Historical commission delays decision on 3 Elm Street mixed-use proposal after design concerns

The Northampton Historical Commission on Feb. 24 postponed a decision on a certificate of appropriateness for a proposed three-building mixed-use development at 3 Elm Street (also listed as 10 State Street), saying commissioners want the applicant to return with revisions addressing the building's massing, window proportions and masonry detailing.

The commission’s postponement, made by Commissioner Hannah and seconded from the floor, set a continuation date of March 31 at 5:30 p.m. for the applicant to respond to the commission's comments. The hearing is a continuation of an application first filed Dec. 9 and previously continued from a Dec. 23 hearing and a Jan. 27 session.

The project would build three structures on an existing downtown parking lot that sits within the Elm Street Historic District and abuts State Street; the commission noted the site also falls on the boundary with the city’s central business fabric and described the location as a “complicated” transition between districts. Commissioners said their principal concerns center on the block that occupies the Elm/State corner: its height and how the upper floors and large window openings present to Elm Street and the adjacent historic buildings.

Architect Eilon Tierney, president of CUNYRL Architects and the project presenter, described adjustments the team has made in response to earlier comments, including darkening some siding tones, wrapping brick around the Elm Street corner, lowering landscape plantings to improve views to the rectory and church, eliminating roll-down garage doors in favor of a swing-arm gate, and providing concept restaurant signage. “We carried that brick around the corner. We're providing the same types of window shapes and detailing,” Tierney said during the presentation.

Commissioners repeatedly pointed to the corner massing and large panes of glazing as the primary problem. “It just feels like you're slamming yourself up against a huge wall,” said one commissioner, who recommended either stepping back or reducing the height of the corner section, or adding masonry detailing and a more articulated roofline to reduce the visual bulk.

Several commissioners said they preferred the wood-lattice screening concept for the parking garage over fully open bays. The design team said it favors the lattice for aesthetic and security reasons but offered options to raise the sill height of garage openings and reduce an egress width to 12 feet, and to provide a more detailed treatment of the pocket park and paving at the driveway.

Public comment included concerns about the project's impact on the historic character of downtown and on pedestrian experience. Resident Claudia said she was worried about broader development in the neighborhood and noted an earlier public presentation on the fate of Saint John Cantius Church, saying she was “very concerned” that plans presented publicly had shifted. Sarah (staff member, Northampton Historical Commission) clarified the city’s $500,000 contribution: “The church building itself has a historic preservation restriction on it, which means that, any changes in in perpetuity will re require the review and approval of the historic commission,” she said, adding that the commission holds that restriction.

Developer Shaul, who said he purchased the parcel to try to preserve the church, told the commission that the economics of preserving the church depend on building the residential project: “The reality is that there is absolutely no opportunity to get the church to be a viable piece of building that would help our community ... The bottom line was that I bought the church to preserve the church, but the money to preserve the church and to make it into something is going to be based on bringing that residential” development, he said.

Commissioners asked the design team to return with revisions that could include: reducing the apparent mass at the Elm/State corner (by stepping back upper floors or lowering that portion's height), adding masonry detailing such as lintels or cornice bands, reconsidering large single-pane window expanses, clarifying garage screening/security details and raising sill heights to mitigate headlights, and providing a clearer treatment of the rear elevation given the long-term uncertainty about the church and rectory on the same parcel. The commission also asked for more lead time on plan sets if the hearing is continued, noting materials were delivered late the previous Friday and provided little time for review.

The planning board is reviewing the project concurrently; commission members and the design team noted that some technical site details (underground utilities, detailed engineering) are being handled by the planning board rather than the historic commission. The commission set the next hearing date so members could review revised drawings and masonry/detail studies before making a decision.

Votes at a glance: - Approval of minutes (Jan. 27): Roll-call vote — Michael, Greg, Douglas Thayer, Hannah and Chair Martha voted yes; outcome: approved and entered into the record. - Continuation of 3 Elm Street certificate of appropriateness hearing: Motion to continue made by Commissioner Hannah and seconded; continuation scheduled for March 31 at 5:30 p.m.; outcome: continued.

Next steps: The applicant will revise drawings to address the commission’s list of design concerns and return on March 31. The planning board will also review the project in its separate jurisdiction; commissioners encouraged the public to view planning board recordings for related discussion.