42-060 840 Westhampton Rd ZBA Comprehensive Permit- CLUSTER-1-23-2003 (1)PLANNING AND DEVELOPMENT • CITY OF NORTHAMPTON
Citi IIA • 2i o Main Street, Room 1 i • Nortbampton, MA o i o60-3198 (413) 587-1266 • Fax: 587-1264
Warne Feiden, Director punning@nort�jamptonp(anning.org wrvlv.northamptonp�anning.org
DECISION OF
APPLICANT: City of Northampton
Office of Planning & Development
ADDRESS: 210 Main Street, Room 11
Northampton, MA 01060
OWNER: City of Northampton
ADDRESS: 210 Main Street
Northampton, MA 01060
RE: LAND OR BUILDINGS IN NORTHAMPTON ON: Westhampton Road
MAP AND PARCEL NUMBERS: MAP: 42 PARCEL: 60
PROPERTY RECORDED AT THE HAMPSHIRE COUNTY REGISTRY OF DEEDS IN
BOOK 6137, PAGE(S) 317 & 327.
At a meeting conducted on January 23, 2003, the Northampton Zoning Board of Appeals
unanimously voted 3:0 to GRANT the request of the City of Northampton, through its Office
of Planning & Development for a Comprehensive Permit under the provisions of M.G.L.
Chapter 40B for Cluster Development with requested waivers for affordable housing for
property located on Westhampton Road, Map 42, Parcel 60, to be constructed and located
according to the plans and information submitted with the application, as amended by any
conditions attached to this permit:
1, "Plan of Land in Northampton, Massachusetts, surveyed for City of Northampton"
Map # 4212-020304, prepared by Heritage Surveys, Inc., dated March 4, 2002.
2. "Plan of Land in Northampton, Massachusetts, surveyed for City of Northampton"
Map # 4212-010228, prepared by Heritage Surveys, Inc., dated February 28, 2001.
3. "Site Plan, Westhampton Road Residences,
Route 66, Northampton, MA" Sheet
No. S 1. 1, prepared by Peter Frothingham, dated August 21, 2002.
4. "Buildings 41 & 42: Preliminary Plans, Section & Elevations, Westhampton Road
Residences, Route 66, Northampton, MA" Sheet No. Al. 1, prepared by Peter
Frothingham, dated August 21, 2002.
planning board - conservation commission - zoning board of appeals • housing partnership • redevelopment authority • northampton GIS
economicdevelopment - comm unity develop ment - historicdistrictcommission . historicalcommission- centralbusinessarchitecture
original printed on recg?ded paper
01/23/03 05c14pm P. 002
MEMORANDUM
TO: ( Mark NeJame, Chair, Zoning Board of Appeals
PR: Ned Huntley, Assistant City Engineer, Department of Public Works 114ZY
DA: January 23, 2003�
RC: File #03 -CP -42, Comprehensive Cluster — Westhampton Road Map 42/.parcel 60
CC: file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic:
X volume & Impact on City Street
x _ Roadway Capacity
x Adequacy of City Road Construction
x Site Distances
x Parking
x Driveway Openings
Utilities:
x Drainage Into City Stonnwater System
Capacity of Stormwater Line
Sanitary Sewer
x Water
__ Other:
The Department of Public Works has the following comments:
No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Roadway does not have adequate capacity to handle the additional traffic
Roadway is not adequately constructed to handle proposed increase in traffic
Site Distances are not adequate for proposed project
Parking spaces do not meet minimum requirements
Parking spaces are too close to driveway opening
x Driveway openings are not adequate for proposed use — Cannot determine based upon
information submitted
x_ City Stormwater system is not adequate to handle increase in drainage — no information
submitted addressing this issue.
x Stonnwater system does not meet minimum requirements for reduction of Total
Suspended Solids (TSS) - no information submitted addressnrg this issue.
Sanitary Sewer line is not adequately sized for proposed use
Sewer line connection is not properly shown
x Water line is not adequately sized for proposed use - no information submitted addressir:g
this issue.
x Water line connection is not properly shown - nn information submirted addressing al is issue.
Conrme/tty continue on the next page.
01/23/03 05:14pm r. www
x Other Comments:
• No grading plan was submitted to determine how or what impact drainage and/or grading will
have on City Road.
• No Stormwater management plan was submitted.
• No information was submitted regarding the construction of the pedestrian fart path, ownership
or maintenance responsibilities.
• Water pressure in this area is low during peak demand periods. DPW cannot guarantee
adequate pressure for all units.
• One meter will be installed for each building. If occupants choose, a private meter may be
installed after the City's meter, to determine use by accessory units.
• All driveways will require pavement /curb cut permits from the DPW, complete with details on
the raidii.
• Permit states that the development will have 3 affordable units and three accessory apartments
attached. Additionally, there will be 1 flag lot and ] regular lot. No information for these lots
were included in the permit. Grading of driveways and their locations need to be submitted to
the DPW to determine what, if any impacts will exist.
Office of Planning and Development
City of Northampton
City Hall, 210 Main Street, Room 11
Northampton, MA 01060
(413) 587-1254 (413) 587-1264 fax
MEMORANDUM
T0: Project File; Westhampton Road Affordable Housing Development
FROM: Michael T. Owens, Community Development Administer
RE: DETERMINATION OF SITE APPROVAL-M.G.L. CHAPTER 40B
DATE: January 23, 2003
In accordance with the Massachusetts Comprehensive Law (M. information is Sec.
2 -23)
and the requirement for preliminary site approval, the g project
GENERAL INFORMATION
NAME AND ADDRESS
City of Northampton — Office of Planning & Development
OF APPLICANT:
210 Main Street
Northampton, MA 01060
PROJECT:
Westhampton Road Housing Development
Lot at mpton Road - As shown on lan of nd in
SITE:
Norththamptonton MHeritage
sachu etts;;; Dated March 4, 2002 bya
Massachusetts;
a
Survey for the City of Northampton
LAND AREA:
20.5 acres / three lots totaling 35,890+/- SF
OWNER:
City of Northampton
FUNDING
Community Development Block Grant Entitlement Program,
& Urban Development / $ 170,000
PROGRAM:
U.S. Department of Housing
HOUSING
Three single-family homes with accessory units; all six (6) units
price not to
TYPE:
available as affordable condominiums; purchase
exceed $ 65,000; one market rate unit
TARGET Households earning less that 50% of area medium income
MARKET.-
AFFORDABILITY
ARKET:
AFFORDABILITY Deed rider affordability restriction; 50 years
RESTRICTION:
PERMITTING: Comprehensive permit in accordance with M.G.L. Chapter 40 B
Sec. 20-23
DEVELOPER Pioneer Valley Habitat for Humanity Inc.
STATUS: not for profit
FINDINGS
1. Program Eligibility
The project described above is eligible for Community Development Block Grant funds under the
following regulatory citations: Acquisition of real property 24 CFR Part 570.201 (a); Administrative
expenses to facilitate housing 24 CFR Part 570.206 (g) (1) (2); Housing activities benefiting low
and moderate income persons 24 CFR Part 570.208 (A) (3).
2. On Site Inspection
The Community Development Block Grant Administrator for the City of Northampton has
performed an on site inspection of the site and has reviewed pertinent information provided by the
applicant. Furthermore, an Environmental Assessment pursuant to CDBG regulations (24 CFR
Part 58) has been completed and placed in the project file.
3. Compatibility & Urban Impact
The proposed Westhampton Road Housing Development is appropriate for the site on which it is to
be located. The proposed development of four parcels is compatible with the residential character
of the Westhampton Road area of Northampton.
4. Financial Feasibility
Based on comparable housing sales figures, the project appears financially feasible within the
Northampton area housing market. An initial pro forma has been reviewed and the project appears
financially feasible on the basis of the estimated development costs.
5. Developer Eligibility
The selected developer, Pioneer Valley Habitat for Humanity Inc., is a non-profit community based
housing developer and meets the eligibility standards of the Community Development Block Grant
Program.
ATTACHMENTS
■ Designation of Provisional Developer Status; Dated August 7, 2002
■ Sources and Uses of Funds Statement; Dated August 1, 2002
■ Plan of Land in Northampton Massachusetts; Dated March 4, 2002 by Heritage Survey for the
City of Northampton
■ Westhampton Road Concept Plan — Peter Frothingham AIA
SUPPORTING DOCUMENTATION
■ CDBG Environmental Assessment — Westhampton Road Affordable Housing Project,
Northampton MA, dated March 1, 2001
■ Northampton Office of Planning and Development — Request for Proposals Garfield Avenue
and Westhampton Road; dated May 29, 2002
■ Pioneer Valley Habitat for Humanity — Proposal to Develop Affordable Homes at Garfield
Avenue and Westhampton Road; dated June 14, 2002
■ Community Development Block Grant Entitlement Regulations 24 CFR Part 570
n
Michael T. Owens
Community Development Administrator
C. Wayne Feiden
Date: January 23, 2003
BOARD OF HEALTH
MEMBERS
RICHARD P. BRUNSWICK, M.D., MPH,
Chair
ROSEMARIE KARPARIS, R.N., MPH
JAY FLEITMAN, M.D.
PETER J. McERLAIN, Health Agent
(413)587-1214
FAX(413)587-1221
MEMO
CITY OF NORTHAMPTON
MASSACHUSETTS 01060
OFFICE OF THE
BOARD OF HEALTH
TO: Angela Dion, Board Secretary
Office of Planning and Development
FROM: Peter McErlain, Health Agent /�/*
DATE: January 14, 2003
210 MAIN STREET
NORTHAMPTON, MA 01060
SUBJECT: Comprehensive Permit Review — Habitat for Humanity - Affordable Housing
Project on Westhampton Rd.
The Northampton Board of Health will not be meeting again until January 30, 2003 and
therefore will not be able to review the Comprehensive Permit application for the Habitat for
Humanity'- Affordable Housing project proposed for Westhampton Rd. prior to the Zoning
Board of Appeals meeting on January 23, 2003.
However, I have informally reviewed the application and plan for the project and have
walked the site and have found nothing, which would be of concern to the Board of Health.
The site has been "perc" tested and is suitable for the construction of on-site sewage disposal
systems.
Please feel free to contact me if I can be of further assistance.
Thank you.
BOARD OF HEALTH
MEMBERS
RICHARD P. BRUNSWICK, M.D., MPH,
Chair
ROSEMARIE KARPARIS, R.N., MPH
JAY FLEITMAN, M.D.
PETER J. McERLAIN, Health Agent
(413)587-1214
FAX(413)587-1221
MEMO
CITY OF NORTHAMPTON
MASSACHUSETTS 01060
OFFICE OF THE
BOARD OF HEALTH
TO: Angela Dion, Board Secretary
Office of Planning and Development
FROM: Peter McErlain, Health Agent /�/*
210 MAIN STREET
NORTHAMPTON, MA 01060
DATE: January 14, 2003
SUBJECT: Comprehensive Permit Review — Habitat for Humanity - Affordable Housing
Project on Westhampton Rd.
The Northampton Board of Health will not be meeting again until January 30, 2003 and
therefore will not be able to review the Comprehensive Permit application for the Habitat for
Humanity'- Affordable Housing project proposed for Westhampton Rd. prior to the Zoning
Board of Appeals meeting on January 23, 2003.
However, I have informally reviewed the application and plan for the project and have
walked the site and have found nothing, which would be of concern to the Board of Health.
The site has been "perc" tested and is suitable for the construction of on-site sewage disposal
systems.
Please feel free to contact me if I can be of further assistance.
Thank you.
PLANNING AND DEVELOPMENT • CITY OF NORTHAMPTON
Cit,qHaff • 21 0 Main Street, Room t t • N0rt4jampton MA o> o60-3 i 98 • (41 3) 587-1266 Fax: 587-1264
Wahne FelCjen) t)Irector . p1annlny@norttJa YLlptonptannlnq.orq H'H'11!.noYC�7a Wl ptonp�annlny.oY�
Memorandum
TO: Zoning Board of Appeals
FROM: Angela Dion, Board Secretary
DATE: January 16, 2003
SUBJECT: Westhampton Road Comprehensive Permit
On January 9, 2003, the Northampton Planning Board reviewed the above —
referenced project and unanimously voted to recommend to the Zoning Board of
Appeals that the permit be approved with the following condition:
1. The City shall retain the right to pave the trail that is shown on the plans, in
the future, if needed.
planning boa r,1 • conser4�atlon Commission • Zomny boar,[of appeals • bolising partners6Jlp • reeve to pment aN ttlorlth • nor[bam pton GtS
econonfic(leveloprnent 1)istorlc4listrictcommissl0n • tJ)Storlca[cOnl Yrllssion• central bNSlnessarct ItectHre
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01/22/02 0s:11Pm P. 002
MEMORANDUM
TO: Mark NeJame, Chair, Zoning Board of Appeals
FR: Ned Huntley, Assistant City Engineer, Department of Public Works_
DA: January 23, 2003
RE: File 403-f-43 —15 Locust Street — DB Mart addition to rear
CC: file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic:
x Volume & Impact on City Street
Roadway Capacity
Adequacy of City Road Construction
x Site Distances
Parking
x Driveway Openings
Utilities:
x Drainage Into City Stormwater System
x Capacity of Stormwater Line
Sanitary Sewer
Water
Other:
The Department of Public Works has the following comments:
x No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Roadway does not have adequate capacity to handle the additional traffic
Roadway is not adequately constructed to handle proposed .increase in traffic
Site Distances are not adequate for proposed project
Parking spaces do not meet minimum requirements
Parking spaces are too close to driveway opening
Driveway openings are not adequate for proposed use
City stormwater system is not adequate to handle increase in drainage
Stormwater system does not meet minimum requirements for reduction of Total
Suspended Solids (TSS)
Sanitary Sewer line is not adequately sized for proposed use
Sewer line cotmection is not properly shown
Water line is not adequately sized for proposed use
Water line connection is not properly shown
Other Comments:
January 22, 2003
Bob Riddle, Chair
Zoning Board of Appeals
City of Northampton
210 Main Street
Northampton, MA 01060
Dear Mr. Riddle and Members of the Board;
At its regularly scheduled meeting held last evening, January 21St, the
Northampton Housing Partnership voted unanimously to endorse the
concept and design of the housing development planned for
Westhampton Road.
It is our understanding that the project will be coming before you
seeking a comprehensive permit. The project proponent has spent a
significant amount of time planning a thoughtful development that will
serve 7 local families. Six of those units will become homes to families
with lower incomes who would not be able to afford to live in
Northampton without the collaboration of Habitat for Humanity and the
City. Developments such as this address the goals expressed in the
Vision 2020 effort, which advocate for smaller, mixed income housing
developments scattered throughout the City.
We ask that you look favorably on this request. If I can answer any
questions or provide additional information, do not hesitate to contact
me at 584-5403. Thank you for offering the Partnership the opportunity
to comment and to express our wholehearted support for this endeavor.
Respectfully,
Jack Hornor, Chair
Northampton Housing Partnership
CITY OF NORTHAMPTON
ZONING BOARD OF APPEALS APPLICATION FOR:
05
c p O
3. Applicant's Name: City of Northampton, through its Office of Planning & Developmen
Address: 210 Main Street, Room 11, Northampton, MA 01060
Telephone: (413) 587-1265
11
5
rel
Parcel Identification: Zoning Map # 42 Parcel # 60
Street Address: Westhampton Road
Property Recorded at the Registry of Deeds:
County: Hampshire Book: 6137
_ Zoning District: SR
Page: 317 & 327
Status of Applicant: X Owner; Contract Purchaser; Lessee
Other (e)plain)
Property Owner:
Address:
Same
Telephone:
7. Describe Proposed Work/Project (Use additional sheets if necessary):
A comprehensive permit for three single family homes, each with an accessory
apartment, with all six units developed as affordable housing by Pioneer Valley
Habitat for Humanity, and two market -rate single family homes. The project is
being developed as a cluster, with some requested waivers to allow the affordabl(
***************************************************************************** component.
Has the following information been included in the application?
X Site/Plot Plan X List of requested waivers X fee (ST 1q) not applicable;
municipal applicant
X Signed dated and denied Zoning Permit Application
3
CITY CLERKS OFFICE
NORTiiAMPTON MA 01060
8. Special Permit Approval Criteria If any permit criteria does not apply, explain why.
A. How will the requested use protect adjoining premises against seriously detrimental
uses? The project will preserve the vast majority of the site as open space,
will provide buffers to neighbors, and will include a neighborhood tot/lot
playground.
How will the project provide for:
surface water drainage: By developing only a very small percentage of
the site, and that area on very pervious sands.
sound and sight buffers: By providing a large conservation area and
providing buffer strips to many of the abutters.
the preservation of views, light and air: By keeping most of the land behind
all of the abutting homes as undeveloped.
B. How will the requested use promote the convenience and safety of pedestrian movement within the
site and on adjacent streets?
By providing a public walking trail from Glendale Road to the parcel's
frontage on Westhampton Road a third of a mile away.
How will the project minimize traffic impacts on the streets and roads in the
area? Project is very small (far smaller then the site could accomodate)
and driveways are located in locations with good line -of -site.
Where is the location of driveway openings in relation to traffic and adjacent streets?
Driveway on Westhampton Road has good line of site and is not located
close to any site streets.
What features have been incorporated into the design to allow for:
access by emergency vehicles: Driveways are short and f lat .
the safe and convenient arrangement of parking and loading spaces:
Parking is available that exceeds zoning reouirements.
provisions for persons with disabilities: Grades are flat on most of the residential
DroDerties and one of the units could be made accessible if needed to
serve a buyer.
M
C. How will the proposed use promote a harmonious relationship of structures and open spaces to:
the natural landscape: The development will be clustered along the road,
reserving most of the site and avoiding all wetlands.
to existing buildings: Project design respects the best in the architecture
of this area.
other community assets in the area: Proj ect provides a buffer from the landfill
and proposed landfill expansion.
D. What measures are being taken that show the use will not overload the City's resources, including:
water supply and distribution system: Residential demand from proposed proj ect
will have negligable impacts on the city's water system.
sanitary sewage and storm water collection and treatment systems:
Sanitary and stormwater will be treated on-site.
fire protection, streets and schools: Demand from the project is minor. Developing
immediately adjacent to streets, with no new roads, minimizes city costs.
How will the proposed project mitigate any adverse impacts on the City's resources, as listed
above? A conservation area and public tot lot/recreation area and a public
walking trail will all be created.
E. List the section(s) of the Zoning Ordinance that states what special regulations are required for the
proposed project (Accessory apartment, home occupation, accessory structure, etc.)
Cluster development/open space residential development (sections 5.2 and 10.5)
and M.G.L. 40B - Comprehensive Permit.
How does the project meet the special requirements? (Use additional sheets if
necessary)? See Attached Sheet
All requirements are met or exceeded, except as shown in the waivers submitted
in accordance with the comprehensive permit.
5
Westhampton Road, Northampton, Limited Development Project
Supplemental Material --Application for Comprehensive Permit
Aublication Reauirement Checklist*
Filing Requirement
Status
This is not a required component,
Although not required, we began the process with an
but we found it critical for our site
alternatives analysis:
assessment:
1. Condo Option: 26 condominium/townhouse units and
one flag could be done in conformance with current
Alternatives Assessment
zoning and would likely receive a permit from the
Planning Board.
2. Flag Lot Option: 4 flag lots could be done in
conformance with current zoning and would likely
receive a permit from the Planning Board.
Both of these options, as shown, would meet all of the
zoning standards, but would:
1. Create less open space and recreation
2. Create no affordable housing
3. Create no public access
4. Be intrusive to abutters.
5. Crowd development close to the City's planned
landfill expansion site.
6. Have greater wetlands and wildlife habitat impacts.
7. Generate greater traffic impacts.
Preliminary site development plans
1. Westhampton Road Residences, Site Plan (S 1. 1),
signed Peter Frothingham, Registered Architect,
8/21/2002
2. Westhampton Road Residences, Buildings #1, #2, and
#3, Preliminary Plans, Sections, and Elevations (A 1.1
and A 1. 2), signed Peter Frothingham, Registered
Architect, 8/21/2002
3. Plan of Land in Northampton, Massachusetts Surveyed
for City of Northampton, survey plan signed Bruce
Coombs, Registered Land Surveyor 3/4/2002 (with
notations added)
4. Plan of Land in Northampton, Massachusetts Surveyed
for City of Northampton, survey and topography plan
signed Bruce Coombs, Registered Land Surveyor
2/28/2001 (with notations added)
Report on existing conditions
Same as above; plus
Comprehensive Permit Project, Traffic Review, review
letter signed by Stephen J. Savaria, Professional Engineer,
Fuss & O'Neill, Inc.
Preliminary architectural plans
Items 2 and 3 cited above for affordable units. Market rate
units will be required to be designed to be compatible with
those units.
Westhampton Road Limited Development Project--- Page 1
Tabulation of proposed buildings
Item I cited above for affordable units. Additionally, there
will be one single family home on each of the two market
rate lots.
Preliminary subdivision plan, if
ANR subdivision plan (see item 3 above). No subdivision
subdivision involved
is required if ZBA grants waivers granted below.
Preliminary utilities plan
Item I sited above
Site Control letter
The City of Northampton hereby certified that we are a
public agency owning and controlling the property and will
be conveying the lot for affordable units to Pioneer Valley
Habitat for Humanity, a non profit. The project is a local
initiative proposal eligible for a comprehensive permit (a
letter from DHCD to this effect will be provided to the
ZBA) and in any case, the project is fundable, and has been
funded, for low and moderate income housing using federal
Community Development Block Grant funds.
List of requested exceptions
Included in this supplemental material package.
Filing fees
Waived as applicant is a city agency
*Per Rules and Regulations (ByLaws) of the Zoning Board of Appeals, City of Northampton,
Article VI: Comprehensive Permit Rules, Section 3.00- Filing, Time Limits and Notice.
Westhampton Road Limited Development Project--- Page 2
Uses and Allocation of Lots within Limited Development
d
Future Owner
Timing
Improvements by whom
ents
single-
e
MThree
Highest bidder
Spring
Private purchaser
e -family
homes each
Habitat for Humanity
2003
2003-
Habitat forHumanity
with
(They will sell with
2006
accessory apartment, all
affordability
six units affordable
restrictions when units
complete)
3 Tot Lot/Playground
Northampton
Spring
Recreation Commission,
Recreation
2003
using $10,000 donation
Commission
from development.
Additional improvements
dependent on city forces
4 Conservation Area with
Northampton P
Winter
and contributions.
Conservation Commission
trail and small parking
lot
Conservation
2003
will do trail using
Commission
volunteers and as city
5 Landfill buffer and
City of Northampton
2003-
forces.
Board of Health
Open Space with access
(through its Board of
2005
roadway around landfill
Health) with
development
restrictions OR
Conservation
Commission with
Board of Health
maintaining right of
roadway
6 Market -rate single-
family home
Conservation
Future
Conservation Commission
and small parking lot
Commission holds
right for small parking
will do parking lot as city
lot. Land banked by
forces or contributions
allow.
City, with possible
future sale to highest
bidder.
7 to Donated ($1.00) to
13 abutting property
Abutting property
owners
Winter
None planned
owners who want
2003
buffers
14 Sold (low value) to
abutter as buffer
Abutting property
Winter
None planned
owner
2003
Westhampton Road Limited Development Project--- Page 3
ZoninLy and Subdivision Analysis and RPnnPctPrd wa;yavc
Type
Section
Requirements
vProvided
Waiver request
Zoning §5.2,
Open -Space
Special Permit and
Comprehensive
Comprehensive
§10.5, §11
Residential
Site Plan Approval
Permit
Permit instead of
Development
special permit and
(cluster), land
site plan approval
donation for open
(required under
space, site plan
MGL c. 40B))
approval
Zoning §6.2
1 -family min. Lot
10,000 sq. feet
Lot 1=21,061
None
Cluster
Size
Lot 6=1.5 + acres
Zoning §6.2
1- family min
80 feet
Lot 1=15'+- at
Frontage (lots
Cluster
frontage and lot
one point
could be made to
width
Lot 6=+-50'
meet zoning, but
trail, recreation
area, open space,
and size of
affordable lot
would all shrink)
Zoning §6.2
1 -family min
110'
Lot 1= 218'
None
Cluster
depth
Lot 6= 384'
Zoning §6.2
1 -family min
25'
Lot 1= 100' or
None
Cluster
front setback
more
Lot 6= 100' or
more
Zoning §6.2
1 -family min.
15'
Lot 1= 15 or more
None
Cluster
sideyard setback
Lot 6= 15'or more
Zoning §6.2
1 -family min.
25'
Lot 1= 25' or
None
Cluster
rear setback
more
Lot 6= 25' or
more
Zoning §6.2
1 -family max
35'
Lot 1= 35' or less
None
Cluster
building height
Lot 6= 35' or less
Zoning §6.2
1 -family min.
75%
Lot 1= 75% or
None
Cluster
open space
more
Lot 6= 75% or
more
Zoning §6.2
Townhouses (3
7,500/unit=45,000
35,890 square feet
None (unless
Cluster
townhouses, each
Ft2 OR 7,500/1-
viewed as six units,
as 1 -family home
family unit=22,500
then waiver needed
with accessory
Ft2
for lot size)
apartment)
Zoning §6.2
Townhouse min
160' or 130'
172'
None
Cluster
frontage and lot
Westhampton Road Limited Development Project--- Page 4
Westhampton Road Limited Development Project--- Page 5
width
Zoning §6.2
Townhouse min
215
196' and 217'
None (with land
Cluster and
depth and land
could reduce to
donation) or
§6.3 land
donation for open
110' with land
reduction in
donation
space
donation
„
frontage.
Zoning §6.2
Townhouse min
25'
25'
None
Cluster
front setback
Zoning §6.2
Townhouse min.
25'
25'
None
Cluster
sideyard setback
Zoning §6.2
Townhouse min.
25'
25'
None
Cluster
rear setback
Zoning §6.2
Townhouse max
35'
25.5'
None
Cluster
building height
Zoning §6.2
Townhouse min.
70%
25%
None
Cluster
open space
Zoning § 10.5
Standards for
Detailed standards
All met
None
Cluster
Cluster
Zoning § 11.6
Site Plan
Detailed standards
All met—see
None
Site Plan
Approval
traffic analysis
Standards
letter
Subdivision
Frontage
Approval not
Frontage met, IF
RequiremeJforRegulations
Requirements
required IF zoning
comprehensive
subdivisiofrontage
met,
permit waiver
printed zootherwise
granted
frontage n
subdivision
Other
Other
Any other waivers
Requirements
required to allow
designed project.
Westhampton Road Limited Development Project--- Page 5
Q07 Fuss & O'Neill Inc. Consulting Engineers
November 27, 2002
Wayne Feiden, Director
Office of Planning and Development
City of Northampton
210 Main Street
Northampton, MA 01060
Re: Comprehensive Permit Project
Traffic Review
Dear Mr. Feiden:
78 Interstate Drive, West Springfield, MA 01089
TEL 413 452-0445 FAX 413 846-0497
INTERNET: www.fussandoneill.com
Other Offices:
Manchester, Connecticut
Trumbull, Connecticut
Providence, Rhode Island
DEC :Q07
At your request, Fuss & O'Neill has reviewed certain traffic related issues associated
with the proposed eight unit residential development to be located on Westhampton
Road east of Glendale Road. We conducted sight distance measurements in accordance
with standard practice at the proposed cluster site driveway intersection with
Westhampton Road (Route 66). We have determined that available stopping sight
distance to the east and west exceeds the acceptable minimums for intersection
operations. We have also estimated the daily and peak hour vehicle trips to be generated
by the proposed project.
The proposed project consists of two single-family residences with individual access on
Glendale Road and Westhampton Road, plus a cluster of three two-family residences
sharing a single driveway to Westhampton Road.
SIGHT DISTANCE
Two sight distance measurements were recorded in the field: stopping sight distance
(SSD) and intersection sight distance (ISD). Stopping sight distance determines the
minimum distance required to safely avoid an object with a height of 2 feet in the
roadway at the intersection, representing the taillights of a stopped vehicle waiting to
turn into the site driveway. This is generally considered the absolute minimum site
distance criteria. Intersection sight distance determines the minimum distance needed for
vehicles traveling on the main road and those exiting a minor street or driveway to be
able to see each other across the corners of the intersection for safe intersection
operations.
Existing available stopping sight distance was measured to be 450 feet west of the
proposed driveway. The stopping sight distance to the east is over 900 feet. Posted speed
F:AP2002\611\A10\SJS 1111 A.doc
Q0lFuss & O'Neill Inc. Consulting Engineers
Wayne Feiden, Director
November 27, 2002
Page 2
limit in the vicinity of the site is 40 mph. Radar speed measurements indicate the
prevailing operating speed to be approximately 45 mph to the west and approximately
50 mph to the east. The table below illustrates the required sight distances for
Westhampton Road and the available sight distance measured at the proposed driveway
location.
DRIVEWAY SIGHT DISTANCE (FEET)
Approach Stopping Sight Distance* Intersection Sight Distance**
Required Available Required Available
Eastbound 360 450 500 520
Westbound 425 920 555 900
Exhibit 3-1, Stopping Sight Distance, AASHTO "Geometric Design of Highway and Streets"
** Exhibit 9-55, Design Intersection Sight Distance, AASHTO "Geometric Design of Highway and Streets"
Minimum safe stopping sight distance in accordance with AASHTO Exhibit 9-55,
Design Intersection Sight Distance, is at least 360 feet for vehicles traveling at 45 mph
and 425 feet for vehicles traveling at 50 mph. The available stopping sight distance in
both directions exceeds the minimum required.
TRAFFIC GENERATED BY PROPOSED PROJECT
An estimate was made of the additional traffic that would be generated by the proposed
project during the peak traffic periods. The peak periods used for analysis are the
morning and afternoon commuting peaks, representing the highest hours of site trip
generation.
The Institute of Transportation Engineers (ITE) "Trip Generation" report uses actual
field surveys to estimate trips associated with a variety of land uses and is a nationally
accepted standard. Land Use Code 210 — Single Family Detached Housing was used to
project traffic volumes for this development assuming 8 units occupied.
FAP2002\611\AIO\SJSIIIIA.doc
Q07 Fuss &O'Neill Inc. Consulting F„g,,,ee,,,
Wayne Feiden, Director
November 27, 2002
Page 3
SITE TRIP GENERATION ESTIMATES
VEHICLE TRIPS
Time Period
Weekday Morning Peak Hour
Single Family - 2 Units
Multifamily - 6 Units
Total
Weekday Evening Peak Hour
Single Family - 2 Units
Multifamily - 6 Units
Total
Weekday 24-hour
Single Family - 2 Units
Multifamily - 6 Units
Total
Enter Exit Total
0
2
2
1
4
5
1
6
7
2
1
3
6
3
9
8
4
12
14
14
28
39
39
78
53
53
106
The proposed residential development will generate approximately 106 vehicle trips per
day. During the morning peak hour, a total of 7 vehicle trips will be generated (1
entering and 6 exiting the site). In the evening peak hour, a total of 12 vehicle trips will
be generated (8 entering and 4 exiting the site).
Please contact this office with any questions concerning these findings or if additional
information is required.
Sincerely,
Step n J. Savaria, -PP .EF
Senior Traffic Engineer
F:\P2002\611 \A 10\SJS I I I 1 A. doc
File # MP -2003-0020 —
APPLICANT/CONTACT PERSON CITY OF NORTHAMPTON
ADDRESS/PHONE 212 MAIN STREET (413)587-1000()
PROPERTY LOCATION WESTHAMPTON RD
MAP 42 PARCEL 060 001 ZONE SR
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
T. RT('T nOlCTN T)77/I-
New
)T'/IT -
New Construction
Non Structural interior renovations
Addition to Existing
AccessoKy Structure
Building Plans Included:
Owner/ Statement or License
3 sets of Plans / Plot Plan
THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION PRESENTED:
Approved Additional permits required (see below)
PLANNING BOARD PERMIT REQUIRED UNDER: §
Intermediate Project : Site Plan AND/OR Special Permit with Site Plan
Major Project: Site Plan AND/OR Special Permit with Site Plan
ZONING BOARD PERMIT REQUIRED UNDER: $ (/
Finding Special Permit Variance* JP
Received & Recorded at Registry of Deeds Proof Enclosed
Other Permits Required:
Curb Cut from DPW Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit from Conservation Commission Permit from CB Architecture Committee
Permit from Elm Street Co ssion
8 LoOZ_
Signature of Building Official Date
Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health, Conservation Commission, Department
of public works and other applicable permit granting authorities.
* Variances are granted only to those applicants who meet the strict standards of MGL 40A. Contact the Office of
Planning & Development for more information.
AUG -1 202
File No. mo- -,)o I
Please type or print all information and return this form to the Building Inspector's Office with the
$10. filing fee (check or money order) payable to the City of Northampton
i.
Name of Applicant: City
of Northampton, Office of
Planning &
Development
Address: 210 Main St.,
Rm. 11, Northampton 01060
Telephone:
587-1265
2.
Owner of Property: City
of Northampton, c/o Office
of Planning
& Development
Address: Same
Telephone:
587-1265
3.
Status of Applicant: Owner
X Contract Purchaser
Lessee
Other (explain)
4.
Job Location: Westhampton Road and Glendale Road
Parcel, I'd: Zoning,Map#. 42 Parcel# 060 District(s): SR
In Elm Street District In Central Business District
(TO BE FILLED IN BY THE BUILDING DEPARTMENT)
5. Existing Use of Structure/Property: V
6. Description of Proposed Use/Work/Project/Occupation: (Use additional sheets if necessary):
1) 6 cluster affordable units ( 3 single-family homes, each with accessory apartment)
2) 1 flag lot
3) 1 additional cluster lot
4) Conservation area, recreation area, and landfill buffer
5) Land to abutters ,
All to be developed using a comprehensive permit to ensure affordability.
7. Attached Plans: Sketch Plan Site Plan X Engineered/Surveyed Plans X
8. Has a Special Permit/Variance/Finding ever been issued for/on the site?
NO X DON'T KNOW YES IF YES, date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DON'T KNOW YES
IF YES: enter Book Page and/or Document #
9. Does the site contain a brook, body of water or wetlands? NO DON'T KNOW
IF YES h
YES X
, as a permit been or need to be obtained from the Conservation Commission? All work more than
100' from wetlands.
Needs to be obtained Obtained , date issued:
(Form Continues On Other Side)
10. Do any signs exist on the property? YES
IF YES, describe size, type and location:
NO
Are there any proposed changes to or additions of signs intended for the property? YES X
IF YES, describe size, t --NO
type standard residential numbers and construction
signs alJnwprl
ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN B
-DUE TO LACK OF INFORMATION. E DENIED
This column to be filled in
�EXXIS�TING by the Building Depart.
PROPOSED REQUIRED13
Lot Sizenr,rrr�
Frontage
Setbacks Front
Side I L:
Rear
Building Height
Buildinf Square Footage
Yo Open Space: (tot area
minus building & paved parkin£
# of Parking Spaces
# of Loading Docks
Fill:
(volume Et location
20.009 acres
233.64 = Westham
123.05 = Glendale
N/A
R:
---------------
N/A
N/A
100%
N/A
N/A
Flag lot = 1.587 acre
Lot 1 = 21,061 sq.ft.
pjfflag=
Rd. 123.05 = flag 1
. 51.50 = lot 1
Flag = 130
it -
Cluster = 251
40' .Flag = 40
ster = 25' R.Cluster =
Flag = 801
Cluster = 251
25' to 35'
6,300 total 6 unit c
2,300,flag lot
X300 t t ,
CFF __
uter°t
�1
flag lot
L2 cluster
None
None
12. Certification: I hereby certify that the information contained herein is true and
my knowledge. accurate to the best of
)ate:
— In2 Applicant's Signature
TOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with alI zoning requirements and obtain alI
required po ermits from the Board of Health, Conservation Commission, Historic and Architecturai Boards, Department
Public Works and other applicable permit granting authorities.
P of
se)
"Building #3: Preliminary Plans, Section & Elevations, Westhampton Road
Residences, Route 66, Northampton, MA" Sheet No. A1.2, prepared by Peter
Frothingham, dated August 21, 2002.
Zoning Board Members present and voting were: Bob Riddle, Malcolm B. Smith and David
Narkewicz.
In Granting the Comprehensive Permit, the Zoning Board of Appeals found:
A. The requested use, to construct three single-family homes as affordable housing, each
with an accessory apartment, and two market rate single-family homes, protects adjoining
premises against seriously detrimental uses because the proposed project will preserve the
vast majority of the site as open space, will provide buffer strips to many of the abutters
and will prevent most of the land behind the abutting homes from being developed. The
project will improve and will not detract from the character of the surrounding suburban
residential neighborhood because a neighborhood tot/lot playground will be constructed
and only a small percentage of the site will be developed in an area with very pervious
sands. In addition, the location and design of the proposed project protects adjoining
properties from surface water drainage and other detrimental uses as depicted on plans
and information submitted with the application.
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 because a public walking trail will be created thus providing safe
access from Glendale Road to the parcel's frontage on Westhampton Road. A traffic
study was performed by Fuss & O'Neill, Inc. that included driveway site distance and
site trip generation estimates. The study concluded that available stopping sight distance
to the east and west exceeds the acceptable minimums for intersection operations.
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 development will be clustered along the road and will preserve most of the
site thus avoiding all wetlands. In addition, the project provides a buffer from the
existing landfill and possible future expansions of the landfill for the neighborhood.
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
because demands from the project are minor and will have minimal impacts on the City's
water system.
E. The requested use meets all special regulations set forth in Sections 5.2 & 10.5 of the
Zoning Ordinance as well as M.G.L. Chapter 40B (See Attachment A).
F. 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
because the density of housing from this project is lower than the existing neighborhood,
the design is compatible and the open space will contribute to the area.
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 because the project
will provide home ownership opportunities to those otherwise forced out of the market.
G. The requested use promotes City planning objectives to the extent possible and does 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 by providing affordable housing and open space.
In reviewing the proposed project, the Zoning Board of Appeals voted 3:0 to approve the
following requested waivers:
1. Zoning § 5 2 §10-5 11 — Comprehensive Permit instead of special permit and
site plan approval (required under MGL c. 40B).
2. Zoning §6.2 Cluster — Frontage (lots could be made to meet zoning, but trail,
recreation area, open space, and size of affordable lot would all shrink).
3. Zoning §6.2 Cluster — None (unless viewed as six units, then waiver is needed for
lot size.
4. Zoning §6.2 Cluster and § 6 3 Land Donation — None (with land donation) or
reduction in frontage.
5. Subdivision Regulations — Requirement for subdivision if printed zoning frontage
not met.
6. Any other waivers required to design project.
Conditions imposed upon the project are as follows:
1. Ten Thousand Dollars ($10,000) of the sale proceeds from lot 1 shall be used to
capitalize the construction of a community playground on lot 3.
2. The City shall retain the right to pave the trail that is shown on the plans, in the
future, if needed.
CERTIFICATE OF SERVICE
Pursuant to M.G.L. Chapter 40A, Section 11, I, Angela Dion, Board Secretary, hereby
certify that I delivered by hand, copies of this decision, to the Applicant and Owner on
January 31, 2003. d'
Pursuant to Massachusetts General Laws (MGL), Chapter 40A, Section 11, no Comprehensive
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 Zoning Board of Appeals hereby certifies that a Comprehensive 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: City of Northampton — Westhampton Road
DECISION DATE: January 23, 2003
DECISION FILED WITH THE CITY CLERK: January 31, 2003
���� l) eC Y�"7- Le i
"ATTACHMENT A"
Section 10 10 Accesser;Anartments. In reviewing the application for a Comprehensive Permit,
the Zoning Board determined:
A. The accessory apartment meets the setbacks of the principal structure in the Suburban
Residential district, including a 30' front, 20' side and 40' rear setback.
B. The apartment will be a complete, separate housekeeping unit containing both kitchen
and bath.
C. Only one accessory apartment will be created within a single-family house or house lot.
D. The owner(s) of the residence in which the accessory unit is created will continue to
occupy at least one of the dwelling units as their primary residence. This Comprehensive
Permit automatically lapses if the owner no longer occupies one of the dwelling units.
E. Any new outside entrance to serve an accessory apartment shall be located on the side or
in the rear of the building.
F. The gross floor area of the accessory apartment will not be greater than nine hundred
(900) square feet.
G. The accessory apartment shall never be enlarged beyond nine hundred (900) square feet
allowed by this Ordinance.
H. This accessory apartment may not be occupied by more than three (3) people.
I. Three off-street parking spaces will be available for use by the owner-occupant(s) and
guests.
J. The design and room size of the apartment must conform to all applicable standards in
the Health, Building and other codes.
K. The applicant has submitted a floor plan of one-quarter (1/4) inch to the foot must be
submitted showing the building, including proposed interior and exterior changes to the
building.