31B-230 (5) Curb Cut 1:>I yawl (Alkne&)
3w1 ' Lort' 64- 6o-tln i� �ire�"t'"
' Fuvve.
covb cak -M
Locating the drive at the southern end of the building and the
pedestrian access at the north will separate vehicles from the
pedestrian access to the proposed neighborhood park to the rear of
the building access which will be natural in appearance and
considerably more peaceful than pedestrian access aligned directly
alongside a driveway.
The requested alignment will not nullify or substantially
derogate from the intent or purpose of the ordinance. Among the
purposes of the Zoning Ordinance of the City of Northampton are to
"lessen congestion in the streets", "facilitate adequate provision
of open space", and "encourage the most appropriate use of land
throughout the City". Zoning Ordinance Section 1.3. Granting the
relief requested in order to change the alignment of the driveway
Y
nineteen feet will not interfere or derogate from these declared
purposes.
For the above stated reasons, the applicant should be granted
a variance as requested and permitted to construct the curb out and
driveway as shown on Sheet A-1.
1; 4SO
s
L
additional foundation work. The shape and topography of the lot
Justify a variance from the requirement of the Zoning By-Law with
respect to the location of the driveway.
The share and topography of the lot do not affect adjacent
lots in the neighborhood- The Heritage Bank for Savings lot is
considerably deeper and does not have as severe a change in grade
as the applicant's lot. The adjacent lot to the North has its long
access perpendicular to Gothic Street and permits buildings
perpendicular to Gothic Street.
A literal enforcement of the by-law-will involve substantial
hardship. A literal enforcement of the by-law will require the
applicant to locate the curb cut as shown on the attached "Proposed
Curb Cut Diagram (alternate)" which will impose a substantial
` hardship to persons entering and exiting the property. Should the
applicant locate the building closer to the Central Business
District, this will require that the drive and the pedestrian
access path be to the north of the building. The grading problems
mentioned above will work a substantial additional cost and
hardship on the applicant.
Relief may be granted without substantial detriment to the
public 'aood. The driveway alignment as requested is preferable to
the alignment required by the zoning by-law. The driveway will
enter Gothic Street at right angles. This is the alignment
preferred by the Department of Public Works and traffic safety
studies. Locating the driveway at the south end of the building
will keep the traffic entering and exiting 64 Gothic Street further
removed from the residential end of Gothic Street to the north.
r
7. State How Work/Proposal Complies with Variance Criteria:
• Variances from applicable zoning ordinances may be granted by
the Zoning Board of Appeals, when that authority has specifically
found that "owing to circumstances relating to the soil conditions,
shape or topography of such land or structures and especially
affecting such land or structures but not affecting generally the
zoning district in which the land is located, a literal enforcement
of the provisions of the ordinance or by-law would involve
substantial hardship, financial or otherwise, to the petitioner and
that desirable relief may be granted without substantial detriment
to the public good and without nullifying or substantially
derogating from the intent or purpose of the Zoning Ordinance. "
M.G.L. ,c. 40A, Section 10.
{ Circumstances relating to the shape and topography of the
locus justify a variance. The lot in question presents a long
access parallel to Gothic Street. The lot itself is across the
street from single and two-family residences of a domestic scale.
The shape of the lot dictates that the building be constructed with
its long access parallel to Gothic Street. The lot is hourglass in
shape and prevents the location of a building far back on the lot.
The topography of the lot is rising from Gothic Street requiring
grading to provide wheelchair access to the lower and first floors
of the structure, as well as to provide a driveway to the parking
area behind the building. The grade change between the sidewalk
and the rear of the lot is such that the wheelchair accessible
ramps and pathways cannot be located on the same side of the
building as the entrance drive without complex grading and
r
• Gothic Street from the North, would complicate departure towards
Main Street. The turn would be more than ninety degrees.
Accordingly, the applicant seeks to obtain the variance in order to
construct the driveway aligned as proposed on the Site Plan Sheet
A-1, rather than on the "Proposed Curb Cut Diagram (alternate)".
r
Variance from Curb Cut Separation Requirement
6 Narrative Description of Proposed Work/Proiect:
The applicant proposes to construct the driveway as it appears
on the applicant's Site Plan Sheet A-1 of the submitted prints. As
shown, the driveway passes to the south of the building and joins
Gothic Street at approximately a right angle. The applicant's
proposed curb cut is twelve feet from the property line and twenty-
four feet in width. The curb cut lies entirely within the URC
zone. The southern edge of the proposed curb cut is thirty-one
feet from the nearest edge of the curb cut in the Central Business
Zone which provides access to the Heritage Bank for Savings parking
lot.
Such proximity is arguably in violation of Section 8.10(1) (e)
of the Zoning By-Law (p. 8-9) , which provides: "No portion of a
driveway's entrance or exit shall be closer than fifty (50) feet to
the curb line of an intersecting street nor shall it be closer than
fifty (50) feet to any portion of an existing driveway located in
a business or industrial district. " The applicant seeks a variance
from this Section in order that the driveway as proposed may be
thirty-one, rather than fifty feet, from the pre-existing driveway
in the Central Business Zone.
The applicant could locate the curb cut fifty feet distant
from the adjacent driveway in the Central Business Zone. See
"Proposed Curb Cut Diagram (alternate)" attached. The disadvantage
of this alignment is that the driveway for the applicant's property
will be ,obliquely rather than perpendicularly aligned to Gothic
Street. Such an alignment, while it might facilitate entering 64
' � f
OFG'7CI U ABUTTER LIST
318-187 .'.•1B-215 318- 35
Mgene J. & Beatrice F. Mongeon Alexander W. Borawski Joan F. & Kathleen B. Foley
26 T'nmbull Road 88 King Street 53 Gothic Street
Northampton, Massachusetts 01060 •,' rthampton, MA 01060 Northamptor, MA 01060
31B-188 31B-213 31B-260
Roger A. Walaszek Paul C. & Marchele & David J. Floyd Andrus
' 140 Main Street McCutcheon 81 Lake Street
Hatfield, Massachusetts 01038 44 Munroe Street Florence, MA 01060
Northampton, MA 01060
31B-190 31B-214 318-265
Children's Aid & Family Service John F. & Kathleen A. Foley Edward F. and
6 Trumbull Road 65 Blackberry Lane %Josephine F. Cavailari
Northampton, Massachusetts 01060 Northampton, MA 01060 65 State Street
Northampton, MA 01060
31B-207 31B-217 31B-308, 31B-311
Susan M. Wolk Nancy E. Murphy and N.I.S. Development Corporation
98 State Street Jeanne A. Troxell 109 Main Street
Northampton, Massachusetts 01060 61 Gothic Street No4Uiampton, MA 01060
Northampton, MA 01060
31Br208 31B-218 31B-310
Ronald F. Venne John L. & Marlyn H. Reynolds Michael Associates
97 State Street 62 East Taylor Hill Road 480 Hampden Street
Northampton, Massachusetts 01060 Montague, MA 01351 Holyoke, MA 01040
31B-209 31B-223, 31B-204, 31B-229,
Constance B. Coggswell and 31B-254
Sage C. McKnighth Smith College Trustees of ff22
95 State Street Treasurer's Office N M U V Rol
Northampton, Massachusetts 01060 Northampton, MA 01060 - ±
31B-210 31B-258 € ` 1
Gerard O. Rodrique Cosimo A. & Claire A. Serio
28 Trumbull Road Josephine & Edward Cavilari CITY CLERKS OFFICE
Northampton, Massachusetts 01060 Mary G. & Leborio Serio NORTHAMPTON MASS.01060
9 Tr rrbul l Rd., North
31B-211 31B-231
Donald H. (Jr) & Susan T. Grant Michael Perlman
24 Trumbull Road 96 Round Hill Road
Northampton, Massachusetts 0106C Northampton, MA 01060
31B-212 31B-232
Roger A. & Ann Marie Walaszek John H. & Marlyn H. Reynolds
76 Gothic Street 62 East Taylor Hill Road
Northampton, Massachusetts 01060 Montague, MA 01351
�• 114
' 4 CERTIFICATION DATE:
'v
Date Filed Filet
VARIANCE APPLICATION
1. Name of Applicant: Gothic Street Development Partnership
Address: c/o Barnes & Etheredge Law Telephone: 584-0368
Offices, 143 Main St. , Northampton, MA 01060
2. Owner of Property: Carl R. Pagella
Address: P.O. Box 637 W 4glugfield, Telephone: N/A
MA 01089-
3. Status of ADolicant: Owner XX Contract Purchaser
Lessee Other (explain )
4. Parcel Identification: Zoning Map Sheet# 13B Parcell 230
Zoning Districts) URC
Street Address 64 Gothic Street
n5. Variance is being requested under Zoning Ordinance
Section 8. 10(1) (e) Page 8-9
6. Narrative Description of Proposed Work/Pro-i ct: (Use
additional sheets if necessary)
See attached.
ry
7.. State How Work/Proposal Complies with Variance Criteria: (See
Applicant's Guide and use additional sheets if necessary)
See attached.
0
No
1 4 W91
4 6A
S. Attached Plans: Sketch Plan Site Plan
None Required
9. Abutters (See instructions. Use attached abutter's list)
10. Certification: I hereby certify that I have read the GUIDE TO
APPLYING FOR A ZONING VARIANCE, SPECIAL PERMIT OR FINDING and
that the information contained herein is true and accurate to
the best of my knowledge.
Dater/'y 1991 Applicant's Signature:
Bep
46min A. Barnes , agent for
Gothic Street
Development Partnersh'
BY:
Witness Tom Masters, Partner
BY:
Witness Paul Duda, Partner
BY:
Witness Benjamin A. Barnes, Partner
BY:
Witness Edward D. Etheredge, Partner
BY:Northampton Architectural
Investment Corporation,
Partner
By.
Witness Edward L. Jendry
COMMONWEALTH OF MASSACHUSETTS
HAMPSHIRE, SS. , 199_
Then personally appeared the above named -
and declared the foregoing instrument to be free act and
deed.
Notary Public
My commission expires:
44
Sample Deed
KNOW ALL PERSONS BY THESE PRESENTS
THAT GOTHIC STREET DEVELOPMENT PARTNERSHIP, a Massachusetts general
partnership consisting of William A. Parisien, Tom Masters, Paul
Duda, Benjamin A. Barnes, Edward D. Etheredge, and Northampton
Architectural Investment Corporation, as general partners, of 143
Main Street, Northampton, Massachusetts
grant for consideration paid and for less than $100.00
WITH QUITCLAIM COVENANTS
to the RECREATION COMMISSION OF THE CITY OF NORTHAMPTON, an agency
of the municipal corporation duly organized under the laws of the
Commonwealth of Massachusetts, M.G.L. c. 45, Section 2,
the land in the City of Northampton as more particularly described
in Exhibit A attached hereto.
BEING THE SAME PREMISES conveyed to these grantors by a
Massachusetts foreclosure deed of the United Co-operative Bank
dated , 1991 recorded in the Hampshire County Registry
of Deeds in Book Page
RETAINING unto the Grantor a right of access in common with
the public access to the granted premises for the purposes of
recreation and assembly and retaining unto the Grantors herein in
common with the City of Northampton, its agents and employees, the
right to enter upon the demised property for the purposes of
maintaining the structures, surfaces and plants located thereon,
including the repair and replacement of said plants, services and
stiuctii ms.
RETAINING unto the Grantor, its successors and assigns, the
right to enter upon the granted premises for the purposes of
constructing, maintaining, repairing or replacing the water and
electrical supply to the park fountain and the electrical and other
utility supplies to the building on the Grantor's premises, all as
more particularly shown and described on the above-mentioned plan.
IN WITNESS WHEREOF, Gothic Street Development Partnership has
caused this instrument to be executed under seal this day
199_
GOTHIC STREET
DEVELOPMENT PARTNERSHIP
BY:
Witness William A. Parisien, Partner
y
g
Open Space Conservation and Recreation Five Year Master Plan.
2. The adequacy of the protection of said resource area.
The area will be adequately protected by a deed to the City of
Northampton or such other agency as the City indicates. It will be
permanently in the possession of the public.
3. The adequacy of public accessibility to the resource area
being protected.
(a) The parcel to be deeded to the public includes an access
pathway to the park. The City may then set such rules and
regulations at it deems applicable to the use of public space of
this type. The pathway will be a ramp, providing access for all.
(b) Land is to be deeded to the City of Northampton or other
approved non-profit tax-exempt organization. It is not transferred
as part of an open space residential or PUD development or as a
cofidition of any other City permit.
(c) The Special Permit will be subject to the applicant
deeding to the City within nine months of the expiration of the
appeal the land in question.
(d) The lot prior to donation of the park conformed to all
the zoning requirements.
(e) The donated portion represents less than 15$ of the
initial lot. In excess of 50% of the required lot size and
frontage remains.
41
Ills
following approval of permit) .
1 The value of the resource -area being protected is consistent
with the City's open space, recreation master plan.
The 6,420 square feet to be deeded to the City represents the
last remaining portion of open land in this URC neighborhood, a
block bounded by State Street on the West, Trumbull Road on the
North, Gothic Street on the East and Main Street on the South. The
land abuts a portion of open land held by the St. Michael's
Association. Dedication of the open land will provide an open
urban recreation space for the occupants of the apartment building
at close proximity to their homes and will also provide a
passageway from State to Gothic Streets. The value of this
resource area is high. There are no other pocket parks in this
area of the City and there are unlikely to be any. This is the
last piece of open land in this block.
The dedication of this land to public use is consistent with
the City of Northampton's Open Space Conservation and Recreation
Five Year Master Plan 1989-1994 Section VI, Policies, Goals and
Objectives. This space will provide outdoor recreation for
individuals of all ages. The park will improve and make more
attractive the urban environment. Preservation of this pocket park
as open space will provide outdoor seating and tables for the
City's growing and aging population. This land will be acquired by
the City at no cost and it is contemplated that the deed will be to
the Recreation Commission in order that the design and development
of the park be consistent with the recreational programs of the
City of Northampton. In short, this park will be completely
consistent with the goals, policies and objectives of the City's
yb
electrical supply to the fountain, and certain electrical conduits
to be buried below the access path.
The square footage of the proposed park is approximately
6,420. Deeding this portion of the locus to the City would affect
the density requirements as follows:
Frontage: Reduction of 5 feet, leaving 261.4 feet. One
hundred feet required.
Death: Reduction in average depth on the Northern two-fifths
of, the lot from 170 feet to 135 feet. 100-foot minimum
required.
Width: A reduction in the average width from 287 feet to 282
feet. 100 feet required.
Area: Reduction from 48,526 to 42,106 square feet. A lot of
this reduced size would only carry ten units of mixed
residential/commercial. Nine units are initially requested,
with a right to subdivide two office spaces, thereby creating
a total of eleven units.
The Special Permit should be issued authorizing the applicant
to deed the neighborhood park to the City consistent with the
requirements of Section 6.3(3) as follows:
(a) Documents: The supporting documents are:
1. application and supporting narrative (submitted
herewith) ;
2. deed to the City of Northampton (legal description to
be provided following completion of survey) ; and
3. plan to be recorded showing the property to be
conveyed to the City of Northampton (to be prepared
4s
Special Permit Dedication to Public Use
7. Narrative Description of Proposed Work/Protect:
Pursuant to this Special Permit, the applicants propose to
deed to the Recreation Commission of the City of Northampton or
another designated municipal agency a portion of the applicant's
property at 64 Gothic Street as more particularly shown as
"Proposed Neighborhood Park" (shaded area of the locus) on Sheet A-
1 of the blueprints submitted.
This application is made consistent with Section 6.3(3) ,
Reduction of Dimensional and Density Requirements, of the
Northampton Zoning By-Law as adopted July 19, 1990.
The proposed neighborhood park would consist of approximately
6,420 square feet, consisting of that rear portion of the
applicant's property which abuts the St. Michael's Association
property and the two multi-family residences along the North side
of the locus. The proposed neighborhood park would also include a
walkway in from Gothic Street.
The applicant will provide drainage structures, electrical
supply, the rough grading, construct a fountain using marble from
the previously demolished Bridge Street Cemetery Chapel, and, in
conjunction with the City, maintain the park.
It Is proposed that the applicant would deed the lot to the
City, retaining rights in common with the public to enter upon the
land for recreational purposes and rights in common with the City,
its agents or employees, to enter upon the land for the purposes of
maintaining the neighborhood park. The applicant would retain
easements for purposes of maintaining and repairing the water and
yN
OFFICIAL ABUTTER LIST
31B-187 31B-215 311 -235
hbgene J. & Beatrice F. Mongeon Alexander W. Bora..,ki 'Jo?;~: F. & Kathleen B. Foley
36 Trumbull Road ' 88 King Street 53 Gothic Street
-Nortlia-ton, Massachusetts 01060 Northampton, FLT 01C1E0 Northampton, MA 01060
31B-188 31B-213 31B-260
Roger A. Walasze% Paul C. & Marchele & David J. Floyd Andrus
140 Main Street McCutcheon 81 Iake Street
Hatfield, Massachusetts 01038 44 Munroe Street :`lorence, MA 01060
Northampton, MA 01060
31B-190 31B-214 31B-265
Children's Aid & Family Service John F. & Kathleen A. Foley Edward F. and
6 Truumbull Road 65 Blackberry Lane iosephine F. Cavailari
Northampton, Massachusetts 01060 Northampton, MA 01060 65 State Street
Northampton, MA 01060
31B-207 31B-217 31B-308, 31B-311
Susan M. Volk Nancy E. Murphy and N.I.S. Develognent Corporation
98 State Street Jeanne A. Troxell 109 Main Street
Northampton, Massachusetts 01060 61 Gothic Street Northampton, MA 01060
Northampton, MA 01060
31B-208 31B-218 31B-310
Ronald F. Venne John L. & Marlyn H. Reynolds Michael Associates
97 State Street 62 East Taylor Hill Road 480 Hampden Street
Northampton, Massachusetts 01060 Montague, MA 01351 Holyoke, MA 01040
31B-209 31B-223, 31B-204, 31B-229,
Constance B. Coggswell and 31B-254
Sage C. McKnighth Smith College Trustees of
95 State Street Treasurer's Office
Northampton, Massachusetts 01060 Northampton, MA 01060
31B-210 31B-258
Gerard O. Rodrique Cosimo A. & Claire A. Serio
28 Trumbull Road Josephine & Edward Cavilari
Northampton, Massachusetts 01060 Mary G. & Leborio Serio
9 Trumbull Rd., Northamp 6tA
31B-211 31B-231 t
Donald H. (Jr) & Susan T. Grant Michael Perlman
24 Trumbull Road 96 Round Hill Road I
Northampton, Massachusetts 01060 Northampton, MA 01060
'MAY i 4 i�=
31B-212 31B-232 - ��
Roger A. & Ann Marie Walaszek John H. & Marlyn H. Reynolds CITY ClERKS,� ' =
76 Gothic Street 62 East Taylor Hill Road flORTHAt WP l r;! `l"
Northampton, Massachusetts 01060 Montague, MA 01351
SESSOR'S CERTIFICATION —
TIrICATION DATE:
Date Filed File No
SPECIAL PERX T APPLICATION
1. Isssuina Authority: X ZBA Planning Board City Council
2. Nam_ a of Agp cant: Gothic Street Development Partnership
Address: c/o Barnes & Etheredge Telephone: 584-0368
Law Offices, Inc. , 143 Main St. , Northampton, MA 01060
3. Owner of Property: Carl R. Pa ella
Address: P. 0. Box 637 Telephone:
w. SpringlieIa, EA UIU89
0 4. Status of Applicant: Owner XXContract Purchaser
Lessee Other (explain )
5. Parcel Identification: Zoning Map Sheet# 13B Parcel# 230
n Zoning District(s) URC
Street Address 64 Gothic Street
6. Bpecial Permit is being requested under Zoning Ordinance
Section 6. 3(3) , Page 6-6 & 6-7.
7. Narrative Description of Proposed Work/Project: (Use
additional sheets if necessary)
ry See attached.
0
8. State How Work/Proposal Complies with Special Permit Criteria:
(See Applicant's Guide and use additional sheets if necessary)
0 See attached.
s
f
4
9. Attached Plans: Sketch Plan XX Site Plan
None Required
10. Abutters (See instructions. Use attached abutter's list)
11. Certification: I hereby certify that I have read the GUIDE TO
APPLYING FOR A BONING VARIANCE, SPECIAL PMtMIT OR FINDING and
that the information contained herein is true and accurate to
the best of my knowledge.
Date:. J1 1991Applicant's Signature:
e gamin A. Barnes , agent for
96thic Street
Development Partnership
3/90
firoco.50A CoV 6 Coi- 1J: .
,6coQp,; 1ny'YO'-01t
Gvr 10 uris .elf , wr11�►v� t
�kn. oSdLL is 4o v+wv%av*� -�Wa a tcis-fi �. :da.. t yr b wt P-t °{•N�•. °
' J
1 � +
Z�
lot
tA&w b Col-
wpb co - — - -
cis 'o
Barnes & Etheredge
LAW OFFICES. INC.
• 143 MAIN STREET
NORTHAMPTON. MASSACHISETTS C1060
BENJAMIN A.BARNES (413)5840368
EDWARD D.ETHEREDGE
MYRA G.ORLEN • FAX 1413)585.5125
SHELLEY SIEUER
Also Admiftd in Maine
••Also Admitted m New Yo&&California
March 18, 1991
George Andrikidis
Department of Public Works
City of Northampton
125 Locust Street
Northampton, MA 01060
RE: 64 Gothic Street
Dear George:
Consistent -with our telephone conversation of Friday, March
15, 1991, enclosed is the proposed curb cut diagram on which I
have highlighted the property line in yellow and marked the zones
CB above the Heritage NIS parking lot and URC for 64 Gothic
Street. The property line is the zoning district separation
line.
It is my understanding that the Department of Public Works
will make preliminary comment concerning the location of the
proposed new curb cut for 64 Gothic Street.
I thank you for your prompt attention to this matter.
Very truly yours,
B ]am' A. Barnes
BAB/kaw
Enc. --
41
CITY OF NORTHAMPTON, MASS.ACHUSETTS
=; DEPARTMENT OF PUBLIC WORKS
" 125 Locust Street
e Northampton, LIA 01060
Samuel B. Brindis,P.E. 413-582-1570
Direc,or.City Engineer
Peter J.McNulty,Sr.
Assistant Dkoctor o/Pubkc works
March 20, 1991
Benjamin Barnes, Esq.
143 Main Street
Northampton, MA 01060
Re: 64 Gothic Street
Dear Mr. Barnes:
The location of the proposed driveway to service the above
referenced location is acceptable.
Very truly yours,
Samuel B. Brindis, P.E.
Director of Public works
SBB/G.A./ml
r..A.
enclosure: letter from B. Barnes to G. Andrikidis dated 3/18/91
cc: Peter McNulty
Ed Jendry
Don Gaskill
40
Conditions: Driveway Permit
In lieu of plan approved by City Engineer
I agree to the following added conditions:
1) I will contact the Department of Public Works and have •
an inspector check and approve the graded gravel base
prior to paving to insure compliance with slope and
location;
2) I further agree that if iu the inspections any of the
permit conditions are not met that I will at no expense
to the City remove and replace the driveway as directed
by the City Engineer.
:
Pet lone jamiu Barnes
!OM The Public Works Department recommends that you provide a
plan showing the proposed driveway with grades and location
In the future to avoid possible expense which you will incur
by not getting approval of actual plans in advance.
3j
C I T Y OF N O R T H A M P T O N, MASS.
. May 8' 19 91
THE BOARD OF PUBLIC WORKS
The undersigned respectfully petiition your honorable body for
Gk Pernission'to install driveway at 64 Gothic
_ foot maximum width at the street line. Gutter drainage not to be
disturbed. A11 drainage shall be directed off the driveway surface to
adjacent land and not on the existing roadway. Driveway surface to be
paved if the grade of the proposed driveway exceeds 3Z or more.
e - Driveway subject to possible variance by ZBA
Project subject to special permits approved by ZBA
By:
Be n Barnes
Proposed Location
Inspected by:
Gravel Base Grade J
Inspected by:
Final Approval:
THE BOARD OF PUBLIC WORKS
Voted that petition be granted.
$25.00 Fee Paid Z
Samuel B. Brindis, P.E.. Director of Public Works
• (SUBJECT TO ATTACHED CONDITION 1 & 2)
37
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I ho
4 4t Of
1 P •rc•_. �t
• c
Pro Pose .
--MS.IGWK44Gdb ----PAR
.P•
4/4/g1
Conclusion:
For the above stated reasons, the applicants request that the
Planning Board grant site plan approval on the basis of the
applicant's application, supporting narrative and supporting plans.
Handicapped Access per 521 CMR Architectural Barriers
Board:
1. Rear Entrances: Grade and curb cuts meets requirements.
2. Front Entrance: Ramp with slope equal to or less than
1.12 meets requirements.
3. Number of Parking Spaces Required: 3 spaces
Number of Parking Spaces Proposed: 3 spaces
C. Adequacy of the arrangement of parking and loading spaces
in relation to the proposed use of the premises.
Previously discussed.
D. Relationship of structures and open spaces to the natural
landscape, existing buildings, and other community assets in the
area, and compliance with other requirements of the Ordinance.
Previously discussed as part of the narrative with respect to
the Special Permit requesting the mixed residential/commercial use
of the project.
E. Mitigation of adverse impacts on the City's resources,
including the effect on the City's water supply and distribution
systems, sewage collection and treatment systems, fire protection
and streets.
The site will drain into the City's storm sewer system. The
project will draw less on the City's water supply and burden the
sewage collection treatment systems less than the pre-existing
building. The burden on the fire protection and traffic is within
capacity of the services.
3S
17: Refuse removal and facilities for screening.
(a) A new accessory building is proposed for refuse storage
barrels. Refuse will be removed by the dumping of barrels into the
refuse truck. See plan Sheet A-1 and elevation Sheet A-5.
18. Natural resources and water supplies.
Several existing trees are saved, including the street trees
as indicated on landscaping plan Sheet A-3. The protection of the
water supply is not an issue on this site.
The Site Plan meets the review/approval criteria of Section
10.11(5) A-E:
A. Protection of adjoining premises against seriously
detrimental uses, by provision for surface water drainage, sound
and sight buffers, and preservation of views, light and air.
The submitted plans clearly show that adjoining premises will
be sufficiently protected.
B. Convenience and safety of vehicular and pedestrian
movement within the site and on adjacent streets; the location of
driveway openings in relation to traffic; access by emergency
vehicles; and, when necessary, compliance with other regulations
for the handicapped, minors and the elderly.
The vehicular and pedestrian movement within the site by means
of the parking spaces and walkways are as shown on Site Plan
Sheet A-1. The driveway and its relationship to traffic and
access to emergency vehicles is shown on the site plan and in
the traffic study previously submitted. The parking provides
for three handicapped spaces. The lower and first floor
levels, the only areas of the building open to the public,
have barrier-free access per the Site Plan Sheet A-1. There
are no regulations applicable to minors and the elderly in
connection with the use of this site.
34
utility plan Sheet A-2.
13. Sewage Disposal Facilities and Source of Drinking Water.
(a) The sewage disposal system will be the municipal
sanitary system, Sheet A-2.
(b) The drinking water system will be the municipal water
system, Sheet A-2.
14. Landsca iinng. existing and groposed.
(a) Existing: The proposed landscaping is shown on the Site
Plan Sheet A-1 and the landscape plan Sheet A-3. On Sheet A-1
existing landscaping consists only of existing trees, some dead and
some living. These are shown as circles with a cross at the
center. The dotted circles indicate trees to be removed. The
solid circles indicate trees to be saved. Of the existing trees,
four will be saved, six will be removed. Six new trees will be
added to the site. The proposed landscape is shown on Sheet A-3.
The applicant reserves the right to substitute plant materials
equivalent in size and function to those set forth on the planning
plan.
15. Signs.
A ground sign three feet high and four feet in width
consistent with Section 7.2.20 of the Northampton Zoning Ordinance
is proposed. This sign is located on the right hand side of the
entrance and is marked "building sign" on Sheet A-1. The applicant
will request a sign permit per Section 7.8 of the Zoning Ordinance
at a later date.
16. Loading and unloading facilities.
None are required.
33
three feet high; West: Canadian Hemlock hedge four foot on center
four feet in height, and forty-eight euonymus alatus twenty-four to
thirty inches high separating the parking lot from the park; North:
fourteen arborvitae (Nigra) two to three feet in height plus
existing fence; East: by the building itself.
(b) The surfaces are to be asphalt paving for drive and
parking lot and concrete for sidewalk and paving paths. See Sheets
A-1 and A-4 for details. Spaces will be marked with painted lines.
(c) Curbing is shown on Sheet A-1 with respect to the entire
perimeter of the parking lot. It is shown on the South, West and
North sides as a double line and shown on the East side as the
boundary between the new concrete sidewalk and the parking area.
In addition, on Sheet A-4, the parking bumper detail is shown for
additional parking bumpers to be set in the parking spaces.
(d) N/A.
(e) Applies to use only, not as to construction.
(f) Waiver is not sought.
(g) N/A.
(h) N/A.
10. Facilities for vehicular and pedestrian movement.
Vehicular and pedestrian movement circulations are shown on
Sheet A-1.
11, Drainage.
The storm drainage systems are shown on the utility plan Sheet
A-2.
12. Utilities.
The proposed utilities to the building are shown on the
U
' this narrative. This driveway is wholly located within the
residential URC zone. The applicant's drive is twelve feet from
the beginning of the Central Business District. The next closest
driveway is nineteen feet into the Central Business District for a
total separation of thirty-one feet. The problem contemplated by
Section e, the Separation of Driveways in a Business or Industrial
Zofte, does not apply to the applicant's driveway, which is wholly
within the URC zone.
(f) Only one driveway leads from Gothic Street to the
applicant's lot.
(g) The driveway's width is 24 feet, a 30-foot maximum is
allowed.
(h) The trench drains and the manholes shown on the site plan
provide that the surface water will be collected and disposed of on
site in accordance with acceptable engineering practices.
(i) N/A.
(j ) N/A.
(k), N/A.
(1) The Department of Public Works has provided the driveway
permit, copy attached.
(m) N/A.
The parking area also complies with the conditions for parking
areas containing over five spaces as set forth on pages 8-10 and 8-
11 of the Zoning Ordinance as follows:
(a) The parking area will be effectively screened from the
business and residential areas as follows: South: American
• Arborvitae (Nigra) hedge consisting of sixty-four plants two to
31
It is the position of the Department of Public Works and the
applicant that the driveway as shown is the optimum location.
First, the traffic is directed •towards the business end of the
street. Second, the topography of the lot requires the separation
of the wheelchair access ramp to the neighborhood park from the
driveway.
Parking and loading space standards Section 8.10.
The applicant's parking and loading areas comply with the
following requirements of the Zoning By-Law:
(a) The layout of the parking area provides for the storage of
plowed snow in the area to the north of the new storage building.
In the event this space is not sufficient, the snow will be removed
by truck.
(b) The lighting plan provides for nine 150 watt HPS light
fixtures on twelve-foot poles to light the entrance drive, the
parking lot at the rear of the building and pedestrian access to
the north of the building. The majority of the lights are far from
the street and will be directed away from adjoining premises used
for residential purposes to the west and north.
(c) The nearest parking space is more than twenty feet from
the front lot line. The majority of the spaces are located to the
rear of the building, some seventy feet from the front lot line.
(d) The parking lot is so laid out that no one need back out
onto Gothic Street. Turning spaces are provided at both the north
and south ends of the lot.
(e) The Department of Public Works has approved the location
of the driveway as shown on the site plan. See letter attached to
30
provided as follows:
Residential units: Four at two per unit (page 8-2) : S.
Professional office. but not medical or dental: One space per
300 square feet (page 8-3) (12,018 square feet divided by
300) : 40.06 spaces.
Dental: One space per 200 square feet (page 8-4) . 2,549
square feet divided by 200: 12.745.
The total number of spaces required is 60.805, or per Section
8-4, Computation of Spaces, 61.
No off-street loading and unloading spaces are required.
9. Driveways and access to the site.
(a)• The driveway and pedestrian access to the site is shown
on Site Plan Sheet A-1.
The driveway is shown on the south side of the site closest to
the downtown business district for purposes of channeling traffic
towards Main Street and away from the residential areas of the
Northern end of Gothic Street and Trumbull Road. Pedestrian access
is available from all sides of the building. See Site Plan Sheet
A-1. Pedestrian access to the neighborhood park is assisted by the
graded ramp along the North property line. The grade is
sufficiently gradual to permit wheelchair access to the proposed
park and ties into a ramp providing wheelchair access to the lower
and first floor levels of the building directly from the Gothic
Street sidewalk.
There is also pedestrian access from the St. Michael's
Association apartment building by means of a walkway adjacent to
the new storage building.
2�
• is set forth on page 2-20 of the Zoning Ordinance. The East
elevation of the building shows three levels above grade. The West
elevation of the building shows two levels above grade. The
structure is a gable roof. The height of the building, the
difference between the average finished grade (91.25) and the mean
level of the highest gable (127.00) is 35.75 feet. Forty feet is
the allowed maximum. The building is within the height limits
allowed in the zone.
(b) Accessory building elevations are shown on Sheet A-5.
The maximum elevation of the accessory building is 14 feet.
5. Wetlands.
No wetlands exist on the site.
6. Existing/proposed contour elevations in one foot increments.
Existing and proposed contour elevations are shown on Site
Plan Sheet A-1. The existing contour elevations are broken lines.
The proposed are solid lines, the elevations being shown by numbers
surrounded by a box.
7. Proposed surfacing.
(a) The proposed surfacing is asphalt paving for drives and
parking areas and concrete for sidewalks and paving. See Sheet A-1
for location, and Sheet A-4 for details.
S. Parking areas.
(a) The parking areas are as shown on the Site Plan Sheet A-
l. Sixty-one spaces are shown (58 regular spaces plus 3 handicap
spaces) . The off-street parking regulations are set forth in
Article VIII of the Zoning By-Law page 8-1 through 8-12. The
project is required to provide sixty-one spaces. Sixty-one are
Z
• required. The lot has depth in excess of the minimum
requirement.
Setbacks:
Proposed Building: Front: 20 feet required. 20 feet
shown. Bide: 15 feet required. 15 feet shown on North;
• 42.5 feet shown on South. Rear: 20 feet required. 60
feet shown. The proposed building complies with all the
setback requirements.
New Storage Building: The new storage building is an
accessory structure. Setbacks for accessory structures
are set forth in Section 6.7 of the Zoning Ordinance,
pages 6-9 and 6-10. Accessory structures governed by
this Section are those built in the "rear yard" area as
shown on page 2-21 of the Zoning Ordinance. At the site
in question, the rear setback line of 20 feet and the
side setback line of 15 feet are shown on the Site Plan
• Sheet A-1. The new storage building does not lie within
any portion of the rear or side yard, but lies wholly
within the setback lines. As such, it complies with the
setbacks for accessory structures.
4. Building elevations.
(a) The main building elevations are shown on Sheets A-6 and
A-7. The maximum building height allowed under the Zoning
Ordinance is 40 feet, page 6-3. Height is defined on page 2-8 of
the Zoning Ordinance as "height: the vertical distance from the
average finish grade of the adjacent ground to . . . the mean level
of the highest gable . . ." The diagram illustrating this definition
Narrative: Section 10.11(4) (b)
1. Present and proposed use of land.
(a) present use: vacant lot;
(b) proposed use: mixed residential/professional office
building condominium consisting of nine units: four residential
and five office units (two office units have a right to subdivide,
thereby establishing a maximum of eleven units on the site) .
2. Location and use of structures within one hundred feet of
progerty line.
(a) The location of abutting structures is shown on the
blueprints Site Plan Sheet A-1.
(b) The use of abutting structures is shown on the Site Plan
Sheet A-1. The property is bordered on the South by a parking lot,
on the West by the St. Michael's apartment building, on the North
by two multi-family residences, and on the East across Gothic
Street by a two-family residence, a single-family residence and a
professional office.
3. Existing and proposed building showing setbacks from property
lines-
(a) Existing buildings: None.
(b), Proposed building: mixed use three-story structure and
storage building.
Lot size: Area: 1.114 acres = 48,526 feet. Required for
twelve units: (10,000 plus 3,000 per unit) , 46,000 square
feet. The lot size is in excess of the minimum requirements.
Frontage: 266.4 feet. 100 feet required. The lot has
frontage in excess of the requirement.
i Depth: The lot has a minimum depth of 130 feet. 100 feet
� b
Construction requires the removal of several trees on the
site, two of which are dead as the result of a prior fire. The
trees will be replaced accordingly to the landscaping plan
(blueprint Sheet A-3) .
The Zoning Ordinance of the City of Northampton provides for
Site Plan Review/Approval at Section 10.11. This project is a
major project involving new construction in excess of 5,000 square
feet. Such projects require Site Plan Review by the Planning
Board.
The plans in compliance with. the procedures for Site Plan
Review are the blueprints attached hereto, Sheets T1 and Al-A9.
ZS
Site Plan Review
6. Brief Narrative Description of the Proposed Project:
The project will construct on the now vacant site a mixed use
wood frame Victorian-style building, consisting of four residential
units on a second level and professional offices on the first
(parking lot) and lower (basement) levels. At completion of
construction, the form of ownership will be condominium, a maximum
of twelve units:
,Sgcond floor: four residential units, 1085 square feet
each.
First floor: dentist's office, 2549 square feet (right to
subdivide into two units) ; professional office, not medical or
dental, 2084 square feet (right to subdivide into two units) ;
attorney's office: 2549 square feet
• Lower Level: professional office, not medical or dental, 959
square feet; architect's office, 6426 square feet
See blueprints, Sheets A6-A9.
The rear portion of the property will be deeded to the
Recreation Commission or other agency of the City of Northampton
for use as a neighborhood park. The applicants will retain the
right to maintain the park, perform the rough grading, install
drainage and construct the decorative fountain. The City or
others, but not the applicants, will be responsible for completion
of the park. In the event the City does not accept the park, the
applicant will construct and maintain the park per the Site Plan
(blueprint Sheet A-1) . See "Neighborhood Park Site Plan" sketch
attached to this narrative. C re ,
i
Date Filed: File #:
(ZBA/PB)
BITE PLAN REVIEW APPLICATION
1. Name of ADRligant: Gothic Street Development Partnership
Address: c/o Barnes & Etheredge Telephone: 584-0368
Law Offices, 143 Main St. , Northampton, MA 01060
2. Owner of Property: Carl R. Pagella
Address: Telephone: N/A
West Springfield, MA 01089
3. Status of ApRlicant: Owner XX Contract Purchaser
Lessee Other• (Explain)
4. Parcel Identification: Zoning Map # 13B Parcel 230
Street Address: _ 64 Gothic Street Zoning Dist. :URC
5. SITE PLAN REVIEW IS REQUESTED FOR THE FOLLOWING PROJECT:
(Check one)
.MAJOR PROJECTS:
XX New construction of 5,000 square feet or more of gross
floor area, or the addition of 4,000 square feet or more of
gross floor area.
Commercial parking lot or parking garage, including
municipal projects.
A project for which the Zoning Ordinance requires ten or
more parking spaces.
A Rural Residential Incentive Development project.
INTERMEDIATE PROJECTS:
Conversion of a single or two-family home to a two- or
three-family dwelling.
Addition of an accessory apartment to an existing home.
A project (excluding single-family dwellings) which
involves new construction of not less than 2,000 square feet
of gross floor area, or an addition of not less than 2,000
square feet, but not more than 3,999 square feet of gross
floor area.
A project for which the Zoning Ordinance requires six to
nine parking spaces.
6. Brief Narrative Description of the Proposed Proi�Ct:
See attached.
MW 7
i
1991
j
6
F
7. Attach your site plan and Abutters List. (See inst ct' 1 OF E
ASS.uzos
S. I certify that the information contained herein is true and
accurate to the best of my knowledge.
Date: ,4, 17 . 1991Applicant's Signature:
Be amen A. Barnes , agent for
hic Street Development
Partnership
23
;othic Street Associates
.pril 9, 1991
TABLE 1
SITE TRAFFIC ESTIMATES
64 GOTHIC STREET DEVELOPMENT
Time Period Vehicle Trips
Total Total
(Based on No. (Baste
Of Employees Square Feet
In Office Areas) Of Office Area)
1. Weekday Peak Hour (PM)
Office (See Note 1) 12 40
Condominiums (See Note 2) 3 3
Total 15 43
S� 30 trips avg. Peak Hour
2. Weekday, 24-Hour
office 120 322
Condominiums 24 24
Total 144 346
Say 250 trips avg. 24-Hour
NOTES:
1. Based On Proposed Total Office Space Of Approximately 14,500 SF Total,
With Approximately 23 Employees;
2. Assures 4 Residential Condominium Units;
3. Vehicle Trips For Office Use Based On Institute of Transportation
Engineers (ITE) Trip Generation Report, 4th Edition; General Office ITE
Land Use Code 710; Residential Condominium ITE Land Use Code 230, Using
Avg. Trip Rates.
Z Z
Mr. Edward L. Jendry
page two
April 9, 1991
If additional information is required or you have any questions on the above,
please give us a call.
Sincerely,
CHAMPAGNE ASSOCIATES, P.C.
,J W. Dietrich, P. E.
Transportation Engineer
jwD/hec
Attachment: Table 1
cc: File 91-109-N
21
%ampa g ne New crir,Ae nor. 1084[".NGrt.'.A,enue 5-�-576-6643
+ Su11eA' 51692667'r
S SOC I a l e S, P.C. Consulting Engineers FAX 914-,76,059 212 7646458
Ito, New YoO 1218{:
246 Nom,Greenbusn Road 518 2838111
F A x 516 263 5033
Northampton Massachusens 01060
PLEASE REPLY To Northampton 277 Ma-n Street 413564 1298
FAX 413 584 0215
Hamburg New York 14075
4601 Kenrason Parkway 716627 3330
FAX 716 627AS89
April 9, 1991 old Saybrook COnnecl Lut 06475
40 Beach Roan 203 388 9542
FAX 203 3880557
Gothic Street Associates
c/o Architects, Inc.
78 Main Street
Northampton, MA 01060
Attention: Mr. Edward L. Jendry
Re: 64 Gothic Street, Northampton
Dear Mr. Jendry:
At your request, Champagne Associates has made an estimate of the traffic
likely to be generated by the project proposed to be constructed at 64 Gothic
Street, Northampton. Trip generation rates based on the standard reference
for estimating traffic show a variation in the traffic estimate for the office
portion of the project depending on whether employment or square foot of
office area is used. The comparison of vehicle trips using employment versus
square foot of office use is shown in Table 1, attached. We feel that this
particular project will generate traffic in the middle of this high-low range.
For the highest traffic hour of the day, denoted as the weekday peak hour, we
would estimate in the order of 30 trips generated by the proposed site. This
would mean approximately 24 vehicles exiting the site and 6 vehicles entering
the site during the peak hour of the day, most likely in the late afternoon
period.
Assuming the site traffic will be distributed to those roadways which provide
access to and from the site (i.e. Allen Place, Gothic Street to and from the
north via Trumbull Road, and Gothic Street to and from the south via Main
Street) the traffic added to the surrounding roads will likely be relatively
small in volume.
It should be noted that in order to provide adequate sight distance exiting
from the proposed driveway of the site, there will have to be some removal of
on-street parking along the west side of Gothic Street in the vicinity of the
site driveway.
200
• off-ices, institutional buildings and stores. The character of
the district is both wood frame building and brick and
masonry. The project will provide a building consistent with
the architectural integrity of the neighborhood. The project
will provide additional landscaping, in particular, street
plantings including trees.
The project will donate a park. The development of a
vacant lot to park land and residential/commercial use will
contribute to the general welfare and remove what was becoming
a health hazard. Mixed residential/commercial use is
contemplated for the URC District. This property abutting the
Central Business District will be predominantly commercial but
residential in character and contain four residential units.
Such a use is in harmony with the general purpose and intent
of the Northampton Zoning Ordinance.
residential apartment building. The D.P.W. provided sizes of
the Gothic Street Utilities: the Sanitary Sewer, the Storm
Drain and the municipal water. The applicant's architect
performed calculations with respect to project load on the
municipal utilities assuming the mixed residential commercial
use as shown and rainfall of 4 inches in one hour (exceeds the
100-year storm rate) . The applicant's architect applied the
calculation formulas and standards set forth in Massachusetts
Plumbing Code - Table 1, Section 2.1.7 of 248 CMR; the Uniform
Plumbing Code 1985 Edition, the U.S. Weather Bureau Technical
Paper #2 and the Architect's Handbook of Formulas, Tables and
Calculations. Based upon these computations, the Applicant is
satisfied that the requested use will not overload municipal
services.
(e) Any special regulations for the use as set forth in Article XI
are fulfilled.
N/A.
(f) The requested use will not unduly impair the integrity of
[sic] 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.
The requested use will contribute to the integrity and
character of the District. The appearance will be residential
• in .character. The site is a transitional property between
commercial and residential zones. The Central Business
District ends at the southern boundary of the property. The
use of the project will be both residential and commercial.
The immediately surrounding district consists of apartment
• buildings, multi-family homes, two-families converted into
{ engineers to perform a traffic study. The study indicates
that the project will generate traffic in the "middle of a
hicjh-low range with a weekday peak hour on the order of thirty
trips", e.g. approximately twenty-four vehicles exiting the
site and six vehicles entering the site during the peak hour
of the day, most likely during the late afternoon. The
traffic to and from the building is likely to be distributed
on the roadways leading to the site, Allen Place, Gothic
Street via Trumbull Road and Gothic Street via Main Street
(these are already travelled ways on which the additional
traffic will be relatively small in volume) . See Champagne
Associates report of April 9, 1991 attached. C p•2.0,
The project will improve pedestrian safety. The sidewalk
• along Gothic Street will be reconstructed. The walkways now
leading across the vacant lot for people passing from State
Street through the St. Michael's Association lot to Gothic and
on to Ring Street will be paved. The ramp leading up to the
public park will be wheelchair accessible. There will also be
a sidewalk coming from the south side of the St. Michael's lot
across the project. There will be ample lines of sight where
the drive enters Gothic Street to provide for safe pedestrian
crossing. See Blueprints Sheet A-1.
(d) The requested use will not overload any public water, drainage
or sewer system or any other municipal system to such an extent
that the requested use or any developed use in the immediate area
or in any other area of the City will be unduly subjected to
hazards affecting health, safety or the general welfare.
The requested use will create less of a load on municipal
services than the previously permitted and constructed
11
neighborhood. Gothic Street is a transitional street. One
end is in the Central Business District and the other in a
predominantly residential URC neighborhood lying between Ring
and State Streets. The project will be a transitional
building between the institutional buildings towards Main
Street and the two-family residences converted into offices
towards Trumbull Road. The building's use will provide both
residential units and office space with on-site parking to
businesses currently located in the Central Business district
without on-site parking. The building will complete the
street scape on Gothic Street. The appearance will be
residential in style while the scale will be commercial. The
project will provide additional park space to the City,
maintained for the public at the owners' expense. The site
plan calls for the maintenance of pedestrian pathways on the
site allowing occupants of the St. Michael's apartment
building direct routes to the churches on Ring Street.
The public convenience and welfare will be served by
increased accessibility of the businesses, by the addition of
four two-bedroom apartments to the housing stock of the
central downtown, by the addition of a pocket park maintained
at no cost to the City, by the completion of the street scape
on Gothic Street, and by the addition to the tax rolls of a
major property.
(c) The requested use will not create undue traffic congestion or
unduly impair pedestrian safety.
The project will not create undue traffic congestion. The
owners have retained Champagne Associates as consulting
8 State How Work/Proposal complies with Special Permit criteria:
The general conditions for a Special Permit are set forth in
the Zoning Ordinance, City of Northampton, Section 10.10 - Special
Permits (3) . The 64 Gothic Street project fulfills all of the
general conditions as required by the Zoning Ordinance as more
particularly set forth below:
(a) The use requested is listed in the Table of Use Regulations as
a Special Permit in the district for which application is made or
is so designated elsewhere in this Ordinance.
Yes. The use is a mixed residential/professional and business
office use. See page 5-2 of the Zoning Ordinance where mixed
residential/retail, service, commercial uses are allowed in a
URC district by Special Permit from the Zoning Board of
Appeals. Footnote "a" allows in an URC district commercial
uses limited to "miscellaneous professional and business
off ices". An "office or business office" is def ined in the
Zoning Ordinance at page 2-12 as "a room, studio, suite or
building in which a person transacts his business or carries
on his stated occupation." The occupants of the building will
consist of a dentist, an attorney, an architect and two office
stii°tes available for other professionals.
(b) The requested use bears a positive relationship to the public
convenience or welfare.
The lot at the present time is vacant and has been vacant
since a fire destroyed the seventeen units of constructed but
unsold housing. As a vacant lot, the property is not
contributing significantly to the tax roles of the City. The
property is an eyesore. The construction of a mixed use
building on the site will contribute to the appearance of the
City or 'others, but not the applicants, will be responsible for
finished site work and completion of the park. See neighborhood
park site plan sketch attached to this narrative.
Construction requires the removal of several trees on the
site, one or two of which are dead as the result of a prior fire.
The trees will be replaced according to the landscaping plan
(blueprint Sheet A3) .
14
Special Permit for Use
7. Narrative Description of Proposed Work/Project:
The project will construct on the now vacant site a mixed use
wood frame Victorian-style building, consisting of four residential
units on a second level and professional offices on the second
(parking lot) and f irst • (basement) levels. At completion of
construction, the form of ownership will be condominium, a maximum
of twelve units:
Second floor: four residential units, 1085 square feet
each.
First floor: dentist's office, 2549 square feet (right to
subdivide into two units) ; professional office, not medical or
dental, 2084 square feet (right to subdivide into two units) ;
attorney's office: 2549 square feet
Lower Level: professional office, not medical or dental, 959
square feet; architect's office, 6426 square feet
The restrictions on the subdivision of the units and on the
use of the units will be set forth in the Condominium Master Deed
and By-Laws.
See blueprints, Sheets A6-A9.
• The rear portion of the property will be deeded to the
Recreation Commission for use as a neighborhood park. The
applicant will retain the right to maintain the park. If the City
of its designee agrees to accept the park, the applicant will
complete the rough grading, install drainage and construct the
decorative fountain. Should the City not accept the park, the
applicant will complete the park as shown on the site plan. The
13
OFFICIAL ABUTTER LIST
31B-187 31B-215 31B-235
Eugene J. & Beatrice F. Mongeon Alexander W. Borawski John F. & Kathleen B. Foley
26 Trumbull Road ' 88 King Street 53 Gothic Street
Northampton, Massachusetts 01060 Northampton, MA 01060 lNorthampton, MA 01060
318-188 318-213 318-260
Roger A. Walaszek Paul C. & Marchele & David J. Floyd Andrus
140 Main Street McCutcheon 81 Lake Street
Hatfield, Massachusetts 01038 44 Munroe Street Florence, MA 01060
Northampton, MA 01060
31B-190 318-214 31B-265
Children's Aid & Family Service John F. & Kathleen A. Foley Edgard F. and
6 Trumbull Road 65 Blackberry Iane Josephine F. Cavailari
Northampton, Massachusetts 01060 Northampton, MA 01060 65 State Street
Northampton, MA 01060
31B-207 31B-217 31B-308, 31B-311
Susan M. Wolk Nancy E. Murphy and N.I.S. Development Corporation
98 State Street Jeanne A. Troxell 109 Main Street
Northampton, Massachusetts 01060 61 Gothic Street Northampton, MA 01060
Northampton, MA 01060
318-208 318-218 31B-310
Ronald F. Venne John L. & Marlyn H. Reynolds Michael Associates
97 State Street 62 East Taylor Hill Road 480 Hampden Street
Northampton, Massachusetts 01060 Montague, MA 01351 Holyoke, MA 01040
31B-209 31B-223, 31B-204, 31B-229,
Constance B. Coggswell and 318-254
Sage C. McKnighth Smith College Trustees of
95 State Street Treasurer's Office
Northampton, Massachusetts 01060 Northampton, MA 01060 t MAY 14
318-210 31B-258 CITY CL....--E��OKS �051,160
Gerard 0. Rodrique Cosimo A. & Claire A. Serio VORTNAMIyf0N M
28 Trumbull Road Josephine & Edward Cavilari
Northampton, Massachusetts 01060 Mary G. & Leborio Serio
9 Trumbull Rd., Northamp
318-211 31B-231
Donald H. (Jr) & Susan T. Grant Michael Perlman
24 Trumbull Road 96 Round Hill Road
Northampton, Massachusetts 01060 Northampton, MA 01060
31B-212 318-232
Roger A. & Ann Marie Walaszek John H. & Marlyn H. Reynolds
76 Gothic Street 62 East Taylor Hill Road
Northampton, Massachusetts 01060 Montague, MA 01351
J10 - I
SESSOR' S CERTIFICATION FA-TE
11
r
Date Filed File No.
SPECIAL PERMIT APPLICATION
1. Issuing Authority: XX ZBA Planning Board City Council
2. Name of Applicant: Go
Address: c/o Barnes & Etheredge Telephone: 5 -
Law Offices, 143 Main St. , Northampton, MA. 01060
3. Owner of Property: Carl R. Pagella
Address: P. O. Box 637, W. Springfield, Telephone: NIA
MA 01089
4. Status of Applicant: Owner XXContract Purchaser
Lessee Other (explain )
5. Parcel Identification: Zoning Map Sheett 31B Parcel# 230 ,
n Zoning District(s) URC
Street Address 64 Gothic Street
6. ,Special Permit is being requested under Zoning Ordinance
Section 5.2 , Page 5_2
7. Narrative Description of Proposed Work/Protect: (Use
additional sheets if necessary)
ry See attached
0
8. State Haw Work/Proposal Complies with Special Permit Criteria:
(See Applicant's Guide and use additional sheets if necessary)
- SPA attanhAd-
0 Al
jy
i
AMOTON MASS.Mull
9. Attached Plans: Sketch Plan XX Site Plan Blue Prints
None Required7 Sheets T1 and
Al-A9
10. Abutters (See instructions. Use attached abutter's list)
11. Certification: I hereby certify that I have read the GUIDE TO
APPLYING FOR A ZONING VARIANCE, SPECIAL PERMIT OR FINDING and
that the information contained herein is true and accurate to
the best of my knowledge.
Date: rm ass
J Applicant's Signature: i
- -a- -�
Ben' in A. Ba es , agent for
Got Vic Street
Development Partnershl p
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SCHEDULE A
Construction of a mixed use building (i.e. residential/
professional offices) as allowed in the zoning ordinance with a
special permit. The construction of the building will also
involve the associated site work. This project requires:
special permit for mixed use; site plan review; special permit
for dedicating open space to City. No variances are requested.
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Date Filed
File No.
ZONING PERMIT APPLICATION
Zoning Ordinance Section 10.2
1. Name of ApRlicant: anthic strppt PartnerGhin
Address: c/o Barnes & EtheredQe Telephone: _584-0368
143 Main St. , Northampton, MA 01060
2. Owner of Property:
Address: Telephone:
3. Status of Applicant: Owner Contract Purchaser
Lessee Other (explain: )
0 4. Parcel Identification: Zoning Map Sheet# 31B _ Parcel#2)0 ,
Zoning Districts) URC
n Street Address 64 Gothic Street
5. Compliance with Zonina: Existing Pdroosed
mixe u e residential/
Use of Structure/Property vacant lot I�rp -_
Size of Structure (sq.ft. ) none 22.219 Aq_ fr _
Building height N/A X8.5 ft_
% Building Coverage N/A 17. 62 -
= Setbacks - front N/A 20 ft.
- side N/A 15 ft_ & 35 ft -
- rear N/A 60 ft.
Lot Size 1 . 114 acres 1. 114 arrPc
ry Frontage 266. 4 ft. 266. 4 ft.
Floor Area Ratio N/A .458
Open Space 100% 40%
Parking Spaces None 62
Loading Spaces None None
Signs None to be determined
Fill (volume & location) topsoil stockpiles regrading of existing
approx. 200 cu yds - various locations site
6. Narrative Description of PrOROsed work/Project: (Use
additional sheets if necessary) See Exhibit A
7. Attached Plans: X Sketch Plan Site Plan
S. Certification: I hereby certify that the information contained
herein s true and accurate to the best f my knowledge.
;Date: / �� Applicant's Signature:
THIS SECTION FOR OFFICIAL USE ONLY:
- - - - - - - - -
- - - -
_,Approved as presented
Denied as presented Lk-CA
Reason for Denial:
Signature of Building Inspector
3r V90
S
HERITASEFF BANK
RICHARD B. COVELL
CHAIRMAN
March 20, 1991
Joseph Beauragard, chairman
Planning Board
city of KM-&Aupton
Northaaq�to¢ , m 01060
Dear Mr. Beaisagard:
Please be advised that Heritage Bank has no objection to the construction
and occupancy of a new building to be constructed on Gothic Street,
Northa to . We w4mwtand that the principals involved are Barnes &
Etheredge, Attorneys at Law; Edward Jendry, Architect; and others.
As an abutter to this property, Heritage Bank supports the concept of this
project as proper use of the land area.
Very truly yours,
Richard B. Dowell
RBC:djw
cc: Edward D. Etheredge, Esq.
t
330 WHITNEY AVENUE•HOL YOKE, MASSACHUSETTS 01040.14131 539-6010
7
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TEMA0 0 0
PETITION
TO: The Northampton Planning Board and Northampton Zoning Board
After reviewing the Preliminary Drawings of the mixed-use proposal for 64 Gothic Street by
the Gothic Street Partnership dated March 11, 1991, we feel that the proposed project would
be a positive addition to the neighborhood and the City of Northampton.
NAME ADDRESS
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A - -
PETITION
TO: The Northampton Planning Board and Northampton Zoning Board
After reviewing the Preliminary Drawings of the mixed-use proposal for 64 Gothic Street by
the Gothic Street Partnership dated March 11, 1991, we feel that the proposed project would
y be a positive addition to the neighborhood and the City of Northampton.
NAME ADDRESS n
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3.
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6.
7.
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PETITION
TO: The Northampton Planning Board and Northampton Zoning Board
After reviewing the Preliminary Drawings of the mixed-use proposal for 64 Gothic Street by
~ the Gothic Street Partnership dated March 11, 1991, we feel that the proposed project would
be a positive addition to the neighborhood and the City of Northampton.
N ADDRESS
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PETITION
TO: The Northampton Planning Board and Northampton Zoning Board
= After reviewing the Preliminary Drawings of the mixed-use proposal for 64 Gothic Street by
the Gothic Street Partnership dated March 11, 1991, we feel that the proposed project would
be a positive addition to the neighborhood and the City of Northampton.
NAME ADDRESS
2.
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The building will be two levels above grade. The lower level
will be depressed below the street. The Partnership proposes to
dedicate a portion of the premises to the public as a neighborhood
park.
The Partners have contacted abutters and property owners in
the neighborhood. The contacts consisted of telephone calls and
meetings in which preliminary sketch plans were discussed. The
initial response of the immediate abutters and the more general
neighborhood was positive towards the project. Many of the
abutters have signed a petition supporting the project, which
petition is contained in these materials.
The project requires the following approvals:
1. Special Permit as to Use from the ZBA;
a
2. Site Plan Review for a Major Project from the Planning
Board;
3. Special Permit for Dedication to Public Use;
4. Variance from Curb Cut Separation Requirement of 50' from
the ZBA.
4
Introduction
By this application, the Gothic Street Development Partnership
Contract, Purchasers of the property at 64 Gothic Street, seeks
special permits, site plan review and a variance (if required) for
the purposes of building a mixed residential/commercial building
consisting of four two-bedroom apartments and five professional
offices.
The Gothic Street Development Partnership consists of local
businessmen. They are Benjamin A. Barnes, a Northampton attorney,
Paul Duda, partner and owner in Boulanger's Plumbing & Heating,
Inc. , of Easthampton, Edward D. Etheredge, a Northampton attorney,
Tom Masters, a real estate developer of Florence, Dr. William
Parisien, a dentist of Hadley and Northampton Architectural
Investment Corporation, a group of architects from Architects,
Inc. , a Northampton architectural firm whose principal is Edward
Jendry. Dr. Parisien, Barnes & Etheredge Law Offices, Inc. and
Architects, Inc. will own and occupy their portions of the
building.
The Gothic Street Development Partnership purchased the 64
Gothic .Street property at foreclosure auction on March 4, 1991.
The lot is vacant. The lot is assessor's map 31B, parcel 230
consisting of approximately 1.114 acres.
The plans call for a wood frame Victorian style building,
consistent with the surrounding architecture and character of the
neighborhood. Office units will be located on the lower and first
floors. Apartments will be located on the second floor, one flight
up. There will be parking on-site behind the building.
r.
Table of Contents
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . 1
Petition. . . . . . . . . . . . . . . . . . . . . . . . . 3
Zoning Permit. . . . . . . . . . . . . . . . . . . . . . . . . 9
Special Permit Use, ZBA (Article V, Section 5.2, p. 5-3) . . .11
Abutters List . . . . . . . . . . . . . . o . . . . .12
Site Plan Review, P.B. (Article X, Section 10.11,
PP. 10-6 to 10-11) o . . . . . . . . . . . . . . . . . .23
Special Permit Dedication to Public Use, ZBA
(Article VI, Section 6.3, pp. 6-6 and 6-7) . . . . . 43
Variance for Curb Cut Separation Requirement of 501 ,
ZBA (Article VIII, Section 8:10(1) (e) , p. 8-9
and Article X, Section 10.9, pp. 10-3 and 10-4) . . . . 50
Attachments:
Blue Prints: 64 Gothic Street
Sheets T1, Al-A9
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64 GOTHIC STREET NORTHAMPTON. MASSACHUSMS
ON-TRWN PURCHASERS• GOTHIC STREET DMLO PAR'T'NERSHIP
=lication for:
Special Permit, Use, ZBA (Article V, Section 5.2, p. 5-3)
Site Plan Review, P.B. (Article X, Section 10.11, pp. 10-6' to
10-11)
Special Permit Dedication to Public Use, ZBA (Article VI,
Section 6.3, pp. 6-6 and 6-7)
Variance from Curb Cut Separation Requirement of 50 feet, ZBA
(Article VIII, Section 8.10(1) (e) , p. 8-9 and Article X,
Section 10.9, pp. 10-3 to 10-4)
1
S d n
OFFICE�LOpMENT
1 6 1991 Submitted by:
DEPT OF BUILDING INSPECTIONS Barnes & Etheredge Law Of f ices, Inc. ,
NORTHAMPTON MA 0166 Attorneys for Gothic Street
Development Partnership
143 Main Street
Northampton, MA 01060
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