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PlanningTown of Notffi Arridover
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Town of'North AndvPlanning Board
Application 'for Spl Perlmit
PleaH type or print clearly,
1.Petitioner:Crossnoint s ci ! a,Inc.
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titi w r' Address,, Nqe,dh am trr � t Suite 25 MA OL464
Telephone number,.,L5,08)61F55-05052.Owners of the Land 32 Y.R.Limited Partnership*
Address:192 Route IQJ West,, odfr New Ham Asir 3
Number of years of ownership.-2
, r Mr Il�t I" t� "' kI wg
Owners of theLand:Lot 3 mosons,Restau,rant Inc.
Address.Oill Box 5 r � � er M, s
Number of years of ownership.-72
I Year lot was created: 1971 t Lot 32 and 193 (Lot"'9
4.Description of Proposed'Project:
Elpell set attached pddendum..
S.Description Promises:Rremises currently i i robed it two s r tur � one sil Bertuccls-Rotaurant and Lhe
other housina Ethan,All�Ln.and other retail stores.The Promises is at the, rn r of Roules 114 and 125.
.Address,of Propertyire t 9 435 Andover Strut
Zoning District:General jivers
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AssessorsMap:L � Lot M 32&39,
Registry D d :Boom .52818 Page : Liol 32)
Book M 7 Page M 553 (Lot 3
.Existing Lot:,
Street Frontage:3 . Slide Setbacks,,3 .
Front k 37.7 Rel r aback:NIA
Floor Area
Ratio: r , 5. '%
Pager 7.
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Proposed Lot(if applicable):
Lot Area ., 672 Building Height,:54L5 feet
Street Frontage,396.8 i' ck :�4 feet
Front 3I .1 feed ear Setback;
Floor is
9.Required,Lot required y Zoning Bylaw):
Lod Area , :25,0001 Building Height,.,46 feet
Street Frontage,., 25/ feed Side Setbacks:25 1 feet
Front Setback:25 feet Rear Setback:35160
Floor Are r NIA Lot Coverage:35110
10.Existing Building i licabla :
Ground r . , :2fflO8 6 0�3O 9 of Floors:
Tote 1 Sq.Ft.I.3 118 Height:513
Use:Retail restagrant Type,of Construction:
11.Proposed uil it
Ground Floor I, . 5113�35 3 Floors-1
'Total,Sq, ,,1-6,882 HeIght,45 feet
Use: e i i fflce,restaurant coffeesla t i
12,Has there.been a,previous li i n for a Special Permit from:the Planning Boardn these promises,?N .
If so,when and for what type of construction?
1 .Section of Zoning Bylaw ghat Spedial Permit Is BeIngc t d:
. Petitioner and,Landowner signature(s),
1� icati r Special Perniltshall be made on this form,whi 1,Is,the official forma ofth l i Board,Every application shall
be fled with,time Town Clerk'soffice.It shall be Owiresponsibility of the pelitioner to furnish11 supporting documenta(loji,with this
application.The dated copy of 04is applis ti mm r"eived by the wn Clerk-or Mining Office does not absolve t1w applicant hom this
r rare ibili `h tit ner abash be r onsi fr all, en for limy an e a]notification.Failuret Comply'With application
requirements,eats as efted licre"11 and in th.eylatining Board Rules midRegulations may result in a dismissal flie Planning Board of this
Petitioner's �, N
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5�.Please 110 title Il ns and documents,you will be affachingt this aipplication.
Page 2 of 2
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l ili Street Plalinin g,0 ep L,No i th,And over, ' ill off s,01
P,h a n o 9 7 8,4818, 3 5 Fax . -I I i .fl 1 it it lolo
'ho pson's Restaurant Inc. of North Andover
900 Curninin s Center, Suite 202T
Beverly, MA 01915
October 16, 2020
Town of North Andover Planning Board
A.ttn Planning Dept,
120 Main Street
Forth Andover, Massachusetts o 1
RE; Planning nnin Board Applications for Property at 435 Andover St.,No. Andover, M
To'the North Andover Planning Board:
This will confirm that the Owner of 435 Andover St.,No. Andover,er, M Thompson's
Restaurant Inc. of North Andover) has granted CROSSPOINT ACQUISITIONS LLC
permission and authorization to file with the Town ofNorth Andover such land use
permit applications as CROSSPOINT ACQUISITIONS LLC may choose. We
understand that CROSS ' INT ACQUISITIONS LLC has engaged Attorney Marl
Johnson and Johnson&Borenstein to represent CROSSPOINT ACQUISITIONS LLC
and said law finn and Attorney Mark Johnson are authorized to file with the Noilh
Andover Planning Board any and all Applications relating to CIoSSoIN
ACQUISITIONS ECUs proposed Plans for 435 Andover er St.,No. Andover, MA.
Should you have any questions require any farther information, please do not hesitate
contact gas.
Thompson's Restaurant Inc. of North Andover
Stuart Thompson, resitZt-and Treasurer
Y. R. Limited Partnership
192 ROUTE 10 1 WEST
Bedford,N , 03110
October 16, 2020
Town of North Andover Planning Board
At n Planning Dept.
120 Main Street
North Andover, Massachusetts o 1845
RE: Planning Board Applications for Property at 419 Andover St.,No. Andover, MA
o the North Andover Planning Board:
This will conlinn that the owner of 419Andover St.,No. Andover,NIA(Y.R. Limited
Partnership y virtue of Deed recorded at Book 5288, Page 22I)has granted
CROSSPOINT ACQUISITIONS ITC permission and authorization to file with the
Town of North Andover such tared use permit applications as CROSSP INT
ACQUISITIONS ITC may choose. We understand that CR S S olN
ACQUISITIONS LLC has engaged Attor e r Mark Johnson and Johnson&Borenstein
to represent CROSSPOINT ACQUISITIONS ITC and said law firm and Attorney Mark
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Johnson are authorized to file With the North Andover Playing Board any and all
Applications relating to CROSSPOINT ACQUISITIONS LLC's proposed Flans for 419
Andover St.,No, Andover,MA.
Should you have any questions require any further information, please do not hesitate
contact us.
Odbehalf ofY . Limited Partnership
LIST of DOCUMENTS INCLUDED IN
APPLICATION of CROSSPOINT ASSOCIA` ES ANC.
AL 'A. Survey by Control Point Associates, Inc. dated February 26, 2020
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Civil Plans by Kohler Engineering dated October 22, 2020
• Cover Sheet C-10 1
General Notes Sheet C-102
Demolition Plan C-201
• Site Layout Plan C- 01
• Grading and Drainage Plan C-401
• Utility Plan C-501
Erosion and Sediment Control Plan C- o 1
Erosion and Sediment Control Notes and Details C- o2
Landscape Plan L-10
• Landscape Dotes and Details L-1o1
Lighting Plan L-200
Detail Sheet C-901
Detail Sheet C-902
Detail Sheet C-903
• Detail Sheet C-904
Drainage Report by Kohler Engineering dated October 22, 2020
Architectural Plans by Phase Zero Design dated October 22, 2020
Proposed Building A Floor Plan
Proposed Building A Elevations 4 sides)
Prototypical Elevations for Bank
Traffic Impact Assessment Report by Vanasse & Associates, Inc dated October 22, 2020
ADDENDUM To APPLICATION of CI oSS oINT ASSOCIATES, INC,
Petitioner Cros point Associates, Inc. "Crosspoint" seeks a special permit to reduce the
number of parking'paces for a proposed redevelopment of the prope Yties located at 419 and 435
Andover Street(the "Property"). The Property s currently the site of ertucei's Restaurant
("Building 2"), and Ethan Allen and the Bliss Spa and Salon "Building I"). Building I currently
occupies 24,088 square feet and Building 2 occupies 6,030 square feet. Crosspoint proposes to
redevelop the Property by demolishing Building 1 and constructing two smaller buildings with a
total square footage of 10,852 square feet to house new commercial tenants. The new buildings
ill conform to the latest building code, improving the fire safety of the site. Building 2 will
remain. The proposal significantly reduces the building massing on site. There will be four
businesses on theProperty: the existing Bertucei's, a coffee shop, a medical office, and a bank.
Both the coffee shop and the bank will have drive-thrs. The proposed design includes new site
lights throughout the property as well as an outdoor patio adjacent to the coffee shop, the
installation of an improved storm water mitigation system, and improved landscaping on site. The
proposed use of the property is by right in the General Business Zoning District.
Pursuant to 195- .l 1 of the Zoning Bylaw, site plan review is requiredt
Cross point also concurrently seeps a special permit to allow a reduction in the number of parking
aces and the use of compact spaces pursuant to 195- , . The Planning Board may grant a
special permit to modify the parking requirements. The proposal will provide adequate parking
to meet the needs of persons employed at or making use of such structures, will maximize the
efficiencies of parking facilities and uses, ensures that the land does not create hazards for
pedestrians and abutters, reduces congestion and contributes to traffic safety, accommodates all
vehicles queuing on site, and provides a better site design than the current use of the property.
1
The site is an appropriate location for the proposed retail commercial uses, which are consistent
with other uses in the area and with the general zoning district. The redevelopment will not
adversely affect the neighborhood and will provide additional, improved services for those who
live and work in the area.
The redevelopment will not create a nuisance or hazard to vehicles or pedestrians, and
provides adequate facilities for the proposed use. The proposal will not lead t an increase in
traffic volumes or traffic congestion. The proposal improves the --site traffic patterns, and
avoids unsafe conflicts between rotor vehicles and pedestrian traffic. With the inclusion of a
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drive-thru window for both the proposed bank and coffee shop, the design allows the businesses
to serve more quickly the public and send them on their way. The proposed drive-tlnu design for
both new buildings accommodates all vehicle queues completely within the property to avoid
backups on the public roadways. Additionally,pedestrians will be able to access the site from
both Route 114 and Route 125 and safely navigate the site. Granting the special permit is i
hat-mony with the general purpose and intent of this bylaw.
The proposed development will provide 139 parking spaces where l is required. The
existing site has 120 parking spaces,therefore the proposal will provide more parking than
currently rovided. Approximately % of the proposed spaces are compact; they do not meet
the dimensional requirements of l 5- .5. These spaces are predominantly existing spaces for
Betlucci's Restaurant, and will remain as they currently are. Six new spaces will be compact.
The use of compact spaces aces permits the applicant to provide additional parking spaces.
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Cross of t' certifiedprofessional engineer has designed the site plan incorporating these
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a s. 1 Pursuant to p
compact s l 5- . 2), the Planning Board may modify the design
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requirements of the parking design provisions. Crosspoint requests that the Board approve the
use of the compact parking spaces as shown on the attached site plan.
Additionally, pursuant to § 1 - . , where there are multiple uses that require
parking, the number of parking spaces ordinarily i l required may be reduced below the sum
required for the separate uses provided that the "hours, days, or peak parking or loading demands
for the uses are so different that a lover total will provide adequately for all uses or activities
served by the parking facility or loading bay, and that the location of the parking facility in
relation to the uses proposed to be served by it is appropriate."The proposed development meets
this standard.
Crosspoint has conducted a Parking Demand Calculation with respect to the utilization of
the proposed 139 parking spaces. The average peak demand will be 89 spaces (weekdays at
noon), well below the provided 139 spaces. Saturdays at noon will have are average peak demand
of 87 spaces. With a surplus of 50 spaces, the proposed development provides adequately for all
uses such that the Board may grant a special p i-ait to modify the parking requirements pursuant
to 15- . .
Crosspoint will be working with the Depailment of Transportation with respect to the
curb cuts and other traffic improvements. The curb cuts accessing Route 125 are intended to be
moved further away from the intersection with Route 114, and there will be a reduction and
relocation of the curb cuts accessing Route 11 . Crosspoint intends the reconfiguration of the site
to work in harmony with the proposed MassDOT improvements proposed for Route 114 and
Route 125 at this locaion, and to provide improved pedestrian connectivity to the pudic roads
.d abutting properties. Crosspoint has begun discussions with Mass MassDOT with respect to the
Property and proposed site plan,
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WAU&NTV UR BK 5288 PG 221
KNOW.ALL MEN BY THESE PRESENTS.
THAT I.Matthew Y-ako ald , of 39 Jum"per Dn6ve, Amherst, County ofHUls.
borough and State of New Hwnpshire, and we, J noes S. Ya ovakis and Dorothy L.
Yakovalds,husband acid wife, of 179 Salmon Strom I► anohester, County of Ffi lshorough
and State of New Hampshire,ire,mortgagors, for consideration paid, grant to YK Limited
partnership, a ' ; ed partne s p organized under-the laws of New Han pswr-e, with't
prnctpal place of business at 192 Route 101 west Bedford,County of Hillsborough and
State of New Hampshire, with WARRANTY
certain parcel of-land with bugdings thereon situated in North Andover, Massa-
chusetts shown as parcels A and D on a plan entitled "'Plan of Land in North Andover,
Musaeb mitts, owned by The fun. t r Bay, Inc."'by jCherles C.Martin, *stared Land
5
Surveyor, September 1970, recorded in the Essex North District Registry of ids as plan
number 6424, said premiws being more particularly hounded and described as follows:
Beginning at an iron post on the westerly or northwesterly side of Andover Street
one hundred forty-three and-thirty-two hundredths(143.32)feet, more or-less, southwester-
ly from a Masswhusetts highway boundary marker;thence
DEC 28 W AW9* 3
Turning and running S 20 7' 05"w along the westerly side of said Andover
Street two hundred seven and ffitymm"ne hundredths 2 7. 9 feet to an iron post;thence
Tun ng and ninning NS 1 2 ' 30"W along boundary of Thompson Restaurant,
Inc, two nd d ninety-thre-e and two hundredths(293.02)feet to an iron post at Turnpike
Street;thence
Turrdng and running N 35 44'-55"W along the southerly line of said Tumpike
Street one hundred eleven and-seventy-two-hundredths .72) feet--to are iron post;thence
SL
rr ng and running N 47 4 " "E along land-now or f rnnerly of Red Squire
Realty Trust, two-hundred forty-nine and twenty-two hundredths 249.22 feet to a stake;
thence
Turning and Ong S 66 107 55')'E a distance of two hundred sixty-five and
r nety-seven hundredths(265.97) f to the point of beginning at Now Andover Street.
Meaning and intend' to conveyParcel i and Parcel s shown on said plan and
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being the same premises conveyed by Andover Interiors, Inc, to Matthew Yakovakis and
Deta se YakovWds by deed dated Decemher.2 , 1977 and recorded at Volume JW 1977 ,
page-;70 in the Essex North District Registry of Deeds and of Andover Interiors, Inc, to
Y4 1<0 VA e/ S
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BK 5288 PG 222
T
James S. Yakovalds and Dorothy L. Ya ovWds, by deed dated December 219, 1977,
and recorded at olme32 , page �,�, in the Essex North District Regisuy of Deeds,
Said premises am conveyed subject to certain casements, conditions and restrictions
set forth in a deed of Ethel M. Fri to George F. Th mp on dated November 19, 1941,
recorded at Book 647, page 509, a deed from Ethel Mr Freedman an to'falter S. Green,
'trustee et a], dated May 31, 1967, recorded at Book 1083,page 16, deed of The Fumiture
Darn, Inc. dated May 31, 1967 rewarded at Boob 1083,page 1 , as tended by an agree.
mutt dated April 14, 1970,recorded at Book 1151, page 239, and an easement for water
line construction and maintenance to the gown of Andover dated June 12, 1967 recorded at
Book 1084, page 140.
These presses are not subject to Homestead Rights. 'phis is a no -contractura
transfer, and no consideration is changing hands.
WITNESS our ids and seals this 2 1 st day of December, 1998.
Witness:
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F
ever
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James S. ovalds
Dot6y L, )&ovakis
THE STATE E of NEW HAWSHIRE
HILLS OROUGK SS.
On this the 2 1 sy day ofDwe nber, 199 ,before e,the undersigned officer,
personally appeared Matthew Yakovakis, James, S. Yakovakis,and Dorothy L. Yakovakis,
F known to me to be the persons whose names are subscribed to the within i stru ent, and
acknowledged that they executed the same oar the purposes therein cotes.
ZE
Justice of thePeace/Not bfte
sANORA • i1 VEYr WaryPVW
OXT"Wkm Expim NamnW 106 IM
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MMUTY DEED ,
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r AWDOVER MTER101ts, INOist s corporation dU1Y organized under
the laws of the Stet* Of Nov IIMPS-hirer ha ing Ltd principal
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place of bua3inese at Worth Andover Street, North Andovort County
o asex and on aalth l ssachon tts for consideration paid,
grants to Mtthov Yakovakis and Domes Yakovaklso husband and wifo,j
of 20 JuMpor Drivao Amhorst-* COUntY of Hillsborough and State of
"Now Hampshire,, an 10int teanants, with rights of survivorship and
not as tonanto In commons vit'h warranty covonants, are undividod- al intoroat; in and tot
COrtain PArCQ1 Of land with b iidings thereon situae d in
Morth Andovert MAssachunatta UhOWA asap paarc010 A and D on a plan
entitled "Plan of land In HOrth Andover, Mafia. o*rncd by Tho
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urnituro D rat Inc.' by Charles C, Y rtianj R gi,sto>r d Land auto
F# OYOrs Septembor 1970, rocoarded in the ronex North District
� o istr Deeds as late u
g � mber 6424, Paid promisce Mang moro
particularly bounded and described as rollowst
FBeginning at an iron post on tho woaterly or northwest rly
# s ido of hndovor Stroat,ono hu rcd forty-thr a and thLr -tw
�hundredths (143,32) feet# more or loss, southwesterly from
a ftssachuaotts high aye boundary maark rt thence
Turning and running S 200271050 W along the westerly side
said Ahdovor Star ot,, two hued od coven and if ty-nino hu -
.darcald hs (2074,59) foot to an iron poets shon e
TsjalrnLnq and running N 810281300 W along bour4ary of 'rhoP sosrk
�evtauran , Inc. two hundred rwinety-throo and two hundredths
1293,02) faOt to an Iron post at Turnpike Stricotj thence ,
Turning and running 350441550 along the southerly lino
-W said Turnpike Street ono hundred eleven and vovoantywt o :
,hundredths dredths (1711.7 fret to an Iron posts thnncc '
Turning and running N 47*401200 E along land nov or formerly
Red Squire Malty Trost, two hundtad forty-trio and twonty*6
' 'two hundredths (249 @ 2 foot to s stako# kh nc
Tu 7A i # •
g rurtar�i� 5' s dtatanco of two 1'►usr,dared
laixty,VfAve and ninotyoae ron hundredths .g ) foot to the
� 0int of baginningat: North AndoverStreet*
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f* �i .F'.�'• 5• fy4•*� ti'Fr 4s�1'ry
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KoanLnq and int riding to convey Parcel A and Parcel B as +
shown on aa#d plan and being thO SAM Promiees conveyed to FurAidft ,.
rture Barn, Inc. by d*c:d Of Ethel 14. 'Freeman* dated May 190 19610
r oordod 10 the Efisox North District Re ietry of De ds at Voluma �
* Pa go 205, and deed *f uthol m, Prsemano dated June 22, 1971#
r ordad 4t VOIUMO 117 # Pa9Q 556 in the 8440X Horth District ,
R016try of 00edo. #
Said premisua are conveyed subject to cortain Basemen a.
nditi ni and-r at ictLonu set forth its a deed of Bthei ho �
Frooman to George F, 'Thomp000 datod November 19, 1041, r000rded
at Book 647,' pago 509, a deed from Ethel K, Freeman to waltor B.
Green# Trustoo et ai, Mated May 31# 1967 recorded at bock 10030 �
paeo 1 t dead o f Furnituve Barn, Inc. dated May 31 p 1967 ro. i
' vordod at nook-1 83# p go 17, as amondad by an agrocnoat dated
April 14, 1970t tecorded at book 1151, pago 239, and an casement r
' for w4t r Line conetrection and maintonanco to the 'a wn of
Andeivor dated Una' 12, 1967 recorded at Book 1084, papa 140. �
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Its WITHM NIIEREOrr the said Andover inte rior4s Inc. has
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caused its corporate oast to ba hereunto affixed and thcau ro-
scnt s to ba signed# acknowledged and delivered in its name and '
bohol f by Matthow Yakovahia, its Prosidont hereto duly author-
Lzod this day of,B c beer* 1977, i
Fir+sir+.y i
+ 4 Signed and sealed in o.presenao . .,.
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- F i•ti�ilt.#*i 4k*
HU ST P.* OF NM4 MPSWAR liffl%w • rlr 4r,1tit4tiX��� r r
COUNTY or "ILLSBOROUGH 4 1402eAaw
€ Porsona k ly a pau d the above n ed matthow Yakovaikiw# i
PfOOLdOAt of A OVOr ln0 rLOVOr Inc* end Acknowledtjod the totem
going to ba the free act AWaver Interiorep 1na4
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