HomeMy WebLinkAboutVariance Application - 3 Great Pond Road - Application - 3 GREAT POND ROAD 10/15/2021 TOWN OF.NORTH ANDOVER VARIANCE .
aZONING BOARD.OF APPEALS =
1111 .down Clerk Time Stamp
NAME: Elaine Finhury _ _
ADDRESS 4F APPEAL: 3 Great .Pond Road
Procedure & Requirtinients
for an Application..for a Variance
Twelve(12)copies of the following information must be The Office of Zoning Board of Appeals schedules an applicant
submitted thirty 30 days prior to the first.public heating. for a hearing date and prepares the legal notice for mailing to
Failure to submit the required information within the time the parties in interest(abutters)and for publication in the
periods prescribed may result in a dismissal by the Zoning newspaper. The petitioner is notified that the legal notice has
Board.of an a lication as kcarnplete. been prepared and the cost of the Party in Interest fee.
'The information herein is an abstract of more specific
requirements listed in the Zoning Board Rules and STEP 7:DELIVERY OF LEGAL NOTICE TO
Regulations and is not meant to supersede them. The NEWSPAPER:
etitioner will co lete iteffs that e'uuderlined! The petitioner picks up the legal notice from the Office of the
Zoning Board of Appeals and delivers the legal notice to the
STEP`1:ADMINISTRATORTERIVI r DENIAL: local newspaper for publication.
The petitioner applies foe a iidngPetndm receives a
,Zoning Bylaw Denial form completed by the Building STEP 8:EI LIC HEA 2jG_BEFORE THE.ZONING
Commissioner. BOARD OF APPEALS':
The.petitioner should appear on his/her behalf,or be
resented b an agent y
STEP 2 VARIANCE APPLICATION FORM � .Y ge.t or attorney. In the absence of an
Petitioner coipletes an applieation:`foi7n to petition the Board appearance without due cause on behalf of the petition,the
of Appeals for a Variance. All infoh afion shall be completed. Board shall decide on the matter by using the information it has
received to date.
STEP.3:,PLAN PREPARATION:
Petitiofter submits'all'of the required plan information as cited STEP 9:DECISION:
in page 2,section 9 of this farm After the hearing and decision;a copy of the Board's decision
will be filed in the Office of the Town Clerk and sent to the
STEP,4:OBTAIN LIST'OF PARTIES IN.IN { + T: petitioner and all Parties in Interest..Any appeal of the Board's
The`Petif oiler requests f Ile Ass s;or""'s,Off`ce#o compile a decision may be made pursuant to Massachusctt�General Law
certified list of Pafties,in Interest(abutters)-. ch.40A,§ 17,within twenty(20)days after the decision is filed
with the Town Cleric.
STEP'S:SIJ'BMIT APPLICATION:
P'etitidner subunits odd(1)orijiol and eleven(11)copies of all STEP 10:RECORDING THE DECISION AND TIM
required inforiiiation to the Town Clerk's Off ce to�e certified PLANS.
by the`Town Cleik.with the time;and date oifiling. >1he The petitioner is responsible for recording certification of the
orig►nal:shad be'subt 'itted to the Town Clerk's Office;and the decision,and any accompanying plans at the Essex County,
11 copie&vi l be submitted to the Zoning Board ofAppeals North Registry ofDeeds,- 1 Union Street,Lawrence MA,01840
secretary. and shall complete the Certification of Recording form and
forward it to the Zoning Board of Appeals and to the Building
STEP 6:.SCHED ULING OF -HEARING AND Department.
PREPMAMN OT I;+'GAL NOTICE:
IMPORTANT PHONENI�MBERS:
978-688-9533 Office of Community Dev.&Services 978-688-9501 Town Clerk's Office
North Andover Town Hall 97$-688-9566 Assessor's Office
120 Main Street
_Noarth Andover,MA O I.84S
97&6889542 Fax'for Community Development offices
978-688;9545 BuildingDepartment
978-688-9541- Zoning Board of Appeals Office
NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
IMPORTANT;APPLICANTS MIST COMPLETE ALL ITEMS ON THIS`FORM
PETITIONER INFORMATION
NAME: Elaine Finbury
ADDRESS: 160 Foster Street, North Andover, MA
PHONE: 978-317-5646 EMAIL: lanivfinbury@gmail.com
Cf the petitioner and/or property owner is a company,corporation or other entity,a list of the names and addresses of the
pri►rcipals,officers and/or managers roust be attached to this form.
SUBJECT PROPERTY INFORMATION
LOCATION OF PROPERTY: 3 Great Pond Road
ZONING DISTRICT: R-3 ASSESSORS PROPERTY MAP NO.: 9 6 ,
LOT NO.: 0 21
OWNER OF RECORD: Trustees of Center Realty Trust
DEED RECORDED AT ESSEX NORTH REGISTRY OF DEEDS AT:
BOOK: 18 6 8 PAGE 2 0 5 OR CERTIFICATE NO.:
RELATIONSHIP TO SUBJECT PROPERTY(i.e. owner,abutter,etc.):
Petitioner has a Purchase & Sale Agreement with owner.
CURRENTUSE: Grange Hall, Frat/Sor unused
PROPOSEDUSE: three residential units
PREVIOUS VARIANCE GRANTED: YES NO K DECISION NO./DATE:
OTHER REGULATORY REVIEW: YES NO IF YES,DESCRIBE STATUS:
Application for ZBA Special Permits for Residential Adaptive Reuse.
Will be applying to Planning Board for a Special Permit for Site
Plan Review.
EXISTING CONDITIONS DESCRIPTION:
The building is currently vacant and unused,
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
PROPOSAL DESCRIPTION
1. Briefly describe all proposed changes to the structures) and/or use(s):
The exterior of the structure will be unchanged except for
window replacement. The interior will be renovated and reconfigured
to create three residential living units, with six parking spaces.
2. State all sections of the North Andover Zoning Bylaw implicated in this variance petition:
Design standards for pa,rking and driveways in Sections 8.4 and 8.5.
3. State the specific relief being sought fi-om the North Andover Zoning Bylaw, including all ordinance
dimensional requirements and proposed dimensional conditions:
Petitioner requests relief from the Desigh Standards for parking
and driveways. With six parking stalls the BY-Law requires the
arave—way e minimum o wide far two way use. Due to the
size and topography of the lot and the location of the current
building, this width is not feasible. The proposed drive will be
feet wide.
to size constraints Accessi le Parkin 8.48 and minimum
distance from lot line (8. 5A) are not feasible.
4. Identify and describe all plans and supporting documents being submitted with this variance petition:
Special Permit & Variance Plan of Lan b Ha es En ineerin .
Proposed Plans, 3 sheets by tish dixon desi ns.
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
WIN
SUPPORTING STATEMENT
EACH OF FOLLOWING RE,E,QUIREMENTS FOR A VARIANCE MUST BE ESTABLISHED AND SET FORTH IN COMPLETE DETAIL BY
THE.APPLICANT IN ACCORDANCE IVITH G.I. C 40A,§I0.
1. Describe the special circumstances related to soil conditions,the shape or the topography of the land or
structure that are unique to the parcel:
The current building, built before zoning, before cars, and before
wetland regulations, occupies most of the lot. The shape of the lot
and the topography, sloping into adjacant wetlands, makes redevlopment
21 pecii�y hoiv the circumstances do not generally affect other properties in the zoning district:
The Grange Building is non-conforming in a R-3 zone. It is a large
community resource structure on a small lot bounded by wetlands .
The land has no viable reuse without zoning relief.
3. Explain how the literal enforcement of the North Andover Zoning Bylaw will result in a substantial
hardship to the owner:
Without zoning relief, the building and lot will be rendered of no value.
The original purpose of the structure as alcommunity meetinq s ace is
of no current value.
4. Explain how the proposed variance is the minimum change that is necessary to allow the reasonable use
of the land or structure:
The adaptive re-use of the structure can be authorized by Special Permits
from the ZBA and the Planning Board. Due to the constraints of the lot
shape and size, and the need for six parking stalls, a reduction in drive
width is the minimum change that is necessary.
5. Explain why granting the proposed variance will be in harmony with the purpose and intent of the
North Andover Zoning Bylaw:
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
The variance request is in con`unction with a Special Permi
petition for adaptive re-use which is encouraged to preserve
historical structures and provide for additional tax revenue for the Town.
6. Describe the impact on the neighborhood and how it Nvill not be detrimental to the neighborhood or the
public,svelfare:
The addition of three residential units and six cars should not be
noticed or detrimental to the neighborhood which includes the Old
Center, the Old North Church, and the rotary.
7A. Difference from Zoning Bylaw requirements: Indicate the dimension(s)that will not meet current
Zoning Bylaw Requirements. (Lines A and B in case of a lot split)
Lot Area Sq.Ft. Open Space Percentage Lot Frontage Parking
Sq.Ft. Coverage Feet Spaces Front Side A Side B Rear
B. %
7B. Existing Lot:
Minimum Lot Setback
Lot Area Sq.Ft. Open Space Percentage Lot Frontage Parking
Sq,Ft. Coverage Feet Spaces Front Side A Side B Rear
12, 588 10, 109 80 % 112 0
7C. Proposed Lot(s):
Minimum Lot Setback
Lot Area Sq.Ft. Open Space Percentage Lot Frontage Parking
Sq.Ft. Coverage Feet Spaces Front Side A Side B Rear
%
7D. Required Lot: (As required by Zoning Bylaw&Table 2)
Minimum Lot Setback
Lot Area Sq.Ft. Open Space Percentage Lot Frontage Parking
Sq.Ft. Coverage Feet Spaces Front Side A Side B Rear
%
25, 000 NA NA 125 30 20 20 30
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
8A. Existing B,uilding(s):
Ground Floor Sq. Number of Total Sq. Number
Ft. Floors Height R Use of Building* of Units*
2, 479 3 40 7,437 Garage; Frat/Sor
*References Uses from the Zoning Bylaw&Table 1.
State number of units in Wilding(s).
8B, Proposed Building(s):
Ground Floor Sq. Number of Total Sq. Number
Ft. Floors Height Ft, Use of Building* of Units*
2, 479 3 40 � 7, 437 3 residential units with 3
-6 parking spaces
*References Uses from the Zoning Bylaw&Table 1.
State nninbcr of units in building(s),
PROPERTY OWNER CONSENT, CERTIFICATION&SIGNATURE
(Signatures of Petitioner(s)are required)
am(we are)the owner(s) of the property subject to this variance petition and 1(we) consent and certify as
follows:
1. 1(we)grant permission for officials and employees of the Town of North Andover to access my property
for the purposes of this petition;
2. 1 (we) certify that 1(we)have read the Board's Rules and Procedures before submittal to ensure the
completeness of my(our)petition;
3. 1 (we)certify that all the statements within this application and attachments are true and accurate to the
best of my(our)knowledge and belief.
X �"J 27,L1
Petitioner Signature) (Date)
X ..............
(Date)
(Petitioner Signature)
2
/e.4"
If Applicake:
Name of Attomey/Agent for Applicant: Andrew A. Caffrey, Jr.
Address of Attomey/Agent: One Elm Square, Andover, MA 0181' 0
Phone Number of Attorney/Agent: 978-475-2412
Email Address of Attorney/Agent: acaffrey.caffrey@comcast.net
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
9. PLAN OF LAND 6. Names addresses and phone
Each application to the Zoning Board of Appeals shall numbers of the applicant,owner or
be accompanied by the following described plan. record,and land surveyor.
Plans must be submitted with this application to the 7. Locus
Town Clerk's Office and the ZBA secretary at least
thirty(30)days prior to the public hearing before the 9.D. Minor Project
Zoning Board of Appeals. Minor projects,such as decks,sheds,and
garages,shall require only the plan information
A set of building elevation plans by a Registered as indicated with an asterisk(*). In some cases
Architect may be required when the application further information may be required.
involves new construction/conversion/and/or a
proposed change in use. 10. APPLICATION FILING FEES
10.A. Notification fees:Applicant shall provide
9.A. Major Projects a check or money order to:"Town of North
Major Projects are those,which involve one of the Andover"for the cost of first class,certified,
following whether existing or proposed: return receipt x##of all parties in interest
1). Five(5)or more parking spaces, identified in M.G.L ch.40A§I I on abutters list
II). Three(3)or more dwelling units, for the legal notice check. Also,the applicant
11I).2,000 square feet of building area. shall supply first class postage stamps for each
Major Projects shall require,that in addition to the 9B address listed on the abutter's list,plus an
&9C feature,that the plans show detailed utititics, additional two(2)for the decision mailing.
soils,and topographic information. 10.B. Mailing labels: Applicant shall provide
*9.B. Plan Specifications: four 94)sets of mailing labels no larger than
1). Size of plan: Ten(10)paper copies of l"x2-5/8"(Three(3)copies for the Legal,and
a plan not to exceed 11"x17", one(1)copy for the Decision mailing),
preferred scale of 1"=40'
M. Plan shall be prepared,stamped and 10.C. Applicant shall provide a check or
certified by a Registered Professional money order to:"Town of North Andover"per
Land Surveyor. Please note that plans the 2005 Revised Fee Schedule.
by a Registered Professional Engineer.
Registered Architect,and/or a ► A Variance once granted by the ZBA will
Registered Landscape Architect may lapse in one(1)year if not exercised and a new
be required for Major Projects. petition must be submitted
*9.C. *Required Features On Plan.
1). Site Orientation shall include:
1. North point
2. Zoning district(-,)
3. Names of streets
4. Wetlands(if applicable)
5. Abutters of property,within 300'
radius
6. Locations of buildings on adjacent
properties within 50' from
applicants proposed structure
7. deed restrictions,easements.
U). Legend&Graphic Aids shall
include:
I. Proposed features in solid lines&
outlined in red
2. Existing features to be removed in
dashed tines
3. Graphic scales
4. Date of Plan
5. Title of Plan
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