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PLANNING PLANNING & COMMUNITY 6EYELOPMENT
YAI tEN L I:I'. NELSON, L)I 11F. A
November 30, 1988
Mr. Daniel Long, Town Clerk
Town Hall
120 Main Street
North. Andover, MA 01845
Re: Daigle , 7 Hodges St.
Site Plan Review
through the Special
Permit Process
Dear Mr. Long:
The North Andover Planning Board held a public hearing on
Thursday evening, November 17 , 1988, in the Town Hall , Selectmen ' s
Meeting Room. The meeting was called to order at 7 : 45 p. m. by George
Perna, Vice-Chairman. Also present wereErich Nitzsche and Michael
Leary. Paul Hedstrom, Chairman, arrived at 8:08 p. m. John Simons was
absent.
The petitioner seeks Site Plan approval through the Special
Permit process under Section 8. 3 ' of the North Andover Zoning Bylaw. The
purpose of the Site Plan is to review an . existing structure which
contains 4 , 320 sq. ft. and related site improvements located at 7 Hodges
Street.
Erich Nitzsche read the legal notice to open the public hearing.
Scott Stocking, Town Planner, gave some background on the
application, citing variances that the applicant received from the Board
of Appeals.
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One of the issues is parking. .The existing building will have
parking across the street. In addition to the parking lot, an apartment
building will be built on this lot. There will be a crosswalk from the
parking lot to 7 Hodges Street. Fifteen parking ;spaces have been
dedicated by an easement document and recorded at' the Registry of Deeds
Office, for the structure located at 7 Hodges Street.
There will be six ( 6 ) apartments in the
( ) p proposed building; three
( 3 ) are for the elderly; three ( 3 ) will be at market rate .
Erich Nitzsche asked if the Planning Board had a copy .of the
document that dedicated the fifteen parking spaces to 7 Hodges Street.
Scott Stocking said yes .
William McLeod , P . E . , was present representing Robert Daigle .
Mr. Daigle spoke to the Board stating that the building was
approximately 60 feet wide and 24 feet deep . There are 3 apartments
proposed on each side of the building for a total of six units . The
floor plan shows .two, one bedroom apartments on the lower level ; a one
bedroom and a two bedroom apartment on the second floor and two, two
bedroom apartments on the third floor. The height of the building is 32
feet high.
Page 2 :
George Perna questioned the landscaping on the lot. Mr. McLeod
said there was no room for shrubs in front of the building. Mr. Daigle
said trees will belana
r ed on the .perimeter of the site and lawn on the
back side of the building and on the south side of the property.
Paul Hedstrom asked if anyone else had comments on the
proposed. Larry Allen, 3 Belmont Street said he would like a one-way
sign on Morton Street: Maureen Voisine, 8 Morton ! Street would like to
see a stop sign at the intersection of May and Hodges Street.
A motion was made by Erich Nitzsche to close the
public hearing
for a decision on December 1 , 1988. The motion was seconded by Michael
Leary and voted unanimously by the Board members present.
On November 29, 1988 a special meeting was held in the Town
Hall , Planning Board Office . The meeting was called to order by Paul
Hedstrom, Chairman at 7 : 00 p. m. Also present were George Perna,
Vice-Chairman; Erich Nitzsche and Michael Leary. John Simons was absent.
The Board considered the draft decision prepared by Scott
Stocking, Town Planner. The applicant, Robert Daigle, was present to
answer the Boards questions. Discussion took plade on the following
items contained in the draft decision.
Item #4a Dealing with landscaping along the rear parcel line.
The board struck this condition due to an existing 4 '
high retaining wall which exists along the rear
parcel line.
Item #4b Change this condition to read as follows :
Intermittent evergreen shrubs shall be provided along
the parking lot fronting Hodges Street.
Item #4d Was strucken from the decision a's unnecessary.
Item #7 Was changed from a 6 ' high wood fence to a 4 ' high
fence due to the size of the dum'pster to be placed
inside .
Added Item #8 To remove the sidewalk shown on the current plan
before the Board, to be replaced with landscape
material and wheel stops placed in the parking lot to
protect the structure and the landscaping. (This
eliminated Item #3 ) .
Amended Item #3 By strking the words "rear of" .
Item #5a Was removed due to Fire Regulations which call for
fire sprinklers in buildings of 7 , 500 sq. ft. or
greater. This proposal is a 4 ,000 sq. ft. building.
Was recommended by the Fire Department, the Board felt
it was excessive due to the cost involved and the size
of the structure . Also the applicant has agreed to
place fire detention system in the building.
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Page 3 :
Added #6 Which states : No exterior light shall be placed' upon
the rear of the structure which shines upon abutting
property.
Added #7 Which states : No snow may be placed upon a public
right-of-way, once cleared on-site .
This condition was added due to, input from D. P.W. in a
letter dated November 29, 1988.
A motion was made by Michael Leary to approve the draft decision
with conditions as read into the record by the Board. The motion was
seconded by George Perna and voted unanimously bythe Board member's
present.
Sincerely,
PLANNING BOARD
Paul A. Hedstrom, ,
CHairman
/ jle
cc : Director of Public Works
Board of Public Works
Highway hwaY S Y
urve or
Tree Warden
Board of Health
Building Inspector
Conservation Commission
Assessors
i.
Police Chief
Fire Chief
Applicant
Engineer
File
Interested Parties
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Robert K. & Claire Daigle Trustees
7 Hodges Street - Parcel A Hodges Street
Special Permit - Site Plan Review
Conditional Approval
The Planning Board makes the following findings as required by Section
10. 31 of the Zoning •B law.
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a. The, specific site is an appropriate location for such a use ,
structure, or condition; due to its location within a
General Business Zoning District. In addition, adequate
parking has been provided for the existing structure - 17
Hodges Street and for the new building to be built on Parcel
A. The Board further finds that the structure is of a 'size,
height and overall design which is compatible with the '
surrounding neighborhood.
b. The use as developed will not adversely affect the
neighborhood; by providing adequate parking, access, traffic
signs and landscaping.
C. There will be no nuisance or serious hazard to vehicles or
pedestrians; since the plan before us shall provide
right-of-way improvements such as curbing, sidewalks and a
marked cross walk which will promote safe vehicular and
pedestrian access to existing and proposed structures.
d. Adequate and appropriate facilities will be provided for the
proper operation of the proposed use ; due to the conditions
placed upon this plan by the Board of Appeals and further
conditioned by this Board in this decision.
e . The Planning Board finds that the use and proposed site;
improvements are in harmony with the general purpose and
intent of this Zoning Bylaw.
f. The Planning Board finds that the Special Permit conditioned .
in this decision is in conformance and further the intents
and purposes of the Board of Appeals decision.
The Planning Board further finds as required by Section 8. 35 that this
Special permit shall provide for the following changes in order to fully
comply with Town Bylaw Requirements.
The following changes shall be placed upon the plans prior to the Board
signing the plans to be filed with the Registry of Deeds. Office :
1 • Signature block for the Planning Board signatures and certified
by the Town Clerk.
2 . . The sidewalk on Hodges and May Streets shall be increased and
shown as 5 ' wide .
3. The following landscape improvements shall be shown on the plans :
a. . All street trees shown on the plan shall be 3 1/2 ' DBH at
the time of Planting.
b. Intermittent evergreen shrubs shall be provided along the
parking lot fronting Hodges Street.
4 • A stop sign shall be indicated at the corner of May and Hodges
Streets for northbound traffic on Hodges Street. Crosswalk
signs. shall be placed along Hodges Streetand a painted
crosswalk provided on Hodges Street running from the middle of
the parking lot to the sidewalk in front of 7 Hodges Street.
This requirement will allow for safe pedestrian access to the
uses located in 7 Hodges Street. The sidewalk at the crosswalk
shall be handicapped accessible .
5 . Two ( 2 ) "Do Not Enter - One Way" signs sha111 be
Posted Hodges Street at the Hodges/Morton Street intersection. facing
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6 • _ _ The proposed dumpster shall be completely screened by a 4 ' high
solid wood fence with door facing May Street. Plantings shall
be placed around the perimeter of the wood fence .
7 • Proposed walk in front of the new structure will be removed and
replaced with landscape material. Wheel stops shall be placed
in the parking lot to protect the building and planting
materials.
The following conditions shall be filed with the plan at the Registry of
Deeds Office:
1 • All right-of-way improvements shall be constructed in accordance
With D. P. W. standards .
2 • All drainage improvements shall be installed in accordance with
D. P. W. standards.
ds.
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3. No exterior lighting shall be placed on -the side of the
structure facing Morton Street.
4 . A certified As-Built Pian shall be approved by the Planning
Board prepared by a registered engineer prior to releasing a
Certificate of Occupancy for the structure built on Parcel A.
5 . The following conditions shall be complied by this Special
Permit as requested by the Fire Department:
a. , A complete fire detection system with annunciator and
control panels with an indicator light above the main
entrance .
6 . No exterior light shall be placed upon the rear of the structure
which shines upon abutting property.
7 . No snow may be placed upon a public. right-of-way, once cleared
on-site .
The Board upon making the findings and conditions contained in this
decision hereby approves this Special Permit Application.
The following plans are hereby considered part of this decision:
Plans Entitled: Site Plan of Land
Dated: 10/20/88, Prepared by William MacLeod P.E . ;
Elevations and details prepared by Architecture Plus, Lawrence, MA A-1
and D-1 , Dated 4/10/87 with revisions on 7/11/88 and 7/11/88
respectively and elevations prepared by Architecture Plus and dated
September 28, 1988.
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