16C-025 209 Spring Street Special Permit-Lot Reduction for open space donationPlanning - DecisionCity of Northampton
Hearing No.:PLN-2010-0031Date: March 26, 2010
APPLICATION TYPE:SUBMISSION DATE:
PB Special Permit with Intermediate 3/12/2010
Applicant's Name:Owner's Name:
NAME: NAME:
City of NorthamptonLawrence and Cordis Bean et al (behalf of Be
ADDRESS:ADDRESS:
210 Main Street209 Spring Street
TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE:
NORTHAMPTONMA01060FLORENCEMA01062
PHONE NO.:FAX NO.:
PHONE NO.:FAX NO.:
(413) 587-1231
EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:Surveyor's Name:
STREET NO.:COMPANY NAME:
SITE ZONING:
209 SPRING ST
URA/WSP/WP
TOWN:ADDRESS:
ACTION TAKEN:
FLORENCE MA 01062
Approved With Conditions
MAP:BLOCK:LOT:MAP DATE:
SECTION OF BYLAW:
16C025001
Chpt. 350-6.3: Reduction of Dimensional
TOWN:STATE:ZIP CODE:
and Density Regulations
Book:Page:
2076256
PHONE NO.:FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Reduction in lot size and corresponding donation.
HARDSHIP:
CONDITION OF APPROVAL:
1)This lot shall be served by one access through a single curb cut from Spring Street. No additional
access drives maybe used unless granted through a separate Planning Board permit process and
review as required in the zoning ordinance.
FINDINGS:
The Planning Board approved the application for a special permit for lot size reduction for the existing farm house based on the plans
submitted with the application. The single family house Lot size would be reduced from the required 80,000 to .77 Acres or 33,540+-
square feet. The reduction is based on a 1.1 acre land dedication along the Mill River that runs at the back of the larger parcel owned by
the property owner.
In granting the permit, the Board found that the following required elements had been met:
(1) The requested use/lot protects adjoining premises against seriously detrimental uses in relation to surface water drainage, sound and
sight buffers and preservation of views, light, and air; The single family farm house would remain on a smaller lot.
(2) The requested use/lot will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets, minimize traffic impacts on the streets and roads in the area. If applicable, this shall include considering the location of driveway
openings in relation to traffic and adjacent streets, access by emergency vehicles, the arrangement of parking and loading spaces, and
provisions for persons with disabilities; and. There will be no change in the use of the property, just a dimensional change. The
applicant agreed to restrict access to the newly created lot via a single curb cut.
(3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings
and other community assets in the area; The land permanently deeded for open space protection along the River is supported by the
Conservation Commission and the open space plan goals to protect natural resources within the city.
(4) The requested use will not overload, and will mitigate adverse impacts on, the City's resources including the effect on the City's water
supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools. The
single family house use will remain.
(5) The requested use meets the special regulations set forth in this chapter 350-6.3-c:
1. Conservation Commission made positive recommendations relative to:
[A] The value of the resource area being protected and its consistency with the City's Open Space and Recreation Plan.
[B] The adequacy of the protection of said resource area.
[C] The adequacy of public accessibility to the resource
GeoTMS® 2010 Des Lauriers Municipal Solutions, Inc.
Planning - DecisionCity of Northampton
Hearing No.:PLN-2010-0031Date: March 26, 2010
2. The land was donated, with no financial or other consideration, to the City or another nonprofit tax-exempt conservation organization
and was not transferred as a part of an open space residential or PUD development or as a condition of any other City permit.
3. Prior to said donation, the lot conformed to all relevant zoning requirements or was a preexisting nonconforming lot.
4. That at least 40% of the required lot size and frontage requirement remain as part of the lot exclusive of the donation
(6) The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of
character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The use shall be in harmony with
the general purpose and intent of the ordinance; and
(7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely affect those
objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D. The plan calls protection of sensitive
resource areas.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE:
3/4/20103/18/20104/8/2010
REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE:
3/11/20105/16/20103/25/20104/8/20104/15/2010
FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE:
3/11/20103/25/20103/25/20103/26/2010
SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE:
3/18/20109:40 PM6/23/20106/23/2010
MEMBERS PRESENT:VOTE:
Marilyn Richardsvotes toGrant
Katharine G. Bakervotes toGrant
Stephen Gilsonvotes toGrant
Mark Sullivanvotes toGrant
Francis Johnsonvotes toGrant
George Kohoutvotes toGrant
MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION:
Mark SullivanKatharine G. Baker6Approved with Conditions
MINUTES OF MEETING:
Available in the Office of Planning & Development.
I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
___________________________________
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2010 Des Lauriers Municipal Solutions, Inc.
To:Northampton Planning Board
From:Northampton Conservation Commission
Re:Planning Board Special Permit Application
209 Spring Street, Florence, Map ID 16C-025-001
Date:March 23, 2010
At its March 11, 2010 meeting, The Conservation Commission reviewed the special permit
application for a reduction ofdimensional or density requirements at 209 Spring Streetfor the
purposes of donation of land. The Conservation Commission voted unanimously to recommend
that the Planning Board issuethe special permit.
Issuance of the special permit willbe consistent with the guidelines set forth in §350-6.3(C) of
the General Code. Allowing the lot size reduction and corresponding donation will:
1)Be consistent with the City’s Open Space and Recreation Planby expanding holdings of
open space, preservingthe character of one of our historic farms and adjacent river,
helping toprotect ascenic vista, and limiting development in a previously agricultural
area.
2)Add two more parcels to the inventory of permanently protected land within
Northampton. Both parcels will be transferred in fee to the Conservation Commission or
the Trust for Public Land. Either transfer will provide a protection from development in
perpetuity.
3)Contribute to the variety of publicly accessible land within Northampton. Although
there is no set plan for the 2.2 acres subject to the special permit application, both
parcels will be part of the larger Bean/Allard Farm property, for which a menu of
options is being developed by the Bean Allard Task Force.
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