HomeMy WebLinkAboutCorrespondence - 500 GREAT POND ROAD 7/12/2017 The
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July 12, 2017
Zoning Board of Appeals
120 Main Street
North Andover, MA 01845
Re: Variance— Patio/Fire Pit and Retaining Wall
500 Great Pond Road (Assessors Map 63, Parcel 12)
Owner/Applicant: North Andover Country Club
Dear Board Members:
We have been retained by the North Andover Country Club to assist them with the
design/permitting of a proposed patio/fire pit at the existing club house. Please find attached a 1
variance application and design plans for the construction of a patio/fire pit with associated
landscaped areas and retaining wall within the Non-Disturbance Zone associated with Lake
Cochichewick.
i
The property is located within the Residence 1 (R-1) Zoning District as welt as the Watershed l
Protection District, The proposed patio is located within the non-disturbance zone associated
with Lake Cochichewick, therefore, a Special Permit from the Planning Board is required. Usually
a patio is not considered a structure, however, since the proposed patio is elevated the Building
Inspector has ruled that it is considered a structure, therefore requiring a variance from the
Zoning Board of Appeals for a new permanent structure within the non-disturbance zone
pursuant to Section 4.136(3)(c)(U)(3) of the Town of North Andover Zoning Bylaw.
The existing lot exceeds the minimum lot area and frontage requirements with a lot area of
819,000 SF +/- (87,120 SF min required) and lot frontage of 1,100' +/- (175' minimum required).
The proposed patio meets all dimensional setbacks;. the setback to the front lot line is 104' (30'
min required), the setback to the rear tot tine is 196' (30' min required) and the setback to the
closest side lot line is 121' (30' required).
The patio/fire pit will be constructed in a manner that will promote infiltration of runoff. The
stone aggregate below the patio area will provide for the storage/infiltration of sto,rmwater
runoff, therefore providing mitigation for the increase in impervious coverage. The proposed
project will not result in any significant degradation of the quality or quantity of water in or
entering Lake Cochichewick.
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1
CIVIL ENGINEERS * LAND SURVEYORS - ENVIRONMENTAL CONSULTANTS - LAND USE PLANNERS
66 Elm Street, Danvers, GSA 01923 978.777.8588 FAX 978.774.3488 �
Providing Professional Services Since 1978
www.morincatne,roni.com
Zoning Board of Appeals July 12, 2017 2
The proposed variance meets all conditions for granting of a variance, and each of the required
elements A through F appearing in Section 9 of the variance application are addressed as
follows:
A. The particular use proposed for the land or structure:
The proposed use is for a patio area which is an allowed use in the R-1 zone.
B. The circumstances relating to soil conditions, shape or topography of such land or
structures especially affecting the property for which the variance is sought which
do not affect generally the zoning district in which the property is located.•
Based on the layout/location of the existing building and the location of the Lake there
is no reasonable alternative outside the non-disturbance zone to locate the proposed
patio to achieve the goal of the intended use. The topography in the location of the
proposed patio gently slopes away from the existing building and drops in elevation
from left to right requiring the area to be filled approximately 30 inches to create a level
patio. A retaining wall is proposed instead of grading the area in order to minimize the
amount of disturbance. These conditions are unique to this lot and do not affect
generally the zoning district in which this property is located.
C, Facts which make up the substantial hardship, financial or otherwise, which results
from literal enforcement of the applicable zoning restrictions with respect to the
land or building for which the variance is sought:
A literal enforcement of the Zoning Bylaw, without granting relief for a variance to
construct the patio area, would render this area directly adjacent to the existing structure
as un-useable. The construction of the patio allows the club to continue to make
improvements to the facility which helps keep existing members and promotes new
memberships. Over the past several years the club has made extensive improvements to
the tennis courts and the golf course in an effort to compete with other facilities. Not
having the ability to make improvements directly adjacent to the club house building
could result in the loss of existing and potential members.
D. Facts relied upon to support a finding that relief sought will be desirable and
without substantial detriment to the public good.•
The proposed patio area will be constructed in a manner to blend with the existing
facility and landscape so it will not be a detriment to the public good. The patio will be
constructed to promote infiltration of stomrwater runoff. The volume of storage below
the patio not only will mitigate for the patio itself but it will provide additional storage
that will mitigate runoff from some of the existing roof areas as well. This additional
infiltration of clean runoff should have a positive impact as it promotes groundwater
recharge.
E. Facts relied upon to support a finding that relief sought may be given without
nullifying or substantially derogating from the intent or purpose of the Ordinance:
Allowing the construction of the patio area will not derogate from the intent or purpose
of the Zoning Bylaw because the proposed use is a permitted use in the R-1 zone. The
proposed patio has been designed to complement the existing building resulting in a
design that functions well and is visually pleasing. The ability to provide groundwater
Zoning Board of Appeals July 12, 2017 3
recharge should have a positive impact on the Lake and surrounding wetland resource
areas.
F. Submit RDA from Conservation Commission when Contiguous Buildable Area is
applied for in.'BA application.
Contiguous Buildable Area is not applicable to this application.
Based on the information presented above we respectfully request, on behalf of the North
Andover Country Club, that the Zoning Board of Appeals grant the requested variance to allow
for the construction of a patio/fire pit, with associated landscape areas and retaining watt within
the Non-Disturbance Zone to Lake Cochichewick.
We took forward to meeting, with the Board to discuss this application. If you have any
questions prior to the meeting please do not hesitate to contact me.
Sincerely,
THE MORIN-CAMERON GROUP, INC.
John M. Morin, PE
Principal
JMM/kmrn
Attachment
cc: Jeff Isbell (North Andover Country Club)
X:\NACC\3006\Ctubhouse Patio And Nrepit_2017\Docs\ZBA Variance\ZBA Variance.doc