HomeMy WebLinkAboutMiscellaneous - 700 CHICKERING ROAD a, 23
MAIN STREETJ ! /u"' yem(a & ANDOVER,
MA 01810
TELEPHONE
(508)475.0021
TELEFAX
(508)475-6070
BURTON A.SHAKER(ADMITTED MASS.6 CONN.BARS)
GERALD M.LEWIS(ADMITTED MASS.BAR) HARRY N.STEINBERG(1925-1988)
JOHN A.JAMES,JR.(ADMITTED MASS..N.N.AND FLA.BARS) OF COUNSEL
GEOFFREY H.LEWIS
March 24, 1994
HAND DELIVERED
Mr. Daniel Long
Town Clerk
Town of North Andover
Main Street
North Andover, MA 01845
RE: Merrimack Valley Motor Inn
Dear Mr. Long:
Please issue Clerk's certificates stating that there have been no
appeals taken relative to the decisions of the Board of Appeals
dated February 14, 1994 being Petition Number 001-94 and the
decision of the Planning Board relative to the special permit
application.
rdiall ,--
ly-
Y
Jo n A. James, Jr.
JAJ/smf
RECEIVE}
DANIEL UNG
DIVISION OF PLANNING AND COMMUNITY DEVELOf I��CYER
PLANNING BOARD TOWN �l RK
TOWN OF NORTH ANDOVER, MASSACHUSETT
ePX=MEC I0 3 2e PIS #SQ
APPLICATION FOR SITE PLAN REVIEW - SPECIAL PERMIT
Under Section 8.3 of the Town of North Andover Zoning Bylaw.
1. ) Applicant/Petitioner: ADS Senior Housing, Inc.
Address: 139 Main Street, Cambridge MA
Phone: 617-494-1118
2. ) Ownership: New England Industries Inc
Address: 700 Chickering Road North Andover MA
Phone: 508-688-1851
3 . ) Location of the project: 700 Chickering Road. North Andoypr- MA
Address: _700 Chickering Road - North Andover. MA
Assessors Map #
Deed Recorded in: Essex North Qi,5trict
Registry of Deeds Book 924 Page 23R or Land Court
Certificate No. Book Page
4. Size of the Building 80,000 square feet
Height _ 35 fPPt Stories feet
Occupancy or Use RPsJdPnfia1
Wood Frame Constructi
5. Size of Existing Building 53,000 square feet
Height 25 feet Stories one and one-half feet
Occupancy or Use motel, restaurant, lounge and function room
Type of Construction w
6. ) Classification of the Project (See Section 8.33 of the
Zoning Bylaw)
Major X Intermediate Minor
Information Required for Site Plan Review
Type of Development Proposed
Maior Intermediate Minor Type of Information Recruired
X X X _ X _ 1. North Arrow/Location Map
X X X X 2. Survey of the Lot/Parcel
X X X _ X _ 3 . Name/Description of
Proj ect
X X X _ X _ 4. Easements / Legal
Conditions
X X X X _ 5. Topography
X X X X _ 6 Zoning Information
X X X _ X _ 7. Stormwater Drainage Plan
X X X X 8. Building(s) Location
X X X X _ 9. Location of Parking/
Walkways
X X X X 10. Location of Wetlands
136.
I
s
r
X X X — X 11. Location of Walls/Signs
X X X ` X 12. Location of Roadways/
Drives
X X X _ X _ 13 . Outdoor Storage/ Display
Area
X x X 0 14. Landscaping Plan
X X X 0 _ 15. Refuse Areas
X X X _ 0 _ 16. Lighting Facilities
X X' 0 _ 0 17. Drainage Basin Study
X X 0 _ 0 18. Traffic Impact Study
X X 19. Commonwealth Review
X required Information
0 Information may be requested by the Planning Board
7. ) Please supply ten (10) copies of the above information to
the Town Planner with this application.
8. ) Advertising Fee c
Filing Fee:
9. ) Petitioners Signature
Tom ap , ging Director/ADS Senior Housing, I
Every application for action by the Board shall be made on a form
approved by the Board. These forms shall be furnished by the
Town Clerk upon request. Any communication purporting to be an
application shall be treated as mere notice of intention to seek
relief until such time as it is made on the official application
form. All information called for by the form shall be furnished
by the applicant in the manner therein prescribed in accordance
with the requirements of Section 8.3 .
Every application shall be submitted with a list of "Parties in
Interest" which shall include the petitioner, abutters, owners of
land directly opposite on any public or private street or way and
abutters to the abutters within three hundred (300) feet of the
property line all as they appear on the most recent applicable
tax list, notwithstanding that the land of any such owner is
located in another city or town, the Planning Board of the Town
and the Planning Board of every abutting city or town.
LIST OF PARTIES IN INTEREST
NAME ADDRESS
See Annexed List
Add additional sheets, if necessary.
Any questions should be directed to the Planning Office.
137.
Any, appeal shall be filed
withiri (201, days after the
date of fi!Hnig of this Notice
Tf,
-LI)a Office of the Tov,r
AMM :X
NOR-f'M
1855
► CHU FEB 14 If 49 M, '
TOWN OF NORTH ANDOVER
MASSACHUSETTS
BOARD OF APPEALS
NOTICE OF DECISION
Date . . . .February-1.4.,-199.4
Petition NO.. . .01794. . . . . . . . . . . . .
Date of Healing. .j4pqary, .11 . 1.9.9.4
February 8, 1994
petition of
. . . .ADS. Senior.Hop
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Premises affected .7.0.0 .Chjpkqring.Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Referring to the above petition for a variation from the requirements of&K.SectlQn.8.. . .
Paragraph the. Zonizg. Bylaw. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
so as to permit . a. reduction .of parking spaces. for.mot.o.r vehicles. . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
After a public hearing given on the above date, the Board of Appeals voted to . G1WT. . . . . the
.variance. , . . . . . . . . . . . . . . . . . . . . . . . . . . and hereby authorize the Building Inspector to issue a
permit to . .ADS, Senior .Housj-ng . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
for the construction of the above work, based upon the following conditions: Space for 49 additional
parking spaces be reserved, and constructed upon the request of the Building Inspector
as the Zoning Officer in accordance with Section 8 of the Zoning Bylaw, whenever the
Building Inspector may make such request.
The Board finds that, as to the reduction in the number of spaces, the petitioner
has satisfied the privisions of Section 10, Paragraph 10.4 of the Zoning Bylaw and that
the grating of this variance will not adversely affect the neighborhood or derogate
.from the intent and purpose of the Signed
Zoning Bylaw.
Frank. e ,.
. . . . . . . . . . . .Serio, J. ...,. .Chairman. . ...,. C. . i. . . .A . . . . . . .
. . . . . . .Walter. SQUje,. Q.jerk. . ... . . . . . . . . . .
. . .Raymond Nivenzi.0 . . . . . . . . . . . . . . . .
. . . . .Robert. Ford. . . . . . . . . . . . . . . . . . . . .
John. Pallone. . . . . . . . . . . . . . . . . .
Board of Appeals
�Im Y .appeal shall be fiie,
�A
48 0)
Clc �r afl�� ii`" :. ��ORT/1 t r
La , x.19 :i tilis P!otic �3 a •• GAN t ?k
0'-ke of the T-rown Sm; AMILM :it TOW
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CHU
V fEB 14 1149 AM '3941
TOWN OF NORTH ANDOVER
MASSACHUSETTS
BOARD OF APPEALS
NOTICE OF DECISION
Date . . Ylcebrvary. .1.4, .199.4.. . . . . .
Petition No.. . . . .QQJ-94 . . . . . . . .
Date of Hearing. .January, .11,. 1.9.9.4
February 8, 1994
Petition of . .ADS, Senior,Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Premises affected . . .7.QQ .Ch�cke.rjxlg. ltoa:d . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Referring to the above petition for a variation from the requirements of tw..Sect.ian.8,. . . . .
.Paragraph .8.1(2). .af .the. Zoning. By-law. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
so as to permit . a. r.eduction. In .the. s.ize .of. the. parking .spaces. f.rom. 10.'X2Q`. .to. . . . .
9:X18.'... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . .
After a public hearing given on the above date, the Board of Appeals voted to . . .DENY. . . . . the
variance... . . . . . . . . . . . . . . . . . . . . . . . . . . �FX$� iKXIi
3 $$� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Signed / '6 , '
Frank Serio, Jr. , Chairman
Walter Soule, Clerk .
.Raymond. Vivenziq . . . . . . . . . . . . .
. . . .Robert. Ford. . . . I . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . .
John. Paliot1e. . . . . . . . . . . . . . . . . . . .
Board of Appeals
Any appeal shall be
,v�lithin (20) days aft-'
TLe of fi,i,-�F I
I _, of this I&ORT#1 r,f L,
f 1 , , of the Tc,.,;� 0 '6 TO W�"14 " 1,
f '6 V E R
41
FES 14 It 49 AM IN
S CHU
TOWN OF NORTH ANDOVER
MASSACHUSETTS
BOARD OF APPEALS
ADS Senior Housing DECISION
139 Main Street
Cambridge, MA 02139 Petition #001-94
The Board of Appeals held a public hearing on Tuesday evening,
February 8, 1994 continued from January 11, 1994 upon the
application of ADS Senior Housing requesting a variation of
Section 8, Paragraph 8. 1(2) of the Zoning Bylaw so as to permit a
reduction in the number of parking spaces for motor vehicles and
also a reduction in the size of the parking spaces from 101X201
to 91X181 on the premises located at 700 Chickering Road. The
following members were present and voting: Frank Serio, Jr. ,
Chairman, Walter Soule, Clerk, Raymond Vivenzio, Robert Ford and
John Pallone.
The hearing was advertised in the North Andover Citizen on
December 22 and 29, 1994 and all abutters were notified by
regular mail.
Upon a motion by Mr. Ford and second by Mr. Soule, the Board
voted unanimously to GRANT the variance to allow 51 spaces to be
constructed subject to the condition that space for 49 additional
parking spaces be reserved, and constructed upon the request of
the Building Inspector as the Zoning Officer in accordance with
Section 8 of the Zoning Bylaw, whenever the Building Inspector
may make such request.
Upon motion by Mr. Ford and second by Mr. Soule to grant the
variance for the reduction of the size of the parking spaces from
the required 10IX201 to 91X181 , the Board voted unanimously to
DENY this request.
ADS Senior Housing Decision
Page 2
The Boardi
f nds that, as to the reduction in the number of
spaces, the petitioner has satisfied the provisions of Section
10, Paragraph 10.4 of the Zoning Bylaw and that the granting of
this variance will not adversely affect the neighborhood or
derogate from the intent and purpose of the Zoning Bylaw.
Dated this 14th day of February 1994.
BOARD OF APPEALS
j4e
vr�I -
Prank Serio, ji. Zig
Chairman
Any appeal shall be filed
within (20) days aft—l' A1e REv�``"��
of filirE of this 14ORT1y Dktp:_L � V
Ile Offs_e of the To%,;; .
FEB i a 49 AH
SS�CHUSE
TOWN OF NORTH ANDOVER
MASSACHUSETTS
BOARD OF APPEALS
*
ADS Senior Housing * DECISION
139 Main Street
Cambridge, MA 02139 * Petition #001-94
The Board of Appeals held a public hearing on Tuesday evening,
February 8, 1994 continued from January 11, 1994 upon the
application of ADS Senior Housing requesting a variation of
Section 8, Paragraph 8.1(2) of the Zoning Bylaw so as to permit a
reduction in the number of parking spaces for motor vehicles and
also a reduction in the size of the parking spaces from 101X20 '
to 91X18 ' on the premises located at 700 Chickering Road. The
following members were present and voting: Frank Serio, Jr. ,
Chairman, Walter Soule, Clerk, Raymond Vivenzio, Robert Ford and
John Pallone.
The hearing was advertised in the North Andover Citizen on
December 22 and 29, 1994 and all abutters were notified by
regular mail.
Upon a motion by Mr. Ford and second by Mr. Soule, the Board
voted unanimously to GRANT the variance to allow 51 spaces to be
constructed subject to the condition that space for 49 additional
parking spaces be reserved, and constructed upon the request of
the Building Inspector as the Zoning Officer in accordance with
Section 8 of the Zoning Bylaw, whenever the Building Inspector
may make such request.
Upon motion by Mr. Ford and second by Mr. Soule to grant the
variance for the reduction of the size of the parking spaces from
the required 10'X20' to 91X181 , the Board voted unanimously to
DENY this request.
ADS Senior Housing Decision
Page 2
The Board finds that, as to the reduction in the number of
spaces, the petitioner has satisfied the provisions of Section
10, Paragraph 10.4 of the Zoning Bylaw and that the granting of
this variance will not adversely affect the neighborhood or
derogate from the intent and purpose of the Zoning Bylaw.
Dated this 14th day of February 1994.
BOARD OF APPEALS
t�
Frank Serio, Jk-
Chairman
Any appeal shall be filed
within (20) days after the RECD vE�;
slate of filing of this Notice
7,1 the Office of the Town :
NOR
•�, tans -
ACRa*..�j► 49 y FEB I 11 '
IiM 9q
TOWN OF NORTH ANDOVER
MASSACHUSETTS
BOARD OF APPEALS
NOTICE OF DECISION
Date . . . Feb ruary. .1.4., . 199..4 . . . . .
Petition No.. . .001-94. . . . . . . . . . . . .
Date of Hearing. .January, ,11,, 19.94
February 8, 1994
Petition of ADS. Senior.Hous.ing. . . . . . . . . . . . . . . .
Premises affected 70.O .Chicke.ring. Road. . . . . . . . . . . . . . . . . . .
Referring to the above petition for a variation from the requirements of tha. Section.8.. . . . .
.Paragraph .8. 1(2). .of .the. Zoning. Bylaw. . . . . I . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
so as to permit a. reduction .of .parking .spaces. .for.mo.t.or .vehicles. . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . .
After a public hearing given on the above date, the Board of Appeals voted to . .GRANT. . the
variance . . . . . and hereby authorize the Building Inspector to issue a
permit to ADS Senior .Housing . . . . . . . . . . .
for the construction of the above work, based upon the following conditions: Space for 49 additional
parking spaces be reserved, and constructed upon the request of the Building Inspector
as the Zoning Officer in accordance with Section 8 of the Zoning Bylaw, whenever the
Building Inspector may make such request.
The Board finds that, as to the reduction in the number of spaces, the petitioner
has satisfied the privisions of Section 10, Paragraph 10.4 of the Zoning By],aw and that
the grating of this variance will not a yersely ,affect the neighborhood or derogate
from the intent and purpose of the Signed
Zoning Bylaw.
Frank. Serio Jr...,. Chairman .
Walter. Soule,. Clerk. . . . . . .
Raymond .Vivenzio. . . . . . . . . . . . . . . . .
Robert Ford . .
John. Rallone.
Board of Appeals
Any appeal shall be filed �.
within (20) days after the �•;;Qa?;;�� RECT'VE11
date of filing of this Notice :3���`pgOR'�•� TC,�{�� i_`_"�
n the Office of the Town `�;. ILMm� NORT fC,�LR
1833 .
CHU- FEB 14 49 AM '9q
TOWN OF NORTH ANDOVER
MASSACHUSETTS
BOARD OF APPEALS
NOTICE OF DECISION
i
Date . . . �.ehruary. 1.4> .199.4: . . . . .
Petition 1140.. 4Q 1-9 4. . . . . . . . . . . .
Date of Hearing. .January, .11,. 1.9.94
February 8, 1994
Petition Of . .AH5. Senior.Housing .'
.
. . . . . . . . . . . . . . . . . . . . . .
Premises affected . 70.0 .Chickering.Road
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Referring to the above petition for a variation from the requirements of thw.S e c t.ian.8•. . . . .
.Paragraph .$.1(2). .Qf .the. Zoning. Bylaw. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
so as to permit . a. reduction .of .parking spaces. for.mot.or. .vehicl.es. . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . .
After a public hearing given on the above date, the Board of Appeals voted to . .GRANT. . . . . the
variance and hereby authorize the Building Inspector to issue a
permit to . .ADS. Senior .Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
for the construction of the above work, based upon the following conditions: Space for 49 additional
parking spaces be reserved, and constructed upon the request of the Building Inspector
as the Zoning Officer in accordance with Section 8 of the Zoning Bylaw, whenever the
Building Inspector may make such request.
The Board finds that, as to the reduction in the number of spaces, the petitioner
has satisfied the privisions of Section 10, Paragraph 10.4 of the Zoning Bylaw and that
the grating of this variance will not aversely affect the neighborhood or derogate
from the intent and purpose of the igned ,
Zoning Bylaw.
Frank. S.erio,. Jr...-,,. Chairman . . . . . . .
. . . . . . .Walter. .Soule,. Clerk. . ... . . . . . . . . . .
. . . .Raymond. Vivenzio. . . . . . . . . . . . . . . . .
. . . . .Robert. .F.ord. . . . . . . . . . . . . . . . . . . . .
John. P.allone. . . . . . . . . . . . . . . . . . . .
Board of Appeals
r �
MICH 80A80
TOWN OF NORTH ANDOVER
MASSACHUSETTS
i 45
< pORTM,
V 8ppea I 's'17 °
L
,In (20) da
of filing of V,,ctice,
die Office of the Town w '
Clerk. ") C,
NOTICE OF DECISION ;,zccs
Date, February, 28,. 1994
January 4, 1994
Date of Hearing January 18, 1994
February 15, 1994
Petition Of ADS Senior Housing,. Inc . . , . , . . ,
Premises affected . ,?oo .Chickering .Road. . _ . . . . . . . . . . . . . . . . . . ,
Referring to the above petition for a special permit from the requirements
of the , North Andover ,Zoning Bylaw . Section .8.3 . .
Site Plan Review
so as to permit .the.construct
on.of.an,80:000.sgft. .3.story`woodframe.building
After a public hearing given on the above date, the Planning Board voted
CONDITIONALLY
to . . . . . . . . .the . .SITE.PLAN.REVIEW. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
based upon the following conditions:
Signed
cc: Director of Public Works
Building Inspector Richard.A. ,Nardella, Chairman
. . . . .
COnservation Administrator
Health Agent John.Simons, Vice.Chairman. . . , , .
Assessors
Police Chief Joseph.Mahoney:.Clerk. . . . . . . .. . .
Fire Chief
Applicant Richard.Rowen. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Engineer
File John Daghlian . . _ . . . .
Interested Parties *Pianning Boards
t f
NORTry
KAREN H.P. NELSON
Director Town of
120 Main Street, 01845
n
BUILDING �°��:`-"'- �•`g
NORTH ANDOVER (508) 682-6483
CONSERVATION ,Ss HU DIVISION
DIVISION OF
PLANNING PLANNING & COMMUNITY DEVELOPMENT
February 28, 1994
Mr. Daniel Long, Town Clerk
Town Building
120 Main Street
North Andover, MA 01845 Re: Site Plan Review
700 Chickering Road
Dear Mr. Long:
The North Andover Planning Board held a public hearing on
Tuesday evening, January 4, 1994 in the Senior Center behind the
Town Building on the application of ADS Senior Housing, 139 Main
Street, Cambridge, MA, requesting Site Plan approval under Section
8.3 of the North Andover Zoning Bylaw. The legal notice was
properly advertised in the North Andover Citizen on December 15 and
December 22, 1993 and all parties of interest were duly notified.
The following members were present: Richard Nardella, Chairman,
John Simons, Vice Chairman and richard Rowen.
Mr. Rowen read the legal notice to open the public hearing.
Ms. Colwell stated that because of the inclement weather and
due to the fact that there is no quorum to discuss a special permit
the discussion will be continued to January 18, 1994.
On January 18, 1994, the Planning Board held a regular
meeting. The following members were present: Richard Nardella,
Chairman, John Simons, Vice Chairman, Joseph Mahoney, Clerk,
Richard Rowen and John Daghlian.
Mr. Thomas Grape, ADS Senior Housing, Mr. Joseph Geller,
Geller Associates and Mr. John James, attorney were all present to
provide the Board with information pertaining to the proposed site.
Mr. Grape:
new housing choice for seniors
11.40 lot coverage
R-5 zone
comply with all zone dimensional set backs
Mr. Grape passed out letters of support from community groups.
Page 2:
700 Chickering Road
Mr. Geller:
presented existing conditions
presented roof top elevation
will get a curb cut from Mass D.P.W. (changing the
location of the circular drive)
current problem with drainage off-site, will change
pavement around back of building
gazebo, walking path, fire lane, three hydrants added
maintain existing sign area
100 units, 32 parking spaces proposed
Mr. Grape submitted letter from V.H.B. regarding parking.
1. parking needs of similar sites
2. ITE trip generation
van will be provided for residents
relatively few cars needed for residents
Mr. Simons:
If there were a shortage of parking it can easily be
added.
Do not want to over pave the site due to the aesthetics
of the site.
Condition the special permit that spaces to be put in in
the future.
Put up bond money for future expansion.
Mr. Grape:
14-15 staff at any one
Mr. Nardella very concerned about the number of parking spaces
required, 32 is not enough.
[City of Boston and Newton have permitted sites - Ms. Colwell to
call those communities]
Mr. Simons asked what the use was. Concerned that this does
not fit under R-5 zone.
Attorney James told the Board that he reviewed this issue with
the Town Staff and Town Counsel, opinion rendered by code
enforcement officer that this use fits under definition.
1 bedroom, kitchenette, bathroom
common areas
supportive services
1
Page 3:
700 Chickering Road
average age 80
rentals
Ms. Nelson reiterated to Mr. Simons that Staff has been
reviewing this development and its use for many months and concur
that the use is allowed as a multi family apartment development in
a R-5 Zone.
Mr. Rowen asked if there were any restrictions on having cars.
Mr. Grape replied, "no".
Mr. Geller told the Board that the detention pond can be mowed
and maintained as lawn.
Mr. Grape said they would make it look like a residential
community, with sloped roofs, double hung windows, turrets,
dormers, and articulated facade.
Mr. Chris Hill, architect:
clapboard siding
sense of two separate buildings
wants to keep building at residential scale
Mr. Grape:
living, library, lounge, dining as common areas
Mr. Nardella asked for an estimated start date. Mr. Grape
told the Board the applicant needs to purchase and obtain financing
by late Spring.
Mr. Nardella questioned the lighting on the property. Mr.
Geller told him there would be 24 ' poles on site, low level garden
lighting and that no light would shine off-site.
Mr. Daghlian asked if function hall was included.
Mr. Grape - could have space, have dining room used for this,
work with high school students.
Mr. Simons concerned that building does not fit in to zone.
What is the time period for construction. The reply was one year.
Mr. Nardella questioned where the snow goes. Mr. Geller said
it can easily be pushed off of parking lot into open space.
Mr. Nardella asked the applicant to add some trees along
right-of-way to fill in tree gaps along Route 125.
Page 4:
700 Chickering Road
Mr. Nardella concerned about what amenities can be given to
the Town, accommodating North Andover residents preferably. Mr.
Grape told Mr. Nardella he can provide a priority system for North
Andover residents.
Mr. Mahoney expressed concerns about the appearance and
aesthetics.
Ms. Colwell to make copy of parking letter from V.H.B.
Mr. Grape asked if the Board would want them to add an
additional row of parking up front. Ms. Colwell to discuss this
with Mr. Robert Nicetta, to get his concerns.
On a motion by Mr. Rowen, seconded by Mr. Mahoney the Board
voted to continue the public hearing to February 1, 1994.
On February 1, 1994 the Planning Board held a regular meeting.
The following members were present: Richard Nardella, Chairman,
John Simons, Vice Chairman, Joseph Mahoney, Clerk, Richard Rowen
and John Daghlian.
Mr. Nardella gave an overview of staff meeting on project last
week.
discussed parking lot and building facade
come back with plan showing 51 parking spaces to be
built, 49 spaces shown for future parking, if needed.
Mr. Thomas Grape, ADS 'Senior Housing:
showed plans for 51 parking spaces
showed plans for additional 49 spaces
added parking around entrance circle
added some trees and shrubs to hide parking
designated 16 spaces for employees only
add hedge/planting in front circle to break up cars
changed signage
two signs at each entrance
down light signs
signs on ADSproperty
add some trees along Route 125
Facade
more "colonial" looking
clapboard
chimney detail hiding elevator shaft
may use some brick on first story
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700 Chickering Road
Mr. Rowen may want a steeper roof, looks better, easier for
snow removal.
Mr. Simons arrived.
65, 000 to 69,000 sq.ft. building now, smaller than what
was originally approved.
Mr. Rowen asked if there were any plans to expand. Mr.
Grape's response was, not at this time.
Mr. Daghlian stated that the applicant addressed all comments,
likes view.
Mr. Rowen asked that the roofs be made steeper, look at
Middleton Commons, Colonial Architecture, on Route 114.
Mr. Nardella asked if there would be different colors. Mr.
Hill replied that they have not decided on colors yet, but they
would be brown/grey with different trims.
Mr. Nardella liked the facade.
Ms. Colwell said there were no D.P.W. issues.
Mr. Nardella asked if there were any sidewalks planned in the
front. Mr. Grape replied, walkways in the front and back of
building. Mr. Nardella asked about lighting for walkway in the
back. Mr. Grape told Mr. Nardella there would be low level lights.
want it to fit into the community
would provide space for community use
Mr. Simons likes project, but had questions of zoning.
want to clean up ambiguity in the law to make proposal
fit
Attorney Carmen Corsaro, represents Meadowview Condos.
address some concerns in letter dated January 7, 1993
- hours of construction/operation i . e .
delivery/garbage pick-up
- limit Sunday and holiday construction
- encourage least amount of parking spaces possible
- concern about future use on the site
concern about height of building and adjacent condo
buildings
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700 Chickering Road
Mr. Nardella stated that any change in use would need to come
back before the Board.
Mr. Simons stated therewasa problem in what is defined in a
use by right and a use by Special Permit.
Mr. Nardella questioned the length of construction. Mr. Grape
answered, one years time. Three week to demolish the existing
structure, this would start in the late spring/early summer.
Mr. Nardella told the applicant that a site opening bond would
be required.
On a motion by Mr. Mahoney, seconded by Mr. Rowen, the Board
voted to close the public hearing.
Mr. Grape asked if the Zoning Board of Appeals changed the
spaces, did they need to come back before the Planning Board. Mr.
Nardella answered, no, not unless more than 100 spaces were
required.
Staff to write letter to the Zoning Board of Appeals stating
that the Planning Board endorses variance for parking.
Mr. Rowen asked that there be designated places on grass for
parking if overflow should occur.
Staff to draft decision for next meeting.
On February 15, 1994, the Planning Board held a regular
meeting. The following members were present: Richard Nardella,
Chairman, John Simons, vice Chairman, Joseph Mahoney, Clerk,
Richard Rowen and John-Daghlian.
The Board was given copies of a draft decision.
Mr. Simons wanted conditions as to specific building materials
to be used to be reviewed and approved by Planning Board, to be
added to the decision.
On a motion by Mr. Mahoney, seconded by Mr. Rowen, the Board
voted to approve the Site Plan for ADS Senior Housing as amended.
r
Page 7:
700 Chickering Road
Attached are those conditions.
Sincerely,
North Andover Planning Board
Richard A. Nardella, Chairman
cc: Director of Public Works
Building Inspector
Conservation Administrator
Health Agent
Assessors
Police Chief
Fire Chief
Applicant
Engineer
File
1 '
ADS Senior Housing
700 Chickering Road
Site Plan Review - Special Permit
The Planning Board herein approves the Special Permit/Site Plan
Review for the construction of a 80,000 square foot residential
building to be used for senior housing in a R-5 District. This
Special Permit was requested by ADS Senior Housing, 139 Main
Street, Cambridge, MA on December 10, 1993. The Planning Board
makes the following findings as required by the Zoning Bylaw
Section 10. 3 :
FINDINGS OF FACT:
1. The specific site is an appropriate location for residential
senior housing as the density is compatible with the
surrounding multi-family residential use of the
neighborhood;
2. Residential senior housing will not adversely affect the
neighborhood as the building will be residential in
character and is compatible with the surrounding area;
3 . There will be no nuisance or serious hazard to vehicles or
pedestrians as this use will generate relatively low volumes
of traffic on the neighborhood street system as compared to
a general multi-family use;
4. Adequate and appropriate facilities will be provided for the
proper operation of the proposed use
5. The Planning Board finds that this use is in harmony with
the general purpose and intent of the Zoning Bylaw.
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.
Therefore, in order to fully comply with the approval necessary
to construct the facility as specified in the Site Plan Review
application before us, the applicant must comply with the
following conditions:
SPECIAL CONDITIONS:
1. This approval specifically limits the use of the structure
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for multi-family residential senior housing with supportive
services for the elderly. Each unit must contain cooking
facilities. Any change in use must come before the Planning
Board for site plan review approval.
2 . Prior to the endorsement of the plans by the Planning Board
the applicant shall adhere to the following:
a. The applicant must provide the Planning Board with
specific building materials and a final elevation of
the building. The Board will review and approve by
majority vote, the materials and the final elevation.
b. a bond in the amount of two thousand dollars ($2,000)
shall be posted for the purpose of insuring that a
final as-built plan showing location of all on site
utilities, structures, curb cuts, parking spaces and
drainage facilities be submitted. 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.
C. a performance bond in the amount of twenty thousand
dollars ($20,000) shall be posted for the purpose of
insuring that site opening, site clearing, building
demolition, erosion control, continued site maintenance
etc are completed in accordance with approved plans and
the Town's rules and regulations. This bond will be
held for the duration of construction. The applicant
may request the release of this bond upon the issuance
of a Certificate of Occupancy.
d. The name of the complex, "Heritage", must be reviewed
and approved by the E-911 coordinator as it is similar
to other complexes in Town.
3 . Prior to FORM U verification (Building Permit Issuance) :
a. The plans must be endorsed and three (3) copies of the
signed plans delivered to the Planning Staff.
b. This decision shall be recorded at the Essex North
Registry of Deeds and a recorded copy delivered to the
Planning Staff.
C. The North Andover Division of Public Works shall review
all of the referenced plans. Any changes to the plans
endorsed by the Planning Board shall be reviewed by the
Town Planner. Any changes which the Town Planner,
solely may deem as major, shall be referred to the
Planning Board for approval.
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4. Prior to verification of the certificate of Occupancy:
a. The site shall be reviewed by the Planning Staff. Any
screening as may be reasonably required by the Planning
Staff and/or Tree Warden will be added at the
applicant's expense.
b. A final as-built showing the location of all on site
utilities, structures, curb cuts, parking spaces and
drainage facilities must be submitted to and approved
by the Division of Public Works.
C. All artificial lighting used to illuminate the site
shall be approved by the Planning Staff. 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 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 owners expense.
All exterior lighting, apart from the walkway lighting,
must be turned off at 11:00 pm.
d. The building must meet all fire safety codes and
contain a fire sprinkler system.
5. Demolition of the existing building and construction of the
new building must be limited to between the hours of 7:00 am
and 7: 00 pm. Trucking of supplies and use of heavy
equipment must also be restricted to these hours. SUnday
and holiday construction will not be permitted. These
conditions are necessary due to the close proximity of the
Meadowview Condominium Complex.
6. All buildings, parking areas, driveways, walkways,
landscaping and other site features shall be located and
constructed as shown on referenced "Planting Plan" dated
12/10/1993 .
7. To the extent possible under State and Federal law, North
Andover residents and immediate relatives of North Andover
Residents shall be given preference in admission to the
facility. A marketing plan shall be utilized to maximize
the opportunity of local residents to gain admission to the
facility. The Planning Board will periodically review this
condition and request that the applicant provide proof of
compliance.
8. The Planning Board approves the construction of 51 parking
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1 1 1
spaces as shown on the referenced "Revised Parking Plan 51
Spaces" dated 12/10/1993, rev. 1/31/1994. The parking needs
of the facility shall be reviewed on an annual basis. If
determined necessary by the Planning Board and the Board of
Appeals the Expanded Parking Plan showing 100 spaces must be
constructed.
9. The applicant/owner must make available, as part of the
basic service package, scheduled private transportation for
its residents to travel to local areas, to be arranged and
scheduled through the management of the development. This
service is necessary due to the reduction in the number of
required parking spaces.
10. All signs within the project shall be of wood or stone, with
uniform lettering and design. The signs shall in no way be
interior illuminated (Neon or other means) . All signs for
this project must be reviewed and approved by the Planning
Board.
11. No mechanical devices placed on the roof (ie: HVAC, vents,
etc. . . ) may be visible from any surrounding roadways.
12 . The existing vegetative buffer between the project site and
the adjacent Meadowview Condominium Complex must _ remain
intact. Additional plantings may be required where the
existing vegetation does not act as adequate buffer.
13 . Any stockpiling of materials (dirt, wood, construction
material etc. ) must be reviewed and approved by the Planning
Staff. Any approved piles must remain covered at all times
to minimize any dust problems that may occur with adjacent
properties. Any stock piles which will remain on site for
more than one week must be fenced off and covered.
14 . Any open excavation areas must be fenced off every night for
the safety of the adjacent neighbors.
15. Any Plants, Trees or 'Shrubs that have been incorporated
into the referenced Planting Plan approved in this decision,
that die within one year from the date of planting shall be
replaced by the owner.
16. The contractor shall contact Dig Safe at least 72 hours
prior to commencing any excavation.
17. Gas, Telephone, Cable and Electric utilities shall be
installed as specified by the respective utility companies.
18. All catch basins shall be protected and maintained with hay
bales to prevent siltation into the drain lines during
construction.
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19. No open burning shall be done except as is permitted during
burning season under the Fire Department regulations.
20. No underground fuel storage shall be installed except as may
be allowed by Town Regulations.
21. 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.
22 . Any action by a Town Board, Commission, or Department which
requires changes in the plan or design of the building as
approved by the Planning Board, may subject this special
permit approval to modification by the Planning Board.
23 . Any revisions to this project as approved must be submitted
to the Town Planner for review. If these revisions are
determined to be substantial and materially different from
the endorsed plans, the Town Planner will direct the
applicant to resubmit the site plan to the Planning Board
for site plan review.
24 . This Special Permit approval shall be deemed to have lapsed
after March 1, 1995 (two years for 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.
The following plans and information shall be deemed as part of
the decision:
1. Document titled: Preliminary Drainage Calculations for
Heritage at North Andover
North Andover, Massachusetts
Dated: December 23, 1993
Owner: ADS Andover & ADS Senior Housing
159 Main Street
Cambridge, Massachusetts
Architects: CBT Architects, Inc.
60 Dartmouth Street
Boston, Massachusetts 02116
Landscape
Architect: Geller Associates, Inc.
77 North Washington Street
Boston, Massachusetts 02114
Civil Engineer: Site Engineering Consultants, Inc.
137 Hammond Street
Waltham, Massachusetts 02154
2. Document Titled: Drainage Calculations for
Heritage at North Andover
5
y
North Andover, Massachusetts
Dated: December 29, 1993
(See above for additional information)
3 . Document titled: Traffic Impact Study
Proposed Assisted Living Community
North Andover, Massachusetts
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: Vanasse Hangen Brustlin, Inc.
Watertown, Massachusetts
Dated: December 1993
4. Plans titled: Site Plan Review Documents for Heritage at
North Andover
700 Chickering Road
North Andover, MA
List of
Drawings: LR 1 and 2:
Existing Conditions
1" = 20'
November 18, 1993
LR 3: Layout and Materials Plan
1" = 30'
12/10/1993
LR 4: Grading and Utilities Plan
1" = 30'
12/10/1993
LR 5: Planting Plan
1" = 30'
12/10/1993
LR 6: Site Details
scale as noted
12/10/1993
Applicant: ADS Group, Andover
ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Architecture: CBT Childs Bertman Tseckares Inc.
306 Dartmouth Street
Boston, MA 02116
Landscape
Architecture: Geller Associates, Inc.
77 North Washington Street
Boston, MA 02114
Civil
Engineering: Site Engineering Consultants, Inc.
137 Hammond Street
Waltham, MA 02154
5. Plan
titled: GradingandUtilities Plan
6
i
Heritage at North Andover
North Andover, MA
Scale: ill= 301`
Date: 12/10/1993; rev. 12/27/1993
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: CBT Childs Bertman Tseckares Inc.
306 Dartmouth Street
Boston, MA 02116
6. Plan titled: "Revised Parking Plan 51 Spaces"
Heritage at North Andover
North, Andover, MA
Dated: 12/10/1993, rev. 1/31/1994
Scale: 1" = 30'
Sheet: LR 9
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: CBT Childs, Bertman, Tseckares Inc.
306 Dartmouth Street
Boston, Mass 02116
7. Plan titled: Expanded Parking Plan 100 Spaces
Heritage at North Andover
North, Andover, MA
Dated: 1/31/1994
Scale: 1" = 30'
Sheet: LR 9
Prepared for: ADS Senior Housing
139 Main Street
Cambridge, MA 02142
Prepared by: CBT Childs, Bertman, Tseckares Inc.
306 Dartmouth Street
Boston, Mass 02116
8. Elevation Plan
titled: Heritage at North Andover
700 Chickering Road
North Andover, MA
Prepared by: CBT Childs,- Bertman, Tseckares Inc.
306 Dartmouth Street
Boston, Mass 02116
cc: Director of Public Works
Building Inspector
Health Administrator
Assessors
Conservation Administrator
Planning Board
Police Chief
7
r w
Fire Chief
Applicant
Engineer
File
ADS.Sp
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