HomeMy WebLinkAboutApplication - 1003 OSGOOD STREET 8/15/2003 RD'-
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Friday, August 15, 2003 PLANNING P i�PA�;
Mr. John Simons, Chair
North Andover Planning Board
Town of North Andover
27 Charles Street
North Andover, MA 01845
Re: 1003 Osgood Street—Site Plan Review and Watershed Special Permit.
Dear Mr. Simons:
On behalf of Thomas Properties LLC, we are please to provide the attached Site Plan Review and
Watershed Special Permit applications regarding the renovation and expansion of the existing structures at
1003 Osgood Street. The following is a brief description of the proposed project, existing property, and the
specific requirements to be met for the issuance of the Special Permits.
1. Description of Proposed Project:
The proposed project will entail the renovation and reconstruction of the existing farmhouse to
accommodate 13,000 square feet(+/-)of professional office space and four renovated residential
apartments. The site is a 3.20 +/-acre parcel of land bounded by Osgood Street to the west,
Treadwell's Ice Cream to the north, Lake Cochichewick to the east and the Stevens Estate at
Osgood Hill to the south. The project is within the Watershed Protection District, and a Watershed
Special Permit has been filed concurrently with this application.
The renovation and addition to the existing structure has been designed to harmoniously integrate
the new use with the existing building and surrounding landscape. The design team recognizes that
the views into, and around, this building help to define the character of the surrounding
neighborhood, and we have worked to best preserve the integrity of the site. This proposal also
includes minor regrading of the existing open field to accommodate a youth soccer field. The site
will be serviced with municipal sewer, water, electric, telephone and gas service. For a complete
description of proposed utilities please refer to the attached plans.
2. Description of Premises:
The site is improved with an existing farmhouse, barn, driveways and open fields. The primary use
is residential, and the property contains approximately 3.20 +/-acres.
3. NAZB Section 8.3 (6)Site Plan Review—Review Criteria/Design Guidelines:
GENERAL
a. Conformance with all appropriate provisions of the Zoning Bylaw.
The proposed mix of office and residential uses are allowed by right in the Business Two
(B-2)Zoning District. The project also conforms to all dimensional criteria listed in
Mr.John Simons
08/14/2003
Page 2 of 5
Section 7 and Table 2 (Summary of Dimensional Requirements)of the North Andover
Zoning Bylaw. The existing building is a pre-existing non-conforming structure, and the
proposed renovation and addition will not increase the non-conformity of the structure,
and is in full compliance with the dimensional criteria of the Zoning Bylaw.
b. Protection of abutting properties from detrimental site characteristics.
The project provides appropriate building setback from the adjacent residential zones.
The adjoining general business and industrially zoned properties will not be negatively
impacted by the restoration/expansion of the existing farmhouse and barn.
ENVIRONMENTAL
a. Protection of unique or important natural,historic or scenic features.
The existing grades and mature vegetation located adjacent to the residential properties
to the south will not be impacted,and will provide an appropriate natural buffer.
b. Adequacy of proposed methods of refuse disposal.
The project includes a disposal area with a six (6') foot solid wood fence enclosure that
will adequately handle the needs of the building.
C. Ability of the proposed sewage disposal and water supply system within and
adjacent to the site to serve the proposed use.
The project will be connected to the municipal water and new municipal sewer system
available in Osgood Street. Sufficient capacity exists within the municipal system to
accommodate the proposed project needs.
d. Adequacy of proposed drainage system within and adjacent to the site to handle the
increased runoff resulting from the development.
A sub-surface drainage system is being proposed, and accommodates all increased runoff
resulting from the development. Please refer to the enclosed drainage report for
additional information.
e. Provision of adequate landscaping, including the screening of adjacent residential
uses, provision of street trees, landscape islands in the parking lots and landscape
buffer along the street frontage.
The site has been designed to maintain existing grades and vegetation throughout the
property. Existing vegetation is comprised of mature mixed hardwoods, and provides a
significant natural buffer between this property and the abutting residential use. This
submission also includes a Landscape Plan providing proposed landscape within the
parking lot, side yard, and front yard areas.
f. Adequacy of the soil erosion plan and any plan for protection of steep slopes both
during and after construction.
Mr.John Simons
08/14/2003
Page 3 of 5
An erosion control plan has been provided as part of this submission. All proposed
grades within landscape areas will not exceed 3:1, and all slopes will be stabilized both
during and after construction. The Applicant will take particular care with respect to
maintaining enhanced erosion and sedimentation controls to avoid impact to adjacent
properties and the Lake Cochichewick Watershed.
g. Protection of adjacent properties by minimizing the intrusion of lighting, including
parking lot and building exterior lighting.
A lighting facilities plan has been provided as a part of this submission.Light poles will
not exceed 8' in height and shall be residential in scale and design.
h. The proposed development must not present a demonstrable adverse impact on the
surrounding area resulting from excessive noise, dust,smoke, or vibration that are
higher than levels now experienced from uses permitted in the surrounding area.
The proposed use is a professional office and residential building. There will be no long-
term impact on the surrounding area from excessive noise,dust, smoke or vibration.
DESIGN
a. Buildings will be located with respect to setbacks,placement of parking,landscape,
entrances and exits with surrounding buildings and development.
The proposed site plan conforms to the required building setbacks, and no conflict will
exist between this site and the existing parking, landscape, entrance or exit of another
adjacent use.
b. The buildings shall relate harmoniously to each other in architectural style, site
location and building exits and entrances.
The existing farmhouse and barn will be renovated and expanded in a manner that
respects the integrity of the original architectural style and detailing.
C. Screening will be provided for storage areas, loading docks, dumpsters, rooftop
equipment,utility buildings and similar features.
The proposed refuse area will be provided with a 6' solid wood fence enclosure. All
mechanical, electrical and HVAC units have been located within the building and will
not be visible, or create a nuisance,to surrounding properties.
d. Electric, telephone, cable T.V., and other such utility lines and equipment must be
placed underground.
All utilities will be located underground. Please refer to the enclosed utility plan for
more detailed information.
e. Demonstrate that the proposed scale, massing and detailing of buildings are
compatible with those prevalent in the surrounding area.
2 1-0
1
Mr.John Simons
08/14/2003
Page 4 of 5
The farmhouse and barn are existing structures, and the addition will be designed to
respect the scale and style of the original building. Please refer to the attached
architectural drawings for additional detail.
TRAFFIC/PARKING
a. The location and number of curb cuts shall be minimized to reduce turning
movements,and hazardous exits and entrances.
The location and number of curb cuts has been reviewed and is appropriate for the
proposed use.
b. Provision for access to adjoining properties shall be provided as appropriate.
Given the ownership and nature of the surrounding properties it is not possible to adjoin
these properties at this time.
C. Driveways shall be located opposite each other wherever possible.
Driveways have been located to provide for the best available site distance along Osgood
Street. For additional detail please refer to the enclosed traffic report prepared by DJK
Associates,Ina
d. Joint access driveways between adjoining properties shall be encouraged.
Given the ownership and nature of the surrounding properties it is not possible to adjoin
these properties at this time.
e. Internal circulation and egress shall provide for traffic safety, and access to and
from minor streets servicing one family dwellings shall be minimized.
Internal circulation has been designed to minimize conflicts between cars, truck and
pedestrians. This site does not provide direct or indirect access to minor streets servicing
single-family dwellings.
4. NAZB Section 10.31,SPGA findings to be met:
a. The specific site is an appropriate location for such use,structure or condition.
As the property is zoned for office and residential use,the site is an appropriate location
for the proposed use and structure. The site design compliments the surrounding uses
and provides for sufficient traffic and circulation improvements, as well as sewer, water
and other utilities.
b. The use as developed will not adversely affect the neighborhood.
The project provides appropriate building setback from the adjacent residential
properties. The character of the renovated building will reflect the architectural style of
existing building,and is well suited for its proposed location.
Mr.John Simons
08/14/2003
Page 5 of 5
C. There will be no nuisance or serious hazard to vehicles or pedestrians.
Driveways have been located to provide for the best available site distance along Osgood
Street. For additional detail please refer to the enclosed traffic report prepared by DJK
Associates,Inc.
d. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
The project is serviced by municipal water, sewer and utilities that adequately address
the needs of the program.
e. The SPGA shall not grant any special permit unless they make a specific finding
that the use is in harmony with the general purpose and intent of this bylaw.
Given the nature of the renovation, and the understanding that the proposed uses are
allowed by right,the proposed project is in harmony with the general purposes and intent
of Section 1 ("Purposes")of the North Andover Zoning Bylaw.
We are confident that the plans and supporting information we have submitted are in keeping with the
general intent of the North Andover Zoning Bylaw, and are in the best interest of the neighborhood and
the Town of North Andover. For these reasons, we request that the Planning Board issue a Site Plan
Review and Watershed Special Permit Approval for the proposed project.
We appreciate your time and consideration with regard to this matter and we look forward to working
with you throughout the approval process. Please feel free to contact my office with any further
questions or concerns.
Sincerely,
Huntr s Assoc ates,Inc.
C tian .Huntress
Landscape Architect
Cc: Thomas Properties LLC
Woodman Associates,Inc.
NIHF Design Consultants
Page 1 of 3 Site Plan Special Permit Application
E: Town of North Andover Planning Board
Application for Site Plan Special Permit
Please type or print clearly.
1. Petitioner: Thomas Properties LLC
Petitioner's Address: 231 Sutton Street-North Andover Massachusetts 01845
Telephone number: 978 327 6540 phone
2. Owners of the Land: Thomas Properties LLC
Address: c/o Tom Laudani Trustee
Number of years of ownership: 1 year+/-
3. Description of Proposed Project:
The proposed project will entail the renovation and reconstruction of the existing farmhouse to accommodate
13,000 square feet(+/-)of professional office space and four renovated residential apartments.The site is a 3.20
+/-acre parcel of land bounded by Osgood Street to the west,Treadwell's Ice Cream to the north,Lake
Cochichewick to the east and the Stevens Estate at Osgood Hill to the south. The project is within the Watershed
Protection District,and a Watershed Special Permit has been filed concurrently with this application.
The renovation and addition to the existing structure has been designed to harmoniously integrate the new use
with the existing building and surrounding landscape.The design team recognizes that the views into,and
around,this building help to define the character of the surrounding neighborhood,and we have worked to best
preserve the integrity of the site.This proposal also includes minor regrading of the existing open field to
accommodate a youth soccer field.The site will be serviced with municipal sewer,water,electric,telephone and
gas service.For a complete description of proposed utilities please refer to the attached plans.
4. Description of Premises:
The site is improved with an existing farmhouse,barn, driveways and open fields.The primary use is residential,
and the property contains approximately 3.20+/-acres.
5. Address of Property Being Affected: 1003 Osgood Street North Andover
Zoning District: Business Two(B-2)
Assessors: Map: 35 Lot# 50
Registry of Deeds: Book#: 6895 Page# 325
6. Existing Lot:
Lot Area(Sq.Ft) 3.20 Acres+/- Building Height: 41'-6"+/-(barn)
Street Frontage: 305'+/- Side Setbacks: 68'min+/-
Front Setback: less than 10' Rear Setback: 320' +/-
Floor Area Ratio: .10:1 +/- Lot Coverage: 7%+/-
7. Proposed Lot(if applicable):
Lot Area(Sq.Ft) 3.20 Acres+/- Building Height: 41'-6"+/-(existing barn)
Street Frontage: 305'+/- Side Setbacks: 64' min.
Front Setback: Existing Rear Setback: 320'to rear propegy line
Floor Area Ratio: .13:1 +/- Lot Coverage: Less than 35%
8. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft) 25.000 sf Building Height: 35'
Page 2 of 3 Site Plan Special Permit Application
Street Frontage: 125' Side Setbacks: 40'From R-1 Boundary
Front Setback: 30' Rear Setback: 45'From R-1 Boundary
Floor Area Ratio: .30:1 Lot Coverage: 35%
9. Existing Building(if applicable):
Ground Floor(Sq.Ft.) 4,625 sf+/- #of Floors Three/Four,see plan
Total Sq.Ft. 13,165 sf+/- Height: 41'6"+/-(barn)
Use: Residential Type of Construction:wood frame
10. Proposed Building:
Ground Floor(Sq.Ft.) 5,885 sf+/- #of Floors Three/four,see plan
Total Sq.Ft. 17,843 sf including residential) Height: 41' 6"+/-(existing)
Use: Office/Residential Type of Construction: Steel&wood frame
11. Has there been a previous application for a Special Permit from the Planning Board on these premises?NO
If so,when and for what type of construction?
12. Section of Zoning Bylaw that Special Permit Is Being Requested:
NAZB Section 8.3 -(Site Plan Review Special Permit)and Section 10.3 (Special Permit Regulations)
NAZB Section 4.136(Watershed Protection District)
13. Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form, which is the official form of the Planning
Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the
petitioner to furnish all supporting documentation with this application. The dated copy of this application
received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The
petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with
application requirements, as cited herein and in the Planning Board Rules and Regulations may result in a
dismissal by the Planning Board of this application incomplete.
Petitioner's Signature:
Print or type name here: Thomas D Laudani Trustee -Thomas Properties LLC
Owner's Signature:
Print or type name here: Thomas D Laudani Trustee -Thomas Properties LLC
14. Please list title of plans and documents you will be attaching to this application.
Plans: Site Plan Review and Special Permit Plans for
1003 Osgood Street
North Andover,Massachusetts 01845
Dated: August 15,2003
Prepared by: MI-IF Design Consultants
103 Stiles Road—Suite One
Salem,NH 03079
Reports,Attachments and filing fees
• Drainage Report-Prepared by MHF Design Consultants,Inc.
• Traffic Impact Statement—Prepared by DJK Associates,Inc.
• Architectural Plans&Elevations—Prepared by Woodman Associates,Inc.
Page 3 of 3 Site Plan Special Permit Application
• Landscape Plans and Details—Prepared by Huntress Associates,Inc.
e Site Plan Review/Special Permit Filing Fee: $ 1,649.01
• Watershed Special Permit Filing Fee $ 100.00
• Project Review Fees: $ 5,000.00
Page 1 of 3 Watershed Special Permit Application
IF Town of North Andover Planning Board
Application for Watershed Special Permit
Please type or print clearly.
1. Petitioner: Thomas Properties LLC
Petitioner's Address: 231 Sutton Street-North Andover Massachusetts 01845
Telephone number: 978 327 6540 phone
2. Owners of the Land: Thomas Properties LLC
Address: c/o Tom Laudani Trustee
Number of years of ownership: 1 year+/-
3. Description of Proposed Project:
The proposed project will include the renovation and reconstruction of the existing farmhouse to accommodate
13,000 square feet(+/-)of professional office space and four renovated residential apartments.The site is a 3.20
+/-acre parcel of land bounded by Osgood Street to the west,Treadwell's Ice Cream to the north,Lake
Cochichewick to the east and the Stevens Estate at Osgood Hill to the south.
The renovation and addition to the existing structure has been designed to harmoniously integrate the new use
with the existing building and surrounding landscape.The design team recognizes that the views into,and
around,this building help to define the character of the surrounding neighborhood,and we have worked to best
preserve the integrity of the site.This proposal also includes minor regrading of the existing open field to
accommodate a youth soccer field.The site will be serviced with municipal sewer,water,electric,telephone and
gas service.For a complete description of proposed utilities please refer to the attached plans.Understanding the
above,we have limited the impact to any wetland or buffer zone to those listed below:
a. Non-Disturbance Buffer Zone(Within 250'of Lake Cochichewick,and 100' of all wetland resource
areas)
1. Minor grading associated with the proposed youth soccer field;Limited construction of
driveway,parking,retaining walls and associated grading required to provide appropriate site
circulation,and;Renovation of the existing barn,See attached plans for specific details. (Use
allowed by Special Permit—Section 4.135 para 3c)No new buildings of any kind have been
proposed within this zone.
b. Non-Discharge Buffer Zone(Within 325' of Lake Cochichewick and all wetland resource areas)
1. Renovation/expansion of the existing farmhouse;Renovation of the existing barn.See attached
plans for specific details.(Allowed Use by Special Permit—Section 4.135 para 3b(ii))
2. Stormwater management including surface discharge and associated grading. (Use allowed by
Special Permit—Section 4.135 para 3b(ii))
4. Description of Premises:
The site is improved with an existing farmhouse,barn,driveways and open fields.The primary use is residential,
and the property contains approximately 3.20+/-acres.
5. Address of Property Being Affected: 1003 Osgood Street North Andover
Zoning District: Business Two(13-2)
Assessors: Map: 35 Lot# 50
Registry of Deeds: Book#: 6895 Page# 325
Page 2 of 3 Watershed Special Permit Application
6. Existing Lot:
Lot Area(Sq.Ft) 3.20 Acres+/- Building Height: 41'-6"+/-(barn)
Street Frontage: 305'+/- Side Setbacks: 68'min+/-
Front Setback: less than 10' Rear Setback: 320'+/-
Floor Area Ratio: .10:1 +/- Lot Coverage: 7%+/-
7. Proposed Lot(if applicable):
Lot Area(Sq.Ft) 3.20 Acres+/- Building Height: 41'-6"+/-(existing barn)
Street Frontage: 305'+/- Side Setbacks: 64' min.
Front Setback: Existing Rear Setback: 320'to rear propei1y line
Floor Area Ratio: .13:1 +/- Lot Coverage: Less than 35%
8. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft) 25,000 sf Building Height: 35'
Street Frontage: 125' Side Setbacks: 40'From R-1 Boundary
Front Setback: 30' Rear Setback: 45'From R-1 Boundary
Floor Area Ratio: .30:1 Lot Coverage: 35%
9. Existing Building(if applicable):
Ground Floor(Sq.Ft.) 4,625 sf+/- #of Floors Three/Four,see plan
Total Sq.Ft. 13,165 sf+/- Height: 41'6"+/-(barn)
Use: Residential Type of Construction:wood frame
10. Proposed Building:
Ground Floor(Sq.Ft.) 5,885 sf+/- #of Floors Three/four,see plan
Total Sq.Ft. 17,843 sf(including residential) Height: 41'6"+/-(existing)
Use: Office/Residential Type of Construction: Steel&wood frame
11. Has there been a previous application for a Special Permit from the Planning Board on these premises?NO
If so,when and for what type of construction?
12. Section of Zoning Bylaw that Special Permit Is Being Requested:
NAM Section 8.3-(Site Plan Review Special Permit)and Section 10.3 (Special Permit Regulations)
NAM Section 4.136(Watershed Protection District)
13. Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form, which is the official form of the Planning
Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the
petitioner to furnish all supporting documentation with this application. The dated copy of this application
received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The
petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with
application requirements, as cited herein and in the Planning Board Rules and Regulations may result in a
dismissal by the Planning Board of this applicatio as incomplete.
Petitioner's Signature:
Print or type name here: Thomas D Laudani Trustee -Thomas Properties LLC
Owner's Signature:
Print or type name here: Thomas D Laudani Trustee -Thomas Properties LLC
14. Please list title of plans and documents you will be attaching to this application.
Plans: Site Plan Review and Special Permit Plans for
Page 3 of 3 Watershed Special Permit Application
1003 Osgood Street
North Andover,Massachusetts 01845
Dated: August 15,2003
Prepared by: MI-IF Design Consultants
103 Stiles Road—Suite One
Salem,NH 03079
Reports,Attachments and filing fees
• Drainage Report-Prepared by MHF Design Consultants,Inc.
o Traffic Impact Statement—Prepared by DJK Associates,Inc.
• Architectural Plans&Elevations—Prepared by Woodman Associates,Inc.
• Landscape Plans and Details—Prepared by Huntress Associates,Inc.
• Site Plan Review/Special Permit Filing Fee: $ 1,649.01
• Watershed Special Permit Filing Fee: $ 100.00
• Project Review Fees: $ 5,000.00
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