Garfield Ave Comprehensive Permit and applicationZONING BOARD
DECISION City of Northampton
Date: April 1, 2004
APPLICATION TYPE:
Comprehensive Permit
SUBMISSION DATE:
713/2003
A I" pprcan t' N s ame: 0 wners N ame: s I N urveyor s ame:
NAME: NAME: COMPANY NAME:
Pioneer Valley Habitat for Humanity CITY OF NORTHAMPTON
ADDRESS: ADDRESS: ADDRESS:
P OBOX60642 212 MAIN STREET
TOWN: STATE: I ZIP CODE: TOWN: STATE: I ZIP CODE: TOWN: STATE: I ZIP CODE:
FLORENCE MA 01062 NORTHAMPTON MA 01060
PHONE NO .. FAX NO.: PHONE NO.: FAX NO .. PHONE NO.: FAX NO ..
(413) 586-5430 () (413) 587-1000 ()
EMAIL ADDRESS: EMAIL ADDRESS: EMAIL ADDRESS:
Site Information:
STREET NO.: SITE ZONING:
39 VERONA ST URB
TOWN: SECTION OF BYLAW:
NORTHAMPTON MA 01060
MAP: I BLOCK: I L;;1
I MAP DATE: ACTION TAKEN:
170 071 Approved With Conditions
Book: 1;;e 4685
NATURE OF PROPOSED WORK:
Comprehensive permit for six new affordable housing units (3 duplexes) and one new market rate home and one existing market rate
home. Permit covers subdivision approval for the extension of Garfield Avenue.
HARDSHIP:
CONDITION OF APPROVAL:
1. Applicant must follow all administrative requirements within the subdivision rules regarding
recording, performance guarantees, providing digital files, etc. The only waivers approved are those
summarized in this permit.
2. Prior to final endorsement of subdivision mylar, and prior to recording the subdivision, applicant
must revise plans showing an accurate cross section of the roadway and sidewalk detail and location
of permanent bounds as specified in §7:20 of the subdivision rules. Mylars must also contain a
signature block for Planning Board to sign in accord with §6:03(12). This block should contain
language stating this subdivision was approved through a Comprehensive Permit decision of the
Zoning Board of Appeals under M.G.L. Chapter 408.
3. Prior to endorsement of the subdivision mylar, a performance guarantee that conforms to
Northampton Subdivision Rules and Regulations §6:06 (4) must be posted. The developer may place
a covenant not to sell or request a certificate of occupancy (land or lots except between the City and
Habitat for Humanity) or, in lieu of placing a covenant, post a Letter of Credit in accordance with the
standards in the Regulations. If a Letter is posted, the Letter may not be reduced below the original
amount posted until the project is complete and has been accepted as such by the Planning Board.
4. Prior to endorsement of subdivision mylar, detail sheets of the sediment forbay and stormwater
system shall be provided.
5. Prior to final endorsement, the applicant shall submit plans that show a work limit line that is
coterminous with or southerly of the landfill boundary (except in the area where the private sewer
connection is located) The work limit line detail shall show orange construction fencing, silt fence
and hay bales.
Restrictive Covenants/Declaration of Trust:
6. Covenant agreements that detail assignment of responsibility for snow removal from the parking
area and maintenance of the private sewer line. Covenants must clearly state that the Home Owners'
or Condo Association(Association) is responsible for snow and ice removal from the common parking
lot that may result from stormwater coming from Garfield Avenue.
GeoTMS® 2004 Des Lauriers Municipal Solutions, Inc.
ZONING BOARD
DECISION City of Northampton
Date: April 1, 2004
7. Covenants must reflect that the Association has the responsibility for maintenance of the private
sewer line. This includes the portion of the cross country lines as well as within individual structures
where common sewer stubs are shared.
8. Prior to the construction of the road, the applicant must record all covenants.
9. The final decision shall be recorded concurrent with the mylar plans. These plans, with Planning
Board endorsement, shall be recorded prior to recording this permit. Said plan is recorded at the
Hampshire County Registry of Deeds at Plan Book Page (book and page references
shall be filled in on the permit).
10. A $4,000 escrow account shall be established, in the Homeowner Association's name (appearing
first) with a signature line for the City, prior to the first lot sale as an assurance that the Homeowners'
Association will perform their required capital improvements and maintenance of the stormwater
management system and snow removal. The City may draw on this account if it determines that
required capital improvements, maintenance, or inspections are not being performed. The
Homeowners' Association (HOA) is responsible to reimburse the City, within three months for deposit
into the escrow account, for any funds the City spends from the account. The Permanent Covenants
must clearly state that the City will have a right to place a lien on any or all properties within the
subdivision or shall provide some other equivalent, level of protection for the city, in opinion of the
planning board in order to recover the cost of maintenance for stormwater facilities.
11. Maintenance reports with documentation on the condition of all inspections and receipts of all
cleaning and work for all items specified in this permit condition shall be submitted to the Office of
Planning & Development annually, no later than May 15 of each year. Each report shall indicate the
status of the stormwater system and other drainage within the HOA 's maintenance purview.
Utilities:
12. Utility lines must be located within the grass strip and not under the sidewalk.
13. Prior to applying for water availability, the applicant must show to DPW that it can meet fire flow
standards without dropping below 20 PSI.
14. Water line extensions, including gate valves, thrust blocks, etc. shall be made in accordance with
Water Division's specifications.
Sewer:
15. Prior to commencement of road construction, the applicant must provide proof that an agreement
has been established with Meadow Brook/Country Lane Estates to tap into the private sewer main that
serves this housing complex.
Street:
16. Posts shall be located at either end of the hammerhead to indicate the edge of pavement.
17. A driveway curb cut for Lot 1 is allowed, provided it may not be greater than 15' wide.
Other:
18. Prior to issuance of a building permit, the applicant shall submit an easement agreement allowing
the public access to the open space with language that states the public has the right for non-
motorized access to "pass and repass" along the 15' wide swath at the end of the hammerhead at the
entrance of the driveway. The applicant must post a permanent sign that indicates that there is public
access to the open space. (The sign should be a standard City Conservation Area sign).
19. Prior to issuance of a final certificate of occupancy for any of the 6 affordable units the applicant
shall organize and conduct an educational forum for the Habitat families to address traffic safety
issues of the Garfield A venue neighborhood.
The Zoning Board of Appeals granted the request for a Comprehensive Permit for parcels known as assessor Map ID 17C-66; 170 -12,71
under M.G.L. Chapter 408, Section 20-23 based on the following plans and information submitted with the application:
1. "Garfield Avenue Extension, Florence, Massachusetts Definitive Subdivision Plan", Prepared for Pioneer Valley Habitat for Humanity,
Prepared by The Berkshire Design Group, Inc. dated November 20, 2003, sheets 1-2, L 1 (amended 1122104 and 3/25104), L2.
2. Evidence of Site Approval Letter.
3. Evidence of Site Control.
4. Preliminary Drawings.
5. Building Tabulation.
6. Subdivision Plan.
7. Utilities Plan.
8. Requested Exemptions and Waivers from the Rules Governing the Subdivision of Land in Northampton and Northampton Zoning
GeoTMS® 2004 Des Lauriers Municipal Solutions, Inc.
ZONING BOARD
DECISION
Ordinances.
City of Northampton
Date: April 1, 2004
The permit includes subdivision approval for the extension of Garfield Avenue to create a three-lot cluster that will result in creation of six
new affordable housing units on Lots 2 and 3 and one new market rate unit on Lot 1. The approval provides for a reduction in
dimensional requirements for the new lots as well as approval for reduction in required frontage for 155 Chestnut Street (Map ID 17C-66).
The Board granted the following exemptions and waivers as part of the Comprehensive Permit's provision of six affordable units out of a
total of eight units:
1. Reduction in minimum radius of road centerline (250' to 235+-7 for a street §7:01(9) of the Northampton Subdivision Rules.
2. Reduction in right-of-way width. Providing 40' instead of required 60' in order to match the existing right-of-way width.
3. Reduction in "hammerhead" length (66' to 40' to match right-of-way).
4. Reduction in frontage for Lot 1 from 70' to 25' to allow reduction in overall length of street and right of way.
5. Reduction of frontage for Lot 3 from 85' to 70' to reduce road infrastructure.
6. Reduction in legal frontage for 155 Chestnut Street (Map ID 17C-66; Plan Book 115 Page 52 lot 1) from 75' to 50'. Frontage to be
transferred from Garfield Avenue to Chestnut Street.
7. Waiver for all city permits related to the curb cuts for Lots 1, 2, and 3. Two curb cuts approved for Lots 2 and 3 and one approved for
Lot 1, maximum 1 allowed.
8. Waiver from providing full traffic study. A summary of traffic impacts was provided.
9. As shown on the approved plan sheet L 1, side setback on Lot 3 is reduced from 15' to 12' to accommodate the side entry.
The Findings of the Zoning Board of Appeals were based on public comments, recommendations from the Northampton Planning Board
and Northampton Department of Public Works. Northampton Police and Fire Departments were consulted and had no concerns about the
proposed development. The Zoning Board of Appeals determined:
A. The requested use includes provision for surface water drainage, sound and sight buffers and preservation of views, light, and air. A
tree buffer will be provided along the boundary of Lot 3. Surface water drainage will improve water quality and quantity flowing off site;
and
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. Consideration of 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 has been made. The project includes creation of a sidewalk along one side fo the road extension and a hammerhead for
emergency vehicle access/turnaround. Driveway openings will be located on all three lots and will not negatively impact traffic function
on the dead-end street; and
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. A majority (4+ acres) of the site will be permanently protected as open space to be owned by the
Northampton Conservation Commission, including permanent protection of the capped landfill. Public access to the open space will be
provided through an easement across Lot 3. All development will be outside the wetland buffer zones; 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.
Stormwater will be mitigated on site. There is adequate capacity in the private sewer line to which this project will connect.; and
E. 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. The project for four singe/ family homes in a cluster provides units that will be
consistent with the rhythm and the character of the neighborhood along Garfield Avenue; and
F. 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 M.G.L. Chapter 41, Section 81-C and D. Cluster in-fill development as
recommeneded within the City's Vision 2020 document provides new residential units while permanently perserving open space.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE:
12111/2003 12131/2003 2/1212004 418/2004
REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY: APPEAL DEADLINE:
1212412003 118/2004 3/25/2004 4/5/2004 4121/2004
FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE:
1212512003 118/2004 3/25/2004 411/2004
SECOND ADVERTISING DATE: HEARING TIME: VOTING DEADLINE: DECISION DEADLINE:
1/1/2004 5:30 PM 3/24/2004 41712004
MEMBERS PRESENT: VOTE:
Malcolm Smith votes to Grant
David Bloomberg votes to Grant
Sara Northrup votes to Grant
GeoTMS® 2004 Des Lauriers Municipal Solutions, Inc.
ZONING BOARD
DECISION
MOTION MADE BY: SECONDED BY:
Malcolm Smith David Bloomber
MINUTES OF MEETING:
Available in the Office of Planning & Development
VOTE COUNT:
3 -0
City of Northampton
Date: April 1 , 2004
DECISION:
Approved with Conditions
I, Carolyn Misch, as agent to the Zoning Board of Appeals, certify that this is a true and accurate decision made by the Zoning Board of
Appeals and certify that a copy of this and all plans have been filed with the Board and the City Clerk on
April 1, 2004
I certify that a copy of this decision has been mailed to the Owner and Applicant.
GeoTMS® 2004 Des Lauriers Municipal Solutions, Inc.
2.
__ , ___ ......
O f D t C"ty fN rth hr h CITY C.l~'lK~ OFWE wner o , roper y: 1 o o ampton, t oug OPD, 210 Main St., Room 11, North ton, MINIWi~N~riJA 01050
Address: _______________________ Telephone: ____________ _
3. Status of Applicant: Owner ___ Contract Purchaser X Lessee ___ Other (explain) _____ _
4. Garfield Avenue [also know as 39 Vernon St.] Job Locatiori; ________________ _
Parcel#.:...' .:....:....:....:....:....:....:....:....:....:....:....:...
h·,.El~·•:?t;ett::··Di~trict .. , .. ,.····• ·, .. •··.. · .. ·•·• .• :•:;'jn: •. Centr~1i'~lJsin,ess···Distri
' ' .(TO·BE,FILLED'IN'BY·THLBUicQINCrDEPARTMENT)
5.
6. Description of Proposed Use/Work/Project/Occupation: (Use additional sheets if necessary):
7.
6. Six cluster affordable units [3 single-family houses with accessory apartments],
Attached Plans:
one additional market-rate lot, 60-foot ROW street maintaining pavement width with utilities,
sidewalk, and hammerhead, conservation area, and landfill and wetland buffers.
All to be developed using a comprehensive permit to ensure affordability.
Sketch Plan Site Plan Engineered/Surveyed Plans -~;<. __ _
8. Has a Special Permit/Variance/Finding ever been issued for/on the site?
NO_~A~-DON'T KNOW ___ _ YES ___ _ IF YES, date issued: ________ _
IF YES: Was the permit recorded at the Registry of Deeds?
NO ___ _ DON'T KNOW ___ _ YES
IF YES: enter Book _____ _ Page ____ _ and/or Document# _______ _
9. Does the site contain a brook, body of water or wetlands? NO __ _ DON'T KNOW __ _ YES )(..
IF YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained ____ _ Obtained ______ , date issued: ________ _
F fZ." M V't.T L..A rJ .D .5 (Form Continues On Other Side)
C:\Documents and Settings\AII Users\Desktop\Habitat\ Verona&Garfield\ZBA-ap-Garfield-Jul03.doc
Garfield Avenue, PV Habitat Development Project
Supplemental Material--Application for Comprehensive Permit
A r .pp 1cat1on R eqmremen t Ch kl" t* ec IS
Filing Requirement Status
Preliminary site development 1. Overall Plan, Garfield Avenue Extension, (Li) Berkshire
plans Design, 7 /3/2003
2. Plan and Profile Garfield Avenue Extension (L2),
Berkshire Design, 7 /3/2003
3. Garfield Residences, SW, NE, and SE houses,
Preliminary Elevations, Kraus and Fitch, Architects,
7/3/2003
4. Plan of Land in Northampton, Massachusetts Surveyed
for City of Northampton, plot plan, to be provided by
Huntley Associates, based on 6/11/99 plan,
Report on existing conditions Phase II -Comprehensive Site Investigation and Phase II -
Identification, Evaluation, and Selection of Comprehensive
Remedial Action Alternatives, Verona St. Landfill, DEP Site
1-0524, September 1999, Tighe & Bond. Selections
attached.
Traffic Study, July 3, 2003 letter signed by Peter Wells,
Berkshire Design
Preliminary architectural Item 3 cited above for affordable units.
elevations Market rate unit will be required to be designed to be
compatible with those units.
Tabulation of proposed buildings Included in this supplemental material package.
Subdivision plan Item 4 above.
Preliminary utilities plan Item 2, cited above
Site Control letter Designation of Provisional Developer Status I Parcel A -
Garfield Avenue Northampton, July 26, 2002 letter from
Mary Clare Higgins, Mayor, The City of Northampton.
39 Verona St. -7 Homeownership units LIP Comprehensive
Permit Application, February 13, 2003 letter from Jane
Wallis Gumble, Director, Mass. DHCD
List of requested exceptions Included in this supplemental material package.
Filing fees Waiver requested, as applicant is a non-profit, working with
a city agency on a city-owned site.
*Per Rules and Regulations (ByLaws) of the Zoning Board of Appeals, City of Northampton,
Article VI: Comprehensive Permit Rules, Section 3.00-Filing, Time Limits and Notice.
Garfield Avenue PV Habitat Development---Page 1
C:\Documents and Settings\AII Users\Desktop\Habitat\ Verona&Garfield\ZBA-ap-Garfield-Jul03.doc
Uses and Allocation of Lots
Lot Purpose and Future Owner Timing Improvements by whom
# Improvements
1 Market-rate single-Highest bidder Spring Private purchaser
family home 2005
2 Single-family home Habitat for Humanity; 2004-Habitat for Humanity
with fully accessible Hfl-I partner families, 2007
accessory apartment, with affordability both affordable restrictions
3 Two single-family Habitat for Humanity; 2004-Habitat for Humanity
homes, each with HfH partner families, 2007
accessory apartment, all with affordability
four units affordable restrictions
Conservation Area, Northampton Winter Landfill capped by City of
including remediated Conservation 2003 Northampton (through its
landfill and buffer Commission Board of Health) with
development restrictions
Feb. 2003.
Extension of Garfield City of Northampton 2004-Habitat for Humanity
Ave., new sidewalk, 2007
utilities, approximately
ten trees.
Building Tabulation Summary:
BLDG Lot TYPE BEDROOMS FOOTPRINT FLOOR AREA
Market-rate 1 1-family T.B.D. T.B.D T.B.D.
SW 2 1-fam+accessory lx 2BR, lx 3BR 1,050 SF 2,100 SF
SE 3 1-fam+accessory lx 2BR, lx 3BR 1,050 SF 2,100 SF
NE 3 1-fam+accessory lx 2BR, lx 4BR 1,090 SF 2,180 SF
Site Tabulation Summary
Lot 1 Lot2 Lot 3
Houses T.B.D. SF 1,080 SF 2,144 SF
Driveways I Parking T.B.D. 1,040 1,425
Total Area 21,520 +/-21,798 +/-20,909 +/-
Open Area T.B.D. 19,678 +/-17,340 +/-
%Open >/= 65% 90% +!-83% +/-
Garfield Avenue PV Habitat Development---Page 2
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Zoning and Subdivision Analysis and Requested Waivers
Lots 1 and 2 permitted as single family; Lot 3 could be permitted as single family or townhouse.
Type Section Requirements Provided Waiver request
Zoning §5.2, Open-Space Special Permit and Comprehensive Comprehensive
§10.5,§11 Residential Site Plan Approval Permit Permit instead of
Development special permit and
( cluster), land site plan approval
donation for open ( required under
space, site plan MGL c. 408))
approval
Zoning §6.2 Min. Lot Size, 1 -Lot 1: 5,000 SF Lot 1 = 21,520 None
Cluster fam.: Lot 2: 5,000 Lot 2 = 21,798
Townhouse: Lot 3: 20,000 Lot 3 = 20,909
Zoning §6.2 min frontage and Lot 1 :70 feet Lot 1= 80' None
Cluster lot width, 1-fam.: Lot 2: 70 feet Lot 2 = 92'
Townhouse: Lot 3: 75' + Lot 3 = 130'
5' /unit: 95 feet
Zoning §6.2 min frontage and 75' 155 Chestnut St. = Frontage for west-
Cluster lot width, 1-fam.: 50' +/-abutting property,
which historically
used rear-lot
frontage on
Garfield Ave. to
comply, but will
lose "rear frontage"
to the project with
Comprehensive
Permission
Zoning §6.2 Minimum depth, Lot 1: 70 feet Lot 1= 269' None
Cluster 1-fam.: Lot 2: 70 feet Lot 2 = 260'
Townhouse: Lot 3: 150 feet Lot 3 = 160'
Zoning §6.2 Minimum front 15' Lot 1= 30' None
Cluster setback Lot 2 = 20'
Lot 3 = 18'
Zoning §6.2 Minimum. 10' Lot 1= 15' None
Cluster sideyard setback Lot 2 = 15'
Lot 3 = 10'
Zoning §6.2 Minimum rear 15' Lot 1 = 205' None
Cluster setback Lot 2 = 202'
Lot 3 = 89'
Zoning §6.2 Max. building 35' Lot 1 = 35' or less None
Cluster height, 1-fam.: Lot2=30'
Townhouse: 40' Lot 3 = 30'
Garfield Avenue PV Habitat Development---Page 3
C:\Documents and Settings\AII Users\Desktop\Habitat\ Verona&Garfield\ZBA-ap-Garfield-Jul03.doc
Zoning §6.2 Minimum open 65% Lot 1 >/= 65% None
Cluster space Lot 2 > 80%
Lot 3 > 80%
Zoning §8.9. 7. Parking & Max. 1 driveway/ Lot 1: 1 Planning Board
Loading space curb cut per lot Lot 2: 3 (one may allow
standards existing abutter's additional to permit
easement) safe, off-street
Lot 3: 3 parking on short,
street extension and
existing driveway
easement to
abutting property
Zoning §8.9. 8. Parking & Max. driveway Lot 1: 15' Planning Board
Loading space width: 15 feet Lot 2: 12' may allow up to
standards Lot 3: 12', 18' & 30' to permit safe,
20' circulation at
hammerhead
Zoning § 10.5 Standards for Detailed standards All met None
Cluster Cluster
Zoning § 11.6 Site Plan Detailed standards All met None
Site Plan Approval
Standards
Subdivision Road Right of 60 feet Garfield Ave. met None
Regulations Way width
Subdivision Pavement width 24 feet Garfield Ave. Waiver to match
Regulations Extension: 22' existing pavement
Subdivision Storm water Analysis and Not undertaken DEP does not
Regulations Management report require for four or
fewer lots
Subdivision Traffic Study Full traffic study Not undertaken Minimal impact for
Regulations net increase of five
units (beyond two
historically at site.)
Other Other Any other waivers
Requirements required to allow
designed project.
i
··------' Garfield Avenue PV Habitat Development---Page 4
CITY OF NORTHAMPTON
ZONING BOARD OF APPEALS APPLICATION FOR:
1. Type of Project:
2.
3.
4.
5.
SPECIAL PERMIT: ---____ Home Occupation
____ Historical Association/Society, et al
____ Sign
____ Attaching Accessory Structure to Principal Building
?C C.O't'\.'P"2,E..\-\UJ!:)\'1t. ?C ~ M \1
Permit is requested under Zoning Ordinance: Section~-~ Pg. ~-.3 S€C.T7Ct>J ,o.s-. t.f'A. 6L. C.t..o 1':z.'1" t/0 ----pg 1D _q
Applicant's Name:
Address: ---Pioneer Valley Habitat for Humanity, 140 Pine St., Florence MA, 01062, 586.5430
Telephone: _____________ _
Parcel Identification: Zoning Map# /3: · D Parcel# O":fl · 01\ Zoning District: l) gJ!,
Street Add ress: __ ~_9_\_' '--~~_O_,J __ 9_, __ -_,51f"'"'ar~f+<. ,z .... d~d"-"--_,c(~· ...... Lk:n'--'--=~'--'-"--=a___
Property Recorded at the Registry of Deeds:
County: }-,\A.M\?~H,~ Book: q/;;b~ Page: 8 l .J vNe.1c;: 19'~ --,e._,_-----;,7'
Status of Applicant: ___ Owner; ~ Contract Purchaser; ___ Lessee
___ Other (e>plain) _____________ _
6. Property Owner: City ofNorthampton, through OPD, 210 Main St., Room 11, Northampton, MA 01060
Address: -------------~ Telephone: ___________ _
7. Describe Proposed Work/Project (Use additional sheets if necessary):
7.
A comprehensive permit for three single-family homes, each with an accessory apartment, with all six units
developed as affordable housing by PVHfH, and one market-rate single family home.
******************************************************************************
Has the following information been included in the application?
Site/Plot Plan ---x. X List of requested waivers __ fee ($150.00)'-"~Vi!.IZ-v?'-CPUE:5-i~P
Signed dated and denied Zoning Permit Application
\ r; v
\' 1:-
3
8. Special Permit Approval Criteria. If any permit criteria does not apply, explain why.
A. How will the requested use protect adjoining premises against seriously detrimental
uses? Th . .11 . -e project w1 preserve open space on three sides and continue the character of the residential neighborhood to the south.
How will the project provide for:
,mrfol'P. water drainage: -------------------------
By developing only a small percentage of the site and by maintaining current sheet-flow patterns with a level-lip
spreader. '
sound and sight buffers: ----------------------
Planted and existing vegetation will separate both existing properties abutting on the south.
the preservation of views, light and air: _________________ _
By extension of a street to a publicly accessible meadow, preserved as open space.
B. How will the requested use promote the convenience and safety of pedestrian movement within the
site and on adjacent streets?
-A sidewalk will enhance pedestrian movement at the north end of Garfield A venue.
How will the project minimize traffic impacts on the streets and roads in the
area? Project is small and is projected to add fewer than five trips at peak-hour to Garfield Ave.
Where is the location of driveway openings in relation to traffic and adjacent streets?
Dr!veways are off a dead-end extension of a two-block street with minimal traffic.
Dnv;eways are short and flat.
What features have been incorporated into the design to allow for:
access by emergency vehicles: ________ _
A hammerhead, sized for emergency vehicles, will be added to a dead-end str-c:et. --------
the safe and convenient arrangement of parking and loading spaces:
Pa.rJ:<mg provided will exceed zoning requirements.
provisions for persons with disabilities: __________________ _
Grades are gentle throughout th .
sidewalk. e project. One apartment, in the southwest house will b fi II .
··-___ .. __ e. u __ y_ accessrble and face the
r:~ .. ,
l I "1 \ ,._ \'' t t l. 111 ,,r· I I\ . .;/ l
\,\\\'\'
4 \\1 u
~----
C. How will the proposed use promote a harmonious relationship of structures and open spaces to:
the natural landscape: ___ ·----
Houses are clustered at south end of former landfill, avoiding an isolated wetland and its buffer zone and providing
access to open space.
to existing buildings: _________________________ _
Houses match scale and style of existing residences on Garfield Ave · see attached b ·1d· I · ·, m mg e evat10ns.
other community assets in the area: ___________________ _
Project provides vehicular and pedestrian access to designated open space.
D. What measures are being taken that show the use will not overload the City's resources, including:
water supply and distribution system:_· _____________ _
Residential demand from the project will have negligible impact on the city's water system.
sanitary sewage and storm water collection and treatment systems:
Sanitary sewer will tie in to recently abandoned, 6" PVC line.
Stonn-water flows will be dispersed by a level-lip spreader which will slow velocities and spread flows over crushed
stone area to minimize erosion from sheet-flow resulting from slight increase in impervious area.
fire protection, streets and schools: ___________________ _
Demand from project is minor. Short (1 IO') extension to existing street and utilities will include hydrant and
hammerhead to facilitate 1HaiBkmeu1ce e.'M. I?. r-' e.v-c y v e_ £.i i c( ~ et c.c. ~'-s,
How will the proposed project mitigate any adverse impacts on the City's resources, as listed
above? ___________________________________ _
The project ":'ill create a conservation area and extend an existing street and sidewalk, facilitating the City's
perpetual mamtenance of a landfill cap in compliance with MGL 2 IE .
E. List the section(s) of the Zoning Ordinance that states what special regulations are required for the
proposed project (Accessory apartment, home occupation, accessory structure, etc.)
PClust~r development I open space residential development [ sections 5 2 and 1 O 5] and MGL 408 c h · erm1t. · · -ompre ens1ve
How does the project meet the special requirements? (Use additional sheets if
necessary)? __________________________________ _
See attached sheet
All requhire~ents are ?1et or exceeded, except as shown in the waivers submitted in accordance with the compre ens1ve permit.
5
F. Explain why the requested use will:
not unduly impair the integrity or character of the district or adjoining
zones:
The scale and character of the houses built for this project will match the existing neighborhood. An attractive
access to the landscaped-meadow conservations area will be created.
not be detrimental to the health, morals or general welfare: _________ _
be in harmony with the general purpose and intent of the Ordinance:
The project will provide ownership opportunities to families otherwise priced out of the Northampton market. A
landscaped approach to preserved open space will enhance the neighborhood's recreational opportunities.
G. Explain how the requested use will promote City planning objectives to the extent possible and
will not adversely effect those objectives, defined in City master study plans adopted under M.G.L.
Chapter 41, Section 81-C and D.
The project will provide affordable housing and access to open space.
9. I certify that the information contained herein is true and accurate to the best of my knowledge. I ( or
the landowner if I am not the landowner) grant the Zoning Board of Appeals permission to enter the
property to review this application.
Dote-• \ + 1t ~pph,ants Signatm , _ _,,t:.>-.),i.::=:::::::::::::=;;~~---4--J,~~V~l(.~'.(~H_
Date: -/ /J/iJ) Owner's Signature: W ~--------------------------~
(Owner's signature or letter from owner authorizing applicant to sign.)
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PRELIMINARY FRONT ELEVATION -S\/IJ HOUSE
GARFIELD AVENUE HABITAT RESIDENCES
KRAUS-FITCH ARCHITECTS, INC.
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PREUMINARY FRONT ELEVAJION -NE HOUSE
GARFIELD AVENUE HABITAT RESIDENCES
KRAUS-FITCH ARCHITECTS, INC.
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PRE_LiMli\lARY FRONT ELEVATION -SE HO!JSE
GARFIELD AVENUE HABITAT RESIDENCES
KRAUS-FITCH ARCHITECTS, INC.
July 26, 2002
MJ Adams, Executive Director
Pioneer Valley Habitat for Humanity
PO Box 60642, 140 Pine Street
Florence, MA 01062
Cit~y I-fall
21 i) Ma.in S t:r~et
~o:rthamrrron l\i_4 01060
(413) 5137-1249
F,.~Jf: {413) 58·i-1275
ill:&JD R"@tify "IlO:r!fJ.a.m. ptOTIL}1J.;1,. TIS
RE: DESlGNATlON OF PROVISIONAL DEVELOPER STATUS I PARCEL J-\ • GARFiELD
AVENUE.NORTHAMPTON
Dear Ms. Adams:
in reference to the above subject, the City of f\lorthampton is in receipt of the Pioneer Valley
Habitat for Humanity (PVHH) proposal submitted in response to the Request for Proposals (RFP)
issued by the Office of Planning & Development on May 7, 2002.
It is my pleasure to formally designate PVHH as the provisional developer of the City owned parcel
referenced above. This designation is conditional upon execution of a Land Disposition and
Development Agreement and the successful completion of the requirements described in the RFP,
such as securing all appropriate permits.
The City is pleased to be partnering with Habitat for Humanity on this important affordable
homeownership project. Please contact the Planning & Development Office in order to draft and
finalize the disposition agreement.
Very t~uly yours,/:
. _' f ! }1 >,, :vi._
Mary Clare Hi!!JQ'iFrs'~
Mayor
··-·--!
Jul 02 03 12:20p Northampton OPD 14135871264 p.2
~ Commonwealth of Massachusetts
• DEPARTMENT OF HOUSING &
'SI Mili-~2~1!~!~,1Jl:. P.~:9!~~ l>redo<
February 13, 2003
·~
Mary Clar~ Higgins, Mayor r:, ~ /
CityofNorthampton r· r~· [ ______ .. ':'·
City Hall,. 210 ~fain Street
Northampton, MA 01060
RE: 39/V ero~a Strdt -· 7 Homeownership ~its -LIP Comprehensive Pennit Application
D MC?.Hi·. ear ayor ggnis:
L.
I am pleased to inform you that your application for Local Initiative Program designation for the project at
39 Verona Street iri Northampton has been approved, subject to the fulfillment of the conditions listed
below and on the following pages. I congratulate the City of Northampton and the project sponsor,
Pion~ Valley Habitat for Humanity, for working together to make this project a reality.
As part of the review process, the DHCD has made the following findings:
1. The proposed project is eligible under the requirements of the LIP program;.
2. The LIP staffhas performed an on-site inspection of the proposed site;
3. The proposed housing design is generally appropriate for the site;
4. The proposed project appears financially feasible in the context of the Northampton housing
market; .
5. Based on the initial proposal, the project appears financially feasible on the basis of estimated
deyelopment costs;
6. The Town of Northampton and PVHCH meet the general eligibility standards of LIP.
Because the Town ofNortbampton is the LIP project sponsor, the requirement under 760CMR 31.012{d)
is assumed to be met.
This approval indicates that the proposed development plan and pricing structure for the project is in
compliance with the housing standards required of affordable housing units to be included in your
community's Chapter 40B affordable housing stock.
This development is required to comply with all state codes and all local c~~s, ..
. One Congress Street
Boston, Massachusetts 02114-20!0
\ c i
'. i i \ •>
'
www.mass.gov/cDICd
617.727.7765
Jul 02 03 12:20p Northampton OPD 14135871264 p.3
Page2
As stated in the application, the 39 Verona Street project will consist of three duplexes and one single-
family house on four separate lots totaling seven units, six of the units will be built by Pioneer Valley
Habitat for Humanity and be affordable to low-income households. The project will be sited on 5.8 acres
located at the end of Garfield Avenue, near the intersection of Garfield A venue and Verona Street. The
site is a sloping open field with isolated wetlands and no ledge outcrops that would interfere with the site
plan as submitted to DHCD. A portion of the site was at one time a landfill, which has since been capped
according to U.S. Department of Environmental Protection regulations. The lots will derive their footage
on a proposed public extension of Garfield Avenue. Approximately 4.6 acres will remain open space with
a natural wooded buffer at the perimeter of the site, to benefit surrounding neighbors as well as project
residents.
This family housing project includes 6 Local Initiative Units eligible for inclusion in he city's subsidized
housing inventory. The six LIP units will be sold to LIP-eligible households whose annual income may
range from 30% to 50% of area median income for the Springfield Metropolitan Statistical Area (MSA).
Income limits will be adjusted for household size.
The conditions that must be met prior to final DHCD approval include:
1. The Mayor of Northampton shall designate the Office of Planning and Development as the
agency that will apply for the comprehensive pernrit from the Zoning Board of Appeals (ZBA).
2. Finalized details of the comprehensive permit must be submitted to the DHCD. The
Comprehensive permit must specify that the parcel ofland for the 6 affordable units must be
sold by the town to PCHAH for $1. The ZBA ·shall provide as part of the com'prehensive
permit any and all requirements placed on the parcel ofland designated for the one market rate
unit.
3. A complete marketing plan and homebuyers' selection process also must be submitted to
DHCD. Finalized details of the lottery to be held for~ units shall be submitted to DHCD.
The lottery process shall give first preference to families rather than individuals (see program
guidelines). Unless the community chooses t-0 assume financial responsibility for the lottery
process, the project_ sponsor must assume the cost Family size should be considered when
matching the applicants to units with multiple bedrooms. An announcement of thisfottery
shall be mailed to the Metro List Clearing Housing in Boston. Room 966, Boston City Hall,
Boston, MA 02201
4. Any changes to the application we have just reviewed and approved, including but not limited
to alterations in the unit mix, sales price, development team, unit design or site plan, are subject
to DHCD approval. As the 39 Verona Street project nears completion, DHCD staff will visit
the site to ensure that the units meet program guidelines.
5. Local Initiative units in this development must be priced at levels affordable to buyers with a
range of incomes below the maximum listed above. This range should at least allow applicants
with incomes of 10% below the maximum income limits to purchase an affordable writ. Due
to changing market factors such as interest rates, tax rates, and insurance rates, this condition e .
Jul 02 03 12:20p Northampton OPD 14135871264
Page 3
6. may result in the Local Initiative units being sold at prices below the maximum allowable
prices listed in the guidelines of this letter.
p.4
7. DHCD must approve the tenns of the end loan financing of the affordable units. It is the
agency's expectation that the mortgage for the affordable unit buyer will be provided by
Habitat for Humanity, or be 30 year fixed rate loan at or below current fair market interest rates_
at the time of closing and will have no points. Affordable unit buyers shall comply with
Federal National Mortgage Association (FNMA) down payment requirements.
8. Each affordable unit in a development phase shall have an executed purchase and sales
agreement prior to commencement of construction on subsequent phases. At a minimum. each
development phase must he constructed with a ratio of one affordable unit for every three-
market rate units.
9. Evidence shall be submitted to DHCD that affordable homes in this development are covered
by a third-party extended warranty of at least five years in duration recognized as acceptable by
a federal agency such as FHA.
10. The town must also subrnit an appraisal of the value of the site under existing "by-right"
wning without the benefit ofa comprehensive permit and the price of the market rate parcel to
be sold.
11. Homeownership or condominiwn fees applied to affordable units will be calculated as part of
the overall household costs, which shall not exceed 30% of the household income.
Homeownership fee for affordable units shall not exceed $150 per month.
This approval letter shall expire two years from this date, or on February 13, 2005 if a regulatory
agreement has not been executed and construction begun by that date.
As you know, the specifics of this project must be formalized in a Regulatory Agreement signed by the
mwricipality, the project sponsor and DHCD prior to starting construction. Information concerning both
the regulatory agreement and the procedures which must be followed for the sale of individual unit will be
forwarded to you by DHCD. In preparation for signing of the regulatory agreement, the DHCD legal
office will review the comprehensive pennit and other project documentation. Additional information
may be requested as is deemed necessary. Your cooperation in providing such materials will help the
project move toward construction as quickly as possible.
. . .
Once the Local Initiative Units are occupied, the City of Northampton may petition DHCD to include the
unit in the subsidized housing inventory by certifying to DHCD that the unit sales price, buyer's income,
and deed restrictions meet the program guidelines.
Again, I congratulate you for your efforts to bring affordable housing to Northampton. If you have any
questions as you proceed with the project please feel free to call Miryam Bobadilla at ( 617) 727-7824
extension 60 I.
Jul 02 03 12:20p Northampton OPD 14135871264 p.5
Page4
We look forward to continuing to work with you toward the successful completion of this development.
Sincerely,
(\~\rv
Jane~sGu~
Director
Cc: Jack Hornor, Chair, Northampton Housing Partnership
Wayne Feiden, Director, Office of Planning and Development
Bob Riddle, Chair Zoning Board of Appeals
Peg Keller, Planner, Office of Planning and Development
Michael Owens, Community Development Administrator
MJ Adams, Executive Director, Pioneer Valley Habitat for Humanity
DHCD -Office of Policy
DHCD -Legal Department
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SECTION 1 GENERAL SITE INFORMATION Tlghe&Bo~l 1 \
1.1 INTRODUCTION
. , I \
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Tighe & Bond has completed a Phase II Comprehensive Sik..Assessment andPhase III
Identification & Selection of Comprehensive Remedial Action Alternatives for the former
Verona Street landfill located at 39 Verona Street in the City of Northampton, Hampshire
County, Massachusetts (the site). This investigation was conducted in accordance with the
Massachusetts Contingency Plan (MCP), 310 C:MR 40.0000. The latitude and longitude for
the site are 42° 20' 24" and 72° 39' 49", respectively. The UTM coordinates are 46 89 900
meters north and 06 92 400 meters east. A Site Locus map (Figure 1) and a Natural
Resource Map (Figure 2) which includes the site area, are provided in Appendix A for
reference.
The former landfill site was first listed by the Massachusetts Department of Environmental
Protection (DEP) as a Location to be Investigated (LTBI) on April 15, 1989 and first listed
as Confirmed Disposal Site #1-0524 on October l, 1993. A Phase I Limited Site
Investigation report was submitted to DEP in May 1993 by the City of Northampton.
Additional investigations and a Short Term Measure (STM), which were required by DEP
following the submittal of the Phase I report, were documented in a Short Term Measures
Report submitted in May 1994. A Phase II Scope of Work (SOW) was submitted to DEP in
May 1996. A transition submittal including a Licensed Site Professional (LSP) Evaluation
Opinion and Tier Classification submittal was forwarded to DEP on June 23, 1997. The
Numerical Ranking Score developed in support of the Tier Classification submittal was 23 5
points (Tier II site). At the request of the City of Northampton, the DEP established an
Interim Deadline of October 1, 1999 for the submittal of the Phase II/III Report.
General descriptive information about the site and surrounding areas were obtained by
conducting site reconnaissance visits and reviewing previous site reports. The information
obtained from these activities is summarized below. Historical information about the site is
provided in Section 2.
1.2 SITE DESCRIPTION
The former Verona Street Landfill is located in the Florence section of the City of
Northampton, Massachusetts. The site parcel consists of 5.4 acres of land and is
identified as Lot 71 on Northampton Assessor's Map 17-D. The disposal area is located
in a former stone quarry situated at the north end of Garfield A venue near the intersection
of Verona Street. The site is located on the Easthampton, Massachusetts topographic
quadrangle map published by the U.S. Geological Survey (Figure 1 in Appendix A).
In general, topography slopes to the east across the site. Solid waste at the former landfill is
confined to the central and eastern portion of the site parcel. Bedrock outcrops are located
to the north and northeast of the refuse area. At the beginning of Phase II field assessment
activities, the site parcel was also occupied by a vacant two (2) story wood framed
residence, a garage structure and an abandoned trailer located on the southern portion of the
Phase 11 -Comprehensive Site Investigation -Verona Street Landfill 1-1
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SECTION 1 GENERAL SITE INFORMATION Ttghe&Bond
parcel off Garfield Avenue. The two structures and the trailer were removed from the site in
the fall of 1998. The remaining portions of the site parcel are heavily vegetated, wooded
areas.
1.3 SURROUNDING PROPERTIES
The former landfill is located near the center of Florence village in an area zoned for
residential use. The site is abutted to the north, west and south by parcels occupied by
single-family residences. To the east of the site is the Meadowbrook apartment complex,
which is composed of clusters of multi-family dwellings. The site area is serviced by
municipal water and sewer.
1.4 SURROUNDING RESOURCE AREAS
No surface water bodies are located on the former landfill property and no known private
drinking water wells are located within 500 feet of the site. According to the Department
of Environmental Protection (DEP) Massachusetts Geographic Information Systems
(GIS) mapping of the Easthampton Quadrangle, the site is not located within 500 feet of a
Potentially Productive Aquifer or a Zone II area, and the site is not upgradient of an
Interim Wellhead Protection Area for a public water supply. Also, no areas of Critical
Environmental Concern, Sole Source Aquifers, fish habitats and habitats of Species of
Special Concern or Threatened or Endangered Species were identified within 500 feet of
the site. A copy of the July 28, 1997 Massachusetts GIS Map is included in Appendix A
as Figure 2.
A small, unnamed stream that flows southeasterly is located to the north of the site. This
stream enters a drainage culvert, which discharges to a small, man-made pond within the
Meadowbrook apartment complex property to the east of the subject site.
Phase II -Comprehensive Site Investigation -Verona Street Landfill 1-2
-The
Berkshire
Design
Group, Inc.
Landscape Architecture
Cii·il Engineering
Planning
Urban Design
E111·iron111c11tal Sen·ices
December 22, 2003
Zoning Board of Appeals
Planning & Development Office
210 Main Street
Northampton, MA 01060
RE: Garfield A venue Extension
Habitat for Humanity
Dear Board Members
On behalf of the applicant, Habitat for Humanity, please accept additional information
for the Garfield Avenue Extension Subdivision. This additional information is provided
based upon a meeting with City officials on December 8, 2003.
Based on our discussions, we have altered the layout to reduce the length of the right-
of-way and consolidated the parking for the residences on Lot 3.
We have reduced the driveway entrances for Lot 3 from three driveways to two
driveways, and accordingly have reduced the total curb cuts openings from 50 feet to
approximately 33 feet. We have also redesign the driveway entrances for northeastern
residence located on Lot 3 at the end of the hammerhead with six parking spaces.
Although, we made an effort to minimize the curb cut opening, the driveway on Lot 3
off the hammerhead still has an opening approximately 21 feet wide.
Therefore, we respectfully request that the Zoning Board of Appeals issue a waiver
from the Department of Public Works maximum requirement of 15 feet for a driveway
permit.
Enclosed please find 12 copies of the Revised Plans dated 12/18/03 (Cover Sheet,
Sheets LI, and Sheet L2)
Sincerely,
The Berkshire Design Group, Inc.
//4{ ?/
AYa(oVsi/rrr, ft/~i ?:~
Project Engineer // /'/
cc: Tracy J. Adamski
4 ,\lien Place Northampton. Massachu,ctt, 0 I 060 Telephone ( 4 U) 582-7000 1-'ac,imi le (413) 582-7005 E-m:1il lxtg (i,, bcr~ ,hircdc,ign ,com
The
Berkshire
Design
Group, Inc.
Lane/scope Architecture
Cii·i/ Engineering
P/anninR
Urhan Design
E111•ironmenta/ Services
December 22, 2003
Zoning Board of Appeals
Planning & Development Office
210 Main Street
Northampton, MAO 1060
RE: Garfield A venue Extension
Habitat for Humanity
Dear Board Members
On behalf of the applicant, Habitat for Humanity, please accept a revised plan for the
Garfield A venue Extension Subdivision. This revision is provided based upon concerns
raised by the Department of Public W arks (DPW) in the January 6, 2004 letter, and at a
meeting with George Andrikidis, and Ned Huntley on January 15, 2004.
At the meeting we discussed the outstanding issues raised by the DPW on their review
and comments letter. Two weeks ago we resubmitted to the DPW a revised plan dated
January 22, 2004, addressing the outstanding items we discussed. Since we have not yet
heard back from the DPW we assume that these issues have been addressed and there
are no other issues.
Enclosed please find 7 copies of the Revised Plans dated 1/22/04 (Cover Sheet, Sheets
Li, and Sheet L2)
Sincerely,
The Berkshire Design Group, Inc.
Af~/-
Project Engineer
cc: Tracy J. Adamski
George Andrikidis, DPW Director
Ned Huntley, City Engineer
-1-Al lcn Place Northampton. Massachusetts O 1060 Telephone (-1-1.l) .582-7000 Facsimile ( 413) 582-7005 E-mail lxlg (a herbhircdcsign .co1n
C:\Documents and Settings\All Users\Desktop\Habitat\Verona&Garfield\ZBA-ap-Garfield-.Tu!03.doc
z omn2 an d S bd" . . A l u IVISIOn na1ys1s an dR equeste dW. aivers
Type Section Reauirements Provided Waiver request
Zoning §5.2, Open-Space Special Permit and Comprehensive Comprehensive
§10.5,§11 Residential Site Plan Approval Permit Permit instead of
Development special permit and
( cluster), land site plan approval
donation for open (required under MGL
space, site plan c. 40B))
approval
Zoning §6.2 Min. Lot Size, 1-Lot 1: 5,000 SF Lot 1 = 22,988 +/-None
Cluster fam.: Lot 2: 5,000 Lot 2 = 22,400 +/-
Townhouse: Lot 3: 20,000 Lot 3 = 23,581 +/-
Zoning §6.2 min frontage and Lot 1 :70 feet ~ Lot l= 37' Frontage for Lots 1
Cluster lot width, 1-fam.: Lot 2: 70 feet Lot2=95' and 3
Townhouse: Lot 3: 75' + 5'/unit: Lot 3 = 75'
85 feet
Zoning §6.2 min frontage and 75' 155 Chestnut St.= Frontage for west-
Cluster lot width, 1-fam.: 50' +/-abutting property,
which historically
used rear-lot frontage
on Garfield Ave. to
comply, but will lose
"rear frontage" to the
project with
Comprehensive
Permission
Zoning §6.2 Minimum depth, 1-Lot 1: 70 feet Lot l= 269' None
Cluster fam.: Lot 2: 70 feet Lot 2 = 260'
Townhouse: Lot 3: 150 feet Lot 3 = 162'
Zoning §6.2 Minimum front 15' Lot l= 30' None
Cluster setback Lot2=25'
Lot 3 = 35'
Zoning §6.2 Minimum. sideyard 10' Lot l= 15' None
Cluster setback Lot 2 = 15'
Lot 3 = 10'
Zoning §6.2 Minimum rear 15' Lot l= 205' None
Cluster setback Lot 2 = 200'
Lot 3 = 62' \
Zoning §6.2 Max. building 35' Lot l= 35' or less None
Cluster height, 1-fam.: Lot 2 = 30'
Townhouse: 40' Lot 3 = 30'
Garfield A venue PV Habitat Development---Page 1
C:\Documents and Settings\All Users\Desktop\Habitat\Verona&Garfield\ZBA-ap-Garfield-.Ju103.doc
Zoning §6.2 Minimum open space 65% Lot 1 > 80% None
Cluster Lot 2 > 80%
Lot 3 > 75%
Zoning §8.9. 7. Parking & Loading Max. 1 driveway/ Lot 1: 1 Planning Board may
space standards curb cut per lot Lot2:2 allow additional to
Lot 3: 2 permit safe, off-street
parking on short,
street extension and
existing driveway
easement to abutting
property
Zoning §8.9. 8. Parking & Loading Max. driveway Lot 1: 15' None
space standards width: 15 feet Lot 2: 12', 12'
Lot 3: 12', 15'
Zoning § 10.5 Standards for Cluster Detailed standards All met None
Cluster
Zoning § 11.6 Site Plan Approval Detailed standards All met None
Site Plan Standards
Subdivision 7.01.7: Minimum 60 feet 40 feet Proposed to match
Rules and Right-of-Way existing right-of-way
Regulations of Garfield Avenue.
Planning Board has
authority to waive
requirement.
Subdivision 7.01.5.f.:Hammerhead Modified The hammerhead
Rules and Design hammerhead design was modified
Regulations based on direct
discussions with
DPW. Planning
Board has authority
to waive requirement.
Subdivision 7.16: Curbing Curbing required No curbing No curbing proposed
Rules and proposed to allow for sheet
Regulations flow of drainage.
Planning Board has
authority to waive
requirement.
Subdivision 7.01(9): Horizontal 250 Feet Curve 1: 235.73 Planning Board may
Rules and minimum radius of feet allow lower
Regulations centerline CUfve--2: 130.00 minimum radii on
4eetc---end of short street
extension with
minimal traffic.
Other Other Requirements Any other waivers
required to allow
designed project.
Garfield A venue PV Habitat Development---Page 2
AFFIDAVIT of SERVICE
To be mailed to the Office o. nning & Development, 210 Main St., Rm. 11, Northampton, MA OJ 060-3198 on the
same day you mail notificatit,:1-to abutters (immediately when applicant recei· copy of the decision -refer to
"Application Process" :)· pi M ~ \) ,J l C') \tzt l-J l Jzc(--fu,-Mu kttUU L
11 µ,:f fJdOPt~ /3:reu.,.:f;;:rv,,..]),~ \ereby certify under pains and penalties of perjury ::..)
that on O '-/ I O 7 I O lj I notified all abutters within 300' as required in conformance with
Massachusetts General Laws Chapter 40A §17, of the DECISION for the following project:
l--kb1~1> .. ':)<".zt-~1JM ~ (~;~
Assessor Identification Map#: (ID Parcel#: •
Address, S (J d (\ ~:Jd -4,e_ -l /
31~~
Signature Date
11/21/2003 11:54 AM 9 003.pdf
PLANl"\Tir-TG )\i'>TD DEV:ELOPJV.1:ENT , CITY OF NORTHAMPTON
Wa~ne Feiden1 Director · planning@nortbamptonplanning.org · ww,·v.r1.orthamptonplanning.org
Extension Agreement #3
Map ID 170-71
As representative for the City of Northampton (the owner) of this property, for which a
Comprehensive Permit has been submitted, I hereby mutually agree with the Zoning
Board of Appeals to extend the time period by which the Zoning Board must hold a
public hearing in accordance with MGL Chpt 40A §9. I agree to extend this time period
for 50 days from December 11, 2003 to January 30, 2004.
Wayne Feiden, Owner Representative Date
Bob Riddle, Chair Date
Northampton Zoning Board of Appeals
planning board· conservation commission · zoning board of apr1ellls · housing partnership · redevelopment authoriL~ · northampton GIS
economic development· comm unit~ development· historic district commission · historical commission. central business architecture
original printed on rec;gcledpaper
PLANNING AND DEVELOPMENT CITY OF NORTHAMPTON
Wa.')ne Feiden, Director·email:rlanning@cit.').northamrton.ma.us·internet:www.northamrwnrlanning.org
Extension Agreement #2
Map ID 170-71 Verona/Garfield Street
As representative for the City of Northampton (the owner) of this property, for which a
Comprehensive Permit has been submitted, I hereby mutually agree with the Zoning
Board to extend the time period by which the Zoning Board must to hold a public hearing
in accordance with MGL Chpt 40A §9. I agree to extend this time period for 51 days
from October 21, 2003 to December 11, 2003.
Bob Riddle, Chair
Northampton Zoning Board
Date
Date
rlanning board · conservation commission · zoning board of arreals · housing rartnershir · redevelorment authorit.') · northamrwn GIS
economic develorment · comm unit.') develorment · historic district com mission · historical commission· central business architecture
origittal rrittteJ Ott rec:9cleJ rarer
PLANNING AND DEVELOPMENT · CITY OF NORTHAMPTON
Extension Agreement
Map ID 170-71
As representative for the City of Northampton (the owner) of this property, for which a
Comprehensive Permit has been submitted, I hereby mutually agree with the Zoning
Board to extend the time period by which the Zoning Board must hold a public hearing in
accordance with MGL Chpt 40A §9. I agree to extend this time period for 60 days from
August 22, 2003 to October 21, 2003.
Wayne Feidel,owner Representative
&~
Bob Riddle, Chair
Northampton Zoning Board
Date
plm111i11g board· co11servatio11 commissio11 · zo11i11g board of appeals· housi11g part11ership · redevelopme11tauthorit~ · 11orthampto11 GIS
eco11om ic developme11t · comm 1111it~ developme11 t · historic district com missio11 · historical commissio11 · ce11tral busi11ess architecture
origiHal printed on rec,ijc/ed paper
CI1Y OF NORTHAMPTON, MASSACHUSETTS
OFFICE OF THE CITY SOLICITOR
Opinion of the City Solicitor
Date:January 6, 2004 /_ .. .,.---
From: Janet M. Sheppcful ~:>
To: Planning Board
Cc: Wayne Feiden
Mayor Higgins
Re: Status of Garfield Ave.
Janet M. Sheppard, Esq.
City Solicitor
You have asked the question: Is Garfield Avenue a public right of Way.
The Answer is : The City may not deny the ability of the public's right
of access to this street without going through the discontinuance process.
Therefore, the Planning Board should allow the owners to build on the
lots which formerly were the site of a single family home and a mobile
home.
In reviewing Attorney Verson' s opinion on this matter, it is fair to
say he is correct in his assumption that the owners of property located on
Garfield Ave. have a prescriptive easement over the street and that their
houses are thus located on a right of way. Whether this is a public or
private right of way is not relevant to the question of whether a house
could be built on this lot. A house was built on this lot in 1940 , Mass
Highway has designated this as a public right of way, the city has
received Chapter 90 funds for this road and therefore, the City may not
now change the designation of Garfield Ave. To do so would require
eminent domain proceedings against the homeowners for a taking,and
the payment of damages by the City.
76 Masonic Street, Northampton MA 01060 (413)585-5889 FAX: (413)586-2937
Pioneer ..-alley Habitat for 1 :cumanity
140 Pine Street, Office 87 • PO Box 60642 • Florence, MA 01062 • Phone: 413-586-5430
Email: mjhabitat@aol.com • Website: http://pioneervalleyhabitat.org
November 20, 2003
Northampton Zoning Board of Appeals
Attn: Carolyn Misch
City Hall
21 o Main Street
Northampton, MA 01060
Dearrds~
Attached please find revised information in support of Pioneer Valley Habitat for Humanity's application
for a Chapter 408 Comprehensive Permit. This permit application is for a three-lot subdivision off of
Garfield Avenue. The proposed subdivision will include six affordable housing units and one market
rate single-family lot. The Zoning Board of Appeals (ZBA) application package was originally submitted
to the City on July 3, 2003 and the Planning Board recommended the project to the ZBA at its July 24,
2003 meeting.
Since that time we have coordinated with Ned Huntley, Assistant City Engineer regarding the design
plans. We also continue to coordinate with Aspen Square Management to develop a sewer easement
for access rights to the existing sewer line that connects to the City's system through the County Lane
Estates property.
There have been a few minor changes to our request for waivers. These are identified in the following
table:
Changes to Zoning and Subdivision Analysis and Requested Waivers
Type Section Requirements Provided Waiver request
Subdivision 7.01 (9): Horizontal 250 feet Curve 1: 235. 73 feet Planning Board may
Regulations minimum radius of Curve 2: 130.00 feet allow lower minimum
centerline radii on end of short
street extension
minimal traffic.
Subdivision 7.01 (8)(b): 22 feet (previous 22 feet None
Regulations Pavement Width requirement 24 feet)
We are providing you with copies of revised design plans prepared by The Berkshire Design Group,
Inc., and Definitive Subdivision Plan and 300' Abutter Plan prepared by Huntley Associates, P.C. Also
included in this package are copies of the Building Official's action on the project application.
Thank you for your consideration. We look forward to meeting with you and the ZBA at the December
11, 2003 public meeting. Should you have any questions, please contact me at (413) 572-3256 or
email me at tjadamski@tighebond.com.
Sincerely,
~~0
Volunteer Project Manager
"Building houses in partnership with God's people in need"
with
File# MP-2004-0019
APPLICANT/CONTACT PERSON Pioneer Valley Habitat for Humanity
ADDRESS/PHONE 434 N.Pleasant St (413) 256-8250
PROPERTY LOCATION 39 VERONA ST
MAP 17D PARCEL 071 001 ZONE URB
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
ENCLOSED REQUIRED DA TE
ZONING FORM FILLED OUT
Fee Paid
Building Permit Filled out
Fee Paid
Typeof Construction: ZP A -CLUSTER DEV
New Construction
Non Structural interior renovations
Addition to Existing
Accessory Structure
Building Plans Included:
Owner/ Statement or License
3 sets of Plans I Plot Plan
THE FOLLOWING ACTIO HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION P S ED:
__ Approved
PLANNING BOARD PERMIT REQUIRED UNDER: § --------
Intermediate Project : ___ Site Plan AND/OR ___ Special Permit with Site Plan
Major Project: Site Plan AND/OR Special Permit with Site Plan
WNING BOARD PERMIT REQillRED UNDER: §_~(5_-_o_2-_____ _
Finding, ____ _ Special Permit ____ _ Variance* _____ _
___ Received & Recorded at Registry of Deeds Proof Enclosed ____ _
___ Other Permits Required:
co,., f)(i'eJ-?,Fs, u.£
f~J!,n,T
A-rFb~ !JH./LE_
flovS/IV~
Curb Cut from DPW ---____ Water Availability ___ Sewer Availability
___ Septic Approval Board of Health ____ Well Water Potability Board of Health
Permit from Conservation Commission ___ Permit from CB Architecture Committee ---
signatureoIBuilrlingOffidal Date
Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health, Conservation Commission, Department
of public works and other applicable permit granting authorities.
* Variances are granted only to those applicants who meet the strict standards ofMGL 40A. Contact the Office of
Planning & Development for more information.
I.
fjO) lE lG IU 111 lE t l
1ru ,.uG 1 5 lW
I •
L-¥t.~~~'-j:j''t:ri=ii:t'' · and return this form to the Building Inspector's Office with the
$10. filinz fee ( check or money order) payable to the City of Northampton ~~·-. 'A 1:)-I Name of Applicant=----------,---------~--------------C7'
Pioneer Valley Habitat for Humanity, 140 Pine St., Florence MA, 0 l 062, 586.5430
Address: _______________________ Telephone: ____________ _
Owner of Property: City ofNorthampton, through OPD, 210 Main St., Room 11, Northampton, MA 01060
Address: _______________________ Telephone: ____________ _
Status of Applicant: Owner ___ Contract Purchaser ~6~-Lessee ___ Other (explain) __ c-----
'\)c.rona.. Garfield Avenue [also know as 39 ~ St.] Job LocatioQ: ________________ _
Description of Proposed Use/Work/Project/Occupation: (Use additional sheets if necessary):
6. Six cluster affordable units [3 single-family houses with accessory apartments],
Attached Plans:
one additional market-rate lot, 60-foot ROW street maintaining pavement width with utilities,
sidewalk, and hammerhead, conservation area, and landfill and wetland buffers.
All to be developed using a comprehensive permit to ensure affordability.
Sketch Plan Site Plan Engineered/Surveyed Plans -~?< __ _
Has a Special Permit/Variance /Finding ever been issued for I on the site?
NO_~"~-DON'T KNOW ___ _ YES ___ _ IF YES, date issued: ________ _
IF YES: Was the permit recorded at the Registry of Deeds?
NO ____ _ DON'T KNOW ____ _ YES ____ _
IF YES: enter Book ____ _ Page _____ _ and/ or Document # --------
8JSb
Does the site contain a brook, body of water or wetlands? NO __ _ DON'T KNOW __ _ YES X.
IF YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained ____ _ Obtained ______ , date issued: ________ _
AU-,v() ~ '1C. > , e>o, (Form Continues On Other Side)
'r
10. Do any signs exist on the pr_op~rty? YES NO-~)(~--
IF YES, describe size, type and location: _________________________ _
Are there any proposed changes to or additions of signs intended for the property? YES X NO ___ _
IF YES, describe size, type and location: _________________________ _
Standard residential numbers and construction signs allowed by right by zoning.
z. ALL INFORMATION MUST BE COlvfPLETED, or PERlvfIT CAN BE DENIED
DUE TO LACK OF INFORMATION. This co1umn to.be filled in
by the Building Depart ..
EXISTING PROPOSED REQD. by ZONING = . _, .... ,.,
Lot Size 5.8 acres +I-Lot 1: 20,000SF +I-@;ovO Lot 2 16,000 SF +I-
Lot 3 20,500 SF +I-
Frontage N.A. Lot 1= 80' -:,-~ Lot2 = 92'
Lot 3 = 130'
Setbacks Front N.A. Lot 1:30'; 2: 20'; 3: 18' ;JO Side, Left Lot 1: 15'; 2: 15'; 3: 15'
Side, Right Lot 1: 15'; 2: 40'; 3: 20' )
Rear Lot 1: 205'; 2: 202'; 3: 89' 18b
Building Height N.A. Lot 1= 35' or less
Lot2 = 29' '3) Lot 3 =29'
Building Square Footage N.A. Lot 1: T.B.D.
Lot 2: 2,100 SF
Lot 3: 4,280 SF
Open Space (lot area 100% Lot 1: >I= 65%
minus building and paved Lot2: 90% gflo parking) Lot3 :83%
Entire site: > 90%
# of Parking Spaces 0 Lot 1: 1 or 2
Lot 2: 4
Lot 3: 8
# of Loading Docks NIA None
Fill: NIA None
(volume and location)
Certification: thereby certify that the information contained herein is true and accurate to the best of
my knowledge. L
e: 94 ~ , as Applicant's Signature d #C? P v I{ fB
LE: Issu<l:nce of a zoning permit does not relieve an applicant's burden to comply with all zoning requirements and obtain all
required permits from the Board of Health, Conservation Commission, Historic and Architectural Boards, Department of
Public Works and other applicable permit granting authorities.
Habitat for Humanity --November 20, 2003
Garfield Ave. Florence, MA
Stormwater Management -Summary
Project Description: The proposed 3-lot subdivision on Garfield Avenue in the
Town of Florence will include 200 feet of Right of Way extension to Garfield
Avenue to provide 6 habitat Units in three duplexes, and a single family unit. The
combined area of the project parcels is approximately 1.5 acres.
A complete drainage analysis of the proposed project site has NOT been
performed by our office and a formal waiver for drainage analysis had been
requested. The DEP Stormwater Management Standard does not apply to a
residential subdivision with four or fewer lots provided that any discharge will not
affect a critical area. However stormwater management to the extent practicable
with some engineering judgments has been incorporated into the project.
The following narrative summarizes the pre and post condition assumptions and
how stormwater will be managed on site to the extent practicable:
Site Soils: The USDA Soil Survey of Hampshire County, Massachusetts, Central Part
report classifies the site soils as having hydrologic Group of C. Preliminary site
exploration revealed a subsurface of ledge material with some areas of exposed rocks.
Existing Conditions: The existing watershed encompass by the proposed project
currently drains in the northeast direction into a grassed quality swale equipped
with rock check dams that was recently constructed as part of the old Verona
Street landfill encapsulation project. The parcel is currently partly cleared (at the
location of the proposed roadway and proposed structures). The estimated curve
number (CN) for the existing condition (in particular the area to be disturbed by
the development) is relatively high (bare soil from Hydraulic Group C with
exposed ledge).
Proposed Conditions: The drainage pattern during the post development will
closely match existing conditions. Stormwater from the proposed road will be
contained by the paved area of the road. Likewise, stormwater from the lots
(including driveway and houses) will drain away from the road. Runoff from the
proposed road will flow along the curb lines and discharge into a 25-foot shallow
stone trench serveing as a level spreader, which will be located approximately 15'
from the edge of the pavement. Runoff leaving the level of spreader will spread
over the grass area and travel down through a grassed area of approximately 18-
20% slope for about 50 feet before reaching the bottom channel of the grassed
swale.
Peak Rate Control: The site consists of Type C soil with areas of bare soil and
exposed ledge. Converting this to a development site will create a relatively small
change in runoff were curve number. This coupled with the fact that the
F:\Habitat Northampton\Drainage Report Summary.doc Page I
Habitat for Humanity -November 20, 2003
Garfield Ave. Florence, MA
discharged area is relatively small (0.18 acre), the peak runoff rate from post
development will only slightly exceed pre development rates.
TSS Removal: runoff from the proposed road will flow into the newly
constructed grassed quality swale in the same manner as it is currently flowing.
The grassed quality swale is a BMP with TSS removal rate of 60-80%, coupled
with 10% removal rate for street sweeping, and 5-10% removal rate for the buffer
strip between the level spreader and the grassed quality swale, the 80% TSS
removal rate can be met.
Summary: The proposed development has been carefully designed to allow
stormwater flow paths to emulate existing patterns. The limit of work for the
proposed site as been minimized so that undisturbed areas are retained in
developed conditions. As such, peak flow rates in post-development conditions
closely match peak flow rates in existing conditions. Treatment of stormwater is
provided through the use of several BMP mechanisms. Street Sweeping, level
spreaders/siltation basins, Buffer strips, and water quality swale will treat
stormwater runoff from the proposed roadway. The estimated TSS removal level
for the site is 80%.
Page 2/1
=---:--=-----= ~~---= The
Berkshire
Design
Group, Inc.
Landscape Architecture
Civil Engineering
Planning
Urban Design
Environmental Services
July 3, 2003
City of Northampton
Planning Dept.
City Hall
Northampton, MA 01060
RE: Traffic Study
To whom it may concern:
The following traffic report presents the analysis and evaluation of the expected traffic
impact of the proposed Habitat for Humanity project on Garfield A venue. The
proposed extension of Garfield A venue will provide 6 habitat Units in three duplexes,
and a single family unit. A one family house and a one family mobile home unit
previously existed on the lot and were recently demolished, therefore the analysis
evaluates the average vehicle trips generated by the proposed 7-unit homes minus the
previous 2 units (total of 5 units).
Average Vehicle Trips Generated by the Proiect:
The Institute of Transportation Engineers (ITE) Trip Generation manual, 6th Edition,
was utilized to determine the peak hour vehicle trips for both the a.m. peak and p.m.
peak hours. The expected traffic volumes generated by the project were calculated by
applying the ITE trip rate for both the Single Family Detached Land Use and the
CondofTownhouse Use.
Single Family Detached Housing -Land Use 210
ITE reports that the average rate of trips generated by a Single Family unit is 0.51 Trips
per Dwelling Unit during the a.m. peak and 0.67 Trips per Dwelling Unit during the
p.m. peak. The site traffic estimates shown below assume that the additional 5 units are
occupied.
A.M. Peak Hour Vehicle Trips => 2.55 Total
P .M. Peak Hour Vehicle Trips => 3 .35 Total
Residential Condominiumff ownhouse -Land Use 230
ITE reports that the average rate of trips generated by a Single Family unit is 0.44 Trips
per Dwelling Unit during the a.m. peak and 0.54 Trips per Dwelling Unit during the
p.m. peak. The site traffic estimates shown below assume that the additional 5 units are
occupied.
A.M. Peak Hour Vehicle Trips => 2.20 Total
4 Allen Place Northampton, Massachusetts O I 060 Telephone ( 413) 582-7000 Facsimile (413) 582-7005 E-mail bdg@berkshiredesign.com
Traff Jdy for the Proposed July 3, 2003
GarfieTcT A venue Residential Community
P.M. Peak Hour Vehicle Trips=> 2.70 Total
Conclusions
The proposed project is estimated to generate a maximum of 3 vehicle trips during the
a.m. peak, and 4 vehicle trips during the p.m. peaks. Considering the relatively low
number of additional traffic generated by the project, it is our opinion that the impacts
that the proposed project will have on existing traffic patterns will be minimal in nature.
Should you have any questions or need additional information please do not hesitate to
contact our office.
Sincerely,
The Berkshire Design Group, Inc.
a4~~/~ Aharon Sharff
Project Enginee
2/2
02112104 04:44pm P. 002
INTEROFFICE MEMORANDUM
' ---·--·-· - ' . '' ·-· -·--· •.• · .•. -· --· -·•-"""'• -·-··· ----·-·-·-··------·-·' ·----------· ... ··-____ .: --· .•• , •• ,, •• ----·-·--... , ...... _.· ·--...•..• -·· ----·--'·: •. : ______ -· . :.:.: •. .:."'c:_;::~--~--.:::: •. _ .. _ ::.:-:~:-·· -_-
TO:
FROM:
NORTHAMPTON ZONING BOARD OF APPEALS
NED HUNTLEY, ClrY ENGINEER t)lir ~\'t,\o4:
SUBJECT: GARFIELD A VENUE EXTENSION I HABITAT f'OR HUMANITY
DATE: JANUARY 6, 2004. RE1 'JSEJ> COMME'li1S: 1/9/04
CC: FILE
Tl-fE DEPARTMF.NT OF PUBl.,IC WORKS HAS REVIEWED THE COMPREHENSIVE PERMIT AND
PLANS AS MENTIONED ABOVE AND HAS THE FOLLOWING COMMENTS;
l) General:
a) As available personnel resources decrease and budget constraints tighten, the
DPW will recommend to the Board of Public Works and the City Council that the
utilities and the street remain a private way, if requested to be accepted, by the
City
2) Storm Drainage: No obsermhle changes were made -()riginal comments· a.,· li.,ted
he/ow .\·/;// .'itmul.
a) The drainage as information as submitted is insufficient and has an inadequate
design:
i) The proposed development does not meet the 80% TSS removal as stated:
(1) Street sweeping must occur 4x/year to get the full 10% credit;
(2) Slope of gra,;s swale must not exceed 5% in order to be properly filtered
and receive the full 70% credit;
(3) DPW could not determine where the buffer strip that was referred to is
located.
(4) Level lip spreader discharges to an 18 -20 % slope. No provisions to
protect this slope from erosion were shown on the plans.
ii) Drainage infonnation was not signed and does not appear to have been
prepared by a Professional Engineer therefore the DPW cannot detennine if
the information provided is credible or if potential impacts were reviewed.
iii) Drainage infonnation does not take into account downstream effects on the
Elm Street Drainage system. Any increase in runoff to this system, will
exacerbate an existing flooding problem.
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02112104 04:44pm ~. ~~~
iv) Drainage system as proposed may not function during the winter. Street
flooding may occur during the winter, when there are snow banks, runoff may
not be able to reach the level lip spreader.
v) No maintenance plan was submitted. No homeowners association was
discussed. DPW wilJ not take responsibility for maintenance of the grass
swale and/or the level lip spreader.
vi) Future ownership of the proposed utility easement must be defined.
vii) As designed, drainage from a public roadway will now flow onto private
property. Developer shall not covey stormwater run-off from the project onto
surrounding private property.
viii) Can the landfill drainage swales support flow from the roadway? Was the
Landfill closure/drainage designed to accommodate this?
3) Waterlines:
a) No fire flow test was conducted. Applicant must evaluate pressure and flow prior
to applying for a Water Availability permit from the DPW. A fire flow of 750 to
I 000 gpm must be achieved without the pressure dropping below 20 psi.
Comment .fti/1 s1a1uls-.
b) Information contained within the application contradicts itself:
i) The application states the unils will be three single-family units with
accessory apartments, and one market rate unit. Approval letter from the
Department of Housing and Community Development states there will be 7
homeownership units - 6 affordable units and one market rate unit. Altl,011.r;h
applicant hos sit own 7 W(lter taps, the applimtio11 still refers to single fomi(v
unii.5 with flCCeS.'WIJ' opnrtmenls. Plons sltould re.fleet what is bei11g
con.<.tructetl -3 two-unit building.-. om/ OJtt! siugle fimzi(~· u11it.
ii) A total of 4 water services are shown on the plans. If there will be 7
individually owned units, then each unit will be required to have a water
service and a meter. This must be made clear prior to any approval being
granted by the Zoning Board. If the application goes forward as shown, then
each SFD with the accessory apartment will be granted I water entry permit
and have only I water meter. A,tdreised: 219/04. HowePer, location r~f tap.s
alld lrydrnut 11re not acceplrtble. No curt1ing waterlines from the main will be
allowed. Need to he at (Jr close Ir) n 9fl-degree angle.from the n,(lin to each
unit.
K:\OPD Project Review\Current project revicws\Garfield Ave Comp Permit App.doc
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02112104 04:44pm P, 0~q
c) Water lateral to the 2"d unit on Lot #3, crosses Lot #1. Easement should be
granted, or lateral should be relocated. Water shutoff to this lot should be located
on the property line between the lot and road right-of way, not between Lot #I
and Lot #3. Ad,lres:sed: 2191(}4
d) If applicants will be using plastic water line services to serve each residence, then
a minimum of 4' of copper pipe must extend from the shut-off gate. Addrt's.,;ed:
2/9104
e) No construction details on the hydrant, gates and/or retraining/thrust blocks were
shown on the plans. All materials and construction must meet the Water
Departments specifications. No in.formatio11 w,u :mhmitted.
f) Applicant must meet with the Water Superintendent prior to the start of
construction to review materials and specifications for construction of the water
line extension.
g) Sewer Lateral from Lot #2 and Water Lateral Lo Lot #I appear to conflict in their
layout. More information should be submitted to ensure there is a minimum of
18" vertical separation between services. Addre.-;sed: 219104-ltowever, iewer
loteml.fromjir!il huilding on lot 3 ll/J/HN1rs to crost, water services-for secontl
building 011 lot 3.
4) Sanitary Sewer:
a) No information was present/submitted discussing the proposed sewer and if it is
to be a private line. If the sewer is to be private, easements must be shown and
granted on each lot and within the road right-of-way, as the DPW will not take
ownership of and/or repair a private sewer line. Not at/1/resse,I.
b) 6" PVC pipe located between Sanitary Manhole #I and the Existing Sanitary
Manhole should be located within an easement as it crosses Lots #1 and #3.
Language regarding maintenance of this line should be submitted to and approved
by the DPW prior to approval being granted by the Zoning Board. Adtlrt!ssed:
2/9/04 -ltowever, snnitary line.from lot 1 conlinueJ to cross lot I. Et1.\'eme11t i~
still needed.
c) A total of 4 sewer services are shown on the plans. If there will be 7 individually
owned units, then e.ach unit will be required to have a sewer service. This must be
made clear prior to any approval being granted by the Zoning Board. Nnt
uddres.red. Applico11t continue, io shown I sewer stub for e,rch buildillg.
Hnmeowuer'i' agreement.,· ""d eo.wtmnits need lo take thf<o info ncco1111t, ff'tl,e
.senia out <if I unit gets cfogg,,fl tmd h,1cks up into the other unit or repairs on
common /and ,,w11erl iJ required.
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02112104 04:44pm P. 005
5) Street Construction/Layout:
a) All proposed utility easements must be shown on a separate sheet as part of the
Definitive Plan submittal. All easement language should be submitted the DPW
for review and approval prior to the pennit being granted. Nol atldrened.
h) All proposed gas and electric Jine locations must be shown in relation to proposed
City utility locations. Prior to installation, the locations must receive approval
from the DPW. Not addre.Hed. Utilities rrre .<ilu>w11 to he locatt!1f uuder tlze
sidewalk im,teltd of" gro,\'.\ .,·trip.
c) The hammerhead as configured will not allow the DPW to plow the street without
blocking access to the 4 units proposed on Lot #2 and Lot #1 during the winter.
This is not a feasible layout. If it remains, the DPW will not plow the extension of
the street. Not (l(/dres.5ed.
d) Hammerhead not to subdivision specifications. DPW tldmowledge.~ the is.mes
pre.w>nted due to tl1e layout. DPW 1f1ll NOT BE RE~~PONSIBLE FOR
INABILITY TO PUJW HA11-1MERHEAD EF'FEC11VEL J-: SNOW WILL BE
LEFT JN DRJVEH:>t }'(._\J!
e) Curb cuts/driveway widths are too large and will not receive approval from the
DPW. Not addre.'i.fetl Lot 21,as multiple driveways wlticJ, is ,wt allowed.
t) No curb cut is shown for Lot # l. Not addreJ.\et/.
g) Curbs must be shown on the hammerhead. Not ntltlreued however DPW
1·ecognhe::i needfor tlraimrge sltee({Tow to upper lip t,preader
6) Requested waivers: Applicant should be specific as to waiver requests, not a general
statement of "any other waivers required to allow designed project" Not addreJ:sed.
K:\OPD Pr~ject Review\Current project reviews\Garfield Ave Comp Pennit App.doc
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Permit Application
T d ' D t 03/14/2013 o av s a e:
Owner Applicant
City of Northampton City of Northampton
Planning and Sustainability Planning and Sustainability
210 Main Street, Room 11 210 Main Street, Room 11
Northampton, Massachusetts 01060 Northampton, Massachusetts 01060
413-587-1265
wfeiden@northamptonma.gov
City of Northampton department: Yes
Work Location Information
How many lots involved in the project: 7
Map I Block I Lots of all lots in project: l 7D I 071 I 001
Deed Book of all lots in project: B4685, PSI; B8557, Pl06; B8632, P77
Project work address: 0 GARFIELD A VE
City I State I Zip: Florence 01062
Zoning District: URB
Application for following Permit Types
D Planning Bd. Special Permit w/ Site Plan
D Planning Bd. Special Permit w/
MAJOR Site Plan NO Special Permit
D Administrative Site Plan Review
D Planning Bd. Major Site Plan Approval (No
Special Permit), including 40R projects
D Subdivision Preliminary
D Subdivision Definitive with no Preliminary
Approved
D Zoning Board Special Permit
D Appeal of Building Commissioner-Zoning
D Variance
D Historic District Determination of
Non-Applicability
D Historic District (Elm St) Determination of
Appropriateness
D West Street Architecture
D Planning Bd. Special Permit w/ Site Plan for flag
lots
D Planning Bd. Site Plan (NO Special Permit)
[R] Approval Not Required Plans
D Subdivision Definitive with Preliminary Approved
D Subdivision Definitive Amendment
D Zoning Board Finding
D Comprehensive Permit ( 40B)
D Demolition (Demolition
Del av)
D Central Business Architecture
D Wetlands Notice oflntent IF ONLY local
wetlands
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587-1262
Fee Information
Total Fee Amount: $0.00
Existing Use
Conservation area and residential building lots and structures
Planned Use
Reconfigure lot 1 (l 7D-8 l) to bring lot down to typical cluster lot size and use extra land to add to
conservation area.
Detailed Project Information
N um her of Plan Pages: 1
Special Permit Description: Not applicable to ANR submittal. Project complies with previous
comprehensive permits
Approval Not Required Description: ANR requirements are met on plans
Files Uploaded:
By typing my name in the signature box, I certify that all the information above is accurate to the best of my
knowledge, I am the property owner or have permission from the property owner to apply for this permit. I also
grant permission to the City of Northampton to inspect the proposed work
Signature: Wayne Feiden Date Signed: 03/14/2013
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587-1262