June 3, 2010 Agenda
NORTHAMPTON PUBLIC MEETING/ Legal Ad /Agenda
FOR Thursday June 3, 2010
CENTRAL BUSINESS ARCHITECTURE COMMITTEE in HEARING ROOM 18, City
nd
Hall, 210 Main Street, 2 Floor, Northampton, MA for PUBLIC HEARINGS:
nd
7:00 PM
NIS Building LLC for the addition of 3 windows to the 2 floor rear, side façade at
109 Main St (Urban Outfitters), Northampton Map ID 32A-140.
7:15 PM
Richard and Amy Royal for exterior renovations at 270 Pleasant St (formerly Eagles
Lodge), Northampton, Map ID 32C-172.
MINUTES MARCH 24
See also www.northamptonma.gov (“Calendar”) for continuations
Publish: May 27 and June 3, 2010
5/17/2010
SR
TAFF EPORT
TO: CBAC
FROM: Carolyn Misch
RE: June 3, 2010 CBAC Meeting
DATE: June 1, 2010
1. CBAC Review: Window Additions to a Landmark Building
Project Address: 109 Main St.
Zoning Central Business
Adjacent Uses: Mixed commercial
The applicant will be adding windows to the second floor at the rear of the building on a section of façade that
currently is large expansive brick with no openings.
The guidelines primarily focus on upper floor window design and layout for street facing facades. These windows
are at the rear, barely visible and on a portion of the building that was added late century.
Staff Recommendation:
Staff recommends approval as it appears that the window additions will improve an otherwise bad addition that was
built without design criteria.
2. CBAC Review: Building Alterations to a Theme Commercial
Project Address: 270 Pleasant St.
Zoning Central Business
Adjacent Uses: Mixed commercial
The applicant proposed renovations to the building for office uses. Though the front façade changes include new
glazing, the height of the windows and the type of windows did not qualify for the exemption under 156-5C(15)
Alteration of the first-floor facade of any theme commercial building, as defined in the Design Guidelines Manual, that was built
with glass covering a significant part of the first-floor facade or has glass covering a significant part of the first-floor facade
when a permit for the proposed alteration is applied for, when at least 50% of the altered first-floor facade will be glass installed
providing a view from the public right-of-way of the inside of at least part of the building.
The front entrance door as well as second floor double hung windows will be replaced. A side staircase and
handicap entrance are being added.
Issues:
No details on materials for the windows or staircase were submitted. Committee should have applicant specify the
type windows and number of divisions proposed for front façade and side façade.
It is not clear whether glass bricks are intended for the first floor front façade windows. Committee should get
specificity on this from the applicant.
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Guideline #7 states: First floor street facades of theme and anomaly buildings should have at least half their
surface area in clear, non-mirrored, non-opaque glass. Bulkhead base walls should be built below first floor glass
and should not rise less than 12" above outside grade, nor more than 30".
Guideline 8: Upper Floor Window Arrangement
Historic window arrangements, including lintels, sills, and masonry surrounds, should be preserved when present.
Guideline 9:
Windows for new buildings should be of a size and design compatible with nearby buildings, using clear (not
mirrored) glass.
Staff Recommendation:
To the extent that materials for window frames and glazing meet the standards, staff recommends approval. Glass
block and mirrored windows should be avoided.
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