July9
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STAFF REPORT
PERMIT
TYPE
PUBLIC
HEARING
DATE
PROPERTY ADDRESS/ ZONE/LOT SIZE
CLICK FOR PERMIT FILE 38D-21
SITE PLAN
JULY 9, 2020
7:00 PM 36 HAMPDEN ST/URBAN RESIDENTIAL B/ 1.5 ACRES
OWNER EXISTING
USE
PIONEER
DEVELOPMENT
INC
TWO- FAMILY
HOME
Summary of Request:
The applicant is seeking to build 3 small apartments in a single building behind the existing 2-family
8 additional parking spaces beyond what the zoning requires.
Most of the acreage is unbuildable because it drops off into floodplain.
The applicant will need a permit from the Conservation Commission.
Zoning Compliance :
This site is non-conforming for frontage. The street legally ends just northwest of the parcel. Half of
the layout that is the continuation of the street can be used for this parcel’s parking.
The request for three additional units detached from the existing structure triggers Site Plan Review
Under URB-table of Use
Site Plan criteria is in 350.11.6
The Planning Board’s findings to approve site plan are:
SITE
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A. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall
include provision for surface water drainage, sound and sight buffers and preservation of views, light, air;
and
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement
within the site and on adjacent streets, cycle tracks and bike paths, 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, cross-access easements to abutting parcels, access by public safety
vehicles, the arrangement of parking and loading spaces, connections to existing transit or likely future
transit routes, and provisions for persons with disabilities; and:
(1) The Planning Board may allow reduced parking requirements in accordance with § 350-8.6, Shared
parking.
(2) The project, including any concurrent road improvements, will not decrease the level of service (LOS)
of all area City and state roads or intersections affected by the project below the existing conditions when
the project is proposed and shall consider the incremental nature of development and cumulative impacts
on the LOS. The applicant is offering to make an In -lieu-of traffic mitigation payment to address the 3
new peak hour trips generated by this use
Access by nonmotorized means must be accommodated with facilities such as bike racks, which
are provided on site for the residents.
C. The site will function harmoniously in relation to other structures and open spaces to the natural
landscape, existing buildings and other community assets in the area as it relates to landscaping, drainage,
sight lines, building orientation, massing, egress, and setbacks. Rear and/or side wall facades within 50
feet of a completed or planned section of a cycle track or bike path shall have features that invite
pedestrian access from that side of the building; 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. The construction materials and
methods for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads, and other
infrastructure shall be those set forth in the Northampton Subdivision Regulations[1] (even for projects that
are not part of a subdivision) unless the Planning Board finds that a different standard is more appropriate.
Annual reports, as necessary depending on the stormwater management system, shall be submitted to the
City.
E. The requested use meets any special regulations set forth in this chapter.
F. Compliance with the following technical performance standards:
(1) Curb cuts onto streets shall be minimized. The existing driveway will be utilized for all units.
(2) Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent possible,
All projects shall include sidewalks and tree belts abutting the street, except where site topography or
other limitations make them infeasible. In this case, the sidewalk does not extend to the edge of right of
way. In such cases where the sidewalk is infeasible, the developer shall install an equal number of feet of
sidewalk and/or tree belt in another area of the community as deemed by the Planning Board or Office of
Planning and Sustainability.
ISSUES:
Please see the applicant’s responses to staff comments related to “shielding” parked cars, tree
protection, tree replacement.
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Trees See arborist assessment about the locust that must come down. This would be exempt from
tree replacement in 12.3.
Streetscape- I believe with the existing vegetation on the abutter’s property as well as the proposed
addition of a tree to provide some green relief between parking spaces, initial concerns about cars
overtaking the view of the property are mitigated.
Pedestrian Connectivity. The public sidewalk ends a block up the street. Traffic mitigation money
could be put toward extending the sidewalk or for other improvements. However, the Right of Way
may not accommodate sidewalk extension.
Traffic Mitigation:
The applicant is offering to make a one-time payment in-lieu of traffic mitigation for the 14 new units
proposed. The total amount would be $3,000 based on the 3 new peak hour trips to be generated by
this use.
Consistency with Sustainable Northampton
Social Equity- The foundation of the plan is based on providing equity throughout decision
making process. Adding a range of rental housing, will meet needs of a variety of residents of
the City. This provides small infill units.
Encourage Housing Alternatives- new energy efficient housing stock, new rental inventory, are
identified in the plan as well as the recently commissioned report on Northampton’s Barriers
To Fair Housing.
Staff Recommendation
This project fulfills a gap in the housing inventory relative to range of smaller rental units The new
building is at the rear of an existing building at the end of a street. Therefore Staff recommends
approval with conditions:
Approve Approve with Conditions Deny
1. Prior to site work,
a. The applicant shall submit to the Office of Planning and Sustainability a statement
by the arborist indicating that tree protection and recommended tree care in
preparation for site development has been completed.
b. The Stormwater O & M agreement must be recorded in compliance with
Department of Public Works standards.
c. Final revised plans incorporating all conditions herein shall be submitted to the
Office of Planning and Sustainability.
2. Prior to issuance of a building permit
a. Final plans and details shall be submitted in accordance with conditions herein.
3. Prior to issuance of a final certificate of occupancy:
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a. As offered to address the increase by 3 new peak hour trips generated by this
project, the applicant shall make a one-time payment-in lieu of traffic mitigation
of $3,000.
4. Others as may be recommended by Department of Public Works.