HomeMy WebLinkAboutCorrespondence - 65 FLAGSHIP DRIVE 8/29/2001 Tow n of N orth A,n d ov er
Office of the Building Departn"kent
Community to w ent and Servicecly Division
27 Charles Street
North Andover, Massa chuset ts 01845 z"�ws
f.7. Robert t,,Jie tta T"deFshone (9780 6889545
Fax (978)688-9542
MEMORANDUM RECEIVED
To: Heidi.Griffin, Town Planner AUG 9 2001
,..
From: Robert Nicetta Buildin g Commissioner( ' � NORM ANDOVEFl
V PLANNIN(i l:) pAIa.T'MENT
Date: August 28, 2001
Re: Building Addition
65 Flagship Drive
Map 1070—Parcel 76
1 have reviewed the site plan for the referred project and have the fallowing comment.
The driveway width as shown on the Site Plan-Sheet#3 varies from 25 feet to 11 feet to
22 feet. Pursuant to Section 8.1, Paragraph 2, Sub-paragraph 7 the driveway width must
be 25 feet. As such,the applicant must petition the Zoning Board of Appeals for a
driveway width variance.
tl i�➢bh l��bF°Ad'1"b^eA7;..5( -',>' '1 BUI .1:9INC',(,89-954 (;:'4� til',� 4"l"l4) fir# -?1:i(k 111" l."U M-9540 PLAT dlNfi A,8-0:535
TOWN OF NORTH ANDOVER PLANNING BOARD
ENGINEERING REVIEW OF SITE PLAN/SPECIAL PERMIT
FOR CONFORMANCE WITH THE TOWN OF NORTH ANDOVER
ZONING BYLAW &STANDARD ENGINEERING PRACTICE
Site Plan Title: Proposed Office Building Addition VHB No.: 06716.46
Location: 65 Flagship Drive
Owner: Global Realty Trust
65 Flagship Drive,North Andover MA 01845
Applicant: Ranger Development Corp.
65 Flagship Drive,North Andover,MA 01845
Applicant's Engineer: MHF Design Consultants,Inc.
103 Stiles Road,Suite One, Salem,NH 03079
Plan Date: 7-16-01 Review Date: 8-30-01
The Applicant submitted plans and documents to VHB for review on August 16,2001. The site
plan submission was reviewed for conformance to the appropriate sections of the 1972 Town of
North Andover Zoning Bylaw amended on December 11, 2000 and standard engineering
practice. The following comments note non-conformance with specific sections and
questions/comments on the proposed design.
1) The following information is required by Section 8.3.5.e and VHB offers the following
comments:
a) STORMWATER DRAINAGE/DRAINAGE BASIN STUDY: See comments below
under the item 3)Drainage Review.
b) BUILDING ELEVATION: VHB suggests that a drawing that shows the exterior of the
proposed building addition be submitted for the Planning Board's review.
c) LOCATION OF WETLANDS/NOTICE OF INTENT: A portion of the proposed parking
lot appears to be within the 50-foot No-Build setback for the wetland located at the west
boundary. Has a Notice of Intent(NOI)been submitted to the North Andover
Conservation Commission for review?The Applicant should verify this.
d) LIGHTING FACILITIES: While the Lighting Facilities Plan shows proposed light pole
locations, the direction and degree of illumination of these lights has not been shown.
VHB recommends that the Applicant consider providing the direction and the degree of
illumination of the proposed lighting fixtures on the Landscape&Lighting plan.
e) TRAFFIC IMPACT STUDY: This section requires that a traffic impact study be
conducted to evaluate any potential traffic impacts in the vicinity based on the proposed
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TA0671646\docs\reports\65 flagship drive review report.doc
office building addition. VHB recommends that traffic impact study be conducted and
submitted for review. Otherwise, the Applicant should request a waiver. When
requesting a waiver,the Applicant should submit any relevant information to support
why the waiver request should be granted.
f) UTILITIES: No sewer line profile has been provided. The Applicant should submit this
for review or request a waiver.
g) FISCAL IMPACT/COMMUNITY IMPACT: No fiscal impact report and community
impact report has been submitted. The Applicant should submit this for review or request
a waiver.
2) The applicant should verify that the requirements of Section 8.4,Screening and Landscaping
Requirements for Off-Street,have been satisfied.
3) DRAINAGE REVIEW: VHB has reviewed the drainage design and calculations. The
proposed drainage design is a closed drainage system that includes catch basins, drain
manholes,roof drains,downstream defender and underground detention system. VHB
offers the following comments regarding the proposed drainage design:
a) There appears to be a discrepancy between the cross-section and the schematic drawing
of the subsurface stormwater detention facility details regarding the pipe size. The cross
section detail shows the diameter of 36-inch pipe while the pipe on the schematic
drawing is labeled as 24-inch HDPE.The Applicant should verify the pipe size of the
underground detention facility and correct the details accordingly.
b) The site plan shows that the proposed parking lot pavement will fill a large portion of the
existing drainage area that currently flows into the wetland at the east boundary.All
proposed drainage flow from the parking lot pavement would be discharged to the
proposed underground detention system. The Applicant should verify that altering the
existing drainage patterns does not adversely affect the wetland's existing water quantity.
c) There appears to be an error for the pipe slope between DMH#1 and CB #2.VHB has
calculated the actual pipe slope and it is less than the minimum slope of 0.4%.VHB
recommends that minimum slope be used and the pipe capacity be revised accordingly.
d) Has any the emergency overflow measures been considered for the underground
detention facility? The Applicant should investigate.
4) STANDARD ENGINEERING PRACTICE: VHB has reviewed the site plans for
conformance to standard engineering practices. The purpose is to document the engineering
and potential construction issues associated with the project. VHB offers the following
comments:
a) VHB recommends that handicap ramp details be provided on the site plans. The
Applicant should refer to the current Massachusetts Architectural Access Board(AAB)
Wheelchair Ramp Standards for latest requirements.
b) The Applicant has included an "Underdrain"detail on Sheet 7. It is not clear where the
underdrain is proposed within the site. The Applicant should identify the underdrain
location on the site plan.
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TA0671646\docs\reports\65 flagship drive review report.doc
c) The designated location of snow disposal area should be identified on the site plan. The
Applicant should refer to the Snow Disposal Guidelines issued by the Department of
Environmental Protection (DEP) for snow disposal location requirements. Ideal snow
storage locations are away from wetland areas.
It is recommended that the applicant provide WRITTEN RESPONSES to the issues and
comments contained herein.
Reviewed by: Date: t
Danny H.Wong,kI.T.
Civil Engineer-Highway and Municipal Engineering
Checked by:
Timothy B.Mc tosh,P.E.
Project Manager—Highway and Municipal Engineering
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TA0671646\docs\reports\65 flagship drive review report.doc
Town of North Andover o� VaoRrN
Office of the Planning Department
Community Development and Services Division `
27 Charles Street "�, < .- .° 41
North Andover,Massachusetts 01845 �'SS""D.p�4g5
ACHUS
Heidi Griffin Telephone (978) 688-9535
Planning Director
Fax(978)688-9542
MEMORANDUM
TO: Planning Board
FROM: Heidi Griffin, Town Planner
RE: Site Plan Review - 65 Flagship Drive—9,100 sf addition
i'
DATE: August 15, 2001
The applicant proposes a one story, 9100 sf addition to the rear of the building of an existing
23,800sf building at Flagship Drive,_. The building is currently comprised of a split face !
block material. The location of the addition will result in parking spaces being moved to the
rear lot line, which requires:approval from the Conservation Commission. The applicant is
requesting several waivers on this project,they are as follows:
1. Waiver so as to not provide a traffic study as a traffic study was provided for the
office park itself when the industrial subdivision was approved;
2. Waiver so as to not provide a fiscal or community impact study as the building is
already in existence;
3. Waiver so as to not provide building elevations as the proposed addition will be
comprised of the same materials as the existing building.
My review is as follows:
i. NORTH ARROW/LOCATION MAP: This has been provided.
ii. SURVEY OF LOT/PARCEL: This has been provided.
iii NAME/DECRIPTION OF PROJECT: This has been provided.
iv. EASEMENTS/LEGAL CONDITIONS
V. TOPOGRAPHY: This has been provided.
A. ZONING INFORMATION: Zoning information has been provided and is located on
Sheet 3. The proposed addition will result in a zoning violation as the driveway
narrows down to 22' vs. the required 25' however I am of the understanding the applicant
will be revising their plans to reflect a 25' driveway.
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
vii. STORMWATER DRAINAGE: Please see attached review performed by the Town's
consulting engineer.
viii. BUILDING LOCATION: All of the building locations have been provided.
ix. BUILDING ELEVATION: The applicant is requesting a waiver from this requirement.
X. LOCATION OF PARKING/WALKWAYS: The parking lot has been reconfigured so
as to provide additional parking spaces along the rear lot line. The travel lane around
the building varies from 25' to 22'. It should be confirmed with the Fire Department
that this is adequate. The loading area will be located on the side of the building and
appears to have ample room for backing up and loading.
xi. LOCATION OF WETLANDS/NOTICE OF INTENT: The applicant has filed a
Notice of Intent with the Conservation Commission.
xii. LOCATION OF WALLS/SIGNS: A block retaining wall is located at the rear of the
property. Note 15 on Sheet 3 indicates that a wall sign will be proposed on the building
but does not have a detail of the sign.
xiii. LOCATION OF ROADWAYS/DRIVES: The roadway varies from 25' to 22' wide.
We will need confirmation from the Fire and Police Departments that this access is
adequate for emergency services to be provided. If the plans are revised to reflect the
25' access drive, I don't anticipate the Fire Department having objections to this
proposal.
xiv. OUTDOOR STORAGE/DISPLAY AREAS: There is no outdoor storage being
proposed. However, I do not see a location for snow storage and this should be
provided. The site does not provide for a large amount of room due to the three
wetlands located on the property. Snow storage must be indicated.
xv. LANDSCAPING PLAN: Landscaping is proposed adjacent to the addition and to the
rear of the property, and is comprised of Norway maples and flowering crabs. The
existing conditions plan does not indicate there is landscaping existing on the site,
although pictures provided by Epsilon Associates indicate there is some landscaping in
place. The existing landscaping should be shown on the site plan.
xvi. REFUSE AREAS: The dumpster is located at the rear of the property and will be
enclosed.
xvii. LIGHTING FACILITIES: Two lights are proposed at the rear parking lot and the light
standard detail is comprised of a 400watt super metal halide fixture, with a detail shown
on Sheet 6 of the plans.
xviii. DRAINAGE SYSTEM: Please refer to the outside consulting engineer's report.
xix. TRAFFIC IMPACT STUDY: The applicant has asked for a waiver to performing a
traffic study as the building currently exists and the proposed use for the addition will be
minimal.
xx. COMMONWEALTH REVIEW: Not applicable.
xx. UTILITIES: This has been provided on the plans.
xxi. FISCAL IMPACT: A waiver has been requested for a fiscal impact report and I would
agree that this should be waived.
xxii. COMMUNITY IMPACT: A waiver has been requested for a community impact report
and I would agree that this should be waived.
MINENOMMsew mmmmw sm OEM
.......... 103 Stiles Road-Suite One-Salem, New Hampshire 03079
MIMF Design Consultants, Inc. TEL(603)893-0720-FAX(603)893-0733
August 2,2001
North Andover Planning Board
North Andover Planning and Community Development
27 Charles Street
114orit1 Andover,.Massachusetts 01845
Ru. 65'Flagsl-11P Drive
Site Plan Application
MHF# 109900
Dear Ms.Board Members:
On behalf of Ranger Development,this letter serves to address the issues related to the development of the
proposed 9,100 sf office/warehouse building addition to be located off Flagship Drive in the North
Andover industrial Park. This letter serves to address sections i,s, t,v and w as listed on the Checklist for
Site Plan Review. Based on the size and type of this project,we don't anticipate any review by the
Commonwealth of Massachusetts for this project other than for filing of a Notice of intent for construction
in the 100-foot buffer zone of the adjacent wetland areas. In addition,it is our belief that there will be no
detrimental impact to the community or to community services as a result of this project. With respect to
the traffic study,the amount of traffic generated by the proposed use for this addition will be minimal and
is accounted for in the traffic study that was done originally for the office park. With respect to building
elevations,the proposed addition will be located to the rear of the property and will be constructed of the
same split face block-material that is on the existing building. A photo of the existing building is attached
for your review.
Based on this information,we would request the Board waive the requirements for providing a Fiscal or
Community Impact Analysis for this project as well as a traffic study and building elevations for the
proposed addition.
Should you have any questions,please contact me at your convenience.
ASincerely
,Oours,
Sincerely 0
MHF S GN ANTS,INC.
r ss
a ss
Principal
Cc: Mr.Dave Murray,Ranger Development
ENGINEERS PLANNERS SURVEYORS