2016-5-24 Site Plan Approval - Winterberry - Reduced
R LEVESQUE ASSOCIATES, INC
A L AND PL ANNING SERVICES COMPANY
40 School Street, P.O. BOX 640, Westfield, MA 01085
p 413.568.0985 · f 413.568.0986 · www.rlaland.com
Site Plan Approval
Application, Narrative & Supporting Documents
Proposed Residential Development
87 Bridge Street & 5 Pomeroy Terrace
Northampton, MA 01060
(Assessor’s Parcel ID: 32A-185-001 & 32A-186-001)
Applicant & Owner:
Winterberry, LLC
c/o Matthew Campagnari
128 Federal Street
Springfield, MA 01105
Project File #:150620
TABLE OF CONTENTS
SITE PLAN APPROVAL
PROPOSED RESIDENTIAL DEVELOPMENT
87 BRIDGE STREET & 5 POMEROY TERRACE
NORTHAMPTON, MA 01060
(PARCEL ID #32A-185-001 & 32A-186-001)
ITEM SECTION
TITLE PAGE
TABLE OF CONTENTS
COVER LETTER………………………………………………………………………. 1
APPLICATION FOR SITE PLAN APPROVAL (SUBMITTED
ELECTRONICALLY)……………………………………………………….……......... 2
NARRATIVE ADDENDUM…………………………………………………………….. 3
LOCUS MAP …………………………………………………………………………. 4
ARCHITECTURAL DRAWINGS (BY SIEGFRIED PORTH, ARCHITECT)……………………… 5
DEEDS……………………………………………………………………………….. 6
LIGHTING INFORMATION…………………………………………………………….. 7
APPENDIX I
SITE PLAN SET FOR PROPOSED RESIDENTIAL DEVELOPMENT
BY R LEVESQUE ASSOCIATES, INC., DATED MAY 23, 2016
SECTION 1
COVER LETTER
R LEVESQUE ASSOCIATES, INC.
40 School Street, P.O. BOX 640, Westfield, MA 01085
p 413.568.0985 · f 413.568.0986 · www.rlaland.com
A L AND PL ANNING SERVICES COMPANY
May 23, 2016
Mr. Mark Sullivan, Chairman
City of Northampton Planning Board
210 Main Street
Northampton, MA 01060
RE: Site Plan Approval
Proposed Residential Development
87 Bridge Street & 5 Pomeroy Terrace
(Assessor’s ID 32A-185-001 & 32A-186-001)
RLA Project File: 150620
Dear Mr. Sullivan:
On behalf of the applicant and property owner, Winterberry, LLC., our office is herein filing an application for
Site Plan Approval to allow for the construction of three (3) residential buildings and renovation of one (1)
existing building with associated site improvements.
Included herewith, you will find the original copy of the application form and supplemental documents. A
digital copy of the plans has been submitted as well.
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
SECTION 2
APPLICATION FOR SITE PLAN APPROVAL
(SUBMITTED ELECTRONICALLY)
Your Confirmation number is 201605245885545
Date of Confirmation: 5/24/2016
NOTE: When paying by ACH (Checking) it will take two business days for the payment to be debited from your bank account.
Your account number is not verified until this payment is presented to your bank. They have the right to return this payment
if unable to process this transaction against your account.
Your request for payment(s) of $325.00 has been received and is subject to approval by your financial institution. A
confirmation of this order to pay will be sent to your e-mail.
Account Information
Name:R Levesque Associates, Inc.
Address:40 School Street
City:Westfield
State:MA
Zip:01085
Email:ryann@rlaland.com
Payment Information
Payment Type:Credit Card
Payer Name:R Levesque Associates, Inc.
Card Number:************9039
Transaction Information
Total: $325.00
TransactionNorthampton Planning andSustainability Planning PermitsPermit: OtherProperty Owner Name: Winterberry,LLCPermit Application Name: ProposedResidential Development - Site PlanApp.Assessors Map # for Work Location :32AAssessors Block # Work Location:185;186ssessors Lot # for Work Location : 001Email Address: ryann@rlaland.com
Quantity1 Amount$325.00 Fee$0.00 Payment TypeCredit Card
SECTION 3
NARRATIVE ADDENDUM
NARRATIVE ADDENDUM TO SITE PLAN APPROVAL
Proposed Residential Development
87 Bridge Street & 5 Pomeroy Terrace
Northampton, MA 01060
Parcel ID # 32A-185-001 & 32A-186-001
RLA Project No. 150620
INTRODUCTION
The owner and applicant, Winterberry, LLC, proposes the removal, renovation, and construction
of residential buildings within the above-referenced parcels (hereinafter referred to as the “project
site”) located at the corner of Bridge Street and Pomeroy Terrace in the City of Northampton. The
applicant is submitting this application to the Planning Board under Chapter 350, Section 11
“Site Plan Approval” as an intermediate project.
PROPERTY DESCRIPTION AND RELEVANT PERMITTING HISTORY
The project site lies within the Urban Residential C zone and currently contains three (3) existing
buildings with associated sidewalks, driveways, parking areas, and a garage located at the
southwest corner of 87 Bridge Street. Access to either parcel is via curb cuts from Bridge Street
and Pomeroy Terrace. The site topography is relatively flat with a gentle slope towards Pomeroy
Terrace. The elevation for the majority of the site ranges between 139 and 140 feet. The total
area of both parcels is approximately .71 acres.
PROJECT DESCRIPTION
Overview
86 Bridge Street
Parcel 185 is located south of Bridge Street. The applicant proposes to remove the existing
building including foundation, steps, utilities etc. This will allow for the construction of two (2)
separate 2.5-story duplex buildings for a total of 4 residential units. Each unit will contain a
single-bay garage and shared porch.
The garage located in the southwest corner of the property will be removed to allow for paved
parking spaces.
5 Pomeroy Terrace
Parcel 186 is located west of Pomeroy Terrace. The applicant proposes to renovate the existing
building at the northern end of the property to accommodate 6 residential units. The other
existing building to the south, adjacent to Pomeroy Terrace, will be demolished to allow for the
construction of a two-and-a-half (2.5) story duplex building with a porch and deck.
Additional site improvements include the installation of sidewalks, paved areas, permeable paved
parking areas, and a centrally located rain garden.
Narrative Addendum to Site Plan Approval Application
87 Bridge Street & 5 Pomeroy Terrace, Northampton, MA
Access to the buildings on both parcels will be via a proposed drive off Pomeroy Terrace. The
access drive will provide access to sixteen (16) parking spaces along the southern edge of the
driveway and the driveways and garages for the duplex units. Please refer to the attached Site
Plan set for further detail on existing and proposed conditions.
The two parcels will be combined and a homeowners’ association and condominium will be
created.
Grading & Stormwater Management
The majority of the existing site is impervious, consisting of buildings and parking/drive areas.
There are portions of grassed areas located along road frontages and surrounding the structures.
Under proposed conditions, stormwater will be directed towards two (2) separate rain gardens,
then to a proprietary water quality unit and finally to a subsurface infiltration basin. For additional
stormwater management details please refer to the Stormwater Drainage Report (under separate
cover).
Site Illumination
The proposed illumination at the site will be provided by LED fixtures mounted atop poles and on
building facades. Illumination will be provided for the parking area and will be sharply cut off to
prevent light scatter and glare toward traffic and abutting properties. Traditional-looking fixtures
will be utilized in lot areas, projecting light downwards in compliance with “dark sky” ideals.
Residential lighting will be placed per the architectural plans and elevations. Please see the
photometric plans and lighting cut sheets included herewith (under separate cover).
Site Landscaping
The site landscaping is designed to enhance aesthetics, provide shade, and meet the
requirements of the Zoning Ordinance for buffering, screening, and parking lot island plantings.
The proposed planting palette includes deciduous plantings, flowering shrubs, and native trees.
Site-specific constraints which affect landscaping include underground utilities, necessary
overhead lighting, and the need to maintain sight lines at the proposed curb cut. Wherever
possible, mature trees have been protected.
Traffic
The existing and former use of the subject property included three buildings. Two of the three,
located on Pomeroy Terrace, housed 11 residential apartment units. The third building, the
Shaws’ Motel, housed 21 efficiency apartments. The proposed project will result in a net
reduction in total units. The former uses included 11 apartments and 21 efficiency units for
approximately 21.5 vehicle trips per day if the Motel units were deemed to be categorized as
“Hotel” rooms based on the City of Northampton’s Zoning Ordinance. If the efficiency units were
to be deemed as residential units, the former total site vehicle trips per day would have been 32.
The proposed uses will included a total of twelve (12) residential units which are calculated to
yield 12 vehicle trips per day, thereby significantly reducing the number of trips per day for either
interpretation.
Narrative Addendum to Site Plan Approval Application
87 Bridge Street & 5 Pomeroy Terrace, Northampton, MA
In addition to the reduction in vehicle trips, a reduction in the number of curb cuts has also been
affected by the proposed plan.
Provisions for bicycle parking and pedestrian movement to and from the site will further mitigate
traffic impacts of the proposed project.
Signage
The applicant will submit a separate sign application for any project signage.
NORTHAMPTON SITE PLAN REQUIREMENTS
Listed below are the seven (7) site plan/special permit requirements as listed by the Northampton
zoning bylaw and the response of how this subject project meets those requirements:
1. Will protect adjoining premises from seriously detrimental uses
All of the uses proposed in this amendment are harmonious with the existing residential use.
The proposed amendments will be in conformance will all applicable zoning regulations and
include have provisions for surface water drainage, sound and sight buffers, along with
preservation of views, light, and air.
2. Will minimize and mitigate traffic impacts
The proposed amendments include the closing of a driveway onto Bridge Street and the
improvement of an access drive from Pomeroy Terrace. Based on the former and proposed
uses there will be a new reduction in vehicle trips per day.
3. Promote a harmonious relationship of structures and open space.
Under proposed conditions there will be a net reduction in building coverage. The proposed
site improvements have been sited in areas where buildings or other site features were being
removed or behind structures where open space would not be affected. A landscaping plan
has been submitted with this application to mitigate site development impacts and enhance
aesthetics.
4. Protect the general welfare
The proposed project has no foreseeable effects that would be detrimental to the public good.
The proposed project will provide opportunities for a mix of residential units that will
harmoniously occupy the buildings and grounds within the subject property.
5. Avoid overloading and mitigate impacts on City resources
The proposed project will generally utilize existing utilities already provided by the City of
Northampton. A stormwater management plan and report has been provided to show the
details of stormwater attenuation proposed.
6. Promote city planning objectives
Narrative Addendum to Site Plan Approval Application
87 Bridge Street & 5 Pomeroy Terrace, Northampton, MA
The proposed project is allowed by right within the URC District and is consistent in scale and
character with the surrounding neighborhood.
Under the Municipal Transportation Plan for the City of Northampton, the proposed project
will have the requisite accommodations for access to adjoining properties and neighborhoods
by pedestrians, bicycles, and motor vehicles. This includes sidewalks, handicap accessibility,
bike storage, and the location and arrangement of parking areas.
7. Meet all zoning requirements.
The proposed project meets all zoning requirements.
END OF NARRATIVE ADDENDUM
SECTION 4
LOCUS MAP
SECTION 5
ARCHITECTURAL DRAWINGS
(BY SIEGFRIED PORTH, ARCHITECT)
116 Pleasant Street
Suite 3404
Easthampton, MA 01027
Phone: 1-413-529-9434
Fax: 1-413-529-9434
SIEGFRIED PORTH ARCHITECT
DEMOLITION PLANS
YELLOW HOUSE
SHAW HOTEL
5 POMEROY TERRACE
NORTHAMPTON, MA
PRELIMINARY: NOT FOR CONSTRUCTION DRAWING LISTD-1: DEMOLITION PLANSD-2: EXTERIOR DEMOLITION ELEVATIONSA-1: BASEMENT & FIRST FLOOR PLANSA-2: SECOND & THIRD FLOOR PLANSA-3: ROOF PLANA-4: EXTERIOR ELEVATIONSRENOVATIONS TO:YELLOW HOUSESHAW HOTEL5 POMEROY TERRACENORTHAMPTON, MAOWNER:MATT CAMPAGNARI
116 Pleasant Street
Suite 3404
Easthampton, MA 01027
Phone: 1-413-529-9434
Fax: 1-413-529-9434
SIEGFRIED PORTH ARCHITECT
EXTERIOR DEMOLITION
ELEVATIONS
YELLOW HOUSE
SHAW HOTEL
5 POMEROY TERRACE
NORTHAMPTON, MA
PRELIMINARY: NOT FOR CONSTRUCTION
116 Pleasant Street
Suite 3404
Easthampton, MA 01027
Phone: 1-413-529-9434
Fax: 1-413-529-9434
SIEGFRIED PORTH ARCHITECT
PLANS
YELLOW HOUSE
SHAW HOTEL
5 POMEROY TERRACE
NORTHAMPTON, MA
PRELIMINARY: NOT FOR CONSTRUCTION
116 Pleasant Street
Suite 3404
Easthampton, MA 01027
Phone: 1-413-529-9434
Fax: 1-413-529-9434
SIEGFRIED PORTH ARCHITECT
PLANS
YELLOW HOUSE
SHAW HOTEL
5 POMEROY TERRACE
NORTHAMPTON, MA
PRELIMINARY: NOT FOR CONSTRUCTION
116 Pleasant Street
Suite 3404
Easthampton, MA 01027
Phone: 1-413-529-9434
Fax: 1-413-529-9434
SIEGFRIED PORTH ARCHITECT
PLANS
YELLOW HOUSE
SHAW HOTEL
5 POMEROY TERRACE
NORTHAMPTON, MA
PRELIMINARY: NOT FOR CONSTRUCTION
116 Pleasant Street
Suite 3404
Easthampton, MA 01027
Phone: 1-413-529-9434
Fax: 1-413-529-9434
SIEGFRIED PORTH ARCHITECT
EXTERIOR ELEVATIONS
YELLOW HOUSE
SHAW HOTEL
5 POMEROY TERRACE
NORTHAMPTON, MA
PRELIMINARY: NOT FOR CONSTRUCTION
SECTION 6
DEEDS
SECTION 7
LIGHTING INFORMATION
APPENDIX I
SITE PLAN SET FOR
PROPOSED RESIDENTIAL DEVELOPMENT
BY R LEVESQUE ASSOCIATES, INC.
DATED MAY 23, 2016