32A-201 Follow up response to staff memopp -
Re: your application, 51 Phillips Place
Ism@ConsultingDesign.com <consultingdesign@netzero.com> Thu, Aug 28, 2014 at 4:07 PM
To: cmisch@northamptonma.gov
Cc: bewart@facil.umass.edu
Carolyn,
Below is information regarding each of your questions/concerns. I plan to get the new and revised information in
by 9/4 so that we can make the 9/25 meeting. Can we just provide 14 copies of the revised plans and new
details? Could the arborist's report follow, not sure it will be done before the 4th because of Labor Day weekend?
1.) The "survey" plan A0.1 is significantly different from the property boundaries you have drawn in A 1.1. We will
need the Surveyor to locate setback lines and survey lines on a scalable plan that also contains the location of
the existing structure and the proposed structure. This is critical because your proposed structure is located
exactly at the setback lines.
Property lines on the plans are exactly as surveyed. Plan drawings were drafted utilizing the autocad
survey information provided by Heritage. Both the survey and the site plans are scalable. I'm fairly
confused about this comment and don't understand the concern; would it help to have the building
corners located during construction prior to pouring concrete?
2). Sheet A0.1 Shows an encroachment of the neighbors driveway on the 51 parcel. There is no mention of what
M/ happen with the driveway or what arrangements have been made to correct this encroachment. It merely
disappears in your proposed layout sketch. Please provide detail of the arrangements you have made to correct
this.
The portion of the neighbors driveway built on 51 Phillips Place will be removed and replaced with
topsoil and grass. Our attorney will notify the owner of this adjacent rental property regarding
specifics of the issue after planning and building permits have been received. The neighbors widened
and paved parking lot and driveway appear to be fairly new and do not meet planning or zoning
requirements for size, location, purpose or number of curb cuts. This property has a second driveway
and curb cut on the west side of the existing building. The owner of the neighboring property did not
obtain permission from the owner of 51 Phillips Place to encroach on the property with this parking
lot/driveway.
3) The survey appears to show that there are trees on the abutting parcel to the rear of site. The grading for
parking space 1 and 3 could have an impact on the health and viability of these trees. You will need to have a
certified arborist provide an assessment of the trees, how many they are, how large and presumed health and
necessary setbacks from site grading to ensure they are not damaged due to the proposed work.
It should be noted that this site slopes only 4' over a lot depth of 100', less than 1/2" per foot; it is, for all
intents and purposes, flat. There will be little if any grading done anywhere on the site other than
what has already been completed to fill in a large pit (shown on the survey) left by demolition of an
old barn many years ago. The parking spaces will be created by adding gravel to the existing grade.
We are in process of having a certified arborist provide the required information.
4). Please also locate on your proposed "site" plans the amount and type of vegetation along the other side of
the rear property line.
There is no vegetation other than the above mentioned trees and many weeds. Should we provide
pictures?
5). The property to the rear (34 Butler Place) contains a residential structure that appears to be less than 15'
from their rear lot line. A Please locate this structure on your proposed site plan. You will need to make room for
planting 3' tall evergreen hedge or 3' fence along the rear lot line to shield car headlights from the residences to
the rear.
Will locate the structure on the plan and plant a 3' tall evergreen hedge.
6). As I mentioned previously, the bump out on the west side of the structure projects into the 10'side yard
setback and is not allowed. Please revise plans accordingly.
Plans were revised since we last talked to correct this. The building in the drawings submitted is
located 12' from the west property line, bay window is 10' away. Site plan shows a roof overhang of 1'
protruding into the 10' setback at the bay window, isn't this allowed? I did check the dimensions on
the computer again and found the west side was off by a little less than V which has also now been
corrected. Property lines for 51 Phillips Place are not orthogonal which makes measuring the setbacks
confusing.
7). The pergola/trellis structure appears to have changed from your original submittal. Please provide a detail of
the structure you are proposing. We review this like a fence and these cannot exceed 6 1/2 feet along a property
line unless a special permit is approved by the Zoning Board of Appeals.
Will provide a detail.
8). Please provide more detail/section of the front covered porch so it is clear Mat dimensions of this covered
entry are.
Will provide further information.
Thanks,
Linda
Linda S. Muerle
Consulting Design
413 835-5950
Ism@ConsultingDesign.com
---------- Original Message ----------
From: Carolyn Misch <cmisch@northamptonma.go
To: "Ism @ConsultingDesign.com" <consultingdesign@netzero.corn>
Subject: your application
Date: Thu, 14 Aug 2014 11:57:57 -0400
Linda -
will need more information about the site plan for the project on 51 Phillips Place before I can advertise this for
hearing. A The following is necessary to fill in gaps in understanding:
1.) The "survey" plan A0.1 is significantly different from the property boundaries you have drawn in Al. 1. A We
will need the Surveyor to locate setback lines and survey lines on a scalable plan that also contains the location
of the existing structure and the proposed structure. This is critical because your proposed structure is located
exactly at the setback lines. A
2). A Sheet A0.1 Shows an encroachment of the neighbors driveway on the 51 parcel. A There is no mention of
what will happen with the driveway or what arrangements have been made to correct this encroachment. A It
merely disappears in your proposed layout sketch. A Please provide detail of the arrangements you have made to
correct this.
A 3) A The survey appears to show that there are trees on the abutting parcel to the rear of site. A The grading for
parking space 1 and 3 could have an impact on the health and viability of these trees. A You will need to have a
certified arborist provide an assessment of the trees, how many they are, how large and presumed health and
necessary setbacks from site grading to ensure they are not damaged due to the proposed work.
4). A Please also locate on your proposed "site" A plans the amount and type of vegetation along the other side
of the rear property line.
5). A The property to the rear (34 Butler Place) contains a residential structure that appears to be less than 15'
from their rear lot line. A Please locate this structure on your proposed A site plan. A You will need to make
room for planting Stall evergreen hedge or 3' fence along the rear lot line to shield car headlights from the
residences to the rear.
6). As I mentioned previously, the bump out on the west side of the structure projects into the 10' side yard
setback and is not allowed. A Please revise plans accordingly.
7). A The pergola/trellis structure appears to have changed from your original submittal. A Please provide a detail
of the structure you are proposing. A We review this like a fence and these cannot exceed 6 1/2 feet along a
property line unless a special permit is approved by the Zoning Board of Appeals.A
8). Please provide more detail/section of the front covered porch so it is clear what dimensions of this covered
entry are.
will need revisions and clarifications by Aug 20 to advertise for the Sept 11 hearing date. A Alternatively, I would
need revisions by Sept 4 to be able for me to advertise for the Sept 25 public hearing date.
Please let me know if you have any questions.
Carolyn Misch, AICPA
A
Senior Land Use Planner/Permits Manager
City of Northampton Office of Planning & Sustainability
210 Main St, Room 11
Northampton, MAA 01060
A 413-587-1287
cmisch@northamptonma.gov
w.northamptonma.gov/plan
8
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