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HomeMy WebLinkAbout2012-03-20 Planning Board Supplemental Materials (107) February 23, 2012 Ms. Judy Tymon, Planner North Andover Planning Board 1600 Osgood Street – Bldg. 20 Suite 2-36 North Andover, MA 01845 Subject: Peer Review Summary 26 Main Street, North Andover Proposed Site Plan Dear Ms. Tymon: Hancock has completed a review of the documents submitted to the Planning Board for the proposed Site Plan at 102 Peters Street. The following documents were reviewed. 1. Proposed Site Plan 26 Main Street, prepared by Andover Consultants, Inc., dated January 19, 2012, containing four sheets, stamped by James S. Fairweather II, PE and Peter D. Goodwin PLS. 2. Conceptual Landscape Plan for 26 Main Street, prepared by Huntress Associates, Inc. dated February 6 2012 stamped by Christian C. Huntress, RLA 3. Community Impact Statement for (not dated, unsigned) 4. Traffic Memorandum prepared by Dermot J. Kelly Associates, dated February 6, 2012. 5. Architectural Elevation Proposed Office Building, prepared by Paul Davies & Associates, dated January 6, 2012. The following was used to assist in our review: 1. Zoning Bylaw of Town of North Andover last amended September 13, 2010 2. Town of North Andover Zoning Map August 2010 3. Special Permit Site Plan Review Instructions 9/30/10 Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Review Comments: 1. The applicant has not provided any details on proposed signs for the project. Any sign must be in conformance with Zoning Section 6 Signs and Sign Lighting Regulations. 2. Zoning Section 7.2 and Table 2 require 50,000 square feet of lot area and 150’ feet of frontage in an Industrial S zone. Rear Lot LLC received variances from the Zoning Board of Appeals on February 10, 2009 for both these items. A Variance runs with the land and therefore could be utilized by the current applicant. However, Hancock is not in receipt of an extension to the variance. Under the Massachusetts Permit Extension Act the variance was extended for two years from the expiration of the variance. The original expiration was February 17, 2010 with extension to February 17, 2012. Notwithstanding this fact, the variance specifically refers to a plan dated November 25, 2008 and revised through January 8, 2009. This plan called for the construction of a self-storage facility. Hancock believes given the specific reference to a plan, the Applicant is required to modify the prior decision of the Zoning Board for the current project. The Board should seek input from Town Counsel to verify the validity of the variance to the current project. 3. Zoning Section 7.2.1 requires street access across the frontage. This property does not have frontage on a street. This Zoning section was not specifically varied in the 2009 Zoning Board decision. The Applicant should address this issue. 4. Zoning Section 7.3 requires a side setback of 20 feet. The Zoning Board of Appeals granted a variance from this requirement to 6.2 feet on February 17, 2009 (see discussion above). Notwithstanding the variance, the Planning Board now has power to waive side setback requirements under Section 18 of the Zoning Bylaws. The Board should determine if this new process takes precedence over a grant or request for grant of variance from the ZBA. The Applicant should provide information to support such a waiver. 5. Zoning Section 7.6 requires a maximum floor area ratio of 0.5. The Zoning Board of Appeals granted a variance from this requirement on February 17, 2009 (see discussion above). The current application does not state the proposed floor area ratio. The proposal appears to exceed 0.50. 6. The applicant should dimension the proposed parking spaces to demonstrate compliance with Section 8.5 of the Zoning Bylaw. 7. The applicant should demonstrate compliance with Section 8.5.c Entrance and Exit Driveway, which states, “For facilities containing five (5) or more stalls, such drives shall be a minimum of twelve (12) feet wide for one-way use and twenty (20) feet wide for two-way use. The minimum curb radius shall be fifteen (15) feet”. The applicant should demonstrate that adequate access exists for emergency vehicles on the lot and within the existing easements on the abutting properties. In addition existing parking areas and other pertinent site features on the abutting properties should be shown on the plan to determine if they interfere with access to the site. To prevent future parking and access issues Hancock Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com recommends that the Board require pavement striping, in accordance with Zoning Section 8.5.d, be provided to designate parking areas and travel routes on the abutting properties. The Board should also investigate the need to review the two abutting properties under a formal Site Plan Review process if modification to the parking layout and access drives is required. 8. Zoning Section 8.5.d states “Design standards and specifications for parking surfacing, drainage and curbing shall be those set forth in the Rules and Regulations Governing the Subdivision of Land in the Town of North Andover, as amended, unless waived or modified by the Planning Board in accordance with Section 8.1.8.” The Rules and Regulations Governing the Subdivision of Land in North Andover Section 6.8.1 Table 1A require a minimum centerline slope of 1%. The grading shown on the plan appears to be at less than ½ a percent. This lack of slope is extremely difficult to construct and will likely create areas of ponding and freezing. The applicant should revise the grading to a minimum of a 1% slope. Hancock defers to Lisa Eggleston for other stormwater management related issues. 9. The applicant has not provided any information on how they intend to light the parking area, Zoning Section 8.5.f. 10. Zoning Section 8.5.e.i – NORTH ARROW/LOCATION MAP states “A north arrow and a location map showing surrounding roadways and land uses adjacent to the site (1"=1500'). Location Map should show at least one intersection of two existing Town roadways.” The ‘Locus Plan’ contained within the Proposed Site Plan, is at a scale of 1”=800’. The locus map is too large a scale to provide the Board with the required context. 11. Zoning Section 8.5.e.v – TOPOGRAPHY states” The present and proposed topography of the site, utilizing two foot (2') contour intervals. The contours shall extend at least fifty (50') feet beyond the site boundaries by estimation of the professional submitting the plan.” The present and proposed topography do not extend fifty(50) feet beyond the boundaries of the site as required by this section. 12. Zoning Section 8.5.e.vi – ZONING INFORMATION states” All applicable Zoning Bylaw information shall be provided regarding the site's development. This information shall be placed in a table and list all parking, setbacks, percent of lot coverage, floor-area-ratio, number of dwelling units, total amount of square feet, size of signs and any other applicable zoning information necessary for the proper review of the site plan by the Town Planner and Planning Board.” The table with the required information is not shown on the plans. 13. Zoning Section 8.5.e.xii – LOCATION OF WALLS/SIGNS states “Identification of the location, height and materials to be used for all retaining walls and signs located on the site. Signs will be reviewed using the guidelines set forth in Section 6.7 (H) of the Zoning Bylaw.” It is not clear from the submitted plans whether signs are proposed and if they comply with the Zoning Bylaw Section 6.0 – Signs and Outdoor Lighting Regulations. 14. Zoning Section 8.5.e.xiv – OUTDOOR STORAGE/DISPLAY AREAS states “Identification of the location and type of outdoor storage and display areas on the Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com site.” It is not clear from the submitted plans whether outdoor storage or display areas are proposed. 15. Zoning Section 8.5.e.xv – LANDSCAPING PLAN states “Identification of the location and landscape schedule of all perimeter and interior landscaping, including but not limited to proposed paving materials for walkways, fences, stonewalls and all planting materials to be placed on the site. In addition, all existing trees over 12 inches DBH, to be saved or removed shall be shown on the site plan. Any landscaping required by the Town Bylaws shall be indicated on the site plan in tabular form showing the amount required and the amount provided.” It is unclear from the submitted plans whether there are existing trees over 12” in diameter and if they are to be saved or removed. 16. Zoning Section 8.5.e.xvi – REFUSE AREAS states “Identification of the location of each outdoor refuse storage area, including the method of storage and screening. All refuse areas must be fully enclosed.” The method of refuse storage and area screening are not detailed on the submitted plans. 17. Zoning Section 8.5.e.xvii – LIGHTING FACILITIES states “Identification of the proposed illumination, indicating the direction and the degree of illumination offered by the proposed lighting facilities, including an example of the light fixture to be used.” It is unclear from the submitted plans whether any illumination is proposed and if the type, direction and degree of illumination conform to the guidelines set forth in Section 6.0 – Signs and Outdoor Lighting Regulations of the Zoning Bylaw. 18. Zoning Section 18.4.3 Pedestrian and Bicycle Circulation states” Provision for safe and convenient pedestrian access shall be incorporated into plans for new construction of buildings and parking areas, and should be designed in concert with landscaping plans noted below. New construction should improve pedestrian access to buildings, sidewalks and parking areas, and should be completed with consideration of safety, handicapped access and visual quality. Where appropriate, applicants are encouraged to provide pedestrian and/or bicycle paths connecting their site with abutting areas in order to promote pedestrian and bicycle circulation and safety. When parking is located in the rear, pedestrian access via a pedestrian-oriented alley or walkway through to the primary street is encouraged.” The applicant has not indicated any provisions for pedestrian or bicycle circulation on the plans. 19. Zoning Section 18.5.4 Orientation states “Buildings shall be oriented parallel with the front setback line to establish and preserve a consistent building line, with primary entrances oriented toward the street. The front façade of a principal building shall face onto a public street and not towards a parking lot.” The proposed building does not have it primary entrances oriented toward the street. 20. The fire chief should be consulted as to adequacy of the emergency vehicle access and the proposed hydrant locations. The application also does not indicate of the buildings are to be sprinklered or not. 21. The applicant should indicate areas of snow storage on the plan. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com 22. The landscaping plan should show all underground utilities to ensure that no conflicts exist. Note 4 should be corrected to remove the reference to “athletic fields” 23. Under the Downtown Overlay District Section 18 of the Zoning Bylaw, the Planning Board is tasked to review the project with regard to urban design features, architectural features, on-site and off-site improvements, building orientation, articulation, transparency and location of door and entrances to meet the intent of the section; “to provide goods, services and housing in a more compact environment; to encourage redevelopment; and, to create a vibrant, walkable, pedestrian and bicycle friendly environment”. As this charge is more a subjective a review, Hancock defers to the judgment of the Board in review of the project’s compliance with these goals. We believe the Applicant should address the issues raised prior tot the Board finalizes their deliberation of the matter. Should you have any questions or comments, please do not hesitate to contact our office. Sincerely, Hancock Associates Joseph D. Peznola, PE Principal Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com