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HomeMy WebLinkAboutLegal Document - 1003 OSGOOD STREET 5/3/2005 10493 Osgood Street rL cIRK Vj Site Plan Review-Special Permit?dad.€�sa�FOn ''•'? ';a;;,+it;r :� r - %•"" v Tine Planning Board hereby approves the.Special Permit$nto Plan Review modifica8f �vsrth neat n5 and expansion of an existing structures at 100 Osgood Street,as shown on Assessors M.ap 35, Lot S0. The modification effectively removes General Condition C of the site plan special permit requiring the owner of said property to construct a youth soccer field in the existing.open field and enter into a contractual arrangement with the Town. :In lieu of the youth soccer field,the applicant would providc an in- kind contribution in the amount of S25,000 to the North Andover Youth Services for the purpose of improving and restoring current athk!tic f<'<ds-n Town.The renovated structures w" __. o modaate 13,000 square feet(4-/-)of office space and four(4)renovated residential apartments for a total building size of 17,843 square feet. Thomas Properties LLC,231 Sutton Street,North Andover, MA 01845,requested this Special Pennit/She flan Review on May 3, 2005. The Planning Board snakes the following findings as re�,a Section 8.3 and 1-0.3: uircd by the North Andover honing Bylaws FINDINGS OF FACT- 1. The specific site is an appropriate location fo;the project as it is located in.the Business Two (B-2) Zone and the use is professionsaf/rredieal office with associated multi. ­ family residential. 2. The use as developed will not adversely affect the neighborhood, as the.project is less intensive than the surrounding general business and industrial land uses.The appliearnt has:proposed to preserve and renovate the existing structures, helping to rnairitain the histonc haraeter of the site and the surrounding views toward Lake Cochichewick. 3. The proposed modification will further preserve and enhance the character of the site and area by placing a covenant in the deed restricting future development and allowed uses f©r the existing open field. The $25,000 in-kind gift provides a community benefit by helping maintain and improve current athletic fields in North Andover. 4. There will be no nuisance or serious hazard to vehicles or pedcstriao .as indir�ted lay the Traffi c impact!ti Access Study perforreaP.d by Der3riot J: Kelly'-Associates, Inc. and reviewed by the Town's Gu.;Siaie Engineering Consultant Vanasse Hi4rigen Brustlirn, Inc. 5. The lRndscatpiang approved as a part of this plan meets the requirements of Section 8.4 of the North Andover Zoning Bylaw. o. The site drainage system is designed in accordance with the Town Bylaw mequi.rements. The drainage calculations submitted by MHF Design Consultants were reviewed with the Town's Outside Engineering Consultant, Vanasse, I-langen, Brustl in, Inc. and deemed to be acceptable. 7. The applicant has met tare requirements of the Town.for Site Plan Review as stated in Section 8.3 and for Special Permits as stated in-Section 10.3 of the toning Bylaw. 8. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The facility will be connected to the municipal sewer system in the Town of North Andover. 3. The proposed use is in harmony with the general purpose and intent of the toning Bylaw. 1003 Osgood Street Special Permit Approval Modification 1 � Y ' COMPANIES, IN ■ GENERAL CONTRACTING SPECIALIZING IN REHABILITATION OF OLDER PROPERTIES 160 PLEASANT STREET NORTH ANDOVER, MA 01845 OFFICE: (978)687-2783 FAX: (978)687-3042 e-mail: levisco@verizon.net Town of North Andover Mark Rees,Town Manager 120 Main Street North Andover MA. 01845 April 12, 2007 RE: 1003 Osgood Str et, North Andover; relocation of barn Dear Marx -/ Please foward this information to the Board of Selectmen to be placed on the agenda for the April 23 meeting. The Osgood Street property is zoned B2; I have been aggressively marketing the property for the last 18 months trying to use the existing barn and dwelling for use as office, retail, or a restaurant. After over 100 showings there has been no interest due to building size, location and configuration on the site. However, the only interest has been in purchasing the property with the existing buildings being torn down for a new commercial development. It would be a perfect fit next'to the ciirrent building project at the old Treadwell's site. The existing barn is in good shape and, if possible,I would like to work with the town to relocate it in town, The property is adjacent to the Stevens Estate Property and would be a nice asset for the town in some capacity. Time is important since I have a buyer and close to signing a purchase and sale agreement with a commercial developer. Thank you for passing this along. Please don't hesitate to call me at my office (978-687-2783) or cell (978-815-5635) if you have any questions. Sincerely, oseph G. Levis Levis Companies, Inc. cc: Board of Selectmen Lincoln Daley, Town Planner Curt T. Bellavance, AICP 103 Stiles Road • Suite One•Salem, New Hampshire 03079 MHF Design Consultants, Inc. TEL(603)893-0720• FAX(603)893-0733 August 10, 2006 Mr. Richard Nardella North Andover Planning Board Town of North Andover 1600 Osgood Street North Andover, MA 01845 Re: 1003 Osgood Street Site Plan Special Permit Modification Dear Mr. Nardella: On behalf of 1003 Osgood Street, LLC, MHF Design Consultants, Inc. is pleased to provide the attached Site Plan Special Permit Modification application regarding the proposed construction at 1003 Osgood Street. The following is a brief description of the proposed site plan and the specific requirements as set forth in the North Andover zoning bylaws for attaining a site plan special permit. 1. Description of Proposed Project: The previously approved project entails the renovation and reconstruction of the existing farmhouse to accommodate 13,000 square feet (+/-) of professional office space and four renovated residential apartments. 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 proposed Site Plan modification provides direct access between Map 35 Lot 50 and Map 35 Lot 20 by use of a shared driveway access, shared parking and rear driveway access providing circulatory movement of vehicles between lots. 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. 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. Written Documentation: NAZB Section 8.3 (6) Site Plan Review—Review Criteria/Design Guidelines i) General a. Conformance with all appropriate provisions of the Zoning Bylaws: ENGINEERS • PLANNERS 0 SURVEYORS MHF Design Consultants, Inc. 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 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 and 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 and appropriate natural buffer. b. Adequacy of proposed methods of refuse disposal. The proposed includes a disposal area with a six(6')foot solid wood fence enclosure that will 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 connect to the municipal water and 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 al increase runoff resulting form the development. Please refer to the previously submitted drainage report for additional information. EMENOMMEMMMOV MHF Design Consultants, Inc. e. Provision of adequate landscaping, including the screening of adjacent residential uses, provision of street trees,landscape island 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. f. Adequacy of the soil erosion plan and any plan for protection of steep slopes both during and after construction. 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. Refer to lighting shown on Site Plan. 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 form excessive noise, dust, smoke, or vibration that are higher than levels now experienced from uses permitted in the surrounding areas. 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. Building Design a. Buildings shall be located with respect to setbacks placement of parking landscaping and 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. MHF Design Consultants, Inc. 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 shall 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 an will not be visible, or create a nuisance, to surrounding properties. d. Electric,telephone, cable t.v. and other such tines and equipment must be placed underground. All utilities will be located underground as shown on the plan. e. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The farmhouse and barn are existing structures, and the addition will be designed to respect the scale and style of the original building. iv) 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. Easements are currently being sought with the adjacent lot, which provides a driveway and access easement for future site development on Map 3 5 Lot 20. 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 previously submitted traffic repot prepared by DJK Associates, Inc. d. Internal circulation and egress shall provide for traffic safety, and access to MHF Design Consultants, Inc. and from minor streets servicing one family dwellings shall be minimized. Internal circulation has been designed to minimize conflicts between cars, truck and pedestrians. The connection with the 1025 Osgood Street property provides excellent circulation between both properties. This site does not provide direct or indirect access to minor streets servicing single-family dwellings. Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all facts relied upon. Addressing each of the below points individually is required with this application: 1. Encouraging the most appropriate use of land; The proposed use is allowed by NAZB. 2. Preventing overcrowding of land; The proposed use is within the density requirements for the Business Two (B-2) zoning district. 3. Conserving the value of land and buildings; The value of land and buildings on and around the North Andover Business Two District will certainly be conserved(and increased), due to the quality of the site development and the quality of building materials proposed. 4. Lessoning congestion of traffic; See traffic study. 5. Preventing undue concentration of population; The design intent is to compliment the site relative to traffic arriving in North Andover along the Osgood Street corridor 6. Providing adequate light and air; Refer to lighting shown on Site Plan. 7. Reducing the hazards from fire and other danger; Proposed site to conform to Massachusetts building code along with North Andover site plan regulations. 8. Assisting in the economical provision of transportation, water, sewerage, schools, parks, and other public facilities; The proposed utilities will not place a burden on the Town's infrastructure. 9. Controlling the use of bodies of water, including watercourses; All site mitigation measures are consistent with D.E.P.'s Stormwater Management Policy. 10. Reducing the probability of losses resulting from floods; All site mitigation measures are consistent with D.E.P.'s Stormwater Management Policy. 11.Reserving and increasing the amenities of the Town; the site will generate a substantial amount of tax revenues to the Town which supports funding of various existing and new Town amenities. MHF Design Consultants, Inc. NAZB Section 10.31, SPCA findings to be met: a. The specific site is an appropriate location for such a 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 provided 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 setbacks from the adjacent zoning districts. The character of the renovated building will reflect the architectural style of the surrounding buildings, and is well suited for its proposed location. c. There will be no nuisance or hazard to vehicles or pedestrians; The site currently shows two entrances along Osgood Street as previously recommended by DJK Engineering, traffic engineer, and this project will incorporate design standards reflective of Mass Highway as well as providing the maximum circulation for the adjacent Treadwell's site plans located at 1025 Osgood Street. 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 site. e. The special Permit Granting Authority 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 proposed project and the understanding that the proposed uses are allowed by zoning, the project is in harmony with the general purposes and intent of Section 1 of the North Andover Zoning Bylaw. If you should have any questions, please contact me at (603) 893-0720. Sincerely, MHF Desi4TIa, Inc. C ristoph .I.T. Staff Engineer 103 Stiles Road•Suite One • Salem, New Hampshire 03079 MHF Design Consultants, Inc. TEL (603)893-0720•FAX(603)893-0733 August 10, 2006 Mr. Richard Nardella North Andover Planning Board Town of North Andover 1600 Osgood Street North Andover, MA 01845 Re: 1003 Osgood Street Site Plan Special Permit Modification Dear Mr. Nardella: On behalf of 1003 Osgood Street,LLC, MHF Design Consultants, Inc. is pleased to provide the attached Site Plan Special Permit Modification application regarding the proposed construction at 1003 Osgood Street. The following is a brief description of the proposed site plan and the specific requirements as set forth in the North Andover zoning bylaws for attaining a site plan special permit. 1. Description of Proposed Project: The previously approved project entails the renovation and reconstruction of the existing farmhouse to accommodate 13,000 square feet(+/-) of professional office space and four renovated residential apartments. 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 proposed Site Plan modification provides direct access between Map 35 Lot 50 and Map 35 Lot 20 by use of a shared driveway access, shared parking and rear driveway access providing circulatory movement of vehicles between lots. 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. 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. Written Documentation: NAZB Section 8.3 (6) Site Plan Review—Review Criteria/Design Guidelines i) General a. Conformance with all appropriate provisions of the Zoning Bylaws: ENGINEERS PLANNERS • SURVEYORS a MHF Design Consultants, Inc. 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 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 and 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 and appropriate natural buffer. b. Adequacy of proposed methods of refuse disposal. The proposed includes a disposal area with a six(6')foot solid wood fence enclosure that will 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 connect to the municipal water and 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 al increase runoff resulting form the development. Please refer to the previously submitted drainage report for additional information. MHF Design Consultants, Inc. e. Provision of adequate landscaping, including the screening of adjacent residential uses, provision of street trees,landscape island 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. L Adequacy of the soil erosion plan and any plan for protection of steep slopes both during and after construction. 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. Refer to lighting shown on Site Plan. 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 form excessive noise, dust, smoke, or vibration that are higher than levels now experienced from uses permitted in the surrounding areas. 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, Building Design a. Buildings shall be located with respect to setbacks placement of parking landscaping and 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. MHF Design Consultants, Inc. 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 shall 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 an will not be visible, or create a nuisance, to surrounding properties. d. Electric, telephone, cable t.v. and other such lines and equipment must be placed underground. All utilities will be located underground as shown on the plan. e. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The farmhouse and barn are existing structures, and the addition will be designed to respect the scale and style of the original building. iv) 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. Easements are currently being sought with the adjacent lot, which provides a driveway and access easement for future site development on Map 3 5 Lot 20. 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 previously submitted traffic repot prepared by DJK Associates, Inc. d. Internal circulation and egress shall provide for traffic safety, and access to *M-�W, MHF Design Consultants, Inc. and from minor streets servicing one family dwellings shall be minimized. Internal circulation has been designed to minimize conflicts between cars, truck and pedestrians. The connection with the 1025 Osgood Street property provides excellent circulation between both properties. This site does not provide direct or indirect access to minor streets servicing single-family dwellings. Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all facts relied upon. Addressing each of the below points individually is required with this application: 1. Encouraging the most appropriate use of land; The proposed use is allowed by NAZB. 2. Preventing overcrowding of land; The proposed use is within the density requirements for the Business Two (B-2) zoning district. 3. Conserving the value of land and buildings; The value of land and buildings on and around the North Andover Business Two District will certainly be conserved(and increased), due to the quality of the site development and the quality of building materials proposed. 4. Lessoning congestion of traffic; See traffic study. 5. Preventing undue concentration of population; The design intent is to compliment the site relative to traffic arriving in North Andover along the Osgood Street corridor 6. Providing adequate light and air; Refer to lighting shown on Site Plan. 7. Reducing the hazards from fire and other danger; Proposed site to conform to Massachusetts building code along with North Andover site plan regulations. 8. Assisting in the economical provision of transportation, water, sewerage, schools, parks, and other public facilities; The proposed utilities will not place a burden on the Town's infrastructure. 9. Controlling the use of bodies of water, including watercourses; All site mitigation measures are consistent with D.E.P.'s Stormwater Management Policy. 10. Reducing the probability of losses resulting from floods; All site mitigation measures are consistent with D.E.P.'s Stormwater Management Policy. 11. Reserving and increasing the amenities of the Town; the site will generate a substantial amount of tax revenues to the Town which supports funding of various existing and new Town amenities. MHF Design Consultants, Inc. NAZB Section 10.31, SPGA findings to be met: a. The specific site is an appropriate location for such a 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 provided 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 setbacks from the adjacent zoning districts. The character of the renovated building will reflect the architectural style of the surrounding buildings, and is well suited for its proposed location. c. There will be no nuisance or hazard to vehicles or pedestrians; The site currently shows two entrances along Osgood Street as previously recommended by DJK Engineering, traffic engineer, and this project will incorporate design standards reflective of Mass Highway as well as providing the maximum circulation for the adjacent Treadwell's site plans located at 1025 Osgood Street. 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 site. e. The special Permit Granting Authority 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 proposed project and the understanding that the proposed uses are allowed by zoning, the project is in harmony with the general purposes and intent of Section 1 of the North Andover Zoning Bylaw. If you should have any questions, please contact me at (603) 893-0720. Sincerely, MHF Design C nsultants, Inc. Vristonpher M. Ty ula, E.I.T. Staff Engineer