32C-171 256 Pleasant St-CBAC Decisions-2015
Planning - DecisionCity of Northampton
Hearing No.:PLN-2015-0023Date: January 14, 2015
APPLICATION TYPE:SUBMISSION DATE:
Central Business Arch. District Permi11/12/2014
Applicant's Name:Owner's Name:
NAME: NAME:
VALLEY COMMUNITY DEV CORPWHITE GAIL M A K A LABARGE GAIL M C/O
ADDRESS:ADDRESS:
30 Market Street256 PLEASANT ST
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
NORTHAMPTONMA01060NORTHAMPTONMA01060
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
(413) 586-5855 ()
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
256 PLEASANT ST
CB(100)/
TOWN:ADDRESS:
ACTION TAKEN:
NORTHAMPT0N MA 01060
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
32C171001
156: CENTRAL BUSINESS ARCHITECTURE
TOWN:STATE:ZIP CODE:
REVIEW
Book:Page:
2623218
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Demolition of existing buildings and construction of new 4 - story building with 55 residential apartments and about 5,370 square feet of
ground floor commercial space. Parking, landscaping site lighting etc.
HARDSHIP:
CONDITION OF APPROVAL:
1) Prior to issuance of building permit, final design for the interior courtyard canopy shall be approved
by the Committee. Additionally, the final details of the following approved elements shall be
submitted at that time to confirm:
a. Elevation showing the continuation of the mid-cornice to the front of the building and final cornice
details
b. Location of the one required 36” recessed entryway
c. Final height of the bulkhead wall.
d. Sign band material confirmation- metal or cementitious
e. Extent of horizontal banding above first floor.
f. Final layout of canopy above first floor.
2). Mechanical Equipment shall be hidden from view from Pleasant Street and Holyoke Street.
FINDINGS:
The Central Business Architecture Committee reviewed and approved, with conditions, the permit for demolition of a series of dilapidated
buildings dispersed throughout the former lumberyard site and construction of a new four-story “Theme Commercial” building. The
Committee approved the project based upon the following information submitted with the application and materials presented at the
hearing:
1). Northampton Lumber Yard Revision dated Dec 24, 2014 Compiled by Davis Square Architects, Inc.; DeVellis Zrein, Inc Engineers;
Walter Kudnohufsky Associates, Inc.; Landscape Architect; Heritage Surveys, Inc. Surveyors. A100, A101, A102, A201-209.
2) Photographs of Existing Conditions and Surrounding Context Sheets, by Davis Square Architects, Inc. Dated 12/24/2014. Sheets
EX100, EX 101, EX 102.
3) Sheets SP-1, P-1, A201, A202. (revised C-1 and C-2 Dated 12/29/14. Revised elevations dated 12/24/21014).
4). Schematic Landscape Plan Sheet C-3 by Walter Kudnohfsky Revised date 11/20/14.
In approving the redevelopment of the site for the new building, the Committee discussed the principals, as defined in Downtown
Northampton Central Business District Design Guidelines Manual, for a new “theme” commercial building including the goal to
“….encourage the creation of "theme" buildings in new construction for the downtown district. Achieving and maintaining a critical mass
of theme buildings is key to retaining and enhancing the well defined street spaces which give the downtown its distinctive, coherent
character. Construction of new theme buildings is appropriate for most building sites in the downtown district.” Noting that their
GeoTMS® 2015 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2015-0023Date: January 14, 2015
purview was to evaluate the project based on guidelines not standards, the Committee utilized the following guidelines to evaluate the
project. Based on the applicant’s revisions, the Committee determined these to be met:
Building Setbacks - The building is less than 5’ setback from both the Pleasant Street property boundary and the Holyoke Street property
boundary. A portion of the building on Pleasant Street is stepped back further to allow view of the existing historic building to the south.
Building Height and Width - The parapet walls were dropped to be in greater proportion with the overall height and massing of the
building.
Buildings on Corner lots- The site is L-Shaped and presents two frontages both of which contain highly glazed “store-front” window
facades facing the street.
Roofs – The roof is not visible from the Street
Building Articulation –additional building articulation was added including cornice details and brick relief, sills, lintels.
First Floor Facades – As a theme building the storefronts are primarily glass and will contain 36” recessed entry.
Upper Floor Window Arrangements and design for Theme Buildings – Window detailing and patterns were addressed to create a uniform
rhythm across the entire building.
Facade Materials-Brick facades were wrapped around the entire street-facing facades.
Cornices on Theme Buildings- Cornices were added to various levels of the building.
Facade Detailing – Brick detailing was added to the façade in lieu of the “punched openings” in the parapet.
Mechanical Equipment – will be located behind the parapet wall and not visible from the Holyoke and Pleasant Street vantage points.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
1/22/201512/4/20141/22/2015
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
11/27/20141/16/20151/8/20151/22/20152/3/2015
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
11/27/201412/11/20141/8/20151/13/2015
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
12/4/20147:00 PM2/22/20152/22/2015
MEMBERS PRESENT:VOTE:
Barry Steevesvotes toGrant
Aelan Tierneyvotes toGrant
Bruce Kriviskeyvotes toGrant
Bob Walkervotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
Bob WalkerBarry Steeves4Approved with Conditions
MINUTES OF MEETING:
Available at www.northamptonma.gov
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.
___________________________________
Any issuance or denial of a permit by the Committee may be appealed to the Northampton Planning Board, by an applicant or other
aggrieved party, provided such appeal has been filed within 21 days of the filing of said decision with the City Clerk. The Planning Board
shall limit its consideration of such an appeal to considering errors of the Committee and shall need a two-thirds vote of its members to
overturn the action of the Committee.
GeoTMS® 2015 Des Lauriers Municipal Solutions, Inc.