[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6225244,"mediaKeyId","3539813-b4104de54f970afe5fabacf197ecca62","parentId",3539813,"title","YMCA asks to cut approved tree plantings from nine to six; Planning Board denies amendment, directs more screening near pavilion","audioSeconds",3941,"startMs",31710,"endMs",3973700,"viewUrl","/Search/View?dp=1&key=3539813-b4104de54f970afe5fabacf197ecca62&start=31&end=3973","thumbnailUrl","https://assets.pipeline.soar.com/3539813-b4104de54f970afe5fabacf197ecca62/thumbnail_31710.jpg","articleUrl","/articles/6225244/Massachusetts/YMCA-asks-to-cut-approved-tree-plantings-from-nine-to-six-Planning-Board-denies-amendment-directs-more-screening-near-pavilion","mediaUrl","https://secure.pipeline.soar.com/6225244-ab7df0879b607b0ed58f8df14b2889b7/orig.mp4?Expires=1773688246&Signature=JbUYpPhXopuSrQvr0HWiBc8dAIOXSZp~mzkN30qC3RzN95oEtRHhOA7OE~W9-JmFK5kVJp0h1SaLl70eJkukrxIVtHW~0mAjAyedevzxiiTC2MJ0qFs~fIL-ygKef3l8fGwkt67sxteacwFwVjZdzW4t-kPDNVoOTfjvXrEeHYpVTp8evKKgZUc8HhnN7SsNnDw~XkPyHrP1x1EGzuaWQLR1YcTGTaQNpjpAH3YOJTVPe-8xkcEgkEizEr5p-DWjCC0Ep7aI-WtMvzH2LJzN9Fb4uM73Tvh3fccbOl41bNBgBDJJx34qvg~6gr1XHmbY6EME7q387kZ4YrJtfdAzKA__&Key-Pair-Id=KUT5TJCACFTXG","author","Northampton City, MA","date","2025-05-28T11:20:15.707Z","article","Julie Bianco, CEO of the Hampshire Regional YMCA, asked the Northampton Planning Board to amend a previously approved site plan so the YMCA could plant six new trees in different locations instead of the nine trees shown on the original Berkshire Design plan. \"We are looking to amend the tree planting from the 9 approved trees to 6 in different locations,\" Bianco said, adding that the YMCA currently has \"53 trees currently on our small property.\"

The YMCA told the board it proposed the change for safety, security and to avoid shading planned solar panels. Bianco said the YMCA's tree consultant recommended different species and locations: three London plane trees along the playground fence, two honey locusts beside the upper parking lot and one sweet gum to replace an oak removed before 2016. \"If we plant the trees as they originally proposed, we don't have a clear view to the playground or the playing fields or the parking lot from our cameras,\" Bianco said. She also cited concerns that the originally proposed species would not be suitable in some locations and that large trees could block future solar installations.

Neighbors and abutters told the board they want more screening near the Airnasium and pavilion. \"I think it looks very barren,\" said Betsy Yount of 94 Massasoit Street, who said she faces the Airnasium from her patio. Tamara Kupfer of 117 Massachusetts Wayand Street asked the YMCA to consider smaller or additional shade trees along the playground and field: \"I just want to reiterate, like, I think there's a need for shade in that area,\" Kupfer said. Several speakers said arborvitae plantings already on site provide some screening but do not substitute for the shade trees shown on the original plan.

Planning staff clarified the legal and procedural context: Sarah LaValley explained that the trees in question were not required under the city's significant-tree ordinance because the trees had been removed more than a year before the YMCA's site-plan application; rather, the trees had been included as part of the site-plan approval and were reviewed under the site-plan criteria in Section 11.6. \"So no relief under the significant tree ordinance is being requested. It's an amendment to the site plan that the planning board had approved,\" LaValley said. Board members pressed the YMCA on whether the trees represented mitigation for recent removals (three trees were removed when the Airnasium was built) and whether payment to the city's tree fund would be appropriate if the YMCA reduced its on-site plantings. Bianco said the original quote for nine trees was about $8,900 and that the YMCA could consider contributing a cash balance to the tree fund if necessary.

After public comment and further discussion of locations, species and sight lines for security cameras and solar access, a member of the board moved to deny the YMCA's proposed amendment and to require the YMCA to meet the tree-count and screening intent of the original approval. The motion directed the YMCA to proceed with nine replacement trees, with at least three placed near the Airnasium/pavilion to provide screening; the specific species and exact placement were to be worked out with planning staff. The motion was seconded and carried with at least one abstention recorded.

What changed and why it matters: Neighbors sought preservation of the visual and noise screening that the original design promised; the YMCA cited camera sight lines, solar access and limited planting room as reasons for relocating or reducing trees. The board's direction preserves the approved tree-count and requires the applicant to coordinate species and placement with staff so the planting meets both neighborhood screening and the YMCA's operational concerns.

Next steps: The YMCA must revise planting plans to meet the board's directive and work with staff on species and placement; staff noted the city's option to accept payment into the municipal tree fund if on-site mitigation is infeasible.","mediaType","Video","parentTitle","Northampton Planning Board | May 22, 2025","oneSentenceSummary","Julie Bianco, CEO of the Hampshire Regional YMCA, asked the Northampton Planning Board to amend a previously approved site plan so the YMCA could plant six new trees in different locations instead of the nine trees shown on the original Berkshire Design plan.","taxTitle","Northampton City, Hampshire County, Massachusetts","taxId",68541,"location","Massachusetts","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6225239,"Planning Board approves five-story Phillips Place housing project with conditions after extensive public comment",6419,4364540,10784050,"/Search/View?dp=1&key=3539813-b4104de54f970afe5fabacf197ecca62&start=4364&end=10784","https://assets.pipeline.soar.com/3539813-b4104de54f970afe5fabacf197ecca62/thumbnail_4364540.jpg","/articles/6225239/Massachusetts/Planning-Board-approves-five-story-Phillips-Place-housing-project-with-conditions-after-extensive-public-comment","https://secure.pipeline.soar.com/6225239-c8a3633ef3bf9b5592298e375b69e090/orig.mp4?Expires=1773688246&Signature=omk84uLE5tX7ct7n8NyrsuvNVCQlq0Gaxzu~NG0gXe8sVW37FGO56GAqjNR~JKcuv01gzqNqep4g-vfzNdEVUWS4tul1K3elCa-0EFIpCiFy47nCaSLQxpQ1XsWG5EkxPw7dRiF4CVMmxgfvUpsAC-Qe~u8V3rtdHWzhAQrEwpCLa888tMzgOFitElXdH-tu6fbWHC6ZKL8NQXys2ihGZFnnLnFTAC99SXzMs~inU4l~9jrhj-JZ7un3Tlz0hvw2mGBzwROibi6-fCrgfHGPPGN2oCyJDe-xoOCSDz-4IV65GZr9BBc8O-7mw6kVyYCDNtuycUQvLDsx6Ck95QKv3g__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Board approved a site plan and special permit for a new multi-story residential building at Phillips Place and Holly Street after the applicant revised the design to reduce unit count and step back the upper floors. Tara Stein of O'Connell Development Group presented bulk and streetscape changes including a stepped-back fourth and fifth floor, added balconies, a tree belt on Phillips Place and a widened crosswalk at the Phillips/Holly intersection. \"What we've done is step back the Fourth Floor and then step back the Fifth Floor again,\" Stein said, describing 13-foot and 10-foot setbacks on the upper floors that together pull the roof line back 23 feet from the northeast face. The applicant reported the project's unit count fell from 54 to 51 and that on-site parking increased from 25 to 27 spaces; it also added visitor bike parking and bicycle storage for 18 bikes.

The hearing was lengthy and well-attended. Dozens of residents and at least one city councilor spoke. \"Quite frankly, this building is just too large for the facility,\" said Francisco Palomo of 42 Phillips Place, who indicated nearby residents are prepared to seek legal review if the board approved the project. Ward 3 City Councilor Quaverly Rothenberg said the planning process has become contentious: \"This is a mess,\" she told the board, urging more public trust and transparency. Other neighbors raised concerns over emergency access on a narrow street, the adequacy of stormwater controls and construction impacts on historic foundations.

The applicant described multiple technical changes in response to prior questions: the Phillips streetscape now includes five street trees in a grass tree belt, two 15-minute curbside parking spaces located where the project's current curb cut exists, a 6-foot-then-5-foot sidewalk treatment with FlexiPave tree wells and new pedestrian seating at the building entry. Materials were revised to include wood-grain metal louvers and slatted roll-up garage doors that will be see-through at the garage openings. The applicant also noted that the Department of Public Works (DPW) had issued a stormwater permit amendment for the redevelopment; staff noted the DPW's stormwater review is separate from the planning board process.

Board members and staff pressed for more detail on pedestrian access, frontage calculations and lighting. Planning staff asked the applicant to provide a final, consolidated set of plans that includes structural soils details for tree wells, the finalized sidewalk and curb details, a revised building frontage occupancy calculation that accounts for both Phillips and Holly frontages, and an updated photometric (lighting) plan for the new balconies and roof decks. The applicant said it would explore providing additional bicycle storage in the amenity space at the nearby 20 Holly building to meet tenant needs while preserving two curbside parking spots on Phillips for quick drop-offs.

After deliberation, a board member moved to approve the site plan and special permit, \"per the conditions and waivers that we just reviewed,\" and the motion passed unanimously. Conditions recorded in the public record included the final plan submission (with structural-soil details and tree-well details), tree-protection measures and confirmation of required sidewalk and curb details; staff also requested updated frontage calculations and an as-built photometric plan prior to occupancy.

Why it matters: The project adds housing in a Core Business/Side Street (CBS) area near downtown and transit, but generated neighborhood pushback about scale, parking, stormwater capacity and emergency access on a narrow street. The board's approval followed design concessions (upper-floor setbacks, materials changes and added street trees) and several conditions intended to protect the public realm and address neighbors' technical concerns.

Next steps: Applicant to submit revised final plans reflecting staff conditions; planning staff to confirm tree and sidewalk details prior to building-permit issuance. DPW will continue to enforce stormwater and construction standards through its permitting and inspection processes.","The board approved a multi-story residential site plan and special permit for a 51-unit building at Phillips Place and Holly Street, with conditions addressing sidewalks, trees, lighting and final plan revisions. The hearing drew more than a dozen public commenters who raised concerns about scale, parking, stormwater and emergency access.","actionData","errors"]

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YMCA asks to cut approved tree plantings from nine to six; Planning Board denies amendment, directs more screening near pavilion

Planning Board approves five-story Phillips Place housing project with conditions after extensive public comment