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PB Decision Dewey Ct CITY OF NORTHAMPTON PERMIT DECISION pg. 1 DATES PROJECT INFORMATION Submitted 5/22/20 Owner Name/Address Benjamin Lewis/ Dewey Ct Properties, LLC 113 Whittier St Florence MA 01062 Hearing 6/25/20 Applicant Name/ Address (if different) Extension Applicant Contact Ben Lewis Benjaminsethlewis@gmail.com 413-586-8287 Hearing Closed 6/25/20 Site Address 34 Dewey Ct Northampton MA 01060 Decision 6/25/20 Site Assessor Map ID 31D-217 B 1745 P340 Zoning District URC Filed with Clerk 7/2/20 Permit Type Planning Board Special Permit for more than 6 residential units, Major Site Plan Appeal Deadline 7/22/20 Project Description Construct 15-unit apartment building, convert existing single family structure to common house, site development An appeal of this decision by the Planning Board may be made by any person within 20 days after the date of the filing of this decision with the City Clerk, as shown. Appeals by any aggrieved party must be pursuant to MGL Chapter 40A, Section 17 as amended and may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. Plan Sheets/Supporting Documents by Map ID: 1. Permit Set 34 Dewey Ct, The Berkshire Design Group, Inc, May 22, 2020 Sheets L100-700; L-800-L803; A100-A302. 2. Stormwater Management Report, The Berkshire Design Group, July 2019. 3. Memo from The Berkshire Design Group, Inc May 22, 2020 regarding supplemental permit information BOARD MEMBER PRESENT FAVOR OPPOSED ABSTAIN/NO COUNT VOTE TALLY (Favor-Opposed) George Kohout, Chair   ☐ ☐ Alan Verson, Vice Chair   ☐ ☐ Euripedes DeOliveira   ☐ ☐ Marissa Elkins   ☐ ☐ Christa Grenat   ☐ ☐ Sam Taylor   ☐ ☐ Melissa Fowler   ☐ ☐ Janna White, Assoc.  ☐ ☐  David Whitehill, Assoc.  ☐ ☐  7-0 CITY OF NORTHAMPTON PERMIT DECISION pg. 2 APPLICABLE ZONING APPROVAL CRITERIA /BOARD FINDINGS 350-11.6 1) The requested use protects adjoining premises against seriously detrimental uses. If applicable, this relates to surface water drainage, sound and sight buffers and preservation of views, light, and air; Stormwater met the onsite requirements, landscaping between the carports and the lot line will create buffers to the project. The new residential building is set back from the street and is designed to fit into the site. (2) 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. If applicable, this shall include considering 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; The applicant has offered to provide a public access easement from Dewey Court through the site to Smith College’s property, which contains a widely used footpath, behind the site. Additionally, the applicant has offered to address the project’s incremental increase in trip generation with a payment-in-lieu of traffic mitigation in accordance with the zoning to address the 14 new peak hour vehicular trips assumed to be generated by the new use. (3) 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; The new units will be located in the rear portion of the site on a smaller footprint per unit basis than other structures in the neighborhood this development allows new units while preserving a significant portion of the 1.3 acre site. Additionally the existing house will be preserved which enables less overall site disturbance. (4) The requested use will not overload, and will mitigate adverse impacts on, the City's resources including the effect on the City's water supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools; The applicant is replacing and upgrading an existing deteriorated sewer line to support this project. (5) The requested use meets any special regulations set forth in this chapter; The specific criteria in the URC table are applicable here as well as the provisions in Site Plan and 12.3 for Significant Trees. Height Max height allowance is 50’(4-5 stories). Project building= ~36’ (3 stories). Massing The building is articulated with different roof planes, building angles, step backs and 3 separate massings tied together. Density Surrounding Neighborhood Density: 6.5 - 30 dwelling units per acre, compared to project density of 11 dwelling units per acre. Connectivity 350-Attach H - URC Table 350-10.2 CITY OF NORTHAMPTON PERMIT DECISION pg. 3 Connectivity is proposed from Dewey Ct through the site to a path at the rear used by other neighborhood residences with public easement offered, providing pedestrian access on Dewey Court and to the rear of the site. Park Space Maintenance of the existing view shed of the turnaround creates a backdrop for the parklet space designed. Streetscape Because this lot does not have the typical frontage along the street and the existing driveway bisects the site in a way that allows structures to flank each side of this dividing line created by the driveway in a way that continues the rhythm of street. Further, the parking is divided into two areas, screened from the street using the existing landscaping in the driveway. (6) 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 specific nature of the ordinance was established to encourage this type of higher density residential development surrounding downtown. (7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely affect those objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D. The addition of higher density residential units abutting downtown meets the goals of Sustainable Northampton, the City’s Housing goals. CONDITIONS Prior to Site Work Prior to Issuance of a Building Permit 1. The applicant shall submit to the Office of Planning & Sustainability a statement by the arborist indicating that tree protection and recommended tree care in preparation for site development has been completed. 2. The Stormwater O & M agreement must be recorded in compliance with Department of Public Works standards. 3. Revisions to the plan to show that power and telecommunications will run underground from the first pole on the property, or as that pole may be reset, to all the buildings (housing, club house, parking areas) so that there is only one pole on the property. CITY OF NORTHAMPTON PERMIT DECISION pg. 4 4. Final revised plans incorporating all conditions herein and all the technical conditions in the DPW memo entered into the public record shall be submitted to the Office of Planning & Sustainability. Carport details use piers not poured concrete footings. 5. Final plans and details shall be submitted in accordance with conditions herein. Prior to Issuance of a Certificate of Occupancy After the final certificate of occupancy 6. A lighting as-built shall be submitted stamped by a PE indicating that the lighting levels shown on the plan (allowing for slightly higher lighting level for spillover light from under the carport than the standard for outdoor lighting) and that all carport lighting shall have controls that automatically turn off the lighting a few minutes after they are turned on. 7. Calculation showing that required tree replacement has been met for the 112” tree DBH removed through either on site planting or payment into the tree replacement fund or a combination of the two. 8. As offered by the applicant as a payment in lieu of traffic mitigation to address the increase by 14 new peak hour trips generated by this project, the applicant shall make a one-time payment-in lieu of traffic mitigation of $14,000 or shall reconstruct the portions of the sidewalk along Dewey Court that do not meet ADA compliance equal to or exceeding $14,000. 9. As offered by the applicant to address special permit criteria, the property owner shall grant the city and the public an easement to pass and repass on their path from Dewey Court to the Smith College property. 10. In addition to tree replacement prior to the Certificate of Occupancy, the additional 83” DBH trees on the property that are at great risk of damage due to construction shall be replaced, either by site planting or payment into the City’s tree replacement fund, if they die within three years of the granting of a Certificate of Occupancy. 11. If the tree in front of 24-26 Dewey Court dies within three years of the granting of a certificate of occupancy, given that it is at higher risk due to the developer’s underground utility work, the developer shall replace the sidewalk with a new concrete sidewalk from the north side of the sidewalk panel that ends just north of 24-26 sidewalk extension to their front door southerly to the developer’s property boundary. Minutes Available at WWW.NorthamptonMa.Gov I, Carolyn Misch, as agent to the Planning Board certify that this is an accurate and true decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk and that a copy of this decision has been mailed to the Owner, Applicant.