Zoning Assessment Revised 6.5.201
Pioneer Development LLC
Danielle McKahn
32 Perkins Avenue, Northampton, MA 01060
Tel. 413-320-7208
danimckahn@gmail.com
ARCHITECT
Jeffrey Scott Penn
77 Worthington Road, Huntington, MA 01050
tel. 413-667-5230 fax. 413-667-3082
jspsed@verizon.net
ENGINEER
John Wallen, PE
The Engineer Group LLC
20 Bofat Hill Road, PO Box 262
Chesterfield, MA 01012
(413) 626-8167 johnw@theengineergroup.com
June 5, 2020 (Revised)
Zoning & Site Plan Review Assessment
36 Hampden Street
Northampton, MA 01060
Summary Statistics
Property Address: 36 Hampden St, Northampton, MA 01060
Description: Existing Two-Family Home, Lots Zoned URB and SC/Flood Plain
Lot Size: Four lots (Lot 11, Lot 12, Lot 13 & Lot 14), total 1.77 acres per survey. The existing principal
structure straddles Lot 11 and Lot 12.
Lot 11: 8,978.7 sq. ft. entirely in URB
Lot 12: 9,187.4 sq. ft. of which 6,245 sq. ft is in URB and 2,942.4 sq. ft is in Flood Plain
Combined 11/12: 15,223.7 sq. ft. in URB
Northampton Zoning Criteria (Chapter 350)
Uses Allowed by Site Plan Approval: Any construction (other than for a single-family home) greater than
2,000 sq. ft.; The addition of a principal structure to a parcel where one already exists; Townhouses with 6 or
fewer units; Creation or expansion of six or more parking spaces
Table of Zoning Compliance
Requirement Existing/Proposed
Min. Lot Size: 2,500 sq. ft. / unit 15,223.7 sq. ft. is in URB Zoning District on Lot 11/12
allowing up to 6 units. (Lot 12 is 68% in URB.) We
propose to finish the basements of the two existing
townhomes and add one three-unit townhome structure
for a total of 5 townhomes.
2
Min. Frontage: 50’ 0’ pre-existing nonconforming due to city not taking
the platted end of Hampden St.
Min. Lot Depth: 75’ Existing lot conforms (Lots 11/12 together are 100’
deep. Lots 11/12/13 lot depth from the street is 150’)
Front Setback: 10’ Lot is oddly configured. Setback distance to existing
building is 30’. Smallest setback distance to the new
building is 18’.
Side Setback: 15’ 14’ preexisting nonconforming to west line. The
existing garage at the north property line is being
removed and the new proposed townhomes are 49’ feet
from the side property line.
Rear setback: 20’ Existing and proposed conform.
Max. Height: 35’ The existing building is approx. 25’ high. The
proposed townhomes will be approx. 15’ high
Open Space: 40% 72%
Parking: 1 space per 1,000 ft2 gross living area (round
up). No more than 2 spaces required per unit.
The two existing units are being expanded with
finished basements. These will be 1,680 sq.ft.
townhomes, requiring 2 parking spaces each. The three
proposed new units are 992 sq. ft. each, requiring 1
space each. So, the total required parking spaces is 7.
We are proposing 8 spaces (1 stacked, as shown), as
generally our properties have required 1.5 spaces per
unit, so we believe the extra space will be needed,
especially with the site having two larger units.
Bicycle Parking: 0.1 space per dwelling unit or hotel
room (of which at least 50% shall be long-term).
.5 spaces are required. We have designed each
townhome with a covered lower back deck area where
several bicycles per unit can be locked-up and stored
under cover while still providing usable outdoor space.
An open bike storage is also provided.
Narrative Summary of Planned Use
This small infill project at the end of Hampden Street proposes to convert a 2-family property overlooking the
Arcadia Wildlife Sanctuary and just 1 mile from downtown Northampton, into a 5-unit property with two 3-
bedroom, 2.5-bathroom townhomes in the existing 2-family home, and three 2-bedroom, 1.5 bathroom
townhomes in a new three-family structure adjacent to the existing 2-family home. Great consideration has been
taken in the design to minimize impacts to the neighborhood. Most significantly, the new 3-family townhome
structure is tucked into the hill overlooking Arcadia, allowing for this structure to be just one story high with
partially above-grade and walk-out bedrooms in the basement. Views between the structures and over the new
structure have been maximized to the extent possible while still designing for solar PV electricity production.
We are also proposing to donate the bottom lots to the Arcadia Wildlife Sanctuary; we have contacted Mass
Audubon about this possibility, and they will accept the donation.
In general, the site is designed along a common driveway with parking clustered at the base and far end of the
driveway in order to create a central common open space where residents can park their bicycles (in an open
bicycle rack – covered bicycle storage is provided beneath the private back decks), and garden (each townhome
will have a designated planter in the community garden area, and each home also has a planting bed near its
3
front door). A small, covered trash/recycling bin area is provided adjacent to the parking at the far end of the
driveway. Each townhome will also have a rain barrel that serves its garden bed area.
We have been in contact with the immediately impacted neighbors, and we will offer to plant trees from the
approved tree list, including dogwoods and redbuds, on their properties if they would like additional screening.
We will offer to move the neighbor’s ornamental shrub that is planted on our property onto their property, as
shown on the site plan.
Design Standards (Attachment 7:2 & 7:3)
7.2.1 Garages. There is an existing two car garage on site. Existing garage is proposed to be removed.
7.2.1 Covered Entries Required. All primary entries proposed are covered.
7.2.2 Front Doors Must Face the Street. All existing and proposed front doors face in the direction of the
front property line that abuts Hampden St. The lot is somewhat oddly configured. See plans.
7.2.3 Setback, scale and massing should fit within the block face. The setback, scale and massing will
continue to approximate the existing buildings and character of Hampden Street. The scale of the three new
townhomes is specifically designed to minimize impact to the immediate neighbors, particularly the
neighbor at 32 Hampden St., as a one-story structure is proposed (the bedrooms are in the basement, with
the front master bedroom designed with a walk-out to the lower deck).
7.2.4 Parking for more than 5 cars shall be distributed. The 8 parking spaces are distributed on site in
groups of threes and twos to minimize impacts.
7.2.4 Driveways wider than 15’ shall be visually buffered from side lot lines through setbacks or
screening to adequately block car headlights. NA
Parking & Loading Space Standards (Section 350-8.8) Items D & E
D. Parking shall not be located within five feet from the front lot line for residential uses, 15 feet for
uses in M District, nor 10 feet for other uses. For all residential uses in all residential districts except
for URC, parking for more than two vehicles shall not be permitted within the front yard setback.
Parking is not permitted within any of the setbacks in the Planned Village District.
The lot is oddly configured, as noted. Hampden St. functionally turns into a driveway at the end. The
required 5’ setback area for parking is therefore part of the driveway that enters the site. No parking spaces
are in this zone. All cars are parked at least 10’ from the front property line.
E. Parking and loading spaces, other than those required for single- and two-family dwellings, shall
be so arranged as to prohibit backing of vehicles onto any street.
The end of Hampden St. was a paper street that the city never accepted. As a result, property within the
unaccepted end of Hampden St. reverted to the abutting properties, as shown on the survey. This created an
4
odd lot configuration, and the end of Hampden St. functionally became a driveway. However, the site has
been designed to that vehicles will be able to turn in the driveway and enter Hampden St. facing forward.
Site Plan Review Criteria (supplemental information to the submitted plans)
Existing and Proposed Landscaping: The proposed development is clustered mostly on the upper lot, Lot
11, of the four lots (Lot 11, 12, 13 &14). The existing trees and forested area on Lots 12, 13 & 14 are being
preserved. We are proposing to donate Lot 14, and possibly Lot 13 as well, to Mass Audubon to add to the
Arcadia Wildlife Sanctuary. We have contacted Mass Audubon, and they will accept the donation.
Adjacent to Lot 11, two black cherry trees are being preserved. Trees to be preserved will be protected. We
have otherwise included some grassy areas as well as cedar planters in the central common area, one planter
for each townhome. Each townhome also will have planting beds around its front stoop. These will be
mulched, and townhome residents will be able to garden in these areas.
As the development will be solar-ready (panels can cost-effectively installed on both sides of the roof), and
the new townhomes are just one story high, there is little space for additional trees on the site. We have been
speaking with the immediate neighbors at 32 Hampden St. and 2 Reed St., and we will offer to plant trees
from the approved tree list, including dogwoods and redbuds, on their properties if they would like
additional screening.
Exterior Lighting: No general site lighting is proposed. Each townhome will have a wall sconce at the
front door as well as the upper and lower back decks. These fall under the following exception within §350-
12.2: “Lights or luminaires without cutoffs may be used on or around residential structures if bulbs used do
not exceed one-hundred-watt incandescent or the equivalent fluorescent (not to exceed twenty-five-watt) or
other type bulb and light glare will not be directed off site.”
Traffic: We estimate 5 peak-hour vehicle trips per day from the site, and 10 total daily trips.
Additional Site Plan Criteria - General:
1. Will protect adjoining premises from seriously detrimental uses. No seriously detrimental uses
proposed.
2. Will minimize and mitigate traffic impacts. No significant traffic impacts proposed. Project adds three
new, small (2 bed/1.5 bath) townhomes and adds one additional bedroom/bathroom to each of the two
existing townhomes.
3. Promote a harmonious relationship of structures and open space. See site plan. The proposed plan is
designed to offer and preserve views of the Arcadia Wildlife Sanctuary, and to create community open
space and gardens at the center.
4. Protect the general welfare. This plan proposes a small infill development within walking distance of
downtown, supporting the goals of the Northampton Sustainability Plan.
5. Avoid overloading and mitigate impacts on City resources. N/A This plan proposes a small infill
development within walking distance of downtown.
5
6. Promote city planning objectives (see Sustainable Northampton, Open Space Plan, and
Transportation Plan). This plan proposes a small infill development within walking distance of
downtown, supporting the goals of the Northampton Sustainability Plan. We also propose to donate 1 to
2 lots to Mass Audubon as an expansion of the Arcadia Wildlife Sanctuary (they have indicated that
they will accept our donation).
7. Meet all zoning requirements. See Zoning Table.
Additional Site Plan Criteria - Traffic:
1. Minimizing curb cuts, using only ONE unless traffic safety requires more, and using access from a
common driveway, shared service road, or existing side street when possible. Only one curb cut
proposed.
2. Separation on-site of pedestrians, bicycles, and vehicles. The proposed plan is a small infill
development that uses a driveway for shared pedestrian and vehicle access. Bicycle storage is provided
for.
3. Reducing parking demand and reducing the number of required parking spaces (provide detail on
any request to reduce the number of parking spaces). See compliance above. We propose 8 spaces
(1.5 spaces per unit, rounded up), one more space than required. We have designed each townhome with
a covered lower back deck area where several bicycles per unit can be locked-up and stored under cover
while still providing usable outdoor space. An open bike storage is also provided.
Additional Site Plan Criteria – Traffic (2):
1. Providing off-site traffic improvements or public bicycle and pedestrian improvements that reduce
traffic to mitigate for your projects traffic. N/A. Mitigation not required.
2. Paying payment-in-lieu of traffic, bicycle, and pedestrian improvements in accordance with the
Zoning. N/A. Mitigation not required.
3. Providing clear documentation as to why your project does not generate any new traffic. The
project adds three small 2 bed/1.5 bath units, generating very little new traffic (estimated increase of 3
peak trips and 6 total trips per day from the existing condition).
List of Abbutters
• 32 Hampden St., Claudia Chierichini
• 2 Reed St., Ian Stewart & Marilyn Silberglied
• 37 Harlow Ave., Thomas & Katherine Talbot
List of Other Property Owners within 300 Feet (Based on Revised Property Line on Survey)
• 23 Harlow Ave., Sanjiv Gupta & Catherine Wellspring
• 17 Harlow Ave., Wayside Auto Body Inc., Frank & Catherine Fournier, Trustees
6
• 27 Harlow Ave., Judith James
• 33 Harlow Ave., Andew Dahlberg
• 47 Harlow Ave., Frank Marotta & Carolyn Hicks
• 43 Harlow Ave., Jacquelin Ann Cloonan
• 17 Reed St., John Dunphy
• 21 Hampden St., George Button Jr. (23 Hampden St.)
• 25 Hampden St. Caleb & Margaret Rounds
• 12 Reed St., Robert Haynes & Melanie Gulow
• 4-8 Reed St.
o 4 Reed St.: Mary Reynolds
o 8 Reed St.: Rodney Kunath
• 18 Hampden St., Katherine Arata
• 24 Hampden St., Kelly Slough & Ruth Von Goeler
• 30 Hampden St., Christine A. Nolan