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32C-047 (13)
Office of Planning and Development f City of Northampton d City Hall • 210 Main Street Northampton, MA 01060 ■ (413) 587-1266 l FAX (413)587-1264•EMAIL planning@city.northampton.ma.us ■ ►E -Conservation Commission -Historical Commission *Planning Board • Housing Partnership -Zoning Board of Appeals Date: October 13, 1998 Scrivener' s Affidavit I , Laura Krutzler, Board Secretary, hereby certify that I caused the following Decision of the Northampton Planning Board to be filed in the City Clerk' s office on October 8, 1998 : APPLICANT: Pleasant Street Properties, LLP ADDRESS: 125A Pleasant Street Northampton, MA 01060 OWNER: Pleasant Street Properties,LLP ADDRESS: 125A Pleasant Street _ Northampton, MA 01060 RE LAND OR BUILDINGS IN NORTHAMPTON AT: 110 Pleasant Street + MAP AND PARCEL NUMBERS: MAP 32C PARCEL 47 And I hereby certify that, due to a clerical error, the name of the applicant and owner was incorrectly recited as "Pleasant Street Properties, LLP, " whereas the actual name of the owner and applicant is Pearl Street Properties, LLP. And I hereby request that this affidavit be attached to the original decision to correct this scrivener' s error. y1 Laura Krutzler Board Secretary ORIGINAL PRINTED ON RECYCLED PAPER Pursuant to Massachusetts General Laws (MGL), Chapter 40A, Section 11, no Special Permit, or any extension, modification or renewal thereof, shall take effect until a copy of the decision bearing the certification of the City Clerk that twenty days have elapsed after the decision has been filed, or if such an appeal has been filed that it has been dismissed or denied, is recorded in the Hampshire County registry of Deeds or Land Court, as applicable and indexed under the name of the owner of record or is recorded and noted on the owner's certificate of title. The fee for such recording or registering shall be paid by the owner or applicant. It is the owner or applicant's responsibility to pick up the certified decision from the City Clerk and record it at the Registry of Deeds. The Northampton Planning Board hereby certifies that a Site Plan Special Permit has been GRANTED and that copies of this decision and all plans referred to in it have been filed with the Planning Board and the City Clerk. Pursuant to Massachusetts General Laws, Chapter 40A, Section 15, notice is hereby given that this decision is filed with the Northampton City Clerk on the date below. If anyone wishes to appeal this action, an appeal must be filed pursuant to MGL Chapter 40A, Section 17, with the Hampshire County Superior Court or the Northampton District Court and notice of said appeal filed with the City Clerk within twenty days (20) of the date that this decision was filed with the City Clerk. Applicant: Pleasant Street Properties, LLP - 110 Pleasant Street(2 Pearl Street) _ DECISION DATE: SeptC,. 10, 1998 DECISION FILED WITH THE CITY CLERK: Oct. 8, 1998 Qt� DEPOT LOT �I AJ. II liliilllllllllill ! ! ! ! ! ! l1111 DEPOT � 5 RESTAURANT I1IlIIlllll ( IIIIlIII 9q l IIIIIIIlII sP G ( 111111 IIf III I lif f if � lI II-llllllllllll l if � I U cn O N� S\ PL�S� Attachment 1 (cont.) The Depot"upper lot" currently has parking in excess of the requirements for the number of seats in the restaurant. The calculation per the Zoning Ordinance would be as follows: Dining seats of 266 requiring parking of 66.5 spaces Kitchen floor area requiring parking of 4.0 spaces _ Lounge - primarily in evening Banquets- primarily in evening Total spaces required during daytime 70.5 spaces (per Zoning Ordinance) Maximum spaces required per actual lunch counts 38.0 spaces "Upper lot' parking spaces available 99.0 spaces "Excess" spaces 61.0 spaces The Depot Restaurant Attachment 1 Upper Parking Lot Use Union Square Realty Trust, the owner of the property located at 125A Pleasant Street, currently leases to the Depot Restaurant the two parking lots contiguous to the restaurant and known as the Upper Lot and the Lower Lot. The Lower Lot is, in turn, leased to the City of Northampton for use between the hours of 8:00 A.M. and 6:00 P.M., Monday through Saturday. The Upper Lot is for the exclusive use of the Depot Restaurant and contains 99 spaces. The Depot Restaurant has generally analyzed its parking needs by looking at the number of patrons visiting the Depot for lunch. Lunch is defined as the hours between 11:30 A.M. and 4:30 P.M. The table below reflects the average number of patrons for the days Monday through Friday for the past six months of 1998. Monday Tuesday Wednesday Thursday Fnday February, 1998 81 84 63 74 94 March, 1998 41 63 69 59 63 April, 1998 46 54 58 57 71 May, 1998 59 59 60 70 65 June, 1998 62 89 98 83 95 July, 1998 66 71 71 100 72 6 month average 59 70 70 74 77 It is believed that, at the very least, patrons come to the Depot in two persons per car. This does not count the folks who walk to the restaurant from Downtown Northampton nor does it include automobiles carrying three or more persons. This would mean that the highest vehicle use for the Depot parking lot for lunch business would be in the range of 30 vehicles to 38 vehicles per day. It should be noted that the peak demand for the Depot Restaurant is after 6:00 P.M. and the peak demand for the proposed project is during the 8:00 A.M. to 5:00 P.M. time period. As well, the "lower lot" parking area becomes solely available to the Depot Restaurant after 6:00 P.M., thus giving the Depot exclusive access to both the upper and lower lots. 3. Permit the applicants to provide the balance of the required parking spaces (18 spaces) within the parking lot of the Depot Restaurant at 125A Pleasant Street, which is owned by the applicants. Justification - Section 8.7 of the Zoning Ordinance allows the Planning Board to grant off street parking in a non municipal lot, if that lot is 1,000 feet from the proposed premises. The Depot parking lot is within that required footage, the vitality of the adjacent land use would be part of that walk and the patrons and employees of the proposed project are likely to actually utilize the provided off street parking. - It is anticipated that Union Square Realty Trust, the owner of the Depot property, would sign a long term lease with Pearl Street Properties, LLP, the owner of the proposed project for the use of the parking spaces. If in the event of a sale of either property, Pearl Street Properties, LLP would propose to pay the sum of$72,000.00 into the Parking Fund for the equivalent of the 18 spaces. In summary, the applicants propose to meet the parking requirements for the proposed project in the following manner: Permission to pay into the Parking Fund 15 spaces Permission to share the Depot parking lot 22 spaces Provision of parking in the Depot"upper lot' 18 spaces Total required and satisfied parking 55 spaces ATTACHMENT A Revised and resubmitted 9/3/98 Request for Reduction in Parking Requirements Pearl Street Properties, LLP 125A Pleasant Street Northampton, MA 01060 Site Plan Approval - Major Project Parking Requirements Pursuant to the Site Plan Approval Application by Pearl Street Properties, LLP and the resulting parking requirements as per the Zoning Ordinance of the City of Northampton, the applicant is required to provide 55 parking spaces based on the proposed total _ square footage of 27,747 square feet and one parking space per 500 square feet (27,747 square feet divided by 500 square feet= 55.49, rounded to 55)). Based on a need for 55 spaces, the applicant proposes the following: 1. Permit the applicants to pay into the Parking Fund the equivalent of fifteen (15) spaces at the rate of$4,000.00 per space or the sum of $60,000.00. i Justification - Section 8.11 of the Zoning Ordinance allows the Planning Board to grant a Special Permit allowing payment to the City of Northampton in lieu of providing some or all of the required parking for a project. 2. The City of Northampton allow the applicants to provide 22 parking spaces through shared use of the parking lot located at the Depot Restaurant. Justification -As seen by Attachment 1, the Depot parking lot currently has an excess number of spaces based on the actual use by the Depot Restaurant. In addition, there exist 12 metered spaces in this "upper lot"(plus two handicapped spaces), which are effectively only used by restaurant related patrons due to the proximity of the spaces to the restaurant. Under Section 8.5 of the Zoning Ordinance, the Planning Board may allow two or more buildings or uses located on separate lots to provide for their required parking in combined facilities on the same lot. 1. The number of curb cuts has been minimized because the building will use an existing curb cut on Pleasant Street and eliminate two other existing curb cuts along Pearl Street. 2. Pedestrian, bicycle and vehicular traffic movement has been separated because there will be no vehicular traffic circulation on the property. 3. Stormwater will continue to discharge into the City storm drain system as at present. The amount of run-off from the property is not expected to increase. Conditions imposed upon this Site Plan Special Permit are as follows: 1. The applicant must submit a copy of a signed lease between the owners of the Depot property and Pleasant Street Properties,LLP to provide the parking as stipulated in the application. 2. Parking shall be provided as per the applicant's submittal entitled, "Request for Reduction in Parking Requirements," dated September 3, 1998, which is hereby incorporated into this permit.by reference. (See Attachment A.) 3 detrimental uses. There will not be any change in the amount of storm water run-off because both the existing site and the proposed use are entirely impervious surface. The applicant has provided street plantings to serve as sight buffers. B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets and minimize traffic impacts on the streets and roads in the area. There will be no traffic circulation within the site because the proposed building will occupy nearly the entire site. The building has been designed to facilitate pedestrian use because the main building entrance will be flush with grade, and entrances from Pearl Street will be accessed via an accessible ramping system. C. 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 because the building has been designed to be in keeping with the existing architecture in the surrounding neighborhood. D. The requested use will not overload, and will mitigate adverse impacts on, the City's resources, including the City's water supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools. E. The requested use meets any special regulations set forth in the Zoning Ordinance under Section 10.11. F. The requested use bears a positive relationship to the public convenience or welfare because it provides additional, valuable retail/office space in the downtown area. The use will not unduly impair the integrity of character of the district or adjoining zones because the use is in keeping with other uses in the CB zoning district. The use will not be detrimental to the health, morals, or general welfare, and the use shall be in harmony with the general purpose and intent of the Ordinance. G. 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 M.G.L. Chapter 41, Section 81-C and D. In addition, in reviewing the Site Plan, submitted with the Special Pen-nit, the Planning Board found that the site plan complied with the following technical performance standards: 2 1��PY OCT 1 3 .998 Office of Planning and Development ©EFi F UI `�,-F� P�-4,r IT City of Northampton N0E-Fic;�1,T01'1. �4A City Hall - 210 Main Street Northampton, MA 01060 - (413) 587-1266 >1 l FAX (413)587-1264-EMAIL planning@city.northampton.ma.us ■ ►E -Conservation Commission -Historical Commission -Planning Board - Housing Partnership -Zoning Board of Appeals DECISION OF ` NORTHAMPTON PLANNING BOARD I APPLICANT: Pleasant Street Properties, LLP ADDRESS: 125A Pleasant Street Northampton,MA 01060 OWNER: Pleasant Street Properties, LLP ADDRESS: 125A Pleasant Street Northampton, MA 01060 -- RE LAND OR BUILDINGS IN NORTHAMPTON AT: 110 Pleasant Street MAP AND PARCEL NUMBERS: MAP 32C PARCEL 47 At a meeting conducted on September 10, 1998,the Northampton Planning Board unanimously voted 6:0 to grant the request of Pleasant Street Properties, LLP for a Special Perniit with Site Plan Approval to allow a setback of more than five feet from the front lot line in a CB district under Sections 5.2, 10.10 and 10.11 of the Zoning Ordinance and for a Site Plan Special Permit to demolish an existing service station and construct a new, four-story office/retail building under Sections 10.10 and 10.11 of the Zoning Ordinance for property located at 110 Pleasant Street(2 Pearl Street), also known as Assessor's Map 32C, Parcel 47, in accordance with the following plans: 1. "Proposed Site Plan,2 Pearl Street,Northampton, Massachusetts - Site Plan Approval Submission, SP-1,"prepared by The Berkshire Design Group, Inc. and Kuhn-Riddle Architects, dated August 5, 1998. 2. "2 Pearl Street Building, Northampton, Massachusetts - Elevations,"prepared by Kuhn-Riddle Architects, dated August 5, 1998. Planning Board Members present and voting were: Chair Andrew J. Crystal, Vice Chair Daniel J. Yacuzzo, Paul Diemand, Anne Romano and Associate Members Orlando Isaza and Alton Neal. In Granting the Site Plan Special Permit, the Planning Board found: A. The requested use for a office/retail building protects adjoining premises against seriously ORIGINAL PRINTED ON RECYCLED PAPER