HomeMy WebLinkAboutDecision - 109 MAIN STREET 5/1/2007 NORTh
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Office of the Planning Departrterit '
Community Development and Sere d
JSACNllBt` 1600 Osgood Street
North Andover, Massachusetts 0105' o
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NOTICE OF DECISIO''"
Any appeal shall be filed Bldg. ZBA
within (20)days after the Con/Com Health
date of filing this notice in Fire Chief Police Chief
the office of the Town Clerk. Town Clerk DPW/Engineers
Date: May 17,2007
Date of Hearing: 3/6/07,4/3/07, 5/1/07
Date of Decision: May 1,2007
Petition of: San Lau Realty Trust
109 Main Street, North Andover,MA 01845
Premises Affected: 109-123 Main Street, North Andover, MA 01845, within t
Business Zoning District,Assessors Map 28,Parcel 48, he General
Referring to the above petition for a Site Plan Special Permit from the re uiremen
Andover Zoning Bylaw, Sections 8.3, 10.3, and 10.31 and MGL C.40A, Sec. 9 is of the North
So as to allow: the renovation and reconstructs 4�+,-
Plaza') totaling 52,198 s.f, construction of a 208+-�s.f existing
facilities,("Messina rkig,
utilities, walkways, site lighting, landscape improvements, and other improvements within parking,
General Business Zoning District. he
After a public hearing given on the above date, the Planning Board voted un
APPROVE A SITE PLAN SPECIAL PERMIT based upon the following onditionlmously to
g s.
North Andover nning Boa d
Richard Nardella, Chairman
John Simons, Vice Chairman
Alberto Angles, Clerk
Richard Rowen
Jennifer Kusek
Tim Seibert, Alternate
cc: Town Departments
Applicant
Engineer .
Abutters
Site Plan Special Permit
May 1,2007
Upon a motion from John Simons and 2nd by Alberto Angles, the Planning Board herein approve
the Special Permit/Site Plan Review for the renovation and reconstruction of the existing retail shopping
center(referred to as"Messina Plaza") totaling 52,198 s.f, 208 s.f. Kiosk, accessory drive-through
facilities,parking, utilities,walkways, site lighting, landscape and other improvements shown on the
"Plans" as defined below. The project is located in the General Business Zoning District and is located
on real property shown on the North Andover Assessors Maps as Map 28, Parcel 48, and consists of
approximately 145,893 s.f. (3.348 acres)of land with frontage on Main Street, School Street and First
Street.The Special Permit was requested by the Applicant, San Lau Realty Trust, 109 Main Street,North
Andover,MA 01845.This application was filed with the Planning Board on January 19,2007. The
Applicant submitted a complete application which was noticed and reviewed in accordance with Sections
8.3, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A,sec. 9. The
Applicant has filed with the Planning Board all plans and reports required under the North
Andover Zoning Bylaws, including but not limited to the information required under Section 8.3
and 10.31 of the North Andover Zoning Bylaws. During the review process, the Applicant and
its professional consultants also submitted various revisions to the plans along with various
supplemental memoranda and correspondence in response to requests by the Planning Board, the
Board's peer review consultants, and by the various departments within the Town of North
Andover that reviewed the project. All of these plans, reports and correspondence are contained
in the Planning Board's files and are hereby incorporated by reference into the public record for
this hearing.
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws
Section 8.3 and 10.3,as well as Section 9 of M.G.L. c. 40A:
FINDINGS OF FACT:
3) The specific site is an appropriate location for the project as it is located in the General Business Zcne
and involves the construction of permitted uses within those zones. Specifically the General Business
District permits both"retail stores and wholesale stores, as well as"restaurants,dining room or lunch
room". [Section 4.131.1. and 4.131.5 of the Town of North Andover Zoning Bylaw]. Presently, the
site contains approximately 52,198 square feet of retail,restaurant, grocery, and professional office
space. The project as proposed will not substantially increase the size of the existing building or
provide for significant change of use. Further,the site will operate generally consistent with the
existing site conditions,with a substantial improvement to the architectural facades, walkways,
parking layout, traffic circulation and design, lighting,and landscaping.
4) The use as developed will not adversely affect the neighborhood as a sufficient buffer has been
provided. All plantings and screening depicted on the approved plans referenced herein, shall remain
in perpetuity over the life of the project.
a. Frontage of Proposed Development: Extensive landscaping has been provided along the
perimeter of the site fronting Main Street, First Street, and School Street. The landscaping has
been placed so as to enhance the downtown character, improve the visual streetscape elements,
and soften the impact of the parking area supporting the retail plaza from Main Street and First
Street.
1. Shade Trees: There will be a total of eight(8)Little Leaf Linden trees(2.5-3 inches in
caliper)and a total of two (2)Callery Pear trees(2.5-3 inches in caliper),
2. Ornamental Trees: The ornamental trees include a total of three(3) Shadblow Serviceberry
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Site Plan Special Permit
May 1,2007
trees(which will range*between 8-10 feet in height), and a total of three(3)Heritage River
Birch(clump)(which will range between 10-12 feet in height).
3. Shrubbery: A large amount of shrubbery has been dispersed between the shade and
ornamental trees that includes a total of twenty-seven(27)PJM Rhododendrons(which will
range between 2-2.5 feet in height),a total of eighty-two(82) Sargent Junipers (ranging
between 15-18 inches in height),and a total of eighteen(18)Boule De Niege Rhododendrons
(ranging between 2—2.5 feet in height), and a total of ninety-three (93)Inkberry shrubs
(ranging between 18-24 inches in height).
4. Perennials: A large amount of perennials have been dispersed between the shade and
ornamental trees that include a total of two-hundred (200)Black Eyed Susan plants, and a
total of two-hundred(200)Daylily plants.
b. Residential Abutting Property: Special care has been taken to carefully screen all residential
abutting property directly across from the proposed development.
1. Specifically,landscaping facing the residential properties located across from the drive-
through facilities from Assessor's Map 29,Lots 6& 14,and Assessor's Map 18,L
70 which includes the following: three(3)Heritage River Birch(ranging from 10 44&
—ots is feet in
height), two(2)Little Leaf Linden(ranging between 2.5—3 inches in caliper),twenty-four
(24)PJM Rhododendrons,and a forty-two(42)inch post and rail fence.
2. Specifically, a 6-foot vinyl fence along the entire rear boundary in front of the residential
property Assessor's Map 18,Lot 0.
3. Specifically, landscaping along the southern corner where additional plantings were across from the residential properties Assessor's Map 30,Parcel 5 and Assessor's Map 19,
Parcel 9 which include the following: four(4)Callery Pear(ranging between 2.5—3 i
caliper)and twenty-nine(29)Eastern Red Cedar ran inches in
(ranging from 5—6 feet in height.
5) There will be no nuisance or serious hazard to vehicles or pedestrians.The proposed a* +
design and access/egress drives provide for adequate internal and external traffic flow, safety, ai
sufficient pedestrian connections throughout the project,and will not result in a significant increase in
vehicle trips from the site.
6) The landscaping approved as a part of this plan generally meets the requirements of Section North Andover Zoning Bylaw, except as described in Paragraph 8 below for which the Applicant h se
sought a variance described in a separate petition currently pending before the Zoning Boar of
Appeals. Notwithstanding the variance petition, the Planning Board has determined that then to lan
meets the spirit and intent of Section 8.4 of the North Andover Zoning Bylaw. See Find' p
further detail on the landscaping plan; mg#2 for
7) The site drainage system has been reviewed by the Outside Consulting Engineer, V
Brustlin,Inc. No significant changes are proposed for the site regarding drainage faciht es or
ngen
impervious areas.
8) The Applicant has met the requirements of the North Andover Zoning Bylaw for Site
Plan Review,
including all filing requirements as stated in Sections 8.3 and 10.31 of the Zoning Bylaw,
9) Adequate and appropriate facilities will be provided for the proper operation of the proposed use and
the use is in harmony with the general purpose and intent of this Zoning Bylaw. The project will
provide for municipal water, sewer and utilities on the property to adequately address the needs of the
project. Furthermore, the redesign and reconstruction of the retail plaza contains architectural
3
Site Plan Special Permit
May 1,2007
elements and treatments that are present in traditional town centers and improves the aesthetic
integrity of downtown North Andover. The storefronts and side facades contain numerous pedestrian
scaled elements that provide for improved visual and physical access to the goods and services within
the plaza. The project also contains a tasteful lighting plan throughout the site to enhance the
pedestrian village feel of the project and downtown area while maintaining sufficient lighting to
protect the health and welfare of residents. Finally, the Applicant incorporated visual buffering and
sound dampening measures for the roof utilities to help mitigate the impact on the neighboring
residential properties.
Finally the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8.3 and 10.31 but requires conditions in order to be fully
in compliance. The Planning Board hereby unanimously votes to both grant the requested waivers as
described in the Applicant's application, and also unanimously votes to grant approval of the
Applicant's proposed project as described in the"Plans"and other supporting information described in
the public record,provided the following conditions are met:
SPECIAL CONDITIONS:
1) Permit Definitions:
a) The"Locus"refers to the 145,893 s.f parcel of land with frontage on Main Street, First Street,
and School Street, as shown on Assessors Map 29,Parcel 48, and also known as 109-123 Main
Street,North Andover,Massachusetts.
b) The"Plans"refer to the plans prepared by Marchionda&Associates,LP, 62 Montvale Avenue,
Suite One, Stoneham,MA 02180,dated October 31,2006,Revised 12/5/06, 1/17/07,and 4/9/07,
entitled"Site Plan Review& Special Permit Application Plans For: Messina's Shopping Center,
North Andover,Massachusetts"C-1 through C-5,L-1 through L-3,Exl.l,Ex 1.2,Ex2.1, Al.1,
A1.2,A2.1, and A2.2.
c) The"Project"or"109-123 Main Street"refers to reconstruction of the existing retail shopping
center(referred to as"Messina Plaza")totaling 52.198 s.f, 208 s.f. kiosk, drive-through facilities,
parking, access/egress drive,utility, walkway, site lighting,landscape and other improvements
shown on the Plans.
d) The"Applicant"refers to San Lau Realty Trust, the applicant for the Special Permit.
e) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus
from time to time, which can include but is not limited to the Applicant,developer, and owner.
f) Landscaping is to be planted on hill in front of property located at 22 School Street in accordance
with the Landscape Plan.
g) All artificial lighting used to illuminate the parking lot, loading bay or driveway shall have
underground wiring and shall be so arranged that all direct rays from such lighting falls
substantially within the parking, loading or driveway area, and shall be shielded or recessed so as
not to shine upon abutting properties as demonstrated on the Photometric Plan.
2) Environmental Monitor: The developer shall designate an independent Environmental Monitor who
4
Site Plan Special Permit
May 1,2007
shall be chosen in consultation with the Planning and Community Development Staff. The
Environmental Monitor must be available upon four(4)hours notice to inspect the site with the
Planning Board designated official. The Environmental Monitor will be required to inspect
devices and oversee cleaning and the proper disposal of waste products if applicable. all such
3) Construction Monitor: The Applicant shall designate an independent construction monitor who
shall be chosen in consultation with the Planning Department. The construction monitor must be
available upon four(4)hours notice to inspect the site with the Planning Board designated official.
The construction monitor shall make weekly inspections of the project and file monthly repo rts to t
Planning Board throughout the duration of the project. The monthly reports shall he
t
compliance and actions taken to resolve such issues. The designated monitor may on-
of be applican
and/or developer.The weekly inspections and monthly reports provided to the PI
shall include the following: arming Department
a) Site clearing;
b) Erosion control;
c) Drainage and detention structures;
d) On-site water and sewer utilities;
e) Parking spaces and related pavement;
fl Curb cuts;
g) Retaining walls;
h) Site screening,landscaping and street trees;
i) Site restoration;
j) Final site cleanup;
k) The pharmacy dumpster shown on the Plans shall be screened at all times; and
1) Temporary storage of construction debris, dirt, and equipment.
4) PRIOR TO THE ENDORSEMENT OF THE PLANS BY THE PIrA�1;iNIl`�v BO.
APPLICANT MUST COMPLY WITH THE FOLLOWING CONDITIONS:
,THE
a) The final plans must be reviewed and approved by the DPW and the Planning Department and be
endorsed by the Planning Board. The final Plans shall be modified to include a Planning Board
endorsement block and must be submitted for review within ninety (90) days of filing t
decision with the Town Clerk. Failure to submit and obtain Planning Board endorsement he
i
the 90 day period will automatically cause the approval to become null and void. wthin
b) The final site drainage system must be designed in accordance with the Town Bylaw
requirements and reviewed by the Division of Public Works. All stone water drainage control
facilities utilized by the site shall be shown on the site plan. Storm water drainage calculations
which support the design of the control facilities shown on the plan shall be sub
Department of Public Works for review and approval. Written confirmation of said to the
l
approval by the Department of Public Works must be submitted to the Planning Department.
c) A bond in the amount of fifteen thousand($15,000)dollars must be posted for the purpose of
insuring that a final as-built plan showing the location of all on-site utilities, structures, curb cuts
parking spaces, topography, and drainage facilities is submitted. The bond is also in place to
insure that the site is constructed in accordance with the approved plan. The form of security
'
must be acceptable to the Planning Board. y
d) All site plan application and escrow fees must be paid in full and verified b the Town wn Planner.
5
Site Plan Special Permit
May 1,2007
5) PRIOR TO THE START OF CONSTRUCTION:
a) A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the
construction and informing the public of anticipated activities on the site.
b) All applicable erosion control measures must be in place and reviewed and approved by the
Planning Department.
c) It shall be the responsibility of the developer to assure that no erosion on the site shall occur
which will cause deposition of soil or sediment upon adjacent properties or public ways, except as
normally ancillary to off-site sewer or other off-site construction. Off-site erosion will be a basis
for the Planning Board making a finding that the project is not in compliance with the plan;
provided, however, that the Planning Board shall give the developer written notice of any such
finding and ten days to cure said condition.
d) A pre-construction meeting must be held with the developer, their construction employees,
Planning Department, Building Department, Town Engineer, and Police Department to discuss
scheduling of inspections, the construction schedule, and the process/method of informing the
public of the anticipated activities on the site. The applicant will also discuss the traffic
mitigation and any possible road closures, which may occur as a result of the construction. The
applicant will coordinate with the North Andover Police Department if the construction of the
project necessitates Police traffic details. Minutes of the meeting must be submitted to the
Planning Board prior to the start of construction.
e) The developer shall provide the Planning Board with copies of permits, plans and decisions
received from all other North Andover Land-Use Boards or departments. In addition to receipt of
these plans, the Applicant shall supply the Town Planner with a letter outlining any and all
revisions resulting from said permits, plans and decisions received from other town boards,
commissions and departments that differ from the approved plans referenced in Condition 27.
6) PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
a) Three(3)copies of the signed,recorded plans must be delivered to the Planning Department.
b) One certified copy of the recorded decision must be submitted to the Planning Department.
c) The project owner shall adhere to the following requirements of the North Andover Fire
Department and the North Andover Building Department:
1. All structures must contain a commercial fire sprinkler system. The plans and hydraulic
calculations for each commercial system shall be submitted for review and approval by the
North Andover Fire Department. Plans and hydraulic calculations for each commercial
system must also be supplied to the Building Department.
2. The fire lane located behind the portion off the building running parallel with School Street
shall be striped as a Fire Lane in accordance with Fire Department specifications.
6
Site Plan Special Permit
May 1,2007
7) DURING CONSTRUCTION:
a) During construction, the site must be kept clean and swept regularly throughout the construction
Process. Dust mitigation, dewatering and roadway cleaning must be performed weekly, or me
frequently as dictated by site and weather conditions and as directed by the Town Planner.
b) The plans for the stockpiling of materials(dirt, wood,construction material,etc.) must be shown
on a plan and reviewed and approved by the Town Planner. The developer will make every effort
to locate stockpiles on the site and away from residential properties. Any approved piles must
remain covered at all times to minimize potential dust and the protect owner will be required to
install appropriate erosion control measures to mitigate potential impacts to Lake Cochichewic
Any stockpiles to remain for longer than one week must be fenced off and be seeded. k
c) In an effort to reduce noise levels, the developer shall keep in optimum working order, throu
regular maintenance,any and all equipment that will emanate sounds from the structures or site.
d) The Town Planner will perform bi-weekly inspections of the site during construction to ensure
that the developer is adhering to the conditions set forth in the decision.
8) PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
a) The Applicant must submit a letter from the architect and engineer of the Project
building, landscaping,lighting and site layout substantially comply with the lans referenced that the
end of this decision as endorsed by the Planning Board. Alternatively,the Applicantfand/or prat tert
owner may provide a bond,determined by the Plannin Bo p y
landscaping materials and installation if weather conditions do not over the full amount of the
landscaping prior to the use of the parking area. permit the completion of the
b) The Planning Staff shall approve all artificial lighting used to illuminate the site.
have underground wiring and shall be so arranged that all direct rays from such lighting falls entirely
All lighting shall
within the site and shall be shielded or recessed so as not to shine upon abutting properties or streets.
The Planning Staff shall review the site lighting tan. An
may be reasonably required by the Planning Staff shall be made get to the approved lighting plan as
Applicant must submit a letter from the architect and en at the owner's expense.The
signs,landscaping,lighting and site layout substantially engineer f the project stating that the building,
of this decision as endorsed by the Planning Board.All site lighting shall Plans
provide security d at
for the d
site and structures,however,it must not create any glare or project any light onto adjacent
residential properties.
c) The commercial fire sprinkler systems must be installed in accordance with referenced
NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Bu l din and
Code. Certification that the systems have been installed properly in accordance with the above
referenced regulations must be provided from both the North Andover Fire Department and the
North Andover Building Department to the applicant. The Applicant must then provide this
certification to the North Andover Planning Department.
d) Any and all signage plans for the site, which have been provided to the Planning Board during
site plan review process, were presented for the purpose of demonstrating si g he
Any signage plans must conform to Section 6, Signage and Outdoor Lighting a materials only.
Regulations of the
7
Site Plan Special Permit
May 1,2007
Town of North Andover Zoning Bylaw,as amended, and must be approved by the Building
Department. In noway is the Project Owner to construe that the Planning Board has reviewed
and approved the signage plans for Zoning Compliance as that is the jurisdiction of the Building
Department. All additional permits must be obtained by the Project Owner prior to construction.
9) PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS
a) The Planning Staff shall review the site. Any screening as may be reasonably required by the
Planning Staff will be added at the Project Owner's expense.
b) A final as-built plan showing final topography, the location of all on-site utilities, structures,curb
cuts,parking spaces, and drainage structures and facilities must be submitted to the Planning
Department.The Applicant must submit a letter from the architect and engineer of the project stating
said items substantially comply with the plans referenced at the end of this decision as endorsed by
the Planning Board.
10)This Site Plan Special Permit is conditional upon final approval from the Zoning Board of Appeals
for dimensional Variances from the following:
a) Section 7,Paragraph 7.3 and Table 2 for relief of Main and First Street front setbacks;
b) Section7.3 and Table 2's Footnote 2 for relief from the requirements for an open and green
landscape buffer;
c) Section 8,Paragraph 8.1 (Off-Street Parking);and
d) Section 8.4 (Screening and Landscaping Requirements for Off-Street Commercial and Industrial
Districts).
11)All site work and external construction activity shall be limited to between 7:00 a.m. and 7:00 p.m.
Monday through Friday and between 8:00 a.m. and 5:00 p.m.on Saturday.
12) For all current and future uses within the plaza facility,the hours of operation will be during the hours
of 7 a.m. to 11 p.m. seven days per week. The hours of operation of proposed kiosk will be 24 hours
seven days a week.
13)Any plants,trees or shrubs that have been incorporated into the Landscape Plan approved in this
decision that die shall be replaced immediately by the owner(if seasonally feasible). All plantings
and screening depicted on the approved plans shall remain in perpetuity over the life of the project.
Reasonable substitutions may be allowed as determined by the Town Planner,but size and coverage
must be maintained throughout the duration of the project.
14) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
15) Gas,Telephone,Cable and Electric utilities shall be installed underground as specified by the
respective utility companies.
16) No open buming shall be done except as is permitted during burning season under the Fire
Department regulations.
17) No underground fuel storage shall be installed except as may be allowed by Town Regulations.
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Site Plan Special Permit
May 1,2007
18) The provisions of this conditional approval shall apply to and be binding upon the applicant, its
employees and all successors and assigns
gns in interest or control.
19) All snow storage is to be removed from the site within a seventy-two(72)hour period. The Owner
will haul any required snow off-site to the extent that such accumulated snow interferes with parking
and access on the Property.
20) Tenants shall use diligent efforts to retrieve shopping carts from the common areas and return them to
the designated areas specified by the owner. Project Owner will ensure that best efforts shall be made
by all tenants to prevent the use of its shopping carts in the center from interfering with the use of the
parking lot. Present and scheduled removal must be complied with in order alleviate safety concerns.
21) The fourteen parking spaces located at the rear of the proposed building addition shall be designated
as employee parking.
22) Truck deliveries for goods and 4erchandise shall occur only between the hours of 6 a.m.and 11 p.m.
seven days a week.Trash pickup from the dumpster shall be limited to between the hours of 7:00 am
to 9 pm.,seven days a week. The dumpster and dumpster enclosure shall remain closed except when
trash deposit,removal and pickup operations are being conducted. Noise suppression and screening
systems for the rooftop mechanicals, shall be constructed in accordance with the Plans.
23) The Planning Board requires that the project be built in accordance with the herein referenced plans
and specifications and in full accordance with the design elements and features displayed and
discussed during the Public Hearings and in strict accordance with all conditions contained herein.
Any revisions shall be submitted to the Town Planner for review in accordance with Section 8.3.8 of
the Zoning Bylaw. If the Town Planner in his/her sole discretion deems these revisions to be
substantial as defined in Section 8.3.8,the applicant must submit revised plans to the Planning R and
for approval,
b++luau
24) This Special Permit approval shall be deemed to have lapsed after May 1, 2009 two years from 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.
25) This Decision supersedes in its entirety, the Planning Board's Site Plan Approval Special Permit
Decision,dated May 12, 1986,as revised by Site Plan Modification,dated November 20, 1989.
26)Due to the absence of additional related parking,no new restaurant use shall by be permitted on the
site without review by the North Andover Planning Board to determine if sufficient parking exists.
The current 2,000 square foot restaurant footprint will be allowed as long as this decision is in full
force and effect.
27)The following information shall be deemed part of the decision:
Plan Titled: Site Plan Review& Special Permit Application Plans For:
Messina's Shopping Center, North Andover,Massachusetts
Prepared For: San Lau Realty Trust
109 Main Street, North Andover, MA 01845
Prepared By: Marchionda&Associates, LP
62 Montvale Avenue, Suite One
9
bite Plan Special Permit
May 1,2007
Stoneham,MA 02180
Scale: 1"=20'
Date: October 31,2006,Revised 12/5/06, 1/17/07,4/9/07, and 4/12/07.
Sheets: C-1 through C-5, L-1 through L-3,Ex1.1, Ex 1.2, Ex2.1,AI.l, A1.2,A2.1, and
A2.2.
Plan Titled: Site Preparation Plan
Prepared By: Huntress Associates;Inc.
Landscape Architecture&Land Planning
17 Tewksbury Street,Andover,MA 01810
Pages SP-1, L-1, L-2, L-3
Date: Date March 7, 2007 Revised 4/9/07,4/12/07.
APPEAL: Any person aggrieved by this Decision by the Planning Board, if any, may file an
appeal of this Decision by bringing an action within twenty(20) days after the Decision has been
filed in the Office of the Town Clerk pursuant to Section 17 of Mass. Gen. Laws Chapter 40A.
cc: Applicant
Engineer
File
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Joyce A,Bradshaw 4.".,
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PLANNING DEPARTMENT
Community Development Division
August 16,2007 Bk 10941 P:9348 x3 0 2;9,S
03=4-op
Tina Messina
San Lau Realty Trust
109 Main Street,North Andover,MA 01845
RE: Proposed CVS Signage Plan
Dear Ms.Messina:
This letter is being sent to you in response to the proposed signage plan for the CVS Pharmacy
located within Messina's Plaza and owned by San Lau Realty,
Messina's Plaza represents one of the main local points and destination areas of the downtown
and is a key property in the Town's efforts to revitalize the downtown area of North Andover. The
approved site and traffic layout incorporates many of the design features that will improve the visual
character of the downtown and enhance intemal/exwmal vehicular and pedestrian movements, Signs and
lighting represent a critical component of the approval. A signage plan should aid in communication,
orientation,identify activities,express local history and character,and some educational purposes for the
public good. Further,signage,and lighting should not overload the public's capacity to receive
information or which increases the probability of accidents by distracting attention or obstructing vision.
The proposed signage plan generally complies with the requirements and intent of Zoning Bylaw,
Section 6--Signs and Sign Lighting Regulations.However,as discussed below,a number of the
proposed signs were not approved by the Planning Board,detract from character of the downtown,and
increase visual clutter along the streetscapes. Accordingly,should San Lau and CVS desire to deviate
from my recommendations below,I would advise the Planning Board to re-open the Site Plan Special
Permit bearing, including re-notification to all abutters,in order to revisit signage and other issues that
may arise through that process.
My review is based on the plans entitled"CVS Pharmacy Store 4209,North Andover,
Massachusetts",prepared by Poyant Signs Incorporated, and dated 7/10/07(revised 8/02/07).
(A) Front Side Elevation (Main Street)
> Signs labeled"Drive Thru Pharmacy"and"Beauty" Located on the Building Fagade must be
eliminated.
a. The signs noted above should be eliminated as these signs increase visual clutter and offer
redundant information along Main Street. Keep in mind that the existing CVS Pharmacy at
this location has operated at the property for years,and is a well-known fixture on Main
Street so the signs noted above are not necessary to the operations of the now pharmacy
store. Further, as stated within the design guidelines of the Zoning Bylaw,signs should not
contain selling slogans or other advertising,which is not an integral part of the name or other
1600 Osgood Street,North Andover,Massachusetts 01845 4A
Phone 978.688.9535 Fox 978.608,9542 Web www.lownofnotihandover.com B�
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Bk 10941 Pg 349 #30395
identification of the enterprise. However,the proposed CVS Pharmacy sign as well as the
"Drive-Thru Pharmacy"and"Full Service"signs are acceptable as they aid in directing the
user to the drive-through facility. T would recommend that the sign located closest to the
outer land be relabeled as"Prescription Pick/Drop Off Only"if that second sign was meant
to direct traffic to the outer lane of the drive through facility. If you would prefer to include
signs other than the signs approved as noted above, I would recommend to the Planning
Board that you file a modification to the Site Plan Review Special Permit.
(B)Right Side Elevation(First Street)
D Sign labeled"Drive Thru Pharmacy"on the canopy must be eliminated,
a. The"Drive Thru Pharmacy sign on the drive-up canopy was not shown on the approved
plan set and would require a modification to the Site Plan Review Special Permit.
b. Further,this sign increases visual clutter and redundant information along First Street.
c. However, I would be amenable to the increase in the CVS Sign lettering to 18 inches,and
that the other"Drive-Thru"and"Photo Shop"signs can remain.
(C)Directional-SC
➢ Directional sign labeled"Drive Thru Pharmacy"and shown on the plans as Sign C3.
a. Sign not shown on the approved plan set and would require a modification to the Site Plan
Review Special Permit.
b. Further,the sign increases visual clutter and redundant information along First Street.The
signage proposed above the entrance and exit of the drive-through facility provide sufficient
communication,orientation, and identification of the use.
(D)Pylon Sign(Main Street)
➢ Sign not shown on the approved plan set and would require a modification to the Site Plan
Review Special Permit.
➢ The Planning Board worked diligently with San Lau Realty to develop a landscape plan to
enhance the streetscape along Main Street,The proposed sign would displace a number of
important landscape elements. Given the limited number of deciduous and ornamental trees
proposed for the sight,any reduction would have a dramatic impact on the streetscape.
➢ Further,the sign increases visual clutter along Main Street.
If you have any questions or concerns,please contact my office at the number below.
Sincerely,
Lincoln Daley
Town Planner
1600 Osgood 5treel,North Andover,Massachusetts 01895
Phone 978.686.9535 fox 978.688.9542 Web www.1ownofnor1hondover.rorn
tAORTH
Town f North Andover
Office of the Planning ����
Department
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Community Development and Services Division
A 05
Osgood Landing
1600 Osgood Street i
Building #20 Suite 2-36
North Andover,Massachusetts OI8�
P(97Q)600-yS�� '
F(978)68#-g542
Tine Messina
San Lau Realty Trust
109 Main 31.
North Andover, &4A O]845
September 22,200O
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Dear Ms.Messina, !
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According tu the North Andover Zoning Bylaw Section B.3.2.o.^ Waiver of Site Plan Review,your
request for a signage changes at 109-123 Main St, will not require an application for Site Plan Review.
The waiver request is granted based on the following information:
°
The proposed sign changes on the North-East Elevation and the North-West Elevation of 109-
l23 Main St. do not constitute u substantial change to the original Sde9lmzReviovvSpeuia\
Permit, permitted oo May l, 20O7. The signs proposed are i ' conformance with the town's
Zoning Bylaw, Section 6.
*
The two additional signs that will be added to designate the building's correct address are
required by the Fire Department for 911 purposes and are also in conformance with the town's
Zoning Bylaw, Section 6. |
If there are any questions,please let onuknow. �
/
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Joditbl\onnu,/�lC9
Town Planner
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cc: Jerry Brown, Inspector of Buildings
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BOARD OFAPPEALS6xx-954z BUILDING 698-9545 CONSERVATION 688-9530 HEALTH688-9540 PLANNING688-9535