38B-073 PB DecisionPlanning - Decision
City of Northampton
Hearing No.: PLN-2019-0011
Date: September 19, 2018
APPLICATION TYPE: SUBMISSION DATE:
PB Special Permit with Major Site Pla 1 8/17/2018
Applicant's Name:
Owner's Name:
NAME:
Jeff Penn
NAME:
Danielle and Denise McKahn
ADDRESS:
77 Worthington Rd.
ADDRESS:
32 Perkins St.
TOWN:
HUNTINGTON
STATE:
MA
ZIP CODE.
01050
TOWN:
NORTHAMPTON
STATE:
MA
ZIP CODE.
01060
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
Surveyor's Name:
STREET NO.:
227 SOUTH ST
SITE ZONING:
URB(100)/
COMPANY NAME:
TOWN:
NORTHAMPTON MA 01060
ACTION TAKEN:
Approved With Conditions
ADDRESS:
MAP:
38B
BLOCK:
073
LOT.
001
MAP DATE:
SECTION OF BYLAW:
Chpt. 350-10.1: Special Permit
TOWN:
STATE:
ZIP CODE.
Book:
6227
Page:
1290
PHONE NO.:
FAX NO.:
NATURE OF PROPOSED WORK
EMAIL ADDRESS:
Conversion of existing building to eight new residential units
HARDSHIP:
CONDITION OF APPROVAL:
1) Prior to start of any construction, tree protection measures shall be installed for the trees to be saved
along the frontage. Fencing shall be chain link at the drip line. Tree protection shall be inspected by
the City.
2) No parking lot lights shall be installed
3) All exterior lighting shall meet the zoning requirements, be no cooler than 3000K. Prior to final
certificate of occupancy, a final lighting as -built shall be submitted showing compliance with these
standards.
4) There shall be no parking on the east side of the building.
5) Wheel stop to prevent cars over sidewalk.
6) Trash dumpster is not allowed on site.
7) A minimum 36" fence shall be installed on the slope behind play area along the northerly edge of
the property line.
FINDINGS:
The Planning Board approved the Special Permit with Site Plan for the creation of 8 residential units based on the following plans and
information submitted with the application:
1)Site Plan, Danielle and Denise McKahn, by Jeffrey Scott Penn, Architect Sheet S1, S2, S5 Dated August 13, 2018.
2) Memo from Matt Turcotte Power House Energy Consulting dated July 31, 2018
3) Sheet S3 Erosion Control and Stromwater Plan by John Wallen, dated August 13, 2018.
4) Sheet S4 Erosion Control and Stromwater Plan by John Wallen, dated August 13, 2018.
5) Engineering and runoff calculations by The Engineering Group LLC, for Black Sheep Development LLC dated Sept 8, 2018.
6) Traffic Analysis memo by The Engineer Group, LLC dated 81512018.
7). Elevations Sheet A3 by Jeffrey Scott Penn, Architect dated July 18, 2018.
In granting the special permit with site plan, the Board determined that the criteria in 10.1 and 11.6 had been met
1. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface
water drainage, sound and sight buffers and preservation of views, light, and air. The front portion of the building will remain while the
footprint will be expanded to the rear. The use will come into compliance with zoning. and
2. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc.
Planning - Decision
City of Northampton
Hearing No.: PLN-2019-0011
Date: September 19, 2018
streets, minimize traffic impacts on the streets and roads in the area. The existing driveway and parking area will be utilized. The parking
and driveway along the east side of the site will be abandoned and restored to open space.
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. A portion of the impervious surface will be converted to useable outdoor space for the tenants;
and
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; and
5. The requested use meets the special permit regulations for more than 7 residential units within the URB district as follows:
a. Buildings and parking. 1) The first row of buildings along a street shall face the street and add to the streetscape. There shall not be
any parking, except incidental to a driveway or roadway, between the first row of buildings and the street. Parking shall be located behind
buildings or designed otherwise to minimize view from the public street. 2) The area between the property and the road pavement shall
be made to be pedestrian friendly, with sidewalks, street furniture, trees and other vegetation, all of which shall be in conformance with
City standards. All landscaping incorporated as part of the applicant's design between the street and the building(s) shall facilitate and
enhance the pedestrian use of sidewalks and other areas adjacent to the building. The property between the sidewalk and the building
will remain with the mature trees and vegetation. 3) Buildings that abut existing residential properties shall incorporate building
articulation alongside facades. Building projections shall be incorporated for any side fagade that is longer than 30 feet. 4) Front facades
shall have setbacks consistent with other buildings within the block or provide a different setback that is necessary to address any
natural resources constraints. The front fagade will remain.
b. Streets and roadways. 1) Projects shall connect to all surrounding neighborhoods with bicycle and pedestrian access to the extent
possible. a) For projects that have more than one vehicular access, driveways and roadways shall internally and externally connect to
each other and dead-end streets shall be avoided whenever possible. Dead-end roadways and driveways shall never exceed 500 feet and,
to the extent possible, must include a bicycle and pedestrian connection from the dead-end street to a street, common area, park or civic
space. b) For projects that have a single vehicular access, such access shall not exceed 500 feet and pedestrian access shall also be
provided directly from any street to residential units.
c. materials for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads and other infrastructure shall be those
set forth in Chapter 290, Subdivision of Land. These standards shall apply even for private roadways and driveways that are not part of a
subdivision, unless waived by the Planning Board. The Board approved maintaining the existing parking area as shown to minimize site
disturbance.
d. Park space. 1) All projects shall include a park/common area fully designed and constructed to be integrated into the project, which
area shall be easily accessible and available for residents of the project. At a minimum, this space shall be 300 square feet or 30 square
feet per dwelling unit of buildable land area, whichever is greater. The 1,000+ sf area is contiguous to the site.
e. Environment and energy. Buildings shall meet one of the following environmental standards: 1) Home Energy Rating System (HERS)
rating for the building envelope at least 25% lower than the current municipal standard at the time the special permit is requested, but in
no event shall the HERS rating be greater than 47 for units of 1,200 square feet or less, and no greater than 41 for units larger than 1,200
square feet. Alternatively, for units of 1,200 square feet or less, the Planning Board may consider a comparable energy standard to the
HERS rating of 47 after consultation with the Building Commissioner. 2) U.S. Green Building Council LEED New Construction Gold or
Neighborhood Development Gold Certified.
f. Size, access and affordability. 1) Buildings shall meet one of the following standards: a) 11 % of the units shall be "affordable units" as
that term is defined in § 350-2.1 of the Code of the City of Northampton; or b) Contain 25% or more of the units no larger than 1,200
square feet gross floor area. 7 of 8 of the units are under 1,200 sf. 2) Equal access. All projects shall provide equal access to all building
amenities, park and civic space and public entrances to buildings to residents of both affordable and non -affordable units. F. Internet
connectivity. All projects that include infrastructure making internet connectivity available shall do so without differences in quality,
capacity or speed to residents of both affordable and non -affordable units.
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, § 81 C and 81 D. The plan encourages housing development
of various sizes and types. Additionally this will convert a previously non -conforming business use to a residential use.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
812312018
9/6/2018
912712018
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
813012018
1012112018
911312018
912712018
101912018
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
911312018
911312018
911912018
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
8:05 PM
1211212018
1211212018
MEMBERS PRESENT:
VOTE:
George Kohout
votes to
Grant
Samuel Taylor
votes to
Grant
Euripedes DeOliveira
votes to
Grant
Theresa (Tess) Poe
votes to
Grant
GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc.
Planning - Decision
City of Northampton
Hearing No.: PLN-2019-0011
Alan Verson
Mark Sullivan
Date: September 19, 2018
votes to Grant
votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
Alan Verson Mark Sullivan 6 Approved with Conditions
MINUTES OF MEETING:
Available on the City's website at www.northamptonma.gov
1, 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® 2018 Des Lauriers Municipal Solutions, Inc.