HomeMy WebLinkAbout2012-02-07 Planning Board Supplemental Materials (4)
Town of North Andover
Office of the Planning Department
Community Development and Services Division
1600 Osgood Street
North Andover, Massachusetts 01845
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:
April 6, 2010
Date of Hearings:
December 15, 2009, February 2,
2010, March 2, 2010 and March 16, 2010
Date of Decision:
April 6, 2010
Petition of: Boston Hill Continued Care Retirement Center, 1275 Turnpike Street,
North Andover, MA 01845
Premises Affected: 1275 Turnpike Street, North Andover Assessors Maps 107A, Parcels 149,
283 and 284.
Referring to the above petition for a Special Permit from the requirements of the North Andover
Zoning Bylaw, Sections 8.3, 10.3, 10.31, 13 and MGL C.40A, Sec. 9
So as to allow the construction of a 125 unit Continuing Care Retirement Center, with
associated, grading, parking, utilities, landscaping, in within the Village Residential (V-R)
Zoning District.
APPROVE a SITE
After a public hearing given on the above date, the Planning Board voted to
PLAN SPECIAL PERMIT and CCRC SPECIAL PERMIT
based upon the following
conditions:
_______
North Andover Planning Board
John Simons, Chairman
Richard Rowen
Tim Seibert
Courtney LaVolpicelo
Michael Colantoni, alternate
approves
The Planning Board herein the Site Plan Review Special Permit for the construction of
a 125 unit Continuing Care Retirement Center, with associated, grading, parking, utilities,
landscaping and other improvements as shown on the “Plans” as defined below. The project is
located in the Village Residential (V-R) Zoning District and is located on real property shown on
the North Andover Assessors Maps as Map 107A, Parcels 149, 283 and 284 consisting of
{14327\65499\A0156390.1}
Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
approximately 33.35 acres of land with frontage on Turnpike Street. The Site Plan Review
Special Permit was requested by Elm Development Services, LLC., 200 North Main Street, Suite
204, East Longmeadow, MA 02028. This application was filed with the Planning Board on
November 13, 2009. The applicant submitted a complete application which was noticed and
reviewed in accordance with Sections 10.3, 10.31, 11.3, and 13 of the Town of North Andover
Zoning Bylaw and MGL c.40A, sec. 9
During the review process, the Applicant and its professional consultants also submitted various
revisions to the plans along with various supplemental memoranda and correspondence in
response to requests by the Planning Board, the Board’s peer review consultants, and by the
various departments within the Town of North Andover that reviewed the project. All of these
plans, reports and correspondence are contained in the Planning Board’s files and are hereby
incorporated by reference into the public record for this hearing.
The Planning Board makes the following findings regarding this Special Permit as required by
the North Andover Zoning Bylaws Sections 8.3, 10.3, 10.31 and 13 (Site Plan Review and
Continuing Care Retirement Center “CCRC”) of the Zoning Bylaw:
FINDINGS OF FACT:
1)The Planning Board has worked with the applicant to design the project so that it will
minimize the disturbance of the Property’s steep slope and maximize the retention of natural
topographic features. It is designed to minimize tree, vegetation and soil removal and grade
changes, since the proposed building will be located on the base of an existing hill. The
proposed use will encourage the preservation of open space and will promote more efficient
use of the land in harmony with natural features.
2)The project promotes more efficient use of land while protecting natural resources, such as
water resources, wetlands, wildlife, natural vistas and the hill that is on the property. A
portion of the property is subject to a permanent Conservation Restriction from the Boston
Hill Development, LLC to the Town of North Andover, dated June 13, 2006 and recorded
with the Essex North Registry of Deeds in Book 10282, Page 272. The Conservation
Restriction was placed on 18.74 acres of the property prior to the Applicant’s involvement, as
part of a prior CCRC project that was approved by the Planning Board in May 2002. The
prior project made more intensive use of the property and showed significant intrusion into
the hill. The current project is located at the base of the hill and thus allows for less intrusion
into the hill and the creation of a larger parcel of Open Space. The Applicant is in the process
of obtaining final approvals to reconfigure the Conservation Restriction so that the total
Conservation Area is increased from 18.74 acres to 25.14 acres.
3)The specific site is an appropriate location for the project as it is located in the Village
Residential (V-R) Zoning. A Continued Care Retirement Center is allowed by Special Permit
in the Residential 2 District and the Village Residential District, as specified in section 13.1
of the town’s Zoning Bylaw.
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
4) Section 13 of the Zoning Bylaw establishes a maximum number of 250 residential units in a
Continuing Care Retirement Center. The proposal calls for the construction of 125 units to
be located in one building, which does not detract from the livability and aesthetic qualities
of the environment and which will provide for a mixture and diversity of housing stock.
5)The use as developed will not adversely affect the neighborhood as a sufficient natural
buffering has been provided. The final landscape design, site design layout, and architectural
elevations reflect extensive discussions between the Planning Board and applicant to
minimize the visual impact and insulate the building from surrounding properties, Turnpike
Street, and preserve the natural vistas.
6)There will be no nuisance or serious hazard to vehicles or pedestrians. The proposed
driveway, delivery access and safety access for the construction of the building, as well as
the parking lot provide for adequate internal and external traffic flow, safety, and sufficient
pedestrian connections throughout the project and surrounding area. The project as proposed
will have a negligible impact on external traffic volume and will not significantly degrade the
level of service on Turnpike Street or the roadway network.
7)The site drainage system and storm water management design are designed in accordance
with the Town Bylaw requirements and Best Management Practices, and has been reviewed
by the outside consulting engineers, Vanasse, Hangen Brustlin, Inc. (VHB) and Eggleston
Environmental. The applicant has provided reports that demonstrate that runoff from the site
will be managed so there will be minimal impacts on water bodies or abutting properties.
8)The landscaping and parking area approved as a part of this plan meets the requirements of
Section 8.4 of the North Andover Zoning Bylaw. All plantings and screening depicted on the
approved plans referenced herein, shall remain in perpetuity over the life of the project.
9)The applicant has met the requirements of the Town for Site Plan Review as stated in Section
8.3 of the Zoning Bylaw.
10)Adequate and appropriate facilities will be provided for the proper operation of the proposed
use, and the use is in harmony with the general purpose and intent of this Zoning Bylaw. The
project will provide for municipal water, sewer and utilities on the property to adequately
address the needs of the project and has been determined acceptable by the Department of
Public Works.
11)On September 8, 2009, the ZBA voted to grant a dimensional variance from section 13.5.d.1
and Footnote 1 of table 2 to allow construction of a porte cochere within 73 feet from the
perimeter of the front property line. With the exception of the porte cochere, the applicant
has maintained the required 100 ft. perimeter setback, as required by section 13.5.d.1. The
ZBA also voted to grant a dimensional variance from Section 13.5.d.3 for relief from the
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
requirements of building height from 35 feet to 49 feet, 2 inches. The variances were granted
so as to preserve the natural topography of the site and to maintain the architectural style of
the surrounding neighborhood.
WAIVERS
:
The Planning Board has approved the following waivers as part of its decision:
1.Waiver of Community Impact Analysis, as required by Bylaw, section 8.3.5.e.xxiii. The
Planning Board has found that the proposed facility is an acknowledged need in the
community and that the development will result in an increase of open space, thus
providing a benefit to the community.
2.Waiver of Fiscal Impact Analysis, as required by Bylaw section 8.3.5.e.xxii. The
Planning Board has found that the proposed facility will not have an impact on school
enrollment and will not negatively impact town services. The project could potentially
result in an result in an increase in tax revenue since there will be minimal use of town
services.
3.Waiver of Parking Requirements. Section 13.5.f. of the Zoning Bylaw specifies the
requirement for 1 parking space for each unit of housing. The applicant is proposing 96
parking spaces. The Planning Board grants the waiver for 29 parking spaces since they
have determined that the applicant has provided sufficient information to justify the
reduction in parking spaces.
Finally the Planning Board finds that this project generally complies with the requirements of the
Town of North Andover Zoning Bylaw, but requires conditions in order to be fully in
compliance. The Planning Board hereby votes to grant the Special Permit as described in the
“Plans” and other supporting information described in the public record, provided the following
conditions are met:
SPECIAL CONDITIONS
:
Permit Definitions
1.:
a)The “Locus” refers a 33.35 acres of land fronting on Turnpike Street, as shown on
Assessors Map 107A, Parcels 149, 283 and 284, also known as 1275 Turnpike Street,
North Andover, Massachusetts.
b)The “Plans” refer to the plans prepared by Marchionda and Associates, Stoneham MA
01028, entitled “Special Permits Plan, Notice of Intent Plan and Stormwater Pollution
4
Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
Prevention Plan for The Arbors at North Andover” , Applicant Elm Development
Services, LLC 575 East Longmeadow MA 01028, revised to March 3, 2010. The Plans
also include the Architectural Plans titled “Proposed Continuing Care Retirement Center,
and a “Conceptual Rendering: Assisted Porte Cochere”, delivered to the Planning Board
on March 16, 2010, for 1275 Turnpike Street, North Andover, MA”, by archtitect Gori &
st
Associates, 4633 1 Avenue South, Minneapolis, MN 55419.
c)The “Project” or “1275 Turnpike Street” refers to the construction of a 125 unit CCRC
housing development, with associated, grading, parking, utilities, landscaping, in the
Village Residential (VR) district on Turnpike St., at the location of the former Boston
.
Hill ski area as shown on the “Plans” as defined above
d)The “Applicant” refers to Elm Development Services, LLC., the applicant for the Special
Permit.
e)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.
Environmental Monitor:
2) The developer shall designate an independent Environmental
Monitor according to the conditions outlined in the Conservation Commission’s “Order of
Conditions”. The Environmental Monitor must be available upon four (4) hours notice to
inspect the site with the Planning Board designated official.
Construction Monitor:
3)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. The designated monitor may not be applicant and/or developer. The weekly
inspections and monthly reports provided to the Planning Department shall include the
following:
a)site clearing;
b)erosion control;
c)drainage and detention structures;
d)on-site water and sewer utilities;
e)parking spaces and related pavement;
f)newly constructed roadways/access ways;
g)curb cuts;
h)retaining walls;
i)site screening, landscaping and street trees;
j)site restoration; and
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
k)final site cleanup
4)This Special Permit shall not be transferred to a not-for-profit entity except in the event that
such entity agrees in writing to pay real estate taxes on the property for so long as such entity
owns the property and notwithstanding such entity’s not-for-profit status.
PRIOR TO THE ENDORSEMENT OF THE PLANS BY THE PLANNING BOARD,
5)
THE APPLICANT MUST COMPLY WITH THE FOLLOWING CONDITIONS:
a)The final plans must be reviewed by the Planning Department and be endorsed by the
within ninety (90) days
Planning Board. The final plans must be submitted for review of
filing the decision with the Town Clerk. The final plans will include an updated
landscaping and parking plan that will show public parking spaces to be used by
members of the general public when accessing the property’s open space. The plan will
also show a minimum of 74 parking spaces to be determined as follows:
i.68 Elderly Housing Independent Units @ 0.6 per unit = 41 spaces
ii.57 Elderly Housing Assisted Living @ 0.4 per unit = 23 spaces
iii.1 parking space per 2 employees = 10 spaces, for a total of 74 parking
spaces.
b)A bond in the amount of forty thousand dollars ($40,000) must be posted for the purpose
of insuring that a final as-built plan showing the location of all on-site utilities, structures,
newly constructed roadways/access ways, topography, and drainage facilities is
submitted. The bond is also in place to insure that the site is constructed in accordance
with the approved plan. The bond shall be in the form of a check made payable to the
Town of North Andover, that will be placed in an interest bearing escrow account..
c)
A Slope Stabilization Bond in the amount of one-hundred thousand dollars ($100,000) to
be held by the Town of North Andover. The Slope Stabilization Bond shall be in a form
of a check made payable to the Town of North Andover that will be placed into an
These monies may be utilized by the Town to ensure
interest bearing escrow account.
the stabilization of the slopes. These monies or the balance thereof, will not be
released until three years from the date of completion of slope construction. For
purposes of this section, “date of completion of slope construction” shall be defined
as the date that the Town’s Construction Monitor certifies in writing to the
Planning Board that the slopes and associated retaining walls have been constructed
in accordance with approved plans and this decision. Furthermore, the Town’s
Construction Monitor shall not make this determination until a joint site visit has
been scheduled with the Planning Board.
d) The Applicant, within thirty (30) days after this Decision becomes final, shall submit to
the Planning Board for its approval an appropriate Form A Application for Approval of
an ANR Plan (Approval Not Required Plan) along with an ANR Plan which shall include
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
one lot, thus combining all three lots now specified on Assessor’s Map 107A, lots149,
283 and 284. No construction activities authorized by this Decision shall be commenced
until the Applicant has recorded said approved ANR.
e)All site plan application and escrow fees must be paid in full and verified by the Town
Planner.
PRIOR TO THE START OF CONSTRUCTION:
6)
a)The Conservation Restriction on the Open Space as mentioned in “Finding of Fact” #2
must be approved and recorded at the Registry of Deeds. A copy of the recorded
restriction must be provided to the Planning Office.
b)All required approvals must be obtained from the Conservation Commission, including
but not limited to an Order of Conditions.
c)Retaining walls shall be designed and stamped by a structural engineer registered in the
state of Massachusetts. Stamped plans and calculations shall be submitted to the
Planning Department and the Building Inspector prior to construction. The submittal of
plans is for informational purposes only: the applicant must apply for and receive a
building permit to a professional structural engineer for the retaining walls at both the
front and rear of the property.
d)A copy of the approved Stormwater Pollution Prevention Plan (SWPP), as approved by
the Conservation Commission, shall be submitted to the Planning Staff.
e)If the applicant proposes to perform blasting, a permit shall be obtained from the Fire
Department.
f)A pre-construction meeting must be held with the developer, their construction
employees, Planning Department, the Conservation Department, the Environmental
Monitor, the Construction Monitor and Building Department (and other applicable
departments) to discuss scheduling of inspections to be conducted on the project and the
construction schedule.
g)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.
h)All applicable erosion control measures must be in place and reviewed and approved by
the Planning Department and Conservation Department.
i)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.
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
j)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.
k)The developer shall provide the Planning Board with copies of permits, plans and
decisions received from all other North Andover Land-Use Boards or departments. In
addition to receipt of these plans, the applicant shall supply the Town Planner with a
letter outlining any and all revisions resulting from said permits, plans and decisions
received from other town boards, commissions and departments that differ from the
approved plans referenced in Condition 23.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
7)
a)The applicant must present the final architectural drawings to the Planning Board for
approval at a Planning Board meeting.
b)Three (3) copies of the signed, recorded plans must be delivered to the Planning
Department.
c)One certified copy of the recorded decision must be submitted to the Planning
Department.
d)Before the issuance of a building permit, the applicant shall record a Restriction on the
property with the Registry of Deeds for the benefit of the Town that the property shall not
be transferred to a non-profit entity except in the event that such entity agrees in writing
by an instrument recorded at the Registry of Deeds to pay real estate taxes on the
property for so long as such entity owns the property and notwithstanding such entity’s
not for profit status. This condition and the Restriction shall run with the land and be
binding on the applicant, its successors and assigns in perpetuity, and the Restriction shall
be approved by the Planning Board before recording.
DURING CONSTRUCTION:
8)
a)During construction, the site must be kept clean and swept regularly throughout the
.
construction processDust mitigation, dewatering and roadway cleaning must be
performed weekly or more frequently as dictated by site and weather conditions and as
directed by the Town Planner. Tarps shall be placed over any stockpiles to ensure that
any dust is mitigated properly.
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
b)The Planning 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 to
mitigate potential impacts neighboring properties. Any stockpiles to remain for longer
than one week must be covered.
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.
d)All earth removal will be conducted as part of the Building Permit issued by the Building
Inspector.
e)The Town Planner will perform bi-weekly inspections of the site during construction to
ensure that the developer is adhering to the conditions set forth in the decision.
PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
9)
a)The applicant must submit a letter from the architect and engineer of the project stating that
the building, 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 the use of the parking area.
b)The building must have any and all fire sprinklers installed in accordance with MGL 148
section 2.6.
PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS
10)
a)The Planning Staff shall review the site. Any screening and landscaping as may be
reasonably required by the Planning Staff 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, roadway/access way construction, drainage
structures, and facilities must be submitted to the Planning Department. The applicant
must submit a letter from the architect and engineer of the project stating said items
substantially comply with the plans referenced at the end of this decision as endorsed by the
Planning Board.
9
Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
c)The parking spaces for access to the Open Space Parcel and signage indicating which
parking spaces are to be utilized for the general public must be constructed as shown on
the plans referenced at the end of this section.
11)Throughout the entire site, tree cutting and grading shall be kept to a minimum in order to
minimize erosion and preserve the nature features of the site. Further, at no time shall
construction impact the conservation easements or properties maintained by the Trustees of
Reservations.
12)All site work and external construction activity shall be limited to between 7:00 a.m. and
7:00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday.
13)All existing plantings and screening depicted on the approved plans shall remain in
perpetuity over the life of the project.
14)The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
15)Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the
respective utility companies.
16)No open burning shall be done except as is permitted during burning season under the Fire
Department regulations.
17)No underground fuel storage shall be installed except as may be allowed by Town
Regulations.
18)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.
19)All snow storage is to be removed as needed to provide sufficient access throughout the site
and to ensure the proper safety of vehicles and pedestrians.
20)The Site Plan Review Special Permit granted under Section 8.3 for this site shall also be
considered as part of this decision.
21)The Planning Board expects that the project will be built in accordance with the herein
referenced plans and specifications and in full accordance with the design elements and
features displayed and discussed during the Public Hearings. Any changes deemed
substantial by the Town Planner shall be presented to the Planning Board for a determination
by the Board whether such changes would merit a public meeting or hearing and/or Special
Permit modification.
22)This Special Permit approval shall be deemed to have lapsed after April 6, 2012 (two years
from the date permit granted) exclusive of any time required to pursue or await determination
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
of any appeals of this decision, unless substantial use or construction has commenced within
that two year period or unless the Planning Board grants to the Applicant an extension of the
original two-year time period. Substantial use or construction will be determined by a
majority vote of the Planning Board.
23)The following information shall be deemed part of the decision:
Plans
: Special Permits Plans, Notice of Intent Plan and Stormwater Pollution
Prevention Plan for the Arbors at North Andover, A Continuing Care
Retirement Center
Sheets: 1 – 19
Date: November 12, 2009, updated February 16, 2010 and March 3, 2010,
Submitted by: Marchionda & Associates
62 Montvale Ave.
Stoneham, MA 02180
Applicant: Elm Development Services, LLC
200 North Main St.
East Longmeadow, MA 01028
Report Titled
: Drainage Report
The Arbors at North Andover
Submitted by: Marchionda & Associates
62 Montvale Ave.
Stoneham, MA 02180
Applicant: Elm Development Services, LLC
200 North Main St.
East Longmeadow, MA 01028
Date: November 12, 2009, revised February 15, 2010
Plans
: Architectural Plans
Proposed Continuing Care Retirement Center
1275 Turnpike St.
North Andover, MA
Sheets: A1.0, A1.1, A2.0, A3.1, A3.2, A3.3, A3.4, A3.5, A4.0, A4.1, A5.0. A5.1,
A5.2, A6.0 all dated 7/01/09 and Conceptual Rendering: Assisted Porte
Cochere”, received March 16, 2010.
Submitted by: Gori & Associates
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
4633 1st Avenue South
Minneapolis, MN 55419
Applicant: Elm Development Services, LLC
200 North Main St.
East Longmeadow, MA 01028
Plans:
Landscape and Lighting Plan
The Arbors at North Andover
North Andover Massachusetts
1275 Turnpike Street
Prepared for: Elm Development Services, LLC.
Submitted by: Huntress & Associates
17 Tewksbury Street
Andover, MA 01810
Sheets: L1 and L2
Date: November 11, 2009, L1 Updated 2/25/10; L2 Updated 3/11/10
Plans
: Lighting Plans
Submitted by: Holophane
214 Oakwood Ave.
Newark, OH 43055
Designer – Peter Beane
Sheets Revised Lighting Plans, 2 Sheets, Dated 11/30/09
Holophane Mirrostar Luminaire Horizontal Lamp Version, 1 Sheet, Dated
10/1/03
Utility Arlington Series Luminaire, Full Cut Off, 2 Sheets, Dated 2/25/09
Traffic:
Traffic Impact & Access Study
Proposed Congregate Care Facility
Route 114 (Turnpike Street)
North Andover, Massachusetts
Prepared for: Elm Development Services, LLC
Prepared by: Dermot J. Kelly Associates, Inc.
280 Main St., Suite 204
North Reading, MA 01864
Date: June 2001, updated November 10, 2009, December 22, 2009
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Special Permit – Site Plan Review & CCRC
The Arbors at North Andover –Elm Development Services, LLC
1275 Turnpike Street
Map 107A, Parcels 149, 283 and 284
April 6, 2010
Plan: Sight Distance Plan
Sheets: 1
Date: March 2, 2010
cc: Town Departments
Applicant
Engineer
Abutters
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