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HomeMy WebLinkAboutCorrespondence - 114 ACADEMY ROAD 1/12/2006 MEMORANDUM To: North Andover Zoning Board of Appeals From: Mann&Mann,P.C. Date: January 12,2006 Owner and Petitioner: Colonial Village Development, Corp. d/b/a William Barrett Homes Location: 114 Academy Road,North Andover,MA 01845 I. Introduction The Petitioner, Colonial Village Development, Corp. the"Peti_") is applying for a special permit under Section 9_2 of The Zoning Bylaw, Town of North Andover(last amended on May 2004) (the`Bylaws")to authorize the conversion of the existing two-family ridentiPro ert ur) (the`Buildin ")located at 114 Academy Road,North Andover,Massachusetts to a four unit multi-family residential structure. Since acquiring the Property,the Petitioner has e d discovered that the Building requires substantial hi toricllook of the Building. reconstruction to preserve the historic main house and the overall is not�financially feasible. However as atwo-family structure the preservation of of the B Bualdn g to afour-family residence. Therefore, the Petitioner is seeking to conv ert the use II. Background The Petitioner acquired the Property on October 3, 2005. A copy of the deed is attached hereto as Exhibit A. The Property is located in the "R3R3 Zoning- istrict" of North Andover, which permits by right single-family dwellings. At the time of the acquisition by the Petitioner, the Property was being used as atwo-family dwelling however l this Property has been used as to use as a three-family structure. Furthermore, o the y ears multi-family dwelling and a rooming house,which considered nonconforming but lawfully s existing records. Accordingly, the use of the Building under Section The main portion of the Building was built during e 8 e o be 0 and is caned satisfactory Oclondit non. Historic District, and at the time of purchase it appeared However, shortly after acquiring the Property, c to hire issues Bradford Engineering ering Companyna condition of the Building that required the Petitioner ion structural engineering firm. Bradford determined that ons had material structural deficielncpesrtand of the Building as well as the later constructed additions recommended the demolition of the newer additions and radical renovations and repairs to the historic main section. A copy of the report is attached hereto as Exhibit B. III. Discussion Based on the historical multi-family use and existing size of the Property, the Building is in the appropriate location for a four unit residential structure and will not overburden the neighborhood nor will it create any nuisance or serious of which either two-family homesaor traffic. a There are eight homes on Academy Road, three therefore the presence second but separate rental unit on the same lot as the principal residence; p of a four-unit residential structure will be in harmony with the neighborhood that already has multi-family homes. Furthermore, the Property has an area that is two and one half times the minimum area required for a dwelling in the R3 Zoning District and offers 8 resident parking spaces along with ample open space for additional visitor parking and onsite recreational Memorandum Zoning Board of Appeals 114 Academy Road North Andover Page 2 activities. Therefore, the residents of the Building will not overburden the neighborhood's streets with overflow parking or create any adverse or hazardous traffic concerns. The Petitioner suggests to the Board that the conversion is in harmony with the overall desires of the neighborhood and Town and by permitting the conversion,the Board will enable the Petitioner to preserve the historic main home and selectively demolish,renovate and reconstruct the other portions of the Building in a historically responsible manner. IV. Request Based on the foregoing, the Petitioner respectfully requests that the Board issue a finding that: 1. The Property on which the Building is located is not being altered and will continue to serve as the location for the renovated Building without any changes in its boundaries.t 2. The proposed expansion in the nonconforming use and renovations to the Building will increase the total square footage of the Building by a total of 1,022 square feet which constitutes less than 25% of the square footage of the existing Building.2 3. The conversion of the two-family residential structure to a four-unit residential structure is not substantially more detrimental to the neighborhood than the existing lawfully nonconforming use.3 Therefore, the Petitioner respectfully requests that the Board issue a special permit under Section 9_2 of the Bylaws, authorizing it to expand the use of the Building to a four-family residential use. See Section 9.2 of the Bylaws. Z See Section 9.2 of the Bylaws 3 See Section 9.1 of the Bylaws. Exhibit A Deed See attached. i BK 9806 PG 5 QUITCLAIM DEED We,FORREST S.BLANCHARD and LINDA M.BLANCHARD,both of 114 Academy Lane,North Andover,Essex County,Massachusetts,in consideration of ONE MILLION DOLLARS($1,00000-w grant to COLONIAL VILLAGE DEVELOPMENT CORFORATION'of 1049 Turnpike Street,North Andover,Essex County,Massachusetts,with quitclaim covenants**d/b/a William Barrett Hanes A certain tract of lead,tagether with all the buildinga thereon,knave And n0mhU d as 114 Aeadamay � d�11grth Andovetr�Ea u Couniv.Masaschusatts..Q1$4S.cmvbing about ono and one-half acres, rn bounded as follows,to wit ?I* BEGINNING as the northeast corner thereof on the road by land formerly of Rev.Bailey Loring,now omt�;tiri r formerly of George Loring: ' ' M« THENCE: easterly on said Loring's land as the fence stands to land foomerly of J.H.D.Smith; THENCE: southerly on land tbtwly of said Smith as the wall stands to the northeast corner of tl burying ground; d,1 THENCE: westerly by said burial ground,formerly partly by land of Jonathan SWvcw,to the u' aforesaid road; THENCE: northerly be said road to the point of beginning. - For reference to title we deed dated December 26,2004 recorded at the Essex North Registry of Deals at w Book 2?7.Q,Page M w IN WITNESS WHEREOF,we herewlto set our heads and seals this clay of - October,2005 °t FO S S.BI,ANCKKRD LINDA M.BLANCHARD COMMONWEALTH Olt MASSACHUSETTS Vj C On this, Z day of October,2003,before me,the undersigned Notary Public,personally N appeared FORREST S.BLANCHARD and LINDA M.BLANCHARD,proved to me tbrougb ' satisfactory evidence of identification,which were a copies of their licenses,to be the persons whose nm es are signed on the preceding or attached document and acknowledged to me that they signed it voluntarily for its stated purpose. itW4 PUM JMyy s M.Bolton,Notary Public �el� om nmisslon Expires:VV06 � aErp�bwApra.moe Exhibit B See attached. BRADFORD BRADFORD ENGINEERING COMPANY,3 WASHINGTON SQUARE,P.O.BOX 1244,HAVERHILL,MASSACHUSETTS 01831, TEL.(978)373-2396 FAX:(978)373-8021 REGISTERED CIVIL ENGINEERS AND LAND SURVEYORS December 9,2005 William Barrett Homes 1049 Turmpike Street North Andover,MA 01845 Attention Robert Moore Re: Structural Inspection 114 Academy Road North Andover,MA Mr.Moore: As requested by you, Peter D. Maurit7, a straaural engineer with Bradford Engineering Company has visited the above referenced property for the purpose of assessing its structural condition for rehabilitation and conversion into four condominium units. The building in question consists of the main house and additions. The main house was reportedly constructed in the 1820's while the latest addition is estimated to be 75 years old. While the front portion of the building is considered to be the historic component of the structure,the rear portion is one of these additions. This addition occurs over the last 41 feet of the structure. The addition consists of first floor, second floor and a dormer _ attic. The foundati.ou for the rear addition consists of a concrete cap over a stone rubble foundation with a shallow crawl space between the perimeter walls.As evidenced by the movement of the structure above, the foundation has shifted and settled over time. Additionally, the proximity of the first floor framing to the ground with no moisture barrier between, has resulted in dry rot and deterioration of the floor joists. Furthermore, the joists have been notched at the support further reducing their load capacity. (see photo # 1). Exterior walls are constructed of post and beam type framing with in.. 11 2x framing. Photo 42 demonstrates the visible sagging and settlement of the exterior wall due to the foundation movement over time. Second floor framing consists of W's @ 24" for a span of 17 feet. These joists are significantly overstressed for current loads stipulated by the State Building Code. Photo #3 sb.ows a cracked joists. At the second floor level, the rooms have settled from front to back (perpendicular to the direction of the joists). The floor over the garage sags 114 Academy Road North Andover,MA Page 2 of 2 approximately 6" over a 15 foot length. The room adjacent to the garage has settled each side over a wall below resulting in.a dished shaped appearance. Roof framing consists of 2x6 rafters at 22" on center. There is no ridge beam and there are no collar ties. Where dormers have been out into the roof framing, there are no dormer header beams. Typical of the previous portions of this rear addition, the ft=a ng is undersized for current codes and the workmanship is of legs than satisfactory quality. Given the accumulation of inadequate foundation, undersized framing members, significant movement and settlement throughout and deterioration. of;framing members, there is little reason to retain the existing addition,structure.Removal and replacement in kind is considered the most feasible manner to proceed with this portion of the building. The main house, due to its historic significance can be retained and the structural upgrades necessary can be made. The main house is founded on ,a full basement foundation and.has not undergone the settlement the addition has se6. I bope the above information adequately ,addresses your concerns. Should you have any questions or require any additional information.,please do not hesitate to call. Very truly yours, Bradford Engineering Company & -t---(,-) ` Peter D,Mauritz P.E. Structural Engineer a. „' �1� w i _ iii^... ��;A— — - }`•0'f axe""� r{,r,..�: y •. . �� r y • � + �. 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