25 Maple Ave PB Decision CITY OF NORTHAMPTON PERMIT DECISION
pg. 1
DATES PROJECT INFORMATION
Submitted 9/12/19 Owner Name/Address Ping Geng 782 Northeast St,
Amherst
MA 01002
Hearing 10/24/19 Applicant Name/
Address (if different)
Thomas Gu 782 Northeast St,
Amherst
MA 01002
Extension Applicant Contact Thomas Gu tgu@comcast.net 413-345-0015
Hearing Closed 10/24/19 Site Address 25 Maple Ave Northampton
Decision 10/24/19 Site Assessor Map ID 32C-71 B 11371 P68
Zoning District Urban Residential C
Filed with Clerk 10/31/19 Permit Type PLANNING BOARD
Site Plan Review
Appeal
Deadline
11/20/19 Project Description Construct 5 new townhouse units
An appeal of this decision by the Planning Board may be made by any person within 20 days after the date of the filing of this
decision with the City Clerk, as shown. Appeals by any aggrieved party must be pursuant to MGL Chapter 40A, Section 17 as
amended and 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.
Plan Sheets/Supporting Documents by Map ID:
1. Site Development Plan 25 Maple Ave by T Reynolds Engineering dated August 2019, Sheets 1-7. Sheet 4 Revised 9-25-19.
Sheet 5 & 7 Revised 10-16-19.
2. Townhouses Exterior Elevations by Siegfried Porth Architects Dated 4-25-19, Sheet A-4.
3. Stormwater Report and Management Plan by T Reynolds Engineering, dated August 2019
4. Trip Generation Analysis by T Reynolds Engineering, dated 9/12/19
BOARD MEMBER PRESENT FAVOR OPPOSED ABSTAIN/NO COUNT VOTE TALLY
(Favor-Opposed)
Mark Sullivan, Chair ☐ ☐
George Kohout, Acting
Vice Chair
☐ ☐
Euripedes DeOliveira ☐ ☐
Marissa Elkins ☐ ☐
Christa Grenat ☐ ☐
Sam Taylor ☐ ☐
Alan Verson ☐ ☐
Janna White, Assoc. ☐ ☐ 6-1
APPLICABLE ZONING APPROVAL CRITERIA /BOARD FINDINGS
350-11.6 A. The requested use protects adjoining premises against seriously detrimental uses. The
units are consolidated to ~15,000 square foot area of the previously disturbed portion of
the 56,000+ square foot site. A fence and required setback to the abutting street blocks
will be maintain. Stormwater will be managed on site.
350 Attachment 8
CITY OF NORTHAMPTON PERMIT DECISION
pg. 2
B. The requested use will promote the convenience and safety of vehicular and pedestrian
movement within the site and on adjacent streets. The site is accessed at the end of the
street and extends the sidewalk, and:
The project, including any concurrent road improvements, will not decrease the level of
service (LOS) of all area City and state roads and the applicant has opted to address the
incremental impacts through an in-lieu-of payments to fund a project's proportional share
of impact.
C. The site relates to other structures and open spaces / natural landscape, existing
buildings and relative to landscaping, drainage, sight lines, building orientation, massing,
egress, and setbacks. The massing is comparable to those along Maple Avenue and the
units are placed to effectively extend the street so the alignment of structures continues.
D. The requested use will not overload, and will mitigate adverse impacts on, the City's
resources, including water supply, sanitary and storm sewage collection and treatment
systems. The construction materials and methods for water lines, sanitary sewers, storm
sewers, fire protection, sidewalks, private roads, and other infrastructure comply with city
standards. The stormwater maintenance plan will be recorded with the property.
E. The requested use meets special regulations set forth in this chapter related to table in
attachment 8 for layout and site design standards.
F. Compliance with the following technical performance standards have been met:
(1) Curb cuts onto streets have been minimized.
(2) Pedestrian, bicycle and vehicular traffic movement on site has been separated, to the
extent possible, and sidewalks abutting the street will be rebuilt and extended onto the
site.
(a) All internal and external sidewalks will be constructed of cement concrete.
(3) The project is designed so there is no increase in peak flows from the one- or two- and
ten-year Soil Conservation Service design storm from predevelopment conditions.
CONDITIONS
Prior to Any Site Disturbance General Conditions
1. Submit revised plans to incorporate any plan changes
from hearing, including matching data on all sheets
consistently, noting Hickory tree is 27” not 24”, adding
tree protection details, modifying tree planting to exclude
Ash and Hemlock.
2. Revised plans shall include modification of utility lines,
elevations compliant with City standards.
3. Install tree protection as recommended by the arborist
and shall have this inspected by the City.
4. An additional evergreen tree shall be planted
between the rear of each unit and the fence line.
5. The designated turnaround shall be striping or have
signage to prevent the use of the space for parking.
Prior to Issuance of a Building Permit
Prior to Issuance of a Certificate of Occupancy
6. Complete all tree replacement necessary for the 75” of
significant trees removed for this project in accordance
with the zoning.
7. As offered, pay the $5,000 in traffic mitigation to the City.
CITY OF NORTHAMPTON PERMIT DECISION
pg. 3
8. Submit lighting as-built to show compliance with the
zoning at no greater than 3 foot candles and no bluer than
3000K CCT.
9. The Stormwater maintenance plan shall be submitted for
review and approval and recorded with the decision.
Minutes Available at WWW.NorthamptonMa.Gov
I, Carolyn Misch, as agent to the Planning Board certify that this is an accurate and true 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 and that a copy of
this decision has been mailed to the Owner, Applicant.
CITY OF NORTHAMPTON PERMIT DECISION
pg. 1
DATES PROJECT INFORMATION
Submitted 9/12/19 Owner Name/Address Ping Geng 782 Northeast St,
Amherst
MA 01002
Hearing 10/24/19 Applicant Name/
Address (if different)
Thomas Gu 782 Northeast St,
Amherst
MA 01002
Extension Applicant Contact Thomas Gu tgu@comcast.net 413-345-0015
Hearing Closed 10/24/19 Site Address 25 Maple Ave Northampton
Decision 10/24/19 Site Assessor Map ID 32C-71 B 11371 P68
Zoning District Urban Residential C
Filed with Clerk 10/31/19 Permit Type PLANNING BOARD
Site Plan Review
Appeal
Deadline
11/20/19 Project Description Construct 5 new townhouse units
An appeal of this decision by the Planning Board may be made by any person within 20 days after the date of the filing of this
decision with the City Clerk, as shown. Appeals by any aggrieved party must be pursuant to MGL Chapter 40A, Section 17 as
amended and 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.
Plan Sheets/Supporting Documents by Map ID:
1. Site Development Plan 25 Maple Ave by T Reynolds Engineering dated August 2019, Sheets 1-7. Sheet 4 Revised 9-25-19.
Sheet 5 & 7 Revised 10-16-19.
2. Townhouses Exterior Elevations by Siegfried Porth Architects Dated 4-25-19, Sheet A-4.
3. Stormwater Report and Management Plan by T Reynolds Engineering, dated August 2019
4. Trip Generation Analysis by T Reynolds Engineering, dated 9/12/19
BOARD MEMBER PRESENT FAVOR OPPOSED ABSTAIN/NO COUNT VOTE TALLY
(Favor-Opposed)
Mark Sullivan, Chair ☐ ☐
George Kohout, Acting
Vice Chair
☐ ☐
Euripedes DeOliveira ☐ ☐
Marissa Elkins ☐ ☐
Christa Grenat ☐ ☐
Sam Taylor ☐ ☐
Alan Verson ☐ ☐
Janna White, Assoc. ☐ ☐ 6-1
APPLICABLE ZONING APPROVAL CRITERIA /BOARD FINDINGS
350-11.6 A. The requested use protects adjoining premises against seriously detrimental uses. The
units are consolidated to ~15,000 square foot area of the previously disturbed portion of
the 56,000+ square foot site. A fence and required setback to the abutting street blocks
will be maintain. Stormwater will be managed on site.
350 Attachment 8
CITY OF NORTHAMPTON PERMIT DECISION
pg. 2
B. The requested use will promote the convenience and safety of vehicular and pedestrian
movement within the site and on adjacent streets. The site is accessed at the end of the
street and extends the sidewalk, and:
The project, including any concurrent road improvements, will not decrease the level of
service (LOS) of all area City and state roads and the applicant has opted to address the
incremental impacts through an in-lieu-of payments to fund a project's proportional share
of impact.
C. The site relates to other structures and open spaces / natural landscape, existing
buildings and relative to landscaping, drainage, sight lines, building orientation, massing,
egress, and setbacks. The massing is comparable to those along Maple Avenue and the
units are placed to effectively extend the street so the alignment of structures continues.
D. The requested use will not overload, and will mitigate adverse impacts on, the City's
resources, including water supply, sanitary and storm sewage collection and treatment
systems. The construction materials and methods for water lines, sanitary sewers, storm
sewers, fire protection, sidewalks, private roads, and other infrastructure comply with city
standards. The stormwater maintenance plan will be recorded with the property.
E. The requested use meets special regulations set forth in this chapter related to table in
attachment 8 for layout and site design standards.
F. Compliance with the following technical performance standards have been met:
(1) Curb cuts onto streets have been minimized.
(2) Pedestrian, bicycle and vehicular traffic movement on site has been separated, to the
extent possible, and sidewalks abutting the street will be rebuilt and extended onto the
site.
(a) All internal and external sidewalks will be constructed of cement concrete.
(3) The project is designed so there is no increase in peak flows from the one- or two- and
ten-year Soil Conservation Service design storm from predevelopment conditions.
CONDITIONS
Prior to Any Site Disturbance General Conditions
1. Submit revised plans to incorporate any plan changes
from hearing, including matching data on all sheets
consistently, noting Hickory tree is 27” not 24”, adding
tree protection details, modifying tree planting to exclude
Ash and Hemlock.
2. Revised plans shall include modification of utility lines,
elevations compliant with City standards.
3. Install tree protection as recommended by the arborist
and shall have this inspected by the City.
4. An additional evergreen tree shall be planted
between the rear of each unit and the fence line.
5. The designated turnaround shall be striping or have
signage to prevent the use of the space for parking.
Prior to Issuance of a Building Permit
Prior to Issuance of a Certificate of Occupancy
6. Complete all tree replacement necessary for the 75” of
significant trees removed for this project in accordance
with the zoning.
7. As offered, pay the $5,000 in traffic mitigation to the City.
CITY OF NORTHAMPTON PERMIT DECISION
pg. 3
8. Submit lighting as-built to show compliance with the
zoning at no greater than 3 foot candles and no bluer than
3000K CCT.
9. The Stormwater maintenance plan shall be submitted for
review and approval and recorded with the decision.
Minutes Available at WWW.NorthamptonMa.Gov
I, Carolyn Misch, as agent to the Planning Board certify that this is an accurate and true 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 and that a copy of
this decision has been mailed to the Owner, Applicant.