2011 Planning Board Minutes
The Northampton Planning Board
Minutes of Meeting
Jan 13, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:15 P.M.
Stephen Gilson opened the meeting. The Board discussed possible projects to
request from PVPC and agreed with Staff recommendation to request assistance on stormwater
BMP standards and shared streets.
Wayne Feiden introduced options for expanding the FFR to city owned conservation lands.
Upon motion by Andrew Weir and second by Francis Johnson, the board voted unanimously to
sponsor ordinance change.
Staff presented table changes for GI and OI for discussion. Upon motion by Francis Johnson and
second by Mark Sullivan, the board voted unanimously to sponsor table changes.
Wayne Feiden described staff meetings with Clarke, the Church, and Smith on surplus property
disposition plans.
Stephen Gilson asked where drafting was on King Street changes and suggested that this come
back for Planning Board work at the next meeting (1-27).
8:35 Adjourn.
The Northampton Planning Board
Minutes of Meeting
Jan 27, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:15 P.M.
Stephen Gilson opened the meeting with of the first draft of proposed zoning for
changes along the King Street corridor.
The first set of changes discussed was a draft table for a new district “entranceway business”.
The Board went line by line evaluating all the uses that are currently allowed with GB as the
foundation.
Several items need further discussion including special permit option for drive through banks
(still excluding restaurants), detailed performance standards for planted buffers and roof lines
The Board adjourned at 9 PM.
If Checked If Checked
Site Plan Special Permit
ENTRANCEWAY BUSINESS (EB) DIMENSIONS LANDSCAPING MIN. Building/Site
Approval approval
PARKING Design
Required by required by
Planning designated
Board board
ALLOWED USES (by-right unless See Also §11.1 Applies to all change in Applies to all
(new construction
use of existing buildings façade and roof
otherwise noted)
of 2,000+ triggers
and new construction changes
any mix or their accessory uses/structures
site plan)
including common drives
All retail, wholesale and business sales and Site/Parking Lot Landscaping and
Calculate for
pedestrian malls or
supply of goods and services. Establishments Landscaping: See
footprint/GFA
plazas shall be
expansion in accord
with drive through component not allowed. Min Lot Size = 0 350 - 8.9 for additional
constructed between
with table §8.1.
landscaping
Establishment with drive through component?
rear, 1 curbcut?
the building and the
Frontage/width/
Office (drive through not allowed)
front lot line.
See remaining portion
depth = 0 For:
Restaurant (drive through not allowed), bar,
of §8 for other
5’ sidewalk, then 5’
entertainment, community center
All facades visible
provisions to share or
Setbacks
buffer between walk and
Hotel/motel
from a public way
reduce parking.
Front =10’ Min *
building shall include mix
Health/athletic club, indoor recreation, shall comply with the
From back of the
of shrubs, grasses,
following:
membership club operated for profit or non-profit
No additional off-street
curb.
perennials, seating etc.
Street Façade shall
Any residential use above the first floor, home
parking is required for:
(SEE LIST???)
include a door
office/occupation (1)Continued use or reuse
Side= 0’
OR
facing the street or
of existing buildings, as
Commercial or public parking lot or structure,
10’ sidewalk (preferred),
on the corner of the
long as that use or reuse
passenger terminal /stand
Rear= 0’
no landscaping between
building. Windows
does not increase the total
Facilities for essential services, Municipal
building and walk rqrd.
and doors shall
floor area within the
facility
Min Height = 20’
comprise at least
(This option required
building nor include
Educational, religious use, day care, school-aged
Max Height = 65’
30% of the first
when site plan triggered)
outside storage of cars for
child-care program (MGL c. 28A, 9), family day
floor front wall
sale or rent.
care (with registration with Building
unless other
Open Space = NA
Buffer between street and (2) The replacement of
Commissioner), Historical association, and
projections or
(see landscape/
existing finished floor
parking lot shall include 1
nonprofit museum (residence of a caretaker
elements are used
screening) shade tree per 30’ of lot space and unfinished
above first floor only),
to enhance the
frontage in addition to mix of basements on the same
pedestrian
parcel with site plan
shrubs, grasses, perennials,
*No parking
experience
approval (but no increase
seating etc of at least 10’
allowed between
Agricultural uses. Horses and animals as
Other visible
depth. Screening shall be at in net floor space).
street and
accessory uses in accordance with 350-5.3
facades shall
least 3’ high upon planting to (3) Municipal Facilities
building.
include elements
or projects
screen grills. See City list for
.
Tradesman, artist’s space
that minimize large
shade trees.
Parking Shall not be
expanses of blank
Temporary event
located within 10’ of
walls.
Parking lots shall be designed
Veterinary hospital in which all animals are kept
front lot line.
to prevent bumpers from
Facades facing
inside permanent buildings.
overhanging 10’ buffer
residential districts
(cont.)
shall be designed
Funeral establishment (cont.)
Parcel boundaries abutting to minimize
residential districts shall impacts & noise,
include a 30’ densely including special
landscaped buffer as follows: care to enclose
The addition of 6 or more parking spaces
vertical habit in the center of HVAC or other
Automotive repair (not junkyard) without
the strip not less than three accessory
gasoline sales
feet in width and six feet in equipment.
height at the time of
Telecommunication antennas which are located
For bldgs less than
occupancy of such lot.
30’ high roof lines
on existing telecommunications towers or other
Individual shrubs shall be
should be pitched
structures which do not require the construction
planted not more than five
and not flat unless
of a new tower (in accordance with 350-10.9)
feet on center, and individual
the architecture of
More than one curb cut (>1 existing may remain Planning
trees thereafter shall be
the structure
unless change of use triggers site plan)
Board
maintained by the owner or
dictates otherwise.
Automotive service station (not junkyard) with or
occupants so as to maintain a
Buildings with first
dense screen year round. At
without convenience commercial, /Selling,
floor > 10,000 sf
Planning
least 50% of the plantings
leasing, renting automobiles and/or used
shall comply with
Board
shall be evenly spaced.
façade standards
automobiles and trucks, new automobile tires and
Whenever possible, existing
within the (OR
other accessories, boats, motorcycles and
trees and ground cover
CBAC?? Cite ref)
household and camping trailers
should be preserved in this
district.
Private utility, substation, or similar facility or
strip, reducing the need to
building
plant additional trees. Trees
New telecommunications structures/facilities (in Planning
may not be cut down in this
accordance with §§ 350-2.1 and 350-10.9)
Board
strip without site plan
approval. Reduction to 20’
Research and development facilities
The Northampton Planning Board
Minutes of Meeting
Feb 24, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 P.M.
Stephen Gilson opened meeting.
Board discussed ZRC public forums/outcomes and progress.
Board continued discussion of King Street rezoning finishing review of the HB portion of the
tables and proposed changes to design guidelines. (see attached for documents reviewed)
Katharine Baker updated Community Preservation Committee process indicating that six
applicants had applied in the current round.
Wayne Feiden described the proposed zoning ordinance to allow Photovoltaic by right in
residential districts with proposed language distributed and asked for Planning Board
sponsorship of the ordinance.
Upon motion by Francis Johnson and second by Jennifer Dieringer, the Board voted
unanimously to recommend sponsorship.
Adjourned 9 PM.
Tree belt can be reduced to accommodate transit bus stop or pull-out.
5/25/20114/28/20114/21/2011
Add to 2.1 Definitions:
Shared-use path: a path or sidewalk which by design is wide enough (and designed adequately) to
accommodate more than one type of non-motorized use.
Add to 350-3.1 after CB and before GB: “EB” Entranceway Business. Map change for GB to EB on King Street.
Map change from URC to EB and URC to CB for Church parcel. Make corresponding CBAC map changes.
Amend section 350 7.4D(3) as follows:
5/25/20114/28/20114/21/2011
In particular instances the Zoning Board of Appeals mayupon review by Office of Planning and Development
staff, issue a special permit sign site plan approval for one ground sign, in addition to wall sign(s) permitted in §
350-7.4B above, for each lot frontage of each lot in the Neighborhood Business (NB), General Business (GB),
Entranceway Business (EB) and Central Business (CB) Districts, maybe be granted provided that:
(a) Sufficient evidence is presented to show thatThere must be unique features to the structure, the orientation
of the structure, the location or setback of the structure, or the location of establishments in the structure,
especially affecting such structure or establishment, but not generally affecting the zoning district in which it is
located, which restrict the visibility of wall sign(s) otherwise allowed by this chapter.
(b) Said ground sign shall be located in the same lot as the structure or establishment being advertised.
(c) Said ground sign shall not exceed a height of 10 feet, nor have a surface area greater than 80 square feet in
the CB or GB, or EB Districts or greater thatthan 20 square feet in the NB District.
Illuminated signs that meet ordinance. … turned off within half an hour of close of business.
Any applicant seeking a larger sign than specified above or any applicant denied a permit may apply for a
special permit to , though the Zoning Board of Appeals in accordance with standard application procedures. may
require a lesser height or size.
Amend 350-7.4E. Temporary outdoor signs shall be permitted as follows:
(1) One temporary banner of no more than 25 square feet on a property for retail, service and restaurant uses in
the Highway Business District for a period not to exceed 30 days per year.
(2) One temporary banner of no more than 25 square feet on a property for new retail, service or restaurant
uses in the Central Business, Entranceway Business, and General Business Districts for a period not to exceed
30 days.
Amend 350-7.9 as follows:
Stationary off-premises sandwich board signs (intended for pedestrian orientation) are permitted in the Central
Business (CB) District, Entranceway Business (EB), General Business (GB) District and Neighborhood Business
(NB) District for restaurants and retail business establishments in those districts. All sandwich board signs must
receive a permit from the Northampton Board of Public Works in accordance with the Provisions of §§ 264-2 and
264-3 of the Code of ordinances for the City of Northampton.
Amend 350-8.1(B) as follows:For CentralBusiness (CB), Entranceway Business(EB) and General Business
(GB) Districts only, no additional off-street parking is required for the following
:
Amend 350-8.1(C) Table of Off-Street Parking Regulations as follows:
Delete column in its entirety for parking requirements in CB.
Amend section 8.8 G.
There shall be a maximum of one driveway curb cut per lot. In CB, GB, EB and HB, a special permit from the
Planning Board is required for more than one curb cut. The Planning Board may only issue a second curb cut if
the applicant can show that there is something unique about the property that would otherwise render flow to
and from the property unsafe and unmanageable. If the Board finds that more than one curb cut is necessary
for traffic safety purposes, then additional off-site traffic mitigation must be provided to address pedestrian safety
within the abutting street network.
In all other districts, tThe Planning Board may, as part of site plan approval, allow additional driveways/curb cuts
if, and only if, such permit will promote and improve safe and efficient traffic circulation. Residential driveways
shall generally be over the front lot line directly from the street. Residential driveways may be constructed across
5/25/20114/28/20114/21/2011
side and rear lot lines directly from the street, however, when the Department of Public Works finds, or the
Planning Board issues a site plan approval, that the driveway will not degrade safety. Driveways shall not cross
lot lines of adjoining properties without Planning Board site plan approval.
Delete section 350-8.10 (payment in lieu of parking in CB) in its entirety.
Amend 8.11 as follows:
Except in the Central Business District, bicycle racks or other provision for indoor or outdoor storage of bicycles
must be provided for all uses for which the zoning requires 10 or more parking spaces. Storage must allow for
the locking of bicycles to racks or inside of storage containers. See
http://www.northamptonma.gov/opd/uploads/listWidget/2552/Northampton%20B for appropriate bicycle storage/rack
systems.
Amend section 9.1 Non-Conforming by initial Enactment as follows:
The provisions of this section apply to actions in connection with nonconforming uses, structures, and lots as
created by the initial enactment of this chapter or by any subsequent amendment thereto. The above sentence
shall not apply to landscaping, shared use paths, and parking requirements within any commercial district. Any
change of site within such district that triggers site plan approval or entails a change of use requires that the site
come into compliance with the ordinance with respect to parking lot layout, landscape screens, plantings, buffers
and curb cuts.
Add new section 350 10.16-
Establishments with drive through component allowed only by Special Permit from the Planning Board must
meet the following in order to receive Planning Board approval:
1. It may only be allowed when such use is not the principal use on the lot; and
2. It must not require a second curb cut to the street to serve the drive through function; and
3. It must be designed around and to accommodate safe pedestrian flows within the site and to/from the
site, including raised crosswalks and/or other extraordinary measures.
11.5 B2(h) Existing and proposed landscaping, including trees and other plantings (including the size and type
of plantings), stone walls, buffers, screening, and fencing; Landscape plans must be designed and stamped by
a certified landscape architect or arborist. Adequate schedule for maintenance, during first two years must be
specified on the plans.
11.5 B3e Adequate pedestrian access, including provisions for sidewalks, shared use paths, and bikepaths to
provide access to adjacent properties and between individual businesses within a development
11.6 B. The requested use will promote the convenience and safety of vehicular and pedestrian movement
within the site and on adjacent streets, shared use paths, and bikepaths, minimize traffic impacts on the streets
and roads in the area. If applicable, this shall include considering the location of driveway openings in relation to
traffic and adjacent streets, cross-access easements to abutting parcels, access by public safety vehicles, the
arrangement of parking and loading spaces, and provisions for persons with disabilities; and:
Access by non-motorized means must be accommodated with facilities such as bike racks, sidewalk
connections from the building to the street, shared use paths, and bikepaths that are clearly delineated through
materials and/or markings to distinguish the vehicular route from the non-vehicular route.
11.6B.2
CB, GB, EB, GI and SI Zoning Districts; PV District, except for medical and dental offices; and NB District, except No
for uses with gas pumps mitigation
5/25/20114/28/20114/21/2011
C. The requested use site will promote a function harmoniously in relationship of to other structures and open
spaces to the natural landscape, existing buildings and other community assets in the area as it relates to
landscaping, drainage, sight lines, building orientation, massing, egress, setbacks. Rear and/or side wall
facades within 50’ of a completed or planned section of a shared use path or bikepath shall have features that
invite pedestrian access from that side of the building.; and
11.6 F(2)
Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent possible, and
sidewalks must be provided between businesses within a development and from public sidewalks, shared use
paths, and bikepaths.
nd
Amend 350-11.6 G (design guidelines) and H(payment-in-lieu of 2 story) as follows:
Delete subsections in their entirety.
Amend 350-12.2C(6)
GB/EB/NB/CB/PV 5 2 0
Amend 350-12.2C(9)
Pole heights shall be a maximum of 25 feet in parking lots for commercial and industrial uses within commercial
and industrial parking lots and along streets. The maximum height in the Central Business District, Entranceway
Business, General Business, and Neighborhood Business Districts and in all residential districts shall be 16 feet.
Greater pole heights may be allowed with site plan approval from the Planning Board. Lamp wattage should be
lower on poles that are lower heights.
5/25/20114/28/20114/21/2011
Design Guidelines for all buildings and associated site development: (NOTE_ these are modified
from existing design criteria in 11.6 G)
Projects must meet all standards. Because there is often more than one way to meet a standard, the
Planning Board may grant other means of meeting design elements it finds that an alternative site
planning and building design approach addresses the standard equally well or better.
1.Pedestrian Flows/Pedestrian amenities
Sidewalks and internal pedestrian circulation systems should provide user-friendly pedestrian access as
well as pedestrian safety, shelter, and convenience.
A.At least one 8’ wide sidewalk (principal) leading from the street and/or public bike path to the
principal structure on site. The sidewalk shall only be interrupted by a maximum 18’ wide drive aisle
crossing. Such crossings shall be designed to be clearly visible and slow vehicles, such as raised
crossings or cobbled crossings with different colors and/or texture. This principle pedestrian access
shall be flanked on either side by a continuous landscaped buffer of 8’, broken only for drive aisles.
Adjoining landscaped areas shall include trees, shrubs, benches, flower beds, ground covers, or
other such materials.
B.Continuous internal pedestrian walkways, no less than six feet (6’)in width, shall be provided from
the principal sidewalk to the main customer entrance of all other buildings on the site.
5/25/2011
C.Walkways shall connect focal points of pedestrian activity, such as but not limited to transit stops,
street crossings, building and store entry points.
D.Sidewalks, no less than eight feet in width, shall be provided along the full length of the building
along any facade featuring a customer entrance, and along any facade abutting public parking
areas. Such sidewalks shall be located at least six feet from the facade of the building to provide
planting beds for foundation landscaping, except where features such as arcades or entryways are
part of the facade and which provide weather-protection features.
E.Pedestrian ways should be anchored by special design features such as towers, arcades, porticos,
pedestrian light fixtures, bollards, planter walls, and other architectural elements that define
circulation ways and outdoor spaces providing at least two of the following:
i. v.
outdoor benches or seating kiosks
ii. vi.
transit stopwater feature
vii.clock tower, or other such deliberately
iii.
window shopping walkway
shaped area and/or a focal feature or
iv.
outdoor playground
5/25/2011
amenity that enhances such community
and public spaces. Any such areas shall
have direct access to the public sidewalk
2. Entrances and Entryways
Entryway design elements and variations should give orientation and definition to the building(s).
The street/buffer oriented facades of any building located along the street buffer should have at least
one customer entrance on that façade or a pedestrian arcade that brings pedestrians around the
building to the entrance.
Each building and/or each store within a building must have at least one clearly defined, highly visible
customer entrance, featuring no fewer than three of the following:
5/25/2011
canopies or porticos
overhangs
recesses/projections
arcades
raised corniced parapets over the door,
peaked roof forms
arches
outdoor patios
display windows
architectural details which are
integrated into the building structure
(such as tile work and moldings), or
integral planters or wing walls that
incorporate landscaped areas and/or
places for sitting.
3.Facades and Exterior walls
Walls and facades should have human-scale architectural features and patterns. The elements should be
integral parts of the building fabric, and not superficially applied trim or graphics, or paint.
Patterns:
A.Facades must include a repeating pattern that shall include color, texture, and materials change. At
least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no
more than 30 feet, either horizontally or vertically. Patterns can include architectural or structural
bays through a change in plane no less than 12 inches in width, such as an offset, reveal, or
projecting rib.
B.Facades visible from a public way greater than 100 feet in length, measured horizontally, shall:
a.Incorporate wall plane projections or recesses having a depth of at least 3% of the
length of the facade so that no uninterrupted facade shall exceed 100 horizontal feet; or
b.Incorporate other types of articulation, facades, displays, or texture which meets the
above standard without forcing structural changes to the core building.
5/25/2011
C.MERGE D/E
D.Ground floor facades that face public streets shall have arcades, display windows, entry areas,
awnings, or other such features along no less than 60% of their horizontal length.
Glazing:
E.The street level facade of shall be transparent between the height of three feet and eight feet above
the walkway grade for no less than 60% of the horizontal length of the building facade.
F.Windows shall be recessed and should include visually prominent sills, shutters, or other such forms
of framing.
4. Roofs and Eaves
Variations in rooflines and roof features should be used to add variety to, and reduce the massive scale
of, large buildings and shall have no less than two of the following features:
A.Parapets concealing flat roofs and rooftop equipment such as HVAC units from public view. The
average height of such parapets shall not exceed 15% of the height of the supporting wall, and such
5/25/2011
parapets shall not at any point exceed 1/3 of the height of the supporting wall. Such parapets shall
feature three-dimensional cornice treatment.
B.Overhanging eaves, extending no less than three feet past the supporting walls.
C.Sloping roofs that do not exceed the average height of the supporting walls, with an average slope
greater than or equal to one foot of vertical rise for every three feet of horizontal run and less than
or equal to one foot of vertical rise for every one foot of horizontal run.
D.Three or more roof slope planes.
5. Materials
Predominant exterior building materials shall be durable, high quality materials and include, but not be
limited to, brick, wood, native stone, tinted, textured, and concrete masonry units.
Facade colors shall be low reflectance unless otherwise approved by the Planning Board.
6. Loading, Storage, HVAC Equipment, Garbage Collection Refuse
Unless otherwise approved by the Planning Board areas for outdoor storage, truck parking, trash
collection or compaction, loading, or other such uses shall not be visible from abutting streets nor be
located within 20 feet of any street, sidewalk or internal pedestrian way. Such areas shall be screened
from streets, recessed orenclosed with appropriate screening materials. Such spaces may be between
buildings, where such buildings are not more than 40 feet apart, or on those sides of buildings that do
not have customer entrances. GRAPHIC
Areas for the storage and sale of seasonal inventory shall be permanently defined and screened with
walls and/or fences.
Architectural and landscaping features should mitigate the impacts of rear and sides of buildings which
otherwise present a view of blank walls, loading areas, storage areas, HVAC units, garbage receptacles,
and other such features.
5/25/2011
Northampton Public Meeting/Legal Ad
For Thursday Mar 10, 2011
THE PLANNING BOARD will meet in City Council Chambers 212 Main Street,
Northampton on:
7:00 P.M
. Presentation by Housing Partnership of Housing Plan/Needs
Assessment/Production Plan
7:45 P.M
. Request for phasing of build-out at the Oaks by Kohl Construction
PUBLIC HEARING
8:00 P.M.
Request by Atwood Partners for Special Permit and Major Site Plan for
construction of 85,000 +- square feet of medical and office buildings at Atwood Dr.,
Northampton, Map IDs 39-59, 60, 61, 62, 63; 46-14.
See Also: www.northamptonma.gov/opd/ for continuations
Publish: Feb 24 and Mar 3, 2011
Bill to: Office of Planning & Development
Account #: 71350
The Northampton Planning Board
Minutes of Meeting
Mar 10, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 P.M.
Stephen Gilson opened meeting with presentation by Housing Partnership of draft housing plan.
Karen Sunnarborg, consultant to Housing Partnership, presented plan in PowerPoint presentation (see attached)
Board discussed timing for further discussion and adoption March 24.
7:45 P.M
. Request for phasing of build-out at the Oaks by Kohl Construction
Gloria Mcpherson, Kohl Construction, presented request with review of project and request.
Board discussed Department of Public Works comments.
Mark Sullivan suggested using Department of Public Works’ figures to bump up paving by 15.7% for each
phase.
Upon motion by Debin Bruce and second by Andrew Weir, the Board voted unanimously to approve request for
phasing of the project so long as the second hammerhead is built according to subdivision regulations and the
financial performance numbers are adjusted as discussed. The Board approved use of existing emergency
access road as is for phase I.
8:20 P.M.
Stephen Gilson opened request by Atwood Partners for Special Permit and Major Site Plan for
construction of 85,000 +- square feet of medical and office buildings at Atwood Dr., Northampton, Map IDs 39-
59, 60, 61, 62, 63; 46-14.
1
Brian Huntley, Tighe & Bond representing project proponent presented project in PowerPoint.
Board discussed issue of infiltration islands in the parking lot not being protected. Debin Bruce
asked about using wheel stops.
Curt Shumway, property owner and partner, noted that at the hotel site posts are placed in the
edge of pavement before snow falls to guide plow operations. He added that he would be
amenable to installing a split rail barrier along infiltration barrier.
Board noted it should be installed according to phasing of construction.
Bruce asked if the bike storage would be covered.
Huntley stated it was a fair-weather system and no plans for roof were discussed.
Board discussed relationship of bike storage and travel demand management requirements in the
zoning.
Steve Savaria from Fuss and O’Neill, traffic engineer described travel demand measures they
investigated and argued that since the developers will be leasing to tenants they won’t have
anything to do with employer incentives for trip reduction. They suggested including a lease
agreement requirement for tenants to join MassRides.
Board discussed enforceability of this measure and asked about PVTA service/bus stop shown
on plans.
Board discussed safe pedestrian access from parking lot and through planting area to the front
doors.
Doug Matoon, Associated Builders, noted that the entry is on both sides of the building and that
handicap parking spaces could double as clear pedestrian walkways.
John Lyons commented about visibility of pedestrian striping during winter.
Board discussed lighting plans and conditions to place on the permit as follows:
1.Prior to issuance of a building permit, revised plans incorporating conditions herein shall
be submitted to the Office of Planning and Development and Department of Public
Works for final review to ensure conditions have been addressed.
2.The applicant shall submit construction drawings to Department of Public Works prior to
commencement of work.
3. Clear pedestrian paths shall be delineated on the plans and constructed within the parking lot
as follows:
a. Handicap parking spaces shall be striped in each row leading from each of the
buildings’ entrances across the parking lot to the southern parking lot boundary.
These handicap spaces will serve both function for parking and pedestrian safe zone.
2
b. Fire lanes shall be extended from the building edge across the main drive aisles to
serve as pedestrian crossing.
4. Colorized stamped concrete shall be used in the crosswalk across Atwood Drive.
5. All lighting fixtures must meet the zoning ordinance with full cut offs and lenses that are
flush with the fixture head. The Board specifically allowed a lumen level of .2% above 90
degree plane.
6. Detail for lighting fixture should be replaced with correct fixture or eliminated from final
plans. (model # correct)
7. Prior to issuance of the first certificate of occupancy the applicant must submit a lighting plan
that is stamped by an engineer showing the light levels are consistent with those approved.
A split rail or equivalent fence barrier shall be installed along the edges of pavement
8.
that abut the infiltration trenches that border the parking lot. The fence sections shall
be installed in phases with the installation of the infiltration swales.
9.The 6-inch water shutoff valves at the property line shall be in the grass area beyond the
edge of the sidewalk
10.Shower stalls shall be located in each building for women and men
11.Covered bicycle storage racks shall be provided to accommodate 12 bikes in front of each
building.
12. A covered bus shelter shall be installed at the proposed location shown on the plans,
unless otherwise suggested by PVTA in writing.
Upon motion by Francis Johnson and second by Katharine Baker the Board voted unanimously
to approve project with conditions.
Upon motion by Debin Bruce and second by Katharine Baker, the Board voted unanimously to
approve minutes of Dec 2, 9 and Jan 13.
9:50 Adjourn
3
Northampton Public Meeting/Legal Ad
For Thursday April 14, 2011
THE CONSERVATION COMMISSION will hold a public hearing in Hearing
Room 18, City Hall 210 Main Street, Northampton:
5:45 P.M.
Notice of Intent for dredging of Willow Pond. Project includes impacts to
bank, land under water, bordering land subject to flooding, riverfront area (Mill River),
and buffer zone to bordering vegetated wetland. Frank Newhall Look Board of Trustees
– Look Park. 300 North Main Street, Florence. Map ID 16A-002, DEP File 246-646.
6:30 P.M.
Notice of Intent for installation of a pedestrian boardwalk, removal of
invasive species, and trail clearing. Project will take place within bordering vegetated
wetland and buffer zones. Northampton Office of Planning and Development. Sylvester
Road – Mineral Hills Conservation Area. Map ID 34-02.
THE PLANNING BOARD will hold a joint public hearing with Central Business
Architecture Committee in City Council Chambers 212 Main Street, Northampton:
7:00 P.M.
Continuation on a request for site plan approval for St. Elizabeth Ann Seton
Church at 91 King Street.
THE PLANNING BOARD will hold a hearing in City Council Chambers 212 Main Street,
Northampton:
7:45 P.M.
Request by Northampton Soccer Club for special permit for outdoor recreation
use at Oxbow Marina Map Id 45-58, Northampton.
Other Business:
King St
Path Construction at state hospital
Planned Village ordinance
See Also: www.northamptonma.gov/opd/ for continuations
Publish: Mar 31 and April 7, 2011
Bill to: Office of Planning & Development
The Northampton Planning Board
Minutes of Meeting
Mar 24, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 P.M.
Stephen Gilson opened the public hearing on the continuation of request for site plan
by St. Elizabeth Ann Seton on 91 King Street. The request to continue to April 14 was
discussed.
Upon motion by Mark Sullivan and second by Katharine Baker, the Board voted unanimously to
continue the hearing to April 14 at 7 PM.
7:05 P.M.
Stephen Gilson opened the joint public hearing with City Council Ordinance
committee with David Narkewicz and Maureen Carney sitting for that committee.
Stephen Gilson opened the first hearing item on Proposed Amendments to the Water Supply
Protection District. He noted that Planning Board would likely vote on the items tonight but that
the Ordinance Committee planned to take up the items at its next regularly scheduled meeting of
th
the 11.
Staff presented overview of proposed changes. Board Discussed briefly.
Louis Hasbrouck, City Building Commissioner spoke in favor of the changes noting that it
greatly simplified the current regulations.
Councilor Marianne LaBarge spoke in favor of the changes.
Michael Janeck, 44 Pencastle Drive spoke in favor of the changes.
Barry Roth, Acrebrook Drive spoke in opposition to the reduction in setbacks.
Anthony Patillo, Autumn Drive spoke in favor of reducing restrictions on existing homes.
1
Jim Baranowski, Autumn Drive spoke in favor of the changes.
Wayne Feiden suggested three minor amendments to the text.
Gene Tacy, Ward councilor, spoke in favor of the changes.
Upon motion by Andrew Weir and second by Katharine Baker, the Board voted unanimously to
close the hearing.
Board discussed merits of the changes. Mark Sullivan stated support for relaxing regulations for
those existing lots built prior to overlay.
Upon motion by Katharine Baker and second by Marilyn Richards, the Board voted unanimously
to recommend approval of the ordinance to City Council.
Stephen Gilson opened the hearing on proposed changes to the Farms Forest and Rivers overlay.
Staff described changes and board discussed. There was no public comment.
Upon motion by Francis Johnson and second by Jennifer Dieringer, the Board voted
unanimously to close the hearing.
Upon motion by Francis Johnson and second by Katharine Baker, the Board voted unanimously
to recommend ordinance change to City Council.
Stephen Gilson opened the proposed ordinance regarding changes to the General Industrial
district changes.
Staff described changes.
Maureen Carney asked about parking and abutting neighborhoods.
Teri Anderson, Economic Development coordinator, spoke in favor of the changes.
Upon motion by Francis Johnson and second by Marilyn Richards, the Board voted unanimously
to close the hearing.
Upon motion by Mark Sullivan and second by Katharine Baker, the Board voted unanimously to
recommend the ordinance with amendments discussed.
Stephen Gilson opened the hearing on the changes to Special Industrial Zoning Changes.
Staff described changes.
Board discussed merits of keeping restaurants as a special permit option perhaps with a cap on
square footage.
Board discussed clarification of medical office uses and repair services.
Teri Anderson, Economic development coordinator, spoke in favor of the changes and with
allowing restaurants with a cap of 1,500 square feet. She raised a concern about the pitfalls with
the mixed residential work space definition and asked that the board review the definition and
think about changes.
John Linn, Florence raised concern about living space above artist studios and potential hazards
created.
Upon motion by Francis Johnson and second by Andrew Weir, the Board voted unanimously to
close the hearing.
Upon motion by Debin Bruce and second by Andrew Weir, the Board voted unanimously to
recommend approval with amendments to Council.
Ordinance Committee adjourned noting they would take up discussion of the ordinances at their
next meeting.
Stephen Gilson opened discussion of housing plan that had been presented at the 3/10 meeting.
Upon motion by Francis Johnson and second by Andrew Weir, the Board voted unanimously to
adopt the housing plan.
Planning Board discussed request by the Ridge to extend the letter of credit. Upon motion by
Jennifer Dieringer and second by Marilyn Richards, the Board voted unanimously to extend to
February 20, 2012.
Board discussed committee assignments and opted not to make any changes.
Staff presented concept of bringing Planned Village changes forward. Board discussed concerns
about unspecified allowances being granted in change and asked to work on language first.
9:20 Adjourned.
3
Northampton Public Meeting/Legal Ad
For Thursday April 14, 2011
THE CONSERVATION COMMISSION will hold a public hearing in Hearing
Room 18, City Hall 210 Main Street, Northampton:
5:45 P.M.
Notice of Intent for dredging of Willow Pond. Project includes impacts to
bank, land under water, bordering land subject to flooding, riverfront area (Mill River),
and buffer zone to bordering vegetated wetland. Frank Newhall Look Board of Trustees
– Look Park. 300 North Main Street, Florence. Map ID 16A-002, DEP File 246-646.
6:30 P.M.
Notice of Intent for installation of a pedestrian boardwalk, removal of
invasive species, and trail clearing. Project will take place within bordering vegetated
wetland and buffer zones. Northampton Office of Planning and Development. Sylvester
Road – Mineral Hills Conservation Area. Map ID 34-02.
THE PLANNING BOARD will hold a joint public hearing with Central Business
Architecture Committee in City Council Chambers 212 Main Street, Northampton:
7:00 P.M.
Continuation on a request for site plan approval for St. Elizabeth Ann Seton
Church at 91 King Street.
THE PLANNING BOARD will hold a hearing in City Council Chambers 212 Main Street,
Northampton:
7:45 P.M.
Request by Northampton Soccer Club for special permit for outdoor recreation
use at Oxbow Marina Map Id 45-58, Northampton.
Other Business:
King St
Path Construction at state hospital
Planned Village ordinance
See Also: www.northamptonma.gov/opd/ for continuations
Publish: Mar 31 and April 7, 2011
Bill to: Office of Planning & Development
4/8/2011
SR
TAFF EPORT
TO: Planning Board
FROM: Carolyn Misch
RE: April 14, 2011 Planning Board Meeting
DATE: Apr 7, 2011
7:00 Site Plan- Major: CONTINUATION: Parking Lot /construction of 14,000 sf
Project Address: 91 King St
Zoning URC/CB
Adjacent Uses: Residential
This was continued from last fall with some outstanding items remaining including negotiation with
neighbors over landscaping/tree clearing on the northeast corner, connection to the rail trail, parking lot
layout with landscaped islands, lighting etc. Please see revised plans.
An earlier draft version of the plans showed a rail trail connection that could be added within rear setback.
The final plans submitted, however, do not show the rail trail connection. This is an issue as it relates to
compliance with site plan standards, as well as the sustainability plan. It is important to provide as many
non-motorized access points as possible, particularly for site users. Since this immediately abuts the rail
trail staff recommends a condition that requires a connection be built to the rail trail.
Issues:
As of 4-8-11 no stormwater permit has been issued. This may be complete by the hearing.
There is no statute that protects trees from being removed for any project. There is no
requirement that a buffer be installed at a certain depth between this use and other uses as there is
between commercial uses and residential uses.
The Planning Board does not have jurisdiction to require that the pine trees be preserved on site.
They are in the footprint of the proposed building and parking lot. Additionally, there is nothing
that has been submitted to suggest that Pine trees are healthy specimen trees that are important for
some aspect of the zoning.
A traffic letter requesting waiver of a study has been submitted. Department of Public Works has
no issues with the analysis showing mostly off peak hour trips.
Some trees proposed to remain are close to construction limits. The permit conditions should
specify that these need protection.
Any trees in the right of way need Department of Public Works permits to remove.
Standards for parking lots over 75’ have not been met. The lot in the CB portion for the property
contains 94 spaces:
350-8.9F. In parking lots with more than 75 parking spaces, the expanse of pavement shall be interrupted by
separating rows of parking spaces from each other and from driveways by using planting strips which may also
contain pedestrian sidewalks at least six feet in width. Provision of these planting strips shall take into account the
need to store snow, to locate light poles, to allow safe pedestrian movement, to maximize emergency access, and to
separate different traffic movements. In addition, if an existing parking lot is expanded to over 75 spaces, planting
strips shall be required for the entire lot. All proposals to construct or modify such parking lots shall be reviewed by
the Planning Board in light of the requirements of this section.
1
Site Plan Approval Criteria (in italics) which must be met. Staff comments in bold:
2
A. 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; and
No screening between Edwards Sq and this site is required, though some landscaping might soften
.
the new building
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. If applicable,
this shall include considering the location of driveway openings in relation to traffic and adjacent streets,
access by public safety vehicles, the arrangement of parking and loading spaces, and provisions for
persons with disabilities; and:
(1) The Planning Board may allow reduced parking requirements in accordance with § 350-8.6, Shared
parking.
(2) The project, including any concurrent road improvements, will not decrease the level of service (LOS)
of all area City and state roads or intersections affected by the project below the existing conditions when
the project is proposed and shall consider the incremental nature of development and cumulative impacts
on the LOS.
Given the off-peak trips anticipated and noted in traffic letter and assuming the rail trail access
condition recommended, staff believes this criteria has been met.
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;
Landscaped islands to break up the
mass of 82 parking spaces could meet this criteria.
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. The construction materials and
methods for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads, and other
infrastructure shall be those set forth in the Northampton Subdivision Regulations
E. The requested use meets any special regulations set forth in this chapter.
None specified
F. Compliance with the following technical performance standards:
(1) Curb cuts onto streets shall be minimized. Access to businesses shall use common driveways, existing
side streets, or loop service roads shared by adjacent lots when possible. More than one curb cut shall be
permitted only when necessary to minimize traffic and safety impacts.
Two vehicle curb cuts continue to
serve the site without equal accommodation for access from the rear for bicyclists and pedestrians.
(2) Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent possible, and
sidewalks must be provided between businesses within a development.
Adequate separation and
accommodation for bicycles/peds has not been provided to the extent possible without the connection to the rail
trail.
(3) Major projects, except in the Central Business District, must be 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 (the condition at the time a site plan approval is requested) and so that the runoff from a four- to
ten-inch rain storm (first flush) is detained on site for an average of six hours. These requirements shall not
apply if the project will discharge into a City storm drain system that the Planning Board finds can
accommodate the expected discharge with no adverse impacts. In addition, catch basins shall incorporate
sumps of a minimum of three feet and, if they will remain privately owned, a gas trap.
Staff Recommendation:
If a stormwater permit is issued, close the hearing and issue conditions
including the following:
Tree protection measures shall be installed prior to any site work for trees at the entrance.
Upon completion of first phase and upon completion of second phase of parking, applicant shall
submit a stamped lighting plan showing that installed light levels comply with zoning and plans
shown for CB.
Water and sewer line connections shall be made in accordance with Department of Public Works
standards.
3
Final plans incorporating conditions here in shall be stamped and submitted prior to any work on
the site.
To meet the criteria in 350-8.9F, a landscaped island shall be installed separating the rows of
parked vehicles in the center of the lot south of the church building.
In order to provide separated, safe non-vehicular access for parishioners to this site, a 6’ wide
bituminous connection from the parking lot to the rail trail shall be installed (in accordance with
Department of Public Works standards for rail trail construction) on the property or, at the
property owner’s choice, on abutting property prior to certificate of occupancy for building.
Plans include traffic waiver based on limited weekday use of the new building. If the days of the
week in which the building is used changes to functions that occur during the PM peak periods
M-F (for at least 50% of the functions) traffic mitigation will be required in accordance with the
increase in peak trips generated as described in the zoning.
Approval of the layout of the parking lot and the two curb cuts is contingent on the rail trail
access being provided. At the applicant’s choice, if they find the rail trail connection impossible,
they can request an amended approval from the Planning Board showing no rail trail connection
but instead showing only one curb cut and improved pedestrian and bicycle connection on the
site.
7:45 Special Permit: Oxbow Soccer/Outdoor Recreation
Project Address: Island Road
Zoning SC
Adjacent Uses: Residential/Commercial
The Northampton Soccer Club previously held a permit in common with Western United Football Club to use an expanded
area of the fields at the Oxbow Marina. The Planning Board issued a special permit that had a 3-year window which expired
last June.
The application submitted for hearing is solely for Northampton Soccer Club and will only involve the use of the 3 fields
that had historically been used at the oxbow for soccer.
The applicants did install a permanent speed board which seems to have helped to provide a visual reminder of speeds. This
is an important/significant step toward traffic impact mitigation, particularly given that the fields have been used by soccer
for years.
Previous Permit conditions were:
1. Required use of off-site parking lot in an attempt to reduce traffic going down island road. –Clearly that failed as
a permit condition.
2. Required traffic data to be submitted 2 times per year (spring and fall)—Applicant did not comply fully with the
requirement.
Issues:
This permit is dramatically reduced in scope from the application that included heavy use in 2 seasons. Western
United had many more teams coming from a broader geographic area and thereby made it difficult to mandate
carpooling etc.
The application indicates use of 2 large fields and 2 small fields. The map only shows 2 large fields and 1 small
field. The Board should get clarification of the number of fields and whether or not they will be rotated on both
sides of the Marina.
Special Permit criteria:
A special permit may only be granted, and is only valid, when the ordinance specifically authorizes the issuance of a special permit for that use.
Before granting an application for a special permit, the special permit granting authority must find all of the following criteria are 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; and
4
(2) 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. If applicable, this shall include considering 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; and
(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; 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 any special regulations set forth in this chapter; and
(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 effect those objectives, as
defined in City master or study plans adopted under MGL c. 41, § 81C and 81D.
Staff Recommendation:
Given that this permit will bring play back to historic levels that the neighborhood said they could live with staff recommends approval based
upon the information submitted in the application.
The Northampton Planning Board
Minutes of Meeting
April 14, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards 9
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:05 P.M.
Stephen Gilson opened the joint public hearing on the continuation of request for site
plan by St. Elizabeth Ann Seton on 91 King Street. Sitting for the Central Business Architecture
Committee were Bruce Kriviskey, Bob Walker, Aelan Tierney, Barry Steeves, Joe Blumenthal.
Rick Klein, consultant for the church, described changes to board and noted that there was no
connection to bike path and no islands in parking lot.
Ed Etheredge, representing the church, submitted a letter regarding the reasons why the church
does not want to include ped/bike access to bike path nor the parking lot island.
Stephen Gilson asked about parking phasing versus building phase. Etheredge noted that there
would be two building construction phases but one parking lot construction.
Bruce Kriviskey, stated his disappointed that there are no elements of existing church in the
proposed building nor is the new building architecturally consistent with church.
Aelan Tierney asked about CBAC jurisdiction and phasing of construction/demolition.
Specifically she raised the concern about demolition of the building and construction of a
parking lot without construction of the proposed building.
Staff clarified the jurisdiction of review that remains on the CB portion of the site only and not
with oversight of the design of the building located in the URC portion of the site.
Father Connors, parish priest, noted that the first priority is parking and then the building when
funds become available.
Tierney asked what would happen if building never was constructed.
Connors stated that they have every intention of constructing the building with funds made
available from the sale of the Hawley Street church.
Klein clarified the goal is to do phase 1 building and parking and then commence phase 2 of the
building.
Kriviskey noted and confirmed jurisdiction and stated need to be assured that the building is
constructed.
The Boards discussed the parking lot issues, pedestrian safety, curb cut widths and connection to
safety.
Andrew Weir asked why the traffic islands are not possible to install.
The Boards discussed the ability to locate some islands to break up the parking lot.
Father Connors stated that it would be possible to add 2 small islands.
Walker asked whether the two buildings would come down at same time.
Weir asked about the letter submitted stating that the bike path is burdensome.
Francis Johnson asked about street trees?
Klein stated that fewer trees were located on the site to allow a view the church.
Connors stated that the cost of bikepath connection and maintenance was too much as well as a
concern for the safety of bikers coming in while cars are leaving.
Sullivan noted that bikes would be separated at the exit and therefore safer than not having the
rail trail access. He noted that there has been substantial time spent by the Board to ensure safe
bike/ped access to and from sites along King Street.
Gilson asked about snow storage.
Klein confirmed that it could be and issue and the church would have to remove snow.
Public comment:
Sara Bullett, Stoddard Street, asked board to have faith in the plans.
Steve Serrece, Whittier Street, asked for Board to approve the project.
Steve Strimer, Clark Ave gave recently discovered evidence that the rectory is the premier site
for the underground railroad in Northampton and provided an historic overview of significance
of original owner.
David Drake, Florence/member of the CPC and Historic Commission spoke of concern
regarding demolition of the rectory. He noted that if the building is moved back 15’ it could
allow the rectory (Hopkins house) to be preserved.
Teresa Charleboit, 32 Walnut Street, asked for speed in approval.
Paul Deimand, Southampton, parishioner asked for approval.
The Board discussed light pole heights that exceed the 16’by-right standard in zoning at 18’ and
20’. The greater heights allow a reduction in total number of poles, while meeting the
illumination standards.
Gilson asked if the added islands would enable them to install more poles at the lower height.
Klein responded that they would need significantly more poles.
Barbara Blumenthal clarified decision of Historic Commission and desire to have Planning
Board look at historic value.
Board discussed trees.
Adam Cohen, North Street spoke in favor of more trees.
Aquadro, parishioner, asked about liability if bike path is installed.
Arnold Livingston, Hancock St asked about snow removal
The Board discussed the following conditions:
1. Final plans incorporating conditions herein shall be stamped and submitted prior to any work on
the site.
2. To meet the criteria in 350-8.9F, two landscaped islands shall be added to center parking area. At
minimum, the dimension of each of these islands shall be the width of one parking space and the
length of two parking spaces (8.5’ x 36’).
Four additional street trees shall be planted along the frontage. Trees shall be selected
3.
from Northampton Tree Committee list.
4. Tree protection measures shall be installed prior to any site work for trees at the entrance.
5. Water and sewer line connections shall be made in accordance with Department of Public Works
standards.
6. In order to provide separated, safe non-vehicular access for parishioners to this site, a 6’ wide
bituminous connection from the parking lot to the rail trail shall be installed. Construction
materials and specifications shall be in accordance with Department of Public Works standards
for rail trail construction. The connection shall be made either on the applicant’s property or, at
the property owner’s choice, on abutting property prior to completion of any portion of the
parking lot.
7. Plans include traffic waiver based on limited weekday use of the new building. If the days of the
week in which the building is used changes to functions that occur during the PM peak periods
3
M-F (for at least 50% of the functions) traffic mitigation will be required in accordance with the
increase in peak trips generated as described in the zoning.
8. Approval of the layout of the parking lot and the two curb cuts is contingent on the rail trail
access being provided. At the applicant’s choice, if they find the rail trail connection impossible,
they can request an amended approval from the Planning Board showing no rail trail connection
but instead showing only one curb cut and improved pedestrian and bicycle connection on the
site.
9. Upon completion of parking, applicant shall submit a stamped lighting plan showing that installed
light levels comply with zoning and plans shown for CB.
10. Snow shall be plowed to the rear of the site.
11. Lights off within one hour after the last function. No more than 4 pole lights shall remain on
during the night.
CBAC discussed closure of the public hearing.
Upon motion by Mark Sullivan and second by Debin Bruce the board voted unanimously to
close the hearing.
Upon motion by Bob Walker and second by Joe Blumenthal, the CBAC voted unanimously to
close the hearing.
Bruce Kriviskey outlined the issues for CBAC permit review.
Upon motion by Aelan Tierney and second by Barry Steeves, the CBAC voted (4-1) to grant the
permit with a condition on the additional trees along the frontage and planted islands in the
parking lot. (Joe Blumenthal abstained).
Upon motion by Debin Bruce and second by Francis Johnson the Board voted 3-2 to approve the
site plan with conditions discussed. (Mark Sullivan not eligible, Andrew Weir/ Katharine Baker
voted against the motion).
9:25 P.M
. Stephen Gilson opened the request by Northampton Soccer Club for special permit for
outdoor recreation use at Oxbow Marina Map Id 45-58, Northampton.
Tim Stokes provided overview of history of soccer use and application. He indicated the need
for one large field for games and one for practice and one small field (two large and one small).
He noted that for small fields they mostly use Leeds Elementary school.
Stephen Gilson asked if the use would be spring and fall?
Stokes stated that the use it heavier in spring because city fields are booked. Fall use is primarily
on city fields.
Phil Sullivan, spoke on behalf of neighbors noting that carpooling is not occurring though traffic
has been reduced. He asked about dates, times schedules of games and big tournaments and
raised issue of traffic counters. He said he would like conditions that address traffic.
4
Lauren Billey, former resident of Island Road, voiced concern about the never legally approved
use and lack of compliance with previous permit and noted that practices are the main concern,
not the games because they have greater impact.
Linda Putnam, 86 Island Road, raised concern about amount of cars without carpooling.
Patrick Foley, 116 Island Road stated concern about traffic as new resident and asked the Board
to evaluate this permit with a fresh start, despite previous use.
John Kerry, 99 Island Rd, said that the road cannot handle the traffic and requested the Board
deny the application.
Chris, 174 Island Rd, noted that traffic has increased in the last 10 years. Carpooling is not
working.
John Cohn, 86 Island Rd, presented case for unsafe road situation.
Tim Stokes clarified they did comply with permit by doing counts during heaviest season
(spring) Since 2003 there have been about 12 teams total. Currently (since 2005) Leeds fields
are being used.
Lauren Mealy, stated that spring and fall counts required for traffic.
Louis Hasbrouck, Building Commissioner stated that very specific conditions should be placed
on the permit. Further he confirmed that not very much carpooling is being done based on
personal viewing. He suggested a schedule be presented to building department and
neighborhood for practices and games.
There was discussion about obtaining counts that would distinguish between marina and soccer
traffic
Discussion of need for practice schedule.
Phil Sullivan asked for clarification for fields being used and noted that it was a commercial
operation.
Stokes confirmed the fields requested for use.
Francis Johnson stated that it doesn’t seem that the removal of Western United has made the
issue any easier and that the soccer function is not appropriate.
Louis noted that there is a distinction between Marina and soccer. Burden should be on soccer to
provide counts.
5
Upon motion by Marilyn Richards and second by Katharine Baker, the Board voted unanimously
to close the hearing.
Marilyn Richards stated that it was immaterial which use is generating traffic. Soccer doesn’t
belong.
Mark Sullivan noted that there was a spike from Western United, but there continues to be a
concern about the conditions from prior permit.
Board discussed appropriate action. Francis Johnson and Marilyn Richards noted their
opposition to the use.
Board discussed conditions for allowing only games in the spring and games in the fall
2010/2011 – one year permit and parking counts at each event. Schedules to be given to
neighborhood and city. For spring 2011 only through July.
Alternatively, conditions could restrict games to 30 games or half, whichever is less and no
practices, with reapplication in the fall.
Upon motion by Mark Sullivan and second by Katharine Baker, the board voted 5-2 to approve
with conditions restricting the number of games to 30 or half and no practice and with schedules
being distributed. (Marilyn Richards and Francis Johnson voted against).
Other Business:
King St- to be put off until the 4-28 agenda
Off-road bike path construction at state hospital-
Staff described issues that arose in the reconstruction of the path to make it wider. The changes
would trigger ADA compliance and therefore require greater encroachment into the root zone of
the existing specimen trees. The Board reviewed options for either allowing the path to remain
the 5+’ width or relocating the official connection to Prince Street sidewalk. Upon motion by
Debin Bruce and second by Marilyn Richards, the board voted unanimously to approve change
to 5’+ matching existing width instead of relocating the path.
Planned Village ordinance - to be put off until 4-28-
Adjourn at 11:05
6
Northampton Public Meeting/Legal Ad
For Thursday April 28, 2011
ZONING BOARD OF APPEALS ZONING ADMINISTRATOR will hold a public
hearing in Hearing Room 18, 210 Main Street, Northampton:
4:00 P.M.
Request by Ernest T & Carolyn A Booth for a Finding to expand a non-
conforming residential use in the GB district at 9 Trumbull Road, Northampton, Map ID
31B-156.
7:00 P.M. The PLANNING BOARD will hold a meeting in Council Chambers, 212
Main Street, Northampton:
1. Corrective/confirmatory vote on Church at 91 King Street
2.Revisit proposed King Street ordinances/Review Nelson Nygaard Report
3.Planned Village Ordinance changes
4.Other
The Northampton Planning Board
Minutes of Meeting
April 28, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer 7:30
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark 7:20
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden 7:20
Senior Planner, Carolyn Misch
7:00 PM
Stephen Gilson opened review of vote on St. Elizabeth Ann Seton (4-14 hearing) with
review of previously discussed and voted on condition and need for second vote:
1. Final plans incorporating conditions herein shall be stamped and submitted prior to any work on
the site.
2. To meet the criteria in 350-8.9F, two landscaped islands shall be added to center parking area. At
minimum, the dimension of each of these islands shall be the width of one parking space and the
length of two parking spaces (8.5’ x 36’).
Four additional street trees shall be planted along the frontage. Trees shall be selected
3.
from Northampton Tree Committee list.
4. Tree protection measures shall be installed prior to any site work for trees at the entrance.
5. Water and sewer line connections shall be made in accordance with Department of Public Works
standards.
6. In order to provide separated, safe non-vehicular access for parishioners to this site, a 6’ wide
bituminous connection from the parking lot to the rail trail shall be installed. Construction
materials and specifications shall be in accordance with Department of Public Works standards
for rail trail construction. The connection shall be made either on the applicant’s property or, at
the property owner’s choice, on abutting property prior to completion of any portion of the
parking lot.
7. Approval of the layout of the parking lot and the two curb cuts is contingent on the rail trail
access being provided. At the applicant’s choice, if they find the rail trail connection impossible,
they can request an amended approval from the Planning Board showing no rail trail connection
but instead showing only one curb cut and improved pedestrian and bicycle connection on the
site.
8. These approved plans include a traffic waiver based on limited weekday use of the new building.
If the days of the week in which the building is used changes to functions that occur during the
PM peak periods Monday through Friday(for at least 50% of the functions), traffic mitigation
will be required in accordance with the increase in peak trips generated as described in the
zoning.
9. Upon completion of parking, applicant shall submit a stamped lighting plan showing that installed
light levels comply with zoning and plans shown for CB.
10. Snow shall be plowed to the rear of the site.
11. Lights off within one hour after the last function. No more than 4 pole lights shall remain on
during the night.
Upon motion by Francis Johnson and second by Debin Bruce the Board voted unanimously to approve
site plan.
7:20 PM
Staff presented the Planned Village zoning changes (see attached)
Upon motion by Andrew Weir and second by Jennifer Dieringer, the Board voted unanimously to
sponsor changes to Planned Village with text change to parking.
7:45
Wayne Feiden opened discussion of King Street and Nelson Nygaard proposal.
1.Revisit proposed King Street ordinances/Review Nelson Nygaard Report and what/how it
relates to zoning?
Questions arising about where the appropriate line for CB and EB were discussed as well as
sidewalk widths in each district
Board asked about difference between EB and CB btw Trumbull to North.
Teri Anderson- raised questions about specific use categories and power plant by special
permit: What is private utility why should it belong in CB?
Board discussed providing clearer distinction between district or power plant and substations.
Upon motion by Debin Bruce and second by Katharine Baker, board voted unanimously to
send CB forward.
2.CPC projects update by Katharine Baker.
Adjourn 9:45
The Northampton Planning Board
Minutes of Meeting
May 12, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 PM
Jennifer Dieringer sitting as chair opened the joint public hearing on Photovoltaic
ordinances introduced to City Council.
David Narkewicz and David Murphy were present for City Council Ordinance Committee.
Wayne Feiden described ordinance and background and noted that it does not include allowance
in the SC because the farming community had reservations about possible impacts to farmland.
He noted language additions regarding timber cutting limits and accessory solar.
Jennifer Dieringer opened for public comment.
Bob Bacon raised concern about prohibition of PV panels in SC district.
Board discussed concerns about impacts to neighborhoods and the lack of public discussions
prior to hearing.
Board discussed possible changes to allow ground mounted systems on airports noting that it is a
great location for this use.
Ordinance committee noted that their vote on the zoning would be at the June 13 meeting of the
Committee.
Upon motion by Katharine Baker and second by Andrew Weir, the Board voted unanimously to
close the hearing.
Upon motion by David Murphy and second by David Narkewicz, the Ordinance Committee
voted unanimously to close the Ordinance hearing.
Upon motion by Andrew Weir and second by Katharine Baker, the board voted unanimously to
recommend approval with changes from Site Plan to Special Permit for accessory ground
mounted in the by-right column as well as adding airports and landfills for accessory uses
allowed over parking lots.
7:55 PM
Jennifer Dieringer opened hearing on street name change for Oak Ridge subdivision.
Gloria McPherson, Kohl Construction, described interest in changing the street name from Oak
Ridge Road to Emerson Way.
Upon motion by Debin Bruce and second by Marilyn Richards, the board voted unanimously to
close the hearing.
Upon motion by Katharine Baker and second by Debin Bruce the board voted unanimously to
approve the street name change.
8:00 PM
Jennifer Dieringer opened Hospital Hill request for preliminary subdivision.
Upon motion by Francis Johnson and second by Katharine Baker, the board voted unanimously
to close the public hearing.
Upon motion by Francis Johnson and second by Mark Sullivan, the board voted to allow
withdrawal without prejudice.
Discussion and vote on minutes: Minutes from 1-27, 2-10, 2-24, 3-10 were approved.
8:15 P.M
. Jennifer Dieringer opened the hearing on Kensington Estates.
Upon motion by Francis Johnson and second by Mark Sullivan, the board voted to continue the
hearing to June 9 at 7 PM.
Board voted to hold summer meetings as follows:
June 9, 23, July 14 & August 11
Staff provided update of hotel Northampton pedestrian access and Oxbow Soccer update on
permit extension.
Upon motion by Francis Johnson and second by Katharine Baker, the board voted to adjourn-
8:45.
Northampton Public Meeting/Legal Ad
For Thursday May 26, 2011
ZONING BOARD OF APPEALS will hold a public hearing in Council Chambers, 212
Main Street, Northampton:
5:30 P.M.
Request by Kent Hesse for special permit for home occupation at 87 Locust
St, Northampton, Map ID 23B-33.
The PLANNING BOARD meets in
Council Chambers, 212 Main Street, Northampton:
7:00 P.M.
King Street Discussion Continued
Other Zoning issues upcoming
Other Business:
-minutes
See Also: www.northamptonma.gov/opd/ for continuations
Publish: May 12 and May 19, 2011
Bill to: Office of Planning & Development
Account #: 71350
Northampton Public Meeting/Legal Ad
For Thursday June 23, 2011
THE PLANNING BOARD and CITY COUNCIL COMMITTEE ON ELECTIONS,
RULES, ORDINANCES, ORDERS & CLAIMS will hold a joint public hearing in City
Council Chambers 212 Main Street, Northampton:
7:00 P.M.
1.Zoning Ordinance Amendment to the Central Business zoning district including:
a.Elimination of Parking requirements
b.Reduction in rear yard setbacks that abut other parcels in the CB from 15’ to
0’ to match side and front setbacks
c.Increase minimum height from 55’ to 65’
d.Expansion of allowed uses
e.Amend some uses allowed by special permit to by-right
f.Require special permit for more than one curb cut
g.Reformatting tables by merging use tables and dimension tables
2.Zoning Ordinance Amendment to the Planned Village district including:
a.Reduction in Frontage requirements for lots from 60’ to 0’ with approved
master plan
b.Allowance for flexible standard for shared driveways
c.Modify parking to require no more than 2 spaces per residential unit
Ordinances posted at www.northampton.gov/opd
8:00 P.M.
Continuation on request for Site Plan Amendment at 52 Maple St, Map ID
23A-40.
See Also: www.northamptonma.gov/opd/ “public file cabinet”, OPD permits for 2011 for
detailed information on applications listed above. Also see city calendar for final
agendas including continuations
Northampton Public Meeting/Legal Ad
For Thursday June 9, 2011
THE CONSERVATION COMMISSION will hold a public hearing in Hearing
Room 18, City Hall 210 Main Street, Northampton in accordance with the
Massachusetts Wetlands Protection Act and Northampton Wetlands Ordinance:
6:30 P.M.
Notice of Intent for a deck and improvements to a single family home within
the Riverfront area to the Manhan River and Protected Zone. Luekens, 50 Loudville
Road, Map ID 41-010, DEP File 246-651.
6:50 P.M.
Request for Determination of Applicability to determine whether pavement
replacement within the riverfront area is subject to the Wetlands Protection Act or
Northampton Wetlands Ordinance. Fairway Village Condo Assoc. 455 Spring Street,
Leeds. Map ID 16A-020.
CENTRAL BUSINESS ARCHITECTURE COMMITTEE will hold a public
hearing in Council Chambers 212 Main St, Northampton:
6:00 P.M.
Request by Thomas Douglas Architects for review of proposed building
modifications at 57-59 Center St, Northampton Map Id 31B-267.
PLANNING BOARD will hold a public hearing in Council Chambers, 212 Main Street,
Northampton:
7:00 P.M.
Continuation of a hearing on the request by Glendale 66 Corp for Definitive
Subdivision Approval and special permit for cluster lots and reduction of lot area under
6.3 for Kensington Estates at Westhampton Rd and Glendale Rd, Florence, Map Id 41-
32. (NOTE: hearing was continued from 5-12 without discussion)
8:15 P.M.
Request by Seawink, LTD for Site Plan Amendment (consistent with
previously approved ZBA permit) at 52 Maple St., Florence, Map Id 23A-40.
See Also: www.northamptonma.gov/opd/ for continuations
Publish: May 26 and Jun 2, 2011
Bill to: Office of Planning & Development
Account #: 71350
The Northampton Planning Board
Minutes of Meeting
June 9, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 PM
Stephen Gilson opened Continuation of a hearing on the request by Glendale 66 Corp
for Definitive Subdivision Approval and special permit for cluster lots and reduction of lot area
under 6.3 for Kensington Estates at Westhampton Rd and Glendale Rd, Florence, Map Id 41-32.
(NOTE: hearing was continued from 5-12 without discussion)
Staff described permits requested.
Peter Wells described the project.
Mark Darnold went over details of systems/streets with the approach to Westhampton road at 82
degrees instead of 90 degrees to limit impact on lots of 1, 2, 3.
There was discussion of bus shelter location options (put sidewalk on street to gain separation
and setback for the shelter)
Applicant noted that they did meet water flow requirements.
Peter described memo regarding the waivers from the subdivision rules.
Staff described fire flow requirements and water issues with lots 1-3.
Jennifer Dieringer asked why property hasn’t been developed.
Steve Wilner noted water pressure was the primary issue in addition to market conditions.
Councilor LaBarge asked questions about accommodating residents on Glendale Rd where the
proposed street would intersect.
Marsha Fellows 123 Glendale Road raised concern about proximity from driveway to proposed
roadway particularly how it relates to snow plowing from the street onto her driveway.
She stated that snow plowing on sidewalks should be required of association.
Albert Champagne, 1194 Westhampton Road noted that there is standing water where houses
1,2, 3 are proposed.
Maureen Bohler, 165 Glendale Rd, raised concern about being sandwiched between the dump
and a septic field and voiced her opposition of project. She also raised a concern about lack of
traffic study and existing speeds on Glendale Road.
Bob Moriarty 96 Glendale Rd voiced concern about communal septic system and the lots being
too small.
Meg Brown 137 Glendale abuts the other side of the proposed street and voiced opposition.
Amy Hollick Dunn 183 Glendale Rd.would like to see it developed responsibly but raised
concern about cut-through street and about community septic system. She asked who would
monitor the system?
Staff provided clarification about maintenance of detention ponds and oversight.
Maureen Bohler question about pump noise from the septic field?
Mark Darnold noted you can’t hear pump unless the back-up generator is running during a power
failure.
Crystal Kaufman, 1209 WH Road noted that that water pressure not increased with new water.
Councilor LaBarge asked about covenant not to sue for new owners.
Discussion of street layout and impact of the proposed location of road.
Robert Morin, 122 Glendale spoke against location, can’t you put a 90 degree turn in the road to
wrap the property boundary in the rear.
Karen Morin 122 Glendale originally against locating road to the north because of the active
dump.
Applicant should review Department of Public Works comments and roadway realignment,
water
2
Upon motion by Mark Sullivan and second by Francis Johnson, the board voted unanimously
continue until Sept 8 at 7 PM.
9:15 P.M.
Stephen Gilson opened the request by Seawink, LTD for Site Plan Amendment
(consistent with previously approved ZBA permit) at 52 Maple St., Florence, Map Id 23A-40.
Staff gave overview of the permits.
Ed Etheredge clarified the reason for coming to Board to retain existing trees that have value and
add to those that have grown.
Loretta Gougeon, West Center Street noted a concern that the plan submitted is different from
ZBA decision.
Mark Bird asked for expediency in planting and no continuances.
Jennifer Dieringer asked to get this addressed.
Upon motion by Francis Johnson and second by Marilyn Richards, the board voted to continue to
June 23 at 8 PM.
The Northampton Planning Board
Minutes of Meeting
June 23, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan Mark
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 PM
Stephen Gilson opened the meeting with discussion about summer schedule for
meetings.
July 14 and Aug 11 dates were selected.
7:15 P.M.
Stephen Gilson opened the joint public hearing with
CITY COUNCIL COMMITTEE
ON ELECTIONS, RULES, ORDINANCES, ORDERS & CLAIMS on two zoning ordinance amendment
proposals.
David Narkewicz and David Murphy sat as Ordinance Committee.
1.Zoning Ordinance Amendment to the Planned Village district including:
a.Reduction in Frontage requirements for lots from 60’ to 0’ with approved master plan
b.Allowance for flexible standard for shared driveways
c.Modify parking to require no more than 2 spaces per residential unit
Staff presented the proposed changes to the district.
Richard Henderson of MassDevelopment spoke in favor of the changes for the Planned Village
district.
Teri Anderson, head of community and economic development voiced support for the changes.
David Narkewicz noted the ordinance committee would take the items up at their July 11
regularly scheduled meeting.
1
Upon motion by Francis Johnson and second by Marilyn Richards, the Planning Board voted
unanimously to close the hearing.
Upon motion by David Murphy and second by David Narkewicz, the Ordinance Committee
voted to close its hearing.
Upon motion by Andrew Weir and second by Katharine Baker, the Planning Board voted
unanimously to recommend changes to City Council.
Staff presented proposed changes for the Central Business District.
2.Zoning Ordinance Amendment to the Central Business zoning district including:
a.Elimination of Parking requirements
b.Reduction in rear yard setbacks that abut other parcels in the CB from 15’ to 0’ to
match side and front setbacks
c.Increase maximum height from 55’ to 65’
d.Expansion of allowed uses
e.Amend some uses allowed by special permit to by-right
f.Require special permit for more than one curb cut
g.Reformatting tables by merging use tables and dimension tables
Teri Anderson, Community and Economic Development Director spoke in favor of the changes.
Suzanne Beck, Executive Director of the Chamber spoke in favor of the changes.
Bob Reckman, Fruit Street, spoke in favor of the changes.
Upon motion by Marilyn Richards and second by Mark Sullivan the Board voted unanimously to
close the hearing.
Upon motion by David Murphy and second by David Narkewicz, the Ordinance Committee
voted to close the hearing.
Upon motion by Katharine Baker and second by Mark Sullivan, the Board voted unanimously to
recommend the changes as proposed except for deletion of duplication relative to standard for
creation of more than six parking spaces.
8:00 P.M. Stephen Gilson opened the continuation on request for Site Plan Amendment at 52
Maple St, Map ID 23A-40.
Staff gave overview of changes from the previous hearing.
Loretta Gougeon, 9 West Center Street noted that the changes appear to be consistent with the
ZBA decision.
Mark Bird, 19 W. Center Street asked when the plantings would be installed.
Ed Etheredge, representing the property owner (Seawink) noted that after the appeal ended with
no appeals planting would be installed as soon as weather permits.
Fred Wellman, West Center Street noted that the building cannot be permitted until the planting
is completed.
Gougeon asked about the extension of the original Planning Board decision from 2006.
Michael Pill, representing the neighbors argued that there was not automatic extension allowed.
Upon motion by Mark Sullivan and second by Marilyn Richards, the Board voted unanimously
to close the hearing.
Upon motion by Debin Bruce and second by Marilyn Richards, the Board voted to approve the
amended landscape plan. (Andrew Weir and Katharine Baker not eligible to vote)
8:20 P.M. the Board adjourned.
3
The Northampton Planning Board
Minutes of Meeting
July 14, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 PM
Stephen Gilson opened request by Jonathan Stevens & Cheryl Maffie for special
permit for an addition that is less than 30’ high and review by Central Business Architecture for
62 State St (Hungry Ghost Bakery), Northampton Map ID 31B-254.
Aelan Tierney, Rick Klein, Bruce Kriviskey and Barry Steeves sitting for CBAC.
Cheryl Maffie described changes proposed. She noted that the changes were precipitated by
interest in more fuel efficient oven and to serve customers.
Existing sf is 670 square feet and they are planning 25’ expansion to the side.
Stephen Gilson asked if applicant desires 2 approvals?
Applicant, said yes.
Bruce Kriviskey noted that there is not enough information in plans for CBAC to approve.
Aelan Tierney agreed that the Board couldn’t approve 2 plans. She noted that the character of
the front of the building is lost with the proposed addition to the front. If the addition were on
the side, then the brick façade and commercial look could be maintained. She suggested stepping
back the addition to maintain existing form so that it doesn’t overwhelm existing form.
Aelan Tierney asked about roof form and incorporating a cornice detail on roof trim and
encouraged the applicant to consider brick instead of stucco to make it consistent.
Barry suggested visual break to flat roof.
Staff clarified that special permit from the Planning Board could either be for the front proposal
or the side.
Marilyn Richards asked about handicap parking instead of fully restricted parking.
Debin Bruce noted that it makes sense to allow the single story addition with the benefit of a
green roof .
No public comment.
The Board discussed further the issue of handicap parking requirements and site.
Upon motion by Barry Steeves and second by Aelan Tierney, the CBAC voted unanimously to
continue to 7/26 at 7 PM in council chambers.
Upon motion by Jennifer Dieringer and second by Mark Sullivan, Planning Board moved
unanimously to close the hearing.
Upon motion by Jennifer Dieringer and second by Marilyn Richards, the board voted
unanimously approved special permit as presented.
7:45 PM
Stephen Gilson opened discussion for Wayne Feiden to address Zoning Map Changes
See presentation.
Stephen Gilson clarified that these ordinances are not ready, it is just discussion of whether
Board should authorize staff to move forward on these options.
Consensus is that staff should move forward. Wayne Feiden suggested October may be time
frame.
Wayne Feiden distributed memo from PVPC on preliminary shared streets standards.
8:20P.M.
ZRC-presentation of final report to the Board by Dillon Sussman and Danielle
McKahn. They described highlights.
There was discussion of presentation, and assumptions.
9:10 P.M
Stephen Gilson opened discussion with Kollmorgen for review of plantings and
replacement screening on southwest corner of the facility.
Francesca Maltese presented issue relative to planting adding that they would propose 8
additional trees at 10’ to replace 5’ trees. Move 5’ trees out and fill in.
Mark Sullivan asked if there would be 8 additional trees from original.
Stephen Gilson asked about planting along 66.
Maltese noted that there are punch list items.
Barbara Weene, 18 Laurel Street raised concern about tree height not being satisfactory.
Harriet Diamond, Grove St, suggested that the species is not appropriate.
There was discussion on whether it is appropriate to have 22 5’ trees and 8 10’ trees instead of
22 10’ trees.
Upon motion by Bruce and second by Mark Sullivan the Board closed the discussion. The
Board denied the request for tree substitution and required applicant to replant the approved size.
9:45 P.M.
Stephen Gilson opened the request by Agora Homes & Development LLC for Site
Plan approval for four house lots at Laurel and Grove St, Northampton, Map ID 38A-126.
Toby Millman presented project, provided rationale for having individual curb cuts.
Jennifer Dieringer asked about other measures to address impacts.
Millman stated that they did not review details for alternatives.
Mark Sullivan stated that he was not concerned about curb cuts and asked how a condition would
work offsite.
Debin Bruce stated she was not concerned with driveway cuts.
Weene noted that traffic calming efforts installed are a great benefit to the city.
Stephen Gilson asked for width of curb cut.
Jeff Squire stated they would be about 10’ curb wide.
Weene stated support for project.
Upon motion by Jennifer Dieringer and second by Marilyn Richards, the board voted to close the
hearing.
Upon motion by Debin and second by Jennifer Dieringer, the board approved the site plan as
presented with 10’ curb cut.
Northampton Public Meeting/Legal Ad
For Thursday August 11, 2011
THE ZONING BOARD of APPEALS will hold a public hearing in City Council Chambers
212 Main Street, Northampton:
5:30 P.M.
Request by JEANCO LLC for a special permit for a ground sign at 120-122
King St, Northampton, Map ID 31B-144.
THE PLANNING BOARD will hold a meeting in City Council Chambers 212 Main Street,
Northampton:
7:00 P.M.
1.Request for extension of time on a site plan approval for John Ewing Common
Driveway off Florence Road From 8-26-2011.
2.Vote on MOU for PVPC plan update—if finalized.
3.Discussion of Sustainable Northampton implementation/priorities: ZRC items
(chickens, Home Occupation), other Plan/OPD items (cluster, map changes –
Florence).
The Northampton Planning Board
Minutes of Meeting
Aug 11, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 PM
Staff presented a request for extension of time to start the driveway construction for John Ewing
on Florence Road.
Ewing stated that one year should be enough of an extension.
Upon motion by Francis Johnson and second by Katharine Baker, the board voted unanimously
to extend the date to start construction by 2 years. 8-26-2013.
Staff described Pioneer Valley Planning Commission (PVPC) udated regional plan.
Katharine Baker moved to recommend to Mayor to sign MOU with PVPC. Jennifer Dieringer
made a second to the motion and it passed unanimously.
Board discussed two items from ZRC on zoning changes: chickens need more outreach
Home business discussion to hear what possible impacts to residents would be. Board discussed
possible dates of Oct 13 for a forum.
Other changes: Florence zone change, cluster, residential districts.
Board discussed using the second meeting in September to look at all the items in the hopper,
prioritize. (Residential, conz/pleasant, other commercial districts, ZRC recs on
residential(details)) as well as the model for moving forward.
8:45 Adjourn
Northampton Public Meeting/Legal Ad
For Thursday September 8, 2011
THE ZONING BOARD of APPEALS will hold a public hearing in City Council Chambers
212 Main Street, Northampton:
.
Request by Eugene Ferrer and Michele Curry for special permit to erect a
5:30 P.M
second front wall sign (projecting) at 8 Crafts Ave, Northampton, map ID 31D-157
. Request by Jennifer Samolewicz for a special Permit to create a home
.5:40 P.M
business at 30 Hawthorne Terr, Florence Map ID 43-156.
Request by Jody Doele/Thornes Marketplace for special permit for additional
5:50 P.M.
signs as seasonal promotional banners at 150 Main St, Northampton, Map ID 32C-1.
THE PLANNING BOARD and CITY COUNCIL COMMITTEE ON ELECTIONS,
RULES, ORDINANCES, ORDERS & CLAIMS will hold a joint public hearing in City
Council Chambers 212 Main Street, Northampton:
Zoning Ordinances related to a package of changes for the King Street
7:00 P.M.
Corridor including:
1.Map Change to expand the boundary of Central Business from Trumbull to North
Street and map change from URC to CB on the east side of King Street.
2.Map Change to expand the boundaries of the Central Business Architecture
District to coincide with the expansion of the CB zoning district.
3.Map Change from HB to a new zoning district Entranceway Business (EB) from
North St to Northampton rail trail.
4.New table of uses and dimensions to correspond with Entranceway Business, new
parking standards and landscape standards and all other relevant additions within
the zoning for EB consistent with other business districts.
5.Changes to the sign ordinance for ground signs in GB, CB and EB and NB
6.Modification to the table of uses in HB district to expand allowed uses, modify
site and building design standards and eliminate parking requirements.
7.Modification to pre-existing non-conforming (grandfathered) sites as it relates to
landscaping and site requirements to require full compliance when changes occur.
8.Modifications for standards for drive-through establishments and creation of
special permit for second curb cuts in business districts.
9.Modification of landscaping and building design criteria for HB district.
Zoning Ordinance Amendment to section 350-8.8F to clarify standard for locating
driveways
THE PLANNING BOARD will hold a public hearing in City Council Chambers 212 Main
Street, Northampton:
continuation of a hearing on subdivision and special permit for Kensington Estates
7:00
off Glendale Road. NOTE: Applicant has requested a continuation to October 27, 2011.
Request by Easthampton Savings Bank for Special Permit for dimensional
8:15 P.M.
averaging of frontage for 56 Summer St, Northampton, Map ID 31B-070.
. Request by Global Tower Assets, LLC for Special Permit to erect a new
8:30 P.M
monopole cellular tower facility off Haydenville Rd (Smith Voke forest), Florence Map
ID 11-2.
Other items: Minutes
See Also: www.northamptonma.gov/opd/ “public file cabinet”, OPD permits for 2011 for
detailed information on applications listed above. Also see city calendar for final
agendas including continuations
The Northampton Planning Board
Minutes of Meeting
Sept 8, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden Left 9:40
Senior Planner, Carolyn Misch
Stephen Gilson opened the continuation of a hearing for Kensington Estates with
7:00 P.M.
announcement for request of continuance.
Upon motion by Jennifer Dieringer and second by Marilyn Richards, the board voted
unanimously to continue to October 27 at 7:30 PM in council chambers.
7:05 P.M
. Stephen Gilson opened the joint public hearing with Ordinance Committee on
Zoning Ordinances related to a package of changes for the King Street Corridor including:
1.Map Change to expand the boundary of Central Business from Trumbull to North Street
and map change from URC to CB on the east side of King Street.
2.Map Change to expand the boundaries of the Central Business Architecture District to
coincide with the expansion of the CB zoning district.
3.Map Change from HB to a new zoning district Entranceway Business (EB) from North St
to Northampton rail trail.
4.New table of uses and dimensions to correspond with Entranceway Business, new
parking standards and landscape standards and all other relevant additions within the
zoning for EB consistent with other business districts.
5.Changes to the sign ordinance for ground signs in GB, CB and EB and NB
6.Modification to the table of uses in HB district to expand allowed uses, modify site and
building design standards and eliminate parking requirements.
7.Modification to pre-existing non-conforming (grandfathered) sites as it relates to
landscaping and site requirements to require full compliance when changes occur.
8.Modifications for standards for drive-through establishments and creation of special
permit for second curb cuts in business districts.
1
9.Modification of landscaping and building design criteria for HB district.
David Narkewicz, David Murphy and Maureen Carney sitting as councilors for Ordinance
Committee.
Councilor Narkewicz noted that this item would not be on the Ordinance regular meeting agenda
until the October (18) meeting.
Staff gave presentation and overview of ordinance changes.
Joe Dfazio, Edwards Square asked about how much the URC district would change.
Staff described changes in the EB district.
Teri Anderson, Dept of Community and Economic Development, submitted Comments and
asked about changes to pole heights to 25’as well as other comments.
Andrew Weir stated strong desire for second floor requirement in the EB zone.
Staff presented changes to HB district and modifications to the design standards.
Councilor Carney asked what outreach was done for Hampshire Heights residents and voiced
concern that their interests needed to be understood.
Tom Weiner 11 Linden St, noted a need for a meeting at Hampshire Heights and voiced concern
over allowed setbacks which should mandate a maximum distance.
Suzanne Beck, Chamber of Commerce, spoke about the barriers to reinvestment and advocated
for public investment in the corridor.
Teri Anderson spoke in favor of the changes in HB and suggested minor changes as written in
memo.
Bill Dwight, Myrtle St, spoke in favor of the changes and raised concerns about enforcement for
landscaping.
Dennis Bidwell, Forbes Ave, spoke in favor of the ordinances and reviewed the process,
balanced outcomes etc.
John Skibiski, Hatfield St, stated concern about not having information about the changes on the
northern end of the corridor.
James Callara, Carpenter St spoke in favor of the changes.
Owen Freeman-Daniels, Ward 3 Councilor, asked that the hearing be kept open.
Jim Nash, Montview St, stated support for the ordinances and suggested more outreach should be
done on design standards.
2
The Boards discussed continuation dates.
Upon motion by Francis Johnson and second by Katharine Baker, the Board voted to continue to
Oct 13 at 7 PM in council chambers.
Upon motion by David Murphy and second by Maureen Carney, the Ordinance committed voted
to continue to October 18 at 7 PM in Council Chambers.
Stephen Gilson opened the hearing on Zoning Ordinance Amendment to section 350-8.8F to
clarify standard for locating driveways
There was no public comment.
Upon motion by Francis Johnson and second by Mark Sullivan, the board voted unanimously to
close the hearing.
Upon motion by DM and second by Maureen carney Ordinance voted unanimously to close the
hearing.
Upon motion by Francis Johnson and second by Mark Sullivan, the Board voted unanimously to
recommend to council the change.
(Ordinance Committee adjourned)
Stephen Gilson opened the hearing request by Easthampton Savings Bank for Special
9:40 P.M.
Permit for dimensional averaging of frontage for 56 Summer St, Northampton, Map ID 31B-070.
Ed Etheredge presented the application.
Bill Dwight, Myrtle Street, asked for clarification of the request.
Etheredge noted that this was merely an action to clear the title/deed.
Upon motion by Francis Johnson and second by Katharine Baker, the board voted unanimously
to close the hearing.
Upon motion by Francis Johnson and second by Jennifer Dieringer, the board voted unanimously
to approve the special permit as presented.
. Stephen Gilson opened the request by Global Tower Assets, LLC for Special Permit
9:45 P.M
to erect a new monopole cellular tower facility off Haydenville Rd (Smith Voke forest), Florence
Map ID 11-2.
Mr. Mercier described.
Michale Dorrow RF engineer presented analysis
3
Stephen Gilson asked why there wouldn’t be a light on the tower like King St.
The applicant noted that it was not required by FAA.
Mercier described the site plan approval for reduction of the setback for the pole to 343’ instead
of 380’. He noted the letter from engineer showing that it would fall within property that was
included in the application packet.
Condition of performance bond to be determined by Office of Planning and Development prior
to issuance of building permit as submitted .
Mark Sullivan asked about diesel generator and when it would be tested. What about that noise?
Applicant noted that there would be a monthly cycle and it meets the sound ordinances.
Marilyn Richards asked about closest structure at 1500’.
There was no public comment
Upon motion by Francis Johnson and second by Mark Sullivan to close hearing.
Upon motion by Marilyn Richards and second by Francis Johnson Board approved with waiver
and performance amount
Adjourn 10:11
4
Northampton Public Meeting Agenda
For Thursday September 22, 2011
THE PLANNING BOARD will conduct a meeting in City Council Chambers 212 Main
Street, Northampton:
7:00 P.M.
1.Discussion of ZRC proposed changes to Home Business
2.Discussion of ZRC proposed changes to Accessory Uses: Chickens
3.Discussion of future zoning changes priorities, and model for addressing changes
a.Discussion of Florence Grammar zone change,
b.cluster,
c.residential districts
d.Conz/Pleasant
e.Institutional buildings
f.Other commercial districts-
g.Detached accessory structures
The Northampton Planning Board
Minutes of Meeting
Sept 22, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Katharine Baker
Mark Sullivan
Debin Bruce, Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
Jennifer Dieringer opened the meeting with discussion of ZRC proposed changes to
7:00 P.M.
Home Business.
Staff described history/process of home business language under consideration.
Janet Gross, Round Hill Rd, raised concern about measuring traffic impacts and enforcement as
well as how that would affect a structure with multiple units.
Board discussed measures to address and rationale for addressing trip generation.
Jennifer Dieringer asked for overview of the chicken ordinance changes.
Staff presented history of making the changes to ordinance and rationale behind increasing the
number from the current allowance of 3.
Teri Culhane, Sterns Court, asked for clarification of setbacks for the coops.
Judy Culhane, Sterns Court, stated concern about 12 chickens being allowed.
John Gay, Walnut Street stated concern about the number of chickens and whether it was based
on unit or lot.
Dave Lively, Burts Pit Road, stated that the Board should keep in mind that chickens are raised
for both meat and eggs. Lot size restriction would be beneficial.
There was a discussion of the Amherst Ordinance and the Easthampton Ordinance.
1
The Board debated what the appropriate number of chickens should(6? 8?).
Francis Johnson voiced concerns about the number of chickens the amount of outreach, lot size
provisions.
Debin Bruce suggested a registration process at Board of Health similar to Amherst.
The Board discussed clarifying the number to be based on the lot and not the units and possibly a
number less than 12
There was concern that if new setbacks were in place as proposed for coops that existing
allowances for chickens would be eliminated.
Board asked staff to bring revised language for further review.
The Board returned to home business discussion.
Members noted that the wording potentially needs more work particularly relative to
enforcement for trips and how it would be done.
Wayne Feiden suggested incremental change that allows more uses by right but without other
changes.
Francis Johnson asked about distinctions by district.
Fran Schwartzberg, Revell Ave, recited comments in her letter she submitted.
Marilyn Richards reiterated concern about parking in the neighborhoods and suggested that a
plan for parking could be part of the registration.
The Board discussed how much site location acts as a self-governing mechanism for the
business.
Upon motion by Mark Sullivan and second by Andrew Weir the board voted to move home
business for introduction as an ordinance. Marilyn Richards and Francis Johnson opposed the
motion.
The Board discussed next step for zoning amendments and decided to move institutional uses
forward adding the provision that would include Florence Grammar. This should be followed by
cluster and residential changes.
Board reviewed proposed changes to the Atwood Drive project and approved the addition of
planting beds around the building.
Board discussed Kollmorgen Tree changes including the swapping of the red cedar. Board voted
not to approve the white pine but allow white spruce if 12’ tall trees were used.
2
SECTION 2 (Definitions)
HOME BUSINESS
A vocation, trade, small business, craft, art or profession which can be conducted in its entirety within the principal
residential or accessory building of a property by a bona fide resident of that main building and which, by nature of
its limited size and scope, does not cause any outward manifestation (such as traffic generation, parking
congestion, noise or air pollution, outdoor materials storage, and public service or utility demand) which is
uncharacteristic of or an additional disturbance to the residential neighborhood in which said property is located.
The following occupations are not considered home occupations if clients will be seen in the home, although other
uses may be excluded on a case-by-case basis: any clinical medical/dental practice veterinary hospital, restaurant,
retail or wholesale supply shop or store, any mortuary. (See § 350-10.12 for additional criteria.)
Home businesses are allowed by-right when the following conditions are met:
1. It must not occupy more than 40% of the gross combined floor area of the main residential
building, and the accessory structure (if such accessory structure is utilized for said home
occupation).
2. It must be clearly incidental and secondary to the use of the building or property for
residential dwelling purposes.
3. A principal practitioner of the home business must occupy the main residential building as
his/her bonafide residence.
4. Any by-right home businesses with an average of 25 vehicle round trips per week which are
generated by the business but no more than seven vehicle round trips per day must first
register with the City of Northampton Building Commissioner. The nature of the business,
hours of operation, and the requested vehicle trips generated by the home business from
clients, employees, residential scale deliveries must be identified in registration. . For the
purposes of this section, trips do not include those trips made by the resident owner of the
business. Trips anticipated to be generated in excess of weekly average of 25 and/or daily
maximum of 7 by the business may only be approved with a home business special permit
from the Zoning Board of Appeals. Unless approved through a special permit, hours of
operation must be within 7 a.m. and 8 p.m.
5. No more than one sign of one square foot in area may be displayed advertising the home
occupation, provided that:
a. It is attached to the structure next to or on the entryway for said home occupation;
and
b. It is not illuminated.
6. No goods, except for those created in the home or those sold by internet, telephone or
electronic transactions may be sold from the premises.
7. Residents creating original products in the home may have open studio functions where
items may be sold up to 2 times per year without triggering a special permit for home
occupation.
8. No outdoor storage of materials, merchandise, or equipment for home business is allowed;
9. If said home occupation takes place in an accessory structure then said structure must
conform to the setback requirements for accessory structures in that district, unless a
Finding by the Zoning Board of Appeals in accordance with 350 9.3 is made.
10. It shall produce no noise, obnoxious odors, vibrations, glare, fumes or electrical interference
which would be detectable to normal sensory perception beyond the lot line.
11. The portion of any structure utilized for a home occupation shall conform to all applicable
Fire, Building, Electrical, Plumbing and Health Codes.
SECTION 10.12 (SPECIAL PERMIT SECTION)
3
All home business generating more than 25 average weekly vehicle round trips and/or 7 per day, hours of
operation outside of 7 a.m. to 8 p.m. or more than 2 open studios per year or outdoor storage of materials
(as defined in § 350-2.1) require a special permit issued by the Zoning Board of Appeals and shall
comply with the following:
A. All provisions in section 2.1
B. Goods may only be offered for sale from the premises if the Zoning Board of Appeals expressly
permits it in the issued special permit.
C. The hours of operation shall be expressly stated in the special permit issued by the Zoning Board
of Appeals.
D. The hours and frequency of deliveries, number of clients seen, number of employees on premise,
products and/or materials on site shall be expressly stated in the special permit issued by the
Zoning Board of Appeals.
E. Limited outdoor storage of materials maybe allowed so long as the storage is not visible from the
street or by adjoining property owners and does not have a negative impact on the neighborhood.
F. All special permits for home business must be renewed once, immediately following the first year
of operation. Permit may be renewed in perpetuity upon application to the Building
Commissioner if nothing has changed in the project since its first special permit application.
G. All special permits for home occupations are nontransferable and are specifically issued to a
specific applicant for a specific home business.
4
The Northampton Planning Board
Minutes of Meeting
Oct 13, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Debin Bruce
Katharine Baker
Mark Sullivan
Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 P.M. Continuation of a public hearing on changes to King Street Zoning Ordinances
Staff gave overview of changes and modifications since introduction and brief description of ordinances.
Bill Dwight, Myrtle St, spoke in support of the changes and emphasized the need to ensure that access by
abutting residential neighborhoods was maintained.
Gwen Agna, Principal at Jackson Street School spoke about the strong need to improve pedestrian facilities for
access to, through and across king street so that neighborhoods on both sides could have opportunities to
connect.
She noted in particular the intersection of Damon and King needed to be addressed.
Mary Cowhey, 29 Laurel Park, spoke about the interest in creating more access by foot and bicycle and
increased safety for pedestrians. She noted that business should be allocating resources toward safety of
pedestrians and bicyclists trying to access King Street.
She indicated that a sidewalk on Bridge Road from Jackson Street is necessary.
Janet Namono, resident on State Street, emphasized barriers to access and cross King Street.
Eneida Garcia, Barrett Street noted the deficiencies in the surrounding sidewalk network accessing King Street.
Marueen Carney, Ward 1 Councilor raised concern about reduction in traffic mitigation money for King Street
but generally voiced support for changes
John Skibiski asked about plans for extending the sidewalk along his property and who would be responsible
for shoveling snow?
1
Upon motion by Francis Johnson and second by Mark Sullivan, the board voted unanimously to close the
hearing.
Upon motion by Katharine Baker and second by Mark Sullivan, the board voted unanimously to recommend the
changes for expansion of the Central Business.
Upon motion by Jennifer Dieringer and second by Katharine Baker, the board voted unanimously to
recommend the changes to zoning map relative to the new EB zone and tables.
(prior to the final vote, Francis Johnson made a final pitch to require a second floor but it was not part of the final recommendation)
The board discussed further how the HB zoning could address the issue of access from abutting neighborhoods.
Upon motion by Marilyn Richards and second by Katharine Baker, the board voted unanimously to recommend
the table of use changes, design changes and other associated text changes for the HB district to city council.
Staff presented the proposed changes at the Coca Cola facility on Industrial drive.
Upon motion by Francis Johnson and second by Marilyn Richards, the board voted unanimously to approve the
site changes allowing the guard station to remain in its current location.
The Board reviewed the changes for the Home Business ordinance that had been modified since the previous
vote to move it to ordinance.
Marilyn Richards and Francis Johnson noted they still were not in favor of making any changes to the existing
ordinance.
Eileen Hirsch, Massasoit St, spoke against the changes stating a concern about traffic impacts to neighborhoods.
Barbara Dubeck, Massasoit St spoke against the proposed changes in favor of keeping the special permit
process.
Upon motion by Katharine Baker and second by Debin Bruce the board voted 4-2 to sponsor a new ordinance
with the revised language.
Staff presented revised language on the proposal for amendment to the number of allowed chickens.
Board discussed the merits of allowing more chickens but fewer than 12.
Upon motion by Debin Bruce and second by Katharine Baker, the board voted unanimously to sponsor the
revised ordinance.
Board discussed minutes of: 5-26, 6-6 , 6-23 7-14, 8-11
Francis Johnson noted grammatical changes to the May 26 minutes and June 9 minutes as well as minor
changes to 6-23 minutes.
Upon motion by Debin Bruce and second by Jennifer Dieringer, the board voted unanimously to approve all the
minutes with the changes discussed.
9:10 adjourn
2
The Northampton Planning Board
Minutes of Meeting
Oct 27, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Frandy” Johnson
Marilyn Richards
Debin Bruce
Katharine Baker Arrived 8 PM
Mark Sullivan
Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 P.M.
Stephen Gilson opened the Special permit request for less than 30’ tall expansion and
greater than 5’ setback at 57-59 Center Street, Northampton, Map ID 31B-267.
Thomas Douglas, architect for project presented the plans and justification for reductions in
height and setback.
Andrew Weir asked about the use in the second floor of the existing residential structure.
Douglas noted it would be a loft space or height ceiling for the first floor restaurant.
Stephen Gilson asked whether there would be a dumpster on site.
Douglas noted there would not be one and trash would be taken out daily.
Peter Titleman, co-owner at 53 Center Street asked if the kitchen hood exhaust could be above
the building or directed elsewhere.
Jack Leforte, co-owner of 53 Center asked about setbacks, air handling and range exhaust.
Douglas noted that the range exhaust could be horizontally vented toward the middle of the
structure.
Upon motion by Jennifer Dieringer and second by Debin Bruce, the board voted unanimously to
close the hearing.
Board discussed Department of Public Works comments.
Upon motion by Francis Johnson and second by Jennifer Dieringer, the board voted unanimously
to approve the special permit with the four conditions requested by Department of Public Works
and a condition regarding exhaust from the hood venting away from abutting parcel.
7:50
Stephen Gilson opened the continuation of Kensington Estates Definitive Subdivision
noting the request by the applicant for a continuation.
Upon motion by Jennifer Dieringer and second by Debin Bruce, the board voted unanimously to
continue the hearing to Dec 8, 2011 at 7 PM.
Board discussed minutes of 9-8, 9-22, 10-13. Upon motion by Mark Sullivan and second by
Jennifer Dieringer, the board voted unanimously to approve the minutes.
Katharine Baker provided update on Community Preservation Act applications and position of
the committee on funding. She described the 6 applications noting that the one application by
the Recreation Dept for Florence Fields was the largest request at $2.2M for field construction,
concessions and playground.
Board voiced support for prioritizing funding as follows:
Florence Fields for soccer field construction first (other elements being much less crucial).
CT greenway project
Open Space funding for Office of Planning and Development.
Board discussed needing to understand the CPA applications during the public hearing process
and not right before the vote by the committee. There was general agreement that the Board
should discuss next round of applications in March during that round public hearing process.
Northampton Public Meeting Agenda
For Thursday Nov 10, 2011
THE CONSERVATION COMMISSION will hold a public hearing in Hearing Room 18,
City Hall 210 Main Street, Northampton:
5:30 PM
Request for Determination of Applicability to determine whether retaining wall work
within riverfront area and buffer zone to BVW is subject to the Wetlands Ordinance or
Massachusetts Wetlands Protection Act. Zantouliadis, 517 Westhampton Road. Map ID 36-122.
THE ZONING BOARD OF APPEALSwill conduct a public hearing in City Council
Chambers 212 Main St, Northampton:
5:30 P.M.
Commercial Finding for change of use at 190 Nonotuck St, Florence, Map ID 23A-
291.
THE PLANNING BOARD
will conduct a public hearing in City Council Chambers 212 Main
Street, Northampton:
7:00 P.M.
Public Transportation Plan for review and adoption
Minutes 10-27
See Also: www.northamptonma.gov/opd/ “public file cabinet”, OPD permits for 2011 for
detailed information on applications listed above. Also see city calendar for final agendas
including continuations
Publish: Oct 27 and Nov 3, 2011
Bill to: Office of Planning & Development
The Northampton Planning Board
Minutes of Meeting
Nov 10, 2011
City of Northampton Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer 7:15
Francis “Frandy” Johnson
Marilyn Richards
Debin Bruce
Katharine Baker
Mark Sullivan
Associate Member
Andrew Weir, Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
7:00 P.M.
Stephen Gilson opened the hearing on the Public Transit Plan portion of the
Sustainable Northampton.
Debin Bruce described the process through Parking and Transportation Committee.
Board discussed plan and process.
There was no public comment.
Upon motion by Debin Bruce and second by Katharine Baker, the Board voted unanimously to
close the hearing.
Upon motion by Debin Bruce and second by Francis Johnson the board voted unanimously to
adopt this as part of the overall plan.
Board discussed the minutes 10-27 and noted a couple of changes.
Upon motion by Mark Sullivan and second by Francis Johnson the board approved the minutes.
Staff presented street acceptance request by MassDevelopment for Olander Moser, Musante.
The request includes a provision for the applicant to replace damaged trees from the first
planting that cannot be done until spring. Staff recommended that additional trees damaged by
storm damage of October 30 also be recommended for replacement to council.
Upon motion by Katharine Baker and second by Mark Sullivan, the board voted unanimously to
recommend street acceptance to City Council with a condition that the three trees on Musante be
replaced as well as any additional trees and noted by Office of Planning and Development staff
from the October storm be replaced.
Board scheduled a site visit for Kensington Estates for Sunday at noon.
Katharine Baker asked that agendas include time for reporting out of subcommittees.
7:50 Adjourn.
Northampton Public Meeting Agenda
For Thursday Dec 8, 2011
THE CONSERVATION COMMISSION will conduct a public hearing in Hearing Room
18, City Hall 210 Main Street, Northampton:
5:15 PM
Request for Determination of Applicability to determine whether wetland boundaries
are accurately delineated, and whether the area is subject to the Wetlands Protection Act or
Northampton Wetlands Ordinance. Soldier On, North Main Street, Leeds (VA Hospital). Map
ID 11-01.
5:25 PM
Request for Determination of Applicability to determine whether construction of
community gardens and associated site improvements are subject to the Wetlands Protection Act
or Northampton Wetlands Ordinance. Grow Food Northampton, Meadow Street and Spring
Street. Map ID 22B-011.
5:40 PM
Abbreviated Notice of Resource Area Delineation. Masonic Health Systems of
Massachusetts. 22 River Road, Leeds. Map 05, Lots 001, 002 and 032.
6:00 PM
Notice of Intent for construction of two self-storage buildings and related stormwater
improvements within the buffer zone to bordering vegetated wetlands. Robert T. Foote Jr. 94
Industrial Drive, Map ID 25A-182 . DEP File 246-658.
THE ZONING BOARD OF APPEALSwill conduct a public hearing in City Council
Chambers 212 Main St, Northampton:
5:30 P.M.
Special Permit for Home Business by Kelly Coffey at 40 Vernon St, Northampton
Map ID 31A-115.
5:40 P.M.
Commercial Finding for Cumberland Farms for preexisting non-conforming setbacks
and parking location at 100 Main St., Florence, Map IDs 23A-67 & 68.
6:10 P.M.
Commercial Finding for expansion of pre-existing non-conforming use at Spaces For
Rent 94 Industrial Dr, Northampton, Map ID 25A-182
6:25 P.M.
Commercial Finding for change in non-conforming use for Phillips Auto Glass at 144
King St 24D-162.
Other: Minutes of 11-10
THE PLANNING BOARD
will conduct a public hearing in City Council Chambers 212 Main
Street, Northampton:
7:00 P.M.
Continuation of a public hearing on the request for Definitive Subdivision –
Kensington Estates- at Glendale Road and Westhampton Rd.
Applicant has requested a continuance to February.
7:00 P.M.
Rezoning of various parcels around CB/Florence Etc (subject of Nov 16 public
forums)
Other items:
Re-issuance of release of lot sale covenant- Dunphy Drive
Minutes of 11-10
Report from subcommittees:
CPC
Housing Partnership
Capital Improvements
Parking & Transportation w/Bike Ped sub
Tree Committee
State Hospital CAC
PVPC
EDHLU
8:00 P.M
. Major Special Permit with Site Plan Cumberland Farms, 100 Main St., Florence,
Map IDs 23A-67 & 68.
8:30 P.M.
Major Site Plan Spaces For Rent 94 Industrial Dr, Northampton, Map ID 25A-182.
The Northampton Planning Board
Minutes of Meeting
Dec 8, 2011
City of Northampton City Hall Room 10&Council Chambers, 220 Main St., Northampton, MA
Members Present: Time
Chair, Stephen Gilson
Vice Chair, Jennifer Dieringer
Francis “Francis” Johnson
Marilyn Richards
Debin Bruce
Katharine Baker
Mark Sullivan
Andrew Weir, Associate Member
Associate Member
Staff:
Planning Director, Wayne Feiden
Senior Planner, Carolyn Misch
At 7:00 PM Stephen Gilson recessed the Planning Board meeting in City Council Chambers,
212 Main Street to City Hall Room 10, 210 Main Street.
At 7:05 PM Stephen Gilson reconvened the Planning Board in City Hall Room 10.
Kensington Estates
Acting on the request from the applicant received by email and upon motion by Francis
Johnson and second by Marilyn Richards, the Planning Board voted unanimously to continue
the public hearing to 7:30 PM, February 9, 2011 in the City Council Chambers, 212 Main
Street, Northampton.
Minutes
Upon motion by Francis Johnson and second by Debin Bruce, the Planning Board voted
unanimously to approve the minutes of November 10, 2011, with some minor scrivener’s
errors corrected.
White Oaks Subdivision
Upon motion by Francis Johnson and second by Katharine Baker, the Planning Board voted
unanimously to approve a reissued covenant release for White Oaks.
Zoning Changes
Wayne Feiden presented a series of zoning map changes and one text change to address
religious and educational institutions deacquisitioning buildings and land and other zoning
anomalies. Wayne Feiden and three planning board members who attended community
meetings on the subject, Stephen Gilson, Katharine Baker, and Mark Sullivan, summarized
what they heard in the community meetings. Wayne also summarized follow up discussions
with Leeds Civic where they agreed to sponsor a dialogue on more zoning changes in Leeds
and suggested putting changes in Leeds on hold until these meetings occurred.
Upon motion by Katharine Baker and second by Andrew Weir, the Planning Board voted 6-2
to sponsor the zoning changes, without Leeds, so that they can be introduced to City Council
in January. (The changes will then be referred out to the Planning Board and Ordinance
Committee for a public hearing.)
At 7:50, the Planning Board recessed to City Council Chambers.
Cumberland Farms
At 8:00, Stephen Gilson opened the Public Hearing on an application by Cumberland Farms
for a new Cumberland Farms Convenience Commercial and Gas Station on the southeast
corner of Main and Maple Streets in Florence (Map ID 23A-067 and 068) for:
Major Project Site Plan Review
Including a request for a waiver of lighting standards
o
Special Permit for two curb cuts
Special Permit for an Automotive Service Station with Convenience Commercial
Peter MacConnell presented the application and distributed a supplemental information
package. He described why he believes the project meets the Planning Board criteria and
why the project layout is appropriate. He argued that the project is more pedestrian friendly
and circulation works better to have the parking and the gas pumps between the building and
the street instead of putting them behind the building. He also said that there is a requirement
that the clerk who is monitoring the pumps be able to have a visible sight line to the pumps
which is much easier if the pumps are in front of the building.
Mr. MacConnell addressed the drainage issues reviewed by DPW and their proposed lighting
plan. Lighting is lower than the original submittal but higher than the standards in the
zoning. Lighting is, however, significantly higher under the canopy than the standards and
higher than the recently approved Raceway service station (54 Easthampton Road). The
board asked questions about lighting and details of the project.
Stephen Gilson opened the meeting up for public comment.
Bill Dwight, City Councilor Elect, said that regulations require monitoring of pumps, but it
can be by video. He suggested that the building can be built to the street with video
monitoring of the pumps. Mr. Dwight said that area residents at the Zoning Board meeting
expressed concern that the project will adversely harm pedestrian traffic in the area and that
the service station will be a very shiny “bug light” which would harm the abutters and
community.
Michael Pill, attorney representing Steve Shea who owns two abutting properties, said that
527 CMR 5.08(f) allows monitoring of pumps by video and therefore there is no reason for
2
the proposed layout. He said that the project may address vehicle traffic but not pedestrian
traffic and it will make that intersection less safe. Mr. Pill, requested that the public hearing
be continued so that he and the neighborhood can review the new information that the
applicant passed out to the board during the public hearing because they did not have the
opportunity to review the information prior to the public hearing.
Lucy Longstreth, a Florence resident who lives nearby, JFK Middle School teacher, and non-
practicing attorney, said that traffic is very high in the area with extremely high pedestrian
traffic, especially when JFK Middle School gets out.
Jody Nicholas, Keyes Street, Florence, opposed the special permit because this is the most
important intersection in Florence, the most critical area to avoid excess lighting, excess
traffic, excess noise, and excess setbacks that do not serve the public.
Elan Albrougy, a Florence resident adjacent to the Florence Fire Station, said that the
lighting, traffic, and noise will harm Maple Street and Florence.
Alex Johnson, Keyes Street, Florence, opposed the project. He said that Florence has rich
character that is often the subject of paintings. This project does not contribute to the rich
character of the area. The noise of a 24 hour use in this critical site would be very damaging.
John Gunther, Meadow Street, Florence, said that is very bad strip mall sitting. The site
should be rotated 180 degrees, with the face of the building facing Main Street having
appropriate signage and doors to contribute to Florence village.
Robert Ross, Keye Street, Florence, said that is a “highway business” use that is trying to be
squeezed into downtown Florence where it doesn’t belong. The site doesn’t fit with the
historic buildings in Florence or the character of the area. He said that the building at the
least should be built to the lot line, the lighting levels should be much lower, and the use
should not be a 24-hour use. The layout does not work on this site. He also said that there
was no location shown on the site to show snow storage.
Richard Cooper, South Main Street, Florence, agreed that this use does not fit in the center of
the village. He expressed concern about the volume of trucks that would be maneuvering
through a very tight intersection and create unsafe conditions.
Peter MacConnell said that Paul Wilson of Cumberland Farms said that in nine years they
have never been approved to monitor pumps using video. He said that they were very
sensitive to pedestrian needs, which is why they are extending the sidewalks and closing curb
cuts. He said they will store snow on the site but he could not specify a specific location. He
offered to provide revised plans showing exactly where snow would be stored on the site. He
said that Cumberland Farms gets 65% of their traffic from traffic that is already going by the
site. He agreed with Debin Bruce who asked if that means that 35% of traffic that serves
them is new traffic.
3
Steve Savaria, Fuss and O’Neil, project traffic engineer, said that the project is expected to
have a 1% growth rate based on overall traffic trends, even though short term trends are
actually negative transportation growth.
Peter MaConnell said that the package he distributed shows how the applicant believes the
project meets the relevant site plan and special permit criteria. He noted that they did not
include the criteria that they did not believe to be relevant.
Jen Dieringer stressed that the project criteria in the applicant’s application and supplemental
package do not include many of the important criteria in the zoning.
Bill Dwight said that the Cumberland Farms plans to put deed restrictions on their current
site preventing a gas station and convenience commercial may well mean that the old site
remains empty for years.
Robert Ross said that the project is very far from meeting the comprehensive plan, one of the
criteria for a special permit, and that the fact that the project requires so many permits shows
how far it is from the city’s vision.
Steve Shea, owner of the property across Maple Street, said that many of his residential
tenants and other residential users will be adversely affected and that the project will make
the area into a wasp’s nest of traffic adding to major traffic congestion that already exists at
rush hour. Mr. Shea said that the existing non-conforming use of lot as a service station is
only for some of the land and that the grandfathering does not cover the new lots.
Stephen Gilson reviewed the big picture and detail issues before the board. Andrew Weir
suggested that the use is not appropriate for the site as presented. Mark Sullivan said that
details of the site are improved from the current use, but looking at the big picture the details
do not work on the site and that a site that looks like the King Street Pride Station is not
appropriate for downtown village center. Debin Bruce said that this is not appropriate as a
service station for this site, at least as proposed. Lighting and details don’t work on the site,
but this is the very corner where something very different should work. Francis Johnson said
that a standard Cumberland Farms site doesn’t fit into Florence center. Jen Dieringer,
Marilyn Richards, Katharine Baker, and Stephen Gilson all said that the project doesn’t meet
the comprehensive plan or the character of Florence.
Peter MacConnell said that the only alternative if the board turns down the project is to
reopen the site as a gas station just the way it is. He said that there is no demand for other
more pedestrian and village friendly uses. This means more gas stations in Florence and that
their project at least is closer to what the city is looking for.
Upon motion by Jennifer Dieringer and second by Marilyn Richards the Planning Board
voted unanimously to close the public hearing.
Upon motion by Francis Johnson and second by Marilyn Richards the Planning Board voted
unanimously to deny the requested Special Permits and Major Site Plan approval.
4
Robert Foote, Spaces for Rent
At 9:44 Stephen Gilson opened the Public Hearing on an application by Spaces for Rent for a
new storage building at 94 Industrial Drive (Map ID 25A-182) for:
Mark Reid, Heritage Surveys, and Robert Foote, Spaces for Rent presented the Spaces for
Rent application. He went through all aspects of the project. He also stated that the Zoning
Board and Conservation Commission approved the project earlier this evening.
Upon motion by Francis Johnson and second by Andrew Weir the Planning Board voted
unanimously to close the public hearing.
Upon motion by Katharine Baker and second by Jennifer Dieringer the Planning Board voted
unanimously to issue the requested Major Site Plan, with the following conditions:
1. Prior to the issuance of a Building Permit and the start of any construction, the applicant
must show that the stormwater standards for Total Suspended Solids (TSS) removal and
detention of a 10 year storm are adequately met as determined by Office of Planning and
Development and Department of Public Works staff.
2.Lighting on Building 10 shall not exceed 3 foot-candles at any point. Bulb wattage shall
be reduced to attain this level. The project shall meet all other lighting standards in the
zoning
3.Prior to the issuance of a Building Permit and the start of any construction, the applicant
must complete a Stormwater Management Operation, Inspection, and Maintenance
Agreement that defines and ensures long term maintenance of the proposed stormwater
system to the satisfaction of the DPW.
Upon motion by Francis Johnson and second by Jennifer Dieringer, the Planning Board voted
unanimously to adjourn at 10:45 PM.
5
Proposed Zoning Map Change
Reflect actual AND desired uses
•
Consistent with Sustainable Northampton
•
Address changes in Institutional Uses
•
River Run: GI to URC
Drozdal: GI to GB
Conz St.: URC and NB to CB/CBA
Hawley St.: URC/NB to CB/CBA
Main St, Leeds: URB and OI to NB
Rail Trail: URB to URA
Proposed Zoning Text Changes
For Historical Institutions
Reflect actual AND desired uses
•
Consistent with Sustainable Northampton
•
Address changes in Institutional Uses
•
Historic Institutions (definition)
For historic buildings built prior to 1940
•
If used for “religious purposes or for educational
–
purposes on land owned or leased by the
commonwealth or any of its agencies, subdivisions
or bodies politic or by a religious sect or
denomination or by a nonprofit educational
corporation”
With such uses for at least 20 continuous years,
–
including at some point in past six years
Historic Institutions (allowed uses)
For any residential and back or corporate office
•
Within footprint of existing building, as may be
•
expanded to accommodate elevators and
stairwells
IF Historic Preservation Restriction
•
in a form acceptable to the Planning Board as
–
preserving the key character defining features
visible from the road (with consultation from
Historical Commission).
Site plan approval required for use and any
•
building expansion
Steps
1.Planning Board decides to move forward
2.Informal public meetings with affected areas
3.Zoning & CBA introduced to City Council
4.Notice mailed to all effected property owners
5.Joint Public Hearing
6.Committee recommendations
7.City Council Action
Coming Attractions