HomeMy WebLinkAboutApplication - 1018 OSGOOD STREET 12/13/2012 (2) F�
October 19,2012
North Andover Planning Board
Planning Department
1600 Osgood Street
North Andover, Massachusetts 01845
Re: Site Plan Special Permit Application
1018 Osgood Street
Dear Board Members:
This letter is authorization for MHF Design Consultants, Inc.to represent the interests of
JFJ Holdings, LLC and Cafua Realty Trust LLC at meetings before the Town of North
Andover for the Site Plan Special Permit application proposed on the above referenced
property.
Sincerely,
Mr. Greg Nolan for
JFJ Holdings, LLC
Cafua Realty Trust,LLC
5 Lawrence Road Salem LLC
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DEC 13
Town of North Andover
S C USES Office of the Planning Department
Community Development and Services Division
P(978)688-9535 1600 Osgood Street
F(978)688-9542 Building 20, Suite 2-36
North Andover,Massachusetts 01845
Town of North Andover Planning Board
Application for Special Permit
Please type or print clearly.
1.Petitioner: Mark Gross,PE c/o MIF Design Consultants,Inc.
Petitioner's Address: 44 Stiles Road,Suite One,Salem,NH 03079
Telephone number: 603-893-0720
2.Owners of the Land: JFJ Holdings,LLC
Address: 751 Main Street,Sanford,ME 04073
Number of years of ownership: Less than one year
3.Year lot was created: 1920+/-
4.Description of Proposed Project:
Construction of a proposed 2,250 sf Donut Shop with a drive-thru.window.
5.Description of Premises: Existing Single Family Dwelling(vacant)
6.Address of Property Being Affected: 1018 Osgood Street
Zoning District: B-2
Assessors Map: 035 Lot#: 0019
Registry of Deeds:Book#: 12798 Page#: 255
7.Existing Lot:
Lot Area(Sq.Ft): 28,230 Building Height: 28'+/- —
Street Frontage: 149.23 Side Setbacks: 60743'
Front Setback: 28' Rear Setback: 134'+/-
Floor Area Ratio: 0.08 Lot Coverage: 5%
8.Proposed Lot(if applicable): N/A
Lot Area(Sq.Ft): Building Height:
Street Frontage:- Side Setbacks:
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): 25.000 Building Height: 35'
Street Frontage: 125' Side Setbacks: 25'
Front Setback: 25' Rear Setback: 30'
Floor Area Ratio: 0.75:1 Lot Coverage: 35%
10.Existing Building(if applicable):
Ground Floor(Sq.Ft.): 1.134 #of Floors: 2
Total Sq.Ft.: 1.868 Height: 2 stories
Use: Residential Type of Construction: Wood Frame
11.Proposed Building:
Ground Floor(Sq.Ft.): 2.250 #of Floors: 1
Total Sq.Ft. 2.250 Height: 25'6"
Use: Commercial Type of Construction: EFS
12.Has there been a previous application for a Special Permit from the Planning Board on these premises?
No If so,when and for what type of construction?
13.Section of Zoning Bylaw that Special Permit Is Being
Requested 8 1 8b-Modifications to Parking/Loading Area Design Standards
8.1.8 -Reduction in the required parking.
14.Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form,which is the official form of the Planning Board.Every application shall
be filed with the Town Clerk's office.It shall be the responsibility of the petitioner to fumish all supporting documentation with this
application.The dated copy of this application received by the_ own 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 Pl&ming hoard nd Regulations may result in a dismissal by the Planning Board of this
application as incomplete. '
Petitioner's Signature: _ \
Print or type name here: r S.
Owner's Signature: X/11, L;
Print or type name here: Mark S Gross PE Agent for the owner
15.Please list title of plans and documents you will be attaching to this application.
Site Development Plan
Correspondence dated December 11 2012 requesting a Special Permit for Parking and Loading BU Requirements
_ = 44 Stites Road •Suite One•Salem, New Hampshire 03079
TEL (603) 893-0720 FAX (603) 893-0733
MHF Design Consultants, Inc. www.mhfdbsign.com
December 11 2012
Mr.John Simons
North Andover Planning Board
Town of North Andover
1600 Osgood Street
North Andover,MA`01845
Re: 1018 Osgood Street
Special Permit for Parking
Reduction and Loading Bay
Requirements
MHF#305312
Dear Mr. Simons;
On behalf of JFJ Holdings,LLC,MHF Design Consultants,Inc. is requesting that the
Planning Board, as the SPCA, grant a Special Permit under Section 8.1 Off Street Parking and
Loading paragraph 8, Special Permits,based on the requirements under section g,Reduction in
Parking, and section b, Modification of Parkingloading Area Design Standards, and believe that
we fall under the other circumstances as may be deemed appropriate by the Planning Board as
described below. With respect to section g,Reduction in Parking,the required parking for the
site is calculated at 27 spaces and 19 spaces have been provided. We are requesting a reduction
of eight(8) spaces which represents only 30%reduction of the required amount,which is less
than the 35%which would be allowed under this section of the By-Law. We believe that the
reduction is appropriate since for this type of fast food restaurant(coffee shop),more than 50%
of the business is conducted thru the drive thru which is much more than you might find for a
more food driven type of restaurant. Additionally a more common type of application for
parking requirement is based on seats. This facility will have 25-26 seats in addition to the
takeout. Using a standard rate of one space per two seats,plus employees,this site would require
13 spaces for the seating and 5 spaces for employees or a total of 18 spaces.Additionally,we
have conducted a Parking Demand Evaluation Analysis based on a similar type facility in
Methuen,Massachusetts. A copy of the excerpt from the Response Comments to MDM's review
of the traffic study including the actual Parking Demand data is included for your review and
consideration.
ENGINEERS • PLANNERS SURVEYORS
W r
MHF Design Consultants,Inc.
With respect to section b,Modification of Parking/Loading Area Design Standards, we
are requesting that the site not be required to have a specific designated loading area of the
dimensions required given the nature of this type of development.-Typically,this type of use has
deliveries made on off peak hours and off loads the products onto hand trucks and wheeled into
the rear entrance of the building. There is no-formal loading dock area that is necessary given the
nature of the type and size of deliveries that are made to the site. Additionally, deliveries are not
made but every few days and at off peak business hours, generally in the area to the rear of the
drive thru in the by-pass lane of the site. We respectfully request that the Board make a finding
as to the adequacy of the parking and loading areas for this site and issue a Special Permit as
filed for this project.
If you should have any questions,please contact our office at your convenience.
Very Truly Yours,
MHF Desi C, ns ts,I
;.` A
ark S. r ,P.E.
Principal
RESPONSE TO COMMENTS
Proposed Dunkin'Donuts—North Andover,Massachusetts
signals provide gaps in the traffic stream which allow motorists more
opportunity to enter and exit driveways and curb cuts along Osgood Street.
From this, it can be concluded that the proposed Dunkin' Donuts development
is not expected to have a significant impact on the operations of Osgood Street.
Site Circulation
Continent: MDM has reviewed the Site Plan and has the following comments:
• In order to reduce conflict points along Osgood Street and to eliminate the
conflict between exiting vehicles and patrons destined tothe drive-thru, the
proposed northerly driveway should be designed as an enter-only driveway.
• The pavement markings designating the drive-through lane should be
extended to and terminated at the parking field so that motorists can clearly
differentiate between the drive-thru lane and the by-pass lane.
• Parking stalls that could be obstructed by vehicles stacked in the drive-thru
lane should be designated for employee parking so as to limit the frustration
to patrons.
Response: As recommended by MDM and as commented on by MassDOT, the northern
site driveway has been modified to an entrance-only driveway.
The updated Site Plan has revised the parking field, as well as the drive-through
lane and by-pass lane area. With these modifications, the pavement markings
have been extended to be visible from the parking field.
The Applicant is willing to designate employees to park in the stalls that could
be obstructed by vehicles stacked in the drive-through lane. If the Town wishes,
EMPLOYEE PARKING signs can be installed.
On-Site Parking
Comment: MDM notes that a parking study was not conducted as part of the TMS. Given
that the Applicant does not meet the zoning requirements for the number of
.required parking spaces, MDM recommends that the Applicant conduct a
parking study to determine if the number of proposed parking spaces will
adequately accommodate anticipated patron demand. The analysis should
include parking data collected at a local, freestanding Dunkin' Donuts
restaurant.
12066 RTC Memo 121I12 Page 13
RESPONSE TO COMMENTS
Proposed Dunkin'Donuts—North Andover,Massachusetts
Response: As requested, a parking demand evaluation was conducted at an existing
freestanding Dunkin' Donuts restaurant (3,527 square feet) located at
450 Broadway in Methuen, Massachusetts. This facility was chosen as
Broadway has similar characteristics as Osgood Street in that they both provide
two lanes in each direction, directional flow is separated by a double-yellow
centerline, and they have comparable daily traffic volumes. According to
historical traffic-volume data(South Broadway north of Lawrence Road) carried
approximately 22,000 vehicles per day in 20112 and the TIAS depicted that
Osgood Street carried approximately 25,660 vehicles per weekday. The New
Hampshire Department of Transportation historical traffic-volume data is
provided in the Appendix.
A parking demand survey was conducted at the Methuen Dunkin' Donuts
parking lot during the weekday AM peak period (7:00 AM to 9:00 AM) and the
Saturday midday peak period (11:00 AM to 2:00 PM) in 15-minute increments.
The time periods selected for evaluation were determined based on discussion at
the November 19`'' meeting with the Town of North Andover's traffic peer
review consultant, Mr. Daniel J. Mills, P.E., PTOE, of MDM. The survey
included noting the number of parked vehicles and the number of available
parking spaces. The observations were conducted on Thursday, December 6,
2012, and on Saturday, December 8, 2012. The parking demand survey data for
the parking areas are provided in the Appendix. Table 3 summarizes the total
number of occupied parking spaces during each 15-minute interval within the
Methuen Dunkin' Donuts parking lot_
As shown in Table 3,the peak parking demand for the weekday AM peak period
was found to be 13 vehicles and occurred at 7:45 AM and at 8:45 AM, and the
peak parking demand for the Saturday midday peak period was found to be
17 vehicles and occurred at 11:00 AM. Based on these observations, there were
18 remaining available parking spaces (31 total provided minus 13 occupied)
during the weekday AM peak demand period and 14 remaining available
parking spaces (31 total provided minus 17 occupied) during the
Saturday midday peak demand period. A graphical representation of the parking
survey results for the Methuen Dunkin' Donuts parking lot is provided in the
Appendix.
2 New Hampshire Department of Transportation Traffic Volume Report; 2011;NH 28 (South Broadway)north of
Lawrence Road.
12066 RTC Memo 1211I2 Page 14
RESPONSE TO COMMENTS
Proposed Dunldn'Donuts—North Andover,Massachusetts
Table 3
PARKING DEMAND SURVEY—
Methuen Dunkin'Donuts Parking Lot
Thursday,December 6,2012 Saturday,December 8,2012
Number of Number of
Start Time Occupied Spaces Start Time Occupied Spaces
7:00 AM 6 11:00 AM 17
7:15 8 11:15 16
7:30 9 11:30 10
7:45 13 11:45 4
8:00 11 12:00 PM 8
8:15 9 12:15 4
8:30 12 12:30 6
8:45 13 12:45 8
1:00 8
1:15 9
1:30 7
1:45 8
These parking observation data reveal that the parking areas are only
±42 percent utilized (13 occupied/31 total) during the weekday AM peak
parking demand period and only ±55 percent utilized (17 occupied/31 total)
during the Saturday midday peak parking demand period_ Therefore, the
observations suggest that the proposed 19 parking spaces to be provided on the
site would accommodate the peak parking demands of the Dunkin' Donuts
restaurant.
Mitilzaion Measures
Comment: MDM notes that no off-site mitigation is proposed in the TIAS. We recommend
that the Applicant provide off-site mitigation to allow for enhanced accessl
egress for vehicles and pedestrians and to address the traffic impacts and safety
issues related to the project. In addition, MDM recommends that the Applicant
undertake some level of traffic signal improvements at adjacent intersections
should MassDOT's traffic signal betterment project be delayed or put on hold.
Response: As provided within this RTC memorandum, the proposed Dunkin' Donuts
development is not expected to have a significant impact on the operations of
12066 RTC Memo 121112 Page 15
GPIGreenman-Pedersen, Inc.
Dunkin' Donuts Parking Lot Survey
450 Broadway, Methuen, MA
(3,527 sf)
Start Time 12/6/2012,Thu 12/812012,Sat
7:00 AM 6
7:15 AM 8
7:30 AM 9
7:45 AM 13
8:00 AM 11
8:15 AM 9
8:30 AM 12
8:45 AM 13
11:00 AM 17
11:15 AM 16
11:30 AM 10
11:45 AM 4
12:00 PM 8
12:15 PM 4
12:30 PM 6
12:45 PM 8
1:00 PM 8
1:15 PM 9
1:30 PM 7
1:45 PM 8
................---............... ......... ...........---------------
Dunkin Donuts Parking Observations
35
31 parking spaces
................................ ---------
30
V) 25
M
CL 20
--4—Weekday AM
15 ---------13... SaturMidday
13 12
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