28-066 (8) A
City of Northampton, Massachusetts
Office of Planning and Development
City Hail • 210 Main Street #
Northampton, MA 01060 • (413) 586-6950 $
FAX(413) 586-3726
•Community and Economic Development <<
•Conservation•Historic Preservation
•Planning Board•Zoning Board of Appeals
•Northampton Parking Commission
TO: Anthony nthon Patillo, Building Ins?e ctor
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RE: Permit application (ti",
FROM: Laura Krutzler, Board Secretary/OP
DATE: �'y }c-rnY9 'S� ?�/% �.
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Would you please review and return the
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enclosed £N '` �p application
before the Jlanni n Board/Zoning Board of
Appeals meeting scheduled for 11, 1�g-1 so
that we can advise the Boards of any
concerns you may have.
Thank you.
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B-6. Location of: and/
parking&loading areas Driveway or garage at the existing and proposed residence
public&private ways Please See LOCUS plan
driveways,walkways Please see sketch
access&egress points Please see sketch
proposed surfacing: Existing CCMMn drive is gravel — no
B-7. Location and description of �
Proposed private drive expected to be ayel.
- all stormwater drainage/detention facilities
Please see topo plan
- water quality structures N/A
- public&private udlides/easements E xistinq within ccultilt7n drive easements, plus. Lot I, will
- sewage disposal facilities Septic—please see— /grant travel and utility easements; to Lot II
water supply facilities Private wells on both proposed lots
B-8. Existing&proposed:
landscaping,trees and plantings(size&type of plantings) N/A single family residence
stone walls, no change
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buffers and/or fencing: 500' of thick woods
B-9. Signs-existing and proposed: N/A
Location _ N/A
dimensions/height__ N/A
- color and illumination N/A
B-10. Provisions for refuse removal,with facilities for screening of refuse when appropriate:
Property owners to will to public duM
FOR MAJOR PROJECTS ONLY:
B-11. An erosion control plan and other measures takerao protect natural resour es&water supplies:
N/A
C. Estimated daily and peak hour vehicles trips generated by the proposed use,traffic patterns for vehicles and
pedestrians showing adequate access to and from the site,and adequate vehicular and pedestrian circulation
within the site. N/A
Site Plans submitted for major projects shall be prepared and stamped by a:
Registered Architect, Landscape Architect, or Professional Engineer
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SITE PLAN REQUIREMENTS
REQUEST FOR WAIVERS APPLICATION
The application MUST include a site plan containing the information listed below.The Planning Board may waive the
submission of any of the required information,if the Applicant submits this form with a written explanation on why a
waiver would be appropriate. To request a waiver on any required information,circle the item number and fill in
the reason for the request.Use additional sheets if necessary.
A. Locus plan Please see attached.
We request a waiver of full recordable site plans
B. Site plan(s)at a scale of V=40'or greater. in lieu of attached various sketches and plan
B-l. Name and address of the owner and the developer,name of project,date and scale plans:
Susan Anderson, 242 Sylvester Road Flat Lot Project — 7/16/97
B-2. Plan showing Location and boundaries of:
- thclot Please see attached locus plan
- adjacent streets or ways Please see attached locus plan
- all properties and owners within 300 feet
- all zoning districts within 300 feet Please see locus plan
B-3. Existing and proposed:
buildings single family residence
setbacks from property lines Please see sketch
building elevations Proposed house will be less than 35'
all exterior entrances and exits N/A
(elevation plans for all exterior facades structures es are encouraged)
B-4. Present&proposed use of:
the land Please see sketch
buildings: Please see sketch
B-5. Existing and proposed topography(for intermediate projects the permit granting authority may accept
generalized topography instead of requiring contour lines):
at two foot contour intervals No Proposed change
- showing wedands,streams,surface water bodies No Proposed change
showing drainage swales and Iloodplains: No proposed change
showing unique natural land features No proposed change
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8.F. A ' 'ni g zones- allowing one additional single family residence on a 6 acre lot
which utilizes its own private drive with the existing residence on Lot I utilizing an existing
well designed and maintained common drive will not impair or affect the character of the
immediate area, as there will be a minimum of 500 feet of woods separating residences and
the proposed new residence will not be seen by any neighboring houses.
detrimental to health: the applicants are a defined family of four,who seek the
right to build a single family residence. Lot II will not be used for illegal or immoral purposes.
8.G. The requested use promotes City planning objective because:
1. the proposed lot/house is a single family residence and, once approved,
there would be four houses on approximately 80 acres of land,with
500 feet of woods between each residence;
2. this is very low density use of land;
3. with Lot I utilizing an existing well designed,well maintained common
drive, and Lot H utilizing a private drive, safety and traffic issues will be minimised;
4. over 95% of both proposed lots will remain open space.
Harmony and Purpose of Ordinance. Because the proposed flag lots comply
with all size, shape and setback requirements, and because of the usually large size of the
proposed lots and great distances of deep woods between residences, the applicants are in
harmony with the general purpose and intent of the ordinance.
F_ Explain why the requested use will:
not unduly impair the integrity or character of the district or adjoining zones:
Spp a anhmenf- (;hppf- fnr SPrfj nn R_P
not be detrimental to the health,morals or general welfare:
be in harmony with the general purpose and intent of the Ordinance:
G. Explain how the requested use will promote City planning objectives to the extent possible and will not
adversely effect those objectives,defined in City master study plans(Open Space and Recreation PIan;
Northampton State Hospital Rezoning Plan;and Downtown Northampton:T);lay,Tomorrow and the Future).
See attachment sheet for Section 8.G.
9. I certify that the information contained herein is true and accurate to the best of my
knowledge. The undersigned owners) grant the Planning Board permission to enter
the property to review this application.
Date:, Applicants Signature:
Date: 4lvner's Signature:
(If not the same as applic s)
MAJOR PROJECTS must also complete the following page:
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3. the proposed lot has 50 feet of frontage and both lot I and lot H could
have a road with no less than an 80 foot curve; and
4. The existing residence at Lot I and the proposed residence for Lot II
meet all front and side setback requirements (see sketch).
be at least 1,800 feet in the case of Lot I, and 1,300 feet in the case of Lot II from the closet
road.
Provisions for persons with disabilities: The A.D.A. does not apply to a private single
family residence. However, due to Susan's medical condition and the fact that she could
require a wheel chair. The house at Lot II will be designed with handicap accessibility in
nature.
8.C. The natural landscape: The residences on Lot I and Lot II will be on 15 and 6
acre lots, respectively. The residence on Lot I cannot be seen from either the street or from
any other abutting residence. It is anticipated that the same would be true of the residence on
Lot II, as it will also be surrounded by woods, and have at least 500 feet distance between it
and the nearest residence.
Other community assets: Due to the fact that there will be only one modest
sized house (approximately 2,500 square feet), over 95% of the proposed lot will be open
space. The same is true for the existing residence on Lot I.
8.D. Water sun121y:Both residences Lot I and Lot II will not access or use city water,
but will instead use a private well on site.
sanit=sewage: The proposed Lot II has two high quality approved perk sites.
The leach field will be located on the applicant's land with easy access off future private drive
for any necessary maintenance. The existing residence at Lot I has an oversized septic system
which has recently passed a Title V inspection.
fire protection'Ischools: The applicants are a defined family of four. The single
family residence proposed for Lot II will not add additional children to the school system, as
the two children in our family already reside in Northampton. The one additional single family
structure will not overly tax the fire department or the city streets.
Adversely affect city's resources:
Reg. 6.12 and 6.13
8.E. Flag lot. The applicants comply with all requirements for a flag lot because:
1. the proposed houses fit within a circle with a diameter of 262.5 feet
(1.5 x 175 feet frontage) (see sketch);
2. there are no more than three flag lots in a row after the new flag lot is
approved;
C. How will the proposed use promote a harmonious relationship of structures and open spaces to:
the natural landscape: Please see attachment sheet for Section 8.C.
to existing buildings:
other community assets in the area:
D. What measures are being taken that show the use will not overload the City's resources,including:
water supply and distribution system: PIPase seP a ar-hrrent- shut fnr
Section 8.D.
sanitary sewage and storm water collection and treatment systems:
fire protection,streets and schools:
How will the proposed project mitigate any adverse impacts on the City's resources,as listed
above?
E. List the section(s)of the Zoning Ordinance that states what special regulations are required for the proposed
project (flag lot,common drive,lot size averaging,etc.)
See attachment sheet for Section 8.E.
How does the project meet the special requirements?(Use additional sheets if necessary)?
F. State how the project meets the following technical performance standards:
1. Curb cuts are minimized: See attachment sheet for Section 8.F.
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8. A. The proposed project is a single family residence on a new 6-acre lot. The
proposed building site is over 500 feet from the closest residence and is separated in all
directions by thick woods.
Surface Water Drainage: By utilizing a well designed private driveway with swails
and/or culverts where necessary, there will be no negative effect on surface water drainage.
This is because the potential house will be surrounded by literally hundreds of feet of deep
woods and there will be ample vegetation to slow down and absorb any surface water which
accumulates around the house.
Sound and Sight Buffers: There is and will remain hundreds of feet of trees between
all residences.
The preservation of views, light and air: Both the existing residence Lot I and
proposed building site Lot II will not interfere with anyone's view, light or air due to the steep
change in grade between houses and the deep woods surrounding the house.
8.13.
Promote convenience and safety: The Lot II site is at least 1,300 feet from the closest
strf,et. By utilizing a well designed private driveway, there should be no pedestrian
convenience or safety issues.
How will the project minimize traffic impacts on the streets and roads in the area?
The proposed project is for a single family residence, thus there will be virtually no
impact on streets and roads.
Ucation of driveways: The existing residence Lot II will continue to use the existing
common driveway that residence used since 1989. The driveway of the proposed residence Lot
II will run approximately 1,300 feet from the proposed residence to Sylvester Road.
Emergency Access: For the existing residence Lot I residence, the existing common
drive will continue to service that site which has been used and maintained since 1989. It has
at least four turning sites where a fire engine could easily turn around. Additionally, the road
is at least 18 feet wide. For the new residence,a private drive will be built that has at least two
turning sites for emergency vehicles.
Safe and Convenient Parking: Since both the residences at Lots I and II will be single
family residences,parking will be on site,in a driveway or garage and this driveway/garage will
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8. Site Plan and Special Permit Approval Criteria.(If any permit criteria does not apply,explain why)
Use additional sheets if necessary.
Assistance for completing this information is available through the Office of Planning&Development..
A. How will the requested use protect adjoining premises against seriously detrimental uses?
Please see attachment sheet for Section 8.A.
How will the project provide for:
surface water drainage:
sound and sight buffers:
the preservation of views,light and air.
B. How will the requested use promote the convenience and safety of pedestnar}povement within the site and on
adjacent streets?
Please see attachment sheet for Section 8.B..
How will the project minimize traffic impacts on the streets and roads in the area?
Where is the location of driveway openings in relation to traffic and adjacent streets?
What features have been incorporated into the design to allow for:
access by emergency vehicles:
the safe and convenient arrangement of parking and loading spaces:
provisions for persons with disabilities:
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418P f
CTrY OF NORTTHAdQTOM
PLANMNG BOARD APPLICATION FOR-
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�'`' Permit�requested vbde:~2Anmg '��",��'' °�
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1. Applicant's Name: Susan Anderson and David Noonan
Address: 242 Sylvester Road Telephone: 584-1560
2. Parcel Identification: zoning map,#28 Parcel# 66 Zoning District: UM
Street Address: 242 Sylvester Road
3. Status of Applicant X Owner, Coaa=Ptarltasrr, Ieaee
X Other(explain) Husband or caner
4. Property Owner. Susan Anderson
Address: 242 Sylvester Road Telephone: 584-1560
5. Describe Pr000sed WerJProject (Use additianai shoots if necessary
We seek to divide one 21 acre lot into 2 flag -lots with the original lot
(Lot I) continuing its access off an existing common drive and the new
lot (Lot II) being served by a private driveway. ►
Has the foilowing information been included in the appiicauon?
X SituPlot Plan List of requested waives X fee
X 2 sets of labels(supplied by the Assessor's Office)
X Siened dated and denied Zoning Permit Application
X Three(3)copies of the Certtti(A Abutters List from Asses ors'O(fice-
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