HomeMy WebLinkAboutMiscellaneous - 150 FLAGSHIP DRIVE m
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Town of North Andover 2006 JUL 21 PM 5: 3 4
Planning Department
1600 Osgood Street,Bldg.20,Suite 2-36 T
North Andover,Massachusetts 01845 h Q R9H AIN 0 0
Phone: 978-688-9535 Fax: 978-688-9542 MASS
NOTICE OF DECISION
Any appeal shall be filed
within(20) days after the
date of filing this Notice
in the office of the Town Clerk.
Date: July 21,2006
Date of Hearings: June 20,2006
Petition of: Channel Building Company,Inc,
355 Middlesex Ave.,Wilmington,MA 41887
Premises Affected: 150 Flagship Drive,North Andover,MA 01845
Map 25, Parcel 82
Referring to the above petition with provision of M.G.L. Chapter 40A, Section 9, 11, &
Section 8.3, 10.3 1, of the North Andover Zoning Bylaw for a Site Plan Review Special
Permit so as to allow for the construction of 11,074 s.f warehouse addition to the
existing 50,000 s.f existing warehouse located in the Industrial 1 zoning district.
At a public hearing given on the above date, the Planning Board voted to APPROVE a
Site Plan Review Special Permit, upon a motion made by Alberto Angles, 2'd by
Richard Rowen with language as amended,vote was unanimous 5-0.
Sign
Lincoln D y, Town P anner
cc: Applicant Richard Nardella, Chairman
Engineer John Simons, Vice Chairman
Abutters Alberto Angles
Town Departments Richard Rowen, acting Clerk
Jack Green
r
Channel Building Company,Inc.
150 Flagship Drive, Map 25,Lot 82
Site Plan Special Permit
The Planning Board herein approves the Site Plan Special Permit for the construction 11,074
square foot addition of a warehouse to the exiting 50,000 square foot industrial building located
in the Industrial 1 (I-1) Zoning District. The property is located at 150 Flagship Drive, Assessors
Map 25, Lot 82 and consists of 9.735 acres. This special permit was requested by Channel
Building Company, Inc., 355 Middlesex Avenue, Wilmington, MA 01887 for property owned by
Flagship, LLC., 150 Flagship Drive, North Andover, MA 01845. This application was filed with
the Planning Office on May 4, 2006. The applicant submitted a complete application, which was
noticed and reviewed in accordance with Section 8.3, 10.3, and 10.31 of the Town of North
Andover Zoning Bylaw and MGL C.40A, Sec. 9
The Planning Board makes the following findings as required by the North Andover Zoning
Bylaws Section 8.3 and 10.3:
FINDINGS OF FACT:
1) The specific site is an appropriate location for the project as it is zoned for industrial use.
2) The use, as developed, will not adversely affect the neighborhood as the site is located in the
industrial park and sufficient buffer zones have been created to shield the use from adjacent
residential properties.
3) There .will be no nuisance or serious hazard to vehicles or pedestrians as the project has been
designed to include the proposed 11,074 square foot addition in the calculation and design of
the parking lot, number of spaces, and site access and egress.
4) The landscaping approved as part of this plan meets the requirements of Section 8.4 of the
North Andover Zoning Bylaw with review by the Planning Board.
5) The site drainage system and storm water management design are designed in accordance
with the Town Bylaw requirements and was previously approved by the Planning Board on
July 3, 1996.
6) The applicant has met the requirements of the Town for Site Plan Review as stated in Section
8.3 of the Zoning Bylaw;
7) Adequate and appropriate facilities will be provided for the proper operation of the proposed
use and was previously approved by the Planning Board on July 3, 1996.
8) In addition to the conditions set forth in this decision, the project shall adhere to the
conditions stated within the July 3, 2006 Planning Board decision.
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, but requires conditions in order to
be fully in compliance. The Planning Board hereby grants an approval to the applicant provided
the following conditions are met:
Page 1
r
Channel Building Company,Inc.
150 Flagship Drive, Map 25, Lot 82
Site Plan Special Permit
SPECIAL CONDITIONS:
Permit Definitions:
i) The"Locus"refers to the 424,048 s.f parcel of land with land fronting on Flagship
Drive on Assessors Map 25, Lot 82, and also known as 150 Flagship Drive, North
Andover, Massachusetts.
ii) The "Plans" refer to the plans prepared by MHF Design Consultants dated May 2,
2006, revised July 6, 2006 entitled "Site Plan, Assessors Map 25 — Lot 82, 150
Flagship Drive, North Andover, Massachusetts, Prepared for: Channel Building
Company, Inc., 242 Neck Road, Haverhill, Massachusetts 01830"
iii) The "Project'or"150 Flagship Drive"refers to the development of 11,074 s.f.
warehouse addition as the southeast corner of an existing 50,000 s.f. warehouse
facility.
iv) The"Applicant"refers to Channel Building Company, Inc., the applicant for the
Special Permit.
v) 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.
1) The developer shall designate an independent Environmental Monitor who 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 shall make weekly inspections of the
project and file monthly reports to the Planning Board throughout the duration of the project.
The monthly reports shall detail area of non-compliance, if any and actions taken to resolve
these issues. The designated monitor may not be applicant and/or developer.
2) 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
reports to the Planning Board throughout the duration of the project. The monthly reports
shall detail area of non-compliance, if any, and actions taken to resolve these issues.
3) Prior to the endorsement of the plans by the Planning Board, the applicant must
comply with the following conditions:
Page 2
Channel Building Company,Inc.
150 Flagship Drive,Map 25, Lot 82
Site Plan Special Permit
A) The final plans must be reviewed and approved by the Planning Department and be
endorsed by the Planning Board. The final plans must be submitted for review within
ninety (90) days. Failing submission of required final plans within 90 days will render
this Special Permit null and void.
4) Prior to the start of construction:
A) A construction schedule shall be submitted to the Planning and Conservation
Departments for the purpose of tracking the construction and informing the public of
anticipated activities on the site.
B) All applicable erosion control measures as shown on the plan must be in place and
reviewed and approved by the Planning and Conservation Departments.
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) Yellow "Caution" tape must be placed along the limit of clearing and grading as shown
on the plan. The Planning Department must be contacted prior'to any cutting and or
clearing on site.
E) A pre-construction meeting must be held with the developer, their construction
employees, Planning Department, and Conservation Department to discuss scheduling of
inspections and inspections to be conducted on the project.
14) A site opening/erosion control bond shall be in the total amount of three thousand
dollars ($3,000.00) for the purpose of covering any contingencies that might affect the
public welfare such as site opening, clearing, erosion control and performance of any
other condition contained herein. The Guarantee shall be in the form of a bond
acceptable to the Town and made payable to the Town of North Andover escrow account.
G) A bond in the amount of three thousand dollars ($3,000.00) 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 are submitted.
The bond is also in place to insure that the site is constructed in accordance with the
approved plan. This bond should be in the form acceptable to the Town and made
payable to the Town of North Andover escrow account.
Page 3
Channel Building Company,Inc.
150 Flagship Drive,Map 25,Lot 82
Site Plan Special Permit
5) 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 applicant 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.
6) During construction:
A) Dust mitigation and roadway cleaning must be performed weekly, or more frequently as
directed by the Town Planner, throughout the construction process.
B) The Board will strictly enforce the policy relative to the stockpiling of materials (dirt,
wood, construction material, etc.) and must be shown on a plan and reviewed and
approved by the Town Planner. Any approved piles must remain covered at all times to
minimize potential dust and be required to install appropriate erosion control measures.
Any stockpiles to remain for longer than one week must be fenced off and be seeded.
C) In an effort to reduce noise levels, the developer shall keep in optimum working order,
through regular maintenance, any and all equipment that shall emanate sounds from the
structures or site. Covenants were filed several years ago relative to noise level.
7) Prior to the issuance of a Certificate of Occupancy:
A) The applicant must submit a letter from the architect and engineer of the project stating that
the building, signs, landscaping, lighting and site layout substantially comply with the plans
referenced at the end of this decision as endorsed by the Planning Board. Alternatively, the
applicant and/or property owner may provide a bond, determined by the Planning Board, to
cover the full amount of the landscaping materials and installation if weather conditions do
not permit the completion of the landscaping prior to anticipated occupancy.
B) The Planning Staff shall approve all artificial lighting used to illuminate the site. All
lighting shall have underground wiring and shall be so arranged that all direct rays from
such lighting falls entirely within the site and shall'be shielded or recessed so as not to
Page 4
Channel Building Company, Inc.
150 Flagship Drive, Map 25,Lot 82
Site Plan Special Permit
shine upon abutting properties or streets. The Planning Staff shall review the site. Any
changes to the approved lighting plan as may be reasonably required by the Planning
Staff shall be made at the owner's expense. All site lighting shall provide security for the
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
standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts
State Building 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.
8) Prior to the final release of all security and escrowed funds:
A) The Planning Staff and Planning Board shall review the site. Any screening as may be
reasonably required or relocated by the Planning Board 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.
9) General conditions:
A) Any plants, trees or shrubs that have been incorporated into the Landscape Plan approved
in this decision and the July 3, 1996 decision that die must be replaced by the project
owner in perpetuity.
B) Should the Project Owner transfer ownership of the project and/or property, the buyer
shall meet with the Planning Board to provide an update on the status of the project.
C) The contractor shall contact Dig Safe at least 72 hours prior to commencing any
excavation.
D) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by
the respective utility companies.
E) No underground fuel storage shall be installed.
F) All signs must be consistent with the signage currently on site and must comply with the
sign bylaw.
Page 5
Channel Building Company,Inc.
150 Flagship Drive,Map 25,Lot 82
Site Plan Special Permit
G) All mechanical devices (i.e. HVAC, vents, etc.) which may be visible from any
surrounding roadways shall be placed on the rear roof line.
H) The hours for construction shall be limited to between 7:00 a.m. and 5:00 p.m. Monday
through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday.
I) No open burning shall be done except as is permitted during burning season under the Fire
Department regulations.
J) The provisions of this conditional approval shall apply to and be binding upon the
applicant, its employees and all successors and assigns in interest or control.
K) Any revisions shall be submitted to the Town Planner for review. If these revisions are
deemed substantial, the developer must submit revised plans to the Planning Board for
approval.
L) This Special Permit approval shall be deemed to have lapsed two years after the date of
the grant of this special permit granted on July 18, 2008, exclusive of the time required to
pursue or await determination of any appeals, unless substantial use or construction has
commenced within said two year period or for good cause.
M) This Site Plan Review Special Permit approval is based upon the following information
which is incorporated into this decision by reference:
1) Plan titled: Site Plan, Assessors Map 25—Lot 82
150 Flagship Drive,North Andover, Massachusetts,
Prepared for: Channel Building Company, Inc.
242 Neck Road, Haverhill, Massachusetts 01830
Prepared by: MHF Design Consultants,Inc.
12-B Manor Parkway
Salem,NH 03079
Scale: 1"=40'
Date: May 2,2006,Revised July 6,2006
Sheets: 1
cc: Director of Public Works
Building Inspector
Town Manager
Conservation Administrator
Drainage Consultant
Planning Board
Police Chief
Fire Chief
Applicant
Engineer
Page 6
-CEIVED
TO
103 Stiles Road•Suite One•Salem, New Nampshire 03079
MHF Design Consultants, Inc. TEL(603)893-0720•FAX(603)893-0INS A
May 2 2006 '
Y joaTn ;
CIH
Mr. Richard Nardella
North Andover Planning Board
400 Osgood Street
North Andover, MA 01845
Re: 150 Flagship Drive
Site Plan Special Permit
Dear Mr. Nardella:
On behalf of Channel Building Company, Inc., we are pleased to provide the attached Site Plan
Special Permit application regarding the proposed construction of an 11,074 s.f. addition located
at 150 Flagship Drive. The following is a brief description of the proposed site plan.
1. Description of Proposed Project:
The proposed project includes the construction of an 11,074 s.f addition at the southeast
corner of an existing 50,000 s.f. warehouse facility. Previous approvals included
provisions for parking, stormwater management and appropriate utility connections for a
13,000 s.f future expansion and therefore no new parking or increase in impervious areas
is proposed with this addition.
2. Description of Premises:
Zoned Industrial 1 (I-1)the site is a 9.735-Ac parcel of land occupied by Flagship, LLC
and is bounded by the Town of Andover to the west,Flagship Drive to the north, and
residential zoned properties to the south and east. Occupied by a 50,000 sf building and
paved parking lot,the site currently utilizes town water and sewer facilities along with
underground electric and telephone services. On-site drainage is handled and mitigated by
a combination open and closed drainage system consisting of a grass-lined open channel
and a series of catch basins and manholes,respectively. All site drainage as described
above discharges into an above ground detention basin eventually discharging into a
wetlands system to the east.
If you should have any questions, please contact our office at (603) 893-0720.
Sincerely,
gn AConsultants, c.
Christopher M. Tymula, I.T.
Staff Engineer
FAProjects\Eng\202306\Site Plan Special-Prmt-LTR.doc
ENGINEERS PLANNERS SURVEYORS
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0 T71
Town of North Andover Planning Board}
Application for Site Plan Special PerM MAY `" PM04
ToINN 01-
Please type or print clearly. 0 RT H Ak,
1. Petitioner: Channel Building Comuany,Inc. ASS S C }U;S
Petitioner's Address: 355 Middlesex Avenue,Wilmington,MA 01887
Telephone number: (978)657-7300
2. Owners of the Land: Flagship.LLC
Address: 150 Flagship Drive,N.Andover,MA 01845
Number of years of ownership: 9
3. Year lot was created: 1989
4. Description of Proposed Project:
The proposed project includes the construction of an 11,074 d warehouse addition
to a previously approved site plan Special Permit which expired in July 1998.
5. Description of Premises:
Currently the site is occupied by Flagship, LLC and is bounded by the Town of
Andover to the west,Flagship Drive to the north and Residential zoned property to the south
and east. This current building, parking, drainage facilities, and utility connections were
previously approved and constructed to the satisfaction of the Town of N. Andover
Departments.
6. Address of Property Being Affected 150 Flagship Drive,North Andover
Zoning District:_ Industrial 1(1-1)
Assessors: Map: 25 Lot# 82
Registry of Deeds: Book#: 4714 Page#: 322
7. Existing Lot:
Lot Area(Sq.Ft) 424,048 s.f. BuildiugHeight 33'
Street Frontage: 150.00' Side Setbacks: 100.5'
Front Setback: 676' Rear Setback: 100'
Floor Area Ratio: 0.15:1 Lot Coverage: 12%
8. Proposed Lot(if applicable):
Lot Area(Sq.Ft) 424,048 s.f. Buildingl1eight 33'
Street Frontage: 150.00' Side Setbacks:_ 100.5_'
Front Setback: 676' Rear Setback: 100'
Floor Area Ratio: 0.17:1 Lot Coverage: 14%
9. Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft) 80,000 Building Height 55'
Street Frontage: 150' Side Setbacks: 50'
Front Setback: 50' Rear Setback: 50'
Floor Area Ratio: 0.50:1 Lot Coverage: 3501-
10. Existing Building(if applicable):
Ground Floor(Sq.Ft) 50,000 st #of Floors: 1+Mezzanine
Total Sq.Ft 62,600 s.f. Height: 33'
Use: PrintineWarehouse Type of Construction Steel Frame
11. Proposed Building:
Ground Floor(Sq.Ft) _ 61,074 s.t #of Floors: 1+Mezzanine
Total Sq.Ft. 73,674 s.f. Height: 33'
Use: Printing/Warehouse Type of Construction Steel Frame
12. Has there been a previous application for a Special Permit from the Planning Board on these
premises? YES If so, when and for what type of construction? July 1996,Site
Plan Special Permit for the Construction of a 50,000 s.£ Industrial building with the
potential for a 13,000 s.f.Future Expansion.
13. Section of Zoning Bylaw that Special Permit Is Being Requested NAZB Section 8.3
2.a ii
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 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 dismissal by the Planning Board
of this application as incomplete.
Petitioner's Signature:
Print or type name h n7ilA� 1��✓► S
Owner's Signature: �+�•.7
Print or type name here: G k A-V� .0 rex OCL-
15.
CL15. Please list title of plans and documents you will be attaching to this application.
Proposed Site Development Plans
150 Flagship Drive
North Andover Business Park
North Andover,MA 01845
Prepared for Channel Building Company,Inc.
Dated: Revised June 24,1996
Prepared by: MHF Design Consultants,Inc.
103 Stiles Road,Suite One
Salem,NH 03079
As-Built Plan
150 Flagship Drive
North Andover,MA 01845
Prepared for Channel Building Company,Inc.
Dated: January1 1998
,
Prepared by: MHF Design Consultants,Inc.
103 Stiles Road,Suite One
Salem,NH 03079
Elevations 3/16"=1'
Project: Flagship Press
150 Flagship Drive
N.Andover,MA 01845
Date: 3/21/06
Drawing No.AM
Prepared by Channel Building Company,Inc.
Notice of Decision
Special Permit Approval
Dated: July 3,1996
Petition of Channel Building Co.,Inc.
Premises affected: 150 Flagship Drive,North Andover Business Park
` Apr 18 06 03: 16p NORTH ANDOVER 9786889542 p• 1
RECEtVEO
70iNN' nI `RIWS OFFIr.r
2006
1 ` �j esl.
f ,
TOW
NOR. ; . . .
April 10, 2006
Chris Tvmula
%,IHF Design.Consultants
12-B Manor Parkway
Salem, NH 03720
RE. Proposed Addition at 150 Flagship Drive North Andover,MA
This letter has been prepared to document the s0 inspection on was to determine if the
2006 at the above referenced site. The puucted on April 6,
rpose p
proposed addition to the existing manufacturing facility would be conducted within
the buffer zone to any jurisdictional wetland resource areas pursuant to the WPA and
the North Andover Wetlands Protection Bylaw.
Determinations were also based upon a previous filing (DPP File#242-817)which
allowed the construction of the existing manufacturing building and associated
driveways,parking, grading, stormwater management structures and appurtenances
since this work was found to be within the buffer zone to a Bordering Vegetated
Wetland (BVW) and a Freshwater Wetland subject to protection under the North
Andover Bylaw only, The proposed addition
200 as also included on the previously
feet from the wetland resource area
approved pians,but was located greater than
and was never built with the building. A Certificate of Compliance was issued for this
work in January of 2000.
Present conditions on the site Tremain consistent with the As-Bu Itpan proposeddated January
auar 1,
1998 in that no additional resource areas were observed within of the
addition. Although exhibiting characteristics of a resource area, the existing drainage
swale located around the Perimeter of the site just beyond the existing pavement does
not qualify as a protectable resource area pursuant to the Massachusetts Wetlands
Protection Act and the North Andover Wetlands Protection Bylaw. Pursuant to these
.findings, the addition as proposed would be allowable without a permit from the
North Andover Conservation Commission.
Please do not hesitate to contact me should you have any further questions or concerns
in this regard. Thank you in advance for your anticipated cooperation.
s -
Apr 18 06 03: 17p NORTH ANDOVER 9786889542 p. 2
Sincerely,
Alison McKay
Conservation Administrator
Cc: Pamela Merrill,Conservation Associate
Curt Bellavance, AICP,Community Development Director
Lincoln Daley,Town Planner
154 Flagship Drive File-242-817
Building Pile
RECEIVED
11 OFFICE
Abutter to Abutter( ) Building Dept. ( ) Conservation ( ) Zoning200fi MAY -4 PM 3: 06
( )
Town of North Andover
Abutters Listina 'NORTH ANI ""R
REQUIREMENT: MGL 40A,Section 11 states in part"Parties in Interest as used in this chapter shall mean the petitioner, MA J J C HS •S"
abutters,owners of land directly oppositeon any public or private way,and abutters to abutters within
three hundred(300)feet of the property line of the petitioner as they appear on the most recent applicable -
tax list,not withstanding that the land of any such owner is located in another city or town,the planning
board of the city or town,and the planning board of every abutting city or town."
Subject Property:
MAP PARCEL Name Address
25 82 Flagship,LLC 150 Flagship Drive North Andover,MA 01845
Abutters Properties
Map Parcel Name Address
25 3 Trustees of Reservations 572 Essex Street Beverly,MA 01915
25 52 Trustees of Reservations 572 Essex Street Beverly,MA 01915
25 75 WSF Realty Trust 11 Bayfield Drive North Andover,MA 01845
25 76 Muffin Realty Trust 351 Willow Street North Andover,MA 01845
25 78 Bianchi Realty Trust 7 Danbury Road Nashua,NH 03060
25 80 WOR Associates Limited 355 Middlesex Road Wilmington,MA 01887
25 83 Rupp Realty Trust 400 Willow Street North Andover,MA 01845
25 85 United Realty Trust 165 Flagship Drive North Andover,MA 01845
107.0 25 ARC Realty Corp 100 Flagship Drive North Andover,MA 01845
107.0 41 Alison Novello 84 Pine Ridge Road North Andover,MA 01845
107.0 47 Richard Sullivan 99 Marian Drive North Andover,MA 01845
107.0 48 Daniel Lanen 111 Marian Drive North Andover,MA 01845
107.0 49 Richard Cavanaugh 123 Marian Drive North Andover,MA 01845
Date 4/26/2006
Page 1 of 1
This certifies that the names appearing on the
records o the Assessors Office as of
vas / ori IS
Certified Date
c
Pll I tJ �1 (► l►P JOYCE BRAD,-,HAW _
T WN OF NORTH ANDOVER N CLERK
VER
Any appeal shall be fileTc X A S S A C H - S E T T S NORTH
within (20) days after the JUL 5 9 G5 AM °96
Jate of filing of this Notice �_+..0•rpRTN� .,,tio
in the Office of the Town
iY
Clerk. • �'
SgCHUSE
4
NOTICE OF DECISION
Date . : uy.3: .1996 . . . . . . . . . . . . . . . .
Jun 4, Jun 18, 1996
Date of Hearing July 2, 1996 ' ' ' • - __ __
Channel Building Co. , Inc. .
Petition of . . . . . . . . . . . . . . . . . . . . . . . . . .
150 Flagship Drive, North Andover Business.
Park
Premises affected . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Referring to the above petition for a special permit from the requirements
North Andover Zoning Bylaw Section 8.3 (site plan review)
of the _ . . . . . . . . . . . . . . . . . . . .
. . . . . . .
allow construction of a 50,000 sq ft one story building: . ,
so as to ��W . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
After a public hearing oven on the above date , the Planning Board voted
CONDITIONALLY
t0 .APPROV. . . . . . . . .the . .SPECIAL ,PF� Z� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
based upon the follolving conditions:
CC: Director of Public Works
Building Inspector K ��
Natural Resource/Land Use Planner
Health Sanitarian Signed v
Assessors X Chairman
Police Chief Joseph V. Mahone ,
Fire Chief
� Richard Rowen. Vice• Chairman
Applicant
Engineer
Alison Lescarbeau_ Clerk, , , , , , , ,
File . . . . .
interested Parties
Richard .. . . . . . .
.Tnhn Simons . . . . . . . . . . . . . .
own of OM
ocEyh Andover NORTH
goo
rs b
1 M
COMMUNITY DEVELOPMENT AND SERVICES p
146 Main Street `
North Andover, Massachusetts 01845
9SSACH�S��
July 3, 1996
Ms . Joyce Bradshaw
Town Clerk
120 Main Street
North Andover, MA 01845
Re: Special Permit/Site Plan Review
150 Flagship Drive
Dear Ms . Bradshaw,
The North Andover Planning Board held a public hearing on Tuesday
evening, June 4, 1996 at 7 : 30 p.m. in the Senior Center behind
the Town Building, on the application of Channel Building
Company, Inc. , 242 Neck Road, Haverhill; MA 01830 for a special
permit under Section 8 . 3 (Site Plan Review) -of the North Andover
Zoning Bylaw. The legal notice was properly advertised in the
North Andover Citizen on May 15 and May 22, 1996 and all parties
of interest were duly notified. -The 'following members were
present: Richard Rowen, Vice Chairman, Alberto Angles, Associate
Member, Richard Nardella and John Simons.
The petitioner was requesting a special permit to-allow for the
construction of a 50, 000 sq ft one story building.
The premises affected is 150 Flagship Drive, North Andover
Business Park,
Mr. Angles read the legal notice to open the public hearing.
Paul Kneeland, president of Channel Building, was present and
stated that the location of the property is lot 1 North Andover
Business Park with frontage on 150 Flagship Drive. The proposed
building is to house Town Printing currently located on Charles
Street . It is a 50, 000 sq ft parcel formerly zoned residential,
but changed at Town Meeting to Industrial - I . The site plan was
developed keeping in mind all the covenants placed on the
property years ago i . e . building height, buffer zones, site
lighting, trash management, noise level . No abutters were
present, but Greg Weich from Channel Building stated he will send
to Peter Novello, an abutter, the list of items covered in the
covenant and how they are being addressed.
Frank Monteiro, MHF Group in Salem, N.H. was present and stated
that the property is 8 . 9 acres and access will be through a 50'
wide lot . A Form A has been submitted to avoid a wetland
crossing. There will be a row of white pines installed and
landscaping done around the perimeter of the building. There is
existing water and sewer and a detention pond will be provided.
There is a swale around the perimeter of. the property and a 2 to
1 cut slope to swale . The building is at elevation 263 . Mr.
Simons asked Mr. Monteiro why clear as much land a-s shown on the
plan and Mr . Monteiro replied that it is necessary so that the
building will be on one elevation. Mr. Simons asked why can' t
you put the drainage into the ' subdivision drainage and Mr.
Monteiro replied it can't accommodate any more. Mr. Rowen stated
that because of the steep slopes we may require interceptor
drains . Mr . Rowen asked where will you place snow storage and
Mr. Monteiro replied off to the side of the building. Mr.
Nardella asked what are the hours of operation and Mr. Poore
replied 7 am to 11 pm 5 days a week, some Saturdays and very
minimum Sundays. Mr. Simons asked Mr. Monteiro to address the.
lighting and Mr.. Monteiro stated that there will be several 30'
high poles around the building and wall pack lighting on the
building. Ms . Colwell stated that she is waiting for a report
from John Chessia on the drainage ' calcs, but doesn' t feel there
will be anything overwhelming.
A site walk is scheduled for June 15, 1996 at 8 a .m.
Continued until June 18, 1996.
The North Andover Planning Board held a regular meeting on
June 18, 1996. The following members were present: Joseph V.
Mahoney, Chairman, Richard Rowen, Vice Chairman, Alberto Angles,
Associate Member, Alison Lescarbeau, Clerk, John Simons and
Richard Nardell.a.
This is a continuation of the public hearing.
Greg Weich from Channel Builders was present and stated that Peter Novello, an abutter, was.
notified of the site walls but did not attend. Ms. Colwell stated that the drainage issues have not
been addressed, but they should be by the July 2, 1996 meeting.
Ms. Colwell also discussed a potential issue with the Conservation Commission. The most
appropriate place for the wetland replication area'in located adjacent to the stone wall in between
the proposed project site and the property boundary with Peter Novello. The covenant placed on
the property states that a fifty foot buffer zone must remain from the stone wall towards the
project site. It does not state that the area between the stone wall and Peter Novellos' property
would remain undisturbed. It was always assumed that this area would not be disturbed as the
majority of the land is a wetland resources area. Because the majority of the area is a wetland
resource area is also the best location for the wetland replication area. Mike Howard,
Conservation Administrator, will review an alternate location off site however the ConCom has
never approved off site replication and it is doubtful that this location will work. Mr. Paul
Kneeland, Bayfield Development, presented a letter from Peter Novello stating that he understood
that the wetland replication area would be adjacent to the stone wall. He does not object to the
location as long as tree clearing is minimized. The.Planning Board discussed that they This is a
continuation of the public hearing.
Greg Weich from Channel Builders was present and stated that Peter Novella, an abutter, was
notified of the site walk but did not attend. Ms. Colwell stated that the drainage issues have not
been addressed, but they should be by the July 2, 1996 meeting.
Ms. Colwell also discussed a potential issue with the Conservation Commission. The most
appropriate place for the wetland replication area in located adjacent to the stone wall in between
the proposed project site and the property boundary with Peter Novello. The covenant placed on
the property states that a fifty foot buffer zone must remain from the stone wall towards the
project site. It does not state that the area between the stonewall and Peter Novellos' property
would remain undisturbed. It was always assumed that this area would not be disturbed as the
majority of the land is a wetland resources area. Because the majority of the area is a wetland
resource area is also the best location for the wetland replication area. Mike Howard,
Conservation Administrator, will review an alternate location off site however the ConCom has
never approved off site replication and it is doubtful that this location will work. Mr. Paul
Kneeland, Bayfield Development, presented a letter from Peter Novello stating that he understood
that the wetland replication area would be adjacent to the stone wall. He does not object to the
location as long as tree.clearing is minimized. The Planning Board discussed that they would
support the alternate location for the replication, however if the ConCom determine'§that there is
no other appropriate location other than adjacent to the stone wall the Board would approve that
location.
Staff was directed to draft a decision for the July 2, 1996 meeting.
Continued to July 2, 1996 meeting.
The North Andover Planning Board held a regular meeting on
July 2, 1996. The following members were present: Joseph V.
Mahoney, Chairman, Richard Rowen, Vice Chairman, Alberto Angles,
Associate Member, Alison Lescarbeau, Clerk, John Simons and
Richard Nardella.
Continuation of the public hearing .
Ms . Colwell stated that the two remaining issues are stormwater
drainage and replication of wetlands . The stormwater drainage
has been adequately addressed by the applicant. Paul Kneeland
stated that he met with Bill Scott and Mike Howard. The only
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location available for the wetland replication is between the
stone wall and Mr. Novello' s property. Mr. Howard will recommend
that the replication be completed at a ratio of 1 : 1 instead of
2 : 1 to reduce the area of clearing.
On a motion by Mr. Rowen, seconded by Ms . Lescarbeau, the Board
voted unanimously to close the public hearing.
Ms . Colwell had a draft decision ready for the Board to review.
On a motion by Mr. Nardella, seconded by Mr. Angles, the Board
voted unanimously to approve the draft decision as amended.
Attached are those conditions .
Sincerely,
V Kir
Joseph V. Mahoney, Chairman
North Andover Planning Board
150 Flagship Drive
Site Plan Review- Special Permit
The PlanningBoard herein approves the Special Permit/Site Plan Review for the construction of a
PP p
50,000 sf industrial building with the potential for a 13,000 sf addition located in the Industrial-1
Zoning District. This Special Permit was requested by Channel Building Company, Inc., 242 Neck
Road, Haverhill, MA 01830 for property owned by Business Park Realty Trust, Robert J. Palumbo,
Trustee, 242 Neck Road, Haverhill, MA 01830. This application was filed with the Planning Office
on May 13, 1996
The Planning Board makes the following findings as required by the Zoning Bylaw Section 8.3 and
10.3:
FINDINGS OF FACT:
1. The specific site is an appropriate location for the project as it is zoned for industrial use.
2. The use, as developed, will not adversely affect ahe neighborhood as the�site is located u tlie �
industrial park and sufficient buffer zones have been created to shield the use from adjacent
residential properties.
3. There will be no nuisance or serious hazard to vehicles or pedestrians;
4. The landscaping plan approved as a part of this plan meets the requirements of Section 8.4 of
the Zoning Bylaw with review by the Planning Board;
5. The site drainage system is designed in accordance with the Town Bylaw requirements subject
to the conditions of this decision;
6. The applicant has met the requirements of the Town for Site Plan Review as stated in Section
8.3 of the Zoning Bylaw;
7. Adequate and appropriate facilities will be provided for the proper operation of the proposed
use.
Finally, the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8.35 but requires conditions in order to be fully in
compliance. The Planning Board hereby grants an approval to the applicant provided the following
conditions are met:
SPECIAL CONDITIONS:
1. Prior to the endorsement of the plans by the Planning Board, the applicant shall adhere
to the following:
a) Corrections and additions must be made to the plan as follows:
i) Storm drain inverts on the plans and in the report differ at the stub to Lot 75, at
CB 96 and DMH 93.
1
ii Details of the retaining wail must be provided,
b) A full set of site plans must be submitted to the Town Planner for review within
ninety days of filing the decision with-the Town-Clerk.
c) A bond in the amount of ten thousand (510,000) dollars shall 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 and drainage facilities is submitted, The bond is
also in place to insure that the site is constructed in accordance with the approved plan.
This bond shall be in the form of a check made out to the Town of North Andover,
This check will then be deposited into an interest bearing escrow account,
d) 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,
2. Prior to FORM U verification (Building Permit Issuance):
a) The plans must be endorsed and three (3) copies of the signed plans must be delivered
to the Planning Department.
b) This decision shall be recorded at the Essex North Registry of Deeds and a recorded
copy delivered to the Planning Staff.
3, During construction,the following issues must be addressed.
a) If groundwater breakout should occur within the deep cut slopes along the west and
south sides of the site, suitable subdrains should be designed and installed to address
the issue. Water should not be allowed to seep out of the slope for collection in the
swale since seepage may result in erosion and impact the stability of the slope.
b) Groundwater levels during the construction of the proposed detention basin must be.
monitored, Groundwater seepage may effect slope stability and erosion may result,
4. Prior to verification of the Certificate of Occupancy;
a) The building must be constructed as presented to the Planning Board and as shown on
the following plans:
i) Plan titled: Elevations 3/32=1'
Project: Town Printing,Inc.
Lot 1 North Andover Business Park
Drawing No,: A3-1
Date: 4/26/96
Prepared by: Channel
ii) Plan titled: Site Plan
Assessors Map 25 -Lot 82
2
i
Flagship Drive
North Andover, Massachusetts
Prepared for: Channel Building Company, Inc.
Neck Road
Haverhill, Massachusetts 01830
Prepared by: . MHF Design Consultants, inc.
Manor Parkway
Salem,New Hampshire 03079
Scale: 1"=40'
Date: April 26, 1996; rev. 5/10/96
Sheet 4 of 10
Owner of record: Business Park Realty Trust
c/o Paul I Kneeland& Steven R.Webster, Trustee
Neck Road
Haverhill,Massachusetts 01830
b) The landscaping must be planted as shown on the plan presented to the Planning Board
as follows:
i) Plan titled: Landscape Plan --
Assessors
._
Assessors Map 25-Lot 82
Flagship Drive
North Andover,Massachusetts
Prepared for: Channel Building Company,Inc.
Neck Road
Haverhill,Massachusetts 01830
Prepared by: MHF Design Consultants, inc.-
Manor
nc.Manor Parkway
Salem,New Hampshire 03079
Scale: 1"=407
Date: April 26, 1996;rev. 6/13/96
Sheet: 6 of 10
c) All artificial lighting used to illuminate the site shall be approved by the Planning Staff.
Al lighting shall have underground wiring and shall be so arranged that all direct rays
from such lighting falls entirely within the site and shall be shielded or recessed so as
not to shine upon abutting properties or streets. The site shall be reviewed by the
Planning Staff. Any changes to the approved lighting; plan as may be reasonably
required by the Planning Staff shall be made at the owner's expense.
d) All buildings shall have commercial fire sprinklers installed in accordance with the
North Andover Fire Department.
e) The site must have received all necessary permits and approvals from the North
Andover Board of Health and the Conservation Commission.
5. Prior to the final release of security:
a) The site shall be reviewed by the Planning Staff, Any screening as may be reasonably
3
required by the Planning Staff and/or Tree Warden will be added at the applicant's
expense. The wetland replication area will be specifically reviewed.
b) A final as-built plan showing the location of all on- site utilities, structures, curb cuts,
parking spaces and drainage facilities must be submitted to and reviewed by the
Division of Public Works.
6. Note: The 13,000 sf addition must be constructed in accordance with these plans. Any
revisions shall be submitted to the Town Planner for review. If these revisions are
deemed substantial, the applicant must submit revised plans to the Planning Board for
approval.
7. Any plants, trees or shrubs that have been incorporated into the Landscape Plan approved in
this decision that die within one year from the date of planting shall be replaced by the owner.
8. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
9. Oras, Telephone, Cable and Electric utilities shall be installed as specified by the respective
utility companies.
10. All catch basins shall be protected and maintained during construction with hay bales to prevent
siltation into the drain lines.
11. No open burning shall be done except as is permitted during burning season under the Fire
Department regulations.
12. No underground fuel storage shall be installed except as may be allowed by Town
Regulations.
13. All signs must consistent with the signage currently on site and must comply with the sign
bylaw.
14. All mechanical devices (i.e.: HVAC, vents, etc.) which may be visible from any surrounding
roadways shall be placed on the rear roof line.
15. The provisions of this conditional approval shall apply to and be binding upon the applicant, its
employees and all successors and assigns in interest or control.
16. Any action by a Town Board, Commission, or Department which requires changes in the plan
or design of the building as presented to the Planning Board, may be subject to modification by
the Planning Board.
17. Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed
substantial, the applicant must submit revised plans to the Planning Board for approval.
18. This Special Permit approval shall be deemed to have lapsed after S /9 8
(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.
4
19. The following information shall be deemed part of the decision:
a) Plan titled: Proposed Site Development
Map 25 -Lot 82
Flagship Drive
North Andover,Massachusetts
Prepared for: Channel Building Company, Inc.
Neck Road
Haverhill,Massachusetts 01830
Prepared by: MHF Design Consultants, inc.
Manor Parkway
Salem,New Hampshire 03079
Scale: as noted on individual sheets
Date: April 26, 1996;rev. 6/13/96
Sheets: 1 through 10 as follows:
Title Sheet
Existing Conditions Plan
Plan of Land
Site Plan
Grading and Utility Plan
_ ...... __ _ _._. ___Landscape plan
Details
Details
Details
1 O.Details
b) Plan titled: Elevations 3/32=1'Project: Town Printing,Inc.
Lot 1 North Andover Business Park
Drawing No.: A3-1
Date: 4/26/96
Prepared by: Channel _....._
c) Report titled: Drainage Analysis for Proposed Site Development
Assessors Map 25 Lot 82
Flagship Drive
North.Andover,Massachusetts
Prepared by: MHF Design Consultants,Inc.
Manor Parkway
Salem,New Hampshire 03079
Project# 40996
Prepared for: Channel Building Company,Inc.
Neck Road
Haverhill,Massachusetts
Dated: April 26, 1996; rev. June 13, 1996
as drafted in accordance with the provisions of the Restrictive
d) This decision w _
Covenant between the Trustees of Business Park Realty Trust and the Town of North
5
Andover recorded in the North Essex Registry of Deeds as Instrument No, 17260.
cc; Director of Public Works
Building Inspector
Health Adrninistrator
Assessors
Conservation Administrator
Planning Board
Police Chief
Fire Chief
Applicant
Engineer
File
150 Flagship Drive- Site Plan Review '
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