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31B-230 (18) 01 " ` DEP I. OF B'�ILDING INSPECTIONS j /�� .1 BUILDING Z� c ;! 212 Main Street o< 11� t >> Northampton, MA 01060 PERMIT 31B - 230 VALIDATION DATE January 22, 19 87 PERMIT NO. 43 APPLICANT C.R.P. Construction ADDRESS P.O. Box 637, West Springfield (NO.) I (STREET) (CONTR'S LICENSE) PERMIT TO Alterations (_) STORY 12 New Dwelling Units NUMBER OF +12 DWELLING UNITS (TYPE OF IMPROVEMENT) NO, (PROPOSED USE) AT (LOCATION) 64 Gothic Street ZONING URC DISTRICT (NO.) (STREET) BETWEEN AND (CROSS STREET) (CROSS STREET) LOT SUBDIVISION LOT BLOCK SIZE BUILDING IS TO BE FT. WIDE BY FT. LONG BY FT. IN HEIGHT AND SHALL CONFORM IN CONSTRUCTION TO TYPE USE GROUP BASEMENT WALLS OR FOUNDATION (TYPE) REMARKS: permit for interior renovations to create 12 dwelling units/Per ZBA Approval AREA OR $ VOLUME ESTIMATED COST $ 400,000.00 FEEMIT _ _ 1 ,400.00 (CUBIC/SQUARE FEET) OWNER Carl R_ Panel la t �� ^" ADDRESS P.O. Rnx 6R7, West Springfield , Mass f1f8 BYILDIreqg n,,; ,� 1 - WHITE - FILE COPY . GREEN - FIELD COPY • CANARY - APPLICANT COPY • PINK - ASSESSORS COPY Pd'INTSH . r • --: ,,. CITY OF NORTHAMPTON MASSACHUSETTS VIII. ZONING PLAN EXAMINERS NOTES All V.9.9, '1r,11 DISTRICT — .�•"" el OFFICE of the INSPECTOR of BUILDINGS �`r� Page Plot �3 APPLICATION FOR USE ZONING PERMIT AND INSPECTOR BUILDING PERMIT FRONT YARD z IMPORTANT - Applicant to complete all items in sections: I, II, III, IV, and IX. 0 SIDE YARD SIDE YARD 64 Gothic Street ZONING _ I. AT (LOCATION) DISTRICT UR—C REAR YARD LOCATION (N0.) (STREET) OF BETWEEN Main Street AND Trumbull Road NOTES BUILDING (CROSS STREET) (CROSS STREET) LOT 48 525 . 84 S .F. SUBDIVISION LOT BLOCK SIZE Vt II. TYPE AND COST OF BUILDING — All applicants complete Parts A — D —I Xl A. TYPE OF IMPROVEMENT D. PROPOSED USE — For"Wrecking" most recent use m 1 I I New building Residential Nonresidential 21 I Addition(If residential, enter number 12 I One family 18 [ I Amusement, recreational of new housing units added, iJ any,in Part D, 13) 13 X Two or more family — Enter 19 L_I Church, other religious IX. SITE OR PLOT PLAN — For Applicant Use number of units— — — — --0- 12 3 IXI Alteration (See 2 above) 20I I Industrial ■\'! _•! •• U ! 4 I Repair, replacement 14 I I Transient hotel, motel, I wuelref'•••Nr:: ! lNr3i•lnN 11•:\'•lUiii::•�■•a: •■=r• •! . 5 P P or dormitory — Enter number 21 Li Parking garagei22 Service station, repair garage :ui=:!•uw �u'Nii—'! :DON _ ! ! : Wrecking (1/multifamily residential, of units — ■NNr••r•wr ••mor•NN•••■••r• ' ••rN S tN enter number of units in building in 15 1 I Garage 23 I I Hospital, institutional ■ !SS••NN gip:�•\IN.N ■N/ • ■ ! •..•ll..f..■r•UUN:■ !:• • r■•• ■ ■•NN•N■•: Part D, 13) ll:n U$ r•lar•:•• se•:e: !es • :••r•se :re :fro :•••.: !.! ! ! 16 1 I Carport 24 I I Office, bank, professional •r• •N•Nrr ■!:• ••U •:: NN .•t■a!:•S:•:M......•N: Ntl•Ha.:::U••• 0 6 I Moving (relocation) 25 Public utility ��■� ! ! rig 17 Other Specz y Y r■1111:: •:•■iU •••!U•N ! �� l■•• •:: =.l 7I I Foundation only I I — / :::::::::::::::rs!�•::: !l:::S::::::::::iii :.•r: �:_!�: s :: y 26 I I School, library, !•a=i1 titri 1\■1ehrlra'■_: _�:: � '••r::Mt�•!s•eeesti'stg•"••'••"':�""•! !. B. OWNERSHIP I I other educational 27 Stores, mercantile ii i=■:■Nl:1 i:11a; 1.:.!U: :U� !\•UU■•ii::::■ !::■: 28 I I Tanks, towers ee:■■li. ii r S•UDY. : _•:::::: :::::u:::••.• ..S U•••l• 8 IX I Private (individual, corporation, ..•.. u■ •• •• ••• r•••re.•••Nrr•.••.••: nonprofit institution, etc.) _ _ 29 I I Other — Specify S N•••"■•••N •yl\•u'•BuN N�•:.1'.•alli:::i•i•N•:l:N•uo•:81:l�••r.••••e•r•=N`:==lrrm 9 I Public (Federal, State, or US.... •• •:• ••ISS •r■•:iIu• i si::::!: !ll:::::::: local government) 'lg::::N■.:: a••Na:;l:: 888•r•\SINUS.■•:•N•:•.•••\NH:••N\•■•!\t■•..NN•N: i••......::. r� :::::::•. :: : ;••lt••Nr:1::si:::::! _ !■■■■+. C. COST (Omit cents) Nonresidential — Describe in detail proposed use of buildings, e.g., food N ••NN•NNNN . • ••■ •N processing plant, machine shop, laundrybuildingat hospital, elementary :N.:�!• =ia N OOOOO:ii =4u :.. .11::::""s:iN\• :••w•��N•••::::::::�i!!::! ! : 10. Cost of improvement $" _ cc�� s 9 g parochial school, parking• ■ r r•! ! p /t:� 6�)`. school, secondaryschool, college, garage for s•rNN•N•�•`!N�•N•N••.•.••N•.e.:•. _ _ _ ) department store,rental office building, office building at industrial plant. eeeeeettes •USSUl:UUSSNS:::S.:•S..IU...U..SS.� . ••_S •!•! !ISSN\■! S_eS : To be installed but not included If use of existing building is being changed, enter proposed use. pi..S .!• Pi• i. in the above cost VS 88 N!! i• IUUUU !e!S'e•!\ir"'•l •U =■r•!•i!•::.NNur• :: : : a. Electrical �,i Ot7Q Ct t> umaasa:..N.S:■\..•U•r .. ...N..... ".•Sr.••. ■• 11 3c o� ov i=/!•!!l:l:.. .si�i••N!.•li:slrtl.rN!l�::•:!l•!!:S!"!' r••••N••N■r■•••••■•\us... ! ': ' a b. Plumbing ' •> '•SI•SU�•'•S::•NU::�NSU'NU"••••••SU•SSUl!S:! :UIS !: Il•Ut Mali( niiiUUU•••'lli•iia_•::Zii'u:.u::.'::.:U::::::n""••r•••■N::::::•=a• : g, air conditioning ! �Q_Qu,) /J. �yyyNr■� S�•S■S •• c. Heating, rim:: •NU:•:::lr■!• N■ • ! :.•.••:••\■■rl■..r:Nl\ ! :•.••:■:::: SSUSUi ilriii •llilS5.UU!�! ! l•:i• ••■•! • ! !■ d. Other (elevator, etc.) _ sh: m . . .. ..s sl•:.s.s�s s.. . '� U \• i ••:•!:l:= ::lN�3 ._ L.I. : l...l:.! ! : 11. TOTAL COST OF IMPROVEMENT $ �JU�OC'U �N ��•i � • •...•••.��.�� ii�! �•N ��■N Nr�■ N.N ..N�•.: ••\ l••:•�N: •SNUSII:r:N.:U:ll iz::ll:: : •\■ • •t ! !lN..: ... : : III. SELECTED CHARACTERISTICS OF BUILDING — For new buildings and additions complete Parts E — L; ii=•::i!'•1l :! ll:::l::LS::::::.�.18..: •t:••! . :ii"= :!:l::: • ::! resin:::: ! -__ = S$•$ l U1•i for wrecking, complete only Part J, for all others skip to IV. SUS•Ui::::'sU.sl:■ :i!lli:ii:. :usii:US:U:l:l::::••: : :. • $ :l • :• i::U::5 :SUUUS ::i :• .:.:l::SS:::: : .• :.•• \•\ .::••::USUSSS=.••N...l:::l:!!l•■•\_• : : E. PRINCIPAL TYPE OF FRAME G. TYPE OF SEWAGE DISPOSAL J. DIMENSIONS It.:ll:SSS•:ls■US•s:••SU=lse=N\■z.=•USN•U■r..e:N.:N.:U : 48. Number of stories • N•. • • •. ::! :IU•US::• ::::: :::11:I :•e.•• :::::: : III •• 30[ I Masonry (wall bearing) 40 I I Public or private company :SSS •. • :femme:: !•\•■ • _ : 49. Total square feet of floor area, •U UUSS\■NUUU :l i SSIS:l::Sa.U.UU s l•NU•l:is Sass :: : s 31 I Wood frame 41 I I Privote (septic tank, etc.) all floors, based on exterior •• • • SUNS N. .■ • •_SS!SU•r• • • E. •t •• • • ■• ■ ■ \■ • ••••■ ••■ • � _ �� { :: iN •■!!•.l•■ . ■■ :■t •■•■ N■ • N•! :■•\!r!\■S •S :r UU:! SSUU :lll :::UU:•• di : I: : ! !••••:u.::::::■•::.: • 32 I I Structural steel dimensions il Illiii • UUSS:\: � •_�ri'�:::! ••SU •i •ll•USrr :N.•!•. .u.•!••.: ••..::::::•u!■ •N • 33I Reinforced concrete H. TYPE OF WATER SUPPLY ! • • ii i a :!• •• €• i■ Na• i.!•N ••. ■lN NN • N\ .: !•l i�N:U!•::::I lu■\• —II 50. Total land area, sq. ft. i i ll !!SUNS ! ! •:S!!iSUi!•l!•l■ll•■:lll:laS5:•ll•!•:a !SN•:SN=\UU•N'UU! =!lull! luN! 34 I I Other — Specify 42 I I Public or private company • • N•• N• • • N . • ••• P Y ' •• ' \'! "•• 'r"•r'.• '• •• •••• •: U :=••U•r::l!•UU•!•••U :•UUIU: U• :: • 43 I I Private (well, cistern) K. NUMBER OF OFF-STREET .� ■ ! SU :• ! !ii•IU! • l: :• •:UIUU• •• U: \■ N• ■ • N. ! l !■ll: PARKING SPACES s .l�isis:iss�t � ri.•.. : . ....s..l..N........ . . !!!I!_.. . . . _ ! N N:•N • !: ••N: !• : •N: N• i:a:::•�:a=l:i!! ! :•l•:ls$=$s. s•:• •' lii � i � iiii ft . tUUI� :::hz:1i: :&=::U!•BIIS::::!l:ll\� � ::!•;■N•.::I.....:.. Sl • F. PRINCIPAL TYPE OF HEATING FUEL I. TYPE OF MECHANICAL 51. Enclosed iT til, y i•�.l • , i _N }$• ••Sri S! ■U ■U :Sip :#l= l ZR=illy N .NUU:r••!••:l:!=Uiitilit:::: ! 35I I Gas Will there be central air 52. Outdoors l 'i` l;t iliiiiSUUSS UUI � +mot * +!l!} '� •i i. .sis� f is:s li:sa�i .l� 4. sss.sl�s..: sassconditioning? • N •• ■•■•. . • • ■ • Nr ■■•••r ■■r• N t ' t • is St +t{ t Bi: •:� l ! lN:lU•ii!\:!! llllllII:Bi:ll:::I • 36 I OilL. RESIDENTIAL BUILDINGS ONLY { . t 1,l is #.. ;±$ t .. tj i3 !• U::::: ! • +t i ++t- : rF;+ + .�a� Gii� IlI:::�iZ l �i :h::: :::Bul:l:I:::llll:ll.uN■ 37 I—i Electricity 44 Li Yes 45 No 53. Number of bedrooms .. .T .+r $* ii' .#., t., t . ii 1j{.. rl+, �;,� ! 1 •• .:!}= Ill•Blg j •■. ■;•r!•sNU!■• •.\..:1::::1 l '.t+.:e, � F,It` •� {+ , r, 4 t,i ,It•,.:t i=„ ,. �I �. Ii11..1f=iiii= IIIU ... ' !alai-lii:i! 38I ( Coal ' r•• t+t 'tt+ i-+ t +-ir •N N • • ••UN No ■NN 39 I I Other — Specify Will there be an elevator Full l�BI '." _ � �!' h�UNU:U :!!�\Ii�;�l� ¢�l��!l :l:luN•UNN! !. ' 54. Number of 46 n Yes 47 p1 No bathrooms 1 Partial P'1■f 'P IV. IDENTIFICATION - To be completed by all applicants Name Mailing address — Number, street, city, and State ZIP code Tel. No. C,Irl R. Pagella P-0. Box 6 3 7 WPRt Spr+i ng.f i pl u NOTES and Data - (For department use) owner or 010 8 9 / 15 753 / Lessee 1 0111 Builder's ` 2. C.R.P. Construction P .O. Box 637 West Springfield, License Na. ( 3 �� Contractor 5-3 3' Studio One, Inc. 979 Main Street, Springfield, MA 01103 733-7332 Architect or Engineer .7 a - : , 734/ ) a I hereby certify that the proposed work is authorized by the owner of record and that I have been authorized by the owner to make this application as his horized agent and we agree to conform to all applicable laws of this jurisdiction. Signature of licant �`' Address Application date s - i' / `t``� Mr T 7 b k. rL,r G�. S p�=cp, rhos s `� DO NOT WRITE BELOW THIS LINE V. PLAN REVIEWRECORD - For office use Plans Review Required Check Plan Review Date Plans By Date Plans ByNotes 9 Fee Started Approved BUILDING $ PLUMBING $ MECHANICAL $ ELECTRICAL $ OTHER $ VI. ADDITIONAL PERMITS REQUIRED OR OTHER JURISDICTION APPROVALS Date Permit or Approval Check Obtained Number By Permit or Approval Check Obtained Dote Number By BOILER PLUMBING CURB OR SIDEWALK CUT ROOFING ELEVATOR SEWER ELECTRICAL SIGN OR BILLBOARD FURNACE STREET GRADES GRADING USE OF PUBLIC AREAS OIL BURNER WRECKING OTHER OTHER VII. VALIDATION Building `/�j FOR DEPARTMENT USE ONLY Permit number (J Building Use Group Permit issued 6Ndl C9� ( 19CT Building �j� Fire Grading Permit Fee $ ' ) -10.)` CO Live Loading _ Certificate of Occupancy $ Occupancy Load Approved by: l �Jy Drain Tile $ 4 ' ' Plan Review Fee $ TITLE studio one inc. crc-tecrsooanners letter of transmittal 979 Vc in Strcer d January 15 , 19 8)ob no Soria fielc, Va. 01103 re Gothic Street 413/7 3°7332 Condominiums TO City of Northampton Bldg . Dept. 210 Main Street Northampton, MA 01060 attn. Mr. Tewhill WE ARE SENDING YOU ❑ attached ❑ under separate cover via the following items at prints ❑ shop drawings C plans ❑ specifications ❑ samples ❑ change order ❑ copy of letter ❑ copies date no. description 1 set 1/14/87 Construction drawings and building permit application for above mentioned project. L _ THESE ARE TRANSMITTED AS CHECKED BELOW ❑ for approval ❑ approved as submitted❑ resubmit copies for approval ❑ for your use ❑ approved as noted ❑ submit copies for distribution ❑ as requested ❑ returned for ❑ return corrected prints corrections ❑ for review/comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS SIGNEDEEk 7:,. • DECISION OF 3I ti )\ ZONING BOARD OF APPEALS I// At a meeting held on July 23, 1986, the Zoning Board of Appeals of the City of Northampton, in a split decision, voted to ¢env the Variance request under Section 6.2 and voted unanimously to grant the Variance request under j Section 6.8 (4.c.) of Carl R. Pagella, P.O. Box 637, W. Springfield, MA, for the purpose of allowing relief from the density requirements as set forth li in the Northampton Zoning Ordinance (Section 6.2) and from the projection provisions involving "areaways" and stairs (Section 6.8 (4.c. ) in conjunction with renovations and construction of 17 residential units at property located' it at 64 Gothic Street, Northampton (URC Zone). Present and voting were: Chairman Robert` . Buscher, William Brandt and Peter Laband. The findings were as follows: P. Laband, addressing the Variance request under Section 6.2, referred to the criteria necessary to grant a Variance from M.G.L, Chapter 40A, and found that the building is unique, as it was built as a convent, and is unusual to the district; that literal enforcement of the ordinance involves a hardship to potential buyers and citizens in general, as lower-cost units are needed in the City (the income for the devleoper remaining approximately the same regardless of the number of units); that relief can be granted without substantial detriment to the public good and without nullifying the intent of the Ordinance, as this property is located in a downtown area, which is generally a more densely populated area. He voted in favor of this Variance request. R. Buscher concurred with the unique aspects of the building, finding that it was designed with a different purpose than residential apartments and that it is unlike any other building in the zone; that he does not concur with the applicant's arguments regarding hardship to the purchaser, as (evidenced in the data supplied with the submitted application) the number of residents of the City of Northampton who could afford either instance is very small (4.5% - 5.0%) and the number of persons who could afford the cost difference between 12 and 17 units is very small (.5%); that the developer has stated that he will proceed with the renovations whether granted the Variance or not, indicating that it is economically feasible to build 12 units; that relief cannot be granted without detri- ment to the public good and will derogate from the intent of the Ordinance, as the intent of the Ordinance is to limit the number of people living on one lot by restricting the number of units. He did not ---_----- �*«,, agree with the applicant's argument regarding increased number of bed- rooms, feeling that there is not a viable market for 3-4 bedroom condo- - miniums and felt that interposing 17 units in this zone would allow a large multifamily dwelling into an area which is predominantly small multifamily dwellings. He voted to deny the request under Section 6.2. N ' 4 W. Brandt found that the structure; is unique, as it was used as a - conven't and is the only building of its kind in the area; that he dis- ". LL-' . agrees with the argument regardinghardship to potential buyers, as the II , 4 a` buyers will know the price/unit pri to purchase; and that any hardship, to either the buyer or the applican ', will be self-inflicted; that relief ` Cr.Dcannot be granted without detriment Ito the public good or without nulli- fying from the intent of the Ordina ce, as the intent of the Ordinance is to relieve density and the publi good is not served by increasing the density allowed on this parcel less than 80% of the square footage required). He also voted to deny t is Variance request. 2 . -N. Zoning Board of Appeals - Decision - Pagella Page 2 Referring to the Variance request under Section 6.8 (4.c. ), Mr. I Buscher found that the building is unique and was not designed to have a multiplicity of egresses; that in order to successfully convert the structure, the applicant must have adequate means of egress, which 1 is best accomplished by constructing the proposed "areaways"; that the proposed residential units cannot be successfully marketed without architecturally-approvedexits (alternative being 3 foot wide fire exits); that relief can be granted without substantial detriment to the public good and without nullifying from the intent of the Ordinance, as the open space requirement will remain adequate and the requested use will provide safer and larger entrances and exits. W. Brandt found that the building is a fixed, communal-type building, which the applicant is attempting to recycle, and is therefore, unique; that by not allowing the applicant to construct the proposed "areaways" would involve a hardship, as adequate means of egress must be made available; that the public good is being served by permitting the builder to construct egresses at a safer slope; and that the intent of the Ordinance is not to prohibit safe entrances. P. Laband concurred. The following condition is imposed on the Variance under Section 6.8 (4.c. ); That this approval is contingent upon the approval of the City Engineer in regards to the changes shown on the redesigned plans presented to the Board. Robert C. Buscher, Chairman '-,:e/ 2/ \ --1 / William Brandt ?tL�_ 14/... ,....„_____ , , Peter Laband ,. j i 1 /J/ „Zs f 7-9 4 cz- P? Mit) fie/s7 47. r (d/e 1;20 trz- 4-6,4fry Jo. y las . - � � 1-0�-0 4 I)r i J e L,,• ,o 71" (f t'-cx) o 6R /O. - P- Ci rG GQ -C.o ? e. )0. 4 . /, LAW OFFICES COOLEY, SHRAIR, ALPERT, LABOVITZ & DAM BROV, P.C. 1380 MAIN STREET-FIFTH FLOOR SPRINGFIELD, MASSACHUSETTS 01103 (413)781-0750 EARL ALPERT THOMAS A. KENEFICK,III SUFFIELD OFFICE BARRY F.ARMATA' IRVING D. LABOVITZ** 133 MOUNTAIN ROAD EDWARD B.COOLEY DAVID A.SHRAIR RICHARD A.CORBERT ALICE E.ZAFT SUFFIELD, CONNECTICUT 06078 ALAN S.DAMBROV* TELEPHONE(203)668-4758 ROBERT L.DAMBROV SIDNEY M.COOLEY OF COUNSEL JOHN W.DAVIS TELECOPIER(413)733-3042 MANUEL M.FARBER •ALSO ADMITTED IN CONN. RONA S. FINGOLD "'ALSO ADMITTED IN D.C. FILE NO. June 4 , 10'- _ 3874 pr o i .UV 4 ik Building Inspector 1 .. E DEPT. OF BUILDING (NSPEC T ION S City Hall Northampton NIRTHAMPTON, MA 01060 Northampton, MA Re: Carl R. Pagella, Board of Appeals, 64 Gothic Street, Northampton Mass. Gentlemen : We enclose herewith the following documents in connection with an application to the Northampton Zoning Board of Appeals seeking a variance from the provisions of Sections 6 .84 ( c) and 6 . 2 . This request for variance is filed on behalf of our client, Carl R. Pagella, having an usual address at P. 0. Box 637 West Springfield, MA 01089 . Included in connection with this application are the following: A. 11 copies of Zoning Permit Application . B. 11 copies of Zoning Board of Appeals Application . C . 11 copies of plans including site plan. D. 11 copies of Applicant Statement in support of these zoning variance requests . E . 3 checks made payable to the City of Northampton in the amounts of $75, $88, and $5 to cover the cost of filing. F . 11 copies of Statement concerning the history of the project and proposed use of same . We would appreciate your reviewing the enclosed and advising us if there is any further information that you desire prior to Building Inspector June 4, 1986 Page 2 forwarding this material to the Planning Board. Please also provide us with all notices concerning hearings and other matters in connection with this Application. Ver my urs , A. I DAS:kpt Enclosure cc: Carl Pagella Peter Zorzi 1513j 0 r.......2:-...,....EVRir I 1.1 JUN 4 1 ' ,986 j!l UEPTM�""""'--^-- � O BUILDING INSPEc' �' :�NORTHA MPTOh MA.01060 US o°s' "ro VITY OF NORTHAMPTON : �, �' Tax Map No.3l Lot a J ZONING PERMIT APPLICATION + i 4 lI Zoning Ordinance Section 10.2 j Re�1�ed. �I�; o. dal Plan File #St. Michael ' s School Association DEF T.OF BUILDING INSP,crM1 Owner of Northam ton c o Roman Cat r,.A l-1. R Pagella "Bishop of Springfield P 0 Box 637 Address 76 E1] int Strpe.t , SP£14-,-- Address west Seri ngfield, MA 01089 Telephone413/732-3175 Telephone 413/734-2183 This section is to be filled out in accordance with the "Table of Dimensional and Density Regulations: (Z.O. ARTICLE VI) Zoning Use Lot Front Depth Setbacks Max. Bld. Min. Op. District Area Width Front Side Rear Cover Space ' Past xisgnMovent)48, .fi_ 266.66 170.60' 54.0' left 15' 20 15.5 % 65.7 % �7 Unitas 48,525.84 54.0' left 151 201 15.5 % 65.7 sci Present ropose ft 266.66'170.60 Mark the appropriate box to indicate the use of the parcel: ❑ Non-Conforming Lot and/or Structure. Specify ❑ Residential ❑Single Family Unit 6ZIMulti-Family ❑ Duplex ❑ Other ❑ Business ❑ Individual ❑ Institutional ❑ Subdivision 0 Regular 0 P.U.D. 0 Cluster 0 Other O Subdivision with "Approval-Not-Required"-Stamp: O Planning Board Approval: • nZoning Board Approval Rat Variance) O City Council (Special Exception S. 10.10) Watershed Protection District Overlay: (Z.O. Sect. XIV) ^_ Yes n No Parking Space Requirements: (Z.O. Sect. 8.1) Required 14 Proposed -44 Loading Space Requirements: (Z.O. Sect. 8.2) Required Proposed Signs: (Z.O. Art. VII) 7 Yes ED No Environmental Performance Standards: (Z.O. Art. XI I) ❑ Yes )(IL No Plot Plan Z Yes 0 No Site Plan EXYes ❑ No (S. 10.2) (S. 10.2 and 10.11 . Waiver Granted: Date ❑ This section for OFFICIAL use only: O Approval as presented: ❑ Modifications necessary for approval: O Return: (More information needed) Denial: Reasons: no-iN Crc'u O ` 'tuAi('( `) / , e-v-g‘ , , Signat of ApiSiant j Date Siadritri9n Date . • • .�<W Do Not Wri e'In These Spaces Application Number: i_?�c1 i= Rec'd. B.I. Checked Filed Fee Pd. Rec'd. ZBA Map(s) Parcel(s) E. Date Y Date Date Amt. Date 6y Gale �� • APPL'(,CATIQN IS HEREBY MADE TO THE CITY OF NORTHAMPTON ZONING BOARD OF APPEALS: ,<C 1. Name;dpplicant Carl R. Pagella Addres( P O Box 637, West Springfield, MA 01089 2. Ownerof Property St. Michael ' s School Association of Northampton, Roman Catholic Address Bishop of Springfield, 76 Elliot Street, Springfield, MA 3. Applicant is: 0Owner; OContract Purchaser; El Lessee; OTenant in Possession. Il 4. Application is made for: 6 . 8 4 (c) 6-8 IXI VARIANCE from the provisions of Section 6 . 2 page 6- of the Zoning Ordinance of the • City of Northampton. ESPECIAL PERMIT under the provisions of Section page of the Zoning Ordinance of the City of Northampton. DOTHER: 5. Location of Property 64 gothic Street , being situated on the West side of Gothic Street Street; and shown on the Assessors' Maps, Sheet No. "i 1 R , Parcel(s) 230 6. Zone UR-C (other multi-family structures), 7. Description of proposed work and/or use; Interior Renovation resulting in the construction of seventeen multi-family uni-ds. • 8. (a) Sketch plan attachedXYes No (b) Site planXZAttched ElNot Required 9. Set forth reasons upon which application is based:Because of circumstances relating to the shape of the structure. a literal enforcement of the density provisions and projection provisions of the zoning ordinance would involve a substantial hardship to the petitioner and render rehahili_tRtion of the structure uneconomical and therefore imosible• The requested variance i n rips,city and 4;)rojec on will ,Dot of ffe oth r rcerties wy�hi r A zoning t-rj� The ranting ipf.relief will not w rx a substantial detriment,to the IQ is gam, nor will such 4ti p iiu t eye .or suibstan►tially derogate to purpose or intent o e ordinance. u ens s instruc ions; rst on everse sr e o or BEL ATTACHED 12. I hereby certify that information contained herein is true to the best of my knowl . c�'"� 1�� Applicant's Signature7---"' ' % � _, ___-� Date. i t� • APPLICANT' S STATEMENT IN SUPPORT OF ZONING VARIANCE The applicant petitions the City of Northampton Zoning Board of Appeals to grant a variance from the provisions of Section 6 . 8 4 ( c) and Section 6 . 2 of the Zoning Ordinance . This variance is requested for the specific existing building situated on the land designated as Lot 230 on sheet 31B of the City of Northampton Zoning Map. Variance is requested based upon hardships , found to be caused by the shape of the existing structure. VARIANCE FROM THE PROVISIONS OF SECTION 6 . 8 . 4 ( c ) A literal enforcement of the provisions of the Zoning Ordinance concerning projections into required yards , specifically the limitation of steps over 4 feet in height to a projection of not more than 3 feet into a required yard open space would result in a substantial hardship to the petitioner and render rehabilitation of the structure uneconomical and therefore impossible . The requested variance regarding the projection of the "areaways" and stairs as depicted in the Site Plans not will affect any of the other properties within the zoning district. The granting of the variance will not nullify or substantially derogate the purpose or intent of the Zoning Ordinance. The intent of this specific section of the Ordinance appears to limit architectural features from unnecessarily protruding into a required yard open space. The purpose of the proposed "areaways" and stairs is to provide a safe means of entry and egress to the lower and upper levels of the building. Stairs of a reasonable slope and width that serve such a purpose are within the scope of this Ordinance and is intended to serve the public good. Section 1 . 3 of the Zoning Ordinance states that the " . . . . [O]rdinance is enacted. . . to secure saftey from fire, flood, panic and other dangers . . . . " Stairs of the width, size and slope proposed are specifically in keeping with this stated purpose. Further , to properly develop the lower level for use as a dwelling unit, the "areaways" , at grade level , are required in order to provide for windows in compliance with Building Code . Therefore, a granting of this specific variance is not a substantial detriment to the public good but rather promotes and fosters same and should be granted. VARIANCE FROM THE PROVISIONS OF SECTION 6 . 2 Circumstances relate to the existing size of the building ( 18 ,738 sq. ft. ) are unique to this structure, but do not generally affect the zoning district in which this building is located. A literal enforcement of this provision would limit rehabilitation to 12 units and would result in a substantial hardship, to the Inv;-17d 1 DENORTHAMPTON,A AS 01060 N, applicant and therefore render rehabilitation of the structure uneconomical and therefore impossible . It is the stated purpose of the Zoning Ordinance to conserve the value of land and buildings . ( Zoning Ordinance Section 1 . 3 - Purpose ) Renovation and re-utilization of existing structures accomplishes this goal as well as results in a more appropriate, contemporary use of the land. Therefore, the request for an increase in density, if granted, will not work a substantial detriment to the public good. By contrast , a substantial benefit to the public will be realized. The purpose and intent of the ordinance regarding density of dwelling units is further set forth in Section 6 . 8 of the Zoning Ordinance (Other general dimensional intensity provisions ) . Subsection 8 sets forth, in pertinent part, that "the gross floor area in a multi-family dwelling, exclusive of efficiency dwelling units shall not be less than 600 sq ft for a 3 room unit plus 120 sq. ft. additional for each additional room, except that no dwelling unit may be required to have more than 768 sq ft" . (emphasis added ) The proposed units, as set forth in the Site Plan are in complete compliance with the general tenor of allocation of total living space. Therefore, the variance does not work a substantial detriment to the public good. It does not nullify or substantially derogate the purpose or intent of the ordinance . Rather, such a variance which is in harmony with the general dimensional intensity provisions should be granted. 1491j LE [E. 0E1,- JUN 4 1986 1' Jo) DEPT.OF BUILDING INSPECTIONS NORTHAMPTON.MA.01060 HISTORY AND PROPOSED REUSE OF PREMISES LOCATED AT 64 GOTHIC STREET, NORTHAMPTON , MASSACHUSETTS Sometime during the period from 1952 to 1954 the Roman Catholic Bishop of Springfield caused the Saint Michaels School Association of Northampton to construct the St. Mary' s Convent at 64 Gothic Street. For a period of approximately twenty years the Sisters of Joseph, who were the teachers and instructors at the St. Michaels High School which was located adjoining property, lived and ate in St. Mary' s Convent. At the time that the Sisters occupied the convent there were common cells on the first floor for dining and meetings as well as a chapel . The upper floors consisted of small individual rooms in which 20-25 Sisters lived. During the 1970 's the St. Michaels High School was closed and the Convent for the most part was largely unoccupied. At last count there were eight Sisters of Providence were living in the Convent prior to it finally closing between 1984 and 1985 . The Convent was built by the Church specifically for housing for its Sisters . The construction of the premises does not lend itself to any other use without a substantial gutting and complete rehabilitation as proposed by the applicant. The present Convent, as it exists , is not on the Northampton tax roles due to the fact that it is owned by a charitable institution. It is problematic that if the property is not sold to a private developer that it will ever be occupied again for religious purposes as the site and layout of the premises is no longer suitable for those purposes . In late 1985 the Roman Catholic Bishop of Springfield offered the property for sale . Carl R. Pagella of West Springfield entered into an agreement to purchase the convent subject to his being able to economically rehabilitate it into multi-family dwellings . After spending an exhaustive amount of money with Studio One of Springfield, Massachusetts , a recognized architectural and design firm, Mr . Pagella conceived of creating 17 condominium units within the existing building. These units consist of the following unit types: 1 . One One Bedroom; 2. Five Two Bedroom; 3 . Two One Bedroom-Two Story; 4 . Eight Two Bedroom-Two Story; 5. One Efficiency The costs of renovation and reconstruction in this 35 years old building are enormous . This is due mainly to the unusual layout of the building in a "T" shape as well as the compartmentalization of the upper floors into 25 "Cell Type Living Quarters" . L-11 rECROC.WIEr--_- ' pr' JUN 4 1.; ' 1 ,{Li. ) DEPT. OF BUILDING iNSPiC i 6-N NORTHAMPTON MA.0106' In connection with the reconstruction and rehabilitation Mr . Pagella is forced to request two specific variances from the Zoning Ordinances of the City of Northampton . These variances involve extending a set of proposed "areaways" and stairs to a greater extent in the open spaces then is presently permitted by Section 6 . 8 . 4 ( c ) . The second requested variance is from the provisions of Section 6 . 2 and concerns the density requirements which, due to the size of the existing building, would only permit the construction of 12 units. The layout of the existing building and its size would make it economically unfeasible to attempt a project for only 12 living units . If Mr . Pagella is permitted to proceed with the rehabilitation and construction of 17 units then there will not be that many additional people living in the building then were living there at the time that the Sisters of Providence occupied the Convent. Mr . Pagella is an experienced developer having developed numerous office, commercial buildings and apartments in the Western Massachusetts area. He is presently in the process of rehabilitating and converting the former Hampshire County Jail to multi-family housing and will bring to Northampton an exciting and innovative project which will be a credit to the City and its residents . Last but not least the project, if it is constructed, will produce substantial tax revenues for the City. The project as proposed meets all of the qualifications as set forth in Section 1 . 3 of the Zoning By-Laws and specifically will "conserve the value of land and buildings , and the prevention of blight and pollution" . We believe that the proposed project is the most appropriate use of the land and building which is located thereon and request that the Zoning Board of Appeals approve both of the variances . 1514j j tp JUN 4 1986 DEPT of plil_r N LIST OF ABUTTERS ABUTTERS LOCATION SHEET # PARCEL Alexander P. and Anna M. Sadowski 107 State Street 31B LOT 184 107 State Street Northampton , MA 01060 Robert D. , John T. and 103 State Street 31B LOT 185 Jeffrey L. Golling 103 State Street Northampton, MA 01060 Francis M. and Dorothy M. Meehan 32 Trumbell Road 31B LOT 186 32 Trumbell Road Northampton, MA 01060 Eugene J. and Beatrice F . Mongeon 26 Trumbell Road 31B LOT 187 26 Trumbell Road Northampton , MA 01060 Roger A. Walaszek 76 Gothic Street 31B LOT 188 140 Main Street Hatfield, MA 01038 W. Michael & Kimberly F . Goggins 75 Gothic Street 31B LOT 189 c/o Bank of New England-West, N.A. 1391 Main Street Springfield, MA 01101 Children ' s Aid and Family 6 - 8 Trumbull Road 31B LOT 190 Service of Hampshire County, Inc. 6 - 8 Trumbull Road Northampton, MA 01060 Trustees of Smith College 94 State Street 31B LOT 204 Treasurer ' s Office Elm Street Northampton, MA 01060 Suzanne M. Wolk 98 State Street 31B LOT 207 c/o United Savings Bank 45 Federal Street Greenfield, MA 01301 Marianne F . Dunn Piskor 97 & 99 State St 31B LOT 208 c/o Heritage-NIS Bank for Savings 109 Main Street Northampton, MA 01060 1461j JUN 41986 DEPT.RAMT INSPECTIONS MA016 Constance B. Coggswell 95 State Street 31B LOT 209 95 State Street Northampton, MA 01060 Jack Speyler and Sharon M. Anton 28 Trumbell Road 31B LOT 210 28 Trumbell Road Northampton , MA 01060 Donald H. and Susan P. Grant , Jr . 24 Trumbell Road 31B LOT 211 c/o Heritage-NIS Bank for Savings 109 Main Street Northampton, MA 01060 Daniel J . Curley 70 Gothic Street 31B LOT 212 c/o Nanatuck Savings Bank 175 Main Street Northampton, MA 01060 Leonard F . and Margaret J. Burke 71 Gothic Street 31B LOT 21] 2114 Aralia Street Newport Beach, CA 92660 John F . and Kathleen A. Foley 63 Gothic Street 31B LOT 214 c/o Florence Savings Bank 85 Main Street Florence, MA 01060 John F. and Kathleen A. Foley 65 Blackberry Lane Northampton, MA 01060 Meadow Trust Company 88 King Street 31B LOT 21. 88 King Street Northampton, MA 01060 Nancy E . Murphy 61 Gothic Street 31B LOT 21' 76 North Elm Street Northampton, MA 01060 Jeanne A. Troxell 46 North Maple Street Florence, MA 01060 John L. & Marlyn H. Reynolds 11 Allen Place 31B LOT 21 62 East Taylor Hill Road Montague , MA 01351 E Dwria 1461j 15EJUN 4IS! �BUILDING � 2 DEPT. NO HAMPTTO N,MA.01060�� Trustees of Smith College State Street 31B LOT 223 Treasurer ' s Office Elm Street Northampton, MA 01060 Trustees of Smith College 36 Bedford Terrace 31B LOT 229 Treasurer ' s Office Elm Street Northampton, MA 01060 Roman Catholic Bishop of Springfield 64 Gothic Street 31B LOT 230 Saint Michaels ' School Association of Northampton 76 Elliot Street Springfield, MA 01103 Stephen S. Dashef , Michael S. Perlman , 57 Gothic Street 31B LOT 231 Gerald S. Schamess , Charlotte Schwartz c/o Michael Perlman 96 Round Hill Road Northampton, MA 01060 John H. & Marlyn H. Reynolds 12 Allen Place 31B LOT 232 62 East Taylor Hill Road Montague , MA 01351 Irene Taillon 53 Gothic Street 31B LOT 23E 53 Gothic Street Northampton, MA 01060 Trustee ' s of Smith College 62 State Street 31B LOT 254 Treasurer ' s Office Elm Street Northampton, MA 01060 Maria Serio 69 State Street 31B LOT 25 69 State Street Northampton , MA 01060 Cosimo A. and Clare A. Serio 63 State Street 31B LOT 25! 63 State Street Northampton, MA 01060 Floyd Andrus 14 , 16 and 18 31B LOT 261 81 Lake Street Center Court Florence, MA 01060 N . I . S. Development Corporation 38 & 42 Gothic St 31B LOT 26 109 Main Street Northampton , MA 01060 1461j 3 ][-JUN 4 7 DEPT. OF BUILDING INSPECtIONS NORTHAMPTON, MA.01060 �� Kathleen E. Berry 19 Center Court 31B LOT 262 19 Center Court Northampton, MA 01060 Gordon F . and Nancy E . Murphy 6 & 8 Center Court 31B LOT 263 76 North Elm Street Northampton , MA 01060 Helen Weslowski 2 & 4 Center Court 31B LOT 264 9 Center Court Northampton, MA 01060 Liberio J. and Mary G. Serio and 65 State Street 31B LOT 265 Edward F. and Josephine F . Cavallari 65 State Street Northampton, MA 01060 Helen S. Wesloski 61 & 63 Center St 31B LOT 266 9 Center Court Northampton, MA 01060 Helen S. Wesloski 55 & 57 Center St 31B LOT 267 9 Center Court Northampton, MA 01060 Jonathan Miller 53 Center Street 31B LOT 268 53 Center Street Northampton, MA 01060 Jerusalem Lodge Building 47 Center Street 31B LOT 269 Association, Inc. 47 Center Street Northampton, MA 01060 Northampton Lodge No. 997 of the 43 Center Street 31B LOT 270 Benevolent Protective Order of Elks 43 Center Street Northampton, MA 01060 Helen S. Weslowski 9 Center Court 31B LOT 273 9 Center Court Northampton, MA 01060 Leah M. & Denah M. Larochelle 10 Trumbull Road 31B LOT 304 10 Trumbull Road Northampton, MA 01060 N. I .S. Development Corporation Gothic Street 31B LOT 30E 109 Main Street Northampton, MA 01060 �'g E ET; El EC 1461j JUNftUL ±!jLL 4 DEPT. OF BUILDING INSPECTIONS NORTHAMPTON, MA.01060 Michael Associates 71 State Street 31B LOT 310 480 Hampden Street Holyoke, MA 01040 N. I .S Development Corporation Gothic Street 31B LOT 311 109 Main Street Northampton, MA 01060 '''-'zi 11DLff 41986 IOJ DEPT Of fit , ;7JG htivrr _ ' 14 61 j '- 5