17A-226 117 Lake Ave-Site Plan Approval-2017
Planning - DecisionCity of Northampton
Hearing No.:PLN-2018-0017Date: December 20, 2017
APPLICATION TYPE:SUBMISSION DATE:
PB Intermediate Site Plan9/28/2017
Applicant's Name:Owner's Name:
NAME: NAME:
MALONE PATRICK M & SHERYL AMALONE PATRICK M & SHERYL A
ADDRESS:ADDRESS:
167 AUDUBON RD167 AUDUBON RD
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
LEEDSMA01053LEEDSMA01053
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
(413) 584-6679 ()
(413) 584-6679 ()
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
117 LAKE ST
URB(100)/
TOWN:ADDRESS:
ACTION TAKEN:
FLOREN CE MA 01062
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
17A226001
Chpt. 350- 11: Site Plan Approval
TOWN:STATE:ZIP CODE:
Book:Page:
1080088
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
CREATE 3RD DETACHED UNIT.
HARDSHIP:
CONDITION OF APPROVAL:
1)Prior to any site work, the applicant must install tree protection measures in accordance with ANSI 300
and as recommended by the proponent’s arborist. All protection must be inspected by the City.
2).The southerly curb cut shall be closed and the driveway reseeded to come into compliance with 11.
6 F.
3). All runoff from the parking and paved areas shall be directed to an onsite drywell unless soil tests
show this is infeasible. If a drywell will not function on site as intended, the applicant must return to
the Board with an alternative plan to show how runoff from this area will be managed onsite.
4). The proposed shrub line on the southerly edge of the parking areas shall be located on raised bed
40’ long. Evergreen shrubs shall be planted on the bed at a spacing of 3’ on center and shall be at
least 3’ tall upon planting.
5). Prior to issuance of a certificate of occupancy, in order to meet the standards in 11.6B, the
applicant shall make a one-time payment in lieu of traffic mitigation to the City to address the one
additional peak hour trip per day of $1,000.
FINDINGS:
The Planning Board approved the Site Plan Application for a third unit detached from the existing two-family structure at 117 Lake Street
based on the following information submitted with the application:
1. Revised Renderings, Elevations and Site Layout for Dec 14, 2017.
2. Additional Presentation Points on House Structure, Landscaping, Privacy growth, Parking and Traffic.
2. Revised Neighborhood Block Mass and Scale Comparison
3. Letter and Assessment for Tree Protection , dated December 5, 2017 by Certified Arborist Kevin Wedemeyer, CL Frank & Company
The Planning Board approved the application upon finding that the criteria in the zoning Chapter 350, attachment 7 and site plan criteria
in 350-11.6 had been met.
1. Specifically, the requested use protects adjoining premises against seriously detrimental uses. Residential uses are allowed by right.
The 22,000 square foot lot size exceeds the minimum lot size for the additional detached unit (7,500 square foot minimum is required) and
therefore leaves perimeter and rear of the parcel as lawn/landscaped area. Surface water drainage from the newly paved parking will be
directed to an onsite drywell to manage stormwater, sound and sight buffers will be created to buffer the parking area from the abutting
lot. Minimum setbacks of 15’ on the side and more than 20 to the rear have been met; and
2. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets, the existing configuration of two curb cuts with two driveways will be changed to consolidate all access to a single driveway with
GeoTMS® 2017 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2018-0017Date: December 20, 2017
parking behind the existing structures:
a. Access by nonmotorized means will be the same as existing for the current two family structure.
b. The site will function harmoniously in relation to other structures and open spaces to the natural landscape, existing buildings and
other community assets in the area as it relates to landscaping, drainage, sight lines, building orientation, massing, egress, and
setbacks. The two mature Maple Trees will be protected during construction, additional landscaping will be added. The new structure will
be in the same orientation as the existing structure, will meet setbacks and the varied heights and levels of the structure minimize the
massing.
3.. The requested use will not overload, and will mitigate adverse impacts on, the City's resources. The addition of one unit can be served
on existing water and sewer system. One unit will not have an impact on the streets or schools and stormwater will be managed for the
expanded driveway/parking that will include 6 parking spaces compared to the previously required 4 parking spaces.
4. The requested use meets special regulations set forth in this chapter- attachment 7 for the addition of a detached unit.
5. Compliance with the following technical performance standards:
Curb cuts onto streets shall be minimized. The curb openings will be reduced from two to one.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
10/5/201710/19/201712/14/201712/28/2017
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
10/12/201712/2/201712/14/201712/28/20171/9/2018
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
10/12/201710/26/201712/14/201712/20/2017
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
10/19/20177:15 PM3/14/20181/24/2018
MEMBERS PRESENT:VOTE:
Samuel Taylorvotes toGrant
Euripedes DeOliveiravotes toGrant
Alan Versonvotes toGrant
Dan Feltenvotes toDeny
John Lutzvotes toNo Vote taken and/or recor
Ann DeWitt Brooksvotes toGrant
Mark Sullivanvotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
Mark SullivanAlan Verson5-1Approved with Conditions
MINUTES OF MEETING:
Available on the City's website 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® 2017 Des Lauriers Municipal Solutions, Inc.