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38B-073 227 South St PB w-notes 2018-09-19Planning -Decision City of Northampton Hearing No.: PLN-2019-0011 Date: September 19, 2018 APPLICATION TYPE: SUBMISSION DATE: PB Special Permit with Major Site Pia 8/17/2018 Applicant's Name: Owner's Name: NAME: NAME: Jeff Penn Danielle and Denise McKahn ADDRESS: ADDRESS: 77 Worthington Rd. 32 Perkins St. TOWN: STATE: I ZIP CODE: TOWN: STATE: I ZIP CODE: HUNTINGTON MA 01050 NORTHAMPTON MA 01060 PHONE NO .. FAX NO .. PHONE NO .. FAX NO .. EMAIL ADDRESS: EMAIL ADDRESS: Site Information: Surveyor's Name: STREET NO .. SITE ZONING: 227 SOUTH ST URB(100)/ TOWN: ACTION TAKEN: NORTHAMPTON MA 01060 Approved With Conditions MAP: I BLOCK: 1Li;1 I MAP DATE: SECTION OF BYLAW: 38B 073 Chpt. 350-10.1: Special Permit Book: Ip;;~ 6227 NATURE OF PROPOSED WORK Conversion of existing building to eight new residential units HARDSHIP: CONDITION OF APPROVAL COMPANY NAME: ADDRESS: TOWN: PHONE NO .. EMAIL ADDRESS: STATE: I ZIP CODE: FAX NO .. 1) Prior to start of any construction, tree protection measures shall be installed for the trees to be saved along the frontage. Fencing shall be chain link at the drip line. Tree protection shall be inspected by the City. FINDINGS 2) No parking lot lights shall be installed 3) All exterior lighting shall meet the zoning requirements, be no coo/er than 3000K. Prior to final certificate of occupancy, a final lighting as-built shall be submitted showing compliance with these standards. 4) There shall be no parking on the east side of the building. 5) Wheel stop to prevent cars over sidewalk. 6) Trash dumpster is not allowed on site. 7) A minimum 36" fence shall be installed on the slope behind play area along the northerly edge of the property line. The Planning Board approved the Special Permit with Site Plan for the creation of 8 residential units based on the following plans and information submitted with the application: 1)Site Plan, Danielle and Denise McKahn, by Jeffrey Scott Penn, Architect Sheet S1, S2, S5 Dated August 13, 2018. 2) Memo from Matt Turcotte Power House Energy Consulting dated July 31, 2018 3) Sheet S3 Erosion Control and Stromwater Plan by John Wallen, dated August 13, 2018. 4) Sheet S4 Erosion Control and Stromwater Plan by John Wallen, dated August 13, 2018. 5) Engineering and runoff calculations by The Engineering Group LLC, for Black Sheep Development LLC dated Sept 8, 2018. 6) Traffic Analysis memo by The Engineer Group, LLC dated 81512018. 7). Elevations Sheet A3 by Jeffrey Scott Penn, Architect dated July 18, 2018. In granting the special permit with site plan, the Board determined that the criteria in 10.1 and 11.6 had been met 1. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface water drainage, sound and sight buffers and preservation of views, light, and air. The front portion of the building will remain while the footprint will be expanded to the rear. The use will come into compliance with zoning. and 2. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc. Planning -Decision Hearing No.: PLN-2019-0011 City of Northampton Date: September 19, 2018 streets, minimize traffic impacts on the streets and roads in the area. The existing driveway and parking area will be utilized. The parking and driveway along the east side of the site will be abandoned and restored to open space. 3. The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings and other community assets in the area. A portion of the impervious surface will be converted to useable outdoor space for the tenants; and 4. The requested use will not overload, and will mitigate adverse impacts on, the City's resources including the effect on the City's water supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools; and 5. The requested use meets the special permit regulations for more than 7 residential units within the URB district as follows: a. Buildings and parking. 1) The first row of buildings along a street shall face the street and add to the streetscape. There shall not be any parking, except incidental to a driveway or roadway, between the first row of buildings and the street. Parking shall be located behind buildings or designed otherwise to minimize view from the public street. 2) The area between the property and the road pavement shall be made to be pedestrian friendly, with sidewalks, street furniture, trees and other vegetation, all of which shall be in conformance with City standards. All landscaping incorporated as part of the applicant's design between the street and the building(s) shall facilitate and enhance the pedestrian use of sidewalks and other areas adjacent to the building. The property between the sidewalk and the building will remain with the mature trees and vegetation. 3) Buildings that abut existing residential properties shall incorporate building articulation alongside facades. Building projections shall be incorporated for any side far;ade that is longer than 30 feet. 4) Front facades shall have setbacks consistent with other buildings within the block or provide a different setback that is necessary to address any natural resources constraints. The front far;ade will remain. b. Streets and roadways. 1) Projects shall connect to all surrounding neighborhoods with bicycle and pedestrian access to the extent possible. a) For projects that have more than one vehicular access, driveways and roadways shall internally and externally connect to each other and dead-end streets shall be avoided whenever possible. Dead-end roadways and driveways shall never exceed 500 feet and, to the extent possible, must include a bicycle and pedestrian connection from the dead-end street to a street, common area, park or civic space. b) For projects that have a single vehicular access, such access shall not exceed 500 feet and pedestrian access shall also be provided directly from any street to residential units. c. materials for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads and other infrastructure shall be those set forth in Chapter 290, Subdivision of Land. These standards shall apply even for private roadways and driveways that are not part of a subdivision, unless waived by the Planning Board. The Board approved maintaining the existing parking area as shown to minimize site disturbance. d. Park space. 1) All projects shall include a park/common area fully designed and constructed to be integrated into the project, which area shall be easily accessible and available for residents of the project. At a minimum, this space shall be 300 square feet or 30 square feet per dwelling unit of buildable land area, whichever is greater. The 1,000+ sf area is contiguous to the site. e. Environment and energy. Buildings shall meet one of the following environmental standards: 1) Home Energy Rating System (HERS) rating for the building envelope at least 25% lower than the current municipal standard at the time the special permit is requested, but in no event shall the HERS rating be greater than 47 for units of 1,200 square feet or less, and no greater than 41 for units larger than 1,200 square feet. Alternatively, for units of 1,200 square feet or less, the Planning Board may consider a comparable energy standard to the HERS rating of 47 after consultation with the Building Commissioner. 2) U.S. Green Building Council LEED New Construction Gold or Neighborhood Development Gold Certified. f. Size, access and affordability. 1) Buildings shall meet one of the following standards: a) 11% of the units shall be "affordable units" as that term is defined in § 350-2.1 of the Code of the City of Northampton; orb) Contain 25% or more of the units no larger than 1,200 square feet gross floor area. 7 of 8 of the units are under 1,200 sf. 2) Equal access. All projects shall provide equal access to all building amenities, park and civic space and public entrances to buildings to residents of both affordable and non-affordable units. F. Internet connectivity. All projects that include infrastructure making internet connectivity available shall do so without differences in quality, capacity or speed to residents of both affordable and non-affordable units. 6. The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The use shall be in harmony with the general purpose and intent of the ordinance; and 7. If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely affect those objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 810. The plan encourages housing development of various sizes and types. Additionally this will convert a previously non-conforming business use to a residential use. COULD NOT DEROGATE BECAUSE FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE: 8/23/2018 9/6/2018 9/27/2018 REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY: APPEAL DEADLINE: 8/30/2018 10/21/2018 9/13/2018 9/27/2018 10/9/2018 FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE: 9/13/2018 9/13/2018 9/19/2018 SECOND ADVERTISING DATE HEARING TIME: VOTING DEADLINE: DECISION DEADLINE: 8:05 PM 12/12/2018 12/12/2018 MEMBERS PRESENT: VOTE: George Kohout votes to Grant Samuel Taylor votes to Grant Euripedes Deoliveira votes to Grant Theresa (Tess) Poe votes to Grant GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc. Planning -Decision Hearing No.: PLN-2019-0011 Alan Verson Mark Sullivan MOTION MADE BY: Alan Verson MINUTES OF MEETING: City of Northampton Date: September 19, 2018 votes to Grant votes to Grant SECONDED BY: Mark Sullivan VOTE COUNT: 6 Available on the City's website at www.northamptonma.gov DECISION: Approved with Conditions I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above. I certify that a copy of this decision has been mailed to the Owner and Applicant. Notice of Appeal An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. GeoTMS® 2018 Des Lauriers Municipal Solutions, Inc.