Northampton ZBA approves special permit to convert Pine Street garage into second dwelling

The Northampton Zoning Board of Appeals on Sept. 11 unanimously approved a special permit allowing Eric Winkler to convert a deteriorating garage at 105 Pine Street in Florence into a second dwelling, with conditions that the new structure conform to the dimensions and setbacks shown on the most recent architectural plans. The three full voting members present and eligible to vote found the change would not be "substantially more detrimental to the neighborhood" than existing nonconformities and attached conditions clarifying dimensions and setbacks.

The finding matters because the proposal creates a legalized accessory dwelling unit (ADU) in an already dense neighborhood and establishes plan-based limits the applicant must meet before building. The Board recorded that the applicant and staff clarified discrepancies between the written application and the elevation/site plans and agreed the approved decision would reference the most recent plans, not the earlier application text.

Eric Winkler, the property owner and applicant, told the board the existing garage "was built approximately a hundred and 25 years ago, and it is in disrepair." He said the proposal replaces the 20-by-20-foot building with a 24-by-28-foot garage configured to reuse some of the existing footprint and to add a conditioned second floor for a studio and bathroom. "We plan to build a 24 by 28 foot garage," Winkler said, describing the second-floor studio, a ductless mini-split heat pump and an intention to make the unit all-electric and net-zero ready with rooftop solar.

Board members and staff discussed window placement, privacy screens and exterior lighting. Nathan Chung, planner with the City of Northampton Office of Planning and Sustainability, pointed out a minor discrepancy between Winkler's testimony and the submitted elevation: the plan shows a midpoint roof height slightly below 24 feet whereas Winkler described 22 feet. The board recorded the plan-based midpoint height as 23 feet, 3 and 7/8 inches for the permit decision. The approved permit includes a condition that the structure’s dimensions, setbacks and height shall be "as set forth in the most recent proposed plans" submitted to the planning office, and that the expansion will extend only to the north and west rather than further encroaching on the east and south lot lines.

The board noted the proposed east-side setbacks shown on the plan run from about 5.4 feet at the northeast corner to about 4.3 feet at the southeast corner. Members emphasized the new structure would not encroach further into the existing east- and south-side setbacks compared with the existing garage’s relationship to those lot lines. The board also recorded that the public safety and public works departments did not submit comments on this file and that four written communications from neighbors in the city file expressed support for the application.

Chairing the hearing, David Bloomberg summarized the legal standard the board must apply: the board must determine whether the change in use, construction and height increase "would not be substantially more detrimental to the neighborhood than the existing conditions." After discussion, the board moved and voted to approve the special permit with the plan-based conditions; the roll-call votes recorded David Bloomberg, Elizabeth Silver and Maureen Scanlon voting in favor. The board noted the applicant must comply with applicable codes including the energy "stretch code," the Northampton dark-skies ordinance and all building-code requirements when seeking a building permit.

The decision will be issued by city staff and posted; the board recorded that a post-decision appeal period and the normal building-permit process follow. The applicant was told that, after certification that the appeal period has expired or any appeals are resolved, the owner or contractor must present the decision and required documentation to the building inspector to obtain permits.