HomeMy WebLinkAboutApplication - 35 MEADOWOOD ROAD 12/13/2017 KTOWN OF NORTH ANDOVER SPECIALvf_�r)ZONING SOAARD
291 " - 3 . i: 1
DARES ' I M Twwri� c]tib
Procedure & Requirements for
an Application for a Special
iii
TWeive (12) copies of-the lfol)oWing information must be 'STEP,C)."SCHEDULING,OFNEARINGAND
strtornitted tti c4a prier ►1 r lclio
PREPARATION OF LEGAL-NOTICE,
Fallure to submit the required Information within the The Office of the Zoning Board of Appeals schedules
time periods prescribed may result in a dismissal by the the applicant for a hearing date and prepares the legal
Zoning Board of an a2plication as Incomplete. notice for mailing to the parties in interest(abutters)and
The Information herein is an abstract of more specific for publication In the newspaper. The petitioner Is
ulremettts listed In the Zoning . md,Rules and, notified that the lege notice has been prepared and the
ReWlations and is°ram meant,to superseder thea.Do I cost of the party interest fee j
gfl�fiqn rmm all o oarrapioto Itownsthat rare a n srllne%
SM 7.DgLIVERY gF LEGAL NOTICg To J
STEP 1:ADMINISTRATOR PERMIT DE TIAL: NEWSPAPER
The petitioner applies for a Building Permit and The petitioner picks up the legal notice from the Office
receivers a Zoning Bylaw Denial form completed try the of the Zoning Board of Appeals and delivers the legal
Building Commissioner. notice to the local newspaper for publication. '
T S LlCrA O lSTEP 1, PUBLIC HEARING BEFORE THE ZONING
titicren "BOARDA Lmoth fetesaflae�foacpepn tion
Board of Appeals for a Special Permit. All Information The peftoner ould:appear1n*1tsf°herbeb0f, or'!De
as required In items 1 through and Including 11 shall be represented by an agent or attorney. in the absence of
completed. any appearance without due cause on behalf of the
petition,the Board shall decide on the matter by using
ATEP 3; PLAN PRP O the information it has received to date.
Peffloner submift,alt of the re ",�e �Alam Infoation as,
" .rt in,Sections I0.pa9ge 4 of this forma. S R 9: DECISION:
After th&haadngf,av copy,of,the Boar(?, de:cislon M0,b
S 4.. LIST OF T1ES'1I'►t I ST. seat tie ail'partl+es In Interest. Any appeal of"the Board's
The petitioner requests.the Assessors Office to compile decision may be made pursuant to Massachusetts
a certified list of Parties in Interest(abutters). General Law ch.40A sec. 17,within twenty(20)days
after the decision is filed with the Town !Aeric.
STEP 6: SUgMIT PPLIDATICtN: 1
inner 4ubmits r e{toriginal and I t Xerox copiesT A P EconnING THE DECISION
of all the.required'information to ties lI'o i CleWs,Office '.T'he Petitioner is responsible'forTecording certification of
tabe cafti ied bylbe Town Clefk Iflr ho'firne.an&1 'te 'ttTe decieiorr,„Mylar, and any.arcompanyinq plans at the
of thing. Tire oligirtrlit vAft be left&Ylne °own Uefl(s 1%kJ 1h SUV TA UVeds,354 MaT imack
Office, and the 11 Xerox copies will be left with the St., Lawrence MA 01843, and shall complete the i
Zoning Board of Appeals secretary. Certification of Recording foram and forward It to the
Zoning Board of Appeals and the Building Department.
wolt
IMPORTANT P i E 'NUMBERS:
97"W-0533-0533 ~ of Community Dev. .Services, Town-1-fall,�
1600 Osgood Sheet 120 Main Street
Building 20, Suite 2035 forth Andover, Massachusetts 01845 1
978.688-9542 f for Community Development offices 978.688-9501 Town Clerk's Office
078.888-9545 Building Department 978-888-9566 Assessor's office
978*888-9541 Zoning Board of Appeals Office
P `MGE I of 1
PAGE 2 OF 4 Date Time i
Stamp
Application aSPECIAL PERMIT .
North ANDOVER ZONING BOARD OF APPEALS:.
WE
I. Petitioner, Name, address and telephone number:
_qhael Consoli 35 Meadowood Road 978-688-6191
"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:
14 Years
-Michael and Betb Gansoll
Years Owned Land:
3, Location of Property:
a. Street:m.
.afjowood Boad Zoning District R-6
b. Assessors: Map number 25 Lot Number:24
c. Registry of Deeds: Book Number 7885 Page Number. 174
4. By-Law Sections ender which the petition for the Special Permit is made.
B-4: 4,125.16 Convert an existing dwelling to a two family)
*Refer to the Permit penial and Zoning By-Law Plan Review as supplied by the auilding Commissioner,
5, Describe the Special Permit request:
_C an e of use from single family to two family dwelling.
*71he above description shall be used for the purpose of the legal notice and decision. A more detailed description is
required pursuant to the Zoning Board Rules and Regulations as cited on page 4 of this application.
a
; v
PAGE 4 OF 4 SPECIAL PERMIT
9. WRITTEN DOGUMENTATION Dao(4)Mylar,with.orie block for Registry Use
Application for a pgcial Rem.It must be.supported-bara Only,.and one block for five(5) Zi A.signatures and
legibly written or typed memorandum setting forth in rate.
detail all facts retied upon. When requesting a Special III) Plan shall be prepared,stamped and certified by
Permit from the requirements of MGtA ch.40A, and the a Registered Professional Land Surveyor. Please
North Andover Zoning By-laws, all dimensional note that plans by a Registered Professional Engineer,
requirements shall be clearly identified and factually Registered Architect, and/or a Registered Landscape
pe ed_ l_I 1 ,a d .be A rot a y. e: egTAred for MajorProje .
addressed mkiththis application, *10C. *Required-Feat - ,Pi a
1 Site Orlentation shall include.,
1.The particular use proposed for the land or structure. 1. north point
2.The specific site Is an appropriate location for such 2. zoning district(s)
use, structure or condition. 3. names of streets
3.There will be no nuisance or serious hazard to 4. wetlands(if applicable)
vehicles or pedestrians. 5. abutters of property,within 300`radius
4.Adequate ard appr€rprWa:facilities vAl be.provided tocebons of buU&igs on,adlacera propenes
for the proper.operation'of the proposed use. within,504 from applicants proposed'structum
.The use is In hamony wM the purpose and rent.of t 7. deed restrictions, easernents.
Zoning Bylaw. H) Legend&Graphic Aids shall include:
6.Specific reference and response to the criteria 1. Proposed features in solid lines&outlined in red
required by the particular Special Permit.for which 2. Existing features to be removed in dashed lines
this application is made(i.e.the Earth Removal 3. Graphic Scales
Special Permit has unique criteria and submittal 4. Date of Plan
:n lrernws.). .5. Tilie.of mart
:6. Names add resses.and phone numbers of
10. ISL (OF LANDgpplicant, owner ofrecord,.and land.surveyor.
7. Locus.
Each application to the Zoning Board of Appeals shall
be accompanied by the following described plan. Plans 10 D. Minor Projects
must be submitted with this application to the Town Minor projects, such as decks,sheets,and garages,
Clerk's Office and ZBA secretary at least thirty(30)days shall require only the plan Information as indicated with
prior to the public hearing before the Zoning Boar€I.of an. astert.ke 0, hi sorne.cases farther WdbrffftK1oft,MAY
appeals. be=regquired
A set of',ba efevafforr plans kTa�teot 11. APPLiCATiON RUNG FEES
Architect may be required when the application
involves new constructionfa conversion/and/ora A. Notification fees:Applicant shall provide a
proposed change in use. check or money order to: "Town of North Andover"for
the cost of first class, certified, return receipt x#of
all parties in interest identified in MGLA ch. 40A§11
10 A.Major PMe s on'the abutter's.iist for the Segal notice-check.Also,
Major proje .ar'e-those,-which,lovelve or :bf the Cho applicant shall,supply last Class postage°stamp
following whether e)dsting or proposed: for each,address listed on the abutter's list.:plus an
1)five or more parking spaces, additional'2 for the decision mailing.
II]three(3)or more dwelling units, B. Mailing labels:Applicant shall provide four(4)
Yri)2000 square feet of building area. sets of mailing labels no larger than 1W 5/6A(3 copies
for the Legal mailing and one copy for the Decision
Major Projects shall require that in addition to the above mailing).
features, plans must show detailed utilities,soils, and O. See zoos.Revise'Pee Sowu#e.
topograpWa iriforniation..
M 1D. A Special Permit once granted by the ZB.A;will
*10.B. *Plan Specifications: lapse In 2(two)years if not exercised and a new
1) Size of plan: Ten(10) paper copies of a}plan not petition must be submitted. 00
to exceed 11"x17", preferred scale of 1°'=40'
35 Meadowood Road
Proposed Change in Use
Thank you for the opportunity to meet with the ZBA. My wife and I live in a 3500 sq. ft. home on E
Meadowood Road. Most of the abutting homes are in the 1,300-1,900 sq.ft. range. Our family is in need
of finding suitable housing for my in-laws who currently live in Waterbury, CT. The prices of homes in
Waterbury would yield them a sale price on their house in the $100,000-$110,000 range. That price is
well under anything that can be purchased anywhere in this area. As a realtor, I've been looking for close
to 10 years to find something for them, so I know.
We are aware that we could petition the town to build an in-law suite instead of changing use. The reason
we are not going down this route is that the future use of our home will be diminished if we have a 4,600+
sq. ft. home mixed in with the other homes in our neighborhood. If there is an opportunity to rent the
unit,when that time comes, it will make better financial sense and overall better use of the property.
For better reference of our location, Meadowood Road is located directly off of Rte. 125, near the back
entrance of Merrimack College. The four street neighborhood is abutted by the state highway on one
side, many doctors' offices and an office park on the other side, and then is surrounded on the back side
by Stop and Shop and the many businesses that run along Willow Street. Further, our neighborhood is
extremely diverse with many ethnicities. This is important to note because many of our neighbors have
multi-generational family members that come to the United States from other countries and stay with
their families in our neighborhood for weeks or months at a time or in some cases move in permanently.
Mind you,these are all in homes under 2,000 sq.ft and have at least 2 generations of families living with
them. One of our abutters has at least 3 different families living in their home. Also, there are multiple
one-family homes that are also rented out. Granted,they aren't two-family homes, but they aren't owner
occupied either.
Thank you for your consideration. My wife, myself,and our two school aged children are hopeful that we
can help our extended family make the move to Forth Andover in the near future.
Per the special permit application#9:
1. Proposed use for space is 2-family dwelling
2. The specific site meets all town zoning requirements
3. There will not be any nuisance or hazard to vehicles or pedestrians
4. All building will be in compliance with the town zoning
5. The use will be in harmony with the bylaws
6. Converting from single to two family requires special permit
Per 84;4.125.16 per the zoning bylaws
Zoning Bylaw Review Form
Town of North Andover Building Department
120 Main Street
North Andover, MA.01846
Phone 978-688-9645 Fax 978-688-9542
Street: 35 MEADOWOOD ROAD
Ma /Lot: MAP 25 LOT 24 ZONE R6 t3P31148
Appllcant: MICHAEL CO,NSOLI
Reguest; SPECIAL PERMIT—SINGLE FAMILY CONVERSION TO A TWO FAMILY
Date: 121612017
Please be advised that after review of your Application and Plans your Application is
DENIED for the following Zoning Bylaw reasons*
Zoning
Item Notes Item Notes
A Lot Area F Frontage
I Lot area Insufficient 1 Frontage Insufficient
2 Lot Area Preexisting 2 Frontage Complies X
3 Lot Area Complies X 3 Preexisting frontage
4 Insufficient Information 4 Insufficient Information
B Use 5, No access over Frontage
1 Allowed G Contiguous Building Area
2 Not Allowed 1 Insufficient Area
3 Use Preexisting 2 Complies X
4 Sp2ciat Permit Required X :3 Preexisting CBA
6 Insufficient Information 4 Insufficient Information
C Setback H Building Height
1' All setbacks comply X 11 Height Exceeds Maximum
2 Front Insufficient 2 Complies X
3 Left Side Insufficient 3 Preexisting Height
_4_ Right Side Insufficient 4 Insufficient Information
5 Rear Insufficient I Building Coverage
6 Preexisting setback s) _j_ Coverage exceeds maximum
7 Insufficient Information 2 Coverage Complies X
D Watershed 3 Coverage Preexisting
1 Not in Watershed X 4 Insufficient Information
2 in Watershed j Sign NIA
_j_ Lot.prior to 10124/94 1 Sign not allowed
4 Zone to be Determined 2 Sign Complies
5 Insufficient Information 3 Insufficient Information
E Historic District K Parking
I In District review required 1 More Parking Required
2 Not in district X 2 Parking Complies X
3 Insufficient Information 3 Insufficient Information
4 Pre-existing Parking
Remedy for the above is chocked below.
Item# Special Permits Planning Board Item ft Variance
Site Plan Review SpecialPermit Setback
Access other than Frontage Spedal Permit Parking
Frontage Exception Lot Seecial Permit Lot Area
Common Driveway Special Permit Height
Congregate Housing Special Permit 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 B-4 Special Permit Use not Listed but Similar
Planned Residential Special Permit Special Permit for Sign
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 he 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 shag be grounds for this review to
be voided at the discretion of the Building Department.The attached document fitied'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 anpw permit application form and begin the permitting process,
guilding Department Official Signature Application Received Application Denied
Denial Sent If Faxed Phone Number/Date:
https://northandoverma.viewpointcloud.corn/#/recordsl31148
*Building Permit#31148 Construction of Additions,Alterations,and Remodeling
i
1
l
0
.. 6
Location
35 MEADO'WOOD ROAD , NORTH ANDOVER,
MA
Applicant Owner
Michael rConsoli
CONSOLI, MICHAEL D. (View Owner Information)
Application Submission
Are you submitting this application as the Homeowner?"
YES
Applicant Phone Number* Applicant Marling Address
9783765755 35 Meadowrood road
Will you(the Homeowner)serving as General Contractor be doing all work yourself or will you be hiring contractors to conduct all work on property?
Hiring contractors to conduct all work
I do hereby certify under the pains and penalties of perjury that the Information provided above is true and correct.
I/
Project Information
"type of Improvement* Proposed Residential Use
Addition One-Two Family
Description of Work to be Performed' Is property on Town water
build a 1 leve') 2 bedroom unit Yes
Is property on Town sewer
Yes
Project cost(if new construction base on$125 per square foot and if addition/alteration/renovation base on actual contract price)
I of 2 12/12/2017,2:22 P11r1.
2G'-G'APPROXIMATE HEIGHT
OF rMY NG NOUS£
a .
'S1
Q
W7
u
z
i
D ❑
❑❑
a
c
N
`0
O
O
(A
rn
0
b
P
9
O
z
'v
O
N
LL;
❑ o
ON
O�
z
9
� O
O �
�rn
�O ❑
rn-o
D
D to
..........
m d
16 Plummer Rd
8/2/2017 CONSOLI Lawrence,MA.01843
SCHEMATIC SET 35 MEADOW WOOD ROAD www.mddesignbuild.com
A3 * i EXTERIOR ELEVATIONS NORTH ANDOVER,MA.01845 mike@mddesignbulld.com design build
7C)70
c
E-0
Q
� EE
oo
O-Q�
7�fl�
EXI5TING RE-TAKING WALL TO REMAIN Qj c c
DECK
ttDS ROOM
(EXI5TING TO 2MAIN) O
� Q
47
25-4 112"
NEW WALL5 5HOWN HATCHED
Q
BEDIOFFIGE Q o
�Q
L3�
O�
DI ING ID
COVERED Wi.C. o
FORC41 LIVING ROOM b _0 Q
N O W=
O �
DOWN U 0
N
0 DEDRODM
—� �❑ woo 0
I❑
BAT Z
KITCN`N 1ALINDRY BATtiROO g
❑ �Qo
Ll
o�
rw�
7
N
1 FIRST FLOOR PLAN
scale:3/16"=V-0'
II C
L
O
O
O
+I-25'-3'PROPOSED 13LJILOING
-a 112-
11EIGH1 FROM DRIVEWAY TO RIDGE
O
K
16 Hummer Rd
81212017 CONSOLI Lawrence,MA.01843 m d
SCHEMATIC SET 35 MEADOW WOOD ROAD www.mddesignbuild.corn
A3 .2 EXTERIOR ELEVATIONS NORTH ANDOVER,MA,01845 miko@mddE)signbuild.com design build
D
A�
V
y...l y➢
n POP
y
W zci
•`-
� � +7-25'-3'PP.OP05ED BUkLDlNG F4E3GI-fT PKOM
II DRIVEWAY To RIDGE
O €
33 N
A
lig
❑
0
z
❑
:z
A
O
O
N
rn
a
b
P
G
p
z
N
z
Gl
O
N
rn
O
z�
z
z
i
16 Plimmer Rd md
8/2/2017 CONSOLI Lawrence,MA.01843
SCHEMATIC SEF 35 MEADOWWOOD ROAD www.mddesignbuild.com
A 3 .3 EXTERIOR ELEVATIONS NORTH ANDOVER,MA.018R45 mike@mddesignbv1ld.com design bUlid