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32A-201 PB Site Plan Approval-2014 Planning - DecisionCity of Northampton Hearing No.:PLN-2015-0009Date: October 16, 2014 APPLICATION TYPE:SUBMISSION DATE: PB Intermediate Site Plan8/13/2014 Applicant's Name:Owner's Name: NAME: NAME: Linda MuerlePHILLIPS PLACE LLC ADDRESS:ADDRESS: PO Box 294351 PHILLIPS PLACE TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: AMHER5TMA01004NORTHAMPTONMA01060 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 835-5950 () EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: 51 PHILLIPS PL URC(100)/ TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 32A201001 Chpt. 350- 11: Site Plan Approval TOWN:STATE:ZIP CODE: Book:Page: 1491402 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Add a 2-unit structure for a total of 4 units with garages and surface parking. HARDSHIP: CONDITION OF APPROVAL: 1)Prior to issuance of a building permit, the applicant shall notify Office of Planning & Sustainability and arrange a site meeting with staff and the surveyor on site to stake the property pins as well as the building corners. Building corners shall be located so that no portion of the building façade shall extend beyond the 10’ setbacks. 2) Prior to issuance of a building permit, the impervious area of driveway from neighbors property shall be eliminated from the subject parcel. 3) Prior to issuance of a building permit, the applicant with onsite consultation with the arborist shall install tree protection fencing as recommended by the arborist along the rear property boundary. Trenching and other measures recommended by the arborist shall be completed prior to issuance of building permit. Tree protection shall also be installed to protect the city street trees. 4) Prior to issuance of the first certificate of occupancy and in order to minimally address the impact of 2 additional residential units and corresponding vehicular trips, a one-time payment of $1,000 per unit for a total of $2,000 shall be made to the City of Northampton in lieu of providing mitigation within the surrounding neighborhood network. 5) A sight impervious fence (at least 3’ in height) shall be installed along rear lot line and to wrap around the southeast corner of property. The fence should continue to a point on the eastern edge of the lot that is at least parallel to the rear corner of the existing 2 unit structure. 6) Snow shall be cleared at all times to ensure that the 3 parking spaces in the rear are accessible year round. FINDINGS: The Planning Board granted the Site Plan for the addition of a second structure of more than 2,000 square feet on a lot based upon the following information that was submitted with the application. Site Plans A1.1 dated Aug 11, 2014 with plan notations showing a 12' side setback on the west and 10' setback on the front with a 5' setback to the front steps. Elevation Plan sheets A2.3 and A3.3. Letter to staff dated Aug 28, 2014 addressing staff comments. In approving the plan, the Board found: A. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface GeoTMS® 2014 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2015-0009Date: October 16, 2014 water drainage, sound and sight buffers and preservation of views, light, and air;. The trees in the rear will be protected during construction and a site impervious fence of a minimum of 3' high will be installed along the rear property boundary and around the southeast corner to prevent snow storage from encroaching on surrounding properties and to prevent car headlights from shining on abutting parcels. B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets. 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, connections to existing transit or likely future transit routes, and provisions for persons with disabilities. The existing driveway will be used to serve the existing unit and the new structure; On site parking will be accommodated for all units. and: (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. The project applicant will make in-lieu-of payments to fund a project's proportional share of necessary improvements to mitigate off-site traffic impacts. In accordance with the zoning, the renovation of the existing units are exempt from mitigation for off site traffic impacts. Total mitigation will be for the new units to be constructed at $1,000 per unit in a one time mitigation payment. 3)Access by nonmotorized means must be accommodated with facilities such as bike racks, sidewalk connections from the building to the street, cycle tracks, and bike paths that are clearly delineated through materials and/or markings to distinguish the vehicular route from the no vehicular route. C. The site will function harmoniously in relation 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, and setbacks. Rear and/or side wall facades within 50 feet of a completed or planned section of a cycle track or bike path shall have features that invite pedestrian access from that side of the building; and 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[1] (even for projects that are not part of a subdivision) unless the Planning Board finds that a different standard is more appropriate. E. The requested use meets any special regulations set forth in this chapter. The design standards for the URC district. F. Compliance with the following technical performance standards: (1) Curb cuts onto streets have been minimized. (2) Pedestrian, bicycle and vehicular traffic movement on site are combined as this is a short, narrow residential driveway leading to garages under the structures. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 9/18/201410/2/201410/23/2014 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 9/25/201410/17/201410/9/201410/23/201411/5/2014 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 9/25/201410/9/201410/9/201410/16/2014 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 10/2/20149:00 PM1/7/20151/7/2015 MEMBERS PRESENT:VOTE: Theresa (Tess) Poevotes toGrant William Grinnellvotes toGrant Alan Versonvotes toGrant Dan Feltenvotes toGrant John Lutzvotes toGrant Karla Youngbloodvotes toGrant Debin Brucevotes toGrant Ann DeWitt Brooksvotes toGrant Mark Sullivanvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Alan VersonAnn DeWitt Brooks9Approved with Conditions MINUTES OF MEETING: Available on the city website: www.northamptonma.gov/1087/Planning-Board GeoTMS® 2014 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2015-0009Date: October 16, 2014 I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above. I certify that a copy of this decision has been mailed to the Owner and Applicant. ___________________________________ Notice of Appeal An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. GeoTMS® 2014 Des Lauriers Municipal Solutions, Inc.