HomeMy WebLinkAboutVariance - Application - 38 PUTNAM ROAD 12/20/2023 N OF NORTH ANDOVER VARIANCE
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NAME:Karen Davis ! ( <<�t� OF
ADDRESS OF APPEAL:38 Putnam Rd, North Andover, MA 01845 x11A RT,H ANl)C3VER
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 30 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 dismissal 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 Rules and STEP 7:DELIVERY OF LEGAL,NOTICE TO
Regulations and is not meant to supersede them, The NEWSPAPER:
etitioner Nvill 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 1:ADMEXISTRiATOR PERMIT DENIAL: 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
Coramissioner. 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 filed 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 decision is filed
with the Town Clerk,
STEP 5: SUBMIT APPLICATION: .
Petitioner submits one(1)original and eleven(11)copies of all 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,
11 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
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
IMPORTANT: APPLICANTS MUST COMPLETE ALL ITEMS ON THIS FORM
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PETITIONER INFORMATION
NAME: Karen Davis
ADDRESS: 38 Putnam Rd, North Andover, MA 01845
PHONE: 617-256-4684 EMAIL: karen.davis24@gmail.corn
If the petitioner and/or property owner is a company,corporation or other entity,a list of She names and addresses of the
principals,officers and/or managers nrust be attached to this farm.
SUBJECT PROPERTY INFORMATION
LOCATION OF PROPERTY: 38 Putnam Rd, North Andover, MA 01845
ZONING DISTRICT: R4 ASSESSORS PROPERTY MAP NO.:21 ,
LOT NO,:Parcel 6
OWNER OF RECORD: Karen Davis
DEED RECORDED AT ESSEX NORTH REGISTRY OF DEEDS AT:
BOOK: 14555 PAGE 306 OR CERTIFICATE NO.:
RELATIONSHIP TO SUBJECT PROPERTY(i.e. owner, abutter, etc.):
Owner
CURRENT USE: Residential
PROPOSED USE: Residential
PREVIOUS VARIANCE GRANTED:YES NO DECISIONNO./DATE:
OTHER REGULATORY REVIEW:YES NOX IF YES,DESCRIBE STATUS:
EXISTING CONDITIONS DESCRIPTION:
11,196 square foot lot, 596 square foot bre ezewaylga rage/sto rage room,2083 finished square foot
Cape-style home bedrooms, 3 bath, i c en, living room, dining room, paRially finished basement, deck
Page 2 of 7
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
PROPOSAL DESCRIPTION
1. Briefly describe all proposed changes to the structure(s) and/or use(s):
Replace existing 596 square foot breezewaylgarage/storage room structure with a 838 square foot breezeway/garage
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structure _ :I
2. State all sections of the North Andover Zoning Bylaw implicated in this variance petition:
C3 (Left Side insufficient) Using Town of North Andover Section 195-7.3 Yards(setbacks)Table 2 Summary of
pirnensional Re461rements, required setback in"the R4 zornng disfrict is 15 feet. Setback,if approved,would be 7.7 feet,
3. State the specific relief being sought from the North Andover Zoning Bylaw, including all ordinance
dimensional requirements and proposed dimensional conditions:
Required setback is 15 feet Relief of 7.5 feet is being requested
_..
4. Identify and describe all plans and supporting documents being submitted with this variance petition:
Certified Plot Plan of Land (proposed)dated 1119123
Certified Aoutters List elated 10725723 4
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
Quitclaim Deed
7 existing&proposed floor/elevation plans dated 10/29/23
Building Permit Application/zoning Bylaw Denial dated 11/6/2023
Pictures of current breezeway&garage
2 letters of,support from direct abutters...._
SUPPORTING STATEMENT
EACH OF FOI LOWING REQUIRISMENTS FOR A VARIANCE MUST RE ESTABLISHED AND.SET FORTH IN COAIPLETE DETAIL BY
THE APPLICANT INACCORDANCE WITH G L. C.40A, 10.
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 property is a rectangular lot(length being greater than width)with a privacy fence and trees surrounding the back half
of the lot{left, rear,and right).-There is an approx 2 foot gradual,downward slope"both from the righf to the left
to.the front.sides.,of.the._lok -....
2. Specify how the circumstances do not generally affect other properties in the zoning district:
Due to the following factors,variance approval impact to the surrounding properties_ would be neglible:
the project Is a feplacerrent of,ratherthan ar a- dd I r16K to,tine existing structure
-the_project..maintains_both.the overall style.and-scale-oflhe.-curr.ent..structure.as.wel Las.those_in.the
which are primarily Cape& Ranch style homes
the scope&scale of the project is consistent with.other.expansions in the neighborhood
3. Explain how the literal enforcement of the North Andover Zoning Bylaw will result in a substantial
hardship to the owner:
-at 3'wide, the current breezeway is both out of compliance with code and an unsafe access/egress point to the home;
this presents hardship for the aging caretaker iaf fhe owner's 2—schnnl=age children
.-.at._16.6',.-.the-current,garage..does_not.enable_.two..cars-to..safely park,.,enter,...and..exit;-this.presents-har_dship,.for young_,_. ..,
drivers in the household
4. Explain how the proposed variance is the minimum change that is necessary to allow the reasonable use
of the land or structure:
The proposed design has already taken into consideration:
-limiting the width-of the garage by placing the breezeway access staircase int h`e'back-Half ofthe garage rWier ffi6h the......
,customary_front:half.
-limiting the garage roofline height& pitch to the minimum level required to accommodate the height of the breezeway
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
With the intent of the R4 zoning bylaws to preserve open space between neighbors,the proposed design offsets impact of
'the left setback variance by reducing the overall length of the structure from 39' (existing)to 30 (proposed). Additlonally,
,the-extension re.s.uits.in_only...a 2%o...increase_in-lot:coverage_while_preserv.ing..existing..front,_right,-.and-left-side.setback
measurements.
6. Describe the impact on the neighborhood and how it will not be detrimental to the neighborhood or the
public welfare:
General impact of the structure changes on the neighborhood would be negligible as the proposed structure maintains the
style&sca a of the current structure and is in alignment with otphr fence.. ould be ex ended to the front half of.-the-yard....
ansions in the neighborhood.
.e.yard....
To_ ffs oet impact to the immediate leftside abutter, the.existingvacy 1
or privacy trees/shrubs could be planted based on the abutter's preference.Additionally,the improvements would increase
-the value-of-the home;resultinq-in--an overall increase in neighborhood home values. --
7A.Difference from Zoning Bylaw requirements. Indicate the dimensions that will not meet current
Zoning Bylaw Requirements. (Lines A and B in case of a tot split)
Lot Area Sq.Ft. Open Space Percentage Lot Frontage Parking
S .Ft. Coverage Feet Spaces Front Side A Side B Rear
A. % 7.5'
B. %
7B.Existing Lot:
Minimurn Lot Setback
Lot Area Sq.Ft. Open Space Percentage Lot Frontage Parking
Sq.Ft. Coverage Feet Spaces Front Side A Side B I Rear
11,196 9,412 16 % 100, 4 29.6' 19.7' 21' 39.2'
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
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11,196 9,170 18 % 100, 4 29.6' 7.7' 21' 39.2'
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
12,500 NA NA % 100, NA 30' 15, 15' 30'
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NORTH ANDOVER ZONING BOARD OF APPEALS petition for a VARIANCE
8A, Existing B it in
Ground Floor Sq. Number of Total Sq. Number
Ft. Floors Height Ft. Use of Building* of Units*
1,784 2 <35` 2,679 Residence 1
*References Uses from the Zoning Bylaw&Table 1.
**State number of units in building(s).
8B, Proposed Building(s):
Ground Floor Sq. Number of Total Sq. Number
Ft. Floors Height Ft. Use of Building* of Units*
2,026 2 <35' 2,921 Residence 1
*References Uses from the Zoning Bylaw&Table 1.
*� State number of units in building(s).
PROPERTY OWNER CONSENT, CERTIFICATION & SIGNATURE
(Signatures ofPetitioner(s)are required)
I am(we are) the owner(s) of the property subject to this variance petition and I(we) consent and certify as
follows:
l. I(we) grant permission for officials and employees of the Town of North Andover to access my property
for the purposes of this petition;
2. I(we) certify that I(we) have read the Board's Rules and Procedures before submittal to ensure the
completeness of my(our)petition;
3. I(we) certify that all the statements within this application and attachments are true and accurate to the
bes a my(our)knowledge and bel'ef,
if '
etiti ner Sign tore), (Date)
X
(Petitioner Signature) (Date)
If Applicable:
Name of Attorney/Agent for Applicant:
Address of Attorney/Agent:
Phone Number of Attorney/Agent:
Email Address of Attorney/Agent:
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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/conversionlaud/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
I). Five(5)or more parking spaces, identified in M.G.L ch.40A§11 on abutters list
II). Three(3)or more dwelling units, for the legal notice check. Also,the applicant
111).2,000 square feet of building area. shall supply first class postage stamps for each
Major Projects shall require,that in addition to the 913 address listed on the abutter's list,plus an
&9C feature,that the plans show detailed utilities, additional two(2)for the decision mailing,
soils,and topographic information. 10.11. Mailing labels: Applicant shall provide
*9.B. Plan Specifications: four 94)sets of mailing labels no larger than
1). Size of plait: Ten(10)paper copies of I"x2-5/S"(Three(3)copies for the Legal,and
a plan not to exceed I 1"x17", one(1)copy for the Decision mailing).
preferred scale of 111=40'
II). 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(s)
3. Names of streets
4. Wetlands(if applicable)
5. Abutters of property,within 300'
radius
6. Locations of buildings on adjacent
properties within 50' fi•om
applicants proposed structure
7. deed restrictions,easements.
11). Legend&Graphic Aids shall
include:
1. Proposed features in solid lines&
outlined in red
2. Existing features to be removed in
dashed lines
3. Graphic scales
4. Date of Plan
5. Title of Plan
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