22D-010 (2) BP-2022-1048
103 RYAN RD COMMONWEALTH OF MASSACHUSETTS
Map:Block:Lot:
22D-010-001 CITY OF NORTHAMPTON
Permit: Alts Renovations
Repair
PERSONS CONTRACTING WITH UNREGISTERED CONTRACTORS
DO NOT HAVE ACCESS TO THE GUARANTY FUND (MGL c.142A)
BUILDING PERMIT
Permit# BP-2022-1048 PERMISSION IS HEREBY GRAN ED TO:
Project# ACCESSORY UNIT Contractor: License:
Est. Cost: 49700
Const.Class: Exp.Date:
Use Group: Owner: FERRARI STEPHEN E&ESTHER D RALSTON
Lot Size (sq.ft.)
Zoning: WP/WSP Applicant: FERRARI STEPHEN E&ESTHER D STON
Applicant Address Phone: Insurance:
103 RYAN RD
FLORENCE, MA 01062
ISSUED ON: 03/03/2023
TO PERFORM THE FOLLOWING WORK:
ACCESSORY DWELLING UNIT
POST THIS CARD SO IT IS VISIBLE FROM THE STREET
Inspector of Plumbing Inspector of Wiring D.P.W. Building Inspector
Underground: Service: Meter: Footings:
Rough: Rough: House# Foundation:
Final: Final: Final: Rough Frame:
Gas: Fire Department Driveway Final: Fireplace/Chimney:
Rough: Oil: Insulation:
Smoke: Final:
THIS PERMIT MAY BE REVOKED BY THE CITY OF NORTHAMPTON UPON VIOLATION OF
ANY OF ITS RULES AND REGULATIONS.
Signature:
(96 410 ,4 . cI• ,
Fees Paid: $327.00
212 Main Street,Phone(413)587-1240,Fax: (413)587-1272
Office of the Building Commissioner
File #BP-2022-I048 pmeNa,
APPLICANT/CONTACT PERSON:FERRARI STEPHEN E& ESTHER D RALSTON til`.�1�
103 RYAN RD FLORENCE, MA 01062 2
PROPERTY LOCATION 103 RYAN RD
MAP:LOT 22D-010-001 ZONE • -'
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
ENCLOSED REQUIRED DATE
ZONING FORM FILLED OUT
Building Permit Filled out
-Fee Paid $327.00
Type of Construction: ACCESSORY DWELLING UNIT
New Construction
Non Structural 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 THIS APPLICATION BASED ON
INFORMATION 'RESENTED:
Approved j Additional permits required (see below) a
PLANNING BOARD PERMIT REQUIRED UNDER:§ ��SQ' 6.11 ( T11 BLS. of am
Intermediate Project: f Site Plan AND/OR Special Permit With Site Plan
Major Project: Site Plan AND/OR Special Perm it With Site Plan
• ZONING BOARD PERMIT REQUIRED UNDER: §
Finding Special Permit Variance*
Received&Recorded at Registry of Deeds Proof Enclosed
Other Perm its Required:
Curb Cut from DPW Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit from Conservation Commission Perm it from CB Architecture Committee
Permit from Elm Street Commission Permit DPW Storm Water Management
Demolition Delay
1 0 P /9-D
Signal15
`re of Building 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 those applicants who meet the strict standards of MGL 40A.Contact Office of
Planning&Development for more information.
CITY OF NORTHAMPTON PERMIT DECISION
DATES PROJECT INFORMATION
Submitted 11/29/2022 Owner Name/Address Stephen Ferrari 103 Ryan Rd MA 01062
Esther Ralston Florence
Hearing 1/12/2023 Applicant Name/
Address(if different)
Extension Applicant Contact 413-588-8975 Ferrari.steve@gmail.com
Hearing 1/12/2023 Site Address 103Ryan Rd Northampton MA 01062
Closed
Decision 1/12/2023 Site Assessor Map ID 22D-1 PB 2405 P21
Zoning District Water Supply Protection
Filed with 1/23/2023 Permit Type Planning Board Site Plan, second detached unit
Clerk
Appeal 2/12/2023 Project Description Renovate existing garage/workshop to include a residential unit.
Deadline
An appeal of this decision by the Planning Board may be made by any person within 20 days after the date of the filing of
this decision with the City Clerk, as shown. Appeals by any aggrieved party must be pursuant to MGL Chapter 40A, Section
17 as amended and 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.
Plan Sheets/Supporting Documents by Map ID:
1. .Detached ADU 103 Ryan Rd
BOARD MEMBER PRESENT FAVOR OPPOSED ABSTAIN/NO COUNT VOTE TALLY
(Favor-Opposed)
George Kohout, Chair ✓ ✓ ❑ ❑
Janna White,Vice Chair ❑ ❑ ❑ ❑
Chris Tait ✓ ✓ ❑ ❑
David Whitehill ✓ ✓ ❑ ❑ ❑
❑ ❑ ❑ ❑
Sam Taylor ✓ ❑ ❑
Melissa Fowler ✓ ✓ ❑ ❑
Stacey Dakai, Assoc. ❑ ❑
,Assoc ❑ ❑ ❑ ❑ 6-0
pg. 1
CITY OF NORTHAMPTON PERMIT DECISION
APPLICABLE APPROVAL CRITERIA/BOARD FINDINGS
ZONING
350 WSP The Planning Board approved the Site Plan for the renovation of the existing garage to
11.6 accommodate a second unit finding that the plans and layouts met the standards in the
6.11 zoning and the goals of Sustainable Northampton.
The Board determined that the following criteria in site plan 11.6 had been met.
A. The requested use protects adjoining premises against seriously detrimental uses.
Two family units or two units of any configuration are allowed by right..
B. The requested use will promote the convenience and safety of vehicular and
pedestrian movement. No changes to the site are proposed and:
C. The project will not decrease the level of service (LOS) of City and state roads or
intersections affected by the project below the existing conditions when the project is
proposed. The Planning Board waived the traffic mitigation due to the size of the unit,
which is less than the previous allowed-by-right ADU standards.
D. The site will function harmoniously in relation to other structures and open spaces to the
natural landscape, existing buildings and other community assets in the area as it relates
to landscaping, drainage, sight lines, building orientation, massing, egress, and
setbacks. The two family design standards in 6.11 have been met, including for electric
utility loads.
E. The requested use will not overload, and will mitigate adverse impacts on, the City's
resources, including the effect on the City's water supply and distribution system,
sanitary and storm water collection and treatment systems, fire protection, streets and
schools.
F. The requested use meets any special regulations set forth in this chapter- applicable
standards for two family.
G. Compliance with the following technical performance standards:
(1) Curb cuts onto the street remain as existing.
(2) Pedestrian, bicycle and vehicular traffic movement is separated, to the extent possible,
H. The building is designed to accommodate roof top solar.
Minutes Available at WWW.NorthamptonMa.Gov
I, Carolyn Misch, as agent to the Planning Board certify that this is an accurate and true 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 and that a copy of
this decision has been mailed to the Owner, Applicant.
pg. 2
r `. RECE V�� C�
The Commonwealth of Massachuse s 406 2
W Board of Building Regulations and St dar 4on
FO
cu M ICI ALlTY
Massachusetts State Building Code, 7 0 C pT of U E
Building Permit Application To Construct, Repair,Re vati(eP R. ised ar 2011
One-or Two-Family Dwelling 4''r°N•Mq pFOlvs
This Section For Official Use Only
Building Permit Number: ► - } ---(U`{S7 Date Applied:
4. 2� Z5 _ _if _ 3.2-ZOZ3
Building Official(Print Name) signature Date
SECTION 1: SITE INFORMATION
1.1 Property Address: 103 Ryan Road 1.2 Assessors Map& Parcel Numbers
22D 10
1.1 a Is this an accepted street?yes X no Map Number Parcel Number
1.3 Zoning Information: 1.4 Property Dimensions:
2.9 Acres 99'
Zoning District Proposed Use Lot Area(sq ft) Frontage(ft)
1.5 Building Setbacks(ft)
Front Yard Side Yards Rear Yard
Required Provided Required Provided Required Provided
66'Exist. 24',17' Exist. Over 100'
1.6 Water Supply: (M.G.L c.40,§54) 1.7 Flood Zone Information: 1.8 Sewage Disposal System:
Public x❑ Private❑ Zone: _ Outside Flood Zone? Municipal El On site disposal system 0
Check if yes❑
SECTION 2: PROPERTY OWNERSHIP'
2.1 Owner'of Record:
Stephen Ferrari&Esther Ralston Florence,MA 01062
Name(Print) City,State,ZIP
103 Ryan Road 413-588-8975 Florence,MA 01062
No.and Street Telephone Email Address
SECTION 3: DESCRIPTION OF PROPOSED WORK2(check all that apply)
New Construction 0 Existing Building 0 Owner-Occupied x❑ Repairs(s) 0 Alteration(s) x❑ Addition 0
Demolition 0 Accessory Bldg. 0 Number of Units Other 0 Specify:
Brief Description of Proposed Work2:_Build out new one bed 8,000. :cessory Dwelling Unit in existing second floor sp ce.
Work to include minor rough electric work,new Heat Pump HVAC system,insulation,finishes and finish mechanical work.
SECTION 4: ESTIMATED CONSTRUCTION COSTS
Item Estimated Costs: Official Use Only
(Labor and Materials)
1. Building $ 28,000. 1. Building Permit Fee: $ Indicate how fee is determined:
5,500. ❑ Standard City/Town Application Fee
2. Electrical $ ❑Total Project Cost3 (Item 6)x multiplier x
3. Plumbing (Finish only) $ 8,000. 2. Other Fees: $
4. Mechanical (HVAC) $ 8,200. List:
5. Mechanical (Fire $
Suppression) Total All Fee
Check No.2I4Check Amount: 7 Cash Amount:
6.Total Project Cost: $ 49,700. 0 Paid in Full 0 Outstanding Balance Due:
SECTION 5: CONSTRUCTION SERVICES
5.1 Construction Supervisor License(CSL)
License Number Expiration Date
Name of CSL Holder
List CSL Type(see below)
No.and Street Type Description
U Unrestricted(Buildings up to 35,000 cu.ft.)
R Restricted 1&2 Family Dwelling
City/Town,State,ZIP M Masonry
RC Roofing Covering
WS Window and Siding
SF Solid Fuel Burning Appliances
I Insulation
Telephone Email address D Demolition
5.2 Registered Home Improvement Contractor(HIC)
HIC Registration Number Expiration Date
HIC Company Name or HIC Registrant Name
No.and Street Email address
City/Town,State,ZIP Telephone
SECTION 6:WORKERS' COMPENSATION INSURANCE AFFIDAVIT(M.G.L.c. 152.§ 25C(6))
Workers Compensation Insurance affidavit must be completed and submitted with this application. Failure to provide
this affidavit will result in the denial of the Issuance of the building permit.
Signed Affidavit Attached? Yes Q No .0
SECTION 7a:OWNER AUTHORIZATION TO BE COMPLETED WHEN
OWNER'S AGENT OR CONTRACTOR APPLIES FOR BUILDING PERMIT
I,as Owner of the subject property,hereby authorize
to act on my behalf,in all matters relative to work authorized by this building permit application.
Print Owner's Name(Electronic Signature) Date
SECTION 7b:OWNER'OR AUTHORIZED AGENT DECLARATION
By entering my name below, I hereby attest under the pains and penalties of perjury that all of the information
contained in this application is true and accurate to the best of my knowledge and understanding.
•
„Creed c R A 4 i1 `�-
Print Owner's or Authorized Agent's Name(Eeectro; Signature) Date
NOTES:
I. An Owner who obtains a building permit to do his/her own work,or an owner who hires an unregistered contractor
(not registered in the Home Improvement Contractor(HIC)Program),will not have access to the arbitration
program or guaranty fund under M.G.L.c. 142A. Other important information on the HIC Program can be found at
www.mass.gov/oca Information on the Construction Supervisor License can be found at www.mass.gov/dps
2. When substantial work is planned,provide the information below:
Total floor area(sq. ft.) 900 (including garage,finished basement/attics,decks or porch)
Gross living area(sq. ft.) 728 Habitable room count 3
Number of fireplaces 0 Number of bedrooms 1
Number of bathrooms 1 Number of half/baths 1
Type of heating system Electric Mini-Split Heat Pump Number of decks/porches 1
Type of cooling system ° Enclosed Open 0
3. "Total Project Square Footage"may be substituted for"Total Project Cost"
City of Northampton
,' Massachusetts tea? '<<e
1 ' 4 y
+ ,.. DEPARTMENT tbF BUILDING INSPECTIONS s
�' �! 212 Main Street • Municipal Building Jti pb
tr �^ r Northampton, MA 01060 �sN,yt vox.%
CONSTRUCTION DEBRIS AFFIDAVIT
(FOR ALL DEMOLITION AND RENOVATION PROJECTS)
In accordance of the provisions of MGL c 40, S54, a condition of Building Permit
Number is that all debris resulting from this work shall be disposed of in a
properly licensed waste disposal facility, as defined by MGL c 111, S 150A.
The debris will be disposed of in:
Location of Facility: Valley Rrecycling, Northampton, MA
The debris will be transported by:
JMT Services
Name of Hauler: —
Signature of Applicant: F.::—' �Z Date: q(2-d--/kA;),
CITY OF NORTHAMPTON
SETBACK PLAN
MAP: 22D LOT: 10
LOT SIZE: 2.9 Acres
REAR LOT DIMENSION: 350'+
REAR YARD
SIDE YARD See attached Site Plan SIDE YARD
FRONT SETBACK
FRONTAGE
,
City of Northampton
Massachusetts .,..
�
,417--:
,i DEPARTMENT OF BUILDING INSPECTIONS �,'
4 .1° 212 Main Street • Municipal Building
Northampton, MA 01060 v'�N ^
S �vl�
HOMEOWNERS'EXEMPTION ELIGIBILITY AFFIDAVIT
I Stephen E. Ferrari (insert full legal name), born 5/23/1952
day, year), hereby depose and state the following:
1. I am seeking a building permit pursuant to the homeowners' exemption to the permit requ rements of the
Massachusetts State Building Code, codified at 780 CMR 110.R5.1.3.1, in connection with a project or work on a
parcel of land to which I hold legal title.
2. I am not engaged in, and the project or work for which I am seeking the aforementioned homeoz •rs'exemption,
does not involve the field erection of manufactured buildings constructed in accordance with 780 IMR 110.R3.
3. I qualifij under the State Building Code's definition of"homeowner"as defined at 780 CMR 110. '65.1.2:
Person(s)who owns a parcel of land on which he/she resides or intends to reside,on w ch there is, or
is intended to be, a one-or two-family dwelling, attached or detached structures accesso to such use
and/or farm structures. A person who constructs more than one home in a two-year pen i d shall not be
considered a home owner.
4. I do not hold a valid Massachusetts construction supervision license and, except to the extent t i t I qualify for
and will abide by the Massachusetts State Building Code's requirements for the supervision of the project or work
on my parcel, I am not engaged in construction supervision in connection with any project or work involving
construction, reconstruction, alteration, repair, removal or demolition involving any activity r:gulated by any
provision of the Massachusetts State Building Code.
5. If I engage any other person or persons for hire in connection with the aforementioned project or work on my
parcel, I acknowledge that I am required to and will act as the supervisor for said project or work.
�
Signed under the pains and penalties of perjury on this� day of 4 v,9 051 , 20?
.:1. ______r
(Sign re)
A .
. .G.r.\... The Commonpveolth of Massachusetts
Department of Intlustrial Accidents
I Congress Street,Swift, 100
ill
Boston, MA 02114-2017
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.k.,... ....
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www-moss.gorldio
il arkers'Compensation Insurance Affidavit:Builders/(ontractors/Electricians/Plumbers.
it)BE FILED WITH THE PER:till-11NC AUTHORITY,
Applicant Information Please Print Leeiblv
Name(Ilusiness,'Organization individual): Stephen Ferrari
103 Ryan Road
Address:_ .. _
City/State/Zip: Florence, MA 01062 Phone FL 413-588-8975
... ,
( „
Are yeti an employer?Check the appeepriate boa: Type of project(required):
1.01 Jam a entployer with employees(full ninliOr pat-Lima• 7. 0 New construction
20 1 ant a sule proprietor or partnership and have nu employers working for me in K El Remodeling
any capacity.[Nu workers'comp.insurance ri..-quin11.]
30 J ant a huiTWOWIICT doing all work myself.[Na workias"wank immune.:n.-quiredi' 9. 0 Demolition
JO 0 Building addition
1.0 Lint a huorsxsixner and will he hiring contmours to ounduct all work on my plops:icy. 1 will
ensure that all coimacturs either have WOliCA:Valerapen3alim insurance or are sole i ll 0 Electrical repairs or additions
proprietors ix A nu L-inployees.
i 2.0 Plumbing repairs or:additions
5 1 ant a gcncral contractor and 1 lame hired the sub-contractors listed on the attached Alai_
I 3.0 Roof repairs
These sub-euntractors base empluyecs and have workers'comp.Msuranee:
14.Ei Other
we me a txsrporanitm and its uffiernhave exercised their right of exemption per fiKiL c.
131,421141,and we have no employees.[Nu workers'comp.instil-ono:required.]
Any applicant that clucks box til must a6u fill out the section below showing their workers compensation policy'information.
*Homeowners who submit this afrulatit indicating they are doing all work and then hire outside Cuatirwterc.nuast submit a new affida%it indii.unng sta:h.
:Contractors that cheek this box mina attached an additional sheet shuw in g the name of the sit h-euntraeturs and state is lankier or not those,sintic,lave
rinpluyecs. If the sub-conk-lam haw eiriplo:.CeN.they must pus lilt:their workers''Amp.pulley number.
1 am an entployier that is provhiing•voriers'compensation inilirance for my employees. Below is the polity and job site
information.
insurance Company Name:
Policy#or Self-ins.Lic.#: Expiration Date:
Job Site Address: CitylState/Zip:
Attach a copy of the workers'compensation policy declaration page(showing the policy number and expiration date).
Failure to sec.ure coverage as required under MGL e. I52,§25A is a criminal violation punishable by a fine up to S1,5001)0
andlor one-year imprisonment,as well as civil penalties in the form of a STOP WORK ORDER and a fine of up to$250.00 a
day against the violator.A copy of this statement may be forwarded to the Office of Investigations of the DIA for insurance
coverage verification.
I do hereby certify under the pains and penalties of perjury fhtif the information prorided above 1.A,I.rue fin d oyrrect.
Sianature: DaW.
Plorc 4:
Official use only. Do not write in this ureic.to be completed by city or town officiaL
city or To n: Permit/License#
Issuing Authorit (circle one):
I. Board of Health 2.Building Department 3.l'ityrrown Clerk 4. Electrical Inspector 5. Plumbing Inspector
fi.Other
Conlact Person: Phone#: