7 Ferry ZPA 2012-08-16
---File # MP-2013-002l I\rp/li}V6D ZbtJfN:] AS UJ rvGv APPLICANT/CONTACT PERSON MANIN ALEXIA AS ACL ApT LfSS rt/AN '100 Sf ADDRESSIPHONE 7 FERRY AVE (413) 221-6079 () (see ",orcs) 1
PROPERTY LOCATION 7 FERRY AVE MAP 46 PARCEL 027 001 ZONE THIS SECTION FOR OFFICIAL USE ONLY: PERMIT APPLICATION CHECKLIST ENCLOSED REQUIRED DATE ZONING FORM FILLED OUT IlJo ftJS' Fee
Paid Building Pennit Filled out Fee Paid TypeofConstruction: ZPA -ACCESSORY APT New Construction Non Structural interior renovations Addition to Existing Accessory Structure Building
Plans Included: Owner/Statement or License 3 sets of Plans /Plot Plan THE FOLLOWING ACTION HAS BEEN TAKEN ON TIDS APPLICATION BASED ON INFoRMATION PRESENTED: _V_AApDDIproved __Additional
pennits required (see below) PLANNING BOARD PERMIT REQUIRED UNDER: § ________ Intermediate Project : ___Site Plan AND/OR. ___Special Pennit witb Site Plan Major Project: Site Plan AND/OR
Special Pennit witb Site Plan WNING BOARD PERMIT REQIDRED UNDER: ~__________ Finding,_____ Special Permit __-..,.-__ Variance* ----____-f'r'f'lV1'f1 & Recorded at Registry of Deeds ProofEnclosed_____
__Otber Pennits Required: ___Curb Cut from DPW ___Water Availability ___Sewer Availability ___.Septic Approval Board of Healtb ____Well Water Potability Board ofHealtb from Conservation
Commission Pennit from CB Architecture Committee from Elm Street Commission ____ Pennit DPW Storm Water Management Signature ofBuilding Official Date 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 tbose applicants who meet tbe strict standards ofMGL 40A. Contact tbe Office of Planning & Development
for more information.
City of Northampton Massachusetts DEPARTMEN~ OF BUILDING INSPEC~IONS 212 Main street • Municipal Building Northamptcn, MA 01060 Alexia Manin 7 Ferry Avenue Northampton, MA 01060 August
16, 2012 Dear Ms. Manin, I have reviewed your zoning permit application for an accessory apartment in the single family house at 7 Ferry Avenue. An accessory apartment would be allowed,
subject to the restrictions listed in the city's zoning ordinances. You have shown the proposed apartment on the 1 sl floor . You show the 1 st floor area as 630 sq ft, not including
the common hallways. The assessor's sheet shows the first floor area as 990 sf. You will need to provide more detailed plans. There are likely building code requirements that may make
this a challenging project. The house is in the 100 year flood zone and the building code has specific requirements for work below the "base flood elevation". It appears that the first
floor is below that level. Additionally, the two apartments must be separated by fire resistant partitions, including doors, walls and ceilings. That may involve a significant amount
of work. I have included a copy of the accessory apartment requirements and an excerpt from the building code about construction in the flood zone. Feel free to contact me if you have
any questions. Respectfully, Louis Hasbrouck ~.. t 1'.1··.,.' .... .11· ~.~ Building Commissioner City of Northampton (413) 587-1240 Ihasbrouck@city.northampton.ma.us
HECE1VED l::,,~,~;j ~ FileNo. tJ1fJ-/3 -;)1 Please type or print all information and return this form to the Building Inspector's Office with the $lsfi.lingfee (check or money order)
payable to the City ofNorthampton 1. Name of Applicant:-----I-A!....!.I..::.t~"I~·IJ\-=----A1-A-N---=I-'--tJ----------------Address:____I-=-----__F.....!:(A~ry~----=:.A---=-I/....:...e----TelePhone:-
G\7-I-'f=3)~t2~\!..!Og:.....:-=-b:::..()=--.;,.i~tj2. Owner of property:--~Ac....,-I--'e"'-'}CL.1=--=4~---'vM=----=---Cl=V\ ,\..L()-'------____________.......... Address:______1--'--'----=X':....>f"o
<!("'--'f'/'-f--'~A----=-v_.e_'____Telephone:----------3. Status of Applicant: Owner V' Contract Purchaser ___ Lessee___ Other (explain)----4. Job Location:__----'!-l~()'-"~"'f-"(!)<-k..,.fl=--------
------------------:--'Parcelld: Zoning Map#_--:-_.....,..., __...,... Parcel#,.......,...-.__-._ District(s):----,,..,...-__........,...,.............,.........,._ , In Elm Street District
In Central Business District,-:--_-,--_ (TO BE FILLED FILLED IN BY THE BUILDING DEPARTMENT) /'rl~(l~ r'la5. Existing Use of Structure/Property:----d-<0004\.-=-'->.:! \TT-!f..""'-----'-~:.o.tL"""'-T7F
=-------------6. Description of Proposed Use/Work/Project/Occupation: (Use additional sheets if necessary): /'\/7. Attached Plans: Sketch Plan Site Plan Engineered/Surveyed Plans ___
8. Has a Special Permit/Variance/Finding ever been issued for/on the site? NO ____ DON'T KNOW if 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 wetl,C!nds?~ NO /DON'T KNOW
___ YES ---.-,,--v ~ > ' IF 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\Zoning-Permit-Application-passive.doc 8/4/2004
~•..NO ____10. Do any signs exist on the property? YES "'----=-__ IF YES, describe size, type and location: __________________________ YES ___NO___Are there any proposed changes to or
additions of signs intended \or the propertY? .. ' IF YES, describe size, type and location:_____ . . ,'--. , . ,_.. , i .. ", . "",... , .; .•. ~ , 11. 'Will-the construction activity
disturb (clearing, grading, ~xc~vation, cidilUng) 0r?re or is it part of a common plan of deveLopment that will disturb over 1 acre? ' YES _' _' __ . 'NO ' : .. ... ~ .. : {, i -, ~
(.' ' ~ IF YES, then a Northampton Storm Water Manag~m~nt Permit fr9m the DPW is required. ~ " .f ,. -" ~ 12. ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED DUE TO LACK OF
INFORMATION This column reserved ~. ,'. ~ >. for use by the Building De]!artment Lot Size ! EXISTING PROPOSED REQUlREDBY ZONING Frontage Setbacks Front " " " Side L: R: L: R: L: R: Rear
BuiJding Ii~ight " . , . .' .' , , 1 • >(. . , " .-,. .~ l ' , .. -'" l.~ Building Square Footage %Open Space: (lot area minus building 8: paved parking # of Parking Spaces " # of Loading
Docks Fill: (volume 8: location) 13. Certification: I hereby certify that the information contained rein is true and accurate to the best of my knowledge. Date: __-"",gy\\:-1q+-\+-\-=-,~,--_
Applicant's Signature ----..:;-tt:;..;..;:---------NOTE: Issuance ofa zoning permit does not relieve an appli urden to comply with all zoning requirements and obtain all required permits
from the .'ard ofHealth, Conservation Commission, mstoric and Architectural Boards, Department ofPublicWorks and other applicable permit granting authorities. W:\Documents\FORMS\original\Building-Ins
pector\Zoning-Permit-Application-passive.doc 81412004
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I City ofNorthampton, MA: Residential Property Record C: I New Search ProI1ertv TYI1e Classification Code Reference Card 1 of 1 I Parcel -Location -Zoning -Assessment Map-Block-Lot:
46 -027-001 Zoning: Assessment: Location: 7 FERRY AVE N eigborhood: 20 Land: 52, #Living Units: 1 Deed Book: 7933 Building: 126, Class: R-I0l Deed Page: 144 Total: 178, I Dwelling Information
II Building Sketch Style: Col/Gam Year Built: 1900 !'i il .tStory Height: 2 5 ~ 55D Attic: Unfin 33 Basement: Full Total Rooms: 8 Bedrooms: 4 Full Baths: 2 30 UAl2Fr/B 30@HalfBaths:
0 Exterior Walls: Asbestos Unfinished Area: 0 Ground Floor Area: 990 33 Total Living Area: 1980 16 Finished Basement Living EFP 8 Area: OXO @Basement Recreation Area: OXO Woodburning
Fireplace 010 1 Addition Information:Stacks/Openings: Metal Fireplace 010 I Lower II 1st Story II 2nd Story 10 Stacks/Openings: IBasementllone Story Frame One Story I~Heat/Central AlC:
Basic Frame AttH Heating System: Warm D Enclosed Frame I[Air Porch Fuel Type: Oil CIEnclosed Frame Frame I[Quality Grade: C Porch Physical Condition: Average I IIFrame Utility Ie Nonnampton,
MA .t'ropeny Uetall .t'age 1 or L http://www.northamptonassessor.us/noho/propertydetail. php ?map_ no=46 -027-001 &pagec... 8/14/2012
Northampton, MA Property Detail Page 2 012 InteriorlExterior: Poorer ConditionlDesirabilitylUtility: FR VacantlDwelVOby Status: Dwelling Additional Features: Brick Trim: OXO Stone Trim:
OXO Remodeling Data: Year Remodeled: 0 Kitchen Remodeled (YIN): Bath Remodeled (YIN): I Land Data II Outbuilding Info I Square Foot Type Ii IType II ie~ II Value I' I Utilities I no
~GBi infonnation Site 5,910 52,640 ITypellQtyllYearllSize lllSize21lGrdl/Condl IRGliDJI190111 1 I[}ill[[JITJ I !Acreage Type !StreetIRoadlI Type IIAcresllValuel I, nono infonnationinfonnation
I Sales Info II Permit Info I Date II Type II Price II ValidityII 08/03/200411 Land + 1190,0001~iBldg I Date IIPermit #IIPriceliPurposel 04/30/2002 ILand + 1140,000~1 Ino infonnationlBldg
07/0111995 Land + I85,600 I~ilBldg http://www.northamptonassessor.us/noho/propertydetail.php?map_no=46 -027-001&pagec... 8/14/2012
R104.1O.1 Replace as follows: R104.1O.1 Areas Prone to Flooding. The building official shall not grant modifications to any provision related to areas prone to flooding as established
by this code without the granting of a variance to such provisions by the building code appeals board. Also, no variance to requirements ofthis code can be solely utilized to argue for
lawful construction/reconstruction where such construction/reconstruction would conflict with requirements of M.G.l. c. 131, § 40: Removal, Fill, Dredging or Altering of Land Bordering
Waters (the Wetlands Protection Act), and/or 310 CMR and 314 CMR, as applicable. R10S.3.1.1 Replace as follows: R10S.3.1.1 Determination of Substantially Improved or Substantially Damaged
Existing Buildings in Flood Hazard Areas and Coastal Dunes. For applications for reconstruction, rehabilitation, addition or other improvement of existing buildings or structures located
in an area prone to flooding as established by Table R301.2(1), the building official shall examine or cause to be examined the construction documents and shall prepare a finding with
regard to the value of the proposed work. For buildings that have sustained damage of any origin, the value of the proposed work shall include the cost to repair the building or structure
to its predamaged condition. In determining the value of the proposed work, the building official shall conSider the following: . A substantial improvement means any repair, reconstruction,
rehabilitation, addition or improvement of a building or structure, the cost of which equals or exceeds SO% of the market value of the building or structure before the improvement or
repair is started. If the building or structure has sustained substantial damage, all repairs are considered substantial improvement regardless of the actual repair work performed. The
term does not include: 1. Improvements of a building or structure required to correct existing health, sanitary or safety code violations identified by the building official and which
are the minimum necessary to assure safe living conditions; or 2. Any alteration of an historic building or structure, provided that the alteration will not preclude the continued designation
as an historic building or structure. For the purpose of this exclusion, an historic building is: 2.1. Listed or preliminarily determined to be eligible for listing in the National Register
of Historic Places; or 2.2. Determined by the Secretary ofthe U.S. Department of Interior as contributing to the historical Significance of a registered historic district or a district
preliminarily determined to qualify as an historic district; or 2.3. Designated as historic under a state or local historic preservation program that is approved by the Department of
Interior. If the building official finds that the value of proposed work equals or exceeds SO% of the market value of the building or structure before the damage has occurred or the
improvement is started, the building official shall determine it to be substantial damage or substantial improvement. Applications determined by the building official to constitute substantial
improvement or substantial damage shall require all existing portions of the entire building or structure to meet the requirements of Section R322. R322.1.4 Replace as follows: R322.1.4
Establishing the Design Flood Elevation. The design flood elevation shall be used
to define areas prone to flooding. The design flood elevation is the base flood elevation at the depth of peak elevation of flooding (including wave height) which has a 1% (lOO-year
flood) or greater chance of being equaled or exceeded in any given year, and as obtained from the community's Flood Insurance Study (FIS) with the accompanying Flood Insurance Rate Map
(FIRM) and Flood Boundary and Floodway Map (FBFM). R322.1.6 Protection of mechanical and electrical systems. Electrical systems, equipment and components; heating, ventilating, air conditioning;
plumbing appliances and plumbing fixtures; duct systems; and other service equipment shall be located at or above the elevation required in Section R322.2 (flood hazard areas including
A Zones) or R322.3 (coastal high-hazard areas including V Zones). If replaced as part of a substantial improvement, electrical systems, equipment and components; heating, ventilating,
air conditioning and plumbing appliances and plumbing fixtures; duct systems; and other service equipment shall meet the requirements of this section. Systems, fixtures, and equipment
and components shall not be mounted on or penetrate through walls intended to break away under flood loads. Exception: Locating electrical systems, equipment and components; heating,
ventilating, air conditioning; plumbing appliances and plumbing fixtures; duct systems; and other service equipment is permitted below the elevation required in Section R322.2 (flood
hazard areas including A Zones) or R322.3 (coastal high-hazard areas including V Zones) provided that they are designed and installed to prevent water from entering or accumulating within
the components and to resist hydrostatic and hydrodynamic loads and stresses, including the effects of buoyancy, during the occurrence of flooding to the design flood elevation in accordance
with ASCE 24. Electrical wiring systems are permitted to be located below the required elevation provided they conform to the provisions ofthe electrical part of this code for wet locations.
I1IThis section sets a broad requirement that electrical and mechanical system elements, including electrical, heating, ventilating, air-conditioning, plumbing fixtures, duct systems
and other service equipment are to be located above the elevations specified depending on whether the location is in a flood hazard area (A Zones) or coastal high-hazard areas (V Zones).
The same requirement applies to the replacement of electrical and mechanical system elements that are included as part of substantial improvements to existing buildings. Attention should
be paid to ductwork. Typical installation between floor joists, or joist spaces used as ducts, will not be in compliance unless the
floor elevation is high enough to allow such installation above the required elevation. If a building is elevated to satisfy the minimum requirement, anything installed below that elevation
is automatically not in compliance with this section unless it explicitly complies with the exception. For additional guidance, refer to FEMA348, Protecting Building Utilities from Flood
Damage. Personal elevators may be allowed even though they extend below the design flood elevation provided the control equipment is above that elevation. In coastal high-hazard areas
(V Zones), flood loads acting on the elevator components and any nonbreakaway shaft walls must be accounted for in the building design. For guidance, see FEMA FIA-TB #4, Elevator Installation
for Buildings Located in Special Flood Hazard Areas. The exception to this section provides criteria for placing specific equipment below the required elevation. It is important to be
clear that to do so the equipment must be designed to prevent the entry or accumulation of water. For example, a typical single-family home has an exterior air-conditioning unit located
on the ground adjacent to the structure. This unit is typically not designed to withstand the entry of water and would not meet the requirements of this exception.
§ 350-10.10. Accessory apartments. An accessory apartment, or in-law apartment, is a self-contained housing unit incorporated within a single-family dwelling (not within accessory structures,
except with a special permit) that is a subordinate" part of the single-family dwelling and complies with the criteria below .. A. The intent of permitting accessory apartments is to:
(1) Provide older homeowners with a means of obtaining rental income, companionship, security and services, and thereby to enable them to stay more comfortably in homes and neighborhoods
they might otherwise be forced to leave; (2) Add moderately priced rental units to the housing stock to meet the needs of smaller households and make housing units available to moderate-income
households who might otherwise have difficulty finding housing; (3) Develop housing units in single-family neighborhoods that are appropriate for households at a variety of stages in
their life cycle; (4) Protect stability, property values, and the single-family residential character of a neighborhood by ensuring that accessory apartments are installed only in owner-occupied
houses; (5) To provide housing units for persons with disabilities. B. The Building Commissioner may issue a zoning permit authorizing the installation and use of an accessory apartment
within an existing or new owner-occupied, single-family dwelling and the Zoning Board of Appeals may issue a special permit authorizing the installation and use of an accessory apartment
in a detached structure on a single-family home lot only when the following conditions are met: (1) The apartment will be a complete, separate housekeeping unit containing both kitchen
and bath. (2) Only one accessory apartment may be created within a single-family house or house lot (3) The owner(s) of the residence in which the accessory unit is created must continue
to occupy at least one of the dwelling units as their primary residence. The zoning permit or special permit for the accessory apartment automatically lapses if the owner no longer occupies
one ofthe dwelling units. (4) Any new outside entrance to serve an accessory apartment shall be located on the side or in the rear of the building. (5) The gross floor area of an accessory
apartment (including any.additions) shall not be greater than 900 square feet.
(6) Once an accessory apartment has been added to a single-family residence or lot, the accessory apartment shall never be enlarged beyond the 900 square feet allowed by this chapter.
(7) An accessory apartment may not be occupied by more than three people. (8) Three off-street parking spaces must be available for use by the owner-occupant(s) and tenants. (9) The
design and room sizes of the apartment must conform to all applicable standards in the health, building, and other codes. (10) Zoning permits issued under this section shall specify
that the owner must occupy one of the dwelling units. The zoning permit and the notarized letters required in Subsection m11.l and !.11.l below must be recorded in the Hampshire County
Registry of Deeds or Land Court, as appropriate, in the chain of title to the property, with documentation of the recording provided to the Building Commissioner, prior to the occupancy
of the accessory apartment. (11) When a structure which has received a permit for an accessory apartment is sold, the new owner(s), if they wish to continue to exercise the permit, must,
within 30 days of the sale, submit a notarized letter to the Building Commissioner stating that they will occupy one of the dwelling units on the premises as their primary residence.
This statement shall be listed as condition on any permits which are issued under this section. (12) Prior to issuance of a permit, the owner{s) must send a notarized letter stating
that the owner will occupy one of the dwelling units on the premises as the owner's permanent primary residence, except for bona fide temporary absences. (13) Prior to issuance of a
permit, a floor plan of 1/4 inch to the foot must be submitted showing the building, including proposed interior and exterior changes to the building.