URC Special Permit Criteria Letter -DRAFT.pdfI... . . ......
RLA.-111-1Vt:;!:xUUt A!3!30C1A`1 ES, INC
40 SchoO Stpret, P 0. BOX 640, WestfifmW, MA =85
p4�3,56&09B5 - f413,568.0986 - unAmi,Nalandcom
June 27, 2016
Carolyn Misch, Senior Land Use Planner
City of Northampton Office of Planning & Sustainability
210 Main Street, Room 11
Northampton, MA 01060
RE: Site Plan Approval & Special Permit
Proposed Residential Development
87 Bridge Street & 5 Pomeroy Terrace
(Assessor's ID 32A-185-001 & 32A-186-001)
RLA Project File: 150620
Dear Ms. Misch,
On behalf of the applicant and property owner, Winterberry, LLC, please see the supplemental information
provided below describing how the above -referenced project meets the Special Permit criteria within the URC
zoning district. For ease of review, the requirements are shown in italics with our response immediately after
each item in boldface type:
A. Bui6� and parking
7) The first row of buildings along a street shall face the street and add to the streetscope. There shall not be any
parking., except incidental to a driveway or roadway, between the first row of buildings and the street Parking
shall be located behind buildings or designed otherwise to minimize view from the public street.
RLA: Proposed buildings are orientated to face the street. No parking is proposed between the building and
street line. Parking is located to the rear and side of the buildings to minimize views from Bridge Street and
Pomeroy Terrace.
2) The area between the properly and the road pavement shall be made to be pedestrian friendly, with
sidewalks, street furniture, frees 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 streetscope
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.
A LAND PLANNING SERVICES COMPANY
R LEVESQUE ASSOCIATES, INC.
40 School Street, P.O. BOX 640, Westfield, MA OIOSS
p413.568.0985 - f 413.568.0986 - www.rialand.com
RLA: The frontage along both Bridge Street and Pomeroy Terrace will have ADA -compliant concrete sidewalks,
granite curbing, and landscaping (including shade trees) along streetlines.
3) Buildings that abut existing residential properties shall incorporate building articulation alongside facades.
Building projections shall be incorporated for any side facade that is longer than 30 feet.
RLA: Please refer to the attached architectural drawings and project proponent for further information on how
this project meets the above standards.
4) Front f6godes shall have setbacks consistent with other buildings within the block or provide a different
setback that is necessary to address any natural resources constraints.
RLA: The proposed buildings comply with required building setback distances.
B. Streets and roadways
7) Projects shall connect to all surrounding neighborhoods with bicycle and pedestrian access to the extent
possible.
aJ For projects that have more than one vehicular access, driveways and roadways shall internally and
externally connect to each other and dead-end streets shall be avoided whenever possible. Dead-end
roadways and driveways shall never exceed 500 feet and, to the extent possible, must include a bicycle
and pedestrian connection from the dead-end street to a street, common area, park or civic space.
RLA: Not applicable - there is only one vehicular access.
b) For projects that have a single vehicular access, such access shall not exceed 500 feet and pedestrian
access shall also be provided directly from any street to residential units.
RLA: The project site will have one vehicular access originating from Pomeroy Terrace. The proposed
driveway is not greater than 500 feet in length. Concrete sidewalks will be provided directly from the
street to residential units as well as within the interior of the property to aid bicycle and pedestrian traffic.
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.
RLA: The proposed layout has been designed with the intent to comply with said standards.
A LAND PLANNING SERVICES COMPANY
R LEVESQUE ASSOCIATES, INC.
40 School Street, P.O. BOX 640, Westfield, MA OIOSS
p413.568.0985 - f 413.568.0986 - www.rialand.com
3) Driveways and private roadways shall be designed to function as private alleys, or shared streets with
pedestrians and cyclists, and engineered to keep speeds below 75 miles per hour, or yield streets with separate
sidewalks as shown in the subdivision regulations. Such sidewalks shall connect to sidewalks along adjacent
streets.
RLA: The site will only have one entrance for the purpose of accessing the residential units. The existing curb
cut on Bridge Street will be eliminated, thus eliminating any potential for public vehicular traffic to use the
property as a shortcut to bypass the intersection of Bridge Street and Pomeroy Terrace. Proposed sidewalks will
allow for the pedestrian connection between Pomeroy Terrace and Bridge Street.
4) Vehicular access shall connect 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.
RLA: As cited above, the proposed project will reduce the number of curb cuts to a single access point along
Bridge Street to optimize safe traffic patterns.
5) Preexisting paths historically used as bicycle and pedestrian trails shall be preserved to the extent possible and
marked with appropriate signage.
RLA: Pre-existing sidewalks along road frontages will be preserved and enhanced. Any former use of
pedestrians crossing the property will be aided by new concrete sidewalks within the property connecting Bridge
Street to Pomeroy Terrace.
C. Park space.
7) All projects shall include 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. At a minimum, this space
shall be 300 square feet or 30 square feet per dwelling unit of buildable land area, whichever is greater.
RLA: Please refer to the project plans for location and details of the common area located between buildings on
Pomeroy Terrace. Said area totals approximately 1,650 square feet.
2) All such space shall be contiguous unless waived by the Planning Board upon finding that it is in the public
interest and consistent with the intent and purpose of this section.
RLA: The proposed common area space is contiguous.
A LAND PLANNING SERVICES COMPANY
R LEVESQUE ASSOCIATES, INC.
40 School Street, P.O. BOX 640, Westfield, MA OIOSS
p413.568.0985 - f 413.568.0986 - www.rialand.com
D. Environment and energy.
Buildings shall meet one of the following environmental standards:
7) 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
Man 47 for units of 7,200 square feet or less, and no greater than 47 for units larger than 7,200 square feet.
Alternatively, for units of 7,200 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.
RLA: Please refer to the attached architectural drawings and project proponent for further information on how
this project meets the above standards.
2) U.S. Green Building Council LEED New Construction Gold or Neighborhood Development Gold Certified.
RLA: Not applicable - [Standard D.1) met]
E. Size, access and affordability.
7) Buildings shall meet one of the following standards:
aJ 7 7% of the units shall be 'affordable units" as that term is defined in § 350-2.7 of the Code of the
City of Northampton; or
b) Contain 25% or more of the units no larger than 7,200 square feet gross floor area.
RLA: Please refer to the attached architectural drawings and project proponent for further information on how
this project meets the above standards.
2) Equal access. All projects shall provide equal access to all building amenities, park and civic space and public
entrances to buildings to residents of both affordable and non -affordable units.
RLA: All proposed units are anticipated to have equal access to parking, sidewalks, streets, common area, and
building utilities.
A LAND PLANNING SERVICES COMPANY
40 School Street, P.O. BOX 640, Westfield, MA 01085
p 413.568.0985 • f 413.568.0986 • www.rlaland.com
F. Internet connectivity.
All projects that include infrastructure making internet connectivity available shall do so without differences in
quality, capacity or speed to residents of both affordable and non -affordable units.
KLA: The proposed units are anticipated to provide internet connectivity impartial to unit type.
If you have any questions regarding this matter, please feel free to contact our office at your convenience.
Sincerely,
R LEVESQUE ASSOCIATES, INC
Robert M. Levesque, RLA, ASLA
President
cc: Winterberry, LLC