Mar12
1
STAFF REPORT
PERMIT
TYPE
PUBLIC
HEARING
DATE
PROPERTY ADDRESS/ ZONE/LOT SIZE
SITE PLAN
AMENDMENT
MAR 12, 2020
7:00 PM 131 EMERSON WAY/SR/11,300
OWNER EXISTING
USE
EMERSON
WAY LLC
BUILDING LOT
Summary of Request:
The applicant seeks to amend the original lot layout plan to create a separate lot for each unit in the
previously approved duplex.
Zoning Compliance
The original permit that was granted for this project was a subdivision for the street layout along
with a cluster special permit with site plan. Currently under existing rules for cluster there is no
minimum lot size or frontage for lots within a cluster development. 350-11.6.
Staff Recommendation
Approve Approve with Conditions Deny
This lot is one of the affordable duplex unit lots. For ease of ownership, financing, long term
maintenance, the applicant is seeking permission to create a lot line down the party wall of the
duplex so each owner also owns a portion of the property in fee instead of as a shared
component.
SITE
2
This minor amendment does not alter the use on the property. It also provides ownership
comparable to that of the other single family homeowners in the subdivision.
Staff recommends approval.
The utilities, use and lot layout remains the same and therefore does not alter the original overall
permit.
Other items:
1. Administrative Amendment -Modification to Site Plan for Truelieve 216 North King
Street. See attached plan.
Through its negotiations with the abutter to close the access within the property, the
abutter requested that the access merely be narrowed and defined but remain open.
Truelieve is asking to modify the site plan as shown to accommodate the abutter.
2. Administrative Amendment -Modification to Unit layout from 3 to 4 units– Boiler House
at the former Clarke School. See attached plan
The applicant for the reuse of the Boiler House has altered the floor plans to create 4
smaller rental units instead of 3 larger units that were originally envisioned. This does no
affect the overall unit count or traffic mitigation count. Rogers Hall (which burned) had
an approval for 15 units. There is no indication of when/if that will be moving forward.
of
Project Number
Sheet
Drawing Number
Drawing Title
Issued for
Checked byDesigned by
Appvd.DateRevisionNo.vhb.comDate
One Federal Street
Building 103-3N
Springfield, MA 01105
413.747.7113
Life Essence, Inc. d/b/a
Trulieve, LLC
216 North King Street
Northampton, Massachusetts
Sep. 24, 2019
3
42558.00
Site
Alteration Plan
C-2
2
JAB JJF
Feet4020010
18"12"R7-8
12"R7-8P 6"VAN
ACCESSIBLE
Sign Summary
M.U.T.C.D.
Number
Specification
Desc.
Width Height
Zoning Summary Chart
Zoning District(S):HB - Highway Business
Overlay District(S):None
Zoning Regulation Requirements Required Provided
MINIMUM LOT AREA 0 S.F.67,822 S.F.
FRONTAGE 0 Feet 531.0 Feet
FRONT YARD SETBACK 0 Feet 75 Feet
SIDE YARD SETBACK 0 Feet 30 Feet
WHEN ABUTTING RESIDENTIAL ZONE 30 Feet 30 Feet
REAR YARD SETBACK 0 Feet 25 Feet
MINIMUM LOT WIDTH 0 Feet Existing
MINIMUM BUILDING HEIGHT 20 Feet Existing
MAXIMUM BUILDING HEIGHT 65 Feet Existing
LANDSCAPING REQUIREMENTS 1 SHADE TREE / 15
PARKING SPACES
See Sheet L-100
Parking Summary Chart
Description
Size Spaces
Required Provided Required Provided
STANDARD SPACES 8.5 x 18 8.5 x 18 56 56
MOTORCYCLE SPACES 5 x 18 5 x 18 0 9
STANDARD ACCESSIBLE
SPACES
8 x 18 8 x 18 1 0
VAN ACCESSIBLE SPACES 8 x 18 8 x 18 1 1
TOTAL SPACES
1 Revisions per Municipality 12/3/2019 JJF
EP-1L 12"18"
12"18"
12"18"
EP-1R
EP-2
2 CONSTRUCTION REVISIONS WITH ABUTTER 02-13-2020 JJF
3 RFI-5 CHANGES AT NEW SIDEWALK 02-19-2020 JJF
Sheet No.
MHC_200
Sheet Title
PROPOSED
ELEVATIONS
Project North
Project Title
BOILER
HOUSE
Rev Date Description
Issue Date:
Drawn By:
Checked By:
Project ID:
Scale:
##/##/####
XYZ
ABC
18-019
AS NOTED
Architects, Inc.
196 Pleasant Street, Suite 202
Northampton,
MA 01060
413-585-0641
http://www.tdouglasarchitects.com
REGISTERED ARCHITECT,
COMMONWEALTH OF
MASSACHUSETTS
This drawing is not
intended nor shall it be
used for construction
purposes unless the
Signed professional
seal of a registered
architect employed by
Thomas Douglas
Architects is affixed in
the space below. The
Architect shall be
deemed the author of
these documents and
shall retain all common
law, statutory and
other reserved rights,
including the copyright.
THOMAS DOUGLAS
50 ROUND
HILL ROAD
NORTHAMPT
ON, MA 01060
NORTH EXTERIOR ELEVATION
Scale: 1/8" = 1'-0"1
A AAA
D
B
D D D
T.O. EXISTING SLAB
0"
FIRST FLOOR
1'-7"
SECOND FLOOR
15'-0"
ROOF
26'-10"
T.O. PARAPET
28'-9"
T.O. ROOF DECK
27'-8"
T.O. UPPER PLATFORM
3'-4"
B.O. FOOTING
-4'-0"
W4 W4 W4 W4
W6
01
01
04
02
06
07 07
0 5 10 15 20 25 FT
EXISTING CHIMNEY
EAST EXTERIOR ELEVATION
Scale: 1/8" = 1'-0"2
A A A
E
T.O. EXISTING SLAB
0"
FIRST FLOOR
1'-7"
SECOND FLOOR
15'-0"
ROOF
26'-10"
T.O. PARAPET
28'-9"
T.O. ROOF DECK
27'-8"
T.O. UPPER PLATFORM
3'-4"
B.O. FOOTING
-4'-0"
E
W4 W4 W4 W4
W6
8'-0"EXISTING CHIMNEY BEYOND
01
01
G
FIRST FLOOR SECOND FLOOR
EXTERIOR ELEVATION LEGEND
2
A-201
2
A-200
1
A-200
1
A-201
CURRENTLY PROPOSED 2020 4 APARTMENTS
Sheet No.
MHC_201
Sheet Title
PROPOSED
ELEVATIONS
Project North
Project Title
BOILER
HOUSE
Rev Date Description
Issue Date:
Drawn By:
Checked By:
Project ID:
Scale:
##/##/####
XYZ
ABC
18-019
AS NOTED
Architects, Inc.
196 Pleasant Street, Suite 202
Northampton,
MA 01060
413-585-0641
http://www.tdouglasarchitects.com
REGISTERED ARCHITECT,
COMMONWEALTH OF
MASSACHUSETTS
This drawing is not
intended nor shall it be
used for construction
purposes unless the
Signed professional
seal of a registered
architect employed by
Thomas Douglas
Architects is affixed in
the space below. The
Architect shall be
deemed the author of
these documents and
shall retain all common
law, statutory and
other reserved rights,
including the copyright.
THOMAS DOUGLAS
50 ROUND
HILL ROAD
NORTHAMPT
ON, MA 01060
SOUTH EXTERIOR ELEVATION
Scale: 1/8" = 1'-0"3
AAAA
C C
D D
T.O. EXISTING SLAB
0"
FIRST FLOOR
1'-7"
SECOND FLOOR
15'-0"
ROOF
26'-10"
T.O. PARAPET
28'-9"
T.O. ROOF DECK
27'-8"
T.O. UPPER PLATFORM
3'-4"
B.O. FOOTING
-4'-0"
01
1
0 5 10 15 20 25 FT
EXISTING CHIMNEY
WEST EXTERIOR ELEVATION
Scale: 1/8" = 1'-0"4
A
C
A
F
W2W6
01
03
T.O. EXISTING SLAB
0"
FIRST FLOOR
1'-7"
SECOND FLOOR
15'-0"
ROOF
26'-10"
T.O. PARAPET
28'-9"
T.O. ROOF DECK
27'-8"
T.O. UPPER PLATFORM
3'-4"
B.O. FOOTING
-4'-0"
EXISTING CHIMNEY
CURRENTLY PROPOSED 2020 4 APARTMENTS
RevDateDescriptionProject TitleARCHITECTS196 PLEASANT ST.NORTHAMPTON, MA 01060413-585-0641WWW.TDOUGLASARCHITECTS.COMREGISTERED ARCHITECT,COMMONWEALTH OFMASSACHUSETTSThis drawing is not intended nor shall it be used for construction purposes unless the Signed professional seal of a registered architect employed by Thomas Douglas Architects is affixed in the space below. The Architect shall be deemed the author of these documents and shall retain all common law, statutory and other reserved rights, including the copyright.THOMAS DOUGLAS Renovations to:THE CLARKE SCHOOLBOILER HOUSENorthampton, MassachusettsIssue Date: Drawn By:Checked By:Project ID:Drawing No.Sheet Title: Scale:JPBTDAS NOTED01/06/15REVIEW1402701/14/201501/14/15MHC SUBMISSIONA-101LOWER LEVEL PLAN PROPOSEDPlan North1lowerBA-302UPUPDW
DWLaundryBathKitchen LivingBuildingLobbyLivingKitchenLaundryBathClosetClosetCloset
Closet
BedroomBedroomBOILER BUILDING - 1ST FLOOR LOFT APARTMENTS, LOWER LEVEL PLANScale: 1/8" = 1'-0"A101Private Stair to2nd FloorApartmentUp to loftUp to loftUPPER PARKING AREA TO REMAINACCESS STREET ABOVE NEW DOOR & SIDELIGHT IN EXISTING, EXPANDED MASONRY OPENINGINFILL EXISTING OPENING BELOW. UPPER PORTION AT TRASNSOM TO RECEIVE NEW WINDOW.NEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEWWINDOW INEXISTINGOPENINGINFILLEDWINDOWTO REMAINNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEW DOOR & SIDELIGHT IN EXISTING, EXPANDED MASONRY OPENINGNEW SIDE YARD AT DEMOLISHED CONCRETE BLOCK BUILDINGPRIVATE YARD AT WEST SIDEFOR APARTMENT #2NEWENTRY &SIDE LITE051015 FTEXISTINGCHIMNEYBA-302AA-301AA-301D
A-304
DA-304CA-303
C
A-303NEWWINDOW INEXISTINGOPENINGEXTERIOR FURRED WALLS: 2X4@ 16" OC, HOLD 1/2" OFF OF EXTERIOR WALL, 5/8" SHEET ROCK AT INTERIOR. INSULATED. TYPICAL.NEWWINDOW INEXISTINGOPENINGNEWWINDOW INEXISTINGOPENINGEXISTING WALLS TO REMAINNEW CONSTRUCTIONKEYDEMO WALLSNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGEntryEntryEgress to TerraceEgress to TerraceGENERAL NOTE:NEW WINDOWS TO BE THERMALLY BROKEN ALUMINUM WINDOWS WITH SIMULATED, DIVIDED LITES AND INSULATED, LOW-E, ARGON FILLED GLAZING. PATTERN AND COLOR TO CLOSELY MATCH EXISTING WINDOWS. NEW WINDOWS TO HAVE INTERIOR SCREENS.Entry PREVIOUSLY PROPOSED 2015 3 APARTMENT SCHEME
RevDateDescriptionProject TitleARCHITECTS196 PLEASANT ST.NORTHAMPTON, MA 01060413-585-0641WWW.TDOUGLASARCHITECTS.COMREGISTERED ARCHITECT,COMMONWEALTH OFMASSACHUSETTSThis drawing is not intended nor shall it be used for construction purposes unless the Signed professional seal of a registered architect employed by Thomas Douglas Architects is affixed in the space below. The Architect shall be deemed the author of these documents and shall retain all common law, statutory and other reserved rights, including the copyright.THOMAS DOUGLAS Renovations to:THE CLARKE SCHOOLBOILER HOUSENorthampton, MassachusettsIssue Date: Drawn By:Checked By:Project ID:Drawing No.Sheet Title: Scale:JPBTDAS NOTED01/06/15REVIEW1402701/14/201501/14/15MHC SUBMISSIONLOWER LEVEL PLAN, LOFTPROPOSEDPlan NorthPrivate Stair to2nd FloorApartmentUPUPBOILER BUILDING - 1ST FLOOR APARTMENTS, LOFT PLANScale: 1/8" = 1'-0"A102051015 FTBathBathApartment#1 LoftApartment #2 LoftEntry Lobby(below)Apartment #2Lower Level(below)Apartment #1Lower Level(below)Down to lower levelDown to lower levelCloset
Closet
UPPER PARKING AREA TO REMAINACCESS STREET ABOVE NEW DOOR & SIDELIGHT IN EXISTING, EXPANDED MASONRY OPENINGINFILL EXISTING OPENING BELOW. UPPER PORTION AT TRASNSOM TO RECEIVE NEW WINDOW.NEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEWWINDOW INEXISTINGMASONRYOPENINGINFILLEDWINDOWTO REMAINNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEW DOOR & SIDELIGHT IN EXISTING, EXPANDED MASONRY OPENINGNEWENTRY &SIDE LITEEXISTINGCHIMNEYBA-302BA-302AA-301AA-301D
A-304
DA-304CA-303
C
A-303
EXTERIOR FURRED WALLS: 2X4@ 16" OC, HOLD 1/2" OFF OF EXTERIOR WALL, 5/8" SHEET ROCK AT INTERIOR. INSULATED. TYPICAL.NEWWINDOW INEXISTINGMASONRYOPENINGNEWWINDOW INEXISTINGMASONRYOPENINGNEWWINDOW INEXISTINGMASONRYOPENINGEXISTING WALLS TO REMAINNEW CONSTRUCTIONKEYDEMO WALLSNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENING1loftGENERAL NOTE:NEW WINDOWS TO BE THERMALLY BROKEN ALUMINUM WINDOWS WITH SIMULATED, DIVIDED LITES AND INSULATED, LOW-E, ARGON FILLED GLAZING. PATTERN AND COLOR TO CLOSELY MATCH EXISTING WINDOWS. NEW WINDOWS TO HAVE INTERIOR SCREENS.A-102 PREVIOUSLY PROPOSED 2015 3 APARTMENT SCHEME
RevDateDescriptionProject TitleARCHITECTS196 PLEASANT ST.NORTHAMPTON, MA 01060413-585-0641WWW.TDOUGLASARCHITECTS.COMREGISTERED ARCHITECT,COMMONWEALTH OFMASSACHUSETTSThis drawing is not intended nor shall it be used for construction purposes unless the Signed professional seal of a registered architect employed by Thomas Douglas Architects is affixed in the space below. The Architect shall be deemed the author of these documents and shall retain all common law, statutory and other reserved rights, including the copyright.THOMAS DOUGLAS Renovations to:THE CLARKE SCHOOLBOILER HOUSENorthampton, MassachusettsIssue Date: Drawn By:Checked By:Project ID:Drawing No.Sheet Title: Scale:JPBTDAS NOTED01/06/15REVIEW1402701/14/201501/14/15MHC SUBMISSIONA-103UPPER LEVEL PLANPROPOSEDPlan NorthDOWNDOWNDW
APARTMENT #1LOFT BELOWAPARTMENT #1BATH BELOWLaundryBathKitchenLivingMaster BedroomMaster BathCloset
Walk-in ClosetBedroomBOILER BUILDING - 2ND FLOOR PLANScale: 1/8" = 1'-0"A013Private Stair to2nd FloorApartment051015 FTUPPER PARKING AREA TO REMAINACCESS STREET ABOVE DEMO EXISTING HVAC EQUIPMENT AND ASSOCIATED MATERIALS. INSTALL NEW WINDOW IN EXSITING MASONRY OPENINGNEWWINDOW INEXISTINGMASONRYOPENINGNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGNEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGDEMO EXISTING HVAC EQUIPMENT AND ASSOCIATED MATERIALS. INSTALL NEW WINDOW IN EXSITING MASONRY OPENINGEXISTINGCHIMNEYBA-302BA-302AA-301AA-301D
A-304
DA-304CA-303
C
A-303
NEW WINDOW IN EXISTING, RE-OPENED MASONRY OPENINGEXTERIOR FURRED WALLS: 2X4@ 16" OC, HOLD 1/2" OFF OF EXTERIOR WALL, 5/8" SHEET ROCK AT INTERIOR. INSULATED. TYPICAL.NEWWINDOW INEXISTINGMASONRYOPENINGNEWWINDOW INEXISTINGMASONRYOPENINGNEWWINDOW INEXISTINGMASONRYOPENINGNEWWINDOW INEXISTINGMASONRYOPENINGNEWWINDOW INEXISTINGMASONRYOPENINGNEWWINDOW INEXISTINGMASONRYOPENINGEXISTING WALLS TO REMAINNEW CONSTRUCTIONKEYDEMO WALLS2EntryGENERAL NOTE:NEW WINDOWS TO BE THERMALLY BROKEN ALUMINUM WINDOWS WITH SIMULATED, DIVIDED LITES AND INSULATED, LOW-E, ARGON FILLED GLAZING. PATTERN AND COLOR TO CLOSELY MATCH EXISTING WINDOWS. NEW WINDOWS TO HAVE INTERIOR SCREENS. PREVIOUSLY PROPOSED 2015 3 APARTMENT SCHEME
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April 8, 2016
REV.
RLA PROJ. NUMBER:
DRAWING#
OF MASSACHUSETTS STATE LAW
THIS DOCUMENT IS A VIOLATION
UNAUTHORIZED ALTERATION OF
DATE:
ISSUANCE DATE:
REVISIONS:
PREPARED FOR:
ph: 413.568.0985 fax: 413.568.0986
rlaland.com
Westfield, MA 01086
R L A
40 School Street · P.O. Box 640
SCALE:Clarke School Redevelopment ProjectParcel ID: 31B-004-001 & 31B-006-001Round Hill Road · Northampton, MA1924, LLC
c/o Jim Hebert
333 Elm Street
West Springfield, MA 01089
S:\Projects\2015\150815 - Hebert - Gawith Property - Northampton\Civil 3D\2019-06-18 - pickle ball - boiler house no stairs\150815 - SITE - NO STAIRS PICKLE.dwg150815
AS NOTED
Landscape Architects
Civil Engineers · Land Surveyors
Environmental Consultants
R LEVESQUEASSOCIATESINC
A: Revised retaining wall 7/9/19
C-9 ABOILER HOUSEGRADING, EROSION &SEDIMENTATION CONTROL PLAN