10-016 218 Audubon Road-PB Special PermitPlanning - Decision
Hearing No.: PLN- 2013 -0016
City of Northampton
Date: November 9, 2012
APPLICATION TYPE: SUBMISSION DATE:
PB Special Permit with Intermediate 1 10/1612012
Applicant's Name:
Owner's Name:
NAME:
NAME:
Northeast Solar Design Assoc
Kathleen Maiewski
ADDRESS:
ADDRESS:
136 Elm St
218 Audubon Rd
TOWN:
STATE:
ZIP CODE.
TOWN:
STATE:
ZIP CODE.
HATFIELD
MA
01038
LEEDS
MA
01053
PHONE NO.:
FAX NO.:
PHONE NO.:
FAX NO.:
413 585 -1065
1012512012
111812012
111812012
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
Surveyor's Name:
STREET NO.:
218 AUDUBON RD
SITE ZONING:
RR(100)/WSP(100)/WP(26)1
COMPANY NAME:
TOWN:
LEEDS MA 01053
ACTION TAKEN:
Approved
ADDRESS:
MAP:
10
BLOCK:
016
LOT.
001
MAP DATE.
SECTION OF BYLAW:
Chpt. 350 -10.2: Permit Required
TOWN:
STATE:
ZIP CODE.
Book:
Page:
PHONE NO.:
FAX NO.:
NATURE OF PROPOSED WORK
EMAIL ADDRESS:
ZPA - GROUND SOLAR ARRAY BEHIND GARAGE
HARDSHIP:
CONDITION OF APPROVAL:
FINDINGS:
The Planning Board voted to approve the special permit for the ground mounted array based on the plans submitted with the application.
The Board approved the permit upon making the following findings:
(1) The requested use protects adjoining premises against seriously detrimental uses. The panels will be behind the house.
(2) The requested use will have no affect on traffic as the single family home will remain.
(3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings
and other community assets in the area.
(4) The requested use will not overload, the City's resources including the effect on the City's water supply and distribution system,
sanitary and storm sewage collection and treatment systems, fire protection, streets and schools; and
(5) The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of
character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The use shall be in harmony with
the general purpose and intent of the ordinance; and
(7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely effect those
objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
1011812012
11/1/2012
1112212012
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
1012512012
1212012012
111812012
1112212012
1112912012
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
1012512012
111812012
111812012
111912012
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
111112012
7:00 PM
21612013
21612013
MEMBERS PRESENT:
VOTE:
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Planning - Decision City of Northampton
Hearing No.: PLN- 2013 -0016 Date: November 9, 2012
John Lutz
votes to Grant
Debin Bruce
votes to Grant
Ann DeWitt Brooks
votes to Grant
Stephen Gilson
votes to Grant
Jennifer Dieringer
votes to Grant
Mark Sullivan
votes to Grant
Francis Johnson
votes to Grant
MOTION MADE BY:
SECONDED BY:
VOTE COUNT:
DECISION:
Debin Bruce
Jennifer Dieringer
7
Approved
MINUTES OF MEETING:
Available in the Office of Planning & Development.
1, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above.
1 certify that a copy of this decision has been mailed to the Owner and Applicant.
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.
Permit Application
Todav's Date- 10/09/2012
Owner
Applicant
Kathleen Maiewski
NorthEast Solar Design Assoc.
218 Audubon Rd.
136 Elm St.
Northampton, Massachusetts 01053
Hatfield, Massachusetts 01038
413 - 247 -6045
ann @northeastsolar.biz
City of Northampton department: No
Work Location Information
How many lots involved in the project: 1
Map/ Block/ Lots of all lots in project: 10/016/016
Deed Book of all lots in project: Map 10 Parcel 016
Project work address: 218 AUDUBON RD
City / State / Zip: Leeds 01053
Zoning District: RR(100) WSP(100)WP(26)
Application for following Permit Types
❑X Planning Bd. Special Permit w/ Site Plan
❑ Planning Bd. Special Permit w/
MAJOR Site Plan NO Special Permit
❑ Administrative Site Plan Review
❑ Planning Bd. Major Site Plan Approval (No
Special Permit), including 40R projects
❑ Subdivision Preliminary
❑ Planning Bd. Special Permit w/ Site Plan for flag
lots
❑ Planning Bd. Site Plan (NO Special Permit)
❑ Approval Not Required Plans
❑ Subdivision Definitive with Preliminary Approved
❑ Subdivision Definitive with no Preliminary
Approved
❑ Zoning Board Special Permit
❑ Appeal of Building Commissioner - Zoning
❑ Variance
❑ Historic District Determination of
Non - Applicability
❑ Historic District (Elm St) Determination of
Appropriateness
❑ Subdivision Definitive Amendment
❑ Zoning Board Finding
❑ Comprehensive Permit (40B)
❑ Demolition (Demolition
Delav)
❑ Central Business Architecture
❑ West Street Architecture ❑ Wetlands Notice of Intent IF ONLY local
❑ Wetlands Notice of Intent IF state wetlands wetlands
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
Total Fee Amount:
Existing Use
Residence
$200.00
Planned Use
Install 24 panel solar tracker array behind garage grid tied for renewable supplemental electricity for
home
Detailed Project Information
Finding Description: N/A
Onsite Traffic Description: N/A
Offsite Traffic Description: N/A
Site Plan Description: N/A
Files Uploaded:
Supporting Information: Borawski Overview revision 2.pdf
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: Ann Bronner Date Signed: 10/09/2012
210 Main St., Rm. 11, City Hall, Northampton, MA 01060
(413) 587 -1262
Fee Information
Planning Bd. Special Permit w/ Site Plan - $200: $200
File # MP- 2013 -004
APPLICANT/CON 36 ELM ST PERSO N
247 -6045 S) SOLAR DESIGN ASSOCIATES LLC
ADDRESS/PHO
PROP LOCATION 218 AUDUBON RD
MAP 10 PARCEL 016 001 ZONE RR(100) /WSP(1 /WP
ENCLOSED REQUIRED DATE
ree raiu
Building Permit Filled out
Fee Paid
T eof Construction: ZPA - GROUND SOLAR ARRAY BEHIND GARAGE
New Construction
Non Structural interior renovations
Addition to Existin
Accesso1y Structure
Building Plans Included:
Owner/ Statement or License
3 sets of Plans / Plot Plan
THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION PRESENTED:
Approved Additional permits required (see below)
PLANNING BOARD PERMIT REQUIRED UNDER : §
Intermediate Project : Site Plan AND/OR.' / SP ecial Permit with Site Plan
Major Project: Site Plan AND /OR Special Permit with Site Plan
ZONING BOARD PERMIT REQUIRED UNDER: §
Findin g Special Permit —__ Variance*
Received & Recorded at Registry of Deeds Proof Enclosed__
Other Permits Required:
Curb Cut fiorn DPW
Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit fiom Conservation Commission Permit from CB Architecture Committee
Permit from Elm Street Commission Permit DPW Storm Water Management
/ , � Date ) /?- ; 41
Signature of Building Official
Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health, Conservation Commission, Department
of public works and other applicable permit granting authorities.
* Variances are granted only to those applicants who meet the strict standards of MGL 40A. Contact the Office of
Planning & Development for more information.
I . Name of Applicant:_
Address: , ae4 r
2.. Owner of Property:,
Address:
3. Status of Applicant:
4. Job Location: 4
-
1- Telephone: ,�; o
Contract Purchaser
Telephone:
Lessee Other (explain) J�M–r
6. Description of Proposed Use /Work /Project /Occupation: (Use additional sheets if necessary):
7. Attached Plans: Sketch Plan Site Plan Engineered / Surveyed Plans
S. Has a Special Permit /Variance /Finding ever been issued for /on the site?
NO DON'T KNOW YES IF YES, date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DON'T KNOW YES
IF YES: . enter Book Page and /or Document #
9.Does the site contain a brook, body of water or wetlands? NO DON'T KNOW YES
1F YES, has a permit been or need to be obtained from the Conservation Commission?
Needs to be obtained Obtained date issued:
(Form Continues On Other Side)
W:\ Documents \FORMS\ original \Building- Inspector\Zoniug- Pennit- Application- passive.doc 8/4/2004
Please type or print all information and return this Lorin to the Building
Inspector's Office with the $15 f ling fee (check or money order) payable to the
City of Northamptea,
5. Existing Use of Structure/ Property:
10. Do any signs exist on the property?
IF YES, describe size, type and location:
Are there any proposed changes to or additions of signs intended for the property? YES N0
YES,, describe size, _typ_e and location:
11. Will the construction activity disturb (clearing, grading, excavation, or filling) over 1 acre or is it part of a common
plan of development that will disturb over 1 acre? YES NO
IF YES, then a Northampton Storm Water Management Permit from the DPW is required.
12. ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED DUE TO LACK OF INFORMATION
This column reserved
for use by the Building
13. Certification: I hereby certify that the information contained herein is true �aaccurate to the best of
my knowledge.
� ✓ f
Date: Applicant's Signatur '
NOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with all zoning
requirements and obtain all required permits from the Board of Health, Conservation Commission,
Historic and Architectural Boards, Department of Public Works and other applicable permit granting
authorities.
W: \Documents \FORMS \original\ Building- inspector\Zoning- Permit - Application- passive.doc 3/4/2004
YES - -- _
NO __
EXISTING
PROPOSED
REQUIRh;D ^BX
ZONING
Lot Size
Frontage
Setbacks Front
Side
L: R:
L: R:
C: R:
Rear
Building Height
Building Square Footage .
% Open Space: (lot area
minus building Et paved
parking
# of Parking Spaces
# of Loading Docks
Fill:
(volume Et location)
13. Certification: I hereby certify that the information contained herein is true �aaccurate to the best of
my knowledge.
� ✓ f
Date: Applicant's Signatur '
NOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with all zoning
requirements and obtain all required permits from the Board of Health, Conservation Commission,
Historic and Architectural Boards, Department of Public Works and other applicable permit granting
authorities.
W: \Documents \FORMS \original\ Building- inspector\Zoning- Permit - Application- passive.doc 3/4/2004
YES - -- _
NO __
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MEMORANDUM
TO: Mark Sullivan, Chair, Planning Boa
FR: James R. Laurila, P.E., City Engineer,
FR: David K. Veleta, P.E., Senior Civil Enpeer,
DA: October 29, 2012
RE: File: 218 Audubon road — Residential Ground Mounted Solar Panels — Special
Permit with Site Plan
Map ID: 10 -016
CC: file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic: Utilities:
• Volume & Impact on City Street
• Roadway Capacity
• Adequacy of City Road Construction
• Site Distances
• Parking
• Driveway Openings
• Sanitary Sewer
• Water
• Drainage Into City Stormwater System
• Capacity of Stormwater Line
• Northampton Stormwater Permit
NPDES Phase 11 Compliance
• Other:
The Department of Public Works has the following comments:
x No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Roadway does not have adequate capacity to handle the additional traffic
Roadway is not adequately constructed to handle proposed increase in traffic
Site Distances are not adequate for proposed project
Parking spaces do not meet minimum requirements
Parking spaces are too close to driveway opening
Driveway openings are not adequate for proposed use
Sanitary Sewer line is not adequately sized for proposed use
_Sewer line connection is not properly shown
Water line is not adequately sized for proposed use
Water line connection is not properly shown
City stormwater system is not adequate to handle increase in drainage
Stormwater system does not meet minimum requirements for reduction of Total
Suspended Solids (TSS)
Northampton Stormwater Management Permit has not been approved or conditions for
approved permit have not been met
Other Comments:
0218 Audubon Road_SpPerm_Site_PB.doc Page 1 of I