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13-075 84 marian st board of appealsr I% W _ CITY OF NORTHAMPTON MASSACHUSETTS JAMES C. O'DONNELL CITY SOLICITOR THOMAS P. NAGLE, JR. ASSISTANT CITY SOLICITOR BOARD OF APPEALS DECISION 1.w In RE: The Petition of Peter and Ann Pufall for a Variance This is the decision of the Board of Appeals of the City of Northampton on a petition filed by Peter and Ann Pufall requesting a variation from the requirements of Article VI, Section 6.2 of Chapter 44 of the City Ordinances of the City of Northampton, for the purpose of construction of a two -story attachment to their home. The premises affected are located at 84 Marian St., Northampton and are designated as Parcel 75, Sheet No. 13 of the Assessors' Plan. The public notice on this matter was published in the Daily Hampshire Gazette on February 3 and February 10, 1976. The Planning Board recommended approval of the request because the section of the zoning ordinance under which the request is being made is being considered for modification. The Board of Appeals hearing was held at 7:30p.m. in the Council Chambers, City Hall on February 24, 1976. The Chairman., Charles W. Dragon, presided and the other members, Armand Moggio and Thomas Brushway, were present. Also present were Clare Fennessey, Clerk, Mr. and Mrs. Pufall, Alan Marvelli and several interested citizens. Mr. Pufall noted that the Board had received a letter from David Cohen, a neighbor and an abutter, requesting that the hearing be delayed until his return from Sweden in June so that he might have the opportunity to oppose the application. Mr. Pufall asked the Board to grant an extension so that Mr. Cohen might have the opportunity to voice his objections and present an alternative plan. Mr. Dragon said that Mr. Pufall could withdraw the petition but that if a new application is filed at a later date, the filing fee and charges for notifying the abutters would have to be paid again. Mr. Pufall was reluctant to do this. Mr. Dragon suggested that he proceed with his presentation, and if the variance is granted, he could then discuss the changes in the plans with Mr. Cohen. Is CITY OF NORTHAMPTON MASSACHUSETTS JAMES C. O'DONNELL CITY SOLICITOR THOMAS P. NAGLE, JR. ASSISTANT CITY SOLICITOR -2- Mr. Pufall said that the size of his family has increased since he pur- chased the home and he now needs more living space. The home has no garage. The proposed structure would have a garage on the first floor, while the second floor would be used for a bedroom and a study. He had contacted a contractor some time ago and plans had been drawn up. In the meantime, he had gone to Europe for a year, thus interrupting the project. Upon his return, he again began preparation for the addition, but before completion, the new zoning ordinance had been adopted, resulting in the need for a larger setback. In order to comply with the new zoning ordinance, he would have to move the proposed structure to another location on the property, thus adding greatly to the original cost of the project. Floor plans of the home were then shown to the Board. Mr. Pufall said that it had been suggested that the new addition be located at the rear of the home, but this would entail huge expenses because kitchen and bathroom plumbing would have to be relocated. Alan Marvelli, 100 Marian Street, appearing on behalf of Mr. Cohen, opposed the request. At this point Mr. Dragon explained to the petitioners that the Board must make a decision within sixty days. The matter was then taken under advisement and the hearing was adjourned at 8:10p.m. The meeting for the purpose of making a decision on the request for a variance for Peter and Ann Pufall to construct an attachment to their home was called to order at 7:25p.m. in the Council Chambers by the Chairman, Charles W. Dragon. The minutes of the public hearing were read into the record and approved unanimously. CITY OF NORTHAMPTON MASSACHUSETTS JAMES C. O'DONNELL CITY SOLICITOR THOMAS P. NAGLE, JR. -3- ASSISTANT CITY SOLICITOR '"W( The Chairman stated that the logical place for the Pufalls to construct the addition to the home would be on the rear of the house. However, because of the cathedral ceilings and the location of the plumbing, the expense involved would cause financial hardship to the petitioner. He further stated that the home would remain a single family home and, there- fore would not change the character of the neighborhood. There would be no derogation from the intent of the zoning ordinance because the lot is large enough to accomodate such an addition, and there is ample space be- tween the proposed structure and the nearest abbuter for the passage of emergency vehicles. Also, the Planning Board is considering a revision in the zoning ordinance which would reduce the sidelot setback requirements. Mr. Moggio said that after viewing the site, it was obvious that changing the original plans would result in financial hardship to the peti- tioner. Mr. Brushway said that this home is consistent with the other homes in the area and an addition to it would not be detrimental to the neighborhood. Locating the addition elsewhere on the property would cause financial hardship. The intent of the zoning ordinance would not be nullified since the ordinance is being reviewed for the purpose of changing the sidelot setback requirements. The Board then voted unanimously to grant the variance. Mr. Dragon advised the petitioner that the original plans submitted to the Board would be dated and initialed by the Board members, then filed with the City Clerk, and that this plan must be followed. The meeting was adjourned at 7:25p.m.. Present and voting were Charles W. Dragon, Chairman, Armand Moggio and Thomas Brushway. Also present were Mrs. Pufall and Clare Fennessey, Clerk. Charles W. Dragon Chairman / �zti� s2 n 1%WW CITY OF NORTHAMPTON PLANNING DEPARTMENT MEMORANDUM TO: Planning Board FROM: York Phillips SUBJECT: ZBA Hearing - Variance foL Peter and Ann Pufall (ZBA No. 81) DATE: January 28, 1976 FILE: N400 -81 BACKGROUND: The property is located at 84 Marian Street (Parcel 13 -75). It is located in the SR zone. The :applicant proposes to con- struct a garage with a second story bedroom or study. VARIANCE: The construction of the proposed addition in the location requested would violate the si6elo t- setback requirement specified for the SR zone. The structr_e would extend to within 11 feet of the property line instead of the required 20 feet. (See Article VI, Section 6.2, Table of Dimensionsal and Density Re- quirements, Page 6 -2.) PLANNING DEPARTMENT RECOMMENDATION: The staff recommends approval of the variance in this particular case because (1) the large lot in question can easily accommodate this addition without any visual ill effects, and (2) the separation between the proposed addition and the abutter's (Cohen) garage is of sufficient distance to allow proper air, light, passage, etc. Note that one of the modifica- tions being considered for the new zoning ordinance is the addi- tion of a provision to allow smaller setbacks on certain pre- existing lots such as this. cc: Peter Pufall Charles W. Dragon, Chairman., ZBA Cecil Clark, Building Insp2-tr r 40 �` ZONING BOARD OFPPEA�3� ' r �. ��4�t t I 2mm rm. 4 RECEIVED ►i,r .t c• 9 d Tj, o f BOARD OF APPEALS City Hall 1'ESilu.le to >�;u all xe( 71Airea _Lnt'or� iatioiY shall be, t�rou.,:;is for deni��l of' this pF' titior:. idoti ct.: ___ s r:ti tiara must be f•i lle+' out in :inri or ty_)ewri t ten, to ther wi th i co+ _ . 7, aiic1 acc0111nttnied - by (0/fsets of plans of the af'f'ected premises loc Lion, dimensions and- area. of the lot,, aid the Iocations, dimensi.o:>> 2nd ti-e 2istance from the bouida* lines of all structures erected and to be erected. it shall be filed at the office of the Buildinc inspector and sha:t.l be. _.ccompaxiied. by a filing; f'ee of and a char ;e of B2.00 _for each perso_i entitled to notice. Ph'Ti`l'iOiv TO BOARD 01W APPEALS A PR . FAf � L ^ d .8th . M� 1 V. s t Yeiitiorar;sj,,,,Pgter,$;, .Q. .$s •. .. ��. dress.•. ,r, a.a «......«. 1'r:,mises ... ...,.Peter,P;, &,Ann,F��. l Lddress ... 8pr:iaP .� 4 <��• �s. «... «. «... ` h e p t.l ` •. O-r e i s the o :.Tiier, be x xmwx xandxixxgmmxx xbr, = x xx v0tt.x ixx=x t?' 1$ D1XXbbXX, "7fiXX0aX1XsXxB{ the premises af fected by this petition. (GrGSS out 1Yic pli! 1t%c Ja ':a -r not applicable to petitions for review). 7�'X3C 1�Q�X XX 7� 1'{0C �¢�7Q X]�3D7G3G Peti tiOl: _ _. -ereby made for a.• • • • • ...... • .. •Varia.tion from the regyir ements of �B£9 LD# 'JC�r7�ffi�7(c�C]f�9C3{�OJQXIXXgi C3�iXX�1IIff.}�� 3txBCp CJ ffiXJUX>!dXxX Article VT Tab Le of Dimensiona L and .iec 1 1 icn, e .. < • 6.• ....... of G. 44 of the City Ordinances of the G.i ty of• ,o. .... ., 1=rern _ected are situate on the ...... :1.0.4 ....... of ... Na:'a�} la.... desl-':i`:p' L' <roel•�. ••••. «c�ilee'� 1.f0•..• «•«..« « ««.Of the Assessors Pi:32. 84 Marian Street 01f' t:ie City of _,_ _ r to:': and are knovai as ..................... .................... Proposed lg4 olY of arid/or Building Existing .3$. f't .vjiO.P .Yk. X .Tt peP ........ ............ ?.0 (ft. wide x 24 ft• S Size of rG, -, b n sed ild1E.••• ••.••.......o««•.......•••.•••« deep e.•.•••...••••..... 2. O Cu7 a : . P r t rpunc #,loop ara�e anc� ICj Se: (O each floor �r • nr.• •w i e •••e ••ee «.. ... , Storage. Second floor: ,gue`st bedroom and ;study • • • • ♦ • t . 6 • « • . . . • . • . e . . . . • f « • . • . •• • « , , , , , , .. « « • • < 3 Z o n c - i . Suburban,Ressidence « •• « «. •« ......... 4. has tier_ 'Lean a pre petition conceini.nC the affected. premises ? ..... Vo .... xxxxx 1 �� C::i , _ y �, fy • a « • • • • . . • . . • . • . . • . . . • . . • .. • • • e • • . • • • . • • • . • . ♦ • . . . • . • • • . • • • . . • • • • e r • • • • e • • . • • . . . • . . . . . . • s . • • . . • .. • . • • • • . • • • .. s • • • .. . ! . • • . . • • . • . • • < • . . . • ! • • . of pYO osnd wore. and use:.. two !st ©r�r structure w,i l l be attached to the west side of the house. The, around, floor wi L.l L be ...........• ........................e.....• • .... .. ....... used fora sinle . car . - �ara e and The second. f Loor which . . • . • . . . . i . « . . • . . . . • . . . f . . . . . . . . . . • . . . • . . • . . . . . . . . . . . . . .. . . . . . . . . . . ca.n be entered from the second floor of the ex etin e will he. ............................. . .. . . . . . . used for a study and an extra bedroom • • . . . . • . . • . . . • • • • • • .. • • . ! • . • • • • • . .. . . • • • • • • • .. • . • . • • . • • . • . . • . • • • . . • . • .. • • • • . 6. Tho reasons upon which this petition is based_ are as follows: 1 ) Wq . oxv.q .1PAPnded .to. I)AL ld. an •adcLU ion. .ailace• .vie. ho.4g�t..tte.1%owse. Lrl .1972 but delayed for financial reasons. 21,We,were out of the country for a . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . ........ . . . . • • . ...... year(197?s� :75 ), and . intended . to • start on l return, midVpmmer 1 « 9 � �; • • , � . , If . .... ... .....a .. .. .. we had been ah le to ,gt�rt ,hPpx� ,th�.t •4uT..R later .�►OU. .t�aV.� ,comp•1.ied..�a.th . . the zoning code. .4 �. C�,ur farm Ly, ie , ge < tt in d er • a e , tb ,� pMd our •. .. three • bedroom • house. • • • • • • • • • • • • . ! • • « • P • . • • s • • . .. • r ! ! f ! • . . . . . . • • . . • .Date Signature of owrlei r agent C5 (OVER) I (we) hereby certify that the persons below are all the owners of the property abutting the premises affected, and the owners of land next adjoining the land of the abuttors, the parcels being identified by reference to the Assessors' maps, Page and Parcel Number, as they appear on the most recent tax list. Assessors' IyFaps, Page and Part' e l Names ... David. aQten ................... Addresse s.9 Marian ,St:......... No. j.3 ..... . . A [a n Marve L L - I QQ. Yailian..gts ................ 1.3.... 7. • . • • • . . • . . • . • • . • . • . • • .. . • • e . AEL ...................... .. 7.6.Vxr.i4P.M.................. �.�.�..7?�... ...� h©mm .Grp.M9C l.. • ....... • ....... .. ]�XwzQ 1. J44QQ ................ ? :... A7.. . ...%w .44QQ. ma lty. zcurt ........... . A50. X...King .St. ............... ;.a .... a-.Q 3 ... RaYm or1q.J..Awb.�A ................ ..1.0. Mar !an .St................. 13.....7$.. •Qeore .:. Srten ...... • . .. .. Maiz 1�Ln..5ts ................ .....7.7... �F.,�iaterh�ue...•.........•. . •9 ?.MArian,sts ................. �..... ... a ite u. Uns24 ............... • • .... ..$9. Magiay..St.................. J.a .... S.2 . . ..• .. ... ne .$: �i�..........•.....•... .. 69 .Ma•�ian..� ,it .................. J.3..... 8A.. ... Fp; to }n .N.e1.4.�.................... . . 31•MaxiaV..St.................. J.3....57.. Richard L. Emery 2U,Hckory,,I� „ �••„ 2 ; 7,2 ......... ......... . ................•. .. ... W L Liam R. Jarvis ...... ..46. J�Atj 11. Tangy ................ .... 5A .. Lester P . Baker .I JA4 L. Triad ................ Ia ............ . .. . .. Edward , F • S 4 ands ................. ..Laurel .Lane ................... 1.3 .... )•.8 .. ...Ane�rev:.P:. Sa en ki:..Jrt........ .A4 . ROgk1- LM.H�.i hte• ......... .... .. Armpnd .j: DLIVNau .................. ..U. ROCK la 4.11 e�g4tr.......... 1.3 ....19. - 2 • • • . . Carimer & He Len Pecynski,,,,, , �,2,; AQQ �,•$t., �Wa_ all •II �� 4 . 3 .•.• 1Caw .... ... . ...�, . Ajjla:svp..& .E,L.azabeth .Bour..harcl .. 22.5hertan.. Ave .............. 13 ...... 3.. Anthony W N imohay . 4 Trurtee�) < . • . . • Z �. Haw Ley S ................. 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Y . • . • • • . • . • . . . • • • . . . . • . . . . • . . • . . . . • • . • . • . • . . . . . • . . . . . • . n . . • . ^ • • • . . . . • • . . . . . • . . . .. . . i ^ ^ w e ♦ . • . . . . . . . . . • . . . • . • . • . . . . • • . . • . . . . . . . . . . . . . . . . . . . . . . • . . . • . . • . • • . . . . . . . . • • . . • . • • . . . . • . • . . . . . . • • . . . . . . . • . . . . . • . . . . . • ! • . — '�.i. . • . . . . ai�;�ia.ture _ II C ----- - -._-- ----- - - - - -- asa H weasa� A R T R '1... -.WW CITY OF NORTHAMPTON PLANNING BOARD NORTHAMPTON, MASSACHUSETTS 01060 (413) 584 -0344 February 17, 1976 Mr. Charles W. Dragon Chairman Board of Appeals Northampton, Massachusetts OPINION OF THE PLANNING BOARD ON THE MATTER OF Peter and Ann Pufall's request for a variance to construct a two -story attachment to an existing home - The Planning Board, at its meeting of January 28, 1976, reviewed the application and voted to express its opinion to the Zoning Board of Appeals that, from a planning point of view, the Board could see no derogation from the intent of the zoning ordinance, nor any injury to the neighborhood. Furthermore, the Board is currently considering a change in the zoning ordinance to remove the inconsistency which exists regarding setbacks for attached vs. detached accessory struc- tures. If you have any further question, ase c nta me. t rk Ph llips lanning Director cc: City Solicitor Peter and Ann Pufall Building Inspector