Comments of Theodore Paradise RE 88 Crescent St. Site Plan ApplicationCITY OF NORTHAMPTON, MASSACHUSETTS
BEFORE THE
PLANNING BOARD
Comments of Abutter Theodore Paradise of 94 Crescent Street Regarding Site Plan for Construction of a New House, Conversion of Single-Family Home to Two-Family Dwelling, Construction
of New Garage, and Addition of Parking at 88 Crescent Street MA 24D-250
Introduction and Overview
These comments concern the review of a site plan for a permit for proposed material and irreversible alternations to 88 Crescent Street pursuant to the Northampton Code of Ordinances
§ 350 (“City Code”).
There are options available to the applicants and within the authority of this Board to implement that 1) ensure compliance with the goals and objectives of the City, 2) minimize adverse
impacts, are 3) harmonious with surroundings areas, and 4) provide adequate consideration of abutting land owners.
The proposed project at 88 Crescent Street is comprised of the following elements:
Conversion of the existing 3,364 sq. ft. single-family home to a two-family home
The razing of the existing one car garage and replacement with a ~ 624 sq. ft. two-car garage located farther inside the lot
The removal of the green space garden area immediately next to the existing residential structure and replacement of that area with a combination of asphalt and decorative driveway materials,
such as pavers or the use of asphalt and decorative asphalt, creating space for a turn around and three surface parking spots
The addition of another ~ 732 sq. ft. house in the current front yard (facing Crescent Street) of the property, along with an ~ 223 sq. ft. porch, with the alternative of a carriage
house apartment being constructed over the new two-car garage
Removal of existing vegetation and installation of retaining walls and paths
Alternatives to Meet the Goal of a Conversion from a Single-Family Residence to a Three-Family Property
In conversations with one of the applicants who are in the process of purchasing the property at 88 Crescent Street, ideas have been discussed regarding the impact of the proposed
new home in what is the yard that faces Crescent Street. These conversations with Mr. George have been appreciated. While it is my understanding that Mr. George is amenable to seeking
approval for a carriage house dwelling over the to-be-constructed two-car garage, approval for the new home – described as a “cottage” – in the area fronting Crescent Street is also
being sought. My understanding is that approvals from this Board will be sought to allow construction of either the carriage house apartment or the new home but are not being sought
as an approval for the construction of both.
Crescent Street Image 1: Photo of 88 Crescent from the Crescent Street sidewalk, the new house area is marked in stakes. Existing single-family home shown:
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Goals and Objectives of the City of Northampton
The City of Northampton has passed infill laws that allow for the construction of new dwellings to encourage population density closer to the urban center of town and discourage sprawl.
However, these rules are not a rubber stamp to any proposed version of infill development.
To avoid doubt, while the project will change the nature and character of the existing single-family property, these comments do not oppose infill. Rather, they ask this Board to approve
a plan that would allow for the addition of a new residential dwelling maximizing the footprint of the to-be-constructed two-car garage. The result of either a new home in the yard
fronting Crescent Street or a new residence added as part of the carriage house is the same with regard to urban density and infill: a single-family property is being converted to a
three-family property. However, one plan significantly mitigates the impacts discussed in these comments versus the other.
In a document from the time of the infill discussion, types of infill were discussed:
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