HomeMy WebLinkAboutMemo to ZBA 9.2.2021 - Correspondence - 217 GRAY STREET 9/2/2021 O ASH
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MEMORANDUM
To: Town of North Andover Zoning Board. of Appeals ("ZBA")
Applicants: Paul Miller and Lillian Miller
Property: 217 Gray Street
Map 107.1), Parcel 112
Date: September 2, 2021
The Applicants,Paul Miller and Lillian Miller,are requesting a dimensional
variance from the left side yard setback requirement to allow for the construction of a
two stall detached garage structure at 217 Gray Street. A hearing for the variance was
noticed and opened at the ZBA's August 10,2021 meeting.The Board heard testimony
from the Applicant in support of the application at the August hearing and the matter
was then continued to the September 14,2021 meeting,in order that the Applicant may
consider revisions to its plans and seek to address certain issues raised by the Board
during the initial hearing.
The purpose of this menno is to respond to the various matters which were
discussed at the August 1011,hearing,and which have been addressed with plan
revisions,as follows:
1. Building Setback and Site flan Revision. In response to concerns raised by
certain members of the ZBA with respect to the extent of the variance being
requested, the Applicant has submitted a revised site plan with the following
proposed changes
a. Reduced the footprint of the proposed garage structure from 24'x 30'as
initially proposed to 23' x 28';and
b. Shifted the location of the structure slightly to the north and east from its
previously proposed location,reducing the distance to the wetland from
76.91' to 75.14'.
As a result of these changes the front left setback would be increased to 15.0'
and the rear left setback increased to 26.98'from 11.33' and 24.17 setbacks,
respectively,as were shown on the original site plan. At the closest point(ie,
front left corner of proposed garage) the Applicant would now only require
variance relief of 15' (ie,50% of required setback) whereas the initial proposal
sought variance relief of approximately 18'8" (ie, 62.25% of required setback.)
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East Mill,21 High Street,Suite 301,North Andover,MA 01845
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Memo to North Andover ZBA
Re:217 Gray Street
September 2,2021
2. Size/Massing. In addition to the distance from the lot line and extent of the
dimensional variance requested,concerns were raised by certain members of the
ZBA with respect to the,size and massing of the proposed garage structure. In
part, these concerns are sought to be addressed with the reduction of the
footprint and size from 24' x 30' to 23' x 28' as described above. It is noted in this
regard that the footprint of the proposed structure has been reduced from 720 SF
to 644 SE Revised floor plans and architectural plans have been prepared and
submitted showing the garage as modified and reduced in size. A new plan
sheet(G2)has also been included which now shows the front elevations of the
proposed garage in comparison to the existing home and shows a volume
comparison for the garage (8,188 CU FT) to the existing hoi-ne (45,365 CU FT).
The front elevation plan demonstrates that with the drop in grade from the front
of the home to the rear location of the garage, the height of the garage will
appear substantially smaller in height and size than the existing home,which in
fact it is.This,and the comparatively smaller massing of the garage structure to
the home,is also visually dentonstrated by the scaled volume comparison.
The Applicants have sought to balance the issues raised by the ZBA at the initial
hearing,against many challenging site constraints as were previously outlined and
discussed in length at the hearing. Any further reduction to the width of the garage
would limit its intended utility as a two car garage and any further reduction to the
depth or size,would eliminate needed space for equipment and storage. In addition, the
structure cannot be located any further to the north or east, given the need to maintain
appropriate distances from the wetlands to the rear,and fromâ–º the existing home,so as to
allow needed vehicular access and egress.The Applicants respectfully request that a
side setback variance be granted for 15 feet for the left side,yard to allow for
construction of the garage as shown on the aniended plans submitted herewith.
Respectfully submitted,
Paul Miller and Lillian Miller
By their attorney,
Brian G. Vaughan,Fsq.
SMOLAK& VAUGHAN LLP
21 High Street,Suite 301
North Andover, Massachusetts 01845
Tel. (978)327-5217
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