25 -078 86 Riverbank Road email 2017-08-028/2/2017 City of Northampton Mail - RE: 86 Riverbank Road, Map 25 Lot 78
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Louis Hasbrouck <lhasbrouck@northamptonma.gov>
RE: 86 Riverbank Road, Map 25 Lot 78
1 message
Ann Bruzzi <abruzzi@berkshireengineering.com>Tue, Aug 1, 2017 at 6:25 PM
To: Louis Hasbrouck <lhasbrouck@northamptonma.gov>
Cc: Mike Kulig <mkulig@berkshireengineering.com>, Simonne Natale <snatale@berkshireengineering.com>
Thanks,
We’ll file for special permit under 350-9.3(A)(10) per cita on below. ~Ann
Berkshire
Engineering, Inc.Ann Kulig
Civil/Environmental Engineer
Berkshire Engineering, Inc.
P(413)243-4122 | F.877.335.7282
From: Louis Hasbrouck [mailto:lhasbrouck@northamptonma.gov]
Sent: Tuesday, August 01, 2017 5:37 PM
To: Ann Bruzzi <abruzzi@berkshireengineering.com>
Cc: Carolyn Misch <cmisch@northamptonma.gov>; Sarah LaValley <slavalley@northamptonma.gov>
Subject: Re: 86 Riverbank Road, Map 25 Lot 78
Ann,
Per the SC district table of use (attached), replacement of single-family homes is allowed where homes existed or
received permits by June 30, 2005. However, such replacements must be built within three years of demolition of
previous home.
The existing house is nonconforming. Because reconstruction will (necessarily) make it taller than the existing structure, it
will need a special permit from the ZBA. Increasing the height of a structure is considered an increase in nonconformity.
350-9.3 (A) (10): [legally preexisting nonconforming structures, uses, or lots may be changed, extended or altered....]
With a special permit for a single- or two-family home when the Zoning Board makes a finding that the change which
includes new zoning violations (such as reduction of open space, new setback encroachments or further encroachments
into the setback, etc.) will not be substantially more detrimental to the neighborhood than the existing nonconforming
single- or two-family structure.
8/2/2017 City of Northampton Mail - RE: 86 Riverbank Road, Map 25 Lot 78
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The house is within the riverbank buffer zone and the project will need approval by the conservation commission.
Changes to the house may trigger a Title 5 inspection.
The building code requirements for construction in the flood zone are very specific and can present challenges. A flood
elevation certificate is required as is an as-built survey of the new house showing the final elevation of the lowest finish
floor. The building plans must be certified by an engineer as meeting the requirements for flood zone construction,
including a determination of the design flood elevation.
The building code will change on January 1st, and the design flood elevation criteria will change.
A surveyed plot plan and a flood elevation certificate for the existing house is likely the place to start.
Louis Hasbrouck
Building Commissioner
City of Northampton
Town of Williamsburg
(413) 587-1240 office
(413) 587-1272 fax
On Tue, Aug 1, 2017 at 2:50 PM, Ann Bruzzi <abruzzi@berkshireengineering.com> wrote:
Mr. Hasbrouck,
We have a client who is interested in reconstruction of his single family residential home located at 86 Riverbank
Road. The parcel is several lots that have been combined under pre-existing non-conforming lots of record. The
property is in the SC zone. The proposed project includes the demolition and reconstruction of the house on the exact
footprint. The house sill will be raised approximately 2.5’ in elevation thereby creating additional flood storage at the
site. The house will sit on a helical pier foundation with erosion controls on the slope below. The existing height of
the structure from the road side is approximately 9’ (flat roof).
Is this by right? I’m hoping it falls under Section 350-9.3 A(1) of the zoning but it’s unclear if the demo and
reconstruction is considered a “change or alteration” under your Zoning by-law. Thank you. ~Ann
Ann Kulig
Civil/Environmental Engineer
Berkshire Engineering, Inc.
P(413)243-4122 | F.877.335.7282
8/2/2017 City of Northampton Mail - RE: 86 Riverbank Road, Map 25 Lot 78
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