan shall be submitted for review
by staff with Planning Board Chair or designee to approve location of common driveway and ensure
that the common driveway meets all the criteria in the zoning for width, pull offs, grades etc. Further,
the plans must show that runoff from the driveway is directed on site and will not flow into Spring
Street.
3.) Prior to issuance of a BUILDING PERMIT, the easements for maintenance of the driveway shall be
recorded at the register of deeds.
4. )Prior to issuance of a BUILDING PERMIT or transfer of title of the lots, the owner must dedicate the
proposed open space to the city as offered.
5.) If the grades for the driveway are 3% or greater within 100’ of the street , this portion must be
paved.
FINDINGS:
The Planning Board approved the application for a special permit for a two-lot open space cluster to create 2 single family house lots
based upon the plans and information submitted with the application.
In granting the permit, the Board found that the following required elements had been met:
(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; and
(2) The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets, minimize traffic impacts on the streets and roads in the area. The project will consist of one common driveway to serve both lots.
The project will mitigate traffic through payment in lieu of $2,000
(3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings
GeoTMS® 2010 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2010-0039Date: May 14, 2010
and other community assets in the area. The two new single family house lots will be consistent with the structures along Spring Street
and open space at the back will be permanently protected.; and
(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; and
(5) The requested use meets special regulations set forth in; 10.5 Cluster. The project minimizes curb cuts by creation of a common
driveway. The Conservation Commission recommended approval of the project.
(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 to the health, morals, or general welfare. The use shall be in harmony with
the general purpose and intent of the ordinance; and
(7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely effect those
objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
4/22/20105/6/20105/27/2010
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
4/29/20106/24/20105/13/20105/27/20106/3/2010
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
4/29/20105/13/20105/13/20105/14/2010
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
5/6/20107:00 PM8/11/20108/11/2010
MEMBERS PRESENT:VOTE:
Marilyn Richardsvotes toGrant
Katharine G. Bakervotes toGrant
Stephen Gilsonvotes toGrant
Jennifer Dieringervotes toGrant
Mark Sullivanvotes toGrant
Francis Johnsonvotes toGrant
George Kohoutvotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
George KohoutJennifer Dieringer7Approved with Conditions
MINUTES OF MEETING:
Available in the Office of Planning & Development.
I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
___________________________________
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2010 Des Lauriers Municipal Solutions, Inc.
MEMORANDUM,
TO: Stephen Gilson, Chair, Planning Boar
FR: James R. Laurila, P.E., City Engineer,
BY: David K. Veleta, P.E., Environmental ng' 5rt(
DA: April 29, 2010
RE: File: Spring Street — Two -Lot Cluster /open Space Residential Development —
Special Permit and Site Plan
Map ID: 16C -025
CC: file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic: Utilities:
• Volume &Impact on City Street x Sanitary Sewer
• Roadway Capacity x Water
x Adequacy of City Road Construction x Drainage Into City Stormwater System
• Site Distances x Capacity of Stormwater Line
• Parking x Northampton Stormwater Permit
• Driveway Openings NPDES Phase II Compliance
Other:
The Department of Public Works has the following comments:
x No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Roadway does not have adequate capacity to handle the additional traffic
Roadway is not adequately constructed to handle proposed increase in traffic
Site Distances are not adequate for proposed project
Parking spaces do not meet minimum requirements
Parking spaces are too close to driveway opening
Driveway openings are not adequate for proposed use
Sanitary Sewer line is not adequately sized for proposed use
Sewer line connection is not properly shown
Water line is not adequately sized for proposed use
Water line connection is not properly shown
City stormwater system is not adequate to handle increase in drainage
Stormwater system does not meet minimum requirements for reduction of Total
Suspended Solids (TSS)
Northampton Stormwater Management Permit has not been approved or conditions for
approved permit have not been met
Other Comments:
0000 Spring Street_ SpPerm_Site_ PB.doc Page 1 of 1
y
AREA BETWEEN ' A CENTERLINE OF
MILL RIVER AND RIVER BANK =
11,257± S.F.
S'
7 9 I'
i
LEGEN
0 v MONUMENT FOUND y y y y y y TREE LINE
AQ� A CALCULATED POINT STONE WALL
IRS • IRON ROD SET EASEMENT LINES
EDGE OF WATER
4. CLUSTER DEVELOPMENT COMPUTATIONS:
AREA BETWEEN RIVER BANK AND A TWO LOT CLUSTER 0EVELOPMENT REQUIRES 160,000 S.F. OF WHICH 80,000 S,F. MUST
DIGITIZED 100 YEAR FLOOD LINE BE OPEN SPACE, OF �HICH 60,000 MUST BE DEVELOPABLE. OPEN SPACE LOT B
' PROVIDES 74,894± S.F.
= 23, 46 6± S.F.
100 YEAR FLOOD ZONE DIGITIZED
- - - .
FROM FLOOD INSURANCE RATE
,,' ', ►� MAP COMMUNITY PANEL NUMBER
;' �►'' 250167 0001 A
N ! EFFEC11VE DATE APRIL 3, 1978
! C3
f
TWO DEVELOPED LOTSOTOTAL AREA = 43560 (1.0 ACRES)
THEREFORE TOTAL OP SPACE REQUIRED = 116,440 (142313 PROVIDED)
f
TOTAL CLUSTER PROJ ' T AREA (EXLUCING LAND UNDER WATER) = 4.267 AC.
OPEN SPACE LOT B:
r
TOTAL LOT AREA = 153,870± S.F.
TOTAL LOT AREA = 1'42,313± S.F. (EXCLUDING LAND UNDER THE MILL RIVER)
DEVELOPABLE LAND -� S.F. (EXCLUDING LAND BELOW THE 100 YEAR FLOOD ZONE
AS DIGITIZED FROM FIRM )
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WOODED
d '/ /"^ _ _ `_�'' —'"� � — ^" ""- '•.�_�� —'�`� 1 \ `` `` ` \ �``�`` \�`�� ` `'\ `�\�'�. TIZED 1�}0 MARILYN B. EVERETT, CaRD1S L. BEAN
AREA BETWEEN DIGI
_ & ROGER H. BEAN
YEAR; FLOOD LINE AND TOE OF A PORTION OF DEED 2058N225
DATE
/ ^3 , SLOPE =74 894± S
& DANIEL F. STASZ RPLS# 47160
HELEN M. BEAN & SUSAN BEAN FOUNTAIN
A PORTION OF DEED 4316M51 I
o \ \ \, \ \ \. \ \���, \ \ \ \\\;_\ •, ` WOODED LINDA BEAN
N: 2,951,8$8.3 ----
8' 1 . `` \ \`� \ \` ` ��.�: \ \ \� `. ___---------
t` �,\�.�,��\� \ \ \ \ \``: =__:.\ \ \` , , A PORTION OF DEED 9119199
16A E. 334,047.59"
LOTS 1 -15 AREA - 153 SO. FT.
3.532± ACRES
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\ •'• `. ` ` ` ` ` '` BOTTOM OF SLOPE BASED ON
CURRENT TOPOGR - A IC FIELD
NO
1. FIELD SURVEY BY EDM TOTAL STATION.
2. THIS PLAN WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT AND IS
SUBJECT TO THE MATTERS A TITLE REPORT WOULD DISCLOSE, THE LAND DEPICTED ON
THIS PLAN MAY BE SUiBJECT TO AND /OR IN BENEFIT OF RIGHTS AND EASEMENTS THAT
ARE NOT SHOWN.
3. THE MERIDIAN OF,THIS PLAN IS THE MASSACHUSETTS COORDINATE SYSTEM,
MAINLAND ZONE, NAD 1 983 BASED ON A SINGLE FREQUENCY GPS SURVEY
HOLDING CORS MTS NORTHAMPTON AS CONTROL.
N/F
MARILYN B. E'VERETT, CORDIS L. BEAD
& ROGER H. BEAN
A PORTION OF DEED 2058225
&
HELEN M. BEAN & SUSAN BEAN FOUNTAIN
A PORTION OF DEED 4316 -51
W
LINDA BEAN
A PORTION OF DEED 9119-199
AREA = 21,780 S.F.
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ASSESSOR'S MAP - PARCEL
LOCUS PROPERTY LINE
�
a
N/F
NOW OR FORMERLY
^ ^ ^ ^
ADJOWERS PROPERTY LINE (f)
^ ^ ^
0 v MONUMENT FOUND y y y y y y TREE LINE
AQ� A CALCULATED POINT STONE WALL
IRS • IRON ROD SET EASEMENT LINES
EDGE OF WATER
4. CLUSTER DEVELOPMENT COMPUTATIONS:
AREA BETWEEN RIVER BANK AND A TWO LOT CLUSTER 0EVELOPMENT REQUIRES 160,000 S.F. OF WHICH 80,000 S,F. MUST
DIGITIZED 100 YEAR FLOOD LINE BE OPEN SPACE, OF �HICH 60,000 MUST BE DEVELOPABLE. OPEN SPACE LOT B
' PROVIDES 74,894± S.F.
= 23, 46 6± S.F.
100 YEAR FLOOD ZONE DIGITIZED
- - - .
FROM FLOOD INSURANCE RATE
,,' ', ►� MAP COMMUNITY PANEL NUMBER
;' �►'' 250167 0001 A
N ! EFFEC11VE DATE APRIL 3, 1978
! C3
f
TWO DEVELOPED LOTSOTOTAL AREA = 43560 (1.0 ACRES)
THEREFORE TOTAL OP SPACE REQUIRED = 116,440 (142313 PROVIDED)
f
TOTAL CLUSTER PROJ ' T AREA (EXLUCING LAND UNDER WATER) = 4.267 AC.
OPEN SPACE LOT B:
r
TOTAL LOT AREA = 153,870± S.F.
TOTAL LOT AREA = 1'42,313± S.F. (EXCLUDING LAND UNDER THE MILL RIVER)
DEVELOPABLE LAND -� S.F. (EXCLUDING LAND BELOW THE 100 YEAR FLOOD ZONE
AS DIGITIZED FROM FIRM )
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AREA BETWEEN DIGI
_ & ROGER H. BEAN
YEAR; FLOOD LINE AND TOE OF A PORTION OF DEED 2058N225
DATE
/ ^3 , SLOPE =74 894± S
& DANIEL F. STASZ RPLS# 47160
HELEN M. BEAN & SUSAN BEAN FOUNTAIN
A PORTION OF DEED 4316M51 I
o \ \ \, \ \ \. \ \���, \ \ \ \\\;_\ •, ` WOODED LINDA BEAN
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16A E. 334,047.59"
LOTS 1 -15 AREA - 153 SO. FT.
3.532± ACRES
FAIRWAY VILLAGE CONDOMINIUM �. o \ `'.� _ _ ^ � � �'�,,�'`�;'�;1 ;;` =\ ��.■ \, �,� �
DEED 2539220 I } ---_ -- :•� ����.� \`•� OPEN SPACE ASSOCIATED
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PLAN 131 rj26 \ !' ` \ \� � ' ' WITH LOTS 1 8c 2 '
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\ •'• `. ` ` ` ` ` '` BOTTOM OF SLOPE BASED ON
CURRENT TOPOGR - A IC FIELD
NO
1. FIELD SURVEY BY EDM TOTAL STATION.
2. THIS PLAN WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT AND IS
SUBJECT TO THE MATTERS A TITLE REPORT WOULD DISCLOSE, THE LAND DEPICTED ON
THIS PLAN MAY BE SUiBJECT TO AND /OR IN BENEFIT OF RIGHTS AND EASEMENTS THAT
ARE NOT SHOWN.
3. THE MERIDIAN OF,THIS PLAN IS THE MASSACHUSETTS COORDINATE SYSTEM,
MAINLAND ZONE, NAD 1 983 BASED ON A SINGLE FREQUENCY GPS SURVEY
HOLDING CORS MTS NORTHAMPTON AS CONTROL.
N/F
MARILYN B. E'VERETT, CORDIS L. BEAD
& ROGER H. BEAN
A PORTION OF DEED 2058225
&
HELEN M. BEAN & SUSAN BEAN FOUNTAIN
A PORTION OF DEED 4316 -51
W
LINDA BEAN
A PORTION OF DEED 9119-199
AREA = 21,780 S.F.
0.500± ACRE
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N/F
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S.
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