38-063 (2) DECISION City of Northampton
Date: September 30, 2004
Street;and
D. The requested use will not overload,and will mitigate adverse impacts on,the City's resources including the effect on the City's water
supply and distribution system,sanitary and storm sewage collection and treatment systems, fire protection,streets and schools.
Stormwater will be mitigated on site.
E. The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of
character of the district or adjoining zones, nor be detrimental to the health,morals,or general welfare. The use shall be in harmony with
the general purpose and intent of the Ordinance. Lodging units are allowed within the URC zoning district. These units will function the
same way a lodging house does.
F. The requested use will promote City planning objectives to the extent possible and will not adversely effect those objectives,as
defined in City master or study plans adopted under M.G.L. Chapter 41, Section 81-C and D. The area was recently rezoned to allow more
dense residential development to create a transition zone along this street between the Northampton State Hospital and downtown.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE:
812612004 911512004 101712004
REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY: APPEAL DEADLINE:
9/8/2004 912312004 912312004 101412004 1012012004
FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE:
91912004 9/23/2004 912312004 913012004
SECOND ADVERTISING DATE: HEARING TIME: VOTING DEADLINE: DECISION DEADLINE:
911612004 7:20 PM 12/8/2004 1212212004
MEMBERS PRESENT: VOTE:
Sara Northrup votes to Grant
Malcolm B.E. Smith votes to Grant
Bob Riddle votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
Sara Northrup Malcolm B.E. Smith 3 Approved with Conditions
MINUTES OF MEETING:
Available in the Office of Planning&Development.
I,Carolyn Misch,as agent to the Zoning Board of Appeals,certify that this is a true and accurate decision made by the Zoning Board of
Appeals and certify that a copy of this and all plans have been filed with the Board and the City Clerk on
September 30,2004
1 certify that a copy of this decision has been mailed to the Owner and Applicant.
GeoTMS®2004 Des Lauriers Municipal Solutions,Inc.
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Date: September 30, 2004
10. Water and sewer lines being abandoned shall be capped according to DPW rules.
11. Backflow prevention devices for the sprinkler system shall be coordinated through DPW.
12. The capacity of the Swale on Smith property to the north and south shall be surveyed and
investigated. This swale shall be cleaned and remain free of debris.
The Zoning Board of Appeals granted the request for a Comprehensive Permit for parcels known as assessor Map ID 38A-63;38A-62;
Portions of 38A-61 under M.G.L. Chapter 40B,Section 20-23 based on the following plans and information submitted with the application:
1. "Plan of Land Northampton Massachusettes",Prepared for Smith College,Prepared by Huntley Associates,PC Surveyors Engineers
Landscape Architects.Dated 8/1912003.
2. "Smith College Preparation Plan New SRO Housing 180-182 Earle Street",Prepared by Fuss&O'Neill Inc. Consulting Engineers,dated
July 2004,Revised 7/13104,sheets C1.
3. "Smith College Preparation Plan New SRO Housing 180-182 Earle Street",Prepared by Fuss&O'Neill Inc. Consulting Engineers,dated
July 2004,Revised 9/23/04,sheet C2-Site Layout and Grading.
4. "Smith College Preparation Plan New SRO Housing 180-182 Earle Street",Prepared by Fuss&O'Neill Inc. Consulting Engineers,dated
July 2004,Revised 9/23/04,sheet C3-Construction Details.
5. "New SRO Housing: 180-182 Earle Street",Prepared by Thomas Douglas Architects,dated 6130104,Sheets A-1 to A-3,Floor Plans and
Building Elevations.
6. Letter from Karen Leveille of HER,Inc. Dated June 24, 2004 "RE:Parking for 66 Green Street and Earle Street Replacemnent SRO".
7. Letter from Charlie Conant, Smith College Project Manager to Mass Electric,dated June 24, 2004 regarding easement access to the rail
trail.
8. Letter from O'Reilly, Talbot&Okun Associates to Karen Leveille,dated September 2, 2003, "RE: Environmental Site Assessment
Report".
9. "Stormwater Management Plan New SRO Housing 180-182 Earle Street",Prepared by Fuss& O'Neill,Inc. Consulting Engineers, dated
July 1, 2004.
10. Letter from Fuss&O'Neill,Inc. Consulting Engineers, "RE:New SRO Housing 180-182 Earle Street Response to Northampton DPW
Comments",dated September 23,2004.
11.Evidence of Site Approval&Eligibility Letter.
12. Evidence of Site Control.
13. Preliminary Drawings.
14. Building Tabulation.
15. Utilities Plan.
16. Requested Exemptions and Waivers from Northampton Zoning Ordinances.
The approval allows the creation of SRO units with individual kitchen and bathroom facilities and a reduction of parking spaces from 16
(required for standard Lodging houses of this size)to 13.
The Board granted the exemptions and waivers as part of the Comprehensive Permit's provision to replace fourteen affordable SRO
units and two apartments at 66 Green Street at 180-182 Earle Street.
1.A waiver from submitting a traffic study was made.
2.A reduction in requried parking was made.
3.Allowance for two curb cuts was made.
The Findings of the Zoning Board of Appeals were based on public comments,recommendations from the Northampton Planning Board
and Northampton Department of Public Works. Northampton Police and Fire Departments were consulted and had no concerns about the
proposed development. The Zoning Board of Appeals determined:
A. The requested use includes provision for surface water drainage,sound and sight buffers and preservation of views,light,and air.
Surface water drainage will improve water quality and quantity flowing off site;and
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets,minimize traffic impacts on the streets and roads in the area. Consideration of the location of driveway openings in relation to
traffic and adjacent streets,access by emergency vehicles, the arrangement of parking and loading spaces,and provisions for persons
with disabilities has been made. The project includes creation pedestrian and bicycle access via easement across Smith College
property to the future Northampton/Manhan rail trail.
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. The design of the building incorporates features of the remaining residential structures on Earle
GeoTMS®2004 Des Lauriers Municipal Solutions,Inc.
City of Northampton
Date: September 30, 2004
APPLICATION TYPE: SUBMISSION DATE:
Comprehensive Permit 7/6/2004
Applicant's Name: Owner's Name: Surveyor's Name:
NAME: NAME: COMPANY NAME:
HOUSING&ECONOMIC RESOURCES For W Trustees of Smith College
ADDRESS: ADDRESS: ADDRESS:
1035 Dwight Street c/o Campus Operations
126 West Street
TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE: TOWN: STATE: ZIP CODE:
HOLYOKE MA 01040 NORTHAMPTON MA 01060
PHONE NO.: FAX NO.: PHONE NO.: FAX NO.: PHONE NO.: FAX NO.:
(413)534-5083 0 (413)585-4874
EMAIL ADDRESS: EMAIL ADDRESS: EMAIL ADDRESS:
cwalker@hhhp.org cconant@smith.edu
Site Information:
STREET NO.: SITE ZONING:
182 EARLE ST URC -
TOWN: SECTION OF BYLAW:
NORTHAMPTON MA 01060 Section 5.2:Table of Use Regulations
MAP: BLOCK: LOT: MAP DATE: ACTION TAKEN: S
38 063 001 Approved With Conditions 4
Book: Page: { 7
4644 245
NATURE OF PROPOSED WORK:
Demolish two homes and construct a 14-unit Single Room Occuancy building with two apartment units.
HARDSHIP:
CONDITION OF APPROVAL:
1. Prior to issuance of a building permit, the applicant shall submit final plans incorporating
conditions herein.
2. Prior to issuance of a building permit, the applicant shall record an easement acceptable to the
Department of Public Works(DPW)that allows DPW to access the drain line running across the
property. Such easement shall allow the DPW to maintain and repair this municipal drainage up to the
Mass Electric property line. The easement shall not go through any part of any building. Trees must
be removed from the easement area.No trees shall be planted within the 30'wide easement area.
This easement shall allow the applicant to clean CB#5. A copy of this easement shall be submitted to
the Office of Planning&Development(OPD)and DPW.
3. Prior to issuance of a building permit a copy of the recorded easement indicating that HER Inc
may access the stormwater swale on Smith property to fulfill maintenance requirements.
4. Prior to issuance of a building permit,a copy of the recorded permanent easement indicating that
Smith College has permission from Mass Electric to grade for the permanent stormwater outlet
controls and maintain this system.
5. Prior to issuance of a building permit,a copy of the signed Purchase&Sale agreement for the
transfer of land to HER Inc.must be submitted to OPD in order to meet the criteria within Chapter 40B.
6. Prior to issuance of a Certificate of Occupancy,Smith College shall construct the access,as
shown on the plans submitted, to the bike path and obtain an easement from Mass Electric to
construct this access OR post a$5,000 escrow to the City to complete the connection.
7. The owner shall submit annual maintenance reports by a certified person to OPD indicating that
the detention facility has been inspected/cleaned as necessary and in accordance with the plans. This
report shall be submitted no later than November 15.
8. Prior to the installation of sump pumps, the applicant must obtain approval from the DPW.
9. A new curb cut is required through DPW.
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