07-011 Planning Board decision August 15 2006Planning Board - Decision City of Northampton
Hearing No.: PLN- 2006 -0062 Date: August 15, 2006
APPLICATION TYPE: SUBMISSION DATE:
PB Special Permit with Intermediate 611212006
AoDlicant's Name: Owner's Name: Surveyor's Name:
NAME:
HOMS TEA D KERRY M & NEIL P
NAME:
HOMS TEA D KERRY M & NEIL P
COMPANY NAME:
ADDRESS:
408 NORTH FARMS RD
ADDRESS:
408 NORTH FARMS RD
ADDRESS:
TOWN:
FLORENCE
STATE:
MA
ZIP CODE:
01062
TOWN:
FLORENCE
STATE:
MA
ZIPCODE:
01062
TOWN:
STATE:
ZIP CODE:
PHONE NO.:
(413) 584 -0458 0
FAX NO.:
PHONE NO.:
(413) 584 -0458 0
FAX NO.:
PHONE NO.:
FAX NO.:
EMAIL ADDRESS:
EMAIL ADDRESS:
EMAIL ADDRESS:
Rite Information:
STREET NO.:
SITE ZONING:
408 NORTH FARMS RD
RR
TOWN:
SECTION OF BYLAW:
NORTHAMPTON MA 01060
Section 16.7: Uses by Special Permit
MAP:
BLOCK:
LOT:
MAP DATE:
ACTION TAKEN:
011
001
Approved
B
Page:
1761
189
NATURE OF PROPOSED WORK:
Build detached accessory structure in the WSP.
HARDSHIP:
CONDITION OF APPROVAL:
FINDINGS:
The Planning Board approved the special permit for construction of a detached accessory apartment within 3' of seasonal high ground
water based on the following plans and information submitted with the application:
1. "Neil Homstead, 408 N. Farms Rd" copy of survey plan and elevations. Dated 611106.
2 "Sewage Disposal System Design ", June 23, 2005.
3. "Form 11 Soil Suitability Assessment for On -Site Dewage Disposal ", Hilltown Environmental Consulting, dated July 25, 2005.
4. Letter From Health Director, Ernie Mathieu dated July 28, 2006.
5. Letter from New Horizons Wetland Consultants to Neil Homstead, dated August 7, 2006.
6. Addendum to Special Permit submitted by Kerry and Neil Homstead dated 813106.
The Planning Board found:
A. The requested use protects adjoining premises against seriously detrimental uses. An accessory unit is allowed by right as a part of
an existing house lot. The detached accessory has been approved by Special Permit by the Zoning Board ofAppeals.
B. The requested use will not affect the safety of vehicular and pedestrian movement on adjacent streets. This structure is an addition to
an existing single family house lot.
The project including any concurrent road improvements, will not decrease the level of service (LOS) of all area roads or intersections
effected by the project below the existing conditions.
C. The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings
and other community assets in the area. The new structure will not affect ground water as there will be no drains or facilities to intercept
groundwater in the basement/crawl space. There will be minimal clearing on the lot and the structure will be located more than 400' from
other single family house structures.
D. The requested use will not over load, 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 schoo The project will be served by private
GeoTMS® 2006 Des Lauriers Municipal Solutions, Inc.
Planning Board - Decision —
Hearing No.: PLN- 2006 -0062 City of Northampton
utilities. Date: August 15, 2006
E. The requested use meets the regulations set forth in the Zoning Ordinance in section 5.2, 10 and 16 for construction within the WSP
and within 3' of seasonal high ground water.
1. The small project is in harmony with the purpose and intent of this ordinance and will promote the purposes of the Water Supply
Protection District,
2. The structure will fit into and is appropriate to the natural topography, soils and other characteristics of the site to be developed;
3. The site has suitable soil for on -lot sewerage and water systems;
4. The project will not, during construction or thereafter, have an adverse environmental impact on groundwater resources in the
district,. The Board of Health, the Department of Public Works and the Conservation Commission reviewed the project and found no
impact to their jurisdictional resources.
5. The project will not adversely affect the existing or potential quality and quantity of water in the
Water Supply Protection District,
F. The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of
character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare.
G. 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. The addition ofan accessory dwelling allows a unit on a large parcel without creating anew lot.
The structure will be accessed via existing driveway.
H. Compliance with the following technical performance standards:
1. One curb cut will serve the house lot. An existing
common driveway
will serve
the accessory dwelling.
2. Pedestrian, bicycle and vehicular traffic movement on site have been
COULD NOT DEROGATE BECAUSE.
separated
to the extent practicable.
FILING DEADLINE: MAILING DATE:
612212006
HEARING CONTINUED DATE:
DECISION DRAFT BY:
71612006
REFERRALS IN DATE:
8/10/2006
APPEAL DATE.
8/24/2006
HEARING DEADLINE DATE.
6/29/2006
HEARING CLOSE DATE.
FINAL SIGNING BY:
8/16/2006
8/10/2006
APPEAL DEADI
FIRST ADVERTISIN G DATE: HEARING DATE:
VOTING DATE:
8/24/2006 9/4/2006
612912006 711312006
8/10/2006
DECISION DATE.
SECOND ADVERTISING DATE. HEARING TIME:
8/15/2006
71612006 7:00 PM
VOTING DEADLINE:
DECISION DEADLINE:
MEMBERS PRESENT:
11/8/2006
111812006
VOTE:
George Russell
votes to
Grant
Frances Volkmann
votes to
Grant
Jennifer Dieringer
votes to
Grant
Paul Voss votes to
Grant
Francis Johnson
votes to
Ineligible to Vote
George Kohout
votes to
Grant
Keith Wilson
votes to
Ineligible to Vote
David Wilensky
votes to
Grant
MOTION MADE BY: SE ONDED BY:
Francis Johnson George Kohout
VOTE COUNT:
DECISION:
MINUTES OF MEETING:
8.2
Approved
Available in the Office of Planning & Development.
1, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on August 15, 2006.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
Notice ofAppeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above.
Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of
Northampton.
GeoTMS® 2006 Des Lauriers Municipal Solutions, Inc.
Page 1 of 1
0
Carolyn Misch
From: Ernie Mathieu
Sent: Friday, July 28, 2006 1:53 PM
To: Carolyn Misch
Subject: RE: 408 N. Farms Rd
July 28, 2006
Dear Carolyn,
I have reviewed the proposed plans for this project. The plan meets all of the requirements for Title 5 of the D.E.P.
which requires septic systems to be designed in a manner that protects groundwater. It is my opinion that this
septic system plan does not pose any threat to groundwater pollution or contamination. Please feel free to contact
me if I can provide any further information or input in the review of this project.
Sincerely,
Ernie Mathieu
Health Director
From: Carolyn Misch
Sent: Friday, July 28, 2006 9:34 AM
To: Ernie Mathieu
Subject: 408 N. Farms Rd
Ernie -
Did you receive a copy of the above mentioned application through interoffice? If so, would it be possible to get
feedback on the above project by next Friday Aug 4? The Planning Board is reviewing this permit again at its
8/10 meeting.
Thanks,
Carolyn Misch, AICP
Senior Land Use Planner /Permits Manager
City of Northampton
210 Main Street, Rm. 1 1
Northampton, MA 01060
413- 587 -1287 413- 587 -1264 (fax)
cmisch',i?rNorthamptonMa.gov
www.NorthamptonMa.gov /opd
8/3/2006
ATTN: Planning Board
RE: Special Permit Application for detached accessory dwelling at 408 North Farms Rd.,
owned by Neil and Kerry Homstead. Addressing zoning ordinance section 16.7
Submitted by: Kerry and Neil Homstead
Date: 8 -3 -06
I. B. Foundation needs to be excavated below 3 feet above high annual ground
water table.
2. A.TO prevent contamination of groundwater by petroleum products, hazardous
materials or wastes: Oil tanks will not be installed. Auxiliary heat, water, hot
water and cooking will be by propane from a surface, out -of- dwelling, tank.
B. To prevent loss of recharge: A perforated drain to be installed around crawl
space footing and drained to daylight. Dwelling to be built on hillside near crest.
No floor drainage for interior crawl space.
C. Provisions to control soil erosion and sedimentation: Soil erosion and
sedimentation will be controlled by grass and other ground cover; gardening and
terracing; graveled driveway; silt fence installed during construction where
needed.
D. Provisions to prevent soil compaction: Other than graveled driveway, soil
compaction is not an issue.
E. Provisions to prevent seepage from sewer pipes: Sewage to be disposed of as
was engineered and approved for previously submitted (and then withdrawn)
building permit.
F. Re hazardous materials: No chemicals, pesticides, fuels and other potentially
hazardous materials will be stored other than those associated with normal
household use.
G. No hazardous wastes
07113106 12:39pm P. 002
•
MEMORANDUM
TO: Francis Johnson, Chair, Planning Board
FW Ned Huntley, P-E., Director of Public Works, City Engineer
DA: July 12, 2006
RE: File: 408 & 412 North Farms Road — Accessory Apartment
Map .1D:
CC: file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic: Utilities:
x Volume & Impact on City Street _ x Sanitary Sewer
• .Roadway Capacity x Water
• Adequacy of City Road Construction _ x Drainage Into City Stormwater System
• Site Distances x Capacity of Stormwater Line
• Parking Northampton Stormwater Permit
x _ Driveway Openings NPDES Phase 11 Compliance
Other:
The Department of Public Works has the following comments:
x No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Roadway does not have adequate capacity to handle the additional traffic
Roadway is not adequately constructed to handle proposed increase in traffic
Site Distances are not adequate for proposed project
Parking spaces do not meet minimum requirements
Parking spaces are too close to driveway opening
Driveway openings are not adequate for proposed use
Sanitary Sewer line is not adequately sized for proposed use
Sewer line connection is not properly shown
Water line is not adequately sized for proposed use
Water line connection is not properly shown
City stormwater system is not adequate to handle increase in drainage
Stormwater system does not meet minimum requirements for reduction of Total
Suspended Solids (TSS)
Northampton Stormwater Management Permit has not been approved or conditions for
approved permit have not been met
Other Comments:
07113106 12:36pm P. 002
•
MEMORANDUM
TO: 'Sara Northrup, Chair, Zoning Board of Appeals
FR: Ned Huntley, P.E., Director of Public Works, City Engineer
DA: July 12, 2006
RE: Filie: 408 & 412 North Farms Road — Accessory Apartment
Map ID:
CC- file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic: Utilities:
x .. Volume & Impact on City Street
x Roadway Capacity
x ... Adequacy of City Road Construction
x Site Distances
x _ Parking
x_.. Driveway Openings
• Sanitary Sewer
• _ Water
• Drainage Into City Stormwater System
• Capacity of Stormwater Line
Northampton Stormwater Permit
NPDES Phase 11 Compliance
Other:
The Department of Public Works has the following comments:
x Concerns, project will not have an impact on any items reviewed
Traffic Study is required
_ Roadway does not have adequate capacity to handle the additional traffic
_ Roadway is not adequately constructed to handle proposed increase in traffic
_ Site Distances are not adequate for proposed project
_ Parking spaces do not meet minimum requirements
_ Parking spaces are too close to driveway opening
Driveway openings are not adequate for proposed use
Sanitary Sewer line is not adequately sized for proposed use
_ Sewer line connection is not properly shown
T _ Water line is not adequately sized for proposed use
Water line connection is not properly shown
City stormwater system is not adequate to handle increase in drainage
_ Stormwater system does not meet minimum requirements for reduction of Total
'suspended Solids (TSS)
Northampton Stormwater Management Permit has not been approved or conditions for
approved permit have not been met
Other Comments: