HomeMy WebLinkAboutCorrespondence - 154 MAIN STREET 10/14/2008 tAORTiN
61
0
0
North Andover Planning Board
!(Meeting Date:
OA'rr�; Agenda
cw5l,, 1.
PLANNING DEPARTMENT
Community Development Division
AGENDA ITEM #8
TO: Planning Board
FROM: Judy Tymon,Town Planner
RE: CB Richard Ellis, Global Corporate Services (applicant),Bank of America, 154
Main Street,Assessors Map 41,Parcel 33. Site Plan Review Special Permit to re-
construct and expand the existing parking and driveway area,by removing the existing
rear drive-thru aisle and increasing the parking area by 6 spaces,plus related landscaping
and stormwater management improvements, in the General Business District.
DATE: I"Review—October 14,2008
Proposal:
The applicant, CB;Richard Ellis,Global Corporate Services (applicant),is seeking a Site Plan Special
Permit to re-construct and expand the existing parking and driveway area,by removing the existing rear
drive-thru aisle and increasing the parking area by 6 spaces,plus related landscaping and stormwater
management improvements. The parking lot is serves the 154 Main Street location of the Bank of America,
which has been in that location for about fifteen years. The applicant proposes to expand the parking lot by
eliminating the rear drive-thru aisle, so as to allow for six more parking spaces. This expansion will result in
the addition of 2000 SF of parking area,however, 1000 SF will be removed,resulting in a net increase of
1000 SF. Current zoning requires six parking spaces and this expansion will result in a total of eighteen
parking spaces.
The site does not currently have stormwater management system and the applicant is proposing new
stormwater structures,including a deep sump catch basin,a filtration chamber and a series of recharge units.
These applicant's proposal in intended to provide not only an increased number of parking spaces,but also an
improved storm water management system,improved traffic patterns on the site and improved handicap
accessibility.
Below please find my review of the following plans submitted to this Department:
Plan titled: Site Plan&Existing Conditions Plan
154 Main Street
North Andover,Massachusetts 01845
Prepared for: CB Richard Ellis
Global Corporate Services
1075 Main Street
Waltham,MA 02451
Prepared by: Cavanaro Consulting
687 Main Street
Norwell,MA 02061
Scale: 1"=20'
Date: September 11,2008
Sheets: 1 -2
Background:
➢ This is the 1,d Public Hearing for the Application. The application is currently undergoing a review by
the Town's Outside Consultant,VHB.
Y The applicant has applied for a Notice of Intent with the Conservation Commission, who held a public
hearing on October X 2008. The hearing was continued until 10/22/08. See section"xi: LOCATION
OF WETLANDS/NOTICE OF INTENT"for more details. The following items were discussed with the
Commission:
➢ Submission of a planting plan showing revegetation of the slope below the proposed retaining
wall and of a disturbed area at the toe of slope.
➢ A plan showing a higher retaining wall(extend wall to proposed guardrail height)for safety as
well as to prevent snow stockpiling on the bank above the pond.
viiSi=ULion of a poured concrete retaining wall. Wall could lie decoratively faced. Abutters
are concerned with appearance of the wall.
➢ Detail on how proposed wall will connect with existing retaining wall on southern property
boundary.
➢ Addition of a catch basin.
➢ Abutters on the southern property boundary requested a stockade fence between the properties
(not to restrict wildlife movement around the pond).
SITE PLAN REVIEW:
i. NORTH ARROW/LOCATION MAP: A North Arrow is located on the upper right side of the
plan. Addressed.
ii. SURVEY OF LOT/PARCEL: The lot area is displayed on the plan. Map 41, Lot 33 consist of
19,842 SF.Addressed
iii. NAME/DECRIPTION OF PROJECT: The name and description of the project have been
provided in the title block and a review is located in the application narrative. Addressed
iv. EASEMENTS/LEGAL CONDITIONS: A"sewer"easement is shown on the plan. Addressed
V. TOPOGRAPHY: Sufficient grading information has been shown on the plan,in particular on
the eastern side of the property,behind the proposed retaining wall,where there is a significant
slope to the pond.Addressed
vi. ZONING INFORMATION: The zoning district information and parking requirements are shown
on the plans. The project is located within the General Business District.Addressed
vii. STORMWATER DRAINAGE: The applicant is proposing significant improvements to the
drainage system, including a deep sump pump, filtration chambers and recharge units. The new
systems should provide for approximately 78%TSS removal. A stormwater drainage study was
submitted and has been reviewed by the Town Consultant. Stormwater will be managed in
accordance with DEP's Stormwater Management Policy and related technical guidance and
reviewed separately by the Conservation Commission as a part of the wetland review process.
viii. BUILDING LOCATION: The location of the existing office building is shown on the plans.
Addressed
ix. BUILDING ELEVATION: The building height and footprint will not change.Addressed
X. LOCATION OF PARKING/WALKWAYS: The plan shows a total of 18 proposed parking
spaces. The zoning requirement is for 6 spaces and the site currently has 12 spaces. The plan also
shows the new driveway patterns,new traffic aisles and improved handicap accessibility.
xi. LOCATION OF WETLANDS/NOTICE OF INTENT: Wetlands have been correctly delineated
on the plans. The applicant filed an application.vlth the Cons.xvat.on Commission and is
currently going through the process. The following items were discussed with the Commission
➢ Submission of a planting plan showing revegetation of the slope below the proposed retaining
wall and of a disturbed area at the toe of slope.
➢ A plan showing a higher retaining wall (extend wall to proposed guardrail height)for safety
as well as to prevent snow stockpiling on the bank above the pond.
➢ Consideration of a poured concrete retaining wall. Wall could be decoratively faced.
Abutters are concerned with appearance of the wall.
➢ Detail on how proposed wall will connect with existing retaining wall on southern property
boundary.
➢ Addition of a catch basin.
➢ Abutters on the southern property boundary requested a stockade fence between the
properties(not to restrict wildlife movement around the pond).
xii. LOCATION OF WALLS/SIGNS: The applicant is proposing the relocation of an existing sign to
be compatible with the proposed changes to the parking area.Addressed
xiii. LOCATION OF ROADWAYS/DRIVES: The proposed parking lot aisles meet the 25' width
required between parking spaces, as stated in Section 8.1(7)of the Zoning Bylaw. The aisle in
the rear of the building has a width of 15' and the aisle on the northwest side has a width of 10.5'.
The applicant should confirm with the Fire Department that the proposal will provide adequate
access for safety vehicles.
xiv. OUTDOOR STORAGE/DISPLAY AREAS: There are no proposed changes to outdoor storage
or display areas. A landscaping plan should include screening for the existing AC unit in the front
of the building.
xv. LANDSCAPING PLAN: The applicant has not provided a landscape and lighting plan. The
applicant will need to demonstrate how the landscape meets Section 8.4 which states:
For all commercial and industrial districts the following minimum screening and landscaping
requirements shall apply for all off-street lots with more than 6 parking spaces, or in any instance
when a commercial or industrial off-street parking area of any size abuts a residential district.
1. A strip of land at least six(6)feet wide (may be part of required yard setbacks) with trees or
shrubs densely planted, to create at least an impervious screen, at least four(4)feet high at the
time ofplanting and which are of a type that may be commonly expected to form a year round
impervious screen at least five (5)feet high within three years.
2. If a natural screen as described in item I above cannot be attained, a wall or fence of uniform
appearance at least five (5)feet high above finished grade will be allowed. Such a wall and/or
fence may be perforated,provided that not more than 25%of the face is open.
3. All required screening, as described in items 1 and 2 above, shall be maintained in good
condition at all times. Such screening may be interrupted by entrances or exits, and shall have no
signs attached thereto other than those permitted in the district.
ThYough the Site Dl— Review: Special Pelil 4 process,the Platming Board may mod.l,>certain
parking/loading standards,as stated in Section 81). Modification of Screening and
Landscaping Requirements for Off-Street Parking.
Where it can be demonstrated to the satisfaction of the Planning Board that a plan for
screening and landscaping would be enhanced without detriment to the surrounding
neighborhood through the waiver or modification of one or more of the screening,
landscaping and other criteria setforth under Section 8.4.
xvi. REFUSE AREAS/DISPOSAL: There are no proposed changes to refuse/disposal areas.
Addressed
avii. LIGHTING FACILITIES: There are no proposed changes to exterior lighting.Does the applicant
intend to propose additional lighting for the new parking spaces and driving aisle in the rear of
the site?
xviii. DRAINAGE BASIN STUDY: A drainage report has been submitted and is being reviewed by
the Outside Consultant.
xix. TRAFFIC IMPACT STUDY: The applicant has stated that since the existing use of the site will
not change, there will be no change in traffic. The applicant should submit a waiver for this
requirement.
xx. COMMONWEALTH REVIEW: The applicant has filed a Notice of Intent with the town's
Conservation Commission.
xa i. UTILITIES: There will be no changes to the utilities,with the exception of stormwater
management.Addressed
Xxii. FISCAL IMPACT: No fiscal impact study has been completed. The applicant should request a
waiver.
xxiii. COMMUNITY IMPACT: No community impact study has been completed. The applicant
should request a waiver.
GENERAL COMMENTS
1. Landscaping: The town's Zoning Bylaw, Section 8 Screening and Landscaping Requirements for
Off-Street Parking does require that some landscaping for parking lots be provided as screening from
abutting properties. If natural landscaping is not possible, a wall or fence may be substituted. Since
the applicant is proposing more parking than is required and is proposing a retaining wall of a
significant height(up to 8'),there may be an opportunity to re-design the lot to include landscaping to
provide screening for not only abutting properties but also to provide a more aesthetic view from the
street. Also, landscaping using LID techniques may help to mitigate stormwater management.
2. Parking and Roadway Design: The applicant should have the plan reviewed by the Fire and Police
Departments to be sure that the new traffic patterns for the driveway aisles and the width of the
driveway aisles provide for convenient and safe manipulation of safety vehicles.
3. Lighting for new parking area. The plans do not indicate any increased lighting for the new parking
lot design. The applicant may want to consider additional lighting in the rear of the building for safety
purposes.
DRAINAGE COMMENTS:
The VHB report will provide comments..
RECOMMENDATIONS:
The Planning Department recommends continuing the application to allow the applicant to respond to the
Town Staff and VHB's comments and revise the plans accordingly.
Cc: applicant
Engineer
DPW
Fire Department
Building Department