Loading...
HomeMy WebLinkAboutMiscellaneous - 22 HARKAWAY ROAD Town of North Andover ZONING BOARD OF APPEAL RECEIVED Albert P.Manzi III,Esq.Chairman I OWN CLERICS OFFICE Ellen P.McIntyre, Vice-Chairman cf p a o 1 Richard J.Byers,Esq.Clerk I a`.:+ • 4..'• -1) 2014 S D.Paul Koch Jr. F r M 29 PM 4� 04 Allan Cuscia T Associate Members *n° ^ * TOWN qR OF Michael P.Li orto '•o � '`' * 1 H Doug Ludgin �,sswcHus try A U�pSpE fl HUSETTS Deney Morganthal Town Clerk Time Stamp Any appeal shall be filed within(20) Notice of Decision days after the date of filing of this Year 2014 notice in the office of the Town Clerk, per Mass.Gen.L.ch.40A,§17 Property at:22 Harkaway Road(Map 95,Parcel 51)North Andover,MA 01845 NAME: Andrew and Eileen Brien HEARING(S): 16 September 2014 g ADDRESS: 22 Harkaway Road(Map 95,Parcel 51) PETITION: 2014-007A I The North Andover Board of Appeals held a public hearing at the Senior Center, at 120R Main Street,North Andover,MA on Tuesday, 16 September 2014 at 7:30 PM on the application of Andrew and Eileen Brien for i property located at 22 Harkaway Road(Map 95,Parcel 51),North Andover,MA 01845. Petitioner is requesting a Special Permit from Section 9.1 of the Zoning By-laws for a pre-existing non-conforming structure or uses however may be extended or altered and also a Variance from Table 2(Dimensional Requirements)also from i the Zoning By-laws for a rear yard setback in the R-4 Zoning District,to construct a sitting room/mudroom. Legal notices were sent to all the certified abutters provided by the Town of North Andover,Assessors Office,and were published in the Eagle-Tribune,a newspaper of general circulation in the Town of North Andover, on September 2,2014 and September 9,2014. The following regular voting members were present: Albert P.Manzi III,Richard J.Byers, D.Paul Koch Jr.,and Allan Cuscia. Associate member Doug Ludgin and Deney Morganthal Koch made a motion to Grant the Special Permit from Section 9.1 of the Zoning Bylaw for 22 Harkaway Road (Map 95,Parcel 51), to construct a sitting room/mud room. The Special Permit is needed for a pre-existing non-conforming structure or uses however may be extended or 1 altered. Byers second the motion All in favor to Grant the Special Permit;Albert P. Manzi III, Richard J. Byers,D. Paul Koch Jr.,Allan Cuscia,and Deney Morganthal The motion was unanimously approved and the Special Permit was granted. 5-0 The Board finds that this use, as developed by the building and site plans, will not adversely affect the neighborhood. There will be no nuisance or serious hazard to vehicles or pedestrians since there is provision for the required off-street parking. Adequate and appropriate facilities are provided to the existing residential dwelling and will be provided for the proper continued operation of a duplex home. The Board finds that the duplex along with the proposed addition will not be substantially more detrimental than the existing duplex-family dwelling and that `' this use,to allow for the addition of a sitting room/mudroom to the duplex, is in harmony with the general purpose and intent of this Bylaw. , Page 1 of 2 a' • . Site 22 Harkaway Road(Map 95,Parcel 51)),North Andover,MA 01845 Petitioner is requesting a Special Permit from Section 9.1 for a pre-existing non-conforming structure and a Variance From Table 2 (Dimensional Requirements) for a rear yard setback of the Zoning Bylaws in the R-4 Zoning District to construct a sitting room/mud room. Plan(s)Title: 1)"Plan of the Land"containing one(1)sheet. Exiting&proposed, Prepared by Andover Consultants inc, 1 East River Place Methuen,MA 01844 Dated January 21,2014 2)"Proposed Rear Elevation,Proposed Right Elevation,Proposed Left Elevation, Proposed Floor Plan ",Containing one sheet, Prepared by W.A.Hurley and Associates, 88 Main Street Andover,MA Dated January 10,2014 Voting in favor: Manzi,Byers,Cuscia, Koch and Morganthal Voting in the Negative: 0 , The Board finds that the applicant has satisfied the provisions from Section 9.1 for a pre-existing non-conforming structure and Table 2 (Dimensional Requirements) for a rear yard setback of the Zoning Bylaws in the R-4 Zoning District to construct a sitting room/mudroom at the location of 22 Harkaway Road (Map 95, Parcel 51)), North Andover,MA 01845 in the R-4 Zoning District. Il'illi.' Notes: 1. This decision shall not be in effect until a copy of this decision is recorded at the Essex County Registry of Deeds,Northern District at the applicant's expense. 2. The granting of the special Permit as requested by the applicant does not necessarily ensure the granting of a building permit as the applicant must abide by all applicable local,state,and federal building codes and regulations,prior to the issuance of a building permit as '' required by the Inspector of Buildings. a 3. If the rights authorized by the Special Permit are not exercised within two(2)years of the date of the grant,it shall lapse,and may be re- established only after notice,and a new hearing. r i ■Alid II Nor . Andover Zoning t oard of • ppeals Al.-rt P. Manzi III, Esq., Chairman Richard J. Byers,Esq., Clerk D. Paul Koch Jr. Esq. Allan Cuscia Deney Morganthal Decision 2014-007A Page 2 of 2 Town of North Andover RECEIVED ZONING BOARD OF APPEALS( CLERICS °MCI Albert P.Manzi III,Esq.Chairman Ellen P.McIntyre, Vice-Chairman of t+ORTH 2114 SEP 29 c Richard J.Byers,Esq.Clerk 3�' a••c+ •_`.'• oo. �: OJ D.Paul Koch Jr. F z Allan Cuscia * ": TOWN Associate Members ^o ,' * n t ? Y Michael P.Liporto 3,°441.1 I.. 4.1 A SETS Doug Ludgin SSAcHUStt Deney Morganthal Town Clerk Time Stamp Any appeal shall be filed within(20) Notice of Decision days after the date of filing of this Year 2014 notice in the office of the Town Clerk, per Mass.Gen.L.ch.40A, §17 Property at:22 Harkaway Road(Map 95,Parcel 51)North Andover,MA 01845 NAME:Andrew and Eileen Brien HEARING(S): 16 September 2014 ADDRESS: 22 Harkaway Road(Map 95,Parcel 51) PETITION: 2014-007B The North Andover Board of Appeals held a public hearing at The Senior Center, at 120R Main Street, North Andover, MA on Tuesday, 16 September 2014 at 7:30 PM on the application of Andrew and Eileen Brien for property located at 22 Harkaway Road(Map 95,Parcel 51),North Andover,MA 01845. Petitioner is requesting a Variance from Table 2 (Dimensional Requirements) for a rear yard setback from the Zoning By-laws and also a Special Permit from Section 9.1 for a Pre-existing non-conforming structure also of the Zoning By-laws, in the R-4 Zoning District,to construct a sitting room/mudroom. Legal notices were sent to all the certified abutters provided by the Town of North Andover Assessor's Office,and were published in the Eagle-Tribune,a newspaper of general circulation in the Town of North Andover,on September 2nd and September 9th,2014. The following regular voting members were present: Albert P.Manzi III, Richard J.Byers,D.Paul Koch Jr.,and Allan Cuscia. Associate member Doug Ludgin and Deney Morganthal D.Paul Koch made a motion to Grant Variances from Table 2 of the Zoning Bylaw for 22 Harkaway Road(Map 95,Parcel 51)to construct a sitting room/mud room. The Variance is for a rear yard setback, the required is 30' proposed is 16',relief is 14' in the R-4 Zoning District. Byers second the motion All in favor to Grant the Variance;Albert P.Manzi III,Richard J.Byers,D. Paul Koch Jr.,Allan Cuscia,and Deney Morganthal The motion was unanimously approved and the Variance was granted. 5-0 The Board finds that owing to circumstances relating to soil conditions, shape, or topography of the land or structures and especially affecting such land or structures but not affecting generally the zoning district in general, a literal enforcement of the provisions of the Bylaw will involve substantial hardship, financial or otherwise, to the petitioner or applicant. The Board fmds that desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent of the purpose of this bylaw. The Board also fmds that this use, as developed by the building & site plans, is an appropriate location for such a use and will not adversely affect the neighborhood. There will be no nuisance or serious hazard to vehicles or pedestrians, since there are provisions for the required off-street parking. Adequate and appropriate facilities will be provided for the proposed sitting room/mudroom. The Board fmds that the proposed sitting room/mudroom will not be substantially more detrimental to the neighborhood and that this use, is in harmony with the neighborhood and general purpose and intent of this Bylaw. 0(OA Page 1 of 2 Site: 22 Harkaway Road(Map 95,Parcel 51)),North Andover,MA 01845 Petitioner is requesting a Variance From Table 2 (Dimensional Requirements) for a rear yard setback of the Zoning Bylaws in the R-4 Zoning District to construct a sitting room/mud room and also a Special Permit from Section 9.1 for a Pre-existing non-conforming structure also of the Zoning By-laws, in the R-4 Zoning District. Plan(s)Title: 1)"Plan of the Land"containing one(1)sheet.Exiting&proposed, Prepared by Andover Consultants inc, 1 East River Place Methuen,MA 01844 Dated January 21,2014 2)"Proposed Rear Elevation,Proposed Right Elevation,Proposed Left Elevation,Proposed Floor Plan ", Containing one sheet, Prepared by W.A.Hurley and Associates, 88 Main Street Andover,MA 01810 Dated January 10,2014 Voting in favor: Manzi,Byers,Cuscia, Koch, and Morganthal Voting in the Negative: 0 The Board finds that the applicant has satisfied the provisions From Table 2 (Dimensional Requirements) for a rear yard setback and also from Section 9.1 both from the Zoning Bylaws in the R-4 Zoning District to construct a sitting ar room/mud room for a pre-existing non-conforming structure at the location of 22 Harkaway Road (Map 95, Parcel 51),North Andover,MA 01845 in the R-4 Zoning District. Notes: 1. This decision shall not be in effect until a copy of this decision is recorded at the Essex County Registry of Deeds,Northern District at the applicant's expense. 2. The granting of the Variance as requested by the applicant does not necessarily ensure the granting of a building permit as the applicant must abide by all applicable local,state,and federal building codes and regulations,prior to the issuance of a building permit as required by the Inspector of Buildings. 3. If the rights authorized by the Variance are not exercised within one(1)year of the date of the grant,it shall lapse,and may be re- established only after notice,and a new hearing. Nor Andover oning oard oYAppeals A .ert P.Manzi III,Esq., Chairman Richard J. Byers,Esq., Clerk D. Paul Koch Jr Esq. Allan Cuscia Deney Morganthal Decision 2014-007B Page 2 of 2 ii r 9.Written Documentation Mr. Albert Manzi III Chairman Town of North Andover Zoning Board of Appeals 1600 Osgood Street North Andover, Massachusetts,01845 Dear Mr. Manzi, We would like to respectfully request permission to construct a 22 foot by 10 foot, one story A' addition to the rear of our property located at 22 Harkaway Road in North Andover, MA. The addition would be used as a Sitting Room/Mud Room. It would include a slider with a small deck going into our backyard. This addition would be located on the side/rear of the present structure and would not be located any closer than the present 14 foot side setback or adversely affect any of our neighbors or abutters. It would only infringe on our rear lot line which is an abandoned railroad bed. Because of the pre-existing dimensions of our lot and the placement of the structure, we have no other place to put the proposed addition that will satisfy existing setbacks that are in place by the Town of North Andover. The use of the structure is within the intent of the Zoning bylaws set by the Town of North Andover and will not affect adversely on our neighbors and abutters. We have lived in the structure for 35 years and need to add this small amount of space (187 Sq.Ft.)for comfort and storage for our present and future use. As per the application we are seeking your permission to construct the addition within 20 feet of our rear lot line. We understand that the setback in the Zoning law is 30 feet. We also understand that our home is a pre-existing, non conforming structure that requires the permission of the Zoning Board to construct the addition. Thank You for your consideration, Andrew& Eileen Brien 22 Harkaway Road North Andover, MA. 01845 E Table 1: Summary Of Use Regulations Y Y Y Y Y Y Y Y Y N Y Y .` N Y Y Y Y Y} j N N N N SP Y Y Y Y Y Y SP* Y Y Y Y Y N '• ' a- N N N N N N Y* Y* N N Y N N N N Y* N SP , -, k,."',',4N N N N N N N N N N Y N N N N Y N N t N N N N N N N N N N Y N N N N Y N Y N N N N Y N Y Y Y Y Y Y Y Y Y Y Y Y * =i f y �gC as�sMa. a.. r `' ri N N N N N N N N N Y Y N N N N Y N N 3 '• N SP N N N N N N N N N SP N N N N N N z Y* N N N N N N N N N N N N N N N N N ° ? N N N N* SP* N* Y Y N* Y Y SP* Y Y N* N* N* SP N N N N SP N Y Y N Y Y SP* Y Y N N N N Y Y Y Y Y N N N N N N Y N N Y Y Y Y ;_ ' I. N Y Y Y Y N N N N N N Y N N N N N N h f Y N N N N N N N N N N N N N N N N N • N N N N N N Y Y N Y Y N N Y N N N N F L N N N N N N N N N N N N N Y SP SP SP N N N N N N N N N N Y Y N N N N Y Y Y F N N N N N N N N N N N N N N Y Y Y Y i . ° N N N N N N Y Y Y Y Y N Y Y Y Y Y N `' "y N N N SP N N N N Y* N N SP* N N N N N N pi • - N N Y** Y* Y Y SP N N N N SP* N N N N N N "', ,„!,,, y Y Y N Y N N N N N N Y Y Y N N N N ' N N N N N N N Y N Y Y N N N N N N N k Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y SP SP SP SP SP N N N Y N N SP N N N N N N ' ' 'r 'i Y Y Y Y Y Y N N N N N Y N N N N N N ' , ''}"'! N N N N* SP* Y Y Y N* Y Y N Y Y N* N* N* N* t ' f '4 �nq. Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y N N N N SP* N Y Y Y Y Y N N Y Y Y Y Y '',.,‘-',„°'-, SP SP SP SP SP N Y Y Y Y Y SP Y Y Y Y Y Y N* N* N* y* y* Y Y Y Y Y Y y y y Y Y y y 4 „ SP SP SP SP SP Y Y Y Y Y Y SP Y Y Y Y Y Y ' N N N N N N N N N N N N N N N N Y N ` ” N N N N S P N N N N N N N Y Y N N Y N �C;tM"*S N N N N N N N N N N N N N N N N Y N 1 s;' N N N N N N N N N N N N N N N N Y N t f. SP SP SP SP SP SP SP SP SP SP SP SP N Y SP SP SP N N N N N S P N N Y Y Y Y N N N Y Y Y Y i, ' ' N N N N SP Y Y Y N* y* Y SP Y Y N N N N + ' 7 ''''.c," y* y* y* y* Y* N N N N N N Y* N N N N N N }r 1'Y fr I 3f� i #¢ < N N N N N N Y Y N Y N N N N N N N N Y Y N S P N N N N N N N N N N N :a , % N SP* Y Y Y Y N N N N N SP* N N N N N N 1 7.h N N N N N N N N N N N N N N N Y N N 1 k N N N N N N N N N Y Y N N N N* Y N* Y 1 ; c . SP SP SP SP SP SP SP SP SP SP SP SP N SP SP SP SP SP SP: Allowable with a Special Permit only. Note: This Chart is for sumary information purposes only and is not a substitute for the detailed District Use Regulations in Section 4 of this Bylaw. * See detailed District Use Regulations in Section 4 of this Bylaw. ** Only with the provision of publicly owned and maintained sewers or Town approved and accepted pri vate sewers. (see Footnote 12 of Table 2)and with no more than 5 dwelling units per structure I . ®1©1 lulawl ii Ell1111311111113111111110113111 ii ®1©1 --�h 1®1 it 181 01®18 s a , 101®1® 1;iuirnmmrn - ,,e41, -;t1 4, .: 1®1®i A } Q Q �: aiuu ?3 ezl.. ,i,..„,,,, I 2:,_,,,,4 ' ugigmiøuauoigi 1 1®i01®1®1 1 k: � N ® — ©1®1®1 :�a ®1®1 {� ii I L.:2filkilintilINIC' ii E•0 1,7-Ittk WI i:, .:.,„ Bilielligininiel 1 ii i e , 7 .„„...... . IuIrnmuIrnaIuigu ii MEM 11 inin S l 8181©1 0101010 �1 it 1®1©1©1 & 010101 lc 11 .F-. 5"h � J ��p(yJ] 1- '' k }fir G LS t - , � �m 4° dx�Ca:`� �'�3�TM,v' K a' e s 1 3 ety 5:49.14 p 3 ------------------------------"-.- ,,, ./ ‘. t 1-. Ac, _ .1, vita To: pfte= cold dg 'Brien. 45 Eileen and An goad unit usetts p 18 ,ro; 22' dover,Massa te=pallts at4 Sao queutwBrien n awa Roa aUnit u etts 01845 22 North Andover,Massachusetts North A' DEED Vi'C°� °� ha: ap;If sbdrew J. Brien of 22 � ll�).1(q oined by 845, for�gtderation.paid, and in '�J 'ed aosnan� au chusett o r�tED DOLLARS AND dover, LBgga Brl a and 7 boainedilaansd en A• B=ienUnit#2'North RAeenB Og an tests ° w of 2arkaway H�kaway Road pg1DE n on of is to'E;1eea �''B� as �� quitcla�venan siderati and 91845, full con �Bl�•pp}, �'ti'of agrifi►oTahlp setts p0110� l `pith � lliassach joint teases North AndOper' Y R D CONDO ATIOCATED AT 20- d Unit , follows: WAWA OA Road d described as S, CRETH MASTER DEED cL situated an 20-22 HA SSACHUSETT X NOR , 2 (THE"UNIT}IANDOVEg, MA WITH ESSE R Wit" OF DEEDS NUMBER NORTH CORDED TOGETKE O UNDIVIDED in UNIT NU WAY ROAD' 1990, AND RE 6S'pF THE DNDIJl1D SUBJECT .er g 28, PAGE CON 0 2 DATED N VENLB29> 1990, AT BOOK 319FACILITIE ANY ANiE `ERETO. ON NOV THIN TRIiE COM COMMON AREAS HE MASTER DEED 2N North Andover'Mt tts 01845 . INTEREST BENEFIT Harkaway Road Unit# _ . TO AND WITH THE 'o° commonly known a 95 51 Deed of record in Bt Number: Deeds, E MORE co S parcel Num A B"en by D r� � Assesso ed to Eileen chuSetts z e premises rds Essex,County,Massa ts,Rights, Rights of Way ents.: Being the same Page 126,of Official Covenan O any Restrictions, CondibOns' ` Ece o Requested by SUBJECT of record Recording o rican Title insurance Cu. a First P►me T w O w J cti N tp m m 7 d v a 0 M a 1 ANS • Bk' 8984 PG 511 Witness my/our hand and seal this —__��day .f �N� , 20D Eileen A. Brien - Andrew J. Sri-_' The Commonwealth o asaachusetts Essex Then ss personally June 18, 2004 y appeared the above named Eileen A. Brien and Andrew J. Brien and acknowledged the foregoing instrument to be his/her/their free act and deed before me. Given under my hand : d official seal of office this 18th day of J ,.tom A.D., 2004 i Notary Pu•c-z q acle — MICHAEL MANZI, III MICHAEL MANZI, III Printed Name of Acknowledging Officer My Commission Expires:11 l/06