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Home My WebLink AboutCorrespondence - 562 BOXFORD STREET 12/5/2014 171E1 � CRUW 4 � � u «uifi' CONSERVATION DEPARTMENT [omnmmunity Development Division MEMORANDUM DATE: December 5, 2014 TO: Zoning Board of Appeals Albert Manzi III, Chairman FROM: Jennifer Hughes, Conservation Administrator CC: North Andover Conservation Commission(NACC) Louis Napoli, Chairman SUBJECT: 562 Boxford Street, Lot Line Adjustment On December 3,2014,the North Andover Conservation Commission(NACC) Issued an Order of Resource Area Delineation confirming the delineation of wetland resource areas on Lots 003 and 22 (Map 105C). These wetland resource areas contain Ephemeral Pools and Ephemeral Pool Habitat (limits of the pools and habitat not confirmed). This potentially increases the construction setbacks on these lots to 75-foot No-Build and 50-foot No-Disturb (50-foot No-Build and 25-foot No-Disturb for Bordering Vegetated Wetland without ephemeral pool/habitat). The proposed lot configuration for 562 Boxford Street would create a hardship for the property owner if expansion or construction of a new structure was desired. Portions of the current structure are located within the 75-foot No-Build Zone to Ephemeral Pool Habitat and the proposed western lot line would constrain the owner from locating a new structure or any addition to the structure farther to the west and outside of the 75-foot No-Build Zone. I am available to discuss the proposal with the applicant or the board if needed. 1600 Osgood Street,Suite 2035,North Andover,Massachusetts 01045 Phone 979.688-9530 fax 978.600.9542 Web www.townotnorthandover.com .J Brian G. Vaughan, Esq. T: 978-327-5217 6 F" 978-327-5219 r:� 8: mMR k "» °w bvaaugl mn(�i sd��o hikv�aa��*}m,a¢w.a�,�za�xm December 9,2014 BY EMAIL Zoning Board of Appeals Attn. Albert Manzi III,Chairman ,. Town of North Andover 1600 Osgood Street North Andover,MA 01845 RE: 562 Boxford Street(Map 1.05.0 Parcels 003&022) Variance Request-Land Swap BOARD OF APPEALS Dear Members of the Board: On behalf of the Applicant,Joyce Bradshaw,as"Trustee of Gorton Family Trust and Charlotte L.Lopping,we respectfully request that upon opening the hearing on the matter above,which is scheduled for this evenin&Tuesday, December 9,2014,that the Board continue the matter to the Board's next hearing scheduled for January 13,2015. As reason for the continuance request,the Applicant has just recently received a copy of the memo frons.the North Andover Conservation Administrator,Jennifer Hughes,which memo was dated December 5,2014 and addressed to the ZBA Chairman. We have had a preliminarily discussion concerning this matter with the Conservation Administrator,but the Applicant would request further time to review and respond to the Conservation Administrat&s comments. The Applicant's engineer is presently out of the country and unable to attend this evening's hearing. As such,we believe it would be in the best interests of the Applicant and Board to continue the hearing to a future date at which time we can provide input and comment from the Applicant's engineer. Please contact me should you have any questions or comments. I will plan to attend the hearing this evening in the event that there are any questions with respect to our request for a continuance,but I have advised the Applicant that it is not necessary to attend. Thank you for your cooperation with this matter. Sincerely, Brian G. aughan (00085364all k East Jm'IiII,21 High Strect„Suite 01,North Andover,M A 01845 { Brian G. Vaughan, EM1. p. ._,.... _. 8-327-52I9 T 01 p3„ 1'N L 't' 1. 101f t7v�lLigli aii(i,�sjriolsikvatiglrar7.com January 3, 2015 BY HAND D IE RE 7 Zoning Board of Appeals Attn: Albert Manzi III,Chairman n� Town of North Andover 1600 Osgood Street BOARD OF APPEALS North Andover, MA 01845 RE: 562 Boxford Street(Map 105.0 Parcels 003 &022) Variance Request-Land Swap Updated Plan and Amendment of Variance Application Dear Members of the Board: On behalf of the Applicant,Joyce Bradshaw, as Trustee of Gorton Family Trust and Charlotte L. Hopping, we hereby amend the petitioners' variance application by submitting the enclosed plan to supersede and replace the plan which was originally submitted by the Applicant with the variance application. The new plan which supersedes the original plan is entitled: "Plan of Land, Located in North Andover, MA., Record Owners & Applicants: Gorton Family Trust, 624 Boxford St., North Andover, MA., Charlotte L. Hopping, 562 Boxford St., North Andover, MA. " dated July 24, 2014,revised January 2,2015, scale: 1" =40',prepared by: Christiansen &Sergi, Inc. (the "Revised Plan"). The purpose of the revised plan and this variance amendment is to address the issues as were raised by the North Andover Conservation Administrator,Jennifer Hughes, in her memo dated December 5, 2014 and addressed to the ZBA Chairman. The newly proposed lot configuration for 562 Boxford Street(ie, Lot 1 as shown on the Revised Plan),would allow for a reasonable building envelope in the southwesterly corner of the lot (outside of a 75-foot no-build zone and 50-foot no-disturb zone from existing identified wetlands), if expansion of the existing structure or construction of a new structure were, in the future, desired on Lot 1. (00086097;v1) East Mill,21 High Street,Suite 301,North Andover,MA.01845 wa w.SN40l,AKVA1JG 1AN.0001 SMOLAK & VAUGHAN 11,11' North Andover ZBA January 3,2015 Page 2 of 2 In addition to addressing the issue raised by the Conservation Administrator, it is noted that the newly proposed lot configuration would also further reduce any nonconformities of the proposed lot, since it increases both the lot size and contiguous buildable area from what was proposed with the original variance application. Whereas the original application sought to increase the lot size from 50,861 SF to 55,432 SF, the Revised Plan would increase the lot size from 50,861 SF to 59,652 SF (where 87,120 SF is required). In addition, as described in Note 1 on the Revised Plan, the new lot configuration will also increase the contiguous buildable area of the proposed lot to 55% (from 50%, as was proposed with the original application, and where 75% is required). We will look forward to discussing this matter with you in greater detail at the January 13th meeting. Sincerel Brian G. Vaughan Attorney for and Joyce Bradshaw, Trustee of Gorton Family Trust BOARD OF APPEALS CONSERVATION DEPARTMENT (ommunity Development Division MEMORANDUM DATE: January 6, 2015 TO: Zoning Board of Appeals Albeit Manzi 111, Chairman FROM: Jennifer Hughes, Conservation Administrator CC: North Andover Conservation Commission(NACC) Louis Napoli, Chairman SUBJECT: 562 Boxford Street, Lot Line Adjustment—Revised Plan On January 5,2015, the North Andover Conservation Department received revised plans showing a lot line adjustment for 562 Boxford Street.The plans include a"Plan of Land" dated 1/2/15 and an untitled and undated color lot plan showing wetland setbacks and a potential house footprint outside of those setbacks. The revised lot configuration for 562 Boxford Street, as shown on the plans referenced herein,appears to address the Conservation Department concerns that the proposed lot line change would create a potential hardship for the owner if future construction were proposed.As depicted,it appears that a larger home could be constructed outside of the ephemeral pool habitat no-build setback of 75' and within the lot line setbacks established by zoning. Permits from the Conservation Commission would be required. The new driveway to access the current home,as shown on the 1/2/15 Plan,will also need to be permitted with the Conservation Department prior to construction. 1600 Osgood Street,Suite 2035,North Andover,Massachusetts 01845 Phone 978.688.9530 Fax 978.688.9542 Web www.townofnorthandover.com To�r of c�>I~t Andover ... stamp ZONINGA F' APPEALS S '' �"L R ' Ffry,;. a^.m��e��t Y. �.Mfa((rr�ztg3j,Eofpryf.Q�Ciw,rrsrz *ktl"�'sppy C.G[Kf4./..1run1/t�{11E, v!C!'i{.islws/llAll $ R>-p � DEC� P' M ® .. Jdiclf ud Y,gym,£a elm aaaadau Afvt&m !Dd ejeet nMd w�rCxaM t �°'rg'� �cwt� J90W.C'ic ton Date 9 December 201.4 Town of North Andover Zoning Board of Appeals 1600 Osgood Street North Andover MA 01845 Please be advised that I have agreed to waive the time constraints for the North Andover Zoning Board of Appeals to make a decision regarding the granting of a Variance Special Permit Comprehensive Permit(40B) Finding For property located at: STREET: 562 Boxford Street MAP: 105.0 PARCEL: 003 &022 TOWN: North Andover, MA 01845 TO MEETING DATE(S)J January 2015 NAME OF PETITIONER:S.HoUin &J.Bradshaw k SIGNED: Petitioner((or pe itioner's representative) 16(14)Osgood Stme:t,Building 20-Suite 2-36,North Andover,Massachusetts 01845 Phone-978-688-9541 Fax-978-688-9542 web-www.townofuoctttandover.co n