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32A-185 and 186 5 Pomeroy Terrace-Site Plan Special Permit-2016 Planning - DecisionCity of Northampton Hearing No.:PLN-2017-0004Date: July 20, 2016 APPLICATION TYPE:SUBMISSION DATE: PB Special Permit with Major Site Pla7/20/2016 Applicant's Name:Owner's Name: NAME: NAME: WINTERBERRY LLCWINTERBERRY LLC ADDRESS:ADDRESS: 128 FEDERAL ST128 FEDERAL ST TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: SPRINGFIELDMA01105SPRINGFIELDMA01105 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 237-5872 () (413) 237-5872 () EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: 87 BRIDGE ST URC(100)/ TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 32A185001 Chpt. 350-10.1: Special Permit TOWN:STATE:ZIP CODE: Book:Page: 1136309 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Demolish two buildings and renovate third for a total of 12 units and site development. Project includes parcels 32A-185 (87 Bridge St) and 32A-186 (5 Pomeroy Terrace). HARDSHIP: CONDITION OF APPROVAL: 1)Prior to construction the applicant shall submit revised plans that include modifications as described herein: a. Detail sheets shall show elements as required by the Department of Public Works to be consistent with design requirements for utilities, sidewalk, tree protection, layout and removals details. b. Trees to be protected shall be done so in accordance with ANSI 300 Part 5 standards 2. Prior to the start of construction or issuance of a Building Permit, the applicant must complete a Stormwater Management Operation, Inspection, and Maintenance Agreement that defines and ensures long term maintenance of the proposed storm water system in accordance with Department of Public Works standards. 3. The applicant shall submit with the building permit information showing compliance with the energy standard criteria in the special permit section. 4 Prior to demolition, tree protection for the city street tree along Pomeroy Terrace shall be installed and inspected by City Tree Warden or designee. Reconstruction of the sidewalk in the vicinity of this tree shall be done in accordance with protection measures required by Department of Public Works. 5. Prior to the issuance of the 8th certificate of occupancy, the applicant, as offered by the applicant, shall make a one-time payment- in –lieu of traffic mitigation to the City of Northampton in the amount of $5,000 to mitigate and address traffic impacts of this project as defined in the City’s zoning ordinance. 6. Prior to the issuance of a certificate of occupancy, the applicant shall submit an as-built lighting plan showing compliance with the plans submitted. 7. All work within the public right of way shall be done in accordance with city public works standards that may include public bidding process. The determination shall be made by the City based on construction quantities and work proposed within the public right-of-way. 8. All three buildings shall incorporate facades details, including corner boards, window trim and eve details consistent with elements used on abutting historic residential structures. GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2017-0004Date: July 20, 2016 9. The fence shall be located 6” off the property line. FINDINGS: The Planning Board granted the request for special permit for more than 6 units based upon the following information submitted with the application: 1. Proposed Residential Development Bridge Street/Pomeroy Terrace by R Levesque Associates, Inc. dated May 23, 2016 revised June 27, 2016. Sheets C-1 to C-8, D-1 to D5. 2. Architectural Area Lighting Providence Medium Lighting. 3. Architectural Elevations Siegfried Porth Architect, New Residence, Pomeroy Terrace Residence Shaw’s Renovation, Dated 5-19-2016. 4. Dumor Bench 58 Series detail. 5. 6’ Tall Cedar Fence detail/elevation In approving the Site Plan and Special Permits for more than 6 new residential units, the Board determined that the criteria within the zoning for special permit had been met: 1.The requested use protects adjoining premises against seriously detrimental uses. Stormwater management plans have been approved. The new construction will replace dilapidated buildings on the site and improved landscaping and traffic flow. (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, including any concurrent road improvements, will not decrease the level of service (LOS) of all area City and state roads or intersections affected by the project below the existing conditions when the project is proposed and shall consider the incremental nature of development and cumulative impacts on the LOS. The project proponent has met the requirement to demonstrate that all cumulative and incremental traffic impacts have been mitigated by offering in- lieu-of payments to fund a project's proportional share of necessary improvements to mitigate off-site traffic impacts for the five additional units beyond previous conditions that are created. A $5,000 payment in lieu of mitigation is based upon evaluation of 1 peak hour trip per new unit above previous accounted units and the incremental cost to address safety. The applicant may opt to construct off- site safety improvements up to this amount. (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. The construction will result in on-site open space around which the new buildings will be situated. (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 the following special regulations set forth in this chapter; 1) The first row of buildings along a street shall face the street and add to the streetscape. There will not be any parking, except incidental to a driveway or roadway, between the first row of buildings and the street. Parking is to be located behind buildings. 2) The area between the property and the road pavement is made to be pedestrian friendly, with sidewalks, street furniture, trees and other vegetation, all of which shall be in conformance with City standards. All landscaping incorporated as part of the applicant’s design between the street and the building(s) shall facilitate and enhance the pedestrian use of sidewalks and other areas adjacent to the building. Such streetscape may include rebuilding by the applicant, as necessary, of granite curbs, ADA-compliant concrete sidewalks, tree belts, and drainage improvements incorporating low-impact development standards for any necessary drainage improvements triggered by these changes. 3) Buildings that abut existing residential properties shall incorporate building articulation alongside facades. Building projections shall be incorporated for any side façade that is longer than 30 feet. 4) Front facades shall have setbacks consistent with other buildings within the block or provide a different setback that is necessary to address any natural resources constraints. B. Streets and roadways. 1) Projects will connect to all surrounding neighborhoods with pedestrian access to the extent possible. b) access does not exceed 500 feet and pedestrian access is provided directly from any street to residential units. 2) The design standards for the length of dead-end streets, protection of natural features, sidewalks, wheelchair ramps, landscaping, utilities, and the construction method and materials for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads and other infrastructure shall be those set forth in Chapter 290, Subdivision of Land. These standards shall apply even for private roadways and driveways that are not part of a subdivision, unless waived by the Planning Board. 3) Vehicular access connects to surrounding streets as appropriate to ensure safe and efficient flow of traffic within the surrounding neighborhood and to mitigate increases in traffic on nearby streets. C. Park space. 1) a park/common area fully designed and constructed to be integrated into the project, which area shall be easily accessible and available for residents of the project to meet the standards is shown and is contiguous. D. Environment and energy. Buildings will meet the following environmental standards: 1) Home Energy Rating System (HERS) rating for the building envelope at least 25% lower than the current municipal standard at the time the special permit is requested, but in no event shall the HERS rating be greater than 47 for units of 1,200 square feet or less, and no greater than 41 for units larger than 1,200 square feet. Alternatively, for units of 1,200 square feet or less, the Planning Board may consider a comparable energy standard to the HERS rating of 47 after consultation with the Building Commissioner. E. Size, access and affordability. 1) Buildings will meet the following standards: b) Contain 25% or more of the units no larger than 1,200 square feet gross floor area. 2) Equal access to all building amenities, park and civic space and public entrances is provided. (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 affect those objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D. This site is at an important gateway to the GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2017-0004Date: July 20, 2016 city and the reconstruction through removal of a deteriorated structure will create a new gateway presence to downtown while providing smaller market rate housing units that fill a gap in the city’s need. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 6/23/20167/7/20167/28/2016 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 6/30/20169/23/20167/14/20167/28/20168/9/2016 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 7/14/20167/14/20167/20/2016 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 8:45 PM10/12/201610/12/2016 MEMBERS PRESENT:VOTE: Theresa (Tess) Poevotes toGrant Alan Versonvotes toGrant Dan Feltenvotes toGrant John Lutzvotes toGrant Karla Youngbloodvotes toGrant Ann DeWitt Brooksvotes toGrant Mark Sullivanvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Mark SullivanAnn DeWitt Brooks7Approved 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. ___________________________________ 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® 2016 Des Lauriers Municipal Solutions, Inc.