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HomeMy WebLinkAboutCorrespondence - 485 ANDOVER STREET 7/29/1993 E E-� NOR T/ KAREN H.P.NELSON ? °°; Town Of 120 Main Street, 01845 Director `^ (508) 682-6483 BUILDING ;�.;:;;;p;;.to NORTH ANDOVER CONSERVATION °s,°" 9` DIVISION OF HEALTH PLANNING PLANNING & COMMUNITY DEVELOPMENT July 13, 1993 Mr. Frank Serio Jr, Chair Zoning Board of Appeals 120 Main Street North Andover, MA 01845 Re: 485 Andover Street Dear Mr. Serio, I am writing to express the Planning Board' s support for the variance from Section 8. 1 (7) for the construction of a fifteen (15) foot driveway requested by DaMe Realty Trust. The granting of the variance will preserve an existing garage that is attached to the building. After reviewing the site, the Planning Board believes that the garage should be preserved for the reasons outlined below. The Board would like to maintain the residential character of Andover Street. The presence of the garage adds to the residential nature of the site. Without the garage, the site would appear more commercial as the parking lot behind it will be visible. The garage would screen the parking lot that will be constructed behind the house. The screening of the lot aids in the preservation of the residential character of the street. The use of the house as an office will have minimal daily traffic flow. As such the Board believes that a 15 foot driveway will provide safe and adequate access to and from the parking lot. Based on the above, the Planning Board urges you to grant the variance on the width of the driveway to preserve the residential character of the street and to help screen the parking lot. S 'nceQ � Kathleen E. adley Town Planner CC. K. Nelson, Dir. PCD R. Nardella, Chair PB Andoversite. 4 LAW OFFICES PETER J. CARUSO ONE ELM SQUARE ANDOVER,MASSACHUSETTS 01810 PETER J.CARUSO TEL:(508)475-2200 RAYMOND J.CANNON,JR. FAX:(508)475-8880 July 8 , 1993 Planning Board 120 Main Street North Andover, MA 01845 RE: 485 Andover Street - Site Plan Review Members of the Board: A field verification of the outside foundation dimensions of the existing structure at 485 Andover Street has been conducted by a Registered Architect. The gross flow area of 485 Andover Street is 1, 494 square feet. This verification bearing the seal of the Registered Architect is attached hereto. Therefore, 485 Andover Street constitutes a small structure, that is one that does not exceed two thousand (2 , 000) square feet of gross floor area, and is EXEMPT from Site Plan Review (N.A. ZBL §8 . 31 (2b) ) . A copy of this section is attached. Sincere P t eer Caruso PJC/sig Enc. cc: Kathleen E. Bradley, Esq. Robert Nicetta, Building Inspector 'rG SECTION 8 SUPPLEMENTARY REGULATIONS 8. 1 Off Street Parking 1. Whenever a building is erected, reconstructed, moved or expanded or if a change in use occurs so as to increase it floor area and/or design capacity, there shall be provided on the same lot with such building or on a lot contiguous thereto (or within 100 feet thereof) in the same ownership as the parcel containing the primary use, a sufficient number of open or covered parking spaces to satisfy the requirements of the following schedule for the new building or increased design capacity of floor area: 2 . Where a use is not indicated prior to construction or issuance of building permit, the number of parking spaces provided shall be the maximum required. Use Minimum Spaces Required One or two family residence 2 spaces per dwelling unit. Multi family residence 2 spaces per dwelling Y' unit. 1 space per dwelling unit for a unit designed and occupied by the elderly as defined under government assisted programs. Congregate Housing 0. 75 per dwelling unit (29/ 187) All other places with 1 space per sleeping room accommodations including for single or double (but not limited to) occupancy, 1 per 2 for rooming houses, hotels, rooms exceeding double motels, hospitals, nursing beds for rooms exceeding homes. double occupancy. Auditoriums, theaters, 1 space per 4 persons athletic fields, funeral based on the design parlors, day care centers capacity of the facility. and other places of assembly. Restaurants, sit down 1 per 2 seats or 15 per restaurants, drive through 1000 GFA. (Whichever is or fast food. greater applies) 8. 1 r-. 8 .31 Development Which Require Site Plan Review 1 . Site Plan , is required when: a. Any new building (s) or construction, which contains ' more than two thousand (2 , 000) square feet of grosses floor area which is undertaken on land within the Town of North Andover; or b. Any construction which results in the addition of more than two thousand (2 , 000) square feet or gross floor R , area to an existing structure; or contains five (5) or more parking spaces . C. Any construction, site improvements, new uses in existing structures or developments which contain new processes not normally associated with the existing use which results in changes in the potential nuisance to adjacent property , traffic circulation and/or stormwater drainage onto or off of the site. f � yar 2 . The following development (s) are exempt from Site Plan Review: s a . Single family dwelling (s) and two family dwelling (s) ; � �. b. Small structures or additions which do not exceed two thousand (2 , 000) square feet of gross floor area; Ott C. Routine repairs and maintenance that do not exceed the provisions of Section 8 . 31 (1) (c) . 8. 32 Site Alteration - Violation of the Bylaw , No buildin g p ermit, site clearin g, filling, grading, material ' deliveries or construction shall be initiated on any site which f ' this section applies until Site Plan approval as required by this section is obtained. }� Nothing herein shall be construed, however, to prohibit such clearing or altering as may be necessary for purposes of conducting predevelopment studies, such as geotechnical tests, soil borings, wetlands determination, percolation tests for septic systems as required by the Board of Health, or other similar test as required in order to fulfill a requirement of any Town Bylaw or regulations of the Commonwealth. r� 8.6 -max Retail store and service 6 per 1000 square feet establishments. GFA except 5 per 1000 square feet GFA in Business 1 and 2 General Business. ` F Offices 1 space per 300 square feet of GFA. Medical Offices and 3 Spaces per 1000 square > Research facilities feet GFA plus one space per employee. , Warehousing, Wholesaling, 1 space per 500 square distributing feet GFA. Manufacturing, assembly, 1 space per 2 employees . fabrication etc. in the minimum working ` shift or 1 space per _ 1, 000 GFA whichever is greater. 3 . The required parking for any two (2) or more uses or structures may be provided by the allocation of the total of the various spaces required for each use or structure in a common parking facility, cooperatively established and � �` operated. 4 . The regulations of this section shall not apply to ` non-residential uses or structures whose minimum parking `; under the above schedule would amount to five (5) parking E' spaces or less or residential uses or structures whose minimum parking would amount to two (2) parking spaces or less . 5 . If the Building Inspector is unable to identify a use with r one (1) or more of the uses in the above schedule, q application shall be made to the Board of Appeals for the f � : purpose of determining a sufficient quantity of parking spaces to accommodate the automobiles of all customers, employees , visitors , occupants , members or clients consistent with the provisions contained in the above � .� schedule. ` 6. The Board of Appeals may by variance make exceptions to the provisions of this section and , upon a written request of the owner and after a public hearing, authorize the Building Inspector to issue permits for buildings and uses having ^ less off-street parking than specified herein, whenever the Board of Appeals finds that under normal circumstances such lesser off-street parking area would adequately provide for the needs of all persons using such building. Such exceptions may be limited as to time, use or intensity of use. 8.2 Joseph D. LaGrasse & Associates, Inc. Architects - Engineers - hand Plamiem I Elm Square An(lover,Massachusetts 01810-3609 Phone: (508) 470-3675 July 6, 1993 Atty Peter Caruso One Elm Square Andover, MA 01810 Re: field dimension review as built construction 485 Andover Street North Andover, Ma 01845 Dear Sir, I have field verified the foundation outside dimensions of the existing dwelling and have calculated the gross floor area for the first & second floors. The use of the existing garage is assumed for storage of an automobile and would not be included in the gross floor area of the usable space. The building floor gross area is 1494SF and is comprised of 864SF on the first floor and 630SF on the second floor. Calculation: Main House . . . 30 . 01 wide X 22 . 01deep on two floors less 4 . 01 X 7 . 01 stairwell opening Rear Addition . . . 17 . 01 wide X 10. 01 deep on first floor Bathroom Addition . . . 4 . 01 wide X 8 . 01 deep on first floor If you require further information please contact me. sincerely, I 0 UJ No 4153 METH U E 14, �2 MASS. jJoseph D Grasse AIA Q; Joseph D. LaGrasse & As Architect & Engineers neers OF NORTH 1ti h � I ' KAREN H.P.NELSON Town of 120 Main Street, 01845 Di NORTH ANDOVER (508) 682-6483 BUILDING .. g CONSERVATION e°^°""5` DIVISION OF HEALTH PLANNING PLANNING & COMMUNITY DEVELOPMENT July 1, 1993 Peter Caruso, Esq. 1 Elm Square Andover, MA 01810 Re: 485 Andover Street - Site Plan Review Planning Board Meeting June 29, 1993 Dear Attorney Caruso, The Planning Board met this week and continued its discussions regarding the site plan for 485 Andover Street. As the Board will need some additional information prior to a decision, the Board kept the public hearing open until its July 20, 1993 meeting. The following information must be submitted before the Planning Board can render a decision: As stated in my letter dated June 16, engineered plans showing the exact location of the driveway, parking spaces, and green space must be submitted. All stormwater drainage control facilities utilized by the site must be shown on the plan. Storm water drainage calculations which support the design of the control facilities must be submitted to the Department of Public Works for review and approval. (N.A. ZBL Sec. 8 . 3 Table 2) Identification of the location and landscape schedule of all perimeter and interior landscaping including all planting materials to be placed on site must be submitted. All existing trees over 12 inches DBH must be shown on the plan. A strip of land at least six (6) feet wide with trees or shrubs densely planted to create at an impervious screen. (N.A. ZBL Sec. 8 . 3 Table 2 (14) , Sec. 8.4 (1) ) Identification of the location of the proposed illumination, indicating the direction and the degree of illumination offered by the proposed lighting facilities, including an example of the light fixture to be used must be submitted. (N.A. ZBL Sec. 8. 3 (16) ) The above items are required for site plan review approval by the Planning Board under the Zoning Bylaws of the Town of North Andover. After speaking with the building inspector, the following additional applicable sections were noted: Parking lots must be accessible by a twenty-five (25) foot wide driveway. (N.A. ZBL Sec. 8. 1 (7) ) For a Business -4 Zone adjacent to a residential district, the required side or rear setbacks must be 100 feet. The first 50 feet of such setback the residential district must remain open and green, be suitably landscaped, unbuilt upon, unpaved, and not parked upon. (N.A. ZBL Table 2 FN 3) I believe that you have applied to the Zoning Board of Appeals for a variance from these provisions and will appear at their July 13 meeting. If all of the Appeals issues are substantially resolved at that meeting and the above listed information is provided to the Planning Board, the Board will render a decision at its July 20, 1993 meeting. If you have any further questions please do not hesitate to call me at 682-6483 ext. 24 OWPW Sincerely, WE. i ra aey Town Planner CC. K. Nelson, Director PCD B. Nicetta, Building Inspector Planning Board Scott Giles Barbara MacDonald, DaMe Realty Trust KAREN H.P.NELSON o ~�° Town of 120 Main Street, 01845 Director NORTH ANDOVER (508) 682-6483 BUILDING ; '•:::e`f`tg CONSERVATION ,@$�CHU9�S DIVISION OF HEALTH PLANNING PLANNING & COMMUNITY DEVELOPMENT June 16, 1993 Peter Caruso, Esq. 1 Elm Square Andover, MA 01810 Re: 485 Andover Street - Site Plan Review Dear Attorney Caruso, Thank you for presenting the plans for the building located at 485 Andover Street. The Board had the following concerns regarding this proposal : the applicant will need to review the proposed signs with the building inspector to determine whether or not a sign permit will need to be obtained. the Planning Board will want to review the type of lighting and light posts proposed. the Planning Board is concerned that 15 feet of pavement for the driveway may not provide adequate access. The Board would like the applicant to look into connecting the proposed parking lot with the adjacent parking lots. the number of parking spaces required under the zoning bylaw will need to be calculated and reviewed by the building inspector. The Planning Board has scheduled a site visit this Saturday, June 19, 1993 at 8 : 00 am. The Public Hearing was continued until the next regularly scheduled meeting June 29. Prior to the next meeting engineered plans for the site must be submitted as well as drainage calculations for DPW's review. If you have any further questions please do not hesitate to call me at 682°6483 ext. 24 . S 'ncerely, � hleen Ez ra le , Esq. Town Planner CC. Karen Nelson, Director PCD Richard Nardella, Chair PB Bob Nicetta, Building Inspector File AndoverSite. 1