Comments - Cooper and KayRich Cooper and Catherine Kay
136 South Main Street
Florence, MA 01060
413-584-7603 Coopkay136@comcast.net
October 26, 2021
Planning Board
City of Northampton
210 Main Street
Northampton, MA 01060
BY Email to: wfeiden@northamptonma.gov
RE: Site Plan Application William and Mary Jo Nagle – 152 South Main Street, Florence
Public Hearing – October 28, 2021
Dear Planning Board Members:
Thank you for the opportunity to comment on the development proposed for 152-154 South Main Street, Florence. It is our understanding that the proposed use is permitted in our zoning.
We trust that you will make sure the plans fully meet all of the city’s requirements prior to approving the plans. Our comments, therefore, seek to articulate how this project impacts
us and request the Planning Board require the developer to take some steps to mitigate these impacts. If there are going to be homes and landscaping on this property, let’s make sure
they are of the highest quality and that any negative impacts are minimized.
Our vantage point
We live next door to the proposed development. Our property abuts the long south-eastern lot line. The orientation of our home from the time it was built in the 1860s means that we have
direct sight-lines into the proposed development from many rooms in our home, but especially from our living room, back porch and front and back yards.
Our home, like 152 and 154 South Main, is one of the many “they-just-don’t-make-houses-like-this-anymore” homes in the neighborhood. This is not a Historic District; but it is a neighborhood
filled with homes with history. Our home was built in the 1860s. We have owned it since 1981. It is a fine home, built with the greatest attention to detail and with first-rate materials.
We believe those of us entrusted with these properties hold them not only for our own use, but also in trust for the community, neighborhood, and the generations that follow us. Part
of the character of this home and its neighbor homes is the yard, the gardens, the trees, the open spaces. The landscape surrounding these historic homes is part of their heritage.
We are concerned about losing that heritage of open space if this development proceeds.
We do not expect that homes and properties will never change; we don’t live in a museum! In fact we believe a visually and stylistically-varied landscape enhances our neighborhood’s
vitality. However, as we’ve made changes to our home and property over our four decades living here, we have always endeavored to honor our home’s heritage by thoughtful design and
high quality materials so that hopefully we will leave it better than we found it. We ask for the same from this development.
The impact of this project
Visual – The primary impact of this project on us is the visual impact. Large townhomes will sit where there is currently open space. These structures and their associated components
will not simply be in our view, they will be our view.
Light – These new living spaces will generate light where no artificial light currently exists. Interior household light, exterior light, and automobile headlights will now illuminate
this space.
Water – The pavement and the houses themselves will cover currently open, permeable surfaces. This will have an impact on water drainage for the developed lot and potentially our lot
as well.
Traffic safety – These new units utilize the existing driveway which exits on South Main St. directly opposite its intersection with Trinity Row. Trinity Row is a short, but frequently
used, “cut-through” between Route 9 and South Main. The development may exacerbate the existing challenges presented by the intersection.
The mitigation we request
To address the visual impact of the development, we request additional screening in several locations.
The hedge on the lot line would be more consistent with the character of the homes/neighborhood if it were something other than arbor vitae. We suggest a multi-layered hedge that would
incorporate several types of plants. We are researching some options to suggest as alternatives and will provide that information to the developer and Board as soon as we are able.
The hedge should be at least 6 – 7 feet tall at the time it is installed. It should continue down the lot line all the way to the back (as drawn, it appears to stop for several feet
towards the back of the lot.)
The plants should be of the finest quality and cared-for and maintained in perpetuity.
If there are mini “split” units on the exterior of the homes and/or propane tanks or other utility, these should be screened from view.
To address the lighting impact of the development, we request the following mitigating steps:
All exterior lighting should be directed away from our property, shaded, and downcast.
Installation of headlight screening (stockade fence or thick shrubbery) at the end of the driveways, no more than 5 feet off the pavement and at least 4 feet tall.
To address the water impact of the development, we request that core samples and testing be conducted at the time and location the dry wells are actually dug to confirm the site will
drain effectively.
To address the traffic impact of the development, we ask that the city perform a traffic study to confirm there will be no detrimental safety impact to the neighborhood.
In sum, we ask that you use the finest of fine-toothed combs in your review of each element of these plans, and that you require the developer to implement the mitigating steps we request
along with any other steps you determine will improve the quality of the project and lessen any negative impacts to abutters and the neighborhood.
Sincerely,
Richard Cooper and Catherine Kay