42-031 Woodland Drive-Site Plan application-City of Northampton-Planning & Sustainability-6-20-21Permit Application
T d ' D t 06/20/2021 o ay s a e:
Owner Applicant
City of Northampton, through Planning & City of Northampton, through Planning & Sustainability
Sustainability 210 Main St, City Hall
210 Main St, City Hall Northampton, MA 01060
Northampton, MA 01060 413-587-1265
WF eiden@NorthamptonMA.gov
City of Northampton department: y
Work Location Information
How many lots involved in the project: 2
Map/ Block/ Lots of all lots in project: 42 / 031 / 001
Deed Book of all lots in project: Book 13626, Page 315 (5/13/2020)
Project work address: 0 WOODLAND DR
City I State/ Zip: Florence 01062
Zoning District: WSP
Application for following Permit Types □Planning Bd. Special Permit w/ Site Plan□Planning Bd. Special Permit w/ MAJOR Site Plan□Administrative Site Plan Review□Planning Bd. Major Site Plan or 40R Approval
(No Special Permit)□Subdivision Preliminary□Subdivision Definitive IF NO Preliminary
Ozoning Board Special Permit□Appeal of Building Commissioner-Zoning□Variance□Historic District Determination ofNon
Applicability□Historic District (Elm St) Determination of
Appropriateness
Ow est Street Architecture□Wetlands Notice oflntent, Abbreviated NOi or
ANRAD, IF state wetlands
Ow etlands Request for Determination OR Resource
Delineation
Ow etlands Certificate of Compliance request
□Planning Bd. Special Permit w/ Site Plan for flag lots
[8JPlanning Bd. Site Plan (NO Special Permit)
XApproval Not Required Plans□Subdivision Definitive IF Preliminary approved□Subdivision Definitive Amendment
Ozoning Board Finding□Comprehensive Permit□Demolition (Demolition Delay)
□Central Business Architecture
□Wetlands Notice of Intent IF ONLY local wetlands
Ow etlands Amendment
Ow etlands extension
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413)587-1262
Fee Information
Total fee amount:
Existing Use
Vacant property
Planned Use
$ 0.00
Two building lots, one as an affordable housing lot being donated to Habitat for Humanity, one as a
market rate building lot. In addition, two very small slivers of land are being sold to abutters to give
them buffers, the City will retain a trail easement for a future walking trail, and the City will sell the lots
subject to some sustainability restrictions.
We have met with the neighborhood several times and sponsored a site visit and have an handshake
agreement to add the lots to the Woodland Drive subdivision homeowners association (which they are
not currently part of)
Detailed Project Information
Finding Description: Each lot will only have one driveway and both lots are served by the existing
sidewalk. We are working on future trail connections to provide more pedestrian access. We are selling
a building lot with a retained trail easement.
Special Permit Description: The development fits into the residential nature of Woodland Drive with
fewer homes than zoning allows (we had initially planned three homes but went to two homes to address
neighborhood concerns). As such the property generates very little traffic on a street that already has
sidewalks. The development preserves an easement to the City for a future walking trail- a short looped
trail for immediate use and perhaps an eventual trail to the next neighborhood. The project meets the
affordable housing goals ( one of the two units is affordable housing), the sustainability goals for zero
fossil fuels for the affordable house, and the open space goals with the planned trail.
Onsite Traffic Description: The existing sidewalk with curb cuts separated by more than required by
zoning and existing sidewalks, with only a narrow driveway to each home minimize traffic conflicts.
Woodland Drive is straight with excellent line of site at both driveways. The retained trail easement,
which will significantly (estimated $8,000) reduce what we can sell our market rate lot for will provide
traffic mitigation by providing local walking opportunties.
Off site Traffic Description: Because each home has its own driveway and there is an existing sidewalk,
the driveways are safe for the pedestrian driveway that serves that home. Woodland Drive is an
extremely low traffic street with two separate connections to Route 66, so the traffic from two new
homes is extremely small and the road could take many times this traffic volume safety/
Site Plan Description: No waivers are required. With no planned lighting and this being an intermediate
project, none of the lighting or major project items are needed.
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413)587-1262
Historic Information:
By typing my name in the signature box, I certify that all the information above is accurate to the best of my
knowledge, I am the property owner or have permission from the property owner to apply for this permit. I also
grant permission to the City of Northampton to inspect the proposed work
Signature: Wayne Feiden Date Signed: 06/20/2021
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413)587-1262
4 Allen Place, Northampton, MA 01060 (413) 582-7000 bdg@berkshiredesign.com
Berkshire
Design
Group
June 24, 2021
Northampton Planning Board
Office of Planning & Sustainability
210 Main St., Room 11
City Hall
Northampton, MA 01060
RE: Parcel: 42-031-001
0 Westhampton Rd, Northampton, MA
Affordable Housing Development
Dear Planning Board:
On behalf of Habitat for Humanity and the City of Northampton, we respectfully submit this application for Site
Plan Approval for the development of two single-family residences, one of which will be an affordable housing
unit, on Woodland Drive, Northampton, MA. The parcels are being created under section 350-6.12 of the
Northampton Zoning Ordinance and as shown on the proposed ANR plan.
Overview
Parcel, 42-031-001, is currently an undeveloped parcel on the east side of Woodland Drive and contains
approximately 1.906 acres of land. The parcel is gently sloping and forested with limited understory vegetation.
The parcel is proposed to be subdivided into two separate parcels per the amended zoning ordinance under
section 350-6.12 (see below). Within the property limits on the site, there are 13 significant trees that were
identified, of which only one is proposed for removal. The single tree being removed is to provide solar access
for a roof mounted solar array and thus exempt from replacement under Section 350-6.12(B)(3). The trees
include: 1-Red Oak (Quercus rubra), 1-White Oak (Quercus alba), and 11-White Pines (Pinus strobus), ranging
from 20” to 35” in diameter. The lots and homes will be serviced by City water and include locations for future
septic systems based on passing perc sites. Each house lot also includes a dry well to capture roof water to
encourage infiltration onsite.
§350-6.12 Affordable Housing Criteria
On April 21, 2021, City of Northampton Mayor, David Narkewicz, approved the Ordinance amendment 350-6.12
Affordable Housing to improve upon the City’s ability to develop and provide more affordable housing to meet
the needs of the City. This project complies with the criteria outlined in the ordinance in the following ways:
1. Of the two lots proposed, Lot 1, will be created as an “Affordable Unit”, thus 50% of the residential units
will be “Affordable Units”.
2. The permanent energy sources for both residential units will be sourced from grid-suppled electricity.
3. The applicant will submit an application with the Department of Housing and Community Development
(DHCD) for approval as a Local Initiative Program (LIP) unit, to be listed by DHCD on the Subsidized
Housing Inventory (SHI).
4. The dwelling units per acre for the entire project is, on average, one unit per 0.95 acres. This is
approximately 192% greater than the currently approved minimum lot size of 80,000 SF (1.84 acres).
June 24, 2021
Parcel: 42-031-001
0 Westhampton Rd, Northampton, MA
Affordable Housing Development
Page 2 of 2
4 Allen Place, Northampton, MA 01060 (413) 582-7000 bdg@berkshiredesign.com
Lot 1, the smaller of the two proposed lots, is 32,005 SF. This residential unit is just under the allowable
threshold of 250% greater in density that the current zoning of 80,000 SF.
5. The minimum frontage and lot depths are greater than the minimum threshold of 40% of the current
zoning minimums. Please see the attached Zoning Table for more detailed information.
6. Only one tree significant tree >20” DBH is proposed for removal within the current limit of work. Under
§ 350-6.12(B)(3), replacement is not required if a replacement would hinder future solar access for roof
mounted solar or is not feasible. Due to the location of the septic field and remaining wooded forest
cover, the site does not provide sufficient space for replacement plantings. Both of these are true in this
instance.
7. The proposed development complies with all other zoning regulations.
We believe that the proposed residential lots and development of affordable housing units comply with the
City’s zoning regulations and requirements. We look forward to discussing this project at your next available
hearing.
Sincerely,
Jeffrey Squire, RLA
Principal
Berkshire Design Group