10B-101 122 audubon rd zoning hair salonZoning Board of Appeals City of Northampton
Hearing No.: ZBA- 2007 -0015 Date: December 19, 2006
APPLICATION TYPE. SUBMISSION DATE.
Special Permit Mon Nov 13, 2006
Applicant's Name:
NAME.
LUCE LORINDA A
ADDRESS:
122 AUDUBON RD
TOWN:
STATE:
ZIP CODE:
LEEDS
MA
I 01053
PHONE NO.:
FAX NO.:
(413) 584 -8786 0
GIS #
EMAIL ADDRESS:
Site Information:
Owner's Name:
NAME.
LUCE LORINDA A
ADDRESS:
122 AUDUBON RD
TOWN:
STATE:
ZIP CODE:
LEEDS
MA
01053
PHONE NO.:
FAX NO.:
(413) 584 -8786 0
GIS #
EMAIL ADDRESS:
Work Location.:
SITE ZO N I N G:
122 AUDUBON RD
RR
TOWN:
SECTION OF BYLAW:
NORTHAMPTON, MA 01060
Section 10.12
GIS #
MAP:
BLOCK:
LOT:
ACTION TAKEN:
572 1
106
1 101
I 001
Approved w/ Conditions
Reason for filing:
Convert laundry room to hair salon.
HARDSHIP
FINDINGS.
The Zoning Board granted the special permit for a Home Office /hair salon based upon the information submitted with the application.
This permit grants the allowance one non - resident employee to work at the home with the primary business owner.
The Board found that:
A. The requested use protects adjoining premises against seriously detrimental uses. The use of the property will continue to be a single
family home.
B. The requested use will have no effect on the convenience and safety of vehicular and pedestrian movement within the site and on
adjacent streets, because the site allows for a separation of vehicles and pedestrians. The number of visitors will not substantially
derogate from the use of the overall neighborhood. There is ample parking on the site to accommodate clients.
C. 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. No site changes are proposed.
D. The requested use will not have an an effect on city resources as the uses will remain the same. There is adequate on site parking to
accommodate occasional visitor /clients.
E. The requested use meets special regulations set forth in the Zoning Ordinance under section 10.12. The Board found that the number
of clients anticipated would not have a negative impact on the neighborhood. No abutters spoke in opposition to the project. The
applicant will comply with all appriate codes including plumbing codes. The Board granted the reques for one non - resident employee to
work on the premises.
F. 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 will be in harmony with the general purpose and intent of the
Ordinance.
CONDITIONS:
1. Hours of operation will be 9 a.m. -5 p.m. five days per week.
2. There shall be no more than two (2) salon chairs within the establishment. This does not include seats used by clients waiting to be
served.
GeoTMS® 1998 Des Lauriers & Associates, Inc.
•
Zoning Board of Appeals City of Northampton
Hearing No.: ZBA- 2007 -0015 Date: December 19, 2006
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
Tue Nov 14, 2006
Sat Dec 09, 2006
votes to
Thu Dec 28, 2006
David Bloomberg
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
Sat Dec 02, 2006
Wed Jan 17, 2007
Thu Dec 14, 2006
Thu Dec 28, 2006
Tue Jan 09, 2007
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
Thu Nov 30, 2006
Thu Dec 14, 2006
Thu Dec 14, 2006
Wed Dec 20, 2006
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE.
Thu Dec 07, 2006
5:45 PM
Wed Feb 21, 2007
MEMBERS PRESENT
VOTE.
Malcolm B.E. Smith
votes to
Grant
Elizabeth Wroblicka
votes to
Grant
David Bloomberg
votes to
Grant
Sara Northrup
votes tD
Grant
Bob Riddle
votes to
Grant
Elizabeth Wroblicka I David
5
Granted w / Conditions
MINUTES OF MEETING:
Available in the Office of Planning & Development.
1, Carolyn Misch, as agent to the Zoning Board of Appeals, certify that this is a true and accurate decision made by the Zoning Board and
certify that a copy of this and all plans have been filed with the Board and the City Clerk on December 20, 2006.
! certify that a copy of this decision has been mailed to the Owner and Applicant.
�. «A'ffi'l ��J��`i;4& --
NOTICE OF APPEAL
An appeal from the decision of the Zoning Board may be made by any person aggrieved and pursuant to MGL Chapt 40A, Section 17 as
amended, within (20) days [30 days for a residential Finding] after the date of the filing of this decision with the City Clerk. The date of
Ming 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 Northampton.
GeoTMS®1998 Des Lauriers & Associates, Inc.
Nothampton DPW
413 587 1583 p.2
MEMORANDUM
TO: Sara Northrup, ('hair, Zoning Board of Appeals
FR. Ned Iiuntley, P, F., Director ()f Public Works,
f)A, December 14, 2006
RL: bile! 122 Audubon Road, Hairdressing Slkup
cc . . file
7'lle Department of public Works has reviewed the above referenced application for the following liems:
Traffic:
x Volume & Impact oil City Street
_ Roadway Capacity
Adequacy of City Road Construction
x_ Site Distances
x . Parking
x Driveway Openings
Utilities;
_ _Drainage Into City Stotmwater System
Capacity of Stormwater Line
Sanitary Sewer
x _ Water
_ Other
The Department of public Works hab the following comments:
_.. _ No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Rnadway does not have udequatc capacity to handle the additional trattic
_ 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
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)
Sanitary Sewer line is not adequately sized for proposed use
Sewer line connection is not properly shown - applicant should consult with
Wirstewater ,S'uperintendent about proposed changes to the structure and sewer piping.
Water line is not adequately sized for proposed use
x Water line connection is not properly shown — applicant should consult with Water
.Steperintendenl about proposed changes to the structure and water piping.
Other Comments;
MY OF NORTHAMPTON
ZONING BOARD OF APPEALS
SPECIAL PERMIT APPLICATION
Applications WILL NOT be accepted without all of the following information.
It is recommended that you meet with the Senior Planner to review application materials prior to
submission. For an appointment, please call the Office of Planning & Development at 413 -587 -1287.
Information is located on Building Inspector's Review Form, which is a prerequisite to filing this application
Home Occupation
Sign
Detached Accessory Apartment
Attaching accessory structure to principal building
2. Permit is requested under Zoning Ordinance Section: /0, /,?age: 144
From Building Inspector's Review form
Address: �/
or
(if
4. Applicant's Information
Name � i ZOCE
5. Owner Information
(if different from Applicant)
A ress
�
Telephone
Emai
Fax
Status of
Applicant
Owner: Contract Purchaser:
Lessee: n Other.
nnz ...W
•
s ignature
IA016bi sign _ /l //t %6 Daft
I certsfy: the information contained herein is tree and accurate to the best of my knowledge; the above signs
owner(s) grant
the Board and its agents permission td enter the property to review this application; I understand a
documents will be entered into the public record and will be available an the interact; I understand that if
neighborin issues have not been addressed/ resolved prior to the beam the Board will continue the hea ring.
• Owner's signature or letter from owner authorising appiicandrepresentative to sign on behalf of owner.
6. Check boxes below indicating that you have attached /included the following documentation:
Site Vicinity Plan
(� Sketch or Plot Plan at 1 " = 40 or greater (not applicable for sign applications).
Filing Fee made Payable to the City of Northampton ($200).
Stamped, Self Addressed Envelope(s) to owner and applicant.
[Two separate rubberbanded gels of stamped envelopes addressed to each of the abutters within 300' and the
planning boards m adjacent towns. The abutters list can be found at www mrthamp q,&oft& If within 300'
of a neighboring town, the envelopes must include the abutters within said town. The return address of all the
envelopes should be labeled as: Planning and Development, City of Nordwmptau, City Hall, 210 Main Street,
Room 11, Northampton, MA 01060 -3198.
[!(A printed list of all abutters (from above section). Number of Abutters on the list is: � .
t E 12 Complete packages (original and 11 copies). Each packet must include an application material and be collated,
stapled and banded together.
Zoning Permit Review Form with Building Inspector's endorsement & Application.
[] Folded Plans - all plans of 11X17 or air e r must be folded (If 36x24 plan sheets are included, they may contain 6
full sets with the remaining 5 at 11 x17 size) and collated with each application.
❑ Building Elevations
F] Lighting, if applicable
[] Waiver Form (see below)
Waivers - The site plan MUST contam the information listed below.
The Zoning Board may waive the submission of any item, if appropriate, based upon
rationale submitted with request.. To request a waiver, check the Item number and
provide the reason for the request. If you are not ruling any waivers plea
note that on this form.
❑ Site plan(s) at a scale of V=410' or greater
❑ Name and address of the owner and the developer, name of project, date and scale plans:
❑ Plan showing Location and boundaries of the lot, adjacent streets or ways
- all properties and owners within 100 feet
- all zoning districts within 100 feet
❑ Existing and proposed buildings, setbacks from property lines, building elevations
Present & proposed use of the land, buildings:
416noo5 2 003.pdf
0
[Location of parking & loading areas OR driveways
— access & egress points
— public & private ways
— walkways
A E f Location and description of public & private ways, Utilities, easements
tj A L1 Existing &proposed landscaping, trees and plantings (size & type of plantings)
buffers and/or fencing:
❑ Signs - existing and proposed, location, dimensions/height, color and illumination
❑ Lighting - Location/Details
0311'I understand that it is required that I take this application to get date stamped at the City Clerk's Office
first, prior to filing it with the Northampton Planning and Development Office.
7. Describe proposed project/work below:
Coo G'P rT //.? -v, d,X
Oo /n e p lug Z I n 41
dd, ti4r � /U e U r d /�a P
8. Special Permit Approval Criteria. (If any permit criteria does not apply, explain why)
Use additional sheets If necessary. Assistance for completing this information is available through the
Office of Planning & Development.
A. How will the requested use protect adjoining premises against seriously detrimental uses?
�' ^emcSeS'
How will the project provide for I Tv
surface water drainage: 1tl(0 /
sound and sight buffers: /u U - A ,0 N �- e-
the preservation of views, light and air: /Vet r A A-11 � 'e-
B. How will the requested use promote the convenience and safety of pedestrian movement within the site and
on adjacent streets?
iu� r e �y
How will the project minimize traffic impacts on the streets and roads in the area?
e /U t, d en � qt h �s uVI 1/ h
4/6/2005 S /11 /1 L 3 003.pdf
•
Where is the location of driveway openings in relation to traffic and adjacent streets?
Vt W fi`/ t' � If S-/ a. 51 i
What features have been incorporated into the design to allow for
access by emergency
vehicles:
the safe and convenient arrangement of parking and loading
spaces: N/A
provisions for persons with t t
disabilities: ) �= 0- J �� �` '
C. How will the proposed use promote a harmonious relationship of structures and open spaces to
the natural landscape:
Y,
to existing buildings: n
other community assets in the C (") h /1
area:
D. What measures are being taken that show the use will not overload the City's resources, including:
water supply and distribution j
system: c�
415 hill l a
sanitary sewage and storm water collection and treatment
systems:
fire protection, streets and
schools: IV 0 C h p.11
How will the proposed project mitigate any adverse impacts on the City's resources, as listed
above? ..,% /171 L����' �'f !J tcv // 6 1111�7
60
E. List the section(s) of the Zoning Ordinance that states what special regulations are required for the
proposed project (Accessory apartment, home occupation, signs accessory structure, etc.):
/oi /a.
How does the project meet the special requirements? (Use additional sheets if necessary)
4/6/2005 4 003.pdf
s
Application for Home Occupation a Hair Salon
Lorinda Luce
122 Audubon Road
Leeds, Ma.
I am applying for a permit to create a hair salon in my home at 122
Audubon Road in Leeds.
The size of the salon will be small utilizing a small room that is on the
back of the home. I believe it will meet the requirements set forth in Section
10.12 Home Occupation Special Permit Criteria.
1. It will be secondary and incidental to our home .
2. It will not have more than one other person engaged in the occuption
as it will be very small.
3. It will not occupy more that 40% of the gross combined floor area of
the house.
4. There will not be more that one sign to advertise the occupation.
5. We will only sell goods from the premises as the Zoning Board
expressly permits.
6. No goods will be produced on the premises to be sold.
7. We will meet the hours of operation the as stated in the Special
Permit.
8. Deliveries will be very minimal. Once a week or less.
9. Home Occupation will not take place in an accessory structure.
10. It will not produce noise, odors, etc. beyond the lot line.
11. It will conform to all codes.
•
F. Explain why the requested use will:
not unduly impair the integrity or character of the district or adjoining ,
zones: y
f
not be detrimental to the health, morals or general welfare:
f
be in harmony with the general purpose and intent of the Ordinance:
U0 tvrn � ss
G ' Explain how the requested use will promote City planning objectives to the extent possible and will not
adversely effect those objectives, defined in City master study plans adopted under M.G.L. Chapter 41,
Section 81-C and D.
416/2005 5 003.pdf
0 PLAT NOT FOR RECORDING PURPO'
71.26'
10 0.0 0 '_-- -_
F40'
Plan B Page 10 L t #2
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LO
1' 1#1 22 rr/
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206.19'
Audubon Road
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Easement of City Of
Northampton Water Dept.
see: Plan Book 78 Page 10
To: The Florence Savings Bank &
The First American Title Insurance Company
I HEREBY REPORT THAT I HAVE EXAMINED THE PREMISES, AND BASED ON EXISTING MONUMENTATION, ALL EASEMENTS, ENCROACHMENTS
AND BU HAT THE PROPERTY IS NOT LOCATED IN A FLOOD PRON AREA AS SHOWN ON FEDERAL INSURANCE MAPS FOR COMM UNITY
REPORT
NUMBER
DATED- March 1 1992
SURVEYOR:
`t ( -i RICHARD
J. z
LAf1ARGE. SR.
634605 ne
NOTE
THIS PLAT FOR MORTGAGE LOAN PURPOSES ONLY AND DOES
NOT CONSTITUTE A PROPERT SURVEY.
MORTGAGE LOAN INSPECTION PLAT
Northampton, Massachusetts
Prepared For
Lorinda A. Luce
Scale: 1" =200'
Richa J. LaBarge, Sr., Registered Professional Land Surveyor
2
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abutters[l]
Subject_Parcel_ID, Abutter_Parcel_ID, Location, Owner, Address, City, State,
zip-code
RD,DELEVINGNE
lOB- 101 - 001,05 - 017- 001,AUDUBON RD,STASZJANE K N 1LEEC3 AUDUBON
ROOT&,141
RD,LEEDS,MA,01053
1OB- 101 - 001,05 - 018- 001,AUDUBON RD,DICKINSON JOSEPH C & NANCY W,115 AUDUBON
RD,LEEDS,MA,01053
1OB- 101 - 001,05 - 035- 001,AUDUBON RD,DELEVINGNE LIONEL,123 AUDUBON RD,LEEDS,MA,01053
1OB- 101 - 001,05 - 036- 001,AUDUBON RD,DELEVINGNE LIONEL,123 AUDUBON RD,LEEDS,MA,01053
10B- 101 - 001,05 - 047- 00I,AUDUBON RD,FAIVRE FRANKLIN R & MARY E,P.O. BOX
252,LEEDS,MA,01053
1OB- 101 - 001,10 - 006- 001,RESERVOIR RD,NORTHAMPTON CITY OF,210 MAIN
STREET,NORTHAMPTON,MA,0
1OB- 101- 001,10B- 001- 001,AUDUBON RD,WATTERS JOSEPH A & SARA S,150 AUDUBON
RD,LEEDS,MA,01053
1OB- 101- 001,lOB- 002- 001,AUDUBON RD,EVANS ALAN J & DEBORAH A,112 AUDUBON
RD,LEEDS,MA,01053
lOB- 101- OO1,lOB- 003- 001,AUDUBON RD,LASHWAY WILLIAM J & LEE H,94 AUDUBON
ROAD,LEEDS,MA,01053
1OB- 101- 001,1OB- 004- 001,AUDUBON RD,LASHWAY WILLIAM J & LEE H,94 AUDUBON
RD,LEEDS,MA,01053
1OB- 101- 001:10B- 005- OOI,AUDUBON RD,LASHWAY WILLIAM J & LEE H,94 AUDUBON
ROAD,LEEDS,MA,01053
1OB- 101- 001,10B- 006- 001,AUDUBON RD,WASHBURN TIMOTHY F & JULIA J,93 AUDUBON
RD,LEEDS,MA,01053
10B- 101 - 001,10B- 007- 001,AUDUBON RD,DONALDSON LYNNE,74 AUDUBON RD,LEEDS,MA,01053
lOB- 101- 001,10B- 039- 001,AUDUBON RD,LASHWAY WILLIAM J & LEE H,94 AUDUBON
ROAD,LEEDS,MA,01053
1OB- 101- 001,10B- 073- 001,AUDUBON RD,HEON CONRAD N,134 AUDUBON RD,LEEDS,MA,01053
1OB- 101- 001,10B- 099- 001,RESERVOIR RD,LAMOUREUX ROLAND A & GLADYS A,71 RESERVOIR
RD,LEEDS,MA,01053
1OB- 101- 001,10B- 101- 001,AUDUBON RD,LUCE LORINDA A,122 AUDUBON RD,LEEDS,MA,01053
1OB- 101- 001,1OB- 102- 001,AUDUBON RD,DEANE PRISCILLA & JAMES G,111 AUDUBON
RD,LEEDS,MA,01053
IOB-101-001 , 10B-103-001,RESERVOIR RD,LYNDS KENNETH W & KAREN A,71 RESERVOIR
RD,LEEDS,MA,01053
lOB- 101 - 001, 999 - 999- OOO,PlanningBoard,Haydenville Town
Hall,HAYDENVILLE,MA,01039 -0447
1OB- 101 - 001, 999 - 999- 000,PlanningBoard,Haydenville Town
Hall,HAYDENVILLE,MA,01039 -0447
1OB- 101 - 001, 999 - 999- OOO,PlanningBOard,Haydenville Town
Hall,HAYDENVILLE,MA,01039 -
1OB- 101 - 001, 999 - 999- OO1,PlanningBOard,Westhampton Town Hall,WESTHAMPTON,MA,010
1OB- 101 - 001, 999 - 999- OO1,PlanningBoard,Westhampton Town Hall,WESTHAMPTON,MA,01027
lOB- 101 - 001, 999 - 999- 001,P1anningBoard Westhampton Town Hall,WESTHAMPTON,MA,010
1OB- 101 - 001, 999 - 999- 002,P1anningBoard :Easthampton Town Hall,EASTHAMPTON,MA,0102
IOB- 101 - 001, 999 - 999- 002,P1anningBoard, Easthampton Town Hall,EASTHAMPTON,MA,0102
1OB- 101 - 001, 999 - 999- 002,P1anningBoard, Easthampton Town Hall,EASTHAMPTON,MA,0102
lOB- 101 - 001, 999 - 999- 003,P1anningBoard,Hatfield Town Hall,HATFIELD,MA,01038
1OB- 101 - 001, 999 - 999- 003,P1anningBoard, Hat field Town Hall,HATFIELD,MA,01038
1OB- 101 - 001, 999 - 999- 003,P1anningBoard,Hatfield Town Hall,HATFIELD,MA,01038
1OB- 101 - 001, 999 - 999- 004,P1anningBoard,Hadley Town Hall,HADLEY,MA,01035
1OB- 101 - 001,999- 999- 004,P1anningBoard,Hadley Town Hall,HADLEY,MA,01035
lOB- 101 - 001, 999 - 999- 004,P1anningBoard,Hadley Town Hall,HADLEY,MA,01035
Page 1
File # MP- 2007 -0037 0
APPLICANT /CONTACT PERSON LUCE LORINDA A
ADDRESS/PHONE 122 AUDUBON RD (413) 584 -8786 ()
PROPERTY LOCATION 122 AUDUBON RD
MAP l OB PARCEL 101 001 ZONE RR
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
ZONING FORM FILLED OUT ENCLOSED REQUIRED DATE
Fee Paid
Tyaeof Construction: HOME OFF /OCC REG - HAIR SALON
New Construction
Non Structural interior renovations
Addition to Existing
AccessM Structure
Building Plans Included:
Owner/ Statement or License
3 sets o f Plans / Plot Plan
THE FOLLOWING AC ON HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION P NTED:
Approved Additional permits required (see below)
PLANNING BOARD PERMIT REQUIRED UNDER: §
Intermediate Project: Site Plan AND /OR Special Permit with Site Plan
Major Project: Site Plan AND /OR Special Permit with Site Plan
ZONING BOARD PERMIT REQUIRED UNDER: 10, 1-7—
Finding Special Permit C/ Variance *
Received & Recorded at Registry of Deeds Proof Enclosed
Other Permits Required:
Curb Cut from DPW
Septic Approval Board of Health
Permit from Conservation Commission
Well Water Potability Board of Health
Permit from Elm Street Co sion
Signature of Building Offic
Permit from CB Architecture Committee
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.
Water Availability Sewer Availability
* Variances are granted only to those applicants who meet the strict standards of MGL 40A. Contact the Office of
Planning & Development for more information.
Date Filed
REGISTRATION OF HOME OFFICE/ OCCUPATION ( 510.2 &
With the Building Inspector
�K q9:,
File
11_ 11)
�( 1 U
1. Name P of Ap icant - L Telephone: tl
Address:,
1 GC
:
2_ Cluner_o£ groper 4� Telephone: 5c
Address: 1 a
3. Status of Applicant:_Z_ Contract Purchaser Lessee
Owner )
Other (explain:
4. Parcel Identification: Map I �� , Parcel �
Zoning District(s) (include overlays)
Street Address
5_ Narrative Des of Pro osed Home Office: (Use additional sheets
if necessary) p S
6- Is this a legal residential building? � NO
7- Will there be an employee /owner who doesn't live in the home Y hO
8 _ Will you ever see clien s or customers at your site? YES O
How often 5 Q S
For what purposes
9_ Will there be any signs for the Home Orrice? ^ YE NO
10_ Will there be any goods sold from the premises or any sale om
goods stored on premises, either retail or wholesale, or any
display of goods on premises- YES
11- Will there be any outdoor storage of .materials? YES o
T
12. Will your use be totally within a building and not cause any
outward manifestation (including traffic generation, parking
congestion, noise, air pollution' materials storage)? YES NO
If NO explain:
13 _ Attach Plans (if applicable)
14. Certification: I hereby certify that the information contained herein
is true and accurate_ I understand that if any information is incorrect,
my permit is null and void and I may be liable for no criminal inn�es and
criminal and civil actions_
Date: Applicant's Signatur
THIS SECTION FOR OFFICIAL USE ONLY:
Approved as presented /based on information presented
APPROVAL EXPIRES ON DECEMBER _31 OF THIS YEAR AND MUST THEN BE RENEWED
Denied as presented - - Reason:
Signature of Building Inspector Date
NOTE: 1==uanoo of c pormtt does not relieve an applicant's burden to comply with all zoning roquiremonts and obtain all roquirod pocrnits
from the Board of Health, Consorvation commission, Department of Public Works and other applicable r>ormh crantlnc authorltios.