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Town of North Andover , NaRTN
Office of the Zoning Board of Appeals o o`s,,•. •'���
Community Development and Services Division •
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27 Charles Street " ,r•
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North Andover,Massachusetts 01845 'Ss„cN�s�t
D. Robert Nicetta Telephone(978)688-9541
Building Commissioner Fax(978)688-9542
Any appeal shall be filed Notice of Decision
within(20)days after the Year 2004
date of filing of this notice
in the office of the Town Clerk. Property at: 122 Farnum Street
NAME: Karl Arakelian HEARING(S): March 9,2004
ADDRESS: 122 Farnum Street PETITION: 2004-008.
North Andover,MA 01845 TYPING DATE: 03-11-04
The North Andover Board of Appeals held a public hearing at its regular meeting on Tuesday,at
7:30 PM upon the application of Karl Arakelian,122 Farnum Street,requesting a Variance from
Section 7,Paragraph 7.3 &Table 2 of the Zoning Bylaw for the left side setback in order to enlarge
an existing sun room and deck with a proposed 2 story addition on a pre-existing,non-conforming
lot. The said premise affected is property with frontage on the Northeast side of Farnum Street
within the R-2 zoning district. The legal notice was published in the Eagle Tribune on February 23
&March 1,2004.
The following members were present: Walter F. Soule,Ellen P.McIntyre,Joseph D.LaGrasse,Joe
E.Smith,and Richard J. Byers.
Upon a motion by Ellen P.McIntyre and 2nd by Richard J.Byers,the Board voted to GRANT a
dimensional Variance from Section 7,Paragraph 7.3 and Table 2 of the Zoning Bylaw for relief of
the left side setback of 10.6' in order to expand an existing sun room and deck into a proposed 2
story addition and deck per Variance Plan, 122 Farnum Street,North Andover,MA prepared for
Karl Arakelian,Date: Feb 11,2004 by James E.Franklin,P.L.S.#37045,New England Engineering
Services,60 Beechwood Drive,North Andover,MA and Electrical&Floor Finishes Plans,the
Arakelian Residence,Date:03/21/02,8/09/02,sheet no:A1.2 and Floor Plans,the Arakelian
Residence,Date:02/20/02, 10/20/03,sheet no:A05 by HDG,The Harris Design Group,4550
Montgomery Avenue, Suite 320N,Bethesda,Maryland 20814;with the following condition:
1. The applicant shall provide a floor plan of both floors for the record in the Zoning Board
files. Voting in favor: Ellen P.McIntyre,Joseph D.LaGrasse,Joe E. Smith,and Richard J.Byers.
Walter F. Soule abstained.
Upon a motion by Ellen P.McIntyre and 2nd by Richard J.Byers,the Board voted to find that the
phrase"pre-existing,non-conforming lot"in the legal notice is incorrect. Voting in favor: Ellen P.
McIntyre,Joseph D.LaGrasse,Joe E. Smith,and Richard J.Byers. Walter F. Soule abstained.
The Board finds that the applicant has satisfied the provisions Section 10,paragraph 10.4 of the
Zoning Bylaw and that the granting of this variance will not adversely affect the neighborhood or
derogate from the intent and purpose of the Zoning Bylaw.
Pagel of 2
OD
Board of Appeals 978-688-9541 Building 978-688-9545 Conservation 978-688-9530 Health 978-688-9540 Planning 978-6819535
Town of North Andover
Office of the Zoning Board of Appeals
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Community Development and Services Division
qL
27 Charles Street " �;,��•
North Andover,Massachusetts 01845 ,sswcMusEs
D. Robert Nicetta Telephone(978)688-9541
Building Commissioner Fax(978)688-9542
Furthermore,if the rights authorized by the Variance are not exercised within one(1)year of the
date of the grant,it shall lapse,and may be re-established only after notice,and a new hearing.
Furthermore,if a Special Permit granted under the provisions contained herein shall be deemed to
have lapsed after a two(2)year period from the date on which the Special Permit was granted unless
substantial use or construction has commenced,it shall lapse and may be re-established only after
notice,and a new hearing.
Town of North Andover
Board of Appeals,
.may �
Walter F. Soule,Vice Chairman
Decision 2004-008.
M107AP73.
Page 2 of 2 moo_
Board of Appeals 978-688-9541 Building 978-688-9545 Conservation 978-688-9530 Health 978-688-9540 Planning 978-688-9535
Town of North Andover t NOR*h
O ,neo •°11.
Office of the Zoning Board of Appeals ? •`�' ' '' °p
Community Development and Services Division
27 Charles Street ` °o ----��r'
North Andover,Massachusetts 01845 CNus�t
D. Robert Nicetta Telephone(978)688-9541
Building Commissioner Fax(978)688-9542
I
Legal Notice
North Andover,Board of Appeals
Notice is hereby given that the Board of Appeals will hold a public hearing at the Senior
Center, 120R Main Street,North Andover, MA on Tuesday the 9th of March, 2004 at
7:30 PM to all parties interested in the appeal of Karl Arakelian, 122 Farnum Street,
requesting a Variance from Section 7, Paragraph 7.3 & Table 2 of the Zoning Bylaw for
the left side setback in order to enlarge an existing sun room and deck with a proposed 2
story addition on a pre-existing, non-conforming lot.
The said premise affected is property with frontage on the Northeast side of Farnum
Street within the R-2 zoning district.
Plans are available for review at the office of the Building Department 27 Charles Street,
North Andover, MA, Monday through Thursday from the hours of 9:00 AM to 2:00 PM.
By order of the Board of Appeals
William J. Sullivan, Chairman
Published in the Eagle Tribune on February 23 &March 1, 2004.
Legalnotice 2004-008.
M107AP73.
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Board of Appeals 978-688-9541 Building 978-688-9545 Conservation 978-688-9530 Health 978-688-9540 Planning 978-688-9535
No.: Date
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WHITE: Applicant CANARY:Department PINK:Treasurer
TOWN OF NORTH ANDOVER VARIANCE
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ZONING BOARD OF APPEALS Nz
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Procedure & Requirements
For an Application for a Variance
Ten (10) copies of the following information must STEP 6:SCHEDULING OF HEARING AND
be submitted thirty QJ0 days prior to the first public PREPARATION OF LEGAL NOTICE:
hearing. Failure to submit the required information The Office of the Zoning Board of Appeals schedules
within the time periods prescribed may result in a the applicant for a hearing date and prepares the legal
dismissal by the Zoning Board of an application as notice for mailing to the parties in interest (abutters) and
for publication inahe newspaper.. The petitioner is
incomplete. notified that the legal notice has been prepared and the
The information herein is an abstract of more specific cost of the Party in Interest fee.
{' requirements listed in the Zoning Board Rules and
Regulations and is not meant to supersede them. Items that STEP 7• DELIVERY OF LEGAL NOTICE TO
are underlined will be completed by the Town. NEWSPAPERIPARTY IN INTEREST FEE:
The petitioner picks up the legal notice from the Office
STEP 1:ADMINISTRATOR PERMIT DENIAL: . of the Zoning Board of Appeals and delivers the legal
The petitioner applies for a Building Permit and receives notice to the local newspaper for publication.
a Permit Denial form completed by the Building
Commissioner. STEP 8: PUBLIC HEARING BEFORE THEZONING
BOARD OF APPEALS:
STEP 2: VARIANCE APPLICATION FORM: The petitioner should-appear in his/her behalf, or be
Petitioner completes an application form to petition the represented by an agent or attorney. In the absence of
Board of Appeals for a Variance. All information as any appearance without due cause on behalf of the
required in items 1 through and including 11 shall be petitioner,the Board shall decide on the matter by using
completed. the information it has otherwise received.
Step 3: PLAN PREPARATION: STEP 9: DECISION:
Petitioner submits all of the required plan information as
After the hearing, a copy of the Board's decision will be
cited in item 10 page 4 of this form. sent to all parties in interest. Any appeal of the Board's
decision may be made pursuant to Massachusetts
STEP 4: SUBMIT APPLICATION: General Laws ch:40A sec. 17,within twenty(20) days
Petitioner submits one (1) original of all the required after the decision is filed with the Town Clerk.
information and 10 xerox copies to the ZBA Secretary.
The original will be stamped by P:the Town Clerk Ste 10..RECORDING CERTIFICATE OF DECISION
tr certifying'.the time and date of filing.The remaining ten PLANS;
copies will remain at the office of the Zoning Board of The petitioner is responsibleforrecording certification of
Appeals secretary. the decision and any,accompanying plans at the Essex
County North Registry of Deeds, Lawrence
STEP 5 LIST OF PARTIES IN INTEREST Massachusetts, and shall complete the Certification of
s Once thepetfioner submits alt of the required Recordingtfortn and forward d to the Zoning�Board of,.
fl information;^the petitioner requests frorrtthe Assessorslplxols and the B101ng47.
Deprrtmetftffice
..
Office a certified list-of Parties in re
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IMPORTANT PHONE NUMBERS: -
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978-688-9541 Zoning Board of Appeals i�e(� [ Q [
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978-688-9501 Town Clerk's Office
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978-688-9545 BuildingDepartment
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FEB 1 w 2004
II
Page 2 of 4
Application for a VAR AN C E .
Zoning Board of Appeals
j 1. Petitioner: Name, address and telephone number:
Karl Arekelian
122 farnum Street-,- North Andover;-MA 01845
i
978=794-9876
'The petitioner shall be entered on the legal notice and the decision as entered above.
2. Owners of Land: Name, Address and Telephone number and number of
years under this ownership:
Karl Arekelian
122 Farnum Street, North Andover, MA 01845 978-794-9876
Years Owned Land: 6 Yearn
3. Location of Property:
a. Street:122 Farnum Street Zoning District R-2
b. Assessors: Map number 107A Lot Number 73
c. Registry of Deeds: Book Number 4851 Page Number. 89
4. Zoning Sections under which the petition for the Variance is made.
Section 7 and Table 2
`Refer to the Permit Denial and Zoning By4.aw Pin Review as supplied by the Building Commissioner
5. Describe the Variance request
Allow construction of an addition -to take the place of an=:existing sun room and.. deck
New addition to.be 16 -'4 feet from property line
The above descriptiomshaU be used for the purpose of the legai;notice and decision. A more detailed description is required pursuant to the
!oNng Boar d Rules and Regulations as toted on page 4 At`thlappiidatiott.Eaihme by the ap�iitcartt to dearly describe the request may result in
�decision that dares n�a�id�ess theinfent°.d�tf�applicant:• dEcision will be Ifo the request by t�aPPand'wiq trot it►irolsre �� s =
rdditionat items twtittcluded'a�ove. .
ia, Difference from_Zoning By-Law requirements: Indicate the dimensions that will not meet current
Law:R uirements. A and B.are in the case of a lot lit)
s
::bning BY= eq ( p'
.ot Area Open Space Percent Lot Frontage Parking Minimum Lot set Back`
Sq. Ft. Sq. Ft. Coverage Feet Spaces Front Side A Side B Rear
na na % - na - 10.6 - -
Page 3 of 4 Application fora VARIANCE
Rig
y. .
Zoning Board of Appeals
6. b. Existing Lot:
Lot Area Open Space Percent Lot Frontage Parking • Minimum Lot set. Back•
Sq. Ft. Sq. Ft. Coverage Feet Spaces Front Side A Side B Rear
44550 na na % 150 - 62.9 23.5- 35.1 .2._3
c. Proposed Lot (S):
Lot Area Open Space .Percent Lot Frontage Parking Minimum Lot set Back• .
Sq. Ft. Sq. Ft. Coverage Feet. Spaces Front Side A Side B Rear
44550 na na % 150 - 62.9 19.4 35.1 X94.9
d. Required Lot: (As required`by zoning By-Law)
Lot Area Open Space Percent Lot Frontage Parking • Minimur1ot set Back
Sq. Ft. Sq. Ft. Coverage Feet` Spaces Front Side A Side B Rear
42,560 na na % 150 - 30 30 30 __aQ
7. a. Existing Buildings:
Ground Floor Number of Total Use of
s Square feet Floors Sq. feet Building*
1682 2 3364 Single family residentian dwelling
'Reference Uses from the Zoning By-Law.State number of units in building.
b. Proposed Bu'id�ngs
. .
Ground Floor• ' um of'Total;; Use of_.
cave feet : .:,:Floorsi Sc-redeet Build
2052 2. 4104 Single family residential dwelling
'Reference Usesfrom the Zonmgt3y-Law State number Of tiffs in budding. t
8 P'efittoner and Landowner signatu�re(�) ` � .
Every application for a Variance shall'be made'on this form which is the official form of the Zoning Board of Appeals. Every application shall be filed with
the Town CleWs Office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this
application received by the Town Clerk or the Zoning Board of Appeals does not absolve the applicant from this responsibility. The petitioner shall be
responsible for all expenses for filing and legal notirkation. Falreto comply with application requirements,as cited herein and in the Zoning Board Rules and
Regulations may result in a dismissal by the ing Board of this application as incomplete.
Signature
Type above name (s) here R L t�9 au Fi_.1 A-K
1
PAGE 4OF4 E .
VAR'
ANC
7 5re�s
9. WRITTEN DOCUMENTATION
Application for a variance must be supported by a legibly written or
typed memorandum setting forth in detail all facts relied upon. When
requesting a variance from the requirements of MGLA ch.40A,Sec. 10 C. FEATURES TO BE INDICATED ON PLAN:
10.4 of the North Andover Zoning By-Law all dimensional requirements A. Site Orientation shall include:
shall be clearly identified and factually supported and addressing 1. North point "
each of the following points individually is required with this 2. zoning district(s)
application. 3. names of streets
4. wetlands to be shown on plan (if applicable)
A. The particular use proposed for the land or structure. 5. abutters of property, within 300 foot radius
B. The circumstances relating to soil conditions, shape or 6• location of buildings on adjacent properties within
topography of such land or structures especially 50'from applicants proposed structure
affecting the property for which the variance is sought 7. deed restrictions, easements
which do not affect generally the zoning district in B. Legend &Graphic Aids:
which the property is located. 1. Proposed features in solid lines&outlined in red
C. Facts which make up the substantial hardship, 2. Existing features to be removed in dashed lines
financial or otherwise, which results from literal 3. Graphic Scales
enforcement of the applicable zoning restrictions with 4. Date of Plan
respect to the land or building for which.the variance 5. Title of Plan
is sought. 6. Names/addresses/phone numbers of the
D. Facts relied upon.to support a finding that relief sought applicant, owner of record, and designer or
will be desirable and without substantial detriment to surveyor.
the public good.
E. Facts relied upon to support a finding that relief sought 10 D. FURTHER REQUIREMENTS:
may be given without nullifying or substantially Major Projects shall require that in addition to the above
derogating from the intent or purpose of the zoning features, plans must show detailed utilities, soils, and
bylaw. topographic information. A set of building elevation and
F. Submit RDA from Conservation Commission when interior of building plans shall be required when the
Continuous Buildable Area is applied for in ZBA application involves new construction/conversion/and/or
application. a proposed change in use-Elevation plans for minor
projects including decks,sheds,&garages shall be
10. Plan of Land included with a side view depicted on the plot plan,
Each application to the Zoning Board of Appeals shall be which includes aground level elevation.
accompanied by the following described plan. Plans must
be.submitted with this;application to the Town Clerk's 11. APPLICATION FILING FEES
l Office and ZBA secretary at least thirty (30)days prior to A. Notification,Fees:`'Applicant,is to ssnd by
the public hearing before the Zoning Board of Appeals. certified mail a[ll.Ile gal notices o all abutters, and.
then supply proof of mailing.to the ZBA secretary.
10 A. Major Projects Applicant is to supply stamps(appropriate
Major projects are those which involve one of the following current postage)for mailing of decisions to all
whether existing or proposed a)-five-or more-parking. parties in interestas identified:in MGLA ch..40A,
spaces, ;b)tidies ar more c9wefling units,and sec 1;1 as listed on the application ZBA Secretary
cj 2000 square feat rMate-of lmId,ing area. r will computmmtie of stamps
Minor projects that ere less than the above limits shall B. Applicant is to supply one(�i�set of addressed
require only the plan information as indicated with an labels of aba pe #o ZB Secreta ;who
ry4 _ wiltmail
asterisks ( In some cases further information may be decisions to abutters arid'parties in interest.
required C. Administrative fee of$50.00 per application.
10 B. Plan Specifications:
a) Size of plan: Ten (10) copies of a plan not to exceed
11"x17", preferred scale of 1"=40'. ♦ A Variance once granted by the ZBA will lapse in
b) Plan prepared by a Registered Professional Engineer one (1)year if not exercised and a new petition must
and/or Land Surveyor, with a block for five (5)ZBA . be submitted.
signatures and date indicated on mylar.
�oerc�
Zoning Bylaw Review Form
Town Of North Andover Building Department
27 Charles St. North Andover, MA. 01845
Phone 978-688-9545,Fax 978-688-0542
Street:.. . . . ... �a a .._ ..•A rz ir9 u r�, . _,S F. _.
Ma /Lot: b9 17 1 3
Applicant: KA P-,! R R A,x€41 ,A
Re uest: R-eAii , 401 ,O(,._ DeCK ,- caa oRf-
Date:
Please be advised that after review of your Application and Plans that your Application is
DENIED for the following Zoning Bylaw reasons:
Zoning R `a. -
Item Notes Item Notes
A I Lot Area F Frontage
1 Lot area Insufficient 1 Frontage Insufficient
2 Lot Area Preexisting {-t v 5 2 Frontage Complies
3 Lot Area Complies 3 Preexisting frontage S
4 Insufficient Information 4 Insufficient Information
B Use 5 No access over Frontage
1 Allowed S G Contiguous Building.Area
2 Not Allowed 1 Insufficient Area
3 Use Preexisting 2 Complies
4 Special Permit Required 3 Preexisting CBA e S
5 InsufficientInformation4 Insufficient Information
C Setback H I Building Height
1 All setbacks comply 1 Height Exceeds Maximum
2 Front Insufficient 2 Complies
3 Left Side Insufficient 3 Preexisting Height Lf e 5
4 Right Side Insufficient 4 Insufficient Information
5 Rear Insufficient I Building Coverage
6 Preexisting setback(s) 1 Coverage exceeds maximum
7 Insufficient Information 2 Coverage Complies
D Watershed 3 Coverage Preexisting 4- ,e 5
1 Not in Watershed -e 4 Insufficient Information
2 In Watershed j Sign
3 Lot prior to 10/24/94 1 Sign not allowed
4 Zone to be Determined 2 Sign Complies
5 Insufficient Information 3 Insufficient Information
E Historic District K Parking 4
1 In District review required 1 More Parking Required
2 Not in district 2 Parking Complies
3 Insufficient Information 3 Insufficient Information
4 Pte-existing Parkin
Remedy for the above is checked below.
Item # Special Permits Planning Board Item # Variance
Site Plan Review Special Permit Setback Variance.
Access other than Frontage Special Permit Parking Variance.
Frontage Exception Lot Special Permit Lot Area Variance
Common Driveway Special Permit Height Variance
Congregate Housing Special Permit Variance for Sign
Continuing Care Retirement Special Permit Special Permits Zoning Board
Independent Elderly Housing Special Permit Special Permit Non-Conforming Use ZBA
Large Estate Condo Special Permit Earth Removal Special Permit ZBA
Planned Development District Special Permit Special Permit Use not Listed but Similar
Planned Residential Special Permit Special Permit for Sian
R-6 Density Special Permit Special permit for preexisting
nonconforming
Watershed Special Permit
The above review and attached explanation of such is based on the plans and information submitted. No definitive review and
or advice shall be based on verbal explanations by the applicant nor shall such verbal explanations by the applicant serve to
provide definitive answers to the above reasons for Any inaccuracies,misleading information,or other subsequent
changes to the information submitted by the applicant shall be grounds for this review to be voided at the discretion of the
Building Department.The attached document titled"Plan Review Narrative"shall be attached hereto and incorporated herein
by reference. The building department will retain all plans and documentation for the above file.You must file a new permit
application form and begin the permitting process.
Building Department Official Signali Application Received Application Denied
i
Plan Review Narrative
The following narrative is provided to further explain the.,reasons for.DENIAL for the
APPLICATION for the property indicated on the reverse side:
11tw 5-ec-,)L«-4 "'7 V- 7-A
i
i
Referred To:
Fire Health
Police Zoning Board
Conservation De artment of Public Works
Planning Historical Commission
Other Building Department
NEW ENGLAND ENGINEERING SERVICES
INC .
February 11, 2004
{
North Andover Board of Appeals
27 Charles Street
North Andover, MA 01845
Re: 122 Farnum Street North Andover
Variance application
Dear Mr. Chairman:
Enclosed are plans depicting a proposed addition to the existing home at the above
referenced property. These plans are being submitted along with the request for a
variance to side setback requirement of the North Andover Zoning bylaw.
The proposed addition expands the size of an existing sun room and converts the area in
to a larger family room. The Arekelians have several children and the need for the
additional space is one of the reasons for the addition. In order to expand the living area
the only area available without re-arranging the whole interior floor plan is to the rear of
the house on the left side. The front and side of the existing house are occupied by the
new septic system. The right side of the house and rear of the house on the right side are
where the bedrooms are located and would be inappropriate for a family room addition.
When the Arekelians purchased the home they were unaware of the fact that the existing
sun room and deck did not meet the requirements of the zoning bylaw. They had planned
on expanding the home when purchasing but did not know that it existed as a non
compliant structure.
I will be at your next meeting to make a presentation to the board and to discuss this
matter.
Sincerely,
O
gamin C. Osgo Jr.,EIT
President
60 BEECHWOOD DRIVE-.NORTH ANDOVER, MA 01845-(978):686-1768-:(888)'359-7645-FAX(978)685-1099
NEW ENGLAND ENGINEERING SERVICES
INC
300 FOOT ABUTTERS LIST
SUBJECT PROPERTY
122 FARNUM STREET,NORTH ANDOVER MA.
ASSESSORS MAP#107A LOT 73
MAP LOT NAME ADDRESS.
107A
21 \OAUL&BARBARA OLSON 160 FARNUM STREET NORTH ANDOVER,MA 01845
29 WICTOR&PHILLIS ANDERSON 91 FARNUM STREET NORTH ANDOVER,MA 01845
47 tXHOMAS&ELIZABETH REICHARD 145 FARNUM STREET NORTH ANDOVER,MA 01845
48 QQOLET NOMINEE TRUST 105 FARNUM STREET NORTH ANDOVER,MA 01845
59 t�PATHERINE HUTCHINS 121 FARNUM STREET NORTH ANDOVER,MA 01845
71 VKEVIN&DIANE SHEEHAN 146 FARNUM STREET NORTH ANDOVER,MA 01845
72 ANTHONY&CHRISTINE CAGGIANO 134 FARNUM STREET NORTH ANDOVER,MA 01845
74 VAOHN&EILEEN BURNS 110 FARNUM STREET NORTH ANDOVER,MA 01845
75 ,,ROBERT%MARGARET PANGIONE 111 96 FARNUM STREET NORTH ANDOVER,MA 01845
! 76 vCLARK&ELEANOR OTIS 456 SUMMER STREET NORTH ANDOVER,MA 01845
77 `,KEVIN&MAUREEN CALLAHAN 438 SUMMER STREET NORTH ANDOVER,MA 01845
78 \/ORDER OF ST.AUGUSTINE 426 SUMMER STREET NORTH ANDOVER,MA 01845
79 /FRANCIS&DIANA DIGNAM 414 SUMMER STREET NORTH ANDOVER,MA 01845
80 ,8TEPHEN&KATHLEEN FERLAND 410 SUMMER STREET NORTH ANDOVER,MA 01845
138 DOUGLAS&ANNE BATE 38 GILMAN LANE NORTH ANDOVER,MA 01845
153 y.6EORGE GIKAS 24 GILMAN LANE NORTH ANDOVER,MA 01845
� 16 ✓ I
THIS CERTIFIES THAT ON 2/12/2004,THE APPLICANT PREPARED THIS LIST OF NAMES AND
ADDRESSES OF PARTIES OF INTEREST FROM THE RECORDS OF THE ASSESSORS.OFFICE
Wfied by
B rd of Assessor North Andover
60 BEECHWOOD DRIVE-NORTH ANDOVER,MA 01845-(978)686-1768-(888)359-7645-FAX(978)685-1099
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