HomeMy WebLinkAboutDecision - 700 CHICKERING ROAD 2/28/1994 p�IQ��I�G BDABD o �r.� '�E�,
TOWN OF NORTH ANDOVER T tR
M A S S A C H U S E T T S
45
0i NORTH '
y appea
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Of filing of N,�o-;Jfce
Office of the Town SA IS
Clerk. M-)
NOTICE OF DECISION
Date. February 28, 1994
January 4, 1994
Date of Hearing January 18, 1994
February 15, 1994
Petition of ADS. .Senior- . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Premises affected .Chickerinq
Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Referring to the above petition for a special permit from the requirements
Of the North Andover .Zoning Bylaw .Section .8.3 - Site Plan Review
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
so as to permit the construction of.an.80,000.sq.ft., .3.story wood,frame.building
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
After a public hearing given on the above date, the Planning Board voted
CONDITIONALLY
to 41',UQV$. . . . . . . . .the . .SITE PLAN.REVIEW. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
based upon the following conditions:
Signed 1&�d, O.-I
cc: Director of Public Works L'Mclk
Richard A. Nardella, Chairman
Building Inspector . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Conservation Administrator
Health Agent
John. Simons, .Vice Chairman. . .
. . . . . . . . . . . . . . . . . . . . . . . . . . .
Assessors
Police Chief . . . . . . . . . . .
Fire Chief
Rchard Rowen
Applicant . .i. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Engineer
File .?aqhlian
a�ning. . Board oard. . . . . . . .
Interested Parties
'10 RT1,
KAREN H.P.NELSON
Director Town Of 120 Main Street, 01845
, NORTH ANDOVER (508) 682-6483
BUILDING ;;'_::::: • ,�
CONSERVATION sS,=�°SES DIVISION OF
HEALTH
PLANNING PLANNING & COMMUNITY DEVELOPMENT
February 28, 1994
Mr. Daniel Long, Town Clerk
Town Building
120 Main Street
North Andover, MA 01845 Re: Site Plan Review
700 Chickering Road
Dear Mr. Long:
The North Andover Planning Board held a public hearing on
Tuesday evening, January 4, 1994 in the Senior Center behind the
Town Building on the application of ADS Senior Housing, 139 Main
Street, Cambridge, MA, requesting Site Plan approval under Section
8. 3 of the North Andover Zoning Bylaw. The legal notice was
properly advertised in the North Andover -Citizen on December 15 and
December 22 , 1993 and all parties of interest were duly notified.
The following members were present: Richard Nardella, Chairman,
John Simons, Vice Chairman and richard Rowen.
Mr. Rowen read the legal notice to open the public hearing.
Ms. Colwell stated that because of the inclement weather and
due to the fact that there is no quorum to discuss a special permit
the discussion will be continued to January 18, 1994.
On January 18, 1994 , the Planning Board held a regular
meeting. The following members were present: Richard Nardella,
Chairman, John Simons, Vice Chairman, Joseph Mahoney, Clerk,
Richard Rowen and John Daghlian.
Mr. Thomas Grape, ADS Senior Housing, Mr. Joseph Geller,
Geller Associates and Mr. John James, attorney were all present to
provide the Board with information pertaining to the proposed site.
Mr. Grape:
new housing choice for seniors
11.4% lot coverage
R-5 zone
comply with all zone dimensional set backs
Mr. Grape passed out letters of support from community groups.
Page 2 :
700 Chic.nering Road
Mr. Geller:
presented existing conditions
presented roof top elevation
will get a curb cut from Mass D.P.W. (changing the
location of the circular drive)
current problem with drainage off-site, will change
pavement around back of building
gazebo, walking path, fire lane, three hydrants added
maintain existing sign area
100 units, 32 parking spaces proposed
Mr. Grape submitted letter from V.H.B. regarding parking.
1. parking needs of similar sites
2 . ITE trip generation
van will be provided for residents
relatively few cars needed for residents
Mr. Simons:
If there were a shortage of parking it can easily be
added.
Do not want to over pave the site due to the aesthetics
of the site.
Condition the special permit that spaces to be put in in
the future.
Put up bond money for future expansion.
Mr. Grape:
14-15 staff at any one time
Mr. Nardella very concerned about the number of parking spaces
required, 32 is not enough.
[City of Boston and Newton have permitted sites - Ms. Colwell to
call those communities]
Mr. Simons asked what the use was. Concerned that this does
not fit under R-5 zone.
Attorney James told the Board that he reviewed this issue with
the Town Staff and Town Counsel, opinion rendered by code
enforcement officer that this use fits under definition.
1 bedroom, kitchenette, bathroom
common areas
supportive services
Page 3 :
700 Chickering Road
average age 80
rentals
Ms. Nelson reiterated to Mr. Simons that Staff has been
reviewing this development and its use for many months and concur
that the use is allowed as a multi family apartment development in
a R-5 Zone.
Mr. Rowen asked if there were any restrictions on having cars.
Mr. Grape replied, "no" .
Mr. Geller told the Board that the detention pond can be mowed
and maintained as lawn.
Mr. Grape said they would make it look like a residential
community, with sloped roofs, double hung windows, turrets,
dormers, and articulated facade.
Mr. Chris Hill, architect:
clapboard siding
sense of two separate buildings
wants to keep building at residential scale
Mr. Grape:
living, library, lounge, dining as common areas
Mr. Nardella asked for an estimated start date. Mr. Grape
told the Board the applicant needs to purchase and obtain financing
by late Spring.
Mr. Nardella questioned the lighting on the property. Mr.
Geller told him there would be 24 ' poles on site, low level garden
lighting and that no light would shine off-site.
Mr. Daghlian asked if function hall was included.
Mr. Grape - could have space, have dining room used for this,
work with high school students.
Mr. Simons concerned that building does not fit in to zone.
What is the time period for construction. The reply was one year.
Mr. Nardella questioned where the snow goes. Mr. Geller said
it can easily be pushed off of parking lot into open space.
Mr. Nardella asked the applicant to add some trees along
right-of-way to fill in tree gaps along Route 125.
Page 4 :
700 Chickering Road
Mr. Nardella concerned about what amenities can be given to
the Town, accommodating North Andover residents preferably. Mr.
Grape told Mr. Nardella he can provide a priority system for North
Andover residents.
Mr. Mahoney expressed concerns about the appearance and
aesthetics.
Ms. Colwell to make copy of parking letter from V.H.B.
Mr. Grape asked if the Board would want them to add an
additional row of parking up front. Ms. Colwell to discuss this
with Mr. Robert Nicetta, to get his concerns.
On a motion by Mr. Rowen, seconded by Mr. Mahoney the Board
voted to continue the public hearing to February 1, 1994 .
On February 1, 1994 the Planning Board held a regular meeting.
The following members were present: Richard Nardella, Chairman,
John Simons, Vice Chairman, Joseph Mahoney, Clerk, Richard Rowen
and John Daghlian.
Mr. Nardella gave an overview of staff meeting on project last
week.
discussed parking lot and building facade
come back with plan showing 51 parking spaces to be
built, 49 spaces shown for future parking, if needed.
Mr. Thomas Grape, ADS Senior Housing:
showed plans for 51 parking spaces
showed plans for additional 49 spaces
added parking around entrance circle
added some trees and shrubs to hide parking
designated 16 spaces for employees only
add hedge/planting in front circle to break up cars
changed signage
two signs at each entrance
down light signs
signs on ADS property
add some trees along Route 125
Facade
more "colonial" looking
clapboard
chimney detail hiding elevator shaft
may use some brick on first story
Page 5:
700 Chickering Road
Mr. Rowen may want a steeper roof, looks better, easier for
snow removal.
Mr. Simons arrived.
65, 000 to 69 , 000 sq. ft. building now, smaller than what
was originally approved.
Mr. Rowen asked if there were any plans to expand. Mr.
Grape' s response was, not at this time.
Mr. Daghlian stated that the applicant addressed all comments,
likes view.
Mr. Rowen asked that the roofs be made steeper, look at
Middleton Commons, Colonial Architecture, on Route 114 .
Mr. Nardella asked if there would be different colors. Mr.
Hill replied that they have not decided on colors yet, but they
would be brown/grey with different trims.
Mr. Nardella liked the facade.
Ms. Colwell said there were no D.P.W. issues.
Mr. Nardella asked if there were any sidewalks planned in the
front. Mr. Grape replied, walkways in the front and back of
building. Mr. Nardella asked about lighting for walkway in the
back. Mr. Grape told Mr. Nardella there would be low level lights.
want it to fit into the community
would provide space for community use
Mr. Simons likes project, but had questions of zoning.
want to clean up ambiguity in the law to make proposal
fit
Attorney Carmen Corsaro, represents Meadowview Condos.
address some concerns in letter dated January 7 , 1993
- hours of construction/operation i . e .
delivery/garbage pick-up
- limit Sunday and holiday construction
- encourage least amount of parking spaces possible
- concern about future use on the site
concern about height of building and adjacent condo
buildings
Page 6:
700 Chickering Road
Mr. Nardella stated that any change in use would need to come
back before the Board.
Mr. Simons stated there was a problem in what is defined in a
use by right and a use by Special Permit.
Mr. Nardella questioned the length of construction. Mr. Grape
answered, one years time. Three week to demolish the existing
structure, this would start in the late spring/early summer.
Mr. Nardella told the applicant that a site opening bond would
be required.
On a motion by Mr. Mahoney, seconded by Mr. Rowen, the Board
voted to close the public hearing.
Mr. Grape asked if the Zoning Board of Appeals changed the
spaces, did they need to come back before the Planning Board. Mr.
Nardella answered, no, not unless more than 100 spaces were
required.
Staff to write letter to the Zoning Board of Appeals stating
that the Planning Board endorses variance for parking.
Mr. Rowen asked that there be designated places on grass for
parking if overflow should occur.
Staff to draft decision for next meeting.
On February 15, 1994 , the Planning Board held a regular
meeting. The following members were present: Richard Nardella,
Chairman, John Simons, Vice Chairman, Joseph Mahoney, Clerk,
Richard Rowen and John Daghlian.
The Board was given copies of a draft decision.
Mr. Simons wanted conditions as to specific building materials
to be used to be reviewed and approved by Planning Board, to be
added to the decision.
On a motion by Mr. Mahoney, seconded by Mr. Rowen, the Board
voted to approve the Site Plan for ADS Senior Housing as amended.
Page 7:
700 Chickering Road
Attached are those conditions.
sincerely,
North Andover Planning Board
Richard A. Nardella, Chairman
cc: Director of Public Works
Building Inspector
Conservation Administrator
Health Agent
Assessors
Police Chief
Fire Chief
Applicant
Engineer
File
ADS Senior Housing
700 Chickering Road
Site Plan Review - Special Permit
The Planning Board herein approves the Special Permit/Site Plan
Review for the construction of a 80, 000 square foot residential
building to be used for senior housing in a R-5 District. This
Special Permit was requested by ADS Senior Housing, 139 Main
Street, Cambridge, MA on December 10, 1993 . The Planning Board
makes the following findings as required by the Zoning Bylaw
Section 10. 3 :
FINDINGS OF FACT:
1. The specific site is an appropriate location for residential
senior housing as the density is compatible with the
surrounding multi-family residential use of the
neighborhood;
2 . Residential senior housing will not adversely affect the
neighborhood as the building will be residential in
character and is compatible with the surrounding area;
3 . There will be no nuisance or serious hazard to vehicles or
pedestrians as this use will generate relatively low volumes
of traffic on the neighborhood street system as compared to
a general multi-family use;
4 . Adequate and appropriate facilities will be provided for the
proper operation of the proposed use;
5. The Planning Board finds that this use is in harmony with
the general purpose and intent of the Zoning Bylaw.
Finally, the Planning Board finds that this project generally
complies with the Town of North Andover Zoning Bylaw requirements
as listed in Section 8. 35 but requires conditions in order to be
fully in compliance.
Therefore, in order to fully comply with the approval necessary
to construct the facility as specified in the Site Plan Review
application before us, the applicant must comply with the
following conditions:
SPECIAL CONDITIONS:
1. This approval specifically limits the use of the structure
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for multi-family residential senior housing with supportive
services for the elderly. Each unit must contain cooking
facilities. Any change in use must come before the Planning
Board for site plan review approval.
2. Prior to the endorsement of the plans by the Planning Board
the applicant shall adhere to the following:
�:� The applicant must provide the Planning Board with
specific building materials and a final elevation of
the building. The Board will review and approve by
majority vote, the materials and the final elevation.
a bond in the amount of two thousand dollars _(,$2 , 000)
shall be posted for the purpose of insuring thata
final as-built plan showing location of all on site
utilities, structures, curb cuts, parking spaces and
drainage facilities be submitted. This bond shall be
in the form of a check made out to the Town of North
Andover. This check will then be deposited into an
interest bearing escrow .account.
c. )a performance bond in the amount of twenty thousand
Nl dollars 20 000 shall be posted purpose�-- ($ �� p d for the purp of
insuring hat site opening, site clearing, building
demolition, erosion control, continued site maintenance
etc are completed in accordance with approved plans and
the Town's rules and regulations. This bond will be
held for the duration of construction. The applicant
may request the release of this bond upon the issuance
of a Certificate of Occupancy.,.-
d. The name of the complex, "Heritage" , must be reviewed
and approved -
pp ed by the E 911 coordinator as it is similar
to other complexes in Town.
3 . Prior to FORM U verification (Building Permit Issuance) :
The plans must be endorsed and three (3) copies of the
signed plans delivered to the Planning Staff.
This decision shall be recorded at the Essex North
Vim, Registry of Deeds and a recorded copy delivered to the
Planning Staff.
C. The North Andover Division of Public Works shall review
all of the referenced plans. Any changes to the plans
endorsed by the Planning Board shall be reviewed by the
Town Planner. Any changes which the Town Planner,
solely may deem as major, shall be referred to the
Planning Board for approval.
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4 . Prior to verification of the Certificate of Occupancy:
a The site shall be reviewed by the Planning Staff. Any
screening as may be reasonably required by the Planning
Staff and/or Tree Warden will be added at the
applicant's expense.
b. A final as-built showing the location of all on site
utilities, structures, curb cuts, parking spaces and
drainage facilities must be submitted to and approved
by the Division of Public Works.
c.¢� All artificial lighting used to illuminate the site
shall be approved by the Planning Staff. All lighting
shall have underground wiring and shall be so arranged
that all direct rays from such lighting falls entirely
within the site and shall be shielded or recessed so as
not to shine upon abutting properties or streets. The
site shall be reviewed by the Planning Staff. Any
changes to the approved lighting plan as may be
reasonably required by the Planning Staff shall be
made at the owners expense.
All exterior lighting, apart from the walkway lighting,
must be turned off at 11: 00 pm.
d. The building must meet all fire safety codes and
contain a fire sprinkler system.
5. Demolition of the existing building and construction of the
new building must be limited to between the hours of 7: 00 am
and 7 : 00 pm. Trucking of supplies and use of heavy
equipment must also be restricted to these hours. SUnday
and holiday construction will not be permitted. These
conditions are necessary due to the close proximity of the
Meadowview Condominium Complex.
6. All buildings , parking areas, driveways , walkways ,
landscaping and other site features shall be located and
constructed as shown on referenced "Planting Plan" dated
12/10/1993 .
7. To the extent possible under State and Federal law, North
Andover residents and immediate relatives of North Andover
Residents shall be given preference in admission to the
facility. A marketing plan shall be utilized to maximize
the opportunity of local residents to gain admission to the
facility. The Planning Board will periodically review this
condition and request that the applicant provide proof of
compliance.
8. The Planning Board approves the construction of 51 parking
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spaces as shown on the referenced "Revised Parking Plan 51
Spaces" dated 12/10/1993 , rev. 1/31/1994 . The parking needs
of the facility shall be reviewed on an annual basis. If
determined necessary by the Planning Board and the Board of
Appeals the Expanded Parking Plan showing 100 spaces must be
constructed.
9. The applicant/owner must make available, as part of the
basic service package, scheduled private transportation for
its residents to travel to local areas, to be arranged and
scheduled through the management of the development. This
service is necessary due to the reduction in the number of
required parking spaces.
10. All signs within the project shall be of wood or stone, with
uniform lettering and design. The signs shall in no way be
interior illuminated (Neon or other means) . All signs for
this project must be reviewed and approved by the Planning
Board.
11. No mechanical devices placed on the roof (ie: HVAC, vents,
etc. . . ) may be visible from any surrounding roadways.
12 . The existing vegetative buffer between the project site and
the adjacent Meadowview Condominium Complex must remain
intact. Additional plantings may be required where the
existing vegetation does not act as adequate buffer.
13 . Any stockpiling of materials (dirt, wood, construction
material etc. ) must be reviewed and approved by the Planning
Staff. Any approved piles must remain covered at all times
to minimize any dust problems that may occur with adjacent
properties. Any stock piles which will remain on site for
more than one week must be fenced off and covered.
14 . Any open excavation areas must be fenced off every night for
the safety of the adjacent neighbors.
15. Any Plants, Trees or Shrubs that have been incorporated
into the referenced Planting Plan approved in this decision,
that die within one year from the date of planting shall be
replaced by the owner.
16. The contractor shall contact Dig Safe at least 72 hours
prior to commencing any excavation.
17. Gas, Telephone, Cable and Electric utilities shall be
installed as specified by the respective utility companies.
18. All catch basins shall be protected and maintained with hay
bales to prevent siltation into the drain lines during
construction.
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19 . No open burning shall be done except as is permitted during
burning season under the Fire Department regulations.
20. No underground fuel storage shall be installed except as may
be allowed by Town Regulations.
21. The provisions of this conditional approval shall apply to
and be binding upon the applicant, its employees and all
successors and assigns in interest or control.
22 . Any action by a Town Board, Commission, or Department which
requires changes in the plan or design of the building as
approved by the Planning Board, may subject this special
permit approval to modification by the Planning Board.
23 . Any revisions to this project as approved must be submitted
to the Town Planner for review. If these revisions are
determined to be substantial and materially different from
the endorsed plans, the Town Planner will direct the
applicant to resubmit the site plan to the Planning Board
for site plan review.
24 . This Special Permit approval shall be deemed to have lapsed
after March 1, 1995 (two years for the date permit granted)
unless substantial use or -construction has commenced.
Substantial use or construction will be determined by a
majority vote of the Planning Board.
The following plans and information shall be deemed as part of
the decision:
1. Document titled: Preliminary Drainage Calculations for
Heritage at North Andover
North Andover, Massachusetts
Dated: December 23, 1993
Owner: ADS Andover & ADS Senior Housing
159 Main Street
Cambridge, Massachusetts
Architects: CBT Architects, Inc.
60 Dartmouth Street
Boston, Massachusetts 02116
Landscape
Architect: Geller Associates, Inc.
77 North Washington Street
Boston, Massachusetts 02114
Civil Engineer: Site Engineering Consultants, Inc.
137 Hammond Street
Waltham, Massachusetts 02154
2 . Document Titled: Drainage Calculations for
Heritage at North Andover
5
North Andover, Massachusetts
Dated: December 29, 1993
(See above for additional information)
3 . Document titled: Traffic Impact Study
Proposed Assisted Living Community
North Andover, Massachusetts
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: Vanasse Hangen Brustlin, Inc.
Watertown, Massachusetts
Dated: December 1993
4. Plans titled: Site Plan Review Documents for Heritage at
North Andover
700 Chickering Road
North Andover, MA
List of
Drawings: LR 1 and 2:
Existing Conditions
1" = 20 '
November 18, 1993
LR 3 : Layout and Materials Plan
1" = 30 '
12/10/1993
LR 4: Grading and Utilities Plan
1" = 30 '
12/10/1993
LR 5: Planting Plan
1" = 30 '
12/10/1993
LR 6: Site Details
scale as noted
12/10/1993
Applicant: ADS Group, Andover
ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Architecture: CBT Childs Bertman Tseckares Inc.
306 Dartmouth Street
Boston, MA 02116
Landscape
Architecture: Geller Associates, Inc.
77 North Washington Street
Boston, MA 02114
Civil
Engineering: Site Engineering Consultants, Inc.
137 Hammond Street
Waltham, MA 02154
5. Plan titled: Grading and Utilities Plan
6
Heritage at North Andover
North Andover, MA
Scale: 1"= 30 '
Date: 12/10/1993 ; rev. 12/27/1993
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: CBT Childs Bertman Tseckares Inc.
306 Dartmouth Street
Boston, MA 02116
6. Plan titled: "Revised Parking Plan 51 Spaces"
Heritage at North Andover
North, Andover, MA
Dated: 12/10/1993, rev. 1/31/1994
Scale: 1" = 30 '
Sheet: LR 9
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: CBT Childs, Bertman, Tseckares Inc.
306 Dartmouth Street
Boston, Mass 02116
7. Plan titled: Expanded Parking Plan 100 Spaces
Heritage at North Andover
North, Andover, MA
Dated: 1/31/1994
Scale: 1" = 30'
Sheet: LR 9
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: CBT Childs, Bertman, Tseckares Inc.
306 Dartmouth Street
Boston, Mass 02116
8. Elevation Plan
titled: Heritage at North Andover
700 Chickering Road
North Andover, MA
Prepared by: CBT Childs, Bertman, Tseckares Inc.
306 Dartmouth Street
Boston, Mass 02116
cc: Director of Public Works
Building Inspector
Health Administrator
Assessors
Conservation Administrator
Planning Board
Police Chief
7
Fire Chief
Applicant I
Engineer
File
ADS.Sp
i
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