HomeMy WebLinkAbout20170905 Decision - Decision - 25 ORCHARD HILL ROAD 9/5/2017 s Bk 15353 Pg203 #257
01-05-2018 @ 10: 49a
Town of North Andover !CC
Office of the Planning Department
Community Development and Services DiviANTSEP-6 AM/j,$o
120 Main Street
North Andover,Massachusetts 01845 To"M c
NORTH ANDJ1fEG
NOTICE OF DECISION FIASSACHUSET7S
SITE PLAN REVIEW&REDUCTION IN PARING SPECIAL PERMITS
This Is to aw16y that twenty(2o)days
Any appeal shall be filed have elapsed#om date of dedslon,flied
wltlaout Ung of an appeal
within(20)days after the Date
date of filing this notice in ,ioya A.Bradshaw
the office of the Town Clerk. Town Clerk
Date: September 5,2017
Date of Hearing: August 15,2017,September
5,2017
Date of Decision: September 5,2017
Petition of: Gracepoiut Community Church
505 Sutton Street
North Andover,MA 01845
Premises Affected: 25 Orchard Hill Road
North Andover,MA
Assessor's Map 34,ParceI 52
Referring to the above petition for a Site Plan Review Special Permit,from the requirements of the North
Andover Zoning Bylaw Sections 8.1,8.3,10.3,10.31 and 16,and M.G.L.c.40A,Sec.9.
So as to allow the conversion of the interior of the existing gymnasium building into a conventional church for
worship,assembly and office use.The principal exterior change consists of a new main entrance on the easterly
side of the building,which will include an accessible entrance plaza covered by a canopy.This proj ect is located
within the CCD3 Zoning District
After a public hearing given on the above date,and upon a motion by Aaron Preston and 2 d by Eitan Goldberg
to APPROVE the Site Plan Review Special Permit and based upon the following conditions.Vote was 5—0
in favor of the application.
OkLl
On behalf of North Andover Planning Board
John Simons,Chairman
Peter Boynton
ATTEST: Jennifer Burns Luz
ATrae Copy Eitan Goldberg
< G.r•rd Aaron Preston
Town Clerk
£ 25 Orchard Hill Road—Gracepoint Community Church Bk 15353 Pg204 #257
Map 34,Parcel 52
Site Plan Review Special Permit
Page 2 of
The Planning Board herein APPROVES the Site Plan Review Special Permit as to allow the conversion
of the interior of the existing gymnasium building into a conventional church for worship,assembly and
office use.The principal exterior change consists of anew main entrance on the easterly side of the
building,which will include an accessible entrance plaza covered by a canopy.This project is Iocated
within the CCD3 Zoning District The project is located at 25 Orchard Hill Road,North Andover,
Massachusetts,01845,Assessors Map 34,Parcel 52.This Special Permit was requested by Gracepoint
Community Church,505 Sutton Street,North Andover,MA 01845. The application was filed with the
Planning Board on July 19,2017. The public hearing on the above referenced application was opened on
August 15,2017 and closed by the North Andover Planning Board on September 5,2017. The applicant
submitted a complete application,which was noticed and reviewed in accordance with Section 8.1,8.3,
10.3,10.31 and 16 of the Town of North Andover Zoning Bylaw and MGL C.40A,Sec.9.
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section
8.1,8.3,10.3,10.31 and 16:
FINDINGS OF FACT
1) On May 20, 1997 the Planning Board approved a Site Plan Review for the construction of the 9,800
square foot steel building to house a gymnastics/dance school.The property has been in continuous use
since that time of construction in 2000.In 2002, a 2,800 square foot second floor mezzanine was
constructed,bringing the total square footage of the building to 12,600 square feet This is not a Site
Plan Review Modification to the original permit,however the building,parking and landscaping plans
approved in 1997 will remain relatively unchanged.
2) Gracepoint is a religious facility and protected under M.G,L c.40A§3,the Dover Amendment,which
states"nor shall any such ordinance or by-law prohibit,regulate or restrict the use of land or
structures for religious purposes or for educational purposes..._provided,however,that such land or
structures may be subject to reasonable regulations concerning the bulk and height of structures and
determining yard sizes,lot area,setbacks,open space,parking and building coverage requirements-"
3) Gracepoint's project consists of the conversion of the interior of the existing gymnasium building into
a conventional church for worship,assembly and office use.The principal exterior change consists of
a new main entrance on the easterly side of the building,which will include an accessible entrance
plaza covered by a canopy.There are no other exterior alterations being made to the existing building
and no additional square footage is being added to the building.
4) Landscaping will be refreshed and the existing screening and landscaping plan proposed in the original
permit will remain in place.
5) The proposed site has 32 parking spaces where 108 parking spaces would be required in accordance
with the Section 8.1(4)("Table of Off-street Parking").In accordance with 8.1.8(g)("Reduction in
Parking"), the Applicant is seeking a 25% reduction. Adjustments to parking requirements is
appropriate given the varying times of worship through the week,attendance levels and the Satellite
Parking at the AAA site.In accordance with Section S.1.8(d)(ii)("Parking on a Separate Lot/Satellite
Parking"),the Project will involve Satellite Parking in order to provide additional parking for those
events that attract more vehicles.Pursuant to a Letter of Intent issued by AAA on August 2017,the site
located at 49 Orchard Hill Road(Assessors Map 34,Parcel 8),has granted Gracepoint the use of 50
parking spaces.The spaces are in very close proximity to the site.The proposed parking layout will not
cause detriment to the surrounding neighborhood through increased traffic volumes,will not result in
Bk 15353 Pg205 #257
25 Orchard Hill Road—Gracepoint Community Church
Map 34,Parcel 52
Site Plan Review Special Permit
Page 3 of 5
increased congestion and the parking design will not result in any unsafe conflict of motor vehicle and
pedestrian traffic.
6) The parking relief proposed by the Applicant will produce a total of 82 parking spaces for use at the
site.
7) The specific site is an appropriate location for the project.
8) The use as developed will not adversely affect the neighborhood.
9) There will be no nuisance or serious hazard to vehicles or pedestrians.
10)Finally,the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8.3.5,but requires conditions in order to be fully in
compliance.The Planning Board hereby grants an approval to the applicant provided the following
conditions are met:
SPECIAL CONDITIONS
11)Permit Definitions:
• The"Locus"or"Site"refers to the 1.84 acre parcel of land,as shown on Assessors Map 34,Parcel
52,and also known as 25 Orchard Hill Rgad,North Andover,Massachusetts.
• The"Plans"refer to the plans prepared by
entitled I�T'acepoint Community Church 25 Orchard Hill V North Andover,MA 01845",dated
Jul 2017 ntu-,d' Svc , bo 50rtiAA--r15-r4C-Cr
• The Project"refers to the conversion of the interior of the existing gymnasium building into a A
conventional church for worship,assembly and office use.The principal exterior change consists 0)73d
of a new main entrance on the easterly side of the building, which will include an accessible
entrance plaza covered by a canopy.This project is located within the CCD3 Zoning District.
• The"Applicant"refers to Gracepoint Community Church,505 Sutton Street,North Andover,MA
01845,the applicant for the Special Permit,its successors and assigns.
• 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.
12)As the Congregation grows Gracepoint shall periodically evaluate parking and if the demand has
surpassed the spaces that are available they shall contact the Planning Department.Any changes
deemed substantial by the Planning Department would require a Public Hearing and Modification by
the Planning Board.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT
13)Two (2) copies of the signed, recorded decision and plans must be delivered to the Planning
Department
14)A detailed 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.
DURING CONSTRUCTION
Bk 15353 Pg206 #257
25 Orchard I3iIl Road—Gracepoint Community Church
Map 34,Parcel 52
Site Plan Review Special Permit
Page 4 of 5
15)Dust mitigation must be performed weekly,or more frequently as directed by the Director of Planning,
throughout the construction process.
16)Any stockpiling of materials(dirt,wood,construction material,etc.)must be shown on a plan and reviewed
and approved by the Planning Staff. Any approved piles must remain covered at all times and fenced off to
minimize any dust problems that may occur with adjacent properties. It shall be the responsibility of the
developer to assure that no erosion from the construction site shall occur which will cause deposition of soil or
sediment upon adjacent properties or public ways,except as normally ancillary to off-site construction.
17)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 three days to cure said condition.
GENERAL CONDITIONS
18)The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning
Staff will be added at the Project Owner's expense.
I9)A final as-built plan showing the final location of all on-site structures,curb cuts,parking spaces must
be submitted to the Planning Department.The as-built must be provided in paper form as well as in
SDF(Standard Digital File)format.The Applicant must also submit a letter from the architect and
engineer of the project stating that the building, landscaping substantially comply with the plans
referenced at the end of this decision as endorsed by the Planning Board.
20)Any plants,tree,shrubs,or fencing that have been incorporated into the Landscape Plan approved in
this decision that die or fall into disrepair must be replaced by the project owner in perpetuity.
21)The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
22)Gas,Telephone,Cable and Electric utilities shall be installed underground as specified by the respective
utility companies.
23)The hours for construction shall be limited to between 7:00 am.and 5:00 p.m.Monday through Friday
and between 8:00 am.and 5:00 p.m.on Saturday.
24)No open burning shall be done except as is permitted during burning season under the Fire Department
regulations.
25)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
26)Any action by a Town Board,Commission,or Department,which requires changes in the plan or design
of the building,as presented to the Planning Board,may be subject to modification by the Planning
Board.
27)Any revisions shall be submitted to the Planning Director for review.If these revisions are deemed
substantial,the developer must submit revised plans to the PIanning Board for approval.
Bk 15353 Pg207 #257
` 25 Orchard Hill Road—Gracepoint Community Church
Map 34,Parcel 52
Site Plan Review Special Permit
Page 5 of 5
28)Pursuant to the North Andover Zoning Bylaw Section 10.31.3 this Special Permit approval shall be
deemed to have lapsed September 5,2019(two years from the date of issuance)exclusive of the time
required to pursue or await determination of any appeals,unless substantial use or construction has
commenced within said two-year period. Substantial use or construction will be determined by a
majority vote of the Planning Board.
29)The following information shall be deemed part of the decision:
Plan titled: Gracepoint Community Church 25 Orchard Hill Rd.North Andover,MA 01845
Prepared for: Gracepoint Community Church
505 Sutton Street
North Andover,MA 01845
Prepared by: MaugeI Architects
200 Ayer Road
Harvard,MA 01451
Scale: I,,=40'
Date: July1,7 2017 JL)'( Z1f2017 - C�Id�5T1Ci1— /(g0 5!//NNtQL S1rC£tir
Sheets: Sheet Index A-Site and L-Site ' W a
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Applicant
Abutters
Town Clerk
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Town of North Andover
Planning Department
Community& Economic Development Division
120 Main Street
North Andover, Massachusetts 01845
Date: September 6, 2017
Dear: Gracepoint Community Church
Applicant
The Planning Board issued a Decision for the following permit:
Site Plan Review Special Permit
Permit Type
25 Orchard Hill, North Andover, MA 01845
Location of Premises
Your 20-day appeal period will have passed at midnight on the following date: September 26,2017
1. Once the appeal period has passed, please pick up your Town Clerk-certified copy of the Planning Board's decision
from the Town Clerk's office located at 120 Main Street, North Andover, MA 01845(phone: 978-688-9501).
2. Please make a paper copy of the final approved site development plan and any other applicable plans and bring to
120 Main Street to have the Planning Director sign the final plans. These plans are to be attached to the Town Clerk-
certified copy of the Planning Board's Notice of Decision.
3. Please bring the Town Clerk-certified copy of the decision with the Planning Director signed plans attached to the
Northern Essex Registry of Deeds,354 Merrimack Street, 3,d floor,entrance C, Lawrence, MA 01843(phone 978-683-
2745), as the decision and plans must be filed at the Northern Essex Registry of Deeds as soon as possible.
4. Once this is completed please bring:two(2)copies of the recorded,certified decision and the Northern Essex
Registry of Deeds receipt to the Planning Department which is located at Town Hall, 120 Main Street, North Andover,
MA 01845. Failure to file the decision with the Registry of Deeds will result in your inability to exercise your special
permit approval and your inability to obtain a building permit with the Building Department. A Special Permit granted
under the provisions contained herein shall be deemed to have lapsed after a two(2)year period from the date on
which the Special Permit was granted unless substantial use or construction has commenced or an extension has
been granted by the Planning Board.
If you have any questions, please feel free to call (978-688-9535)or fax(978-688-9542), during regular business hours.
MAUGEL ARCHITECTS
July 12, 2018
North Andover Planning Board
Office of the Planning Department
Town of North Andover
120 Main Street
North Andover, MA 01845
Attn: Jean Enright
RE: GracePoint Church, 25 Orchard Hill Road, North Andover
Dear Planning Board Members,
Based on the Board's September 5, 2017 Decision regarding the above referenced property, we are pleased to
provide this letter in response to Condition No. 19. We serve as the architect of record for renovation work recently
completed at the building and have remained directly involved throughout the duration of the project.
We hereby notify the Board that Phase 1 building renovations are substantially complete in compliance with the
plans and documents furnished to the Town for permitting. There remain only minor work items to be finished,
which are scheduled before the end of the month. They include:
• Restriping of parking spaces (being completed by GracePoint Church)
• Installation of vinyl flooring at one first floor building area(waiting for material delivery)
• State inspection of the new wheelchair lift(Scheduled for July 26, 2018)
We have also contacted the project's Civil Engineer, Christiansen &Sergi, and have requested that they prepare a
current as-built site plan, which will be forwarded to the Board once completed.
Please be advised that recent renovations at the building have been executed to the extent necessary for the
GracePoint Church to initially use and occupy the property. Some planned improvements,for example the new
West side building entrance, have been deferred until the church has available financial resources. The timeframe
for deferred work items to be completed is, at this time, uncertain.
Please no not hesitate to contact me should you have any questions or need any additional information.
Sincerely,
MAUGEL ARCHITECTS, INC. � � s
b
Daniel Barton,AIA -#f
Senior Architect
CC: GracePoint Community Church
MAUGEL ARCHITECTS, INC. 1 200 AYER ROAD i HARVARD, MA 01451 1 978.456.2800 1 WWW.MAUGEL.COM