HomeMy WebLinkAboutVariance - Application - 20 BROWNS COURT 2/15/2023 ' l
TOW 11 0 NORTH ANDOVER VARIANCE
ZONI G OARD OF APPEALS
FEB 15 1 I T�Svr�l( erlc Time Stnr�ip
NAME:Joseph Levis
ADDRESS OF APPEAL;20 Browns Court
Procedure & Requirements
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 LLQ days prior to the first public hearing, 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 dismissai by the Zoning newspaper. The petitioner is notified that the legal notice has
Board of an application as Incomplete. 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 Mules and STEP 7: DELIVERY OF LEGAL NOTICE TO
Regulations and is not meant to supersede them, The NEWSPAPER:
petitioner will complete items that are underlined. The petitioner picks up the legal notice from the Office of the
Zoning Board of Appeals and delivers the legal notice to the
STEP I: ADMINISTRATOR PERMIT DENTAL; local newspaper for publication.
The petitioner applies for a Building Permit and receives a
Zoning Bylaw Denial form completed by the Building STEP 8; PUBLIC HEARING BEFORE'THE ZONING
Commissioner, BOARD OF APPEALS;
The petitioner should appear on his/her behalf,or be
STEP 2:VARIANCE APPLICATION FORM: represented by an agent or attorney. In the absence of any
Petitioner completes an application form to petition the Board appearance without due cause on behalf of the petition,the
of Appeals for a Variance. All information shall be completed. Board shall decide on the matter by using the information it has
received to date.
STEP 3: PLAN PREPARATION:
Petitioner submits all of the required plan information as cited STEP 9-; DECISION;
In page 2,section 9 of this form. After the hearing and decision,a copy of the Board's decision
will be fled in the Office of the Town Clerk and sent to the
STEP 4: OBTAIN LIST OF PARTIES IN INTEREST: petitioner and all Parties in Interest.Any appeal of the Board's
The Petitioner requests the Assessor's Office to compile a decision may be made pursuant to Massachusetts General Law
Certified list of Parties in Interest(abutters), ch,40A, § 17,within twenty(20)days after the docision is filed
with the Town Clerk,
STEP 5: SUBMIT APPLICATION:
Petitioner submits one(1)original and eleven(11)copies of ail STEP 10: RECORDING THE DECISION AND THE
required information to the Town Clerk's Office to be certified PLANS.
by the Town Clerk with the time and date of filing. The The petitioner is responsible for recording certification of the
original shall be submitted to the Town Clerk's Office,and the decision,and any accompanying plans at the Essex County,
I I copies will be submitted to the Zoning Board of Appeals North Registry of Deeds; 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; SCHEDULING OF HEARING AND Department,
PREPARATION OF LEGAL NOTICE;
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IMPORTANT PHONE NUMBERS;
978-688-9533 Office of Community Dev, & Services 978-688-9501 Town Clerk's Office
North Andover Town Hall 978-688-9566 Assessor's Office
120 Main Street
North Andover,MA 01845
978-688-9542 Fax for Community Development offices
978-688-9545 Building Department
978-688-9541 Zoning Board of Appeals Office
NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
Jvsapll Levis -�0 l3rovrns Gaunt
IMPORTANT: APPLICANTS M LIST COMPLETE ALL ITEMS ON TI11S rQRm
PE"1ITIONCR INIiOWMA,TION
NAME: Joseph Levis
ADDRESS: 164 Pleasant Street, north Andover, MA 01,945
PHONE: ale e15 y 5635 EMAIL: levlscompanles@gmail.com
!f 1he pelilloner and/ar properly o1viler is a company,cormwidnn or other entity,a list of the names and addresses of the
principah,officers anellar iva»agcrs must ba attached to this farm.
SUBJECT PROPERTY INI+ORAIA'I'ION
LOCATION OF PROPERTY: 20 Browns Court
ZONING DISTRICT: R4 ASSESSORS PROPERTY MAP NO.:410
LOT NO.,34
OWNER OF RECORD: Harold J. McPhee& Marilyn A.R. McPhee, Trustees of Marilyn A.R. McPhee Truss
DEED RECORDED AT CSSE,X NORTH REGISTRY OF DERDS AT:
BOOK; 11338 —PAGE-2 —OR CERTIFICATE,NO.:
RELATIONSHIP TO SUBJECT PROPERTY(i.e. owner,abutter,etc,):
Agent
CURRENT USE: Single-family dwelling
PROPOSED USE: Two-family dwelling
PREVIOUS VARIANCE GRANTED; YES, NOX DECISION NOJDATF:_
OTHER REGULATORY REVIEW: YESX NO IF YES, DESCRIBE STATUS:
Applicant Is filing herewith a related application for a special permit.
EXISTING CONDITIONS DESCRIPTION:
The property is currently Improved by a single-family dwelling.
Page 2 of 7
NORTH ANDOVER ZONING BOARD OF APPEALS petition.for a VARIANCE
Joseph Levis-20 Browns Court
PROPOSAL DESCRIPTION
1. Briefly describe all proposed changes to the structure(s) and/or use(s):
Applicagnt proposes to raze the existing single-family dwelling on the Property and replace the same with a two-family
2. State all sections of the North Andover Zoning Bylaw implicated in this variance petition:
_3_$5,_Attachr ent_3=Tabie-2:..Summary.of,D.,irrrension.at-Requirements._.:.,_,_..__-_.--__...-_.-._..._...__w_---.:_.._.__..._...--,--
195-7.3(C)
3. State the specific relief being sought from the North Andover Zoning Bylaw, including all ordinance
dimensional requirements and proposed dimensional conditions:
.Applicant:requests.that.th:e.ZQning.B.oard allow a,front aetbacka.f.14.4.',..where_he_minimum_front,s-atbackr,equirement_of..._.._.
the zoning Bylaw is 30',as well as a rear setback of 14.5',where the minimum rear yard setback requirement of the
4. Identify and describe all plans and supporting documents being submitted with this variance petition:
Plof.Plan.dated_February..1A,..2023 Floor,P_.lans/.Elevations:dated.September._3,..2020.._,_.--__., _._ Y....._. _.,.._.__.
Page 3 of 7
1
NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
,Joseph Levis..-20 Browns Court
SUPPORTING STATEMENT
L'.EC•1(U1'!'tlf.l_CI11'l.1'C,"11I 01'flil:;Sll;:\'73'('(N; ( 1 1If1.t;tC'/:Alf'.S'7"lil:h.ST.f11LLS111i1) ,W).SET Ft)K'1711:1'C!)all'l.Ii77:1)IiT.11L B •
Tf ; APPLIC.JA;1'1.A!AC(VRA JNCE W1171 G.L. C; 414 §10.
I, Describe the special circumstances related to soil conditions, the shape or the topography of the land or
structure that are unique to the parcel:
Jhe_parcoi_has-a narrow,_shalfow.shapewhich_Impedes-zoning.compliartt construction.at~the.propose.dtw,o:famlly d,w.etling...
Indeed, were the parcel turned 90 degrees in either direction, the proposed project would apparently not require any
-setback-relief; ._ T.._, _ . .._, :.... ....._ . .._...m .._..._,.._.• _._ �... . _ _..
2, Specify how the circumstances do not generally affect other properties in the zoning district:
Jhe.narrow,sballo.w-s.hape.of,ite-p-arce.l.is.not generally.,fo:und,.throughout.the_R4 Zoning-District.—_._„_._
3. Explain how the literal enforcement of the North Andover Zoning Bylaw will result in a substantial
hardship to the owner:
.The_Prope.rty.,diractLy.abuts,oumero_us.:small.lots_.improve.d:.by two-family dwellings,.including a_.G.8-,acre]at-As_,a_result_of...,
the narrow, shallow shape of the Property, literal enforcement of the Zoning Bylaw will unfairly prevent construction of a
-two-family,dwelling-consistent with-the•dwell Ings-in the-surrounding-neighborhood;-though such-construction-is proposed to
be completed on a parcel that is better suited for such.a dwelling than neighboring parcels.
4. Explain how the proposed variance is the minimum change that is necessary to allow the reasonable use
of the land or structure:
.Absent.the,requested.variances,.the_Property..will.be-unfairly.restricted-to-single-family.use.while..being.surrounded-by..less...
zoning compliant two-family uses.
5. Explain why granting the proposed variance will be in harmony with the purpose and intent of the
North Andover Zoning Bylaw:
Page 4 of 7
NORTH ANDOVER ZONING BOARD OF APPEA. LS" petition for a VARIANCE
Joseph t_evls •2Q Crowns Caurl
,T,W,o:famil.y..dw.eilings_,are-allowo.d_by._spee€at.permit ln-tho_Rd4 zoning..Districl-As_such,_the_drafters.of_ttie_,zoaing.l3ylaw.__....
determined that,when a special permit is granted,construction of a two-family dwelling in tho R4 zoning District is
-harmonious•with-the•purpose-and intentof-tho-Zoning•Bylaw;
G. Describe the impact on the neighborhood and how it will not be detrimental to the neighborhood or the`
public ivelfarc:
Where_the-P-Lopedyjs-surrounded-by-two:farnily_dwellings...Including_numerous_two=family d.w.ell€nc3s-on directly_ab.utt€ng—.
lots, construction of a two-family dwelling designed to bo consistent with the dwellings In the surrounding neighborhood will
Improve-the-neighborhood•and-pub€ic-ivelfaro •--T---..-:_----,— ___—.--_ „_—.._---------
7A, Difference frorn Zoning Bylaw reciniremcrits: Indicate the dintension(s) that will not ittect current
Zoning Bylaw Requirements. (Iaines A and B in case of a lot split)
Lot Aren Set,Ft. Open Space percentage Lot Frontage Parking
S •1"t. C avcrn c Fect S aces Front Side A Sido BRear
A. 10.174 s.f. N/A NIA % ? NIA 14.4' N/A N/A 14.5'
B. %
7B. Existing Lot:
Minlhaum Lot Sclbuck
Lat Area Sq,F1. EN/A
Pcrcc,itagc Lot Frontage parking
Coverage reef & aces I ront Sido A Side 13 Rcnr
10,174 s.f. NIA % ? 0 18.1' >15' 6,7' 26.8'
7C. Proposed Lot(s):
Minimum Lot Setback
Lot Aroa Sq.Ft. Open Space Pcrccntage C:z7t Frontage Parking
S .Fc Coverage a Net S 3ucex Front Side-A Side I3 Rcnr
10.174 s.f. N/A N/A % ? 4 14A' 44.2' 43,9' 14.5'
Ill, Required Lot: (As required by Zoning Bylaw&'t able 2)
Minimum 1,01 Setback
Lot Area Sq.FL Open Space N uentage Lai Frontage Parking
Se-•f't. <:avcrugo _ i eCl S aces I�rnnt Side A Side B Rear
_. w _.
12,500 s.0 NIA N/A % 100' 4 30' 15, 15, 30'
Page 5 of 7
NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
Joseph Levls -20 Browns Court
8A., L,xisting Buildirrg(s);
Ground Moor Sq, Number of Total Sq. Nurnl�er
Ft. Floors He! lit Ft, Use of Building of units*
500 SJ, 2 25' — 1,000 s.f. Single-family dwelling
'References Uscs from the Zanht2 Bylaw&Table 1.
'*I313, Pr•t]per;lC Slate number orunits in building(s).
d ]3uiltlirit;(s);
r120
Floor Sq. Ntantber of Fotal Sq, Nunlbcr
Floors 11ci llE f't Use of Buildin * of Units*
f, 2.5 33.7' 2,898 s.f. Two-family dwelling 2
'Rerercnces uses from the Xining l3ylaw&Table 1.
"Slate nuunb:'r of units in wilding(s).
PROPERTY OWNER CONSENT,CERTIFICATION & SIGNATURE
(Signnlf les 6f Pel fiouer(s)Rf"e regwi d)
I all] (we are) tile owner(s)of the property subject to this variance petition and I (we)consent and certify as
follows:
i. I (we) grant permission for oflicials and employees of the Town of Norlh Andover to access flly property
for the purposes of this petition;
2. I (we) certify that I (we) have rear! (lie Board's Rules and Procedures before submittal to ensure the
completeness of my(our)petition;
3. I (we) certify that all the Stawnients Within this application and attachments are true and accurate to the
jb;est of my (our) knowledge and cf.
X
t once'Signat a (Date)
x
._ "__
(Petitialer Signature) (Date) ..
rf'Appileable.
Naine of Attorney/Agent for Applicant:Mark B. Johnson, Esq.
Address of Attorney/Agent: 12 Chestnut Street,Andover,MA 01810
Phone Number of Attorney/Agent:978-475-4488
Mnail Address of Attorney/Agent: mark@jbllclaw.com
Page 6 of 7
S
NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
Joseph Levis -20 Browns Court
9, PLAN OF LAND G, names addresses and phone
.Each application to the Zoning Hoard of Appeals shalt numbers of the appiteaat,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 hcarin&before the 9. D. Minor Project
Zoning Hoard of Appeals, Mittor projects,such as decks,sheds,and
garages,shall require only the plan information
A set of building elevation plans by n Registered as Indicated with an asterisk(*), In some cases
Architect may be required when the application flirther information shay be required.
Involves new canstrtiction/conversion/rend/or a
proposed change ill rise. 10, APPLICATION I+ILINC 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"1r r the cost of first class,certified,
following whether existing or proposed: return receipt X It of all parties In interest
1). Five(5)or more parking spaces, Identified in KG,L,ch.40A §I I on abutters list
I1). Three(3)or more dwelling units, for the legal notice check. Also,the applioani
Ill),2,000 square feet of building area, shall supply first Class Postage stamps for each
Major Projects shall reglnrc,that in addition to the 913 address listed on(lit)abutter's list,plus all
&9C feature, that the plans show detailed utilities, additional two(2)for the decision mailing.
soils,and topographic information, 10,B. Mailing labels: Applicant shall provide
"9. B. Plan SiiceiticaIIons: four 94)sets of mailing labels no larger than
1). Size of plan: Ten(10)paper copies of I"x2-5/8"(Three(3)copies for the Legal,and
a plan not to exceed I I"x 17", one(1)copy for the Decision inalling).
preferred scale of 1"=40'
11). plan shall be prepared,stamped and 10, C. Applicant shall provide a check or
ct:rtified by it Registered Professionnl money order to:"Town of North Andover"per
Land Surveyor, Please tiole that plans Ilse 2005 Revised Fee Schedule.
by a Registered Professional Engineer.
Registered Architect,and/or a 10- A Varfanec once granted by the ZBA will
Registered Landscape Architect inay lapse in one(1)year If not exercised and a ne+v
be required for Major Projects, petition must be submitted
"9. C. Required Features On Plo-tn,
I). Site Orlemtatlou shall Include:
I. North point
2. Zoning district(s)
3. Names of streets
4. wetlands(if applicable)
S, Abutters of pr❑perty, within 300'
radius
G. Locations of buildings on adjacent
properties within 50'front
applicants proposed structure
7, deed restrictions,casements.
II). Legend&(;graphic Aids shall
laclude:
I. Prolroscd features in solid lines&
outlined in red
2. Existing features to be removed in
dashed lines
3. Graphic scales
4. bate of Plan
S. Title ofPlan
Page 7 of 7