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HomeMy WebLinkAbout2013-07-16 Planning Board Supplemental Materials 199 Newbury Street, Suite 115 ● Danvers, MA 01923 ● 978.777.7250 ● fax 978.777.8650 ● www.lynnfieldeng.com June 26, 2013 North Andover Planning Board 1600 Osgood Street Building 20, Suite 2-36 North Andover, MA 01845 Attention: Ms. Judy Tymon, Planner Subject: Peer Review Summary 1077 Osgood Street Application for Site Plan Special Permit LEI Job No. 480-60 Dear Ms. Tymon: This correspondence has been prepared on behalf of Angus Realty Corporation North Andover, MA in response to correspondence received dated April 1, 2013 from Joseph Peznola, P.E. Hancock Associates Marlborough, MA regarding the Pentucket Bank development at Butcher Boy Marketplace 1077 Osgood Street North Andover. Copies of correspondence are presented in Attachment No. 1. A. COMMENTS RECEIVED FROM HANCOCK ASSOCIATES 1. The Special Permit - Watershed Permit Application is incomplete and should include the proposed building height, setbacks Lot Coverage. Proposed Retail Bank Building Building Height: 35’ Front Yard Setback: 85’ Side Yard Setback: 56’/>450’ Rear Setback: >250’ Lot Coverage: 1.1% Existing Butcher Boy Marketplace Building Height: 20’ +/- Front Yard Setback: 122’ Side Yard Setback: 89’/99’ Rear Setback: 54’ Lot Coverage: 9.3% Ms. Judy Tymon June 26, 2013 Town of North Andover Page 2 of 5 K:\480-60\Reports\Butcher Boy Response to Hancock Assoc. 062613\01_Tymon J_062613_let_resp.doc Proposed Butcher Boy Marketplace and Retail Bank Buildings Building Height: 35’/20’ Front Yard Setback: 85’/122’ Side Yard Setback: 56’/89’ Rear Setback: >250’/54’ Lot Coverage: 10.4% 2. The Special Permit - Site Plan review Application is incomplete and should include the proposed building height, setbacks and Lot Coverage. Refer to Response No. 1. 3. As the proposal is an expansion of the existing retail center, the Applicant must present zoning compliance information for the entire site as well as impact on prior approvals and conditions of approvals for the site. 4. The proposed sign must be in conformance with Zoning Section 6. Comment noted. 5. The applicant must demonstrate that adequate parking in compliance with Zoning, Section 8, exists on the site for the current use. (Zoning Section 8.2a) Refer to Table No. 1. 6. The Landscape Plan must be prepared and stamped by a Landscape Architect not a Sanitary Engineer. The landscape plan refers to relocation of trees and shrubs without itemizing quantities. It appears more trees are proposed than available for relocation. The Applicant should provide a plant list containing new and relocated species and sizes should relocation prove unsuitable. The Applicant must demonstrate compliance with Zoning By-law Section 8.4. Refer to revised Drawing L-1, Landscape Plan. 7. The landscape island modified by the reconfigured entrance is only three (3) feet wide. This is far too narrow for effective landscaping. The Applicant should comment on the impact to the overall Butcher Boy Market Place compliance with Zoning By-law Section 8.4 given the proposed modifications. Refer to revised Drawing L-1, Landscape Plan. 8. The Existing Conditions plan must be prepared and stamped by a Registered Professional Land Surveyor, not a Sanitary Engineer. A Registered Architect must stamp the Architectural Plans, they are unstamped. (Zoning Section 8.3.5.b) Comment noted. Drawing C-2, Existing Conditions Plan, is stamped by a Registered Professional Land Surveyor. Drawings A210 and A211 are stamped by a Registered Architect. Ms. Judy Tymon June 26, 2013 Town of North Andover Page 3 of 5 K:\480-60\Reports\Butcher Boy Response to Hancock Assoc. 062613\01_Tymon J_062613_let_resp.doc 9. The modification to the access road and layout of the entrances to the bank parking lot and tellers is unconventional potentially causing conflicts with the existing marketplace traffic. This office will defer to the traffic engineering review being provided by Vanasse Associates, Inc. (VAI) under separate cover for additional comments regarding the layout. Comment noted. 10. The location of the proposed stabilized construction entrance should be added to sheet C-3. The stabilized construction entrance has been added to Drawing C-3, Erosion and Sedimentation Control Plan. 11. The plans should clarify if the proposed entrance is one or two-way and provide appropriate signage on sheet C-4. The site entrance is one way. Proposed signage is presented on Drawing C-5, Site Layout Plan. 12. The plans received by this office are very difficult to read, with the grey- scaled background almost unreadable, please provide more readable copies for future reviews. As requested, the grey scale used has been adjusted to allow the Existing Conditions Plan to be more easily read. 13. Provide top and bottom of retaining wall elevations on sheet C-5. It appears the wall will be as much as seven (7) feet high along Pond Road. The applicant must provide design plans for the wall stamped by a structural engineer. The top and bottom of wall elevations have been added to the plans. The plans are for permitting purposes only. The wall will be designed by a structural engineer prior to application for a building permit. 14. The proposed retaining wall is directly over the existing sewer main that feeds the adjacent pump station. The applicant should provide details on how this wall will be constructed without damaging the existing main, and comment on the ability to repair or replace the sewer main once the wall is constructed on top of it. The proposed Versa Lok retaining wall will extend approximately 12” - 16” below the existing grade, approximately 5 to 6 feet above the existing pipe. The Contractor shall video inspect the sewer line prior to and after construction to document the condition of the sewer line. 15. Hancock defers to Eggleston Environmental for a detailed stormwater review, however we would like to offer several observations. Comment noted. Ms. Judy Tymon June 26, 2013 Town of North Andover Page 4 of 5 K:\480-60\Reports\Butcher Boy Response to Hancock Assoc. 062613\01_Tymon J_062613_let_resp.doc 16. Proposed catch basin PCB10 appears to connect directly into the drainage system without treatment and does not meet the 80% Total Suspended Solids (TSS) removal requirement. Refer to the revised site layout and storm drain system. 17. The applicant should provide a detail of the catch basin frame and grates, with dimensions demonstrating that they can be constructed with only 1.5± feet of cover over the pipe as they are designed. In order to construct the catch basin structures and install the pipe the minimum cover over the HDPE is 1.7 feet. This would include a frame and cover 8 inches deep and a flat top catch basin which is 12 inches thick. 18. The applicant has not provided infiltration as required by the MADEP SWM Regulations. A substantial portion of the property is located in a Zone A Area. The design provides infiltration of the roof area of the proposed bank. The infiltration system will treat the one inch rainfall event. The overflow from the infiltration system will then discharge to extended dry detention systems. 19. The applicant has considered the underground detention area an "extended dry detention basin" with a TSS removal rate of 50%, they should provide the appropriate data and calculations including volumes and detention times between the low flow orifice elevation and the first primary outlet to document this assumption or change the design to a "dry detention basin" which has no TSS removal. We note that volumes between the bottom of the stone and the low flow orifice appear to be included in the calculations despite having no way to drain this volume between storms. Refer to the revised extended dry detention basins design. 20. The "Checklist for Stormwater Report" must be stamped by a registered Professional Engineer". The stormwater checklist has been stamped by a Professional Engineer. 21. The "Checklist for Stormwater Report" indicates the site is a mix of new development and redevelopment, as such the project "must improve existing conditions" per the MADEP SWM Regulations. "New stormwater controls (retrofitted or expanded) must be incorporated into the design and result in a reduction in annual stormwater pollutant loads from the site. Proponents of redevelopment projects shall make full use of all opportunities for controlling the sources of pollution and to incorporate environmentally sensitive site design and low impact development techniques." The bank site design complies with the stormwater regulations and has complied with, to the maximum extent feasible, Standard 3 Recharge. The site is comprised solely of C soils and is located in a Zone A. Recharge for the bank roof area has been provided to control the Ms. Judy Tymon June 26, 2013 Town of North Andover Page 5 of 5 K:\480-60\Reports\Butcher Boy Response to Hancock Assoc. 062613\01_Tymon J_062613_let_resp.doc one inch rainfall event. In addition, the Applicant will provide 80% TSS removal for the entire site impervious area with the addition of a Contech CDS unit to be located on the existing storm drain exiting the property. 22. The applicant should provide the "Redevelopment Checklist" from MADEP SWM Vol. 2 Chapter 3 to document compliance with all the requirements of Standard 7. The checklist standards are addressed within the Stormwater Report. 23. The "Checklist for Stormwater Report" indicates that certain standards are not met, the applicant should clearly indicate what standards are not met and why with Stormwater Report. The Stormwater Report indicates what standards have not been met. 24. The traffic report indicates an average weekday daily traffic for the bank of 544 trips. The applicant needs to provide the number of trips for the entire site, and if the total is over 1,000 trips per day the site is considered a Land Use with Higher Pollutant Loads and the drainage design must be updated accordingly. The original Butcher Boy Marketplace was constructed in the early 1990’s, m ore than 20 years ago. This project is not considered to be a phased project; therefore the entire site should not be reviewed as a whole. In addition the majority of the existing site is located outside of the wetland buffer zone and the stormwater system discharges to the Merrimack River. The bank traffic is estimated to be approximately 544 vehicle trips per day which does not classify as a LUHPPL. However, the Applicant is providing improvements to the existing stormwater system. A hydrodynamic separator is proposed, prior to the existing storm drain system exiting the site. The hydrodynamic separator will provide TSS removal for the entire site in an effort to improve the overall stormwater quality exiting the property. If you have any questions or desire any additional information regarding this matter, please do not hesitate to contact me at 978.777.7250 Ext. 12. Respectfully Submitted, Lynnfield Engineering, Inc. Richard Barthelmes, P.E. enclosures c: Joseph Peznola, P.E., Hancock Associates Alan Yameen, Angus Realty Corporation K:\480-60\Reports\Butcher Boy Response to Hancock Assoc. 062613\02_62413_tab_Off-Street Parking Parking Total Required Use Requirement Parking Butcher Boy Marketplace Grocery 6 spaces x 14,271 square feet (sf) =86 1,000 sf Lobster Tail, Orzo's Restaurant Restaurants 15 spaces x 6,400 sf =96 and Perfecto's Café 1,000 sf Jackson Kitchen Design,Retail 3.5 spaces x 9,760 sf =34 Art & Frame Source 1,000 sf Nature's Cleaners Ciao/Bow-wow Tran Tran Nails Use Retail Bank Bank with 5.5 spaces x 3,672 sf =21 Drive-Thru 1,000 sf Total Parking Required 237 Existing Parking Butcher Boy Marketplace 208 Proposed Parking Retail Bank 21 Proposed Butcher Boy Marketplace 9 Total Provided 238 TABLE NO. 1 Proposed Project Off-Street Parking Requirement Butcher Boy Marketplace 1077 Osgood Street North Andover, Massachusetts Existing Occupancy ATTACHMENT NO. 1 Correspondence Hancock Associates April 1, 2013 Ms. Judy Tymon, Planner North Andover Planning Board 1600 Osgood Street – Bldg. 20 Suite 2-36 North Andover, MA 01845 Subject: Peer Review Summary 1077 Osgood Street Application for Site Plan Special Permit Dear Ms. Tymon: Hancock Associates has completed a review of the documents submitted to the Planning Board for the proposed Site Plan at 1077 Osgood Street. The following documents were reviewed. 1. Proposed Site Plans, "Pentucket Bank at Butcher Boy Marketplace", prepared by Lynnfield Engineering, Inc., dated March 15, 2013, containing twelve (14) sheets. 2. Application for Site Plan Special Permit and Watershed Special Permit dated March 15, 2013. The following was used to assist in our review: 1. Zoning Bylaw of Town of North Andover last amended June 12, 2012 2. General Bylaws of the Town of North Andover, (adopted April 23 1979 as amended). Project Description The project entails development of a portion of the Butcher Boy Market Place site current occupied by a stormwater detention basin and access drive from Osgood Street with the construction of a 3,672 square foot bank with a three lane drive-through window featuring two teller lanes and one automated teller machine (ATM). A twenty-one-space parking lot and connection to on site utilities is also proposed. Access to the site will be provided via the existing one-way entrance and exit driveways that serve the current marketplace from Osgood Street. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Comments 1. The Special Permit - Watershed Permit Application is incomplete and should include the proposed building height, setbacks Lot Coverage. 2. The Special Permit - Site Plan review Application is incomplete and should include the proposed building height, setbacks and Lot Coverage. 3. As the proposal is an expansion of the existing retail center, the Applicant must present zoning compliance information for the entire site as well as impact on prior approvals and conditions of approvals for the site. 4. The proposed sign must be in conformance with Zoning Section 6. 5. The applicant must demonstrate that adequate parking in compliance with Zoning, Section 8, exists on the site for the current use. (Zoning Section 8.2a) 6. The Landscape Plan must be prepared and stamped by a Landscape Architect not a Sanitary Engineer. The landscape plan refers to relocation of trees and shrubs without itemizing quantities. It appears more trees are proposed than available for relocation. The Applicant should provide a plant list containing new and relocated species and sizes should relocation prove unsuitable. The Applicant must demonstrate compliance with Zoning By-law Section 8.4. 7. The landscape island modified by the reconfigured entrance is only three (3) feet wide. This is far too narrow for effective landscaping. The Applicant should comment on the impact to the overall Butcher Boy Market Place compliance with Zoning By-law Section 8.4 given the proposed modifications. 8. The Existing Conditions plan must be prepared and stamped by a Registered Professional Land Surveyor, not a Sanitary Engineer. A Registered Architect must stamp the Architectural Plans, they are unstamped. (Zoning Section 8.3.5.b) 9. The modification to the access road and layout of the entrances to the bank parking lot and tellers is unconventional potentially causing conflicts with the existing marketplace traffic. This office will defer to the traffic engineering review being provided by Vanasse Associates, Inc. (VAI) under separate cover for additional comments regarding the layout. 10. The location of the proposed stabilized construction entrance should be added to sheet C-3. 11. The plans should clarify if the proposed entrance is one or two-way and provide appropriate signage on sheet C-4. 12. The plans received by this office are very difficult to read, with the greyscaled background almost unreadable, please provide more readable copies for future reviews. 13. Provide top and bottom of retaining wall elevations on sheet C-5. It appears the wall will be as much as seven (7) feet high along Pond Road. The applicant must provide design plans for the wall stamped by a structural engineer. 14. The proposed retaining wall is directly over the existing sewer main that feeds the adjacent pump station. The applicant should provide details on how this wall will be constructed without damaging the existing main, and comment on the ability to repair or replace the sewer main once the wall is constructed on top of it. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com 15. Hancock defers to Eggleston Environmental for a detailed stormwater review, however we would like to offer several observations. 16. Proposed catch basin PCB10 appears to connect directly into the drainage system without treatment and does not meet the 80% TSS removal requirement. 17. The applicant should provide a detail of the catch basin frame and grates, with dimensions demonstrating that they can be constructed with only 1.5± feet of cover over the pipe as they are designed. 18. The applicant has not provided infiltration as required by the MADEP SWM Regulations. 19. The applicant has considered the underground detention area an "extended dry detention basin" with a TSS removal rate of 50%, they should provide the appropriate data and calculations including volumes and detention times between the low flow orifice elevation and the first primary outlet to document this assumption or change the design to a "dry detention basin" which has no TSS removal. We note that volumes between the bottom of the stone and the low flow orifice appear to be included in the calculations despite having no way to drain this volume between storms. 20. The "Checklist for Stormwater Report" must be stamped by a registered Professional Engineer". 21. The "Checklist for Stormwater Report" indicates the site is a mix of new development and redevelopment, as such the project "must improve existing conditions" per the MADEP SWM Regulations. "New stormwater controls (retrofitted or expanded) must be incorporated into the design and result in a reduction in annual stormwater pollutant loads from the site. Proponents of redevelopment projects shall make full use of all opportunities for controlling the sources of pollution and to incorporate environmentally sensitive site design and low impact development techniques." 22. The applicant should provide the "Redevelopment Checklist" from MADEP SWM Vol. 2 Chapter 3 to document compliance with all the requirements of Standard 7. 23. The "Checklist for Stormwater Report" indicates that certain standards are not met, the applicant should clearly indicate what standards are not met and why with Stormwater Report. 24. The traffic report indicates an average weekday daily traffic for the bank of 544 trips. The applicant needs to provide the number of trips for the entire site, and if the total is over 1,000 trips per day the site is considered a Land Use with Higher Pollutant Loads and the drainage design must be updated accordingly. 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. Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com Sincerely, Hancock Associates Joseph D. Peznola, PE Principal Marlborough, MA Danvers, MA 315 Elm Street 185 Centre Street www.hancockassociates.com