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HomeMy WebLinkAboutCorrespondence - 1211 OSGOOD STREET 8/20/1997 Site Review Report ruviused Em.etail I'lorist Sho-VIII North Andover Massachusetts Prepared for Frank Terranova North Andover,Massachusetts Prepared by VM/Vanasse FIangen Brustlin, Inc. Providence,Rhode Island July, 1997 Vanasse Hangen Brustlin, Inc. Transportation Land Development Environmental Services 530 Broadway Providence Rhode Island 02909 401 272 8100 FAX 401 273 9694 July 21,1997 Ref: 70708 Mr.Frank Terranova 757 Turnpike Road North Andover,MA Re: Site Review Submission Dear Mr.Terranova: Vanasse Hangen Brustlin,Inc. (VHB)is pleased to submit eight(8)copies of plans and documents for the proposed development of a retail flower shop in North Andover,MA. Should you have any questions or desire additional information please call. Very truly yours, VANASSE HANGEN BRUSTLIN,INC. r Patrick N. O'Leary,P.E. Project Manager Enclosure \\B ones\Projects\70708\Docs\Letters\trans.doe Site Review Report Proposed Retail Florist Shop North Andover Massachusetts Prepared for Frank Terranova North Andover, Massachusetts Prepared by VM/Vanasse Hangen Brustlin, Inc. Providence, Rhode Island July, 1997 SITE REVIEW REPORT for Proposed Retail Florist Shop North Andover,Ma Table of Contents COVER LETTER Page No. A. INTRODUCTION Description 1 Background 1 Purpose 1 B. TRAFFIC 2 C. DRAINAGE 3 D. COMMUNITY IMPACT 4 E. FISCAL IMPACTS 5 F. MISCELLANEOUS 6 Soils/Geotechnical Investigations Utilities Wetlands Zoning APPENDIX A: Copy of Application for Site Plan Review APPENDIX B: Copy of List of Abutting Landowners APPENDIX C: Copy of Public Hearing Notice \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPr.DOC INTRODUCTION \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC A. INTRODUCTION DESCRIPTION The subject property is a triangular shaped parcel of land located at the intersection of Osgood Road(Route 125)and Barker Street in the Town of North Andover Massachusetts, (Figure No. 1). The site is being proposed for use as a retail florist shop. The westerly and easterly sides of the property are bound by Osgood Street(Route 125) and Barker Street respectively.The northerly side of the property is bounded by land now or formerly of Barker.The subject parcel of land will be comprised of two smaller parcels of land now or formerly of Ronald Charette and the Massachusetts Highway Department which will encompass approximately 1.2 acres.The site currently contains a vacant 2,200(approximate)square foot timber and masonry structure.The majority of the site is currently paved or covered with compacted processed gravel and aggregate (former parking areas).Due to prolonged vacancy on this site,much of the site is overgrown with brush,weeds,and other light vegetation. BACKGROUND The site has been used most recently for a specialty retail site(outdoor pool store).Prior to being used for retail purposes the store housed a restaurant facility. Vanasse Hangen Brustlin,Inc performed public records research and a visual examination of the site on July 8 through July 11, 1997.This report is based on the conditions observed from the field evaluations and from interviews with public officials and a review of public documents in the Town of North Andover. PURPOSE This report will incorporate but not limit itself to the following work tasks in order to assist the site plan review process for the proposed retail florist shop: TRAFFIC DRAINAGE COMMUNITY IMPACT FISCAL IMPACT SOILS/GEOTECHNICAL INVESTIGATION UTILITIES WETLANDS ZONING \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC I `' as � o 3 e ° ❑ a M o Z fie C $ i uyipB n j� �'i; qr C'§I3 - ti u •~ 0 I ` / It w I NmF4 �o° n/ W cc �1 N1 / I `gtl� 1 / 1 \1 I3 So BASS / , ,iLZS / 1 I / 1 � /1 ' 1 O5� � Q �2f I w m N / .s/8 .oro , cle,e� 62 m= g � / / i!N 9:Hil H'gig �2 8S b $� g m��1 3 4 aaW�4w. j"� Z o'<aot o2cG Z 6 ` � RAF<b ni a 1 11 aiio <immibZg < S i° Nw A d `Z 1 i TRAFFIC \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC B. TRAFFIC The subject property is a triangular shaped parcel of land located at the intersection of Osgood Road (Route 125)and Barker Street in Town of North Andover Massachusetts.Route 125 is a heavily traveled state highway with an Estimated Average Daily Traffic count between 14,000 and 20,000 vehicles(Traffic Volumes,Town of North Andover).Barker Street is a lightly traveled local road serving communities on Old Farm Road,French Farm Road,and Hickory Hill Road. Access to the site is readily available from both Barker Street and Route 125. The proposed use as a retail florist shop would generate an average daily traffic count of approximately 100 trips based on ITE Trip Generation information,with a peak hour generation of approximately 11 vehicles.The opening of the retail establishment would represent less than a 1%increase in ADT for Route 125. Alternate permitted uses for this site would include a potential fast food restaurant which would generate a peak hour traffic count of approximately 102 vehicles.The use of this site for a fast food restaurant location as compared with a retail florist site would generate approximately 9 times the peak hour traffic entering/exiting the site. Based on the preceding information,it is not anticipated that use of this site for a retail florist establishment will have a significant impact on traffic in the general vicinity.In addition,use of the site as a retail florist site would actually minimize impacts on traffic relative to use of the site as a fast food restaurant or similar use. \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPr.DOC 2 DRAINAGE \\BONES\PROJECTS\70708\DOGS\REPORTS\ZONRPT.DOC C. DRAINAGE The site drains naturally from east to west. There is a catch basin centrally located on the lot. The existing parking areas and remaining land have been graded to drain in this catch basin. The proposed development will not increase the impermeable area associated with this site nor alter the present grading /drainage configuration.The proposed site plan actually would slightly decrease the impermeable areas associated with this site.Based on observations from recent site reviews,it does not appear that this location has a history of drainage problems. Due to the absence of an existing drainage problem in conjunction with the fact that no increase in impermeable surface area is proposed for this site,it is not required that any changes in the existing drainage configuration be performed. \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRI'r.DOC 3 COMMUNITY IMPACT \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC D. COMMUNITY IMPACT McLay's Florist has been in North Andover 33 years. McLay's has provided quality service to the community and intends to continue their long-standing tradition of providing quality products and service to North Andover and the surrounding communities.Over the years McLay's has donated to many North Andover School facilities and charities. Jack McLay was born and educated in North Andover and is an active member and past president of the Greater Lawrence Kiwanis Club.Jack and his wife Mary started McLay's in 1964. Frank Terranova has lived in North Andover since 1958 and is an active member and past president of the Lawrence Rotary Club. The subject site for development has been abandoned for many years and is overgrown with brush. The site in its present condition distracts from the aesthetic pleasing surroundings which include other flower shops and rolling country sides.Use of this site for a retail flower shop would certainly improve aesthetics associated with the site as well as relocating the McLay Family business to the area where they will continue to make a valuable contribution to the community. i \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPr.DOC 4 FISCAL IMPACTS \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC E. FISCAL IMPACT Currently there is a vacant building which is boarded up and in need of repair.The current property tax bill is$2,726.00 per year,with the land being valued at$66,400.00 and the building value at$97,700.00. Upon approval from the Planning Board,the applicant plans on establishing a flower shop with garden accessories.The proposed plan will significantly -improve this site aesthetically,with both building and land improvements,providing an attractive retail floral outlet to complement the existing floral outlets in the immediate area. It is estimated that the added value to the property associated with the proposed improvements will increase the property taxes on this site to approximately $4,000.00 a year,based on the land and building values increasing to $90,000.00 and$150,000.00 respectively. It is not anticipated that the proposed use will burden the town with any major expenses with respect to sanitary or bulk waste compared to other potential uses including fast food restaurants. In addition,use of this site for the proposed retail florist shop will assist in retaining the McLay family as a long-standing reputable community employer.Use of this site for a retail flower shop should prove to be a valuable asset to the neighborhood and to the Town. \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC 5 MISCELLANEOUS \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC MISCELLANEOUS SOILS/GEOTECHNICAL INVESTIGATION No information regarding previous soils investigations were uncovered as part of this study and it is not anticipated that any future studies will be performed for the proposed development. UTILITIES All utilities required at this site are existing and no major modifications to the utilities are being proposed. WETLANDS No wetlands have been identified on this site in accordance with Massachusetts Department of Environmental Protection rules and regulations. ZONING The site is currently zoned GB-General Business. This zoning classification does allow use as a retail flower shop.The site is currnently non conforming with respect to front yard setbacks. Dimensional regulations governing lot area and setback requirements are as follows: Required Provided Minimum lot area (square feet) 25,000 52,301± Minimum frontage(feet) 125 425± Minimum front and corner side yard (feet) 25 1± Minimum side yard(feet) 25 114± Minimum rear yard(feet) 35 N/A Maximum structure height(feet) 45 15 Minimum landscaped open space 10% >20% Parking Spaces 11 11 \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPr.DOC 6 APPENDIX A \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC Town of North Andover Planning Board •Sf�� lOS�.�'rI'pr"r'r'I' �HH� > ♦r Ifi r�:'ir i�:irilr "���'�iiiiill"i'rr�:i�iiiiil'iiiii iii�'��ir:::rrlrrl�""'<'r'<< �,.I ,IIIii:ilirii�' w ,,,�����>„Y,�„'��ii :r t'#':SSf�.S..rf .��;;I.IrrI.`2r<� S :: ., ..■�.�[..rl. •. •. S.: •S%SG: SJ.SSS "S:. ff: ss ••SI SS�SS�S:'SI ffS:S:S.S.tffff.!�S.Sr,S.fSrS:t::t: SSSS'f^S" SS�'.SfSS:SvrSS:Sf.'S c � ���:.I{:Il'SSS � S� S' j ••�' rIY;:']J' 'I� ';y'S� t���.�.aE���4�'•v'r.'.>�3'..� ��r] S:::ffV�t:Sif.:'.�:'.:.'•iSSi:S.Sri::::�r Please type or print clearly. 1. Petitioner' Frank Terranova Address: 757 Turnpike Road, North Andover, MA Telephone number: 2. Owners of the Land: Ronald W. Charette Address: Main Street, Plaistow, N.H. Telephone number: Number of years of ownership: 3. Location of Property: Corner of Osgood Road & Barker Road Zoning District: General Business Assessors: Map: 35 Lot #: 8 Registry of Deeds: Book#:: 1495 Page#:: 304 4. Existing Lot: Lot Area (Sq.Ft.): 31,352t Building Height: L5'± Street Frontage: 425'-+ Side Setbacks: 114'± Front Setback: 11± Rear Setback: N/A Floor Area Ratio: N/A Lot Coverage: 77± 5. Proposed Lot: Lot Area(Sq.Ft.): 52,301t Building Height: 15'± Street Frontage: 425'± Side Setbacks: 114't Front Setback: 1'+ Rear Setback: N/A Floor Area Ratio: N/A Lot Coverage: 4%± 6. Required Lot (as required by Zoning ByIaw): Lot Area(Sq.Ft.): 25,000 Building Height: 45' Street Frontage: 125' Side Setbacks: 25' Front Setback: 25' Rear Setback: 35' Floor Area Ratio: N/A Lot Coverage: 35% 7. Existing Building: Ground Floor (Sq. Ft.): 2.200 # of Floors: 1 Total Sq. Ft.: 2,200 Height: 151+- Use: Restaurant Type of Construction: Masonry A �• Proposed Building: Existing Building to be used. Ground Floor(Sq. Ft.): , 2,200 Total Sq. Ft.: 2 200 # of Floors: 1 Use: Retail Florists Height: 15'+ Type of Construction: MaS my 9• Petitioner and Landowner signature(s): Every application for Site Plan Review shall be made on this form which is the offic form of the Planning Board. Every application shall be filed with the Town Clerk,s loffice. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements, as cited herein and in the Planning Board Rules and regulations may result in a dismiss y the Planning Board of this application as incomplete. Petitioner's Signature: Print or type name here: �_r -Owner's Signature: Print or type name here: APPENDIX B \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC JST OF PARTIES OF INTEREST SUBJECT PROPERTY. MAP IPARCEL ILOT NAME JACCRESS 35 1 8 lRonald Charette IMain Street, Plaistow, N.H. A B U `ERS.. MAP PARCEL I LOT TNAME ADDRESS 35 2 David Yue Old Farm Road 35 97 Paul M. Aceto Old: Farm Road 35 56 Richard Wolinski Old Farm Road 35 9 Forgetta Family Trust I Osgood Street 35 10 Beijing Realty Trust I OsgooA Street 34 12 Dorothea Barker Osgood Street 35 1 107 IGareth Morfill Barker Street 35 106 Frank Altieri Barker Street 35 ( 105 IRichard Greig Barker Street . 35 96 ( Jane F. Cross I French Farm Road r_ APPENDIX C \\BONES\PROJECTS\70708\DOCS\REPORTS\ZONRPT.DOC p� Town of forth Andover f NORTH OFFICE OF 3�o�s«.o ,,,y a COMMUNITY DEVELOPMENT AND SERVICES � X 30 School Street ►�o x North Andover, Massachusetts 01845 '��'°�.r,°•''`�e WILLIAM J. SCOTT Director RECEIVE ®acHUSE� JUL 21 1997 VANASSE HANGEN BRUSTLIN,INC. PUBLIC HEARING NOTICE PROVIDENCE.RI NORTH ANDOVER PLANNING BOARD In accordance with the provisions of Chapter 40-A, Section 11, M.G.L., the North Andover Planning Board will hold a public hearing on Tuesday evening, August 5, 1997 at 7:30 p.m. in the Department of Public Works Conference Room, 3 84 Osgood Street on the application of Frank Terranova, 757 Turnpike Street, North Andover, MA 01845 for a special permit under Section 8.3 (Site Plan Review) of the North Andover Zoning Bylaw to allow concrete masonry and wood one(1) story 2,500 SF building for commercial use located at the corner of Barker Road and Osgood Street, North Andover, MA 01845 in the Business - 1 (B-1) Zoning District. A copy of the application and plan may be inspected at the North Andover Planning Board Office during the hours of 8:30 - 4:30 Monday through Friday. Any person interested or wishing to be heard on the application should appear at the time and place designated. Richard S. Rowen, Chairman North Andover Planning Board Publish: North Andover Citizen July 16 and July 23, 1997. Bill: Frank Terranova 757 Turnpike Street North Andover, MA 01845 Tel: (508) 683-3164 CONSERVATION 688-9530 HEALTH 688-9540 PT.ANNING 688-9535 cLay's Florist Site Plan Review 8/5/97 report Overview: The project proposes to convert the prior retail pool establishment at the intersection of Barker and Osgood Street (125) into the relocated McLay's Florist. The applicant is reducing the scope the business from the one located on 114. The application is a minimal change to the site with the retention of the existing building. The site plan includes landscaping and a better organization of the parking area and access points. The applicant is intending on making minimal changes to the site at this time. The Planning Office recommended that the Applicant file an application with the planned minimal changes with the intention that any substantial change would require an amendment to the Special Permit Site Plan. This allows the applicant the ability to become situated and plan the additional possible site improvements at a future date. The Conservation department has indicated that they do not have jurisdiction for the site work planned. Traffic : The Police Chief has indicated his acceptance of the plan in an attached memorandum. The primary issue with the site is the potential for trips generated by a retail use. A fast food restaurant or other high traffic generating use would create substantially more traffic than the proposed use. The access point have been set off in alignment to discourage travel through the site as a road connection. The curb cuts off Chickening Road is within the same area as an existing curb cut. Town Consultant Review : The predominate issues of the review are requests for clarity. The drainage will be a minimal impact due to minor changes to the site surfaces. The outstanding issue is the relationship of the site to the adjacent Town drainage systems. The applicant has indicated they will provide confirmation of the ability of their systems to be mitigated by the off site drainage system. Because the site is surrounded by generally level property and roadways the Planning Office will allow a waiver of the 50 off-site topography requirements. Due to the minimal changes in impermeable surface the Planning Office is recommending waving the drainage basin study. This is an existing site with no changes to the size of the structure the utility locations will not be new. Existing utilities will be used. The applicant shows a location for a free-standing sign. However in discussing the issues with the applicant they are intending on returning to the Planning Board for sign approval pending a possible request before the Zoning Board for use of their existing sign. Conclusions : • The proposals will allow a business to remain in North Andover . • This business will create lower traffic volumes and minimal nuisance as compared to other uses allowed in the zone. • The applicant will be required to come back to the Planning Board for changes to the site plan. • The remaining issues can be addressed . Recommendation : Approve the site plan and request a draft decision for the next meeting. Require in the interim that issues identified in the letter from the consulting engineer be addressed. The Planning Office recommends the following special conditions : 1. That the application does not include a free standing sign. As such the applicant must return to the Planning Board at a hearing with appropriate notification to receive approval for such sign. In the interim the applicant may erect a temporary banner, on the building, not exceed the limits of the sign areas requirements. The banner must be removed 90 days from the date of its erection. 2. Any change to the site plan which can bee deemed substantial will require the applicant to amend the Special Permit Site Plan. Such amendment shall require a full application as required by Site Plan review. 8/19/97 meeting Update Fence: At the last meeting the primary concerns by the Board was the use of Chain Link fence around the entire property. I have discussed the matter with the applicant and they have agreed to construct a picket fence around the front portion of the site. The rear and side portion of the site will use a chain link fence. Access: The applicants engineer discussed with issues with the lack of clarity regarding the use of an access point from route 125. A recommendation was made by the applicant that until the time that they get the permit for access they will use the Barker Street access. This type of wait and see condition is difficult for the Board to assess. I would recommend that the access to route 125 be required prior to issuance of an occupancy permit. If at that time the access is denied by the State then the applicant would return to the Board to amend the decision. Sign: At the last meeting the discussion by the applicant indicated that they would construct a temporary free standing sign on the site until they developed a more permanent sign. My above recommendation was to allow a banner on the building for 90 days. The applicant would then be required to gain approval for the permanent sign within that period. I do not recommend a temporary freestanding sign. The costs associated with that proposal would possibly lead the applicant to making the sign permanent. A temporary sign banner be more costs effective and allow time to properly design the sign. Recommendation : The recommendation would remain consistent with the prior recommendation. The addition would be the following : 1. The chain link fence as shown on the plan in the area from the eastern portion of the building to the southern portion of the entrance off route 125 shall be replaced with the fence type as shown in the attached section.